Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
SUB1998-00004
• CITY OF TIGARD Community Development ShapingA Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 98-07 PC BY THE PLANNING COMMISSION Case Number(s): SUBDIVISION [SUB] 98-0004 PLANNED DEVELOPMENT REVIEW [PORI 98-0006 SENSITIVE LANDS REVIEW [SLR] 98-0003 CONDITIONAL USE PERMIT [CUP] 98-OOM Case Name(s): HUNTER'S WOODLAND SUBDIVISION Name of Owner: Walter and Yvonne Hordichok Name of Applicant: DAAL Homes & Eaton Properties Address of Applicant: 4351 SW Cullen Boulevard City: Portland State: Oregon Zip: 97221 Address of Property: The subject site is located on the north side of SW Fonner Street, south of the Hunter's Glen Subdivision. City: Tigard State: Oregon Zip: 97223 Tax Map(s)/Lot No(s).: WCTM 2S10313D, Tax Lot 04400 Request: ➢ A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR SUBDIVISION, PLANNED DEVELOPMENT REVIEW & SENSITIVE LANDS REVIEW. THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANTS PLANS, NARRATIVE MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL BELOW. THE COMMISSION COMMENCED A PUBLIC HEARING ON JULY 6,1998 AND CONTINUED THE HEARING TO AUGUST 3,1998 TO RECEIVE TESTIMONY AND COMPLETE THE PUBLIC HEARING. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. The applicant has proposed to reduce the number of dwelling units from 19 to 16 to comply with density standards. The applicant had also previously requested Conditional Use Permit approval to develop 8 of the 19 units as attached dwelling units. The previous Conditional Use Permit (CUP 98-0001) was withdrawn. The applicant has now proposed the exclusive use of detached dwelling units. The applicant had also proposed three private streets to serve all but two of the dwelling units. The applicant would now provide access to all but 4 of the 16 dwelling units via public streets. The applicant has now also proposed a street extension of SW 116th Avenue to the west, north of the creek/wetlands area. The applicant revised the Subdivision approval to divide one (1) parcel of 3.69 acres into 16 detached single family residential lots ranging in size from 4,773 square feet to 6,546 square feet, construct one public cul-de-sac street, two other portions of public streets that could be extended in the future and a private street to serve four (4) of the sixteen (16) lots. The applicant has also proposed to construct a water quality treatment facility and set aside an open space tract of 39,838 square feet. The applicant has also requested Conceptual and Detailed Planned Development Review to create lots less than the 7,500 square foot minimum allowed in the R-4.5 zoning district. As part of the Planned Development process, an amendment to the zoning map is requested to place Planned Development (PD) Overlay on the property. A related Sensitive Lands review has been request due to project impacts to a stream corridor system through the site that contains wetlands. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32,18.50,18.80,18.84,18.88,18-92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.148, 18.150, 18.160 and 18.164. Zone: R-4.5; Single-Family Residential, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to permit standard urban low density residential development. SUB 98-00041PDR 98-0006/CUP 98-00011SLR 98-0003 HUNTER'S WOODLAND SUBDIVISION NOTICE OF PLANNING COMMISSION FINAL ORDER NO. 98-07 PC Action: ➢ ❑ Approval as reque [9 Approval with Conales 1J- Denial , Notice: Notice was published in the newspaper, posted at City Hall and mailed to: 0 Owners of record within the required distance 0 Affected governmental agencies The affected Citizen Involvement Team Facilitator 19 The applicant and owner(s) Final Decision:% DATE OF FILING: AUGUST 11, 1998 THE DECISION SHALL BE FINAL ON AUGUST 26,1998 UNLESS AN APPEAL IS FILED. 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. 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 ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON WEDNESDAY AUGUST 26,1998. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. SUB 98-0004/PDR 98-0006/CUP 98-000i%SLR 98-0003 HUNTER'S WOODLAND SUBDIVISION NOTICE OF PLANNING COMMISSION FINAL ORDER NO. 98-07 PC CITY OF TIGARD, OREGON PLANNING COMMISSION CITY OF TIGARD FINAL ORDER NO.: 98-01 PC Community(Dewkpment Ska ' .A tterCommuni A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR SUBDIVISION, PLANNED DEVELOPMENT REVIEW & SENSITIVE LANDS REVIEW. THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL BELOW. THE COMMISSION COMMENCED A PUBLIC HEARING ON JULY 6, 1998 AND CONTINUED THE HEARING TO AUGUST 3, 1998 TO RECEIVE TESTIMONY AND COMPLETE THE PUBLIC HEARING. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. SECTION I. APPLICATION SUMMARY CASES: FILE NAME: HUNTER'S WOODLANDS SUBDIVISION Subdivision SUB 98-0004 Planned Development Review PDR 98-0006 Sensitive Lands Review SLR 98-0003 PROPOSAL: The applicant has proposed to reduce the number of dwelling units from 19 to 16 to comply with density standards. The applicant had also previously requested Conditional Use Permit approval to develop 8 of the 19 units as attached dwelling units. The previous Conditional Use Permit (CUP 98-0001) was withdrawn. The applicant has now proposed the exclusive use of detached dwelling units. The applicant had also proposed three private streets to serve all but two of the dwelling units. The applicant would now provide access to all but 4 of the 16 dwelling units via public streets. The applicant has now also proposed a street extension of SW 116th Avenue to the west, north of the creek/wetlands area. The applicant revised the Subdivision approval to divide one (1) parcel of 3.69 acres into 16 detached single family residential lots ranging in size from 4,773 square feet to 6,546 square feet, construct one public cul-de-sac street, two other portions of public streets that could be extended in the future and a private street to serve four (4) of the sixteen (16) lots. The applicant has also proposed to construct a water quality treatment facility and set aside an open space tract of 39,838 square feet. The applicant has also requested Conceptual and Detailed Planned Development Review to create lots less than the 7,500 square foot minimum allowed in the R-4.5 zoning district. As part of the Planned Development process, an amendment to the zoning map is requested to place Planned Development (PD) Overlay on the property. A related Sensitive Lands review has been request due to project impacts to a stream corridor system through the site that contains wetlands. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 1 OF 34 APPLICANTS: Dav*mato OWNERS: Aer and Yvonne Hordichok Daal Homes 5240 NW Sewell Road 4351 SW Cullen Boulevard Hillsboro, OR 97124 Portland, OR 97221 Mike Woodley Eaton Properties P.O. Box 230287 Tigard, OR 97281 COMP. PLAN DESIGNATION: Low Density Residential; 1-5 Dwelling Units Per Acre. ZONING DESIGNATION: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. LOCATION: The subject property is located on the north side of SW Fonner Street south of the Hunter's Glen Subdivision; WCTM 2S103BD, Tax Lot 04400. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.40, 18.50, 18.80, 18.84, 18.88, 18.92, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. SECTION II. STAFF RECOMMENDATION STAFF RECOMMENDS THAT THE PLANNING COMMISSION APPROVE THE PROPOSAL SUBJECT TO THE FOLLOWINGS FINDINGS AND CONDITIONS OF APPROVAL. THE FINDINGS ON WHICH THE DECISION IS BASED ARE NOTED IN SECTIONS IV AND VII. CONDITIONS OF APPROVAL ALL CONDITIONS OF APPROVAL SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY, UNLESS OTHERWISE SPECIFIED THE STAFF CONTACT FOR ALL CONDITIONS OF APPROVAL SHALL BE BRIAN RAGER AT THE ENGINEERING DEPARTMENT AT (503) 639-4171. 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit ten (10) sets of revised drawings and one (1) itemized construction cost estimate 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. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 2 OF 34 2. As a part of the public improvement plan submittal, the engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. 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 residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The final plat shall show right-of-way dedication along the frontages of SW Fonner Street to provide 30 feet from centerline. In addition, a right-of-way corner radius of 25 feet shall be'provided at the corner of SW Fonner Street and SW 115th Avenue. 5. The applicant shall construct standard half-street improvements along the southern frontage of SW Fonner Street and the portion of the eastern frontage adjacent to Lot The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 20 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb d. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff e. 5-foot concrete sidewalk f. street striping g. streetlights as determined by the City Engineer h. underground utilities i. street signs (if applicable) j. driveway apron (if applicable) k. adjustments in vertical and/or horizontal alignment to construct SW Fortner -Street in a safe manner, as approved by the Engineering Department. 6. A profile of SW Fonner Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 7. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW Fonner Street (adjacent to the east boundary of the site). 8. In addition to the street lights that will be installed along the new improvements to SW Fonner Street, the applicant shall install street lighting along the unimproved portions of SW Fonner Street adjacent to the east boundary of the site. The portion of SW Fonner Street near the northeast corner of the subject site where the street bends 90-degrees is of particular concern. 9. The applicant shall do one of the following with respect to the location of the bulb of SW 116th Court: PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 3 OF 34 1 Make a land trade with the owner of Tax Lot 401 to avoid the remnant piece of property adjacent to Lot 4 and the cul-de-sac bulb, and to enable the sidewalk around the bulb to be completed. 2) Show if and how the bulb could provide logical access for Tax Lot 4401 upon future development. This argument would indicate that the developer of Tax Lot 4401 should complete the sidewalk around the bulb. Staff finds it difficult to support this notion since there is an existing house that sits very close to the bulb and the access to this house comes from the east. 3) In the event that options #1 or #2 are not feasible, revise the plan to show all of the right-of-way for SW 116th Court to lie completely within this project. 10. The final plat shall indicate "SW 116th Place" rather than SW 116th Court. 11. The minimum curb radius for the cul-de-sac bulb in SW 116th Court shall be 40 feet. 12. The applicant shall submit a plan to the City Engineer that shows how the public street shown as Tract C can be partially constructed within this project and completed in the future with development of Tax Lot 4401. Since this street will not likely extend to another street, it shall be designed to meet the City's cul-de-sac standards. 13. The required paved width for the public street shown as Tract C shall be 24 feet. The required right-of-way width from this site shall be 33 feet. 14. The applicant shall install "No Parking" signs along one side of both SW 116th Place and SW 116th Avenue, and on both sides of Tract C and the private street to serve Lots 1-4. 15. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 16. Lots within this subdivision shall not be permitted to access directly onto SW Fonner Street. 17. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 18. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 4 OF 34 I 19. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped properties. 20. The applicant's sanitary sewer plan, which includes the proposal for the pipe bridge across the drainage channel, shall be reviewed and approved by USA and the City prior to construction. 21. Prior to approval of the final plat, the applicant's design engineer shall submit documentation, for review by the City (Brian Rager), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 22. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 23. If the projected increase in surface water runoff which will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on-site detention facility. 24. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat.. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facilities shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 25. The applicant shall provide a maintenance access road to the proposed water quality facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access road shall be paved and a minimum of 15 feet wide. 26. An erosion control plan shall be-provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 27. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 5 OF 34 28. The applicant shah provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 29. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 30. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 18,370.00 and it shall be paid prior to approval of the final plat. 31. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedications for SW Fonner Street shall be made on the subdivision plat. D. Once the City and County have reviewed the plat, submit two mylar copies of the subdivision plat for City Engineer's signature. 5X In order to limit maintenance of the proposed bridge the Maintenance Services Department requests that hand railing supports be constructed of metal to avoid having these supports kicked out or otherwise vandalized. STAFF CONTACT: John Roy, Maintenance Services. ' $2/. The applicant shall construct the proposed pedestrian/bicycleway bridge in order to comply with the pedestrian/bicycleway through block connectivity standard. STAFF CONTACT: Mark Roberts, Planning Division. 33. The applicant shall provide a copy of all required Division of State Lands and Army Corps of Engineers Permits. STAFF CONTACT: Mark Roberts, Planning Division. 34. The applicant has designated 25-foot buffers from delineated wetlands areas. Because these areas are not allowed to be incorporated into back yards of adjoining lots the applicant shall construct a minimum of a 4-foot tall, continuous barrier fence that shall be reconstructed as necessary by future property owners. This shall apply to all Lots adjoining the Open Space Tract A. As proposed this would apply to Lots 8-11 and Lot 15. STAFF CONTACT: Mark Roberts, Planning Division. 35. The applicant shall provide a revised street tree planting plan that complies with the spacing standard of Section 18.100.035(B). As part of Public Improvement Plan Bonding or separately if no such bond is undertaken the applicant shall include PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 6 OF 34 Provide a refundRe cash deposit for the cost of Pur t. se and planting of sufficient number of street trees prior to recording the final plat. The City has previously received estimates of $150 to purchase and plant a 2-inch caliper tree but the applicant can provide their own estimate to ensure this planting.. STAFF CONTACT: Mark Roberts, Planning Division. 36. The applicant shall install tree protection measures for trees that were identified as suitable for preservation. The consulting arborist would need to provide written assurance that the protective measures have been installed. Weatherproof signage shall be installed identifying each protected tree area and listing the arborists name and number as the contact person should future builders • need to work within protected tree areas. The applicant would also need to post a cash deposit or other acceptable method of financial assurance for the value of these mitigation trees prior to recording the plat to ensure tree planting. It is estimated that mitigation guarantee deposit would be $46,950 ($150 per tree to purchase and plant x 313, 2-inch caliper trees). Or as otherwise provided, based on an estimate from a nursery or other tree supplier. In any case the mitigation trees shall be planted within 6 months of Final Occupancy of the homes. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS 37. Prior to final building inspection, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 38. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.160.170 Improvement Agreement:. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 7 OF 34 18.160.180 Bond: As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to` the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 8 OF 34 PC's and PT, 3. Curve points, be9irr in9 and ending Points All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: 18.164.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.164.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.160.180. 18.164.150 Installation: Prerequisite/Permit Fee No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 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. 18.164.200 Engineer's Certification Required The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 9 OF 34 SECTION III. BACKGROUND INFORMATION Site History: The property is presently undeveloped. The City Council recommended approval of annexation to the City through Zone Change Annexation (ZCA 97-0001). This application was approved by the Boundary Commission on October 11, 1997. The City has no record of any more recent development applications for this site. At the request of the applicant the Planning Commission continued the previous July 6, 1998 Public Hearing to August 3, 1998. On August 3, 1998 the Planning Commission completed the Public Hearing and approved the subdivision with 3 revisions to Conditions of Approval. Vicinity Information: Adjoining properties to the north, south, east and west are all or partially developed with detached single-family residences. Surrounding areas have a mix of established older residences and newer development. Many larger trees have been preserved in this area. Site Information and Proposal Description: The subject property is currently developed with a detached single-family residence. A total of 230 trees over 12 inches in diameter existed on the site. The site is bisected by a creek/wetlands corridor. Both the northern and southern portions of the site generally slope towards the creek/wetlands area. _ SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Alternatively, an applicant may specifically concur with the requirement for dedication of right-of-way to the public and waive the impact study analysis by dedicating the right-of-way and completion of a waiver statement. An impact study was provided. The impact study discusses the that the applicant is willing to dedicate an additional 10 feet of right-of-way along the SW Fonner Street frontage. The applicant's plans also show half-street improvements on this street frontage, as well as, internal street improvements and utilities to be constructed to serve the development. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a detached single-family dwelling is $1,890. The applicant has proposed to construct half-street improvements on the SW Fonner Street frontage. Southwest Fonner Street is designated as a Minor Collector Street facility PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 10 OF 34 that accommodates trattic from adjoining local neighborhoous to access Major Collector and Arterial Streets. Assuming a cost of $200 per lineal foot, it is estimated that the total cost of the half-street improvements to the east-west and a portion of the north-south section of SW Fonner Street is $95,800 ($200 x 479 lineal feet). Improvements to SW Fonner Street are not currently listed as eligible for Transportation Impact Fee credits. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $30,240 ($1,890 x 16 dwelling units). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is $90,720 ($5,670 x 16 dwelling units). For these reasons, the cost of all proposed street improvement requirements as discussed within this report, are roughly proportional to the impact. Use Classification: Section 18.50 lists detached single-family residences, as a permitted use in the R-4.5 zone. This use is classified in Section 18.42 (Use Classifications) as Single-Family Detached Residential Units. The applicant proposes to develop 16 detached single-family residences. Detached single-family residences are the primary permitted use within the R-4.5 zoning district. Dimensional Requirements: Section 18.50 states that the minimum lot area for each dwelling unit in the R-4.5 zoning district is 7,500 square feet. An average width of 50 feet is required in the R-4.5 Zoning District. The minimum net site area standard is not applicable because a Planned Development Overlay is proposed as part of this subdivision. Development Standards: Section 18.50 contains standards for the R-4.5 zone. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 Square Feet Average lot width 50 Feet Front setback 15 Feet Garage setback 20 Feet Interior side yard setback 5 Feet Corner side yard setback 10 Feet Rear setback 15 Feet Maximum building height 35 Feet The Planned Development approach to development does not require that a minimum lot size be maintained. The applicant has not chosen to vary from standard setbacks within internal property setback dimensions but could chose to do so, with the exception of the 20-foot garage setback, because a Planned Development application is being used. The Planned Development approach requires the use of the standard setbacks listed above around the perimeter of the project. Maintenance of Clear Vision standards are also required at driveway and street intersections. The building footprints as proposed comply with these standards except for the required 15- foot corner side yard setback on SW Fonner Street of Lot 14. The applicant proposed a 14- foot setback that will need to be revised to comply with the minimum standard. Planned Development: Section 18.80 allows the option for an applicant to create a more efficient, economically viable development that preserves natural land features while implementing the density range provided through the Comprehensive Plan. This PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 11 OF 34 type of subdivision normally permits higher density than would be possible given the minimum lot size requirement for the zoning district. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Sections 18.32, 18.40, 18.50, 18.80, 18.84, 18.88, 18.92, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.80 lists Section 18.160 (Subdivisions) as an applicable review criterion for Planned Developments that has also been reviewed elsewhere within this report. The Planned Development Review is a 3 step process as follows: Approval of a planned development overlay zone; The applicant has applied for a Planned Development Overlay as a Zone Change with this application to comply with this stgp. The second step is the approval of the planned development concept plan; and The applicant has also requested Conceptual Planned Development approval with this application to comply with this step. Approval of a Detailed Development Plan is also required. Because this application is for a Subdivision, Section 18.80.015(E) allows the Conceptual and Detailed portions of the Planned Development Review to be consolidated with the Conceptual Planned Development approval to comply with the last step. The Planned Development Code Section 18.80.060 lists approval criteria for Planned Development applications. The Planning Commission must find that these criteria have been met in order to approve a Planned Development in an "Established Area". The subject property is defined as an "Established Area" by the Comprehensive Plan. Development of the land in accordance with the provisions of the "Established Area" would: Result in an inefficient use of the land; The proposed planned development results in a more efficient use of land because of the unusual shape of the property. Eight of the proposed Lots are within unusual shaped areas along buildable portions of the property that front on SW Fonner Street. Reducing the proposed lot sizes below the 7,500 square foot minimum lot requirement allows for greater density within these buildable portions of the property; Result in removing significant natural features; The applicant has proposed to preserve approximately 58% of the existing healthy trees through out the development that are over 12 inches in diameter within an open space tract and elsewhere within the subdivision. It is expected that a similar number of trees would be removed if the property had or had not been developed as a Planned Development; and Result in a change in the character of the area surrounding significant historic or building; It is expected that a similar number of trees would be removed if the property had been developed as a Planned Development or if it had not been developed as a Planned PLANNING COMMISSION FINAL ORDER NO. 9&.07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 12 OF 34 Development. The use of a Planned Development allows d~!eloPment of the site for the zoning it.is designated to accommodate. The site is heavily wooded, the applicant proposes to work around existing trees to the extent possible and incorporate them into the development. The Planned Development approach is the most feasible method of developing the area; and In terms of development project costs, the Planned Development approach is expected to result in less costly housing because higher project density would spread development costs over a larger number of future property owners. The site is of a size and shape that the compatibility provisions of 18.92 can be met. The site is an irregular shape, a standard 7,500 square foot lot subdivision of the property would appear to greatly reduce the number of building sites that could be created. As proposed, all of the lots would be below the 7,500 square foot minimum lot size. The "Developing and Established Area" regulations are set forth in Section 18.40. Lots within a Planned Development Subdivision that are less than 5,575 square feet of area would exceed the maximum density permitted for a Low Density Residential (1-5 dwelling units per acre x 1.25) development in an "Established Area". None of the groups of dwellings exceed the density standard within a 100-foot distance of the lots of the adjoining "Established Areas". Lots 1-4 comply with the maximum density standard because within the applicant proposed 4 lots that would average 5,666 square feet within a 23,000 square foot area within 100 feet of adjoining Established Areas. Lots 5-9 comply with the maximum density standard because the applicant proposed 5 lots that would average 5,600 square feet within a 28,000 square foot area within 100 feet of established areas. Lots 11-14 comply with the maximum density standard because the 22,500 square foot area within 100 feet of an Established Area, a total of 4 lots that average 5,600 square feet has been proposed. Lots 15 and 16 comply with the maximum density standard because within a 15,867 square foot area within 100 feet of an Established Area, a total of 2 lots that average 7,933 square feet has been proposed. Section 18.80.120(A)(3) provides further review standards for Planned Development that have been addressed below as follows: Relationship To The Natural And Physical Environment: The streets, buildings, and other site . elements shall be designed and located to preserve the existing trees, topography, and natural drainage_ to the greatest degree possible; The plan is approved as proposed. The development will partially comply with minimum fire and life safety standards if "No Parking" signage restrictions are placed on 1 side of each of the proposed public streets. If the subdivision is revised to comply with street connectivity requirements and a public street with a 28-foot paved section is provided, "No Parking" signage would also be required on 1 side of the street. A Condition of Approval requiring this "No Parking" signage has been recommended. Adequate water pressure and fire hydrant locations to accommodate fire flow needs will be addressed thought the public improvement plan review. The locations of curbs shall be widened within the cul-de-sac width to provide a 90-foot paved section or as otherwise approved upon consultation with the Building Division and the Fire District. Structures located on the site shall not be in areas subject to ground slumping and sliding; The applicant has proposed to construct structures primarily on portions of the site with 10% slopes or less. Retaining walls are proposed where 2 to 1 slopes cannot be PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 13 OF 34 achieved. Slope stabilization techniques and erosion control measures will be used as needed to comply with Unified Sewerage Agency standards. There shall be adequate distance between on-site buildings and other on-site and off- site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The provisions related to adequate light and air are addressed elsewhere within this report by the requirements for the maintenance of minimum setbacks. The structures shall be oriented with consideration for the sun and wind directions, where possible; and Compliance with Solar Accessibility standards are addressed elsewhere within this report. Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The applicant has proposed to remove trees as part of this development but to also preserve approximately 58% of the canopy coverage. The tree removal and mitigation plan is discussed in detail elsewhere within this report. Buffering, Screening, And Compatibility Between Adjoining Uses: Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial); In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: ❖ The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ❖ The size of the buffer needs in terms of width and height to achieve the purpose; ❖ The direction(s) from which buffering is needed; ❖ The required density of the buffering; and ❖ Whether the viewer is stationary or mobile; On-site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: ❖ What needs to be screened; ❖ The direction from which it is needed; and ❖ Whether the screening needs to be year-round; Screening and buffering are not required where single-family detached residential uses adjoin other detached single-family residential uses. Privacy And Noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed to create future residential building sites. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 14 OF 34 Private Outdoor Area- Residential Use: In additio to the requirements of subparagraph 2, each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; ❖ Wherever possible, private outdoor open spaces should be oriented toward the sun; and Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single-family residences rather than a multiple-family residential development such as an apartment complex. Shared Outdoor Recreation Areas - Residential Use: In addition to the following subparagraphs of this section, each multiple-dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: ❖ Studio units up to and including two (2) bedroom units, 200 square feet per unit; and ❖ Three or more bedroom units, 300 square feet per unit; Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; The required recreation space may be provided as follows: ❖ It may be all outdoor space; or ❖ It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or ❖ It may be all public or common space; or ❖ It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or ❖ Where balconies are added to units, the balconies shall not be less than 48 square feet; The provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single-family residences. Access And Circulation: The number of allowed access points for a development shall be provided in Chapter 18.108; Three points of access have been proposed to serve the proposed 16 dwelling units which exceeds the minimum standards set forth in Section 18.108. The applicant has proposed to access 4 dwelling units, Lots 1-4, through the use of a private street. The use of a private street appears warranted in this instance because of the narrow lot depth 90 feet and 225-foot length, after dedication of right-of-way in this area and restrictions to direct access to SW Fonner Street development of a Public street would reduce the buildable lot areas while not providing added benefit because future development on Tax Lot 4401 could be served from the Tract C area to be dedicated as a Public Street. All circulation patterns within a development must be designed to accommodate emergency vehicles; and The applicant has proposed a total of 4 dwelling units to be accessed on a private street. Design of the proposed street improvements has been reviewed by the Engineering Department, the Police Department and the Fire District. A PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 15 OF 34 review of the proposed' street design throughout the development has been reviewed elsewhere within this report. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The applicant has proposed a bicycle/pedestrian connection through this development but a pedestrian/bicycleway is not shown to be required on the City's adopted Park and Trail Master Plan. Landscaping And Open Space Residential Development: In addition to the requirements of the following subparagraphs of this subsection, a minimum of 20% of the site shall be landscaped; This section is applicable to this request. Although each lot is proposed to be reduced below the 7,500 square foot minimum, the Planned Development Review still requires that a minimum of 20% of each site be landscaped. Compliance with this standard would be reviewed prior to issuance of Building Permits. Commercial Development - A minimum of 15% of the site shall be landscaped; and This section is not applicable because no commercial or industrial development is proposed. Industrial Development - A minimum of 15% of the site shall be landscaped; This section is not applicable because no commercial or industrial development is proposed. Public Transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: ❖ The location of other transit facilities in the area; and ❖ The size and type of the proposed development; Southwest Fonner Street is not a transit served facility. Based on previous discussions with Tri-Met, even if SW Fonner Street were later to become a transit served facility, the Subdivision as proposed would not necessitate the need for a bus stop. The required facilities shall be limited to such facilities as: ❖ A waiting shelter; ❖ A turn-out area for loading and unloading; and ❖ Hard surface paths connecting the development to the waiting area; Southwest Fonner Street is not a transit served facility. Based on previous discussions with Tri-Met, even if SW Fonner Street were later to become a transit served facility, the proposed 16 lot subdivision would not necessitate the need for a bus stop. Signs: In addition to the provisions of Section 18.114, Signs: ❖ Location of all signs proposed for the development site; and ❖ The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Section 18.114. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Section 18.106; Each of the residences to be developed on these parcels will be reviewed during the building permit review process to verify the provision of required off-street parking spaces. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 16 OF 34 Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Section 18.84 and the criteria in the adopted 1981 master drainage plan; The Engineering Department reviewed this application and their comments are addressed in SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS/Storm Drainage Section within this staff report. Floodplain Dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway. plan. This site does not adjoin areas within the 100-year flood plain. The City recently updated park system development fees such that the fee that is currently assessed will fund planned park improvements. Park system impact fees will be assessed for each dwelling unit prior to the issuance of building permits. Sensitive Lands: Section 18.84 contains regulations for lands within wetlands and drainageways that are subject to Sensitive Lands Review. Sensitive Lands Review of proposed developments in these areas is intended to implement protection measures and to protect rivers, streams and creeks by minimizing erosion, promoting bank stability, maintaining and enhancing water quality and fish and wildlife habitat, and preserving scenic quality and recreational potential. Drainageway: Section 18.84.040(C) states that the appropriate authority shall approve or approve with conditions an application request for a sensitive lands permit within the drainageways. The following criteria must be satisfied: The extent and mature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use; The applicant has proposed to cross a wetlands/stream corridor with a combination bicycle/pedestrian pathway that would also have a suspended sewer line. Long term impacts to the stream and wetlands corridor would be limited to piers dug out for support posts for this walkway system. For this reason, the applicant appears to be minimizing impacts to sensitive lands areas to the extent possible while providing a pedestrian link through the block and sanitary sewer services to other portions of the site that are not presently served by sanitary sewer. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects of hazards to life of property; As required by the Joint Division of State Lands and Army Corps of Engineers Permit, the applicant has proposed to conform with seasonal project timing issues and with the Unified Sewerage Agency Erosion Control standards. The water flow capacity of the Drainageway is not decreased; By minimizing work within the drainageway the applicant has proposed to maintain existing water flow capacity of the drainageway to the extent possible. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 17 OF 34 Screening; The applicant has provided a re-vegetation plan that is designed to re-establish native species as part of the required tree mitigation plan. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. The applicant did not provide a downstream analysis to address impacts to downstream drainage facilities reviewed in the 1981 CH2M Hill Master Drainage Plan. For this reason, the applicant has been required to provide this study as a Condition of Approval if the project were to be approved. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. If the project were approved, the applicant would need to obtain these permits. Where landform alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This site is not adjacent to or contain parts of the 100-year floodplain. For this reason, this standard is not applicable to this proposal. Wetlands: Section 18.84.040(D) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: The proposed landform alterations would alter wetlands, however, the affected wetlands are not designated as significant wetlands within the Comprehensive Plan Water Resources Overlay. The applicant is required to obtain the appropriate permits from the Army Corps of Engineers and the Division of State Lands to perform work within the existing wetlands areas. The applicant has designated 25-foot buffers from delineated wetlands areas. Because these areas are not allowed to be incorporated into back yards of adjoining lots the applicant shall construct a 4-foot barrier that shall be reconstructed as necessary by future property owners. This shall apply to all Lots adjoining the Open Space Tract A. As proposed this would apply to Lots 8-11 and Lot 15. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north-south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east-west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints' Site topography in excess of a 10% slope, shade from existing on-site or off-site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project that adds five (5)% or more to the cost of each lot. As proposed, 4 of the 16 lots comply with the aforementioned subdivision design alternatives of the Solar Access requirements. The Basic Standard is not met because the Solar Access PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 18 OF 34 provisions require that alorth-south dimension of 90 feet or m be provided. The applicant has provided varying north-south dimensions of approximately 30 to 75 feet for the majority of the lots. Based on development constraints having to do with the property dimensions, the orientation of adjoining development and the applicant's use of a Planned Development, it is not recommended that the applicant be required to reconfigure the subdivision to comply with this standard. Based on the limited north-south dimension of the property, the applicant would likely lose approximately 15% or more of the project density. For this reason, it is recommended that if the Planning Commission exempt this project from compliance with the Basic Solar access standard. be allowed for a full 8 additional lots that do not comply with the 80% Basic Standard Rule due to the irregular horseshoe shape of the property and the proposed use of a Planned Development process. Solar Balance Point: Section 18.88.050(B) requires that one and two (2) family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar Balance Point requirements. Regardless if the Lot have been exempted from the Solar Access standard, unless the Solar Standards are repealed in the new Community Development Code, prior to the issuance of building permits, the developer of each building site will be required to provide calculations that demonstrate compliance with the Solar Balance Point provisions. Densi : Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The applicant has provided calculations concerning the allowed density for this site. The total site area is 3.69 acres or 160,736 square feet. The applicant deducted 22,424 square feet for public right-of-way dedication along the site's frontage on an east-west section of SW Fonner Street, the proposed northern section of SW 116th Avenue and the proposed southern section of SW 116th Avenue. The applicant also deducted 14,526 square feet for Sensitive Lands Areas composed of Steep Slopes and Drainageways. An additional deduction of 7,475 square feet was made for Sensitive Lands Areas comprised of Wetlands. The applicant also deducted 3,818 square feet for the proposed private street "Tract C". This has been recommended to be converted to a Public Street that will likely also need additional right-of-way for construction of a partial cul-de-sac. The additional cul-de-sac area is estimated at an additional 1,000 square feet of added right-of-way. The applicant also deducted 4,265 square feet for the private street area to serve Lots 1-4. This leaves a net area of approximately 106,868 square feet. The applicant then added back a 25% density credit for steep slope areas and drainageways. A density transfer with this deduction would allow an area credit of 3,564 square feet. This provides a net area of 110,432 square feet. By dividing the net area by 7,500 minimum lot size, the site has a yield of 14.72 dwelling units. The applicant then requested a density bonus for the 58% canopy coverage of existing trees that are to be preserved. Section 18.150 permits a 1 % density bonus for every 2% of canopy coverage that is preserved, up to a maximum of a 20% density bonus. The applicant proposes to preserve 58% of the existing canopy coverage and has, therefore, requested a 20% density bonus. By multiplying 14.72 dwelling units x 1.20%, the site yields a maximum PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 19 OF 34 0 s9 density of 17.66 dwelling units. The applicant proposed 16 dwellin units which complies with the maximum density yield calculation for this site. Landscaping: Section 18.100 contains landscaping standards for new development. The applicant must also comply with the standards set forth in Section 18.100.035 that requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. A street tree planting plan was provided with this application. The plans compliance with the applicable standard is reviewed immediately below. Section 18.100.035(8) states the specific spacing of street trees by size of tree shall be as follows: ❖ Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; ❖ Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; ❖ Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The preliminary plat map proposes street trees along the street frontage of the public and private street frontages though out this project. The applicant proposes to plant "Big Leaf Maple" and "Northern Red Oak" trees at varying distances on center. The applicant has also proposed to incorporate other existing trees into the site as street trees. In most instances these trees are proposed to be provided at greater distances than the maximum spacing standard for large specimen trees. The applicant shall provide a revised street tree planting plan that complies with the spacing standard of Section 18.100.035(B). As part of Public Improvement Plan Bonding or separately if no such bond is undertaken the applicant shall include provide a refundable cash deposit for the cost of purchase and planting of sufficient number of street trees prior to recording the final plat. The City has previously received estimates of $150 to purchase and plant a 2-inch caliper tree but the applicant can provide their own estimate to ensure this planting. 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 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 (2) 30-foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the building permit review, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement. Off Street Parking: Section 18.106 sets minimum standards for off-street parking spaces for attached and detached single-family residences. A minimum of 2 off-street parking spaces are required. The applicant has demonstrated that each building site can provide a minimum of 2 off-street parking spaces, in compliance with this standard. PLANNING COMMISSION FINAL ORDER NO. 9&-07 PC SUB 9&0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 20 OF 34 Access: Section 18.108 sets minimum standards for access to residential development. Section 18.108.070 (A) allows private streets to be developed to serve up to six dwelling units. Section 18.164.030 (S) allows for the development of more than six dwelling units with access to a private street where the subdivision is reviewed under a Planned Development. As proposed Lots 1-4 would utilize a private street for access. This section states that the City Engineer shall set standards for development under this type of access design. Previously, the Planning Commission and City Council have stated that an applicant has no other options then the use of a private street instead of a Public Street is acceptable. The use of a private street to serve Lots 1-4 appears warranted due to the narrow lot depth in this area. The total section width of the street to serve these lots complies with the minimum standard of 25 feet with a 20-foot paved section. The paved width for private streets serving Lots 1-4 complies with the minimum total width or the minimum paved width standards for a private street. This proposed private street shall have "No Parking" signage posted pursuant to Uniform Fire Code Standards. As proposed, a private street "Tract C" would provide access to 4 dwelling units. Because of the short distance between the 2 east-west sections of SW Fonner Street, locating 2 streets on the 420-foot north-south section of SW Fonner Street distance could not comply with the 300-foot street spacing requirement of Section 18.164. For this reason it is recommended that "Tract C" be converted to a Public Street which could then be extended and widened into Tax Lot 04401 in the future. Conditional Use Permit: Section 18.130.040 contains approval criteria for a Conditionally Permitted Use. The applicant had previously proposed to intersperse 9 .attached dwelling units within this subdivision. The applicant has now withdrawn this part of the request and proposed all detached single family residences. Therefore the Conditional Use Permit standards are no longer applicable. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection prograrr defining standards and methods that will be used by the applicant to protect trees during and after construction. An arborist report was provided with this application. A total of 230 trees that are over 12 inches in diameter were present when the survey was conducted. Of the 230 total trees, the arborist found that 159 trees are in excess of 12 inches in caliper and healthy trees. Of these, 66 trees are proposed to be removed for the proposed private streets, water quality tract, building sites and SW Fonner Street widening. It appears that approximately, some additional 16 other healthy trees with 347 caliper inches may also be impacted by the future development of homes based on their proximity to the proposed building footprints. If all of the trees identified for protection by the applicant were kept, a total of 58% of the healthy trees over 12 inches in diameter would be preserved. The total diameter of healthy trees that could be lost, is 1,224 inches. If other trees near the proposed building footprint were also lost the total mitigation requirement would be 1,571 caliper inches or. 68% of the trees. The mitigation standards require that where between 50 to 75% of the healthy trees in excess of 12 inches in diameter are removed due to development, that the applicant shall mitigate for one-half of the caliper inches lost or 612 to 786 caliper inches. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 21 OF 34 The arborist also identified 71 trees of varying sizes that were unhealthy and unsuitable for preservation. Some of these trees were also within building envelope areas. However, because these trees are unhealthy they are not included in mitigation calculations. Because a minimum of a 2-inch caliper street tree is required to be planted regardless of whether a site has existing trees, required street trees do not mitigate the loss of the existing healthy trees. A total of 612 to 786 caliper inches must be mitigated on-site, at another site, or payment for the cost of purchasing and planting all or a portion of the required caliper inches shall be made into the citywide tree fund. The applicant proposed 626 caliper inches of on-site mitigation to be planted within the open space tract, shade trees and as buffer trees from SW Fonner Street. It appears that certain "shade" trees would be required as street trees, therefore, not all of the proposed "shade" trees would be counted as mitigation trees. If this application were approved, the applicant would need to install tree protection measures for trees that were identified as suitable for preservation. The consulting arborist would need to provide written assurance that the protective measures have been installed. Weatherproof signage shall be installed identifying each protected tree area and listing the arborists name and number as the contact person should future builders need to work within protected tree areas. The applicant would also need to post a cash deposit or other acceptable form of financial assurance for the value of these mitigation trees prior to recording the plat to ensure tree planting. It is estimated that mitigation guarantee deposit would be $46,950 ($150 per tree to purchase and plant x 313, 2-inch caliper trees). Or as otherwise provided, based on an estimate from a nursery or other tree supplier. In any case, the applicant shall plant mitigation trees within 6 months of occupancy of the homes. Subdivision Desian: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with these standards are addressed elsewhere within the staff report. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; The proposed Hunter's Woodlands plat name is not duplicative of other plats. Compliance with the applicable development standards has been reviewed elsewhere within this report. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and The applicant proposes to finish required street frontage improvements along SW Fonner Street as well as provide a private street to serve the development. Through the Conditions of Approval, street improvements to SW Fonner Street have been required. An explanation has been provided for all common improvements. An explanation has been provided for the water quality treatment facility. The applicant has also proposed to dedicate an open space tract to the City which would adjoin a similar open space tract dedicated to the City as part of the Hunter's Glen Subdivision. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 22 OF 34 I% Street and Utility Imp • rovements Standards: Section A64 contains the following standards for streets and utilities serving a subdivision: Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant has been required to complete street improvements such as curb, gutter and sidewalk along the property frontage on all public streets through the recommended Conditions of Approval. Minimum Rights-of-Way and Street Widths: Section 18.164.030(E) requires a Minor Collector Street to have 60 feet of total width. A Local Street is required to have from 36 to 50 feet of right-of-way and a 24 to 32-foot paved section between curbs and sidewalks depending on the number of dwelling units to be served by the development. The applicant proposes to dedicate an additional ten (10) feet of right-of- way for the SW Fonner Street frontage to provide 30 feet from centerline in compliance with this standard. The applicant apparently inadvertently again proposed to use a private street "Tract C" from the north-south section of SW Fonner Street. This shall be revised to be constructed as a Public Street in order to serve any future redevelopment of Tax Lot 4401. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. The applicant discussed that a future street connection across the creek/wetlands system is not preferred by the Division of State Lands or the Army Corps of Engineers. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. This site is impacted by environmental constraints that make a street connection more difficult but the applicant did not provide an actual denial of a related fill permit for a street connection to SW 116th Avenue by either the Division of State Lands or the Army Corps of Engineers. However, any crossing of this creek will more heavily impact this sensitive area than avoiding such a crossing. The applicant has provided an alternative street extension alignment to the west that would allow for a logical future connection to SW Fonner Street in the future with development of Tax Lot 4000. Curbs. Curb Cuts, Ramps, and Driveway Approaches: Section 18.164.030(N) requires the following: PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 23 OF 34 1 Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and; ❖ Concrete curbs and driveway approaches are required; except 4- Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 4- Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Street improvement requirements have been addressed through the Engineering Department's review of the requisite street improvements. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. The dimensional criteria address the needs for convenience in circulation and traffic safety but in this case a stream corridor that bisects the site makes the construction of a stream crossing difficult and costly. The topographic and environmental constraints that make a street extension of SW 116th Avenue directly south much more difficult to construct. The applicant has provided an alternate extension alignment to the west. Because this alignment avoids difficult development and environmental constraints, this newly proposed street extension appears to offer a much more feasible extension of SW 116th Avenue to SW Fonner Street in the future with development of Tax Lot 4000. If extended to SW Fonner Street in the future this would also be a more circuitous route that would be less desirable as a cut though route as compared with a straight extension of SW 116th Avenue to SW Fonner Street. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; The block design as proposed does not comply with the applicable dimensional criteria. The proposed block of street made up of SW Carmen Street, SW 116th Avenue, SW Fonner Street and SW 121st Avenue measures approximately 2,873 lineal feet. The proposed block made up of SW 116th Avenue, SW Fonner Street and SW 114th Terrace also will greatly exceed the 1,800 lineal foot block length requirement. In both cases though compliance with the block size standards is made impossible though because of existing development and environmental constraints. The applicant has proposed a future street stub to the west north of the stream corridor that appears possible to extend to SW Fonner Street in the future with development of Tax Lot 4000. Requiring a street extension of SW 116th Avenue through the site would more heavily impact the existing stream corridor due to fill and bridge construction crossing work than if this corridor is avoided through an alternative street alignment as has been proposed. For this reason, the applicant can have said to be proposing a feasible future Local Street connection and therefore is unable to meet the 1,800 block perimeter requirement. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads; and This Criterion is not applicable because the site adjoins SW Fonner Street which is designated as a Minor Collector Street. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 24 OF 34 • For non-residential blocks in which internal public circulation provides equivalent access. This Criterion is also not applicable to this development because the site is zoned for residential use. Block Lengths: Section 18.164.040(6)(2) states that when block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. The applicant has proposed to extend a pedestrian/bicycleway north from SW Fonner Street, through the site, to the current end of SW 116th Avenue within the Hunter's Glen Subdivision. The applicant shall construct the proposed pedestrian/bicycleway bridge in order to comply with this standard. Lots - Size and Shape: Section 18.164.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. This standard is not applicable to this development because the applicant is subdividing through a Planned Development Overlay. This design approach does not require the applicant to comply with minimum lot size standards. The lot depth-to-width ratio requirements also do not apply. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley for detached single-family residences. The minimum frontage width standard is met for most of the lots as proposed because all of the 16 lots exceed the 25-foot minimum frontage requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. A sidewalk is proposed along the property frontage on the east-west frontage and a portion of the north-south section of SW Fonner Street and a portion of the north-south frontage on SW Fonner street. A sidewalk is proposed on both sides of the extension of SW 116th Avenue. A sidewalk is also proposed on both sides of proposed cul-de-sac street SW 116th Court. No sidewalk is proposed along the site's frontage on the northerly portion of the north-south section of SW Fonner Street. However, because the current alignment of this intersection will likely be revised for traffic safety reasons no sidewalk appears warranted. Based on conflicts between the newly proposed preliminary plat and the narrative discussion, the applicant has apparently mistakenly not shown Tract C as a Public Street as required within the streets review portion of this staff report. When revised to be a Public Street the applicant will also be required to construct a sidewalk along one side of the street frontage that would then be completed if future development finished and extended this street in the future as a part of any redevelopment plan of Lot 4401. Through the use of a Planned Development, the proposed private street serving Lots 1-4 are not required to be provided with a sidewalk along the private street frontage. The applicant has not proposed to provide a sidewalk along the private street frontage. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary Sewer facilities exist at the end of SW 116th Avenue from the Hunter's Glen Subdivision that would be extended to serve Lots 15 and 16 and then be. suspended as part of the pedestrian/bicycle way across the stream/wetlands system through this site to serve the remaining 14 lots. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant has not to date demonstrated that downstream constrictions do not exist as were found with the Hunter's PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 25 OF 34 Glen Subdivision. If the application were approved, a downstream analysis would be required and any necessary downstream, storm drainage facilities would need to be improved or on- site detention improvements would be required through the Final Plat review process. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) are required to be addressed through the development review process. A review of other utilities and development requirements related to Grading and Erosion Control, Water Quality and Above Ground Utility Lines are also addressed below: STREETS: This site is bordered on the south and east boundaries by SW Fonner Street, a minor collector, and also lies south of the southern terminus of SW 116th Avenue, a local residential street. SW Fonner Street SW Fonner Street is a minor collector according to the City's Transportation Plan Map and is to be built within a 60-foot wide right-of-way (ROW). There is a zig-zag alignment of SW Fonner Street at this time, resulting in frontage on both the south and east sides of this site. SW 115th Avenue, which intersects SW Fonner Street at the southeast corner of this site, is also classified as a minor collector street. The Transportation Plan Map indicates that SW 115th Avenue will be the "through" movement, thereby necessitating a stop control for the eastbound approach to this intersection on SW Fonner Street. There is another sharp, 90-degree turn at the northeast corner of this site that is of concern to the City. This corner should be addressed in the future, but will likely necessitate additional ROW acquisition in order to facilitate a better corner. Staff is of the opinion that substantial improvements to this corner should not be constructed as a part of this development, because the impact of this project, alone, does not warrant the improvement. In addition, the applicant does not have the ability to acquire the necessary ROW to construct improvements there. Staff recommends, however, that the applicant enter into a Non- Remonstrance Agreement which would obligate property owners within the subdivision to participate in a future LID that would widen SW Fonner Street and realign the curve. Staff further recommends that in addition to street lights being installed along the newly improved portions of SW Fonner Street, that the applicant also be required to add street lighting along the site's eastern frontage adjacent to SW Fonner Street, up to and including the sharp curve at the northeast corner. The additional lighting could be added to the existing power poles along either side of the street and will improve the level of safety on that road at night. Staff recommends the applicant construct a half-street improvement on SW Fonner Street, west of SW 115th Avenue, as a part of this project, in order to help mitigate the additional traffic impact from this development. The applicant's plan indicates that they will construct a half-street improvement adjacent to the south boundary of the site and also a portion of the east frontage adjacent to Lot 1. Staff is in favor of this level of improvement because it will provide a clean improvement of SW Fonner Street up to, and including the intersection of SW 115th Avenue, and will improve SW Fonner Street along the site's east boundary to a reasonable point that will not interfere with any future realignment of the curve at the northeast corner of the site. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 26 OF 34 There are ROW dedica tons needed with development of 9S site. Southwest Fonner Street has only a 40-foot ROW adjacent to this site. The applicant has demonstrated that they will dedicate additional ROW on the final plat to provide 30 feet from centerline in order to meet the City's standard. In addition, a corner radius is required at the intersection of SW 115th Avenue to provide a 25-foot ROW radius. The applicant's plan shows a 20-foot ROW radius (Sheet 3); this will need to be revised on the construction plans and final plat. SW 116th Avenue Much discussion has taken place between Staff and the applicant about the City's recommendation that SW 116th Avenue be extended southerly to SW Fonner Street as a part of this application. The applicant previously requested that the City consider allowing the street to end with a bulb at the northerly end of the site and allow the southern portion of the site to be served from a private street. The applicant's reasons for not wanting to extend the local street included: 1) potential increase in traffic on SW 116th Avenue due to "cut-through" traffic and concern from neighbors now living in Hunter's Glen, and 2) significant fill is required in a wetland area to allow the street to cross the existing drainage channel. These concerns were previously discussed and Staff held a position that the street should be extended. After further discussion between the applicant and Staff, the applicant has revised their plan to show a potential connection of SW 116th Avenue to SW Fonner Street. This new plan shows the northerly terminus of SW 116th Avenue (from Hunter's Glen) extending into this site and stubbing to the west boundary to serve the property immediately to the west. Once that adjacent property develops, the roadway could be further extended southerly to intersect with SW Fonner Street. Staff finds that this new connection proposal will satisfy the City's goal of providing for street connections and will also reduce the impacts to the wetland areas. Staff reviewed the potential traffic impacts from the new connection proposal. SW 116th Avenue, north of this site, was constructed as a part of the Hunter's Glen subdivision and intersects with SW Walnut Street. This roadway is a local residential street, built within a 46-foot ROW and has a paved width of 28 feet. This width is allowed under the Community Development Code (CDC) for any local residential street having less than 500 average daily trips (ADT) [18.164.030.E]. This street abuts and serves 26 lots within the Hunter's Glen development and would likely serve approximately 20 single-family lots if and when the parcel to the west develops. Therefore, the dwellings served by this street, between SW Walnut Street and SW Fonner Street, would be approximately 46 single- family homes. Traffic generation estimates can be achieved by reviewing the Institute of Traffic Engineer's Manual (ITE), 6th Edition. A single-family detached home is estimated to generate approximately 9.55 daily trips per dwelling (ITE 210). Therefore, the number of trips that would be expected from the abutting dwellings would be as follows: 46 single-family X 9.55 trips = 439.3 average weekday trips. The potential concern about cut-through traffic is valid, but unsubstantiated by any reliable data. SW Carmen Street makes a connection between SW 121st Avenue and SW 116th Avenue, which suggests that it could be used for cut-through traffic. The City is not aware of any concerns with excessive traffic volumes on either SW Carmen Street or on SW 116th Avenue at this time. Staff believes that it would be very difficult to estimate how much cut-through traffic could be expected, but is not convinced that the capacity of this local residential street will be exceeded. The applicant had concerns that drivers may PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 27 OF 34 want to avoid the interstfon of SW 121st Avenue at SW Walnut Street. It is quite likely that this intersection is operating at an unacceptable Level of Service (LOS) during the PM peak period, and drivers may wish to avoid the intersection now. However, the Washington County MSTIP 3 program includes three phases of improvements to SW Walnut Street, from SW 121st Avenue to SW 135th Avenue. The first phase will be the improvement of the intersection of SW 121st Avenue and SW Walnut Street. This phase will begin in 1999 with design work and continue with ROW acquisition in 2000 and construction to begin in 2001. The following phases to extend the street improvement westward will begin in 2002. Once the SW 121 st Avenue/SW Walnut Street intersection is signalized, Staff believes that intersection will function at an acceptable LOS, and the chance for cut-through traffic will be reduced significantly. The new connection proposal will also help alleviate the applicant's previous concern about filling the existing drainage channel and wetland area. The applicant was concerned with the loss of wetland and riparian areas due to the fill needed to make the crossing. A preliminary plan and profile of a street crossing was generated by the applicant's engineer in November, 1997, indicating that a maximum of approximately 20 feet of fill would be needed to cross the drainage channel directly through this site. The new proposal would result in SW 116th Avenue crossing the drainage channel further upstream where significant fills would not be needed. Staff does have a few concerns with the proposed SW 116th Court within this project. One concern is how the applicant is showing a portion of the cul-de-sac bulb to be placed within Tax Lot 4401. The plan indicates that a portion of the sidewalk would need to be built on Tax Lot 4401. It may be reasonable to assume that SW 116th Court could provide access to Tax lot 4401 in the future, and therefore the sidewalk could be completed at that time by the developer of that property. However, Staff finds it difficult to support this notion because the existing house on Tax Lot 4401 sits very close to the cul-de-sac bulb and the existing driveway is directed toward the east boundary of the property. It is unclear as to whether or not SW 116th Court could provide logical access for future lots on this property. Staff thinks there are three options for the developer that we could support. First, the current plan would result in a remnant piece of land adjacent to Lot 4 and the cul-de-sac bulb. The applicant could look into trading that remnant piece to the owner of Tax Lot 4401 in exchange for the land needed to complete the sidewalk around the bulb. The second option would be for the applicant to make a case to Staff that SW 116th Avenue could provide logical access to future lots within Tax Lot 4401. In making this case, it could be found that the completion of the sidewalk could be accomplished at the time the parcel is partitioned or subdivided. The third option, in the event the above two are not feasible, is to reconfigure the plan to show all of the right-of-way for SW 116th Court to be completely within the subject site. Another concern with SW 116th Court is the geometry of the bulb. The minimum curb radius for a cul-de-sac bulb is 40 feet; the plan only shows 39 feet and therefore must be revised. The last concern with SW 116th Court is the name. A north/south cul-de-sac must have a "Place" designation. Therefore, the applicant will need to name this street "SW 116th Place". In summary, Staff finds that the revised street plan and Future Streets Plan meets City goals for street connectivity and, therefore, will support the application provided the applicant complies with the conditions mentioned above. PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 28 OF 34 Intersection Location of SW 116th Avenue at SW Fonner Street Staff had concerns with the applicant's initial submittal because the proposed location of SW 116th Avenue at SW Fonner Street appeared to violate a section of the CDC. Specifically, 18.164.030(G) states that "staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created as measured from the centerline of such street. Staff did not agree with the applicant's Future Street Plan because it depicted a northerly extension of SW Howard Street (south of SW Fonner Street) that appeared unrealistic. Since then, the applicant has revised their Future Street Plan and their subdivision street layout to show a more realistic extension of SW Howard Street to SW Fonner Street, and a better location and alignment of SW 116th Court into this site. It appears that now SW Howard Street and SW 116th Court could feasibly align properly at SW Fonner Street, which would satisfy the development code requirement. Tract C The applicant is now proposing to serve this site with all public streets. The street shown as Tract C is now proposed to serve four dwellings (Lots 11 through 14) and potentially serve Tax Lot 4401. The location of the intersection on SW Fonner Street appears to be satisfactory, as it is approximately 330 feet north of the SW 115th Avenue/SW Fonner Street intersection, which will meet City spacing standards. (NOTE: the 90-degree corner to the northeast should not be considered an "intersection", since it will eventually be straightened out). The intersection location will be satisfactory for serving Tax Lot 4401, because if that site is developed, no other street intersections will be permissible along SW Fonner Street, and therefore access from Tax Lot 4401 would need to be directed to Tract C. Staff still has a concern with Tract C because the applicant has not shown a realistic lotting pattern for the lots on this site or on Tax Lot 4401, and has not shown how the public street would be built to meet City standards. For instance, the applicant's plan only shows Tract C extending into the site approximately 130 feet with no turn-around provision. Their Future Street Plan also does not show any future extension of Tract C into Tax Lot 4401. If Tract C is to be a public street that becomes a dead end, it must end in a cul-de-sac bulb meeting City standards. The applicant will need to provide the City Engineer with a plan that shows how Tract C can be constructed in part within this site and completed in the future with development of Tax Lot 4401. This plan shall be approved by the City Engineer prior to issuance of any permit for construction within the project. One other issue with Tract C is the width of paving that will be expected of the applicant for this project. A partial street improvement must have an overall paved width of 24 feet to allow for safe, two-way traffic. The applicant's plan only shows 20 feet, so the plan will need to be revised. It appears that this street could qualify for the City's narrowest street standard, which is 24 feet curb-to-curb, even when Tax Lot 4401 is developed. The right- of-way width required from this site will be 33 feet to allow for the sidewalk and street trees on the north side. When Tax Lot 4401 develops in the future, additional ROW can be dedicated at that time to allow for further pavement widening, if needed, and the sidewalk and street trees on the south side. The applicant will be required to install "No Parking" signs on both sides of the roadway because of the narrow width. WATER: PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 29 OF 34 This site can be served rom the City's public water system. There are existing public water lines in SW Fonner Street (both frontages) and in SW 116th Avenue, north of the site. The applicant's plan indicates that a new.public water line would be extended north in SW 116th Avenue from SW Fonner Street. This new line would likely serve Lots 4 through 11. Service to Lots 1, 2 and 3 would likely come from the existing main line in SW Fonner Street (south). Service to Lots 12 through 17 would likely come from the main line in SW Fonner Street (east). Service to Lots 18 and 19 will come from the water line in SW 116th Avenue, north of the site. The Public Works Department indicated that the public water system benefits from water lines being "looped", or connected through developments to provide redundancy in the system. The applicant's plan would result in two dead end lines: one at the end of SW 116th Court, and the other at the southern terminus of SW 116th Avenue at the north end of the site. However, with the applicant's new street connection proposal on the Future Streets Plan, a loop in the water system is still possible because SW 116th Avenue and the public water line can still extend southerly to SW Fonner Street. SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located in SW 116th Avenue, north of this site. The applicant's plan indicates that this sewer line can be extended southerly through this site to SW Fonner Street and provide adequate service for all lots in this project. The applicant's narrative states that they propose a pipe bridge crossing of the sewer line; the crossing would be in conjunction with their proposed pedestrian bridge. Staff has concerns with this concept due to the potential for a pipe break if the bridge were to fail. However, Staff is willing to explore this option with the applicant and USA. Both USA and the City will need to approve of the applicant's sanitary sewer plan prior to construction. STORM DRAINAGE: The majority of the storm water from this site can be directed into the existing drainage channel that flows west to east across this site. A small portion of the site consisting of the proposed cul-de-sac bulb at the north end of the site The applicant did not submit a downstream analysis with this application, in accordance with USA's design and construction standards, so Staff is unable to find that there will not be downstream impacts, particularly within the Hunter's Glen project. The Hunter's Glen project was required to construct a storm water detention pond because the storm system in Walnut Street downstream of the site has restrictions. If the applicant of this project wishes to discharge additional storm water into the Hunter's Glen storm system, a downstream analysis must be completed. The applicant's engineer will also need to analyze the drainage channel downstream of this site to make sure there will not be adverse impacts to properties when the majority of this development is discharged into that system. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 30 OF 34 he fre uenc~nd method to be used in keeping Pe facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant proposes to treat the additional storm water runoff from this site in an on-site water quality swale. The preliminary sizing calculation submitted with the applicant indicates that the site will have sufficient space for the swale to be constructed. GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along both frontages of SW Fonner Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 668 lineal feet; therefore the fee would be $ 18,370.00. SECTION VI. OTHER STAFF COMMENTS The Building Division reviewed this proposal and has offered the following comments: Provide a fire hydrant at SW Fonner Street and "Tract C". Provide an engineered design and specifications for retaining walls. All private storm drainage shall use Lynch-type catch basins, provide details. Provide an erosion control plan. Show and PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 31 OF 34 provide storm drainage system to accommodate roof and low point drains for all lots. Fire hydrants shall be provided for Lots 15-16. Provide hydrant flow test report. The Water Department reviewed this proposal and provided the following comments: Water mains within SW 116th Avenue (north and south) shall be extended to the ends of the streets. Fire hydrants located in SW Fonner Street (proposed location) would be better located at "Tract C". Complete plans need to be provided for Engineering to review. The Police Department reviewed this proposal and provided the following comments: The Police Department requested that some address signage be placed at the "Tract C" intersection with the north-south section of SW Fonner Street in order to assist emergency providers in locating Lots 11 and 12. The Maintenance Services Department reviewed this proposal and provided the following comments: Because the open space tract would connect with a City Open space tract within the Hunter's Glen Subdivision the City will accept ownership of Tract A. Maintenance of the proposed bridge is a concern. In order to limit maintenance of the proposed bridge the Maintenance Services Department requests that hand railing supports be constructed of metal to avoid having these supports kicked out or otherwise vandalized. * Note: All OTHER STAFF COMMENTS were revised to address the current subdivision design. Other affected departments have reviewed this application and have offered no comments or objections. SECTION VI. AGENCY COMMENTS The Army Corps of Engineers reviewed this application and had the following comment: A Department of Army Permit will be required for the impacts to stream and wetlands. The Unified Sewerage Agency reviewed this application and had the following comments: SANITARY SEWER: Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to up-hill adjacent properties or extend service as required by R&O 96-44. The pipe bridge design will need to take into consideration the creek hydraulics for the elevation of the line and stabilization of manholes. Another alternative might be a siphon system. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrologic analysis of storm conveyance system is necessary. If downstream conveyance does not have capacity to PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 32 OF 34 convey the volume durin a 25-Year, 24-hour storm event, th0aPPlicant is responsible for mitigating the flow. WATER QUALITY: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA: A "Sensitive Area" may exist. Developer must preserve a 25-foot corridor as described in R&O 96-44, separating the sensitive area from the impact of development. The creek wetland/sensitive area shall be identified on plans. DIVISION OF STATE LANDS: A DSL/Crops of Engineers permit may be required for any work in the creek and wetland, including the pedestrian/bike path bridge. Note: The applicant's narrative included correspondence from the Army Corps of Engineers and the Division of State Lands concerning this proposal. Generally, this correspondence states that these agencies would prefer not to see a street crossing of the stream/wetlands system through this property. SECTION VII. NEIGHBORING PROPERTY OWNERS COMMENTS On November 14, 1997 the Planning Division received a petition by 12 property owners in the SW Fonner Street area concerning the extension of SW 116th Avenue through the subject property. The petition read as follows: SW Fonner Street Residents Concerns We are the residents of Fonner Street from SW 115th Avenue to SW 121 st Avenue. We wish to express our concern to the City of Tigard in the matter of the development being proposed on tax lot 04400. We are opposed to the extension of SW 116th Avenue from SW Walnut Street to SW Fonner Street for the purposes of vehicular traffic for the following reasons: Safetv SW Fonner Street is currently being used as a shortcut by non-residents to go from 99W to SW Scholls Ferry Road. The traffic has increased dramatically in the past few years, and its speed is alarming. There is no sidewalk or even a safe walking path on our portion of SW Fonner Street. Several of our families have small children. We fear for their safety. The extension of SW 116th Avenue through to SW Fonner Street would only increase the non-resident traffic. People living on SW Walnut Street, SW Carmen Street and SW Fonner Street all have access to SW 121st Avenue and SW Tiedeman Street. This new street would not benefit the local residents. Instead, it would increase traffic on an already dangerous street. If the City is concerned with accessibility, we urge you to consider a bike/walking path much like the one in the Genesis Development. Environmental Concerns: Tax lot 04400 contains a sensitive wetlands, including a creek and many beautiful old trees. The introduction of a hard surfaced road could create serious drainage problems. It would eliminate many of the trees and continue to adversely affect this area. We support PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 33 OF 34 the development of a fotrid9a and small park to preserve the natural beauty of this area, one that could be enjoyed by all the residents. We wish to work with the City of Tigard on these issues. Please inform us of meetings that will be held I the future. Thank you. The Residents of Fonner. Note: The applicant proposes a connection of SW 116th Avenue to the west, north of the stream corridor area. Although the applicant has still not provided a traffic study or actual denial of a permit application by the Army Corps of Engineers or Division of State Lands, a future westerly alignment of a connection of SW 116th Avenue to SW Fonner Street appears more feasible. No bridge or other major fill work appears necessary to construct the street in this alignment. During the review of the Hunter's Glen Subdivision, the City did hear concerns from residents on SW Carmen Street that a street connection from the then "proposed SW 116th Avenue" would create a cut- through problem when connected to SW Carmen Street. Some residents on SW Carmen Street were of this view because this connection provides a Local Street loop connection that allows motorists to avoid the intersection of SW 121st Avenue and SW Walnut Street. However, since this connection has been made, the City has not received complaints. The City of Tigard Planning Commission has APPROVED, subject to the CONDITIONS OF APPROVAL contained within this final order SUBDIVISION (SUB) 98-0004/PLANNED DEVELOPMENT REVIEW (PDR) 98-0006 AND SENSITIVE LANDS REVIEW (SLR 98-0003) FOR THE HUNTER'S WOODLAND SUBDIVISION. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: This 3 day of August. 1998 by the Planning Commission of the City of Tigard, County of Washington, Oregon. (Signature box below) ate- Mark Padgett, Acting President City of Tigard Planning Commission hcurpln\mark_r\su b98-04.fo PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 34 OF 34 I 1 I . , I 1 ~ W Z 1 I Y I 1 11.1 I I I I ~ IQ f I Z I 5A CARMEN STREET cl) 1 I 1 1 I I 1 , I . { ~ 1 11 / I` 1 I 1 I 1 I I I I 1 I I w , 5_W. EONNER 5TREET ~f1 TO V I~ I - NAG ~ I- , AUTO PED - G 1 ' Z SOON t~ f;' 1 I I Z m / 1 Q tm 1 - 1 J r_ .I I I i I :I ; I - , I ff-Ti PL S.W_ FONNER STREET I I I 1 I 1 1 I I - - I 1. • z W I WI i Q O I ~y 7 , 3 1 F.. 'REVISED SITE PLAN' CASE SITE PLAN Hunter's Woodland Subdivision EXHIBIT MAP SUB 98-0004 PDR 98-0006 SLR 98-0003 I I ~ t ' TL 2300 a Q IV WETLAM 2V WEnAW Bw BUFFER BoNAID cANxu _ - _ ~ -r- - - TL 4000 ' i NOBUO SHARON If KAWASAKI 1 - - I ~C1E lluDS h ~ 14 i TL 4401 ~l ~♦yS `s a. - - - - - \ j 'A E>usnNO----- 11 I iii a Q,~ yy ~ MWSE I TL 4300 JAMES RONALD BALDK7N JR. I n•, - - I Ott 55 t ~lil .SS LL. Iuux 1~ G-G . O A- w PAID ' I cnsrwc a ~ 51 r '2 ~ ~bTEV PLOAL S.W. FONNER STREET TL 30R6 HOLLY osWORn r ,71L 207 y~~~~.ra l~ima. 1 1 °REYISED SITE PLAN' SITE PLAN CASE Hunter's Woodland Subdivision EXHIBIT MAP SUB 98-0004 PDR 98-0006 SLR 98-0003 j 0400RA/N10 INI ORYAiION {Y~I~N VICINITY MAP SUB 98-0004 N w DIY MUs U1 PDR 980006 SUBJECT SLR 980003 saw PARCEL Hunter's Woodland CARM T Subdivision ~d C ps'~ N Z 6 0 200 400 600 F W V- 477 fNl V~ . _MRA L y r City ofTigard hfomutlon on W4 nvp b fa 7r+~ ~Y v+d i Wna.Ad bo veMed W1h Ow Do"kprwr suv4m& OWham. 13123 sw HAS and T 97223 111 wd WRrdo.w ti CorhrAlinltyAevelopment . _ Plot date: Jun 4, 1988; c:1ma81c1maSIc0l.apr CITY OF TIGARD Community Devefopment Sha 'ngA Better Commun' LAND USE PROPOSAL DESCRIPTION 120 DAYS = 9/10/98 FILE NO(S): SUBDIVISION APPLICATION [SUB] 98-0004 PLANNED DEVELOPMENT REVIEW [PDR) 98-0006 SENSITIVE LANDS REVIEW ISLRI 98-0003 CONDITIONAL USE PERMIT (CUP) 98-0001 FILE TITLE: HUNTER'S WOODLAND SUBDIVISION APPLICANT(S): Dave Amato Mike Woodley OWNER(S): Walter & Yvonne Hordichok DAAL Homes Eaton Properties 5240 NW Sewell Road 4351 SW Cullen Blvd. PO Box 230287 Hillsboro, OR 97124 Portland, OR 97221 Tigard OR 97281 (503) 648-5683 (503) 245-2117 REQUEST: The applicant has requested approval of the following development applications: 1. Subdivision preliminary plat approval to divide a 3.69 acre parcel into 19 lots; 2. Planned Development has been proposed to reduce lot size below the 7,500 square foot minimum; 3. Conditional Use approval to allow attached housing; and 4. Sensitive Lands Review has been requested as portions of the property have slopes in excess of 25% and to address impacts to wetlands from a proposed pedestrian crossing, as well as, to address proposed fill of a drainage way. LOCATION: 11000 block of SW Fonner Street; WCTM 2S1 0313D, Tax Lot 04400. The subject site is located on the north side of SW Fonner Street, south of the Hunter's Glen Subdivision. ZONE: R-4.5; Single-Family Residential, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to permit standard urban low density residential development. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.148, 18.150, 18.160 and 18.164. CIT AREA: Citywide CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: MONDAY JUNE 15,1998 HEARINGS OTFICER DATE OF HEARING: TIME: 1:30 PM K PLANNING COMMISSION DATE OF HEARING: JULY 6,1998 TIME: 7:30 PM CITY COUNCIL DATE OF HEARING: TIME: 7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP N LANDSCAPE PLAN NARRATIVE K SITE PLAN M TREE PLANK ARCHITECTURAL PLAN IMPACT STUDY K ARBORIST RPT. K DSL PERMIT K ARMY CORPS. OF ENGINEERS PERMIT K CALCULATIONS K EXISTING CONDITIONS K STAFF CONTACT: Mark Roberts. Associate Planner (503) 639-4171 Ext. 317 SUB 98-0004/PDR 98-00061CUP 98-0001\SLR 98-0003 HUNTER'S WOODLAND SUBDIVISION NOTICE OF 716/98 PLANNING COMMISSION PUBLIC HEARING Page 1 of .1 1 just indicated to Mr. Amato that silt fencing or protective drip line fencing would be necessary to protect the remaining trees on his subdivision prior to signing the final plat. He had left a message that on Fonner Woods, the trees were flagged with yellow ribbons. In my message to Mr. Amato, I indicated the yellow ribbons to flag trees to be protected would not be acceptable even though someone approved it for Fonner Woods. I told him that I would not have done it that way or approved that method. Use the fencing as a guide not the ribbon approach. The Hunter's site has been a mess because of all the earth movement and there has been tree damage. Dick Bewersdorff dick (cci.tigard file://C:\WINDOWS\TEMP\GW)00001.HTM 8/22/00 v January 2, 2001 Mike Woodley 11590 SW Fonner CITY OF TIGARD Tigard, Oregon 97223 OREGON Re: Hunter's Woodland Subdivision Tree Removal Request ~J.R-29600/PDR 98-00006/CUP98-00001/SLR98-00003 S9- C (121l4Du Dear Mike: This letter will respond to your request for additional tree removal on the Hunter's Woodland Subdivision and address required tree mitigation fees. I have reviewed the submittals from your arborist, Walter Knapp, including the tree inventory/evaluation forwarded December 14, 2000 and the additional tree removal list forwarded December 28, 2000. The December 14, 2000 inventory reported that 1,549 caliper inches total inches will be removed from the site total including the 12 additional trees now proposed for removal representing 200 caliper inches (offset by 53 caliper inches retained that were originally planned for removal). The original mitigation bond of $46,950 was based on the removal of 1,252 caliper inches. Therefore, the total amount of 1,549 caliper inches removed must be mitigated. The following shall summarize this office's decision in regards to the tree mitigation fee/bond: 1) No credit or mitigation offset is allowed for retention of trees 12 inches in caliper or less under the Tigard Community Development Code. 2) The additional 12 trees (greater than 12 inches;DBH) that are within or in close proximity of the building footprint area as proposed (#716, 756, 890, 891, 892, 906, 923, 924, 932, 933, 990, and 993) may be removed provided that the total amount of the mitigation bond covers the entire number of caliper inches removed on the site as required (see #3 below). Offsets in reducing that total mitigation fee are allowed only for trees greater than 12 inches DBH which were originally planned to be removed, but will be retained (are not now hazardous or in poor condition) for the foreseeable future. 3) Additional mitigation fees are required for the difference between the total number of caliper inches which will be removed on the site (1,549 inches according to your inventory dated 12/14/00) less the amount (1,252 inches) originally included in the mitigation bond of $46,950. Hunter's Woodland Subdivision Tree Removal Request Page 1 of 2 SUB 2000-00004/PDR 98-00006/CUP98-00001/SLR98-00003 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 r • 4) The original mitigation amount was based on 1,252 caliper inches of trees to be removed based on mitigation of one half the total inches to be removed. This is equivalent to 626 inches, or 313 two inch caliper trees at $150 per tree and, therefore, the original mitigation bond amount was $46,950. With the proposed increase in total tree removal of 297 inches \ for the total site (representing a retention of 54% on site trees), figured at \ one half mitigation, 148.5 caliper inches or 74 additional two inch caliper trees are required. Figured at $150 per tree, this will increase the mitigation bond by $11,137.50. 5) Please obtain a rider to your tree mitigation bond (from your bond company) in the amount of $11,137.50 and provide a certified copy to this office prior to removal of the additional trees as listed in your letter of December 28, 2000. As previously discussed, I understand that you are intending to plant approximately one-half of the trees for mitigation on-site, and pay the fee for the other one half of the trees. Please provide the mitigation bond rider and your proposed plan to satisfy the mitigation requirement by January 16, 2001. If you have any questions, please contact me at 503-639-4171, ext. 315. Yours truly, ren Ped Fox ssociate Planner C: Walter Knapp Dick Bewersdorff I:curplan/karen/letter/huntertre 1.doc Hunter's Woodland Subdivision Tree Removal Request Page 2 of 2 SUB 2000-00004/PDR 98-00006/CUP98-00001/SLR98-00003 I ~NASURETY CONTRACT STATUS INQUIRY Please complete the information below, sign and return to Surety Company: Surety Company and Address Date Mailed: 08/01/2001 Western Surety Company 1420 5th Ave., Ste. 2020 Original Contract Price: $58,088.00 Seattle, WA 98101 Bond Number: 22501649 P. O. Box 240111 Effective Date: 08/02/2001 Seattle, WA 98124-9990 Underwriter: DH2 Office: SE Contractor's Name and Address Obligee or Contact Dave Amato & Associates Ltd City of Tigard 4351 S.W. Cullen Boulevard 13125 S. W. Hall Blvd. Portland, OR 97221 Tigard, OR 97223 Description of Contract Tree Mitigation Compliance Agreement Hunter's Woodland. 1. If contract is completed, p ase state: D f Completion Date of Acceptan 7:,ltract Price 2. If contract is comple ease state: Anticipa completion date: _ App 'mate % or dollar aZ11S, u of contract c eted delivered: 3. D you know of any unpaid for labor or materi ❑No 4. Additional Comments: N L; ET- 01 ~~~r t~ Without prejudicing your right or affecting our liability under our bond(s) described above, we would appreciate as much of the above information as is now available. It is understood that the information contained herein is furnished as a matter of courtesy for the confidential use of the surety and is merely an expression of opinion. It is also agreed that in furnishing this information, no guaranty or warranty of accuracy or correctness is made and no responsibility is assumed as a result of reliance by the surety, whether such information is furnished by the owner or by an architect or engineer as the agent of the owner. Name Title s Date r Phone cJ'7S , O ,tom l CoIsTRACT STATUS INQUIRY CNASURETY AUG U 6 10U1 2 Please complete the informatio ~ibW; sign t d turn to Surety Company: Surety Company and Address Date Mailed: 08/01/2001 Western Surety Company 1420 5th Ave., Ste. 2020 Original Contract Price: $5,000.00 Seattle, WA 98101 Bond Number: 22501648 P. O. Box 240111 Effective Date: 08/02/2001 Seattle, WA 98124-9990 Underwriter: DH2 Office: SE Contractor's Name and Address Obligee or Contact Dave Amato & Associates Ltd City of Tigard 4351 S.W. Cullen Boulevard 13125 S. W. Hall Blvd. Portland, OR 97221 Tigard, OR 97223 515 Description of Contract Barrier Fence Construction Compliance Agreement, Hunter's Woodland 1. I ontract is completed, ase state: Date of o etion Date of Acce nce Final Contract Pri 2. If contract is completed, please Anticip d completion date: Ap ximate % or dollar a unt of contract compl ed or de i 3. you know of any un id bills for labor or m erial? ❑Yes o 4. Additional Comments: E-T Without prejudicing your right or affecting our liability under our bond(s) described above, we would appreciate as much of the above information as is now available. It is understood that the information contained herein is furnished as a matter of courtesy for the confidential use of the surety and is merely an expression of opinion. It is also agreed that in furnishing this information, no guaranty or warranty of accuracy or correctness is made and no responsibility is assumed as a result of reliance by the surety, whether such information is furnished by the owner or by an architect or engineer as the agent of the owner. r ame Title psi 'g~•- ~Y Date Phone SV;,P _ - u~d- 77 SUBDIVISION APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.' (503) 684-7297 CITY OF TIGARD PRE-APP. HELD WITH: 14/0 GENERAL INFORMATION DATE OF PRE-APP.: 5 zo / 97 Property Address/Location(s): SW Fonner Street FOR STAFF USE ONLY Tigard, Oregon Case No.(s):61 A 9'DCO Dm Tax Map&TaxLot#(s): T2S, R1W, Section 3BD, Other Case. No. (s): 1~>-~% 400 Tax Lot 4400 Z- Site Size: 3.69 acres Application Accept d By: Property Owner/Deed Holder(s)':Wa1ter & Yvonne Hordichok Date: - Address: 5240 NW Sewell Road phone: ( 503) 648-5683 City: Hillsboro Zip: 97124 Date Determined To Be Completer Applicant': DAAL Homes & Eaton Properties Comp ..lan/Z.. ne Designation Address: 4351 SW Cullen Blvd. Phone: (503) 245-2117 - cOus; >Tz; S / i~ City: Portland Zip. 97221 11CIT Area ~ i ~r w r~'~• When the owner and the applicant are different people, the applicant Recordin ` Date acid Number; must be the purchaser of record or a lessee in possession with written 9 authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Rev. 8131196 i:1cUrpWinasterMsubapp.aoc PROPOSAL SUMMARY The owners of record of the subject property request Subdivision approval to divide a: REQUIRED SUBMITTAL ELEMENTS _ 3.69 acres parcel into 14 lots between Application Elements Submitted: 2-;R L/ S9 and square feet in size. El-Application Form Owner's Signature/Written Authorization Zm e Transfer Instrument or Deed (provide any additional information here) Site/Plot Plan (81/:"x 11 copies based on pre-app check list) Applicant's Statement of copies based on pre-app check list) Filing Fee (Preliminary Plat).... $2,125.00 $10 Per Lot) (Final Plat) $ 295.00 1 f List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: e Subdivision, planned development, conditional use, sensitive lands review, tree removal plan, and tree mitigation plan. APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject propeft, • 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. • 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. • 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. SIGNATURES of each owner of the subject property. DATED this day of 191 (F n Owner's Signature Owner's Signature 6r er's Signature Owner's Signature 2 \I May 8, 1998 Pamela Vann W1 OF T1 Westlake Consultants Inc. OREGON Pacific Corporate Center 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 Dear Mrs. Vann: This letter is in response to your recent letter concerning the City's incomplete submittal notification. We understand your position and have tentatively scheduled the Public Hearing review of the Hunters Woodland Subdivision for July 6, 1998. The City stands by our position that this, proposal does not appear to comply with the applicable Community Development Code street connectivity standards and that a Local Streets traffic study needs to be provided. Based on the application materials that were submitted staff does not have enough information to make a positive recommendation. The trip estimate you provided indicates that making the street connection would be consistent with the design and designation of Local Streets in this area and as such does not persuade the City from asking for the street connection. Also, related to the access width issue for Lots 1-5 and 14-17, there may have been a misunderstanding. The City's private street standard states that up to six dwelling units or lots may be served from a private street. A private street is permitted where a total width of 25 feet is provided with a paved width of 20 feet. So, if the question that was asked was, "is 20 feet acceptable for access?" An affirmative answer is correct in terms of the minimum paved width. The application would need to be modified to include a Variance for this development to utilize private street access as shown. Also, the access as shown does not appear to meet Uniform Fire Code standards. If access was provided to these homes as shown, other Fire and Life Safety revisions would likely be needed such as fire sprinklering the affected homes. Please feel free to contact me concerning this information. I I Sincerely, Mark Roberts Associate Planner, AICP Bcurplnlmark_Muntftr c: Dave Amato, DAAL Homes, 4351 SW Cullen Blvd., Portland, OR 97221 Mike Woodley, Eaton Properties. P.O. Box 230287, Tigard, OR 97223 SUB 98-0004 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Chica 9. Prepared for 1 SEANA PERKINS Property Profile ollle WESTLAKE CONSULTANTS 15115 SW SEQUOIA PARKWAY #150 TIGARD, 02/12/1998 Date Prepared MAILING LABELS/2S1W 03BD 4400 Re: O Profile prepared by Chicago Title Insurance Company 10001 S.E. Sunnyside Road Clackamas, OR 97015 Customer Service: (503) 786-3940 Main Office: (503) 653-7300 Early Bird: (503) 786-3940 Fax: (503) 653-7833 This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. This information is limited to record, provided by The Assessment & Taxation Departments of Multnomah, Clackamas and Washington Counties. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. ~ I 2S103BD 05900 i 2S103BD 06000 2S103BD 06100 Lee R & Mary K Harfield Darron R & Wendy Hayden James P Bonn 12720 SW 116th Ave 12716 SW 116th Ave I 12712 SW 116th Ave Portland, OR 97223 J Tigard, OR 97223 ; Portland, OR 97223 2S103BD 06200 2S103BD 08700 Ronald W & Edith M Geniuch i TIGARD CITY OF j 12664 SW 116th Ave j 13125 SW Hall Blvd Portland, OR 97223 Tigard, OR 97223 I II j it I I I i jll I i i ~ i I 2S103AC 01000 2S103AC 01100 2S103AC 02200 Leonard R Greco ; Bryan P Durnin Robert W Holmes 8151 Simms St 11465 SW Fonner St 11400 SW Former St Arvada, CO 80005 J Tigard, OR 97223 Tigard, OR 97223 2S103AC 02300 2S103AC 02400 I 2S103AC 02600 Eleanor N & Earl H Quimby David E Mary Lynn Filler Jay W & Nora C Beck 11480 SW Former St 11500 SW Fonner St 11550 SW Former St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 I ' 2S103BD 02200 2S103BD 02300 ; 2S103BD 02400 E J V I Karlson Donald Campbell i Oscar H& Deloris Clark 11765 SW Carmen St 11760 SW Carmen St 11800 SW Carmen St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 I 2S103BD 02500 2S103BD 04000 2S103BD 04101 Henry Rhone Jr. Nobuo Sharon Le Kawasaki Michael A & Joyce Ochsner 11860 SW Carmen St 5750 E Hillcrest Dr i 11785 SW Former St Tigard, OR 97223 Port Orchard, WA 98366 Portland, OR 97223 I I 2S103131) 04200 j 2S103BD 04300 2S103BD 04401 Claire R Griffin James Ronald Baldwin Jr. William L Smith 11725 SW Fonner St f 11675 SW Fonner St 1 11565 SW Former St Tigard, OR 97223 I Tigard, OR 97223 Tigard, OR 97223 I i I ~ 2S103CA 00100 2S103 CA 00206 2S103 CA 00207 William M Edwards Eugene P & Vanessa K Foster Michael & Cassandra B Woodley 13105 SW 115th Ave 13085 SW Howard Dr I 11590 SW Fonner St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 j I 2S103CA 00208 i 2S103CA 00209 2S103CA 00210 Howard W Boyte Donald W Holmes Danny G & Yvonne M Valentino 11560 SW Former St 13050 SW Howard Dr i 13080 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 ' 2S 103 CA 00304 2S103CA 00305 i 2S 103 CA 00306 Richard E Nichol James G Larsen Holly Norsworthy j 11780 SW Fonner St 11720 SW Former St i 11660 SW Former St Il Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 2S103DB 00100 2S103DB 10000 2S103DB 10100 Mitchell T & Carla P Shults Laurence A & Laura J York i Richard & Joyce Knutson 2074 Laurelei Ave 11470 SW Sonne Ct 11475 SW Sonne Ct San Jose, CA 95128 i Tigard, OR 97223 i Tigard, OR 97223 2S103BD 05600 2S103BD 05700 2S103BD 05800 Kelly C & Wynona G Mix Martin J Idle Lawrence J & Janann M Bruno 12680 SW 116th Ave 12703 SW 116th Ave 12727 SW 116th Ave Tigard, OR 97223 Portland, OR 97223 Tigard, OR 97223 ~ I 6ooj ~~e~%~ • V-42 6oL,,Am4e,&df ° 4S2Ga' I ea eta 14464" -S ~ 1 I~GaV /G~1 'jots / r.~ ~i1SQ a~ r/vafe t~ ~~Gql I~tas All v' u2 Q Gak/it1~(C~ 047 U ,y S a ~du✓YeSy oS2i w c lira✓2 !zeo-~j PV- e L) otks Y la4 vt CowtkjSS/o"1 tia s G C►o se ~o tvo asrs ke / you [o c° u ~o ev- v ~ ~ sir-CGS ~ca.~ t~e~ 4~ 07/06/98 10:17 $503 684 7297 CITY OF TIGARD Cj001 ACTIVITY REPORT TRANSMISSION OR T%/R% N0. 4468 CONNECTION TEL 503.5a260775 CONNECTION ID START TIME 07/06'10:17 USAGE TIME 00'36 P GES 1 RE ULT OH PFIC 8405 S.W. Nimbu Avenue Beaverton, OR 97 8-7120 June 23, 1998 owe a e1 RECEIVED Pos-Ir F Note 7671 -716 TO 4 WL- SUN 2 3 1998 GoJDept ► ~O ' MarkRoberts PnoneB - Phone# 6-9q- 14 INITYDEVELOpfe0ENT City of Tigard Fax o 13125 SW Hall Blvd. Fay s D 5 -7Z9 Tigard, OR 97223 Re: Arbor Heights Minor Modificatio Request (SDR 93-0009) Dear Nk. Roberts This letter is in response to your Conditions of Approval letter a 5, 1998). All three Conditions of Approval have been addressed as follows: L The site and kardscape plays shall be revised to delete t propased 7 parking spaces west of the trash enclasu a that is situated west of the north-westerly most t building on the site. Please refer to the attached Site and Landscape Modification Plan. The lan reflects the removal of the 7 parking spaces, leaving the nau ral open space area untouched- 2 P'vvh* the Oty with written sign-off from the franchised waste or consolidation of the trash enclosrors. . Please refer to the attached letter from Schmidt Sanitary Service and the modification exht 't- 3. The proposed site and/or landscape plains will also need to be revised to sho how 1 patkirrg lot tree for every 7pm*mgspaces is bebgp vvdded Please refer to the attached Site and Landscape Modification Plan. As stated in the legend, existing trees are shown as well as the existing trees m be moved. To conform with 1 tree per 7 stalls, 93 parking 1 are required- As noted on the plan, there are 288 existing parking lot trees, exceeding the tequitt±menL Our client is ready to proceed with the permitting process as soon as possible Please let me blow permits are necessary and who the appropriate contacts are. Thank you for you help- T look forward to hearing from you soon. RECEIVED MAY 0 4 1998 COMMUNITY DEVELOPNIENT WESTLAKE CONSULTANTS INC. ENGINEERING • SURVEYING PLANNING Phone: 503 684-0652 April 29, 1998 Fax: 503 624-0157 Mark Roberts City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Application Completeness SUB 98-0004 Hunter's Woodland Project Number: 619-11B Dear Mr. Roberts, Westlake Consultants Inc. received your letter of application incompleteness for the above referenced project on April 16, 1998. You listed seven items and requested further information in order to continue processing the land use application submitted by Westlake on March 19, 1998. The following is our itemized response. 1. At the City's request, a traffic engineer was consulted to quantify anticipated levels of traffic which would use SW 116th as a north-south connection. The traffic engineer's preliminary analysis of the surrounding street system resulted in his opinion that a traffic study would not document an extremely high cut-through rate of traffic traveling in a north-south direction on SW 116th. The traffic consultant stated that streets of this level typically carry 500 trips, and this particular connection would probably carry about 400-600 trips. In this light, the applicant feels this shows that connectivity through the site does not provide a level of relief sought by the City and therefore is not commensurate with the loss of native habitat and the negative environmental impacts which result from the fill needed to construct SW 116th through the project. As a result of this review by the traffic consultant and the change in perspective provided, the applicant will not be providing a traffic study as requested by the City. 2. In your letter you point out the statement made by Westlake in the application narrative which says that "a road extension is not in complacence with presiding federal and state agency policies." This refers to the letters submitted into the record as Attachments E and G by the Corps of Engineers and DSL. The-agencies state that their Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150, Tigard, Oregon 97224 preference, if a connection is mandated, is that this connection have the least impact possible, and a pedestrian connection is the agency's preferred alternative. The applicant has stated that a road connection would not be in compliance with the practical alternative as stated in 40 CFR part 230 quoted by Janice Stuart of the Crops of Engineers in her letter of March 11, 1998. 3. Westlake Consultants and DAAL Homes/Eaton Properties believe that a road connection through the site will have extremely negative impact to the wetland and surrounding natural systems. The required fill area would be over twenty feet in height with side slopes at approximately 2:1. This fill area would extend approximately forty feet on either side of the right-of-way. Including side slopes and right-of-way area, this results in a fill impact area over 120' long by the width of the ravine, and is a significant negative impact to the wetland and surrounding natural woodland habitat. Please refer to the attached preliminary plan and profile which shows fill impact from a road connection through the sensitive lands area of this site. 4. Initial meetings and conversations with City staff in May of 1997 included a discussion of alternatives to curb cuts for those residential units which front onto Fonner. These lots are currently identified as lots 1 through 4. The 20' ingress/egress shown on the proposed preliminary plat is proposed as an access alley and was offered as an alternative by Will D'Andrea and Brian Rager, of the City, at the May 20, 1997 pre- application conference, as a viable access solution for lots fronting Former, as curb cuts from Fonner would not be allowed. It is the applicant's understanding from these conversations that this was an acceptable solution which did not require a variance. Based upon this direction from the City at that time, the applicant believes the proposed access alley does not require variance approval. 5. The application narrative addresses all pertinent criteria of Section 18.84.040 as provided on pages 22 through 28. All criteria pertinent to 25% slopes and drainage ways have been addressed. As the site is not included in the adopted 1981 Master Drainage Plan and no fill is proposed within the drainage ways, the criteria of Section 18.84.040 (C) (5 through 7) do not apply. All other criteria pertinent to the Sensitive Lands Permit have been addressed in the submitted application. 6. The arborist report included spreadsheet summaries which stated that 58% of the trees would be retained and 58% of the canopy coverage will be retained. Please note a correction that 58% of the trees will be retained and 57% of the canopy will be retained. 7. A future street connection to the west from SW 116th is not feasible for the following reasons: 1. Existing lots to the west of the site are held in individual ownership's and are not of a size to adequately design lots on the south side of a street that will meet reasonable dimensional standards. Extending a street to the west would leave only remnant lands to the north between such a street and the existing wetlands. These remnant areas would not meet any minimum standards. 61911/corres/lt629tig.doc 2 2. As these three properties are held in separate ownership, it is not feasible to assume that a consolidation of property would occur which would allow for development into higher densities in this area. As required by the City, the Future Circulation Plan does show that should re-development occur, access to lots that front Fortner would best be accessed by a similar alleyway as proposed for lots 1-4 of Hunter's Woodland. The above clarification provided is the extent of information that will be provided in response to your letter of April 16, 1998. If I can answer any questions for you regarding the content of this response, please contact me at Westlake Consultants. I would be happy to discuss our position with you. At this point, Westlake Consultants, Inc. and DAAL Homes/Eaton Properties request that the City of Tigard, in conformance with ORS 227.178 (1) and (2) proceed in moving this application forward to the public hearing process for review. As this application was submitted to the City of Tigard on March 19, 1998, the City is required to move our application forward on the 31 st day, or at such time after April 19, 1998 as requested by the applicant. Thank you for your attention to this project, please contact me if you have any question or concerns regarding the above information. Sincerely, Pamela Vann Director of Planning cc: Pamela Danzer, WCI Len Schelsky, WCI Dave Amato, DAAL Homes Mike Woodley, Eaton Properties 61911/corres/lt629tig.doc 3 IV, i 13 ,r • X15 \ 1 +yi . COWIECT 10 EXISTING STREET r MATCH TOP OF CURB AND A.C. REMOVE EXISW FENCE S`X 176TH AVENUE Env - MOO . OtV • 1sa s A0• M1lt M 7R . W70 ft a" mom e'I I 1p~'IC 1 AO • -L1 IC . nm L 1 t4D/ Ic 1 230 ~ 8g ~ ~ ~ ~ ago i 220 220 218 / 213 DATE DRAWN BY WESTLAKE 210 210 CHECKED BY CONSULTANTS Inc. air EVGINEERIN'G • SURVEYING • PL INNING REVISIONS _ PACIFIC CORPORATE CENTER 503) 684 15115 S. W. IGARD,OREGONU97?244~{Y, SUITE 150 FAX IS03) 624-01157 10+20 10+40 10+00 11+20 11+00 12+00 12+40 12++40 13+20 ~ T x% \ Y 1 % x l I - y~• \ xll~. % Y \ Y x X .:p x r~ . x x Y I x a x _i SCALE: 1 = 50 z \ x % x :A x I a t, ® TREES IMPACTED FROM FILL. x Yx x y x y xx\ 'r .•f.l' 'i•' .~I. z• I Y x y J Y 1~~\ FF I \ Y• • 41 1 y x% _ I i,•^~ y I Y rx v! ~vx x x \ x x .ax + x % L - ;L Y x-Y - - x % Y x . y x r x x x x Ya w\ z z x Y X, x } x% J x x X, ` x x x % x x x x % DATE DRAWN BY III WESTLAKE CONSULTANTS INC. CHECKED BY ENGiNEERiNG ♦ SURVEYING ♦ PLANNING REVISIONS PACIFIC CORPORATE CENTER JOB NO. 15115 S.W. SEQUOIA PARKWAY SLITE 150 (503 883-0852 TIGARD. OREGON 97224 FAX 15031624-0157 aw ~ lau~9ns3a nva ~ LAW m ICI Noi.LIAIClQn9 N2lNNO~ r Kivm QQUJ - 19'01 l iaA7 ~ I O w a 8 y, J c~jj N NN U v~ CIA, awl cri ; ('AY {rill) nMd YW 00W"t Yls - ! 28' IK +11 als a• Le ag i` ais + lid I co (C) LLJ b % - T• Q. 4 or 1 nu r ' W/ vi C) .F lij C" / y 4i + i 01. _ Y7 = x x7 % 9 y 10 = tl~\\ ` ••\`x \x \ `ti`e 81 x \x x = x F \ 4~\ x . X x x x y ,1 XI j t 'YV.' ~Y PE~l R • l x I~ x / x x AVENUE % 'max ~ ~ i~ z ' X % y - TREES WETCMD IMPACTED , X\, : ` • ` x;~ x FROM Fl LI_ 1!ti a\ D. • 4% _ " 1 " % ` x = y xx I x 1~ .\Y \ X x`' BUFFER ' FONNER SUBDIVISION { \ \ ` t ` % =x ALTERNATIVE LAYOUT x x `vX'• x CT x Y1 v x x x x x - r, x x , x y y .I x xI I y t x\ ` Y \ Y z-t FONNER STREET y DATE DRAWN BY III WESTLAKE CONSULTANTS mc. CHEO(ED BY REVISIONS ENGINEERING ♦ SURVEYING ♦ PLANNING PACIRC CORPORATE CENTER ISMS S.W. SEQUOIA PARKWAY, SUITE 150 (509) 884-0852 !Joe NO. iTGARD.OREGON 97224 FAY (509) 824-0157 k April 16, 1998 Pamela Danzer CITY OF TIGARD Westlake Consultants, Inc. OREGON 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97223 Re: Notice of Incomplete Application Submittal - SUB 98-0004/Hunter's Woodlan ub. Dear Ms. Danzer: The Planning Division has conducted a preliminary review of Subdivision (SUB) 98-0004, an application for a 19 lot subdivision, and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing this application pending submission of information to address the following concerns: 1. TRAFFIC VOLUMES/REPORT. The narrative states on page 52 that "SW 116th Avenue is not designed to support the number of vehicle trips associated with a residential sub-collector street classification in which commuter traffic is addressed. The additional traffic generated would by far exceed the anticipated traffic flows initially anticipated on SW 116th Avenue when it was approved by the Planning Commission. To change the functional classification of this road in order to accommodate the expected traffic flows, the City would need to propose an amendment to the Comprehensive Plan Transportation Map." Page 48 of the narrative states that "extension of SW 116th Avenue through the subject site could easily result in traffic flows that would adversely affect safe and convenient transportation" and "the potential of this connection to be used as a bypass of the SW 121st Avenue and SW Walnut Street intersection would create traffic flows well above the established maximum criteria of a residential access street." Page 49 of the narrative states that "the proposed planned development will generate 152 vehicle trips" (this is well under 500 trips and there is no report that details the expected flow of these trips, leading to the expectation that not all of these trips will be on SW 116th Avenue). Page 52 of the narrative states that "increased traffic flows would adversely affect public safety and livability." Any statements made regarding substandard conditions, flows exceeding classifications, adversely affecting public safety, etc. - need to be substantiated in some manner. A traffic report or analysis must be provided if such justifications are to be used for complying with approval criteria. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Page 1 of 3 Also, it should be noted that the City has received no such concerns since Hunter's Glen Subdivision made a connection to SW Carmen Street. If this traffic study is not provided, the City will likely recommend denial of this project due to lack of information on which to reach a decision. 2. DIVISION OF STATE LANDS FILL PERMIT. Page 60 of the narrative states that "federal and state agencies support the proposed road termination option and that a road extension through the wetlands is not in compliance with presiding federal and state agency policies." The letters submitted do not state that a permit has been denied, only that they prefer avoidance and that appropriate permits must be applied for and applicable criteria satisfied if work within the wetlands is proposed. Section 18.164.030.G.2 states that "the applicant must show why the constraint precludes some reasonable connection." The applicant has not provided evidence that such a connection is precluded due to the presence of sensitive areas. 3. STREET EXTENSIONS. Section 18.164.030.G.2 states that "the applicant must show why the constraint precludes some reasonable connection". Page 47 of the narrative states that "continuation of this existing street through the subject site is impractical due to existing topographic condition." It was not apparent that any evidence was provided that showed that topography precluded such a connection, i.e. grades cannot be provided in accordance with City standards. 4. PRIVATE, STREET DESIGN OR VARIANCE. Related to lots 1 through 4, the narrative states on page 54 that "the proposed private streets have been designed to meet private street criteria as established by the City". Section 18.108.070 requires a minimum pavement width of 20 feet within a 25-foot access width for streets serving 3-6 lots. Page 45 of the narrative states that "the City Engineer may adjust design specifications of public improvements." The proposed streets are private, not public improvements, where the City Engineer could grant adjustments. Design criteria of Section 18.108.070 must be met or an application must be made for a variance to these standards. 5. SENSITIVE LANDS PERMIT - APPROVAL CRITERIA FOR FILL WITHIN DRAINAGEWAYS AND STEEP SLOPES. A narrative addressing Section 18.84.040 must also be submitted. Page 26 of the narrative states that "minimal fills will be required within the drainageway° and the plans show that some work will be done on slopes greater than 2511X0. A sensitive lands permit will be required for fill within the drainageway and steep slopes. The application will need to be amended to address the applicable Development Code standards. 41*16/98 Pamela Danzer, Westlake Consultants Ltr. Page 2 of 3 RE: Incomplete Application Submittal/SUB 98-0004 i 6. TREE INVENTORY AND MITIGATION PLAN. The narrative states that "58% of the trees will be retained and that 58% of the canopy coverage will be retained. Please clarify that the 58% is, in fact, for both the number of trees and canopy coverage retained. Also, a plan sheet shall be submitted that identifies-the-trees according to the tag number as labeled in Attachment K. 7. BLOCK DESIGN AND STREET EXTENSIONS. Sections 18.164.030(F) and 18.164.040 require a future street plan and specified block design criteria. Based on the Redevelopment Plan it appears possible to provide a future street connection to the west. The proposed subdivision plan shall either provide this connection or demonstrate why the connection is not required based on the applicable Development Code standards. The aforementioned traffic study should analyze expected average daily trips with the extension of a proposed street to SW Fonner Street and with a street stub to the west. Numbers should also be provided assuming that either one of the connections is made but not both in the event that this option is required. If you have any questions regarding the information contained within this letter, please feel free to contact me at (503) 639-4171. Sincerely, 71p" Mark Roberts Associate Planner/AICP i:,.curplnlW 1Mub98-04.Itr c: SUB 98-0004 land use file Jim Hendryx Dick Bewersdorff 4/16/98 Pamela Danzer, Westlake Consultants Ltr. Page 3 of 3 RE: Incomplete Application Submittal/SUB 98.0004 WESTLAKE CONSULTANTS iNa TRANSMITTAL ENGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: March 19, 1998 Project No.: 619-11 B To: Mr. Will D'Andrea Project Name: Hunter's Woodland CITY OF TIGARD 13125 SW Hall Blvd. Tigard, OR 97223 From: Pamela Danzer Re: Subdivision Application No. of Copies Dated Description 1 3/2/98 Signed Application Form 1 Title Deed 1 81/2" x 11" Site Plan 1 Neighborhood Meeting Packet 1 Abuttor's List 1 3/12/98 Filing Fee of $3,221 (check no. 12856) 15 3/18/98 Narrative with supporting data Comments: Fax ❑ No. of Pages (including cover) _ Fax No. Mail ❑ Messenger ❑ Overnight ❑ Hand Delivery ■ Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150, Tigard, Oregon 97224 1 FAX TRANSMITTAL Date March 3, 1998 Number of pages including cover sheet 1 To: Pam Danzer From: Will D'Andrea Co: Westlake Consultants Co: City of Tigard Fax 624-0157 Fax Ph 639-4171, Ext. SUBJECT: Memorandum MESSAGE: Pam, I just wanted to clarify that the City does enforce the Solar Access standards. If the applicant shows that a lot meets the requirements for exemption, then the City will allow for exemption. The Solar Balance Point will still apply for lots that have been exempted. I:IENGIFAX.DOT - ~ I 03/03/98 14:19 $503 684 7297 CITY OF TIGARD Z001 ~8:s~~~~xc~x&~:2~%k:x~:x&~k&ksE&xc~C ACTIVITY REPORT TX/RX NO. 9978 CONNECTION TEL 5036240157 CONNECTION ID START TIME 03/03 14:18 USAGE TIME 00'28 PAGES 1 RESULT OK FAX TRANSMITTAL Date March 3, 1998 Number of pages including cover sheet 1 To: Pam Danzer From: Will D'Andrea Co: Westlake Consultants Co: City of Tigard Fax 624-0157 Fax Ph 639-4171, Ext. SUBJECT: Memorandum MESSAGE; Pam, I just wanted to clarify that the City does enforce the Solar Access standards. If the applicant shows that a lot meets the requirements for exemption, then the City will allow for exemption. The Solar Balance Point will still apply for lots that have been exempted. WESTLAKE CONSULTANTS iNc. MEMORANDUM ENGINEERING o SLTRVEYL'VG PLANNING Phone: 503 654-0652 DATE: February 27, 1998 TO: File FROM: Pam Danzer, Westlake Consultants, Inc. RE: Fonner PUD Submittal, Project No. 619-11 B CC: Dave Amato, Mike Woodley, Will D'Andrea This memorandum summarizes my meeting on Thursday, February 26, 1998 with Will D'Andrea, Associate Planner with City of Tigard at the front counter. Per our discussion regarding the Fonner Property Planned Development submittal, the following was said: • A Conditional Use Permit will need to be applied for as part of the application addressing the inclusion of attached single family lots within the application. It will be heard by the Planning Commission as part of the Planned Development. Criteria within the Planned Development section of the Development Code will prevail regarding minimum setbacks and lot areas. (Chapter 18.130.040 & 18.130.150) • The Land Development department of the City does not stringently enforce the Solar Access for New Development section of the code. If reasonable argument is presented, the City has a history of agreeing with the findings of the applicant. The Solar Balance Point section of the Code is applied at the time of issuing building permits for the individual lots on the site. (Chapter 18.88.040) • In reviewing the City's density computations it was stated that in order not to penalize developments with private roads, the total area within the private road tracts and/or right-of-way of a proposed streets can be deducted in place of the standard twenty (20) percent public facilities deduction as stated in the Code. It was also stated that density numbers cannot be rounded up to the next whole number; a computation resulting in 17.6 would yield 17 lots for a site. When calculating density transfer, one needs to look at.the area as a "new site" and deduct the standard 20% for public facilities before calculating 25% of the transferable area and applying the zoning density. Deducting lands dedicated to the public for park purposes is usually done as part of the recorded plat and is therefore not deducted from the density calculations upfront. (Chapter 18.92.020 & 18.92.030) Memorandum to File February 27, 1998 Page 2 of 2 : • A Variance needs to be requested as part of the application to address not extending the stub street through the site. (Chapter 18.162.030 (F) & 18.162.040 & Chapter 18.134) • The City is flexible on the species of trees used as part of mitigation. They have the "Tree 2000" program to which mitigation moneys will be given. There are no sites identified as possible areas to plant mitigation trees. These meeting minutes intend to represent the discussions that took place. If you feel any item is misrepresented or missed, please contact Pam Danzer. PCD/lad h: ladmin 1061911.9711andscplmm22698.doc FROM :503 795 7677 503 79S 7677 _ 2998.03-09 _-16:41 #1S7 P.02/10 • r r...: 930~38~Si~ ~ f vat" a cheap is regntated, after resordia>g, runts toI ' p seed AU tar statements tag Ulta it. BOtdiabOk 5620 M Sewall Rued 5420 = 8600641 Road :Z 2417 r, O~ 901n a 1!lSZaborO, us :7220 - CM 4110 ASSS Or ~'S Tht tract cansideration fac this coaveyamm Le S-0-. M"M it. BDma= and YMM it. m muses, Asa, 9011"y to aAVM A. 1walcow and TV%= X. 1ttAmaw lrasteea cc their saeassemrs is 'r~tuat wader the welter it. Living Trost aadzmW amendments thereto dated ntosabeer 26, 3912, an - sadividsd one-half Grahtos's iataset in the follwiaq datasibwd geopertias• sad C u"y to 2YOI~t B. 2OFMCWX and Waft t. . ftnatom cc their r-M" fora Is Trust madw the Tveans - M Bosdiohak Living tPost:end sot data tasz.te dated _ Dow 24, IIdescribed M, an undivided hat; ftantas's iatateat is 00 following prGIMUS1152 Lot 23, HAS AMM US=# in tbo l~abewo, County MaehLogton and State of Oregon. UVO.; 2 - Beginning at a paint sat the South Line ad Let COR9.S05 211Vldoas, in the M of Cornelius, 1►aehis9tao County, Omica, sad an the centerl3a+ of Basaliae load, at a point Mq feat toast of the Southeast comet' of said lot; thenso hest algae the Bald South-line, 70.0 feet= theaoe nwtb parallel witi the seat Lift of Saul let, 230.0 tat; than" East parallel, with acid Swtb Use, 74.0 lest fed - theme South 234.0 feet to the place at begisnL g; ZWWT iWOON M say portion thereof lyLeg ritbia the baoadaries of ~ _ pablia ,roads.., _ . _ . 1 3 - Lot 7 Block 1, MUST V22N• aaoor+ding to the daffy seoacded sap sad at tbereef. past of tract 72, CWMILas 8svisena, more 9ctLeai M11 dsaeribed as lollorat Beginning at s point an the south boundary of the Oregon alait=ic Railzosd iiglst of ` way, wsid.point baisq 190 fat east at the west life of tract 72, Cosanlius snvizaas; theaea aaet aloaq the said railroad boundary S feet; tbeaee scats parallg,i »ith the - west ling, of said treat 72, iso felt, mmee or ines, to a J - point an this soap lint !Reseed usenet nest along the south Line of tract 72, S test; thence Xorth paraLlei with the 4• N W."boaadazy of tract 72, la0 feet to the pout of - Also: Black tea (101, Talbot's additita to Cernaliw. _ _ $a 5 - Cuing at the Southwest comes of rat 6, Block 16, is the City of I?.-et Oro.e, and running 0101e11 Sant an the South liaw•of Said Lot, 126.75 feet; theaoe Boca pazallal Ida the hest use at said Lot, 201.73 feet, sass as low to the laetth line of said urti the me 1lsaet oa .the north liar of said Lot, 126.75 feet to the West line of said Lot; theses 5oath oa the flat Use of said lot, 201.75 feet to. tbt platy of begifaing. 82M" IF TZERRYM the Bum U feet It ~ pig -Ilse South oft ofd off-aa2i acrws of tits teliwtq dttoribad- t:sett Bart of pas soat>arest gaartsae e! the L3astbestt gsastsr et tae aortatreet goartss of t>!d Soatb~est 4aa►stss ez. Boo 3, Mlt, A71F of the R.ll., Baahiagtoa fir, Ooeagsa, dtsaribed as !e]losrs: at a atone at seta NatWest CGRVAX of the tract. r ooarerad to Cottfsied l..Beelar.by Owed gook 107,pw 346, er~eL. L 69.97,- chains seat and il.29 ehaiat ;eaath et thg, •;1: Vard raft. aarag,e of said Ssatieat 3 an tw son". The at tba . FROM :S03 79S 7677 S03 79S 7677 1998.03-09 16:42 #iS7 P.03/10 '!sox" on-bait of the northeast quarter of Mrs themes South 01.29,300 East at- the last lies of said Bowles r tract, a distaaca of 790.!7 toot to the Sostbaaet ooea¢ od r: - that tract omm3od to eowa>d E. Nisttas by deod raeojiird is LL = Deed Book 44or Daga 115 said oatow being the true ptare of , tba SS o, catfi lees of aald Ritter tsaasi K.B8 lent tothe m seaterl3ae of Carty I MA No. 319; thence following the cOnts4ine at said aaseet~r r"oad"~ South 16003• Lot 367.94 . fMt• tbsuae alesg the oanratl~ of acid Ott aced, South 31'51'30• Sot ti65.37 feet to the eesth Lisa of said Semler tracts theme North 58034" East 65.4 feet 4unt the South Linn of WA Haalar tract to the soatbsast aossur tk*=W1 then" North 01'29136' Bast alms the Bast Lins•of maid sodas !swot, 599.30 feet to the true pisee of bagioninq. 2 - Lot 30 and the hest 30 feet of Lot 29 leccma►it . iu tJds Cewntt -of -Aftington and state of Zoom' the Haar line of said 30 foot strip Wag par el with nd - - 30 feet distant from (whom ,oared nt r2ght aamgla to) the Meet lira of-said Lot 29. - pares! 6 - The soatbazly 217 feet Of-the tolxariIq daeardbad tract: 8egiaoiog at it paint co the east Lis: of Lot Sr _ Pl1D2'~2?IOii to Parent fame, Oregmm+, wbich is South ril- Want of 468 feettsnthe~ - - - northeast comer of said lot and ramisg demos south 0011' we 167 feet, sore or live to the northeast octane of that = tract ocaveiwd to Cmr ~au[teem and ldith Chadmosau, husband and wife, dead reooeded is Dori 3eeosd400, at pop 3891 W"Ungtom t went along ~ Dead Book 2 ~ the said aorta Liaeof said Cbscbmam _ treat 206 test to the southeast earaer..of a-tsact••coare=ed - - - - - to Gamalwearwr wmd wife, by dads eeied Dead aftiodar mahin9ton county, Grogan, Dead Boob 203, page 301; theme North along said east Liao 147 feet. mre m: less, to the southwest cozens of a tract oomayed to 1e.L. Van Rinkla ad wife recorded in Dead Socards, Neashl.agtan County 09"00, = and Book 792, page 2791 thaws South 89.57• east 208 fet, more os lone, to the place of beginni", Exaspung. t>eratsami the following described tracts - esginniaq at a point ac the asst Lin, of lot S, vmitwale tioo to Forest Grove, at the aosthemm comae 09 that l tract coavoreet to wiafitd L. want by dead recorded in Dad ~ Records, •asbington Syr . Dead soon 317 at 4361 thanes east an the north = of said Arent tractpisl fast: thence ,oath parmnal with the east lies of said Lot 5, a distance of 58.5 teat/ thanes Bast parallel with the meta line of said Axamt tract Lai feet to the Boat line of said Lot 5: theses North 55.5 fact to the place of bow =4 04' :r 8e at a point on two east lies of Lot b, riaLLVala iddi~ Foment Grove, 1Mahisgtps County, creymas which is South 0.11• Nest 3885 feet-of the northeast omer of said lot and zvnainI thence north 89057, went 208.0 test to the oast Ilan of tsatet oosvoled to SUNNI C. weaves and rift by dead reeosded In deed book 230 page 3011 thwoe South along the east line of the. said Voaras tract 100.0 toot; thence South 99057, =ast 208.0 feet to the East fine of said lot and thence ibstb 0111• seet'108.0 fuse a.~ to the FLca of boona"g. tot 16, W XGUM isZ01f, -in the City of r County of 71mnaingtoa and stab of Oregon. JW2" Vm Seat 2-12 wres of that of Lot a, MWAM's IDDIV am in the Denjasda Stewart me, 213,E xw, of the x.el., as shoat an the duly recorded mma.wad mitt theermt, ltiog south of that certain treat od.,load se:yN►e=ed - h7r,Chris '8momao am Mmris Smmose .to Virgit c. east-a" _ _ Ia+p 1:-:' :066D• 711rDlam' -0p COii~ICr •Z ~e XI sit A N » IOa p ~ ~ ~ O ~ l~A y~ f y N R A r~ pp ~~yayr M ! ` W •l pM at o O~ ~ ~ A'q~~~•~N~~Q ~ ~ I f' 1 O ~ 6 , ft ~ 1 • W Y ~W 1 1 a~~OA~~+W f` ~ t rl to go i 9 r v f . ~p~ ~r~ R ~f r e w 1 YI N ~ N N~ Q a R« , ~ ~~i • ~ 00 pN w Styr) Pp ~M aR~$ 4If p ~i i a1 ~p v 01 .~r~eeff 1`Y nSR MO• etf~ YA i~i7 n~ ~ i O ~ °•3~ ~ Y~ O • ~ •bw w R.S OOOO00 iill''~ • u0 N . . IrV P 1v d p N Mfr o S • u.•p M 1 J oil& t 9'.* 9 too. N r. ILI a S:1 r cwr be 94 1 g a i o M ?io a CIO 3 fit we. c. Iwo nillui~Itt~lii+il~!yipul i{!i n raft i I !!fnfll li~';T," (tl~III'~i'ifi ,r jI:,1~~,:,• ! .I Tom, ll 1 ~'il i. >I Ifuf r O1 A tt r gV ! 9 r FF20M :SO3 79S 7677 S03 79S 7677 1998.03-09 w 16144 #1S7 P.OS/10 - _ - TOMOUPOW= $treat With the awnteclifte of 23rd kveaae; throes por" :as• 22.11 feet to the mutbcsst aotltat of that treat at land :ea =0094" is Book 441, Page 257, of goad Savosds, Radangtaa - a., C t7r Oft9cal tie Beat 95.11 f»t to a Pais! 12.41 lest 3 seat of the neater line of •o" street extindtd Sagul ttiiaee South 29.11 feet to a Point 30 lest North of the eaatar"line . of 23rd ; tbmws west 95.21 feet to the pout wi b@W=4&q, SU in the n V4 the S2 Wl4tr , easaiegton toasty, dregoa t /a of fee 7i, 4170, Lot lr sad the Sant 23 feet of rat It Aloah 2, y L~1' Addition to 2bsaat lwe, twenty of Raekingtpu, auto of Oregon. Fi! 8O a of the x anah Malkas and Rita -A* W N• 1-6=3 6, '!ln_.-SAW N.M., ead daaosibet8e toLlpWi 206inbift ft ;:t on the a Creek Bead north ;4s1 07 Hest 58.63 it.~trae as anon rods 'situated at the i=ternatlm of the Mast 13ae of Gales Crimea Rona with the North lima extended of fbird Ave. Scrtb 1st-the of Forest 6rars 4city 3. 11'eit 59, t ~°~r ~d rumLiaq th.sea Sesth- 23 ttW tbeaea Beat 54.37 it. to the garner o3 the avem 4ousa property thealai Worth 41007' Peat 54.76 ft= _ theme NOt:tb 700231 Beat 83.09 ft; thwaa narti 49*S31 Bait 20.65 tt. to the West liar at the Galas Creek Used; thence ~V Seam 419071 Best 60 ft. to the plow of I=$ Doi" a portion Of the said B1loamah Milker 141, sad t as irnnvit...et on 1t►s a..• 1:....9 et.Uw ccwk ~ ~~1.07• Rost 36.4 ft. free en Iran s,,d aitanted at tbs iateraaotloo o[' the best line at 66100 Ctaek Reed with the North Lim Sxt=dad of 2hlsd krume north is the city of >rwvvt Vie, aresea and tsar said he~inaiag paint cunning thanes Newt 74.03 ft; theme fteth 40 33• Beat 19.23 ft. to. toe-wastasly free: of • iaia•-GLlei Croak-20"1 taseee--smith - 41•07• Bast 22.35 h. to the place -of bm#naiaq. 4eaetal 39 COMOM oimg 335 test Rama of the aastberest caster of the South one-half i! Lot 4, P8Drium AAa=MX to the City of rarest Gro", Masbiagtm county, O;e9mP sunaino theme Sant 326.23 lest; theme earth 132.93 feet; then" vast 325.25 feet; tut ee Math 133.93 feet to the place of = llnr#a~q~two tract 'i ~ sere, sear. oa Sass; 7198 the the Nastherast Career of the Se~aov. feet Vox-th e~balt lof7Tat 4 in said _ nuit'vale Addition; tlsebee Bast 325.25 lest to as i:en pipe: tbwaow North 132.93 feet to as iraa pips; theaoe West 230.25 feet to as iron pi~ai there South 117.93 feet to an i:aa y phn? t 0 R~ei4 9S feet to a atakaW theme so" 16 feat ~ to the 911 of b.ginaLog; aad. OUWP =2 Commming 217.07 fast Nortb of the autbwest oeroes of the South one-half 0l'7tot 4, said ftWlwals Additiou; zenoiaq thome twit 95 teat= themes North 52.5 feet; theme A 95.0 teat; theme South Sj.S feat to the Place of beouaiaq. - Barth feet at Lot I and the DWrth Gi.52 !-eotOLot T,wBlock 2,0Bnob Rill Addition, in the Cotten of f Vubiagtan and state of 0tw9oa. X21 Le! 10 Bloch 13 •cwmliua". Mashimgtm county, . QZ"QQ' - ftwL2LU • Sat past of this *M Bran DLC 971, in 112, RX - sad K0, in l1N, Bpi, and Of the nralag► xalheY = t53 in "at jail of tM •.5., M40biagtm Gauat7, Oregon, boUded and - dsiat:ibed as fal2ais t •200=4tog At the 6004bbast-COM9 of tar; eeid.Mdkey =4 and =-=W w thanes gas" 1-122 raft to the 10rtbewat Corawr of a 1's9s,: D0 AM ASNIOUN it of ~ 4t - F -bog pFtpM : Se3 79S 7677 S03 795 7G77 ig98.es-e9 16,.44 11157 P.m6/10 ' ' - tta0t of Owt onaebulf aata fo=WI7 commyOd by z= S. ~ falcon to S. ftank Colder is 6"d Beefs 34, 3181, thease ~ dart 1.75 ohaiss to Aerth"et oof'sea: of stud treotI I& *I Beads 1'34' Brat 4.10 obairs to tbs Aorthasot corner a! • trwt of 10d Of about 11 +osse faSMWIT - by. Isb S. >'W*L t to V. N. Pardla it dad book A, 'Pa4a i tbaaos Santa 19.10• Coat &Laag tbs #ertd lima of each tract 42.09 chains to a ppoosst; tbowe 90stb 0050' feat 1.33 aitaias - to a posts thteao 9sotta 49010' West 5.00 chants to odntas of ooanty toad laadiuq Start Forowt GMe to thatobw; th mca 8ctth 101915' most aloo9 osatar of acid road, 2.25 Chairs! tbMa Berth le deft along 0e8tw of said 904d-3.20 cba w - - tbSWS 1 at Sfd i109¢•Uwy MC 133t lthaaeet Earth to the pleoe of b~la9! r- alscassrrll~ sBO~oaa that oast CEO-Slad to BkAW LOOie Qo'it . et aft, by dead "COM d MCGh M .1931, is Ve" Mobk 442. - pegs 237. SIC"-f 11M ~ portion tbgrwf lying vLthiA 'the bann4arize of mu'4 ZIAM" • Lots 1S 4 is, 81aeb 2. 4JIM vMF in tbs City of pptaat am-, lwhiastoa Como, octagon. _ i i lPeraai to • 1 trwt at land situated is the Southeast sae- quartos of t!N S0ztbwsst eea-gaastat of Soo 3, 528, 219 at tbs 11011., in iashingtou Comity, Otogea, beieq ~ patt3oularly described m loUate• _ i • 204asin9 at as it= pipe is tats asoct~ of fic 3, 228, Fttt, 1!.U., waahington county, 4 - Agos. rsmning tbsaee Sarth vas, Bast ca the asatec lion of said.8s«'Lion-61744 feot• tpetioa •80ath- 15 wnt-pt=s2lsl the Coster 334. OR Said isetUQa, 421 lastj thanes fattb 0•46 • nMt 337.34 laet to the asator Iona W=ULaq Seat I" u9st 1~e ogtbs lsectioned Lisalm 431 to the of X7'2110 therafran the fallawiAg deacsibed tract of U04 to Wits 2. 8ogian4ag at a point an the nest Bite of the vortbreet Dan- gwwtor of See T2s, Ely, 11.8., Aaahinghkatt Comity, Osrsgon, viich barns Borth 0946" Rest, 120.0-test trop Us Gootheaft sower ofsaid loetboost m%*-goester:• tkewo soQtb 19.37' _ foes;, Parallel rift the South lion of .aid lwttbssst aim - quarter, a diotme at 22S.0 teat to a point; theme Dasth r id east lice, 1;4.0 fast to a s._ 0046' Bast Paschal With $a Bats 7 tbsaoe 09th 99.37, Boot, p I&L With said Stags - . 225.1 fast to t point as o Bast lies; thsaoe loath 0.46' fast 144.0 feet t0 the place of beginning. t - ftat:t I • She t*UwLug 6asotibad portLe a of Lot 9, OOfIl0i1.201 1RIA0118, is the City at COrsallus, Muddoglor - Coma", or"Ou. of a to t=ft daeos30ed SA Beck 367. Rags 444, Wpb tb@ vasta:l7-line of Let 9, COBNW98 I!9l118R6 said point bei" to fast NOVA of the coatarliss of the 2naIatls.llalley RLONW; tbsaae Noath along t!M soot 11ae of Lot 9 a distawa of 170 twit, cafe os lose, to the saslb use of the etwte 09 OzegOa trees dsteribsd AS Boob 371, itit* 6761 1 them* 'pet 'clay said f0oth liss_a diet= ad 111 test; thsasa eoatidel to the Rtat UM Of Lot 9y Cgl=a= SSV7 , a of ltt toot, sane ae lass, to %be Mau Lisa 09 the Slats at 0o "M- haft Owexibed is Sock 363, r : 561, thecae' last . e10aY the liofth lime of asfd feet 211 . lest to tbs-PLOM 169 bsgiao3eg. - F is" :s. D61~ ~=BiSI~t at cwmgt r~ _ e a u Ii ~~-.i( J lu..~i ~1 ,1~1it_J.f ii, 1. L...ila~idi ~~i«i 11I IF Iliiliiiilli liNiINillilit!-llii:.1...ili AlNI1IL-i..' J. f 11 I6 Jill, a.III] •s•O o w I 1 F'" N a .01.3 i - t' I fill ! i• ~ ~ ~ ~ .51w y ~ ~ ~ ~ ag Aga . } I I g ~a■• ap sp! v,4' oil b bw tl p ' 'r 'C 1141 a r► " Aib. i ' f A Y bJ~ I oil vr M a•a...~ ~ ~ ''ft•i ~ v i ~ crti ~ w 41,11 on. "D V, R y y • Rq ~ , ~s. , $g, - :gyp at dkan O, V S N ~O MO M. 10 /o~••t M.. • • •swA MIS Hp 1111111 sit iton: 1110 1;, i i eM I p ~ - 14 0 a u V4 j 1 ~ 1J'"J' E ~ I 1 j :1~ lrrNi ► ~ lir! ~i i J ii in lip i ~i p r ~ d r i rl ~r irr i i 1 lilil(i 4 ili~iili ii f ~ 1 i i i~ 111.1 yp . p N AmrN b • N~ ~YN 1>Q ■"a ♦I • Ly -it M~ O . Ps .N~ Jill 14 a All 11 Jill pp . 8 V11~ S 11 l • P fo% I i I * , fall N fa 14 F . ~ sit. V4 V4 'It " 11 All all, 1 1 w HMO J1 A • wi Y v a N M' ►i~~~ 1~MAIM O i~ 1 A I oil. M ~~MMMMga all 11,14111026•O~ O ~ • .fe~» Vy~W O~~ • .tlp ~ ..I ^ w O M 1/1 p Ili O .1 liudal NJ -p; I U) . ' fill ,f „I , , ( f 1 f : i • ...1 i i--...... ! 1 ~ a ~ . 1 . ~ it 11 : i . i,~ +:I.. ~:A.~~tl t ; ~lAQJl 'i~ N got • W OI II M M~ N Q t ® w ~ 000... let 11 lilt I s~ fi. • n a o a q I~ r o~ C6 1 ~~0 ' I • • • 0 + + W v • ♦ S ♦ O • • Y ♦ L 1+ 03 10 44 • iL ~j 6 ~ it ~ ~.ii .r" 'f, : {'1 ~ 1.11 ' . • ~ I. :~~Q' ~ t't" ' ~ •t'n ! !'i' try r' t l >t~ 111 + t'"' ~ It il~~•I~~„', r. I 1 ;i rN to gV 9 r 0 m a u r ' v ; '®R ! • r ~ ~ M•N I-A ~ l •i _ ~ - .1•. ^t ~ ~ .:;r::.,:.:: M iii 444_ 3 Hunter's Woodland Neighborhood Meeting Packet Affidavit of Posting Affidavit of Mailing Letter to Neighborhood Members List of Property Owners within Notice Area Neighborhood Meeting Agenda and Handouts Neighborhood Meeting Minutes • AFFIDA%T OF POSTING NOTIZI WITHIN SEVEN CALENDAR DAYS OF TFIE SIGN POSTING. RFTLTRN TMS AFFIDAVIT TO: City :PlariniugDivisioiaA.:` . 22b SW Hall BouIevard':• . . . Tigard, OR 97223 I, Neil Fernando , do affirm that I am (represent) the party initiating interest in a proposed Planned Unit Development affecting the land located at.(state the approximate Iccaticn(s) if no address(s) and/or tax lot(s) currently registered) , and did on the 9-4 day of October , 19 97 personally post notice indicating that the site may be proposed for a development application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at on SW Fonner street, the south side of the tax lot (state location you posted notice on property) Signs re (in the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLI:TFlNOTARIZE) Subscribed and sworn/affirmed before me on the day of , 199 JOFFOAL.SEAL YNN & DUNN NOTARy pIJBUC, OREGON COMMISSION N0.046293 MY COMMISSION EXPIRES AUG. 16,1999 N A PUBLIC OF ORE,90 My Cc ission Expires: V (Applicant, please complete information below for proper placement with proposed project) T r~ OF PROJECOR PROPOSED NA.1Z: Fanner Street TYPE OF PROPOSED DEVELOPI ENT: SrnhA i v jg i nn ' Name ofApplimnd0wner. Dave Amato I IAddressorC-eneral-IomtionofSubjectP:opertyCorner cf Fonner Street and ~W 11~itY3 I TIgard, OR LSa_ject?:rover-yTaxllap(s)andZ.ot_(s)__2S1 3BD, tax lot 4400 --1 n •Jogaflpaayvraaas~siposcrst AADA`7IT OF MAILING STATE OF OREGON ) ) SS. City of Tigard ) 1, Pam Danger being duly sworn, depose and say that on October 23, 1997- 1 caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) sw Ponner and SW 115th Avenue a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at 151 1r, cw gp =,,n; a Parkway, Tigard, OR 97224 with postage prepaid thereon. Ignature (In the pre nce or a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPt.ETF1NOTARIZD Subscribed and swom/afiimled before me on the 10 day of Od4e,""J , 19t?. CFFICUL S:AUG. LYNN A. DNOTARY pUBUC, GON COMMISSION N0293 MY COMMISSION EXPIRES 18.1999 T Y PUBLIC OF OREGON My Commission Expires: (Applicant. ilease complete information below for proper placement with proposed project) i NAME OF PROJECT OR PROPOSED NAME: Fonner Street ~ TI'PE OF PROPOSED DE~f'ELOP'.4iE,N T: Subdivision ~NameoikpplicantiOwue_r Dave Amato Add.-essor GeneralLxationofSubject Ropert- _ SW PnnnAr anA SW 11 tith ~~bjer?racer-tyTaxNlap(s)andLot_(s)__?S1_ 3BD__Lot 4400 l - n:'rogn~oaayvnastus+~ru,~.m~ Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 { (503) 684-0652 phone. (503) 624-0157 fax 10/23/97 Dear Resident, - r - RE: Neighborhood Review Meeting - Proposed Planned Development . Westlake Consultants, Inc. is representing the}owner of the propertf locatedat the corner of SW,., ~r r t "Fonner and SW15th Avenue, specifically, Tax Map 2S1 3BD, T .1 ax Lot 4400. fihe site 1s 3.69 Z. rr~s acres and is currently zoned R-4 5. -A vicinity map is attached for your convenience. ` We are';' proposing a planned development to include both detached and attached single family housing. =r. -,:'Prior to applying to the. City of Tigard Planning Division for 'approvals necessary fora Planned ;j Development,-we- would like'to meet and discuss this proposal in more detail. We will be looking for opinions on a preferred development technique of this site. Options of vehicle and pedestrian 'tirculkion along with construction of S.W. 116th Avenue will be discussed. We invite you to 'i 'attend a specially scheduled Neighborhood meeting. sk: Wednesday, November 5,1997,7:00 p.m. k-p~ f pr d City Hall - Town Hall Room '-:13125 SW Hall'Boulevard A The purpose of this meeting is to pro ' &a forum for the applicant and surrounding property r.. - #•P T owners/residents to review the proposal and to identify issues so that such issues may be f considered before-the'formal application is turned in to the City. -This meeting gives you the opportunity to share with us any special information you know about the property involved. We .will attempt to answer questions which maybe relevant to meeting development standards } :consistent with City of Tigaid's Development Code: - 's Please note. that this will be an informational meeting on preliminary development plans. These N plans may •be altered prior to'submittal of the application to the City.'. Depending upon the type of land use action required,;you may receive official notice. from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public hearing. "We look forward to more specifically discussing the proposal with you. Please call or fax me at . . the above numbers if you have any questions. = a WESTLAKE CONSULTANTS, INC. rL s Pamela Danzer ' Land Planner -Attachment 1 - Vicinity Map `~j ti' 1LAmbnin\61911\cor efteighbor.doc - : a::!•' S~ AMEBIC First American Title Insurance Company of Oregon An assumed business name of TITLE INSURANCE COMPANY OF OREGON WESTLAKE CONSULTANTS October 15, 1997 ATTN:LYNN 15115 SW SEQUOIA PARK WAY #150 TIGARD, OR 97224 fRFr.1=111F() OCT 1 6 1997 WESTIAKt w 4ovu NTS, INC We appreciate this opportunity to be of service to you. If you have any questions regarding this report, please call: MEREDITH 790-7879 First American Title Insurance Company of Oregon 1700 SW Fourth Avenue, Suite 102 Portland, OR 97201-5512 Phone: (503) 222-3651 Fax: (503) 790-7872 This title information has been furnished, without charge, in conformance withthe guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds; indiscriminate use only benefitting intermediaries will not be permitted. Said services may be discountinued. No liability is assumed for any errors in this report. Peter & Ann Lesage James & Gail Olson Stephens Norman & Susan Monaco 12495 SW 112th Ave 12578 SW 114th Ter 12555 SW 112th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 W Sharkey & Melinda Brooks Larry Emme Fred & Loreta Arant Parish 11220 SW Errol St 11221 SW Fonner St 11385 SW Fonner St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Leonard Greco Bryan Durnin & A M Julie Fred & Loreta Arant Parish 8151 Simms St 11465 SW Fonner St 11385 SW Former St Arvada, CO 80005 Tigard, OR 97223 Tigard, OR 97223 Ricky & Barbara Oak Ronald & June Hobbs David Fleming 11245 SW Fonner St 7205 SW Ventura Dr 11227 SW Fonner St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 John Voorhees & A Kathryn John Voorhees & A Kathryn Robert Davis 11145 SW Fonner St 11145 SW Fonner St 11195 SW Fonner St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 George Erickson Jr. & Ideen Marlene John & Elizabeth Gross Jon & Judith Fessler 11175 SW Fonner St 11130 SW Fonner St 11180 SW Former St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Colin Mortensen & Ane Louise Jesse & Ruth Metcalf Ronald Rissmiller & L Diane 11160 SW Fonner St 148 E Carmel Green St 11230 SW Fonner St Tigard, OR 97223 Port Hueneme, CA 93041 Tigard, OR 97223 Virginia Hodges Thomas Fisher Robert Holmes 11300 SW Former St 11370 SW Fonner St 11400 SW Fonner St Tigard, OR 97223 Portland, OR 97223 Tigard, OR 97223 Eleanor & Earl Quimby David Mary Lynn Filler Jay & Nora Beck 11480 SW Fonner St 11500 SW Fonner St 11550 SW Fonner St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Randahl & Rolise Lloyd Michael & Jean Merrigan Carol & Charles Barnett Jr. 19700 SE 21st St 11090 SW Fonner St 12653'SW 111th PI Issaquah, WA 98029 Tigard, OR 97223 Tigard, OR 97223 ' Scott Baker David & Judy Dresser Valerie Davis 12675 SW 111th PI 12695 SW 111th PI 12715 SW 111th PI Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 William Lacey & L Sherrill Derek & Heidi Lemieuz James & Lynn Stevens 12745 SW 111th PI 12775 SW 111th PI 12605 SW 121st Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 George & Jamie Wise Milton Pamela Fyre Laura Busby 12287 SW Lansdowne Ln 12121 SW Lansdowne Ln 12745 SE 21st Ave Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97222 Georgia Reed Cheryl Osgood & Terry Worrell Gordon Becker & K Marjorie 12795 SW 121st Ave 11782 SW Swendon Loop 12905 SW 121st Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Felix & Sally Laplante Steven Gentis Richard & Lisa Dawes 12145 SW Alberta St 12175 SW Alberta St 12205 SW Alberta St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Deane & Anna Sitzman Norman Leroy & Alice Pedersen Edith Vangoethem 12235 SW Alberta St 12265 SW Alberta St 12295 SW Alberta St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Thomas Bronson & J Brenda Delbert Fennell & M Mana James Nancy Kelly 12325 SW Alberta St 12355 SW Alberta St 12385 SW Alberta St Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97223 Karl Paul Buchholz Jr. & Lou Carol Edward Mariann Strending Daniel & Melodie Kelly 12120 SW Alberta St 12150 SW Alberta St 12180 SW Alberta St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Stephen Otting Carolene Doyle Lawrence & Sharon Stover 8885 SW Omara St 12135 SW Tippitt PI 13432 SW 136th PI Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Joanne Hall & W Richard Robert Sandilands John & Nancy Gibert PO Box 23961 - 12195 SW Tippitt PI 12215,SW Tippitt PI Tigard, OR 97281 Tigard, OR 97223 Tigard, OR 97223 , Kenneth & Annett Cardoza Rico & Gay Micallef Stephen Loewer 12235 SW Tippitt PI 12255 SW Tippitt PI 12275 SW Tippitt PI Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 17IGARD CITY OF Liviu & Viol Cristea Robert Ross Yarnell 13125 SW Hall Blvd 12295 SW Tippitt PI 13082 SW Bradley Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97224 Raymond Cappoen & Suzanne Robert Bledsoe & S Carolyn Lena Marie Williams 11710 SW Walnut St 11800 SW Walnut St 11770 SW Walnut St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Edith Brak Donald & Cynthia Johnson Jack Norman Jr. & J Mary 823 S Juniper Dr 11970 SW Walnut St 11930 SW Walnut St Moses Lake, WA 98837 Tigard, OR 97223 Tigard, OR 97223 Bonnie Venezio Roland Wood Elizabeth & Steven Allen 4030 Elm St 12070 SW Walnut St 12540 SW 121st Ave Downers Grove, IL 60515 Tigard, OR 97223 Tigard, OR 97223 , Jack & Leone Hughes Loy Carl Marsha Nix R Kelly Bergquist & M Merrill 12580 SW 121st Ave 12630 SW 121st Ave 12660 SW 121st Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Terrance Finstad James Daniel Thomas Malone & Susan M Pfahl 12065 SW Carmen St 5150 SW Landing Dr #111 11985 SW Carmen St Tigard, OR 97223 Portland, OR 97201 Tigard, OR 97223 Warren Johnson & F Margaret Thomas & Bonnie Liebl Nicholas Iadanza & A Margret 11945 SW Carmen St 11905 SW Carmen St 11865 SW Carmen St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 David Johnson & Julie Sharp-Johnson Maureen (Terri) Copeland E J V I Karlson 11835 SW Carmen St 11805 SW Carmen St 11765 SW Carmen St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Donald Campbell & W Alma Oscar & Deloris Clark Henry Rhone Jr. & Rosalie Wayne 11760 SW Carmen St 11800 SW Carmen St 11860. SW Carmen St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 , • 0 Clifford Maddox & J Carolyn Philip & Linda Biehl Michael & Nadine Reeves 11900 SW Carmen St 11940 SW Carmen St 11980 SW Carmen St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 -John & Janice Downing Constance Jean DeSilva Sandra Smith 12020 SW Carmen St 12780 SW 121st Ave 12880 SW 121st Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Eduardo & Lucia Ramirez Sandra Smith Lynn Standley & M Isabelle 12840 SW 121st Ave 12880 SW 121st Ave 12920 SW 121st Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Robert Kircher & F Phyllis Richard & Patricia Lofgren Roberta Vopat 12970 SW 121st Ave 11935 SW Fonner St 11905 SW Former St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Paul & Patricia Adams Sandra Smith Nobuo Sharon Le Kawasaki 11865 SW Fonner St 12880 SW 121st Ave 5750 E Hillcrest Dr Tigard, OR 97223 Tigard, OR 97223 Port Orchard, WA 98366 Richard Janet Bruno Michael & Joyce Ochsner Claire Griffm 11815 SW Fonner St 11785 SW Fonner St 11725 SW Fonner St Tigard, OR 97223 Portland, OR 97223 Tigard, OR 97223 James Ronald Baldwin Jr. Walter Hordichok & Yvonne Hordichok William Smith & O Margaret 11675 SW Fonner St 5420 NW Sewell Rd 11565 SW Fonner St Tigard, OR 97223 Hillsboro, OR 97124 Tigard, OR 97223 William Edwards & M Pauline Eldon Doris Branch Lyle & Rose Cox 13105 SW 115th Ave 13185 SW 115th Ave 13355 SW 115th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Martin Hoogendam Thomas Jan Hogue Jeffrey Hotchkiss & Deborah Searfus 13125 SW 115th Ave 13425 SW 115th Ave 13475 SW 115th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Lyle & Rose Cox Jeffrey & Barbara Kay Harlan James & G M McGoffm 13355 SW 115th Ave 13385 SW 115th Ave 13235-SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 0. - George & Vickie Lynn Hunter Jr. Debra Kay Mode & Terry Lee Fields Masahiro Furukawa 13215 SW Howard Dr 11820 SW James Ct 11825 SW James Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Salvador & Maria Arellano Eugene & Vanessa Foster Michael & Cassandra Woodley Susana Arellano 13085 SW Howard Dr 11590 SW Fonner St 13135 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Howard Boyte & K Marilyn Donald Holmes & M Joan Danny & Yvonne Valentino 11560 SW Fonner St 13050 SW Howard Dr 13080 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Jonathan & Clarice Schenck Carol Callaway Wayne & Carol Jeffers 13110 SW Howard Dr 13140 SW Howard Dr 13170 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Robert Niemeyer III & L Laura Mildred Hoyt Danial Parker & E Kelly Wrigh 16355 SW Sylvan Ct 13230 SW Howard Dr 11788 SW Fonner St .Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97223 Michael Mende Mark & Brenda Milos Richard Ellis & Lorraine Bettencourt 7265 SW 163rd PI 12020 SW Fonner St 13240 SW 21st Ave Beaverton, OR 97007 Tigard, OR 97223 Tigard, OR 97223 Richard Nichol & Louise Anna James Larsen & M Glenna Holly Norsworthy 11780 SW Fonner St 11720 SW Fonner St 11660 SW Fonner St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Ronald Diane Wilson Paul & Ruth Wood Jones Paul & Ruth Wood Jones 13200 SW 121st Ave 1132 SW 57th Ave 1132 SW 57th Ave Tigard, OR 97223 Portland, OR 97221 Portland, OR 97221 Paul & Ruth Wood Jones James & Karen Spangler Lonnie Norris & M Marilyn 1132 SW 57th Ave 13285 SW Howard Dr 13300 SW 121st Ave Portland, OR 97221 Tigard, OR 97223 Tigard, OR 97223 William May Jack Elizabeth Weeks James Sjulin & Gay Greger 13375 SW Howard Dr 13465 SW Howard Dr 4028 SE Salmon St Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97214 , Thomas Petitt Wilferd Wanda Krein & Wanda Krein James & Karen Spangler Sr. 13400 SW 121st Ave 13265 SW Howard Dr 13285 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Jack & Esther Otterson Kevin John & Lori Callaway Michael & Jennifer Jordan 13305 SW Howard Dr 13345 SW Howard Dr 13260 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 James Tedder Michael & Brenda Purkey Bich Lien Thi Nguyen 13290 SW Howard Dr 13320 SW Howard Dr 13350 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Jesse Sheron Gibb Sidney & Cheryl Johnson Bret & Linda Swopes 13380 SW Howard Dr 13410 SW Howard Dr 13440 SW Howard Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Anthony Tucker & E Joyce Peter Ernest & Jean Williams Dean Clifford Wheelon 13470 SW Howard Dr 13430 SW 121 st Ave 126 Belmont Ave Tigard, OR 97223 Tigard, OR 97223 Moses Lake, WA 98837 William Geil Bruce & Nancy Jacobson Richard Sverid & M Darlene 11840 SW James Ct 11860 SW James Ct 11880 SW James Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Karl Ellen Schun James Fogo & C A Judith James & Chris Stinson 11900 SW James Ct 11920 SW James Ct 11905 SW James Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Eugene Lewis & L Janet Margaret Avolio Kenneth Paul & Joyce Wilder 11885 SW James Ct 11855 SW James Ct 11505 SW Terrace Trails Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Jan Pierce & Kathleen Robert Dean Stimler & Ann Nancie Rocky & Marilyn Ford 11515 SW Terrace Trails Dr 11525 SW Terrace Trails Dr 11535 SW Terrace Trails Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 John & Agatha Roberts Dennis & Dawna Bergstrom Mark & Gwen Notos 11545 SW Terrace Trails Dr 11555 SW Terrace Trails Dr 11565 SW Terrace Trails Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Stephen Winona Wright Piro Arena Douglas Hall & Y Orock Sandra 11575 SW Terrace Trails Dr 11585 SW Terrace Trails Dr 11595 SW Terrace Trails Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Gordon Hewitt & O'Brian Mollie THIRTY ONE TEN HOLDINGS INC Mark Pendley 11605 SW Terrace Trails Dr 544 Ferry St SE #6 11625 SW Terrace Trails Dr Tigard, OR 97223 Salem, OR 97301 Tigard, OR 97223 Dennis & Victoria Moonier E Vernon & Arlene Crowley David Wayne Clark & Patti Laroche-Clark 11620 SW Terrace Trails Dr 11610 SW Terrace Trails Dr 11600 SW Terrace Trails Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 John & Alice Taylor F Wayne Schaefer & Constance Schaefer Anthony & Arlene McCasline 11590 SW Terrace Trails Dr 11580 SW Terrace Trails Dr 11570 SW Terrace Trails Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Ralph & Lois Knipe Garold Nancy Black Shawn McShane 11560 SW Terrace Trails Dr 11550 SW Terrace Trails Dr 11530 SW Terrace Trails Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Calvin & Francine Taylor Jr. Mitchell & Carla Shults George & Nina Hoashi 11510 SW Terrace Trails Dr 2074 Laurelei Ave 11015 SW Park St Tigard, OR 97223 San Jose, CA 95128 Tigard, OR 97223 Richard Murphy Arthur Richards & Cynthia Kevin Tufts & Amanda Brown 11025 SW Park St 13295 SW 110th Ave 13325 SW 110th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Scott & Tracy Clark Charles & Anna Ernst Clinton & Rhonda Phillips 13355 SW 110th Ave 13385 SW 110th Ave 13415 SW 110th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Robert Garner & J Lila Howard Carlson & S Jane Joseph Jebbia Jr. & J Lois 13445 SW 110th Ave 13475 SW 110th Ave 13505 SW 110th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Frank Kerr & V Katherine Robert & Betty Egge Kenneth Horvath & I S Susan 11415 SW Venus Ct 11435 SW Venus Ct 11455-SW Venus Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Richard & Judith Carlson Robert & Susan Garrett Jack & Mary Henderson 11475 SW Venus Ct 11495 SW Venus Ct 10915 SW Greenburg Rd Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 -William & Helen Evans John & Adrienne Newman Ted & Jane Mayhugh 11440 SW Venus Ct 13425 SW Genesis Loop 13455 SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 James & Linda Sher James Patrick & Mary Whalen Jerry & Arleen Barnett 13485 SW Genesis Loop 13490 SW Genesis Loop 13460 SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Harold & Constance Geck Barbara Kozak Melvin Minoru Kaneshiro 11390 SW Nova Ct 11360 SW Nova Ct Leiko Sugimot Arlene Tigard, OR 97223 Tigard, OR 97223 11330 SW Nova Ct Tigard, OR 97223 Andrew & Corina Lagravinese Harold Hennings & Joan Pamela Ann Erdmann 11310 SW Nova Ct 11315 SW Nova Ct 11385 SW Nova Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Bud & Carmen Spezza Mary Marion Linn & Debra Haglund 14268 SW 134th Dr 11280 SW Quelle Ct 11270 SW Quelle Ct Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97223 H Stewart & Lila Russell David Drummond Gerald & Phyllis Moore 11260 SW Quelle Ct 11265 SW Quelle Ct 11275 SW Quelle Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 David & Phyllis Jameson Jeffrey & Babara Carr Kenneth & Susan Grossen 11285 SW Quelle Ct 13340 SW Genesis Loop 11190 SW Novare Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Albert & Elizabeth Wiersema Geroge & Lois Ann Curtin Oscar Reza & Amy Cottier 11170 SW Novare Ct 11160 SW Novare Ct 11150 SW Novare Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 George H Saylor & E Alice Xavier & Sharon Rueda Richard & Nancy Crook 11140 SW Novare Ct 11135 SW Novare Ct 11145•SW Novare Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 I . Kenneth Bender & Deborah Varty TIGARD CITY OF Randal Foster & S Tamara 11155 SW Novare Ct 13125 SW Hall Blvd 11165 SW Novare Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Michael & Peggy Streicher David & Laura Ann Fouts Albert Nienaber & J Teresa 11175 SW Novare Ct 11185 SW Novare Ct 13330 SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 David Bundy & Tammy Tarbet Bundy Jeffrey & Erika Porter William Shake & J Deanna 13320 SW Genesis Loop 1190 SW Eden Ct 13315 SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Scott & Nancy Haning Leo & Susan Provencher Frederick Walters & Anna 13325 SW Genesis Loop 13345 SW Genesis Loop 13355 SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 John & Sheila Donnelson David & Vickie Sigafoos Mark & Roxann Balmer 11315 SW Ambiance Ct 11325 SW Ambiance Ct 11335 SW Ambiance Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Robert & Elaine Ramirez Thomas & Mary Leslie Randall Carrier & Cynthia Lund Carrier 11345 SW Ambiance Ct 11340 SW Ambiance Ct 11330 SW Ambiance Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Dale Smith Robert & Jeanne Rayfield George Bushnell Jr. & C Charlotte 11320 SW Ambiance Ct 11310 SW Ambiance Ct 111-80 SW Eden Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Hens & Donna Vanderschoot Gary Harrison & C Shirley Donald & May Lee 1170 SW Eden Ct 11160 SW Eden Ct 11150 SW Eden Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Ronald & Wilma Lambert Laurie Laubenstein & Robert Callan David Bjerg & Genelia Bjerg 11155 SW Eden Ct 11175 SW Eden Ct 13290 SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Donn Kulling & Robert Kulling TIGARD CITY OF Joel & Victoria Couture 13280 SW Genesis Loop 13125 SW Hall Blvd 11270,SW Morgen Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 , Joel Couture & A Victoria • tt Terry Metz & Lynn Vicki ferly & Robert B.owlsby 11270 SW Morgen Ct 11230 SW Morgen Ct 11200 SW Morgen Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 James & Renette Hier Trent Cave & Errol-Ann Simmons Esther Beebe Louis & Eli Bedard 11140 SW Morgen Ct 11145 SW Morgen Ct 16101 SW 72nd Ave #150 Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97224 Bettye Bader Dwight Sigworth & K Karen Thomas & Ruby McKernan 11165 SW Morgen Ct 11185 SW Morgen Ct 11205 SW Morgen Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 William & Darlene Lambiaso Barbara Sattler Roger & Maili Johnsen 11225 SW Morgen Ct 11245 SW Morgen Ct 11265 SW Morgen Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Phillip & Sonya Sakash Stephen & Timea Mahar John & Karyn Clarke 11285 SW Morgen Ct 11390 SW Erste Ct 11380 SW Erste Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Thomas & Deborah Abeyta Edwin & Ethel Honeycutt Jr. Jon Culbertson 11370 SW Erste Ct 11375 SW Erste Ct 11385 SW Erste Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Paul & Kathryn Schoppe Rodney & Rebecca Brummett Larry & Angela Frank 11395 SW Erste Ct 11490 SW Sonne Ct 11480 SW Sonne Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Laurence & Laura York Richard & Joyce Knutson Bryce & Deborah Hamilton 11470 SW Sonne Ct 11475 SW Sonne Ct 11485 SW Sonne Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Stephen & Diana Cutonilli Michael & Julie Cross John & Suzanne Riles 13220 SW Genesis Loop 13205 SW Genesis Loop 13215 SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Tone Pekich TIGARD CITY OF Bruce Charles McKinney & Theresa Eilee 13225 SW Genesis Loop 13125 SW Hall Blvd 13235. SW Genesis Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 - Robert Wilson Marling & Lee Bobbi Gary Longfellow & B Kathleen TIGARD CITY OF 13245 SW Genesis Loop 13265 SW Genesis Loop 13125 SW Hall Blvd Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Glenn Clukey & A Deborah Patrick James & Jeanette Ann Barrington Craig West 11240 SW Arbre Ct 11880 SW Ebberts Ct 11220 SW Arbre Ct Tigard, OR 97223 Beaverton, OR 97008 Tigard, OR 97223 Robert & Diann Lustbader Stephen & Coreen Kraemer Milton & Pamela Fyre 11210 SW Arbre Ct 11145 SW Eden Ct 12121 SW Lansdowne Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Robert Scott & Debra Hoffman Orel & Sue Dugger Roger & Judy Crystal 12116 SW Lansdowne Ln 12132 SW Lansdowne Ln 12148 SW Lansdowne Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Lawrence & Arleen Larson John & Antonette Kidd Karen & Kenneth Shipman 12164 SW Lansdowne Ln 1 SW Bowerman Dr 12196 SW Lansdowne Ln Tigard, OR 97223 Beaverton, OR 97005 Tigard, OR 97223 Sydney & Barbara Steinbock Peter & Susan Baxter Vincent & Deborah Micallef 12214 SW Lansdowne Ln 12230 SW Lansdowne Ln 12244 SW Lansdowne Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Phillip James & E Nancy Michael & Kimberly Deily Barry & Janice Reynolds 12250 SW Lansdowne Ln 12256 SW Lansdowne Ln 12262 SW Lansdowne Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 John Thomas & Diane Jones III Kurt & Julie Weiss William & Theresa Jenkins 12274 SW Lansdowne Ln 12280 SW Lansdowne Ln 12294 SW Lansdowne Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Randy & Shannon Volk Janice Irene Brachman Smith Douglas & Kemi Winn 12237 SW Lansdowne Ln S Charles Smith 12207 SW Lansdowne Ln Tigard, OR 97223 PO Box 230831 Tigard, OR 97223 Portland, OR 97281 Milton & Pamela Fyre Julie Shrum Gary & Katherine Waxman 12121 SW Lansdowne Ln 12476 SW 114th Ter 12498 SW 114th Ter Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 , Ian & Marian Brown David & Julie Janet Borok Eric & B Kimberly Sprunk 12512 SW 114th Ter 12532 SW 114th Ter 12556 SW 114th Ter Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Gail & James Stephens Russell & Lorraine Bums Michael Durfee & Melissa Butterfield 12578 SW 114th Ter 12590 SW 114th Ter 12612 SW 114th Ter Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Scott & Cynthia Libert Jeanne Goetz Richard & Shawnna Verburg Jr. 12636 SW 114th Ter 12758 SW 114th Ter 12567 SW 114th Ter Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 David & Jodi Skidmore James & Carol Mohr Sr. James & Irene Abeyta 12545 SW 114th Ter 12523 SW 114th Ter 12501 SW 114th Ter Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Frank & Kathleen Najdek Steven & Elizabeth Allen James & Gail Olson Stephens 12487 SW 114th Ter 12540 SW 121st Ave 12578 SW 114th Ter Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Kevin Dung Randall & Melissa Myers Mark Dahlen & Jill White 6496 SE Austin Ct 6655 SW Hampton St #100 12775 SW 113th PI Hillsboro, OR 97123 Portland, OR 97223 Tigard, OR 97223 Randall & Melissa Myers Joseph & Tracy Feyder Frank Hellhake & Shelley Talbert 6655 SW Hampton St #100 PO Box 540 SE 119th 12709 SW 113th PI Portland, OR 97223 Portland, OR 97216 Tigard, OR 97223 Richard Kelley & Judith Bennett Lane & Lucy Shipley Leonard & Kathleen Wisner 540 SE 119th Ave 12665 SW 113th PI 12643 SW 113th PI Portland, OR 97216 Tigard, OR 97223 Tigard, OR 97223 Garry & Louise Liday HUM 3OLT CREEK ESTATES OWNERS Leonard & Kathleen Wisner 12621 SW 113th PI LOTS 3-6 12643 SW 113th PI Tigard, OR 97223 PO Box 434 Tigard, OR 97223 Lake Oswego, OR 97034 MATRIX DEVELOPMENT CORP Sean & Karen Pritchard Eric & Danette Trummel 6900 SW Haines Rd #200 12454 SW 116th Ave 12502 SW 116th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 , Marcus Lee & George Lemos Donald & Lisa Rainer MATRIX DEVELOPMENT CORP 12519 SW 116th Ave 12537 SW 116th Ave 6900 SW Haines Rd #200 Tigard, OR 97223 Portland, OR 97223 Tigard, OR 97223 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP Jeff & Juliane Pfeifer 6900 SW Haines Rd #200 6900 SW Haines Rd #200 12639 SW 116th Ave Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97223 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP Kelly & Wynona Mix 6900 SW Haines Rd #200 6900 SW Haines Rd #200 12680 SW 116th Ave Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97223 MATRIX DEVELOPMENT CORP Lawrence & Janann Bruno MATRIX DEVELOPMENT CORP 6900 SW Haines Rd #200 12727 SW 116th Ave 6900 SW Haines Rd #200 Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Damon & Wendy Hayden MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP 12716 SW 116th Ave 6900 SW Haines Rd #200 6900 SW Haines Rd #200 Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Russell Scott MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP 12653 SW 116th Ave 6900 SW Haines Rd #200 6900 SW Haines Rd #200 Portland, OR 97223 Tigard, OR 97223 Tigard, OR 97223 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP Conrad Reinhard Brettschneider 6900 SW Haines Rd #200 6900 SW Haines Rd #200 12537 SW 116th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 MATRIX DEVELOPMENT CORP Khoy Dieu & Hue My Ung Lain & Michele Long 6900 SW Haines Rd #200 12453 SW 116th Ave 12455 SW 115th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Glen & Laurie Bayley Eric & Lisa Cutler Lewis & Nancy Barlow 12517 SW 115th Ave 12557 SW 115th Ave 12562 SW 115th Ave Portland, OR 97223 Tigard, OR 97223 Tigard, OR 97223 MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP Phiet Luong & LeTeresa 6900 SW Haines Rd #200 6900 SW Haines Rd #200 12602 SW 115th Ave Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 ' Tanya & Jerome Webb MATRIX DEVELOPMENT CORP MATRIX DEVELOPMENT CORP 12562 SW 115th Ave 6900 SW Haines Rd #200 6900 SW Haines Rd #200 Portland, OR 97223 Tigard, OR 97223 Tigard, OR 97223 MATRIX DEVELOPMENT CORP Ngeng Khoy Ung & Eav Peang Cheu Michael Dever 6900 SW Haines Rd #200 12500 SW 115th Ave 12450 SW 115th Ave Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97223 Michael Edward & Tamara Lee Mullen Julier & Michael Dixon Ronda Kay Peterson & Christina Renck 11577 SW Bambi Ln 11535 SW Bambi Ln 11513 SW Bambi Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 TIGARD CITY OF TIGARD CITY OF Cynthia Calhoun 13125 SW Hall Blvd 13125 SW Hall Blvd 11340 SW Fonner St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Susan Passmore 7501 SW 195th PI Aloha, OR 97007 Abdullah Alkadi Kathy Smith Barbara Sattler 11905 SW 125th Court 11645 SW Cloud Court 11245 SW Morgen Court Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97223 Bill Gross Linda Masters John Benneth 11035 SW 135th Avenue 15120 SW 141st Avenue 15550 SW 109th Avenue Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97224 Kathie Kallio Scott Russell Beverly Froude 12940 SW Glacier Lily Drive 31291 Raymond Creek Road 12200 SW Bull Mountain Road Tigard, OR 97223 Scappoose, OR 97056 Tigard, OR 97224 Ed Howden Cal Woolery June Sulffridge 11829 SW Morning Hill 12356 SW 132nd Court 15949 SW 146th Avenue Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97224 Bonne & Jim Roach Craig Hopkins 14447 SW Twekesbury Drive 7430 SW Varns Street Tigard, OR 97224 Tigard, OR 97223 Karl Swanson Mark F. Mahon 114 10 SW Ironwood Loop 11310 SW 91st Court Tigard, OR 97223 Tigard, OR 97223 Clark G. Zeller Pat Wyden 13290 SW Shore Drive 8122 SW Spruce Street Tigard, OR 97223 Tigard, OR 97223 Larry Westerman Sue Roman 13665 SW Fern Street 11250 SW 82nd Avenue Tigard, OR 97223 Tigard, OR 97223 Christy Herr Jack Biethan 11386 SW Ironwood Loop 15525 SW 109th Avenue Tigard, OR 97223 Tigard, OR 97224 Neighborhood Meeting for Fonner Subdivision AGENDA • INTRODUCTION • PROJECT OVERVIEW • Annexation • Current Zone • Allowed Uses/Densities • Wetlands/tree mitigation • PROPOSAL • Current City Requirements • Optinn B • HOUSING PRODUCTS • QUESTIONS AND ANSWERS If you would like to express your concerns/issues with the above proposal in writting, please forward them to: Will D'Andrea CITY OF TIGARD 13125 SW Hall Blvd. ` Tigard, OR 97223 , 14- 13 12 10 '-15 LLI r it •-~T'\. Y E r r WATCH TOP OF CURB AND A.C. a RDADYE DOSTNG MICE S:W. 16TH AVENUE b:N``a:: :<<:r EIPV.•2J000 LLJ 1 ~L7 LL. % PM 212Y tam $ A^ 1270 PN 2p .12470 PM an 20M I 12000 K 1 Ab . -0JI 1 K.21m ~i I 22100r 1C 1 20 d 240 235 235 , 111-7- >'m 225 1 225 220 220 a gum man i 215 ' 215 DATE I DRAWN BY WESTLAKE 210 210 CHECKED BY CONSULTANTS Dic. ENGINEERING, ♦ SURVEYING ♦ PLANNING REVISIONS PACIFIC CORPORATE CENTER 684-0652 15115 S .W. 10+40 10+10 11+20 11+00 12+00 12+40 12+00 13+20 NO' TIGARD,OREGONU97229 ~hRA1', SUITE 150 FAX (503) 624-0157 \ \ .xx % i w ! x I-, x _x i S i x K\X ♦ X 11 x ` IX X ' x x .I { I x x x x \ XT \ ` x % x N.~\;~ ° r SCALE: 1 50' x Y.` x 1 i• 1, \ \ \ x 1\ x x x x. ~r \x # TREES IMPACTED FROM FILL. f x i 7AIL 1., t'^., x V-1 x x x x' \ X x j' \ x`r,J • it . - l I I, x ~ X l j 1' jIr '1 1'lf V1 x~`,Ip~`~`~~,'♦^~ ,1`\R\ % % 'r K x, J! \,11 J/~1 _x) x x xY.. x x' I X i \ x ` h x \ \ R` r x x x x x x y_..` % X x x x x t . 1 x r \ z•x i \ x \ x ~ z X•\ x , \ J j X x x x y x DATE DRAWN BY WESTLAKE CHECKED By CONSULT:VNTS INC. ENGINEERING ♦ SURVEYLYG ♦ PLANNING REVISIONS PACIFIC CORPORATE CENTER JOB NO. 15115 S.W. SEQUOIA PARKWAY, SUITE 150 (5032 884-0652 TIGARD. OREGON 9 224 FAX (503 6:4_0157 , J f 1 jr f " j... -u CD M J ! m ~J, 1 ~ - n /M\59, t } Z O of OD N srA ~ao600 . OTA 1 4464 C vRMI (nsTM Av.) 8 VC STAt 1 i2so 41 C J~~ 11>6 i ~6 .1 STN 1 -1. _ 'r%'"/ fi • / r w % ! 1 rn 0, 1047443 0 7r- 4, I l WC STAt ll+ 0.33 r%fC VrAt 228 67 ~ srk a4 i/ ,St 1 STA 10+00.00 c\. PMM (1le1M Av.) i' i` D m m~ Iz ,cam 1 ' 1 J • N N Nw N c C~ CA O N evca 10+m" eym M.27 r 01 -TI [YC811 48.04 _ r- > DIM rW f v O w is" -i FONNER SU5DIVITION s~ ~M (PRRIMINARY ONLY) • musvxv s • FLOG p PLAN AND PL ROFLE - QL-VE4W, nil NON tip \ \ i' % x \ N, V't 1 x i x • .t~ y7 A I % % '\x x Y ` % x %l • X1 Y ! X`t I6 18~ I. 8 % a y \ i x x \ , % % x " % }I •~l't \'l` `VIII p``,`` Y % % X x x %x . V x `t\ , } ~,'x. t , i x % x / x x %x x z -S.11L 1181H x : i x ! 11 t . . AVENUE x ' ' x \ 4 X x " x x y x x % , x \ 1x 11, 4, \ TREES A: wEiCwo kTFM IMPACTED Y ` \ \ ~`x; \ I ` FROM FILL. f f \ \ NDARY': x 'I xrix 1 x % 3 \ \ , _ \ \ " ix x WETLAND k % I BUFFER % a FONNER SUBDIVISION x x ALTERNATIVE LAYOUT x \ ' Y x1 x x ` \ '.x _ % yx x \ \ x % ` FONNER STREET DATE DRAWN BY WESTLAKE CHECKED BY CONSULTANTS INc. ENGINEERING ♦ SURVEYING ♦ PLANNING REVISIONS PACIFIC CORPORATE CENTER JOB NO. 15115 S.W. SEQUOIA PARKWAY, SUITE 150 (509) 084-0852 TIGARD, OREGON 97224 FAR (509) 024-0157 WESTLAKE CONSULTANTS iNc. MEMORANDUM ENGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 DATE: November 14, 1997 TO: File FROM: Pamela Danzer RE: Meeting Minutes for November 5, 1997, Neighborhood Meeting - Fonner Subdivision Project No. 619-11 ; CC: Attendees: Pamela Danzer and Len Schelsky, Westlake Consultants, Inc. Dave Amato, DAAL Homes Mike Woodley, Eaton Properties For list of residents, see attached sign-in sheet The neighborhood meeting for the Fonner Subdivision was held at City of Tigard, City Hall. Attached is an agenda of the meeting. The following is a summary of the questions neighborhood residents raised during the course of the meeting. Lois Curtin When will housing types be determined and what is the schedule for development? Response: We are in the preliminary stages of this proposal. Housing types will not be finalized until later. We are holding this meeting to get feedback from the neighborhood. We are then planning to have another meeting with the City in the hopes of getting their support for not connecting Walnut and Fonner via 116th. We will then formally submit our application. The City will take up to 30 days to deem this application complete. At that time we will be placed on a Planning Commission agenda, 2 to 3 months out. The public will be noticed for that meeting. Meeting Minutes November 14, 1997 Page 2 of 8 Jim Idle: I live next door to the site, recently purchased in Hunter's Glen. I don't care for your proposal of attached housing. What types of homes are being considered? Will the quality of homes match existing homes in neighborhood? Response: Currently we are proposing not more than 50% - 9 lots of attached housing. It would be to the developers advantage to uphold the current standards of the neighborhood. Kelly Mix Zoning and PUD density? Response: The current zoning is R-4.5. This was established when this piece ofproperty was annexed to the City. This allows 4.5 lots to the acre yielding 16 lots on this site. We are proposing a PUD. This will allow us to cluster the lots out of the sensitive and wetland areas whereby eliminating the minimum square footage. We are still limited to the number of lots determined by the underlying zone. We will be applying for some density bonus points to increase the lots to eighteen. These points are in conjunction with the saving of trees on the site. Sandra Smith How do the number of lots translate to the number of households? Are you planning on saving the trees? Response: Yes, we have gone through extensive surveying to locate and identify the existing trees on the site. We have employed Walt Knapp, certified arborist, he has identified and evaluated each tree and we will incorporate his findings into our proposed layout, once the roadway is set. Each lot will house only one household. Lee Hartfield Jim and I own Lots 17 and 18 of Hunter's Glen. Will the builder be held to the architectural standards of neighborhood, specifically the CC&Rs? What is the value of homes site in relation to the costs of road improvements, specifically the cul-e-sac? Response: It would be to the developers benefit to build a housing product that assimilates into the neighborhood. Technically, Dave can not be held to the Hunter's Glen CC&Rs be cause the land was not platted with that subdivision. I'm sure if you have speck issues, Dave would be happy to listen. Yes, there is a cost to put in the improvements of the Cul-de-sac. Dan Parker He expressed concerns regarding traffic on Fonner and the excessive speeds of the existing traffic. His concerns with traffic recirculation were that increased traffic along Fonner in addition will there be anything done to reduce speeds in the area. Response: Fonner is currently designated as a minor collector. There will be additional traffic on Fonner but that which is generated from the proposed development will be minimal. Most of the traffic on Fonner is not residential, it is commuter. The extension of 116th would definitely increase the number of commuter vehicles because it will provide a cut-off between Walnut and Fortner whereby commuters will be able to avoid the 121st and Walnut intersection. Meeting Minutes • November 14, 1997 Page 3 of 8 Jay Beck He wanted to know what types of improvements will be done to Fonner. Response: The project will include full build-out of Fonner on the areas which are adjacent to the right-of-way. This will include areas along the south boundary and a portion of the east boundary. Improvements will include putting in grading df any roadside ditches in addition to providing a sidewalk for pedestrian circulation. Dick Bruno Will two acres to west be landscaped? How will the lots to the west be accessed? Concerned with drainage from his property onto the Fonner piece. Response: The property to the west is owned by some people in Seattle. There have been some contacts made to them. No response received. They are uphill from the property so drainage will not be an issue for them. Regarding lots to the west and evaluating a recirculation plan. The pieces of property there are not large enough to support further development and the necessary roadways that would be required. Lee Hartfield He questioned if the property has undergone a wetland report and any permits. He inquired about wetland delineation. Detention and water quality. Will we proceed with project if the road is required? He made mention of the increase in water in that corridor and in the pond that is located on Hunter's Glen with the amount of rain that we have had in the past week. Response: The wetlands have been delineated onsite. No permits are required at this point in time. Wetland mitigation will be done for any intrusions into the wetlands. We will be required in our planning a detention and water qualityfacility and we will go forth with the project if the road required to be built. Bob Niemeyer He asked about the infill and Metro's requirement for that and how it would affect this piece of property. He also wanted to compare the wetlands impacts of A versus B. Response: To address Metro's current 2040 plan that is coming into affect addressing infill and having to increase densities within the Urban Growth Boundary. Metro has no jurisdiction over this piece ofproperty, it is within the City of Tigard. There is obvious significant impacts with pushing the road through and extending it into Fonner versus the cul-de-sac which would have minimal impacts just on the north end of the wetland buffer. Jim Larson He pointed out the discrepancies in Plan A versus Plan B regarding the number of lots. Response: We explained that the difference in addressed specifically in the bank of lots adjacent to Fonner. Those will be attached housing units in either lot layout in either street configuration. We just had not updated one of the plans yet. Maggie Landanza She asked what connectivity means. She does not want to see the street go through and how can they, the neighborhood residents, help on the street issue. Don't' want street to go through. How can they help on street issue. Response: Connectivity is what Metro has deemed important in allowing for small vehicle trips within the neighborhood area. Connectivity also addresses pedestrian as well as Meeting Minutes November 14, 1997 Page 4 of 8 bicycle trips. We understand the citizens' concerns regarding the street going through and the additional traffic that would be generated. Currently, the city finds it important to connect both Walnut and Fonner. There are no other through streets. If the citizens are concerned, they need to contact the City, specifically the Planning Department, and let them know of their concerns and issues. Michael Dever He asked to have the two options A and B explained once more. Response: We described the options again. Lois Curtain She had concerns regarding the trees and putting the road through. She questioned what a PUD was and how that will affect the other lots in the area. Response: The trees are very important to this site. Our intention in developing it is to retain as many mature trees as possible and that is why we chose to develop this as a PUD. This will not increase the density of the site at all, but it does allow the developer to cluster some of the houses and make some of the lots smaller so that we do not affect as many trees in developing this site. Twenty percent of the site will be placed in an open space tract. This maybe deeded over to Tigard's park district. It would be adjacent to the site on Hunter's Glen which is currently owned by the city. Lane Long Again, address connectivity and constructing the street through to Fonner. He lives along SW 116th and is concerned about the wear and tear on that roadway during the construction of this particular project. He also wanted to know what kind of options will be given and if the developer will. be required to install traffic speed bumps or any other kind of traffic calming device as part of his development. Response: The city is the one who would like to see the connection go through. There will be some wear and tear. The developer posts a bond with the city and that is to cover any incident pieces of property that may get damaged due to construction issues. Dave will be doing that as the builder of not only the utilities and roadways, but also the houses within the projected. Any wear and tear on the roads would then be corrected, replaced, fixed at the developer's expense. The developer cannot be held responsible for installing traffic speed bumps or any other type of traffic calming devices along a stretch of street that is not within his development. It would be unusual to have those types of conditions of approval on a project like this. The discussion then centered around the traffic calming devices that have recently been placed on Dakota and also the comparison of what happened to Dakota and the possibility of that also happening to the future extension of 116th. Jay Beck He really did not feel comfortable with attached housing and he wanted to know how the quality and value of these homes will match the existing homes in the area. Meeting Minutes • • November 14, 1997 Page S of 8 Response: It will be to the benefit of the developer to enhance the neighborhood. It would not only increase his property values but the surrounding property values. His intention is to build quality construction, both attached and detached, that would support the existing neighborhood. Dan Parker He asked how site was zoned and how that zoning was established and can that zoning be changed so that it would be lower density and therefore not have as many housing units within the development. Response: The zoning is currently 4.5 which designates 4.5 units to the acre within the City of Tigard. It was assigned to the piece ofproperty as part of the resolution that addressed annexation of this piece into the city. Re-zoning of this piece would be a comp plan change. All of the surrounding areas are currently 4.5. It is not a viable option to re-zone this piece of land and we feel it would not be approved by the city council. Bonnie Cave She talked about he experiences with the neighborhood association in the Lake Oswego area. He biggest concerns were safety of 116th for pedestrians. Also, she had issues with keeping the trees on the site. She is also interested in keeping the character of the existing vegetation and drainageway corridor. She also had questions regarding the existing neighborhood association for this area and expressed from her past experience the value of these types of groups and approaching the planning commissions of individual jurisdictions. She would like to make this a group effort rather than just each person on their own. Response: We also feel that a group effort would be most effective in expressing concerns regarding the potential alignment of the roadway. Obviously, if this street is connected through to Fonner, there would be an increased number of cars and safety would become an issue. Also, the obvious affects of trees and the existing wetlands area. We explained that this particular area within the Tigard CIT is not currently active, there were no contact people and we suggested that she may want to be apart of that. She declined by saying that she was all worn out by the City of Lake Oswego Tom Olson He had concerns on livability and safety issues, particularly if the street went through to Fonner. He also questioned the viability of having rowhouses in the area and asked what they would be selling for. He said that if the road would connect through this would be a great cut-off between Garden and Walnut. Many people seemed to agree. Meeting Minutes November 14, 1997 Page 6 of 8 Response: We again addressed the connectivity issue and suggested that those who have strong feelings regarding safety regarding additional traffic need to contact the city and voice their opinions. We also explained that rowhousing has a certain market in the Portland area now. Some people are downsizing to rowhouses, for some people it is the first house they can afford. Target price of these houses: Attached housing starting at about $175, 000. Detached housing starting at $250, 000. Not more than 50 percent of the housing is to be attached and these were explained to look similar to the rowhouses in the Sellwood and Multnomah areas. Amy Cottier She asked about rowhouses and prices. Response: Attached housing starting at about $175, 000. Not more than 50 percent of the housing is to be attached and these were explained to look similar to the rowhouses in the Sellwood and Multnomah areas. Dave Filler Dave is a neighbor across the street on Fonner. He was concerned about what the rowhouses would look like. Response: We explained that the rear of the houses will be to Fonner. There will be an access road, more like an alley, that would be used to access people's homes and garages. Additional trees will be planted and a wall will be created to provide a buffering from Fonner to these new homes. Kelly Mix She asked about the number of attached houses being proposed. Response: Not more than 50 percent of the houses will be attached and those will be clustered along Fonner and possibly in the northeast corner just south of Hunter's Glen. Fred Parrish He gave his experiences with the neighborhood organization. He asked how the citizens could become more organized and what are some of the issues the city staff have and what would be a good way to approach city staff regarding the Option A versus Option B. Response: There is nothing established in this area. The city would be more than happy in helping them to create and would give them guidelines in creating a neighborhood organization. The person that we have been working with in the Planning Department is Will D'Andrea. He is available at the general City of Tigard phone number. We suggested that all issues that neighbors have regarding this particular project be directed to him. Tom Olson He asked about the timing. Response: We again explained the City of Tigard's process on this and that public notice will be sent out once the application has been received and deemed complete. Lisa Raynor She asked how we address the issue-of the streets with the city. Response: Make a simple and clear statement of what your choice is; either connection of Fonner and Walnut via 116th or alternative B; no connection. Meeting Minutes • • November 14, 1997 Page 7 of 8 Sandra Smith She asked questions regarding traffic flows, specifically, the number of cars that do travel along Fonner. Segregation made to set up committee to organize neighborhood to address issue with city. Response: Fonner is a minor collector in the City of Tigard's traffic plan. It is currently not built to minor collector standards, but once the city has acquired all the properties and right-of-way concerns, annexed into the city, it will then be put on an agenda to be improved to its full build-out capacity. Sandra made the suggestion that the attendees of the meeting set up a committee to organize the neighborhood to address the specific traffic issues with the city. Jim Idle How do we approach the city and make the conversation a win/win situation. He also asked what they should suggest regarding the park, roads, traffic and questioned the effectiveness of written correspondence. Response: Anything that is written to the city regarding this project becomes part of the casefile. The casefile worker at this point is Will D'Andrea. He is very much concerned with the code of the City of Tigard and upholds that. Westlake Consultants is trying to build arguments addressing these specific parts of the code to promote preservation of the wetlands rather than construction of 116th connection. Another person at the city to contact regarding these types of issues would be Jim Hendricks. Carol Callaway She asked about the pedestrian bridge crossing and the ownership and maintenance regarding that. Response: There is a possibility that the open space area will be dedicated to the city to continue to the linear park system that has been established in Hunter's Glen. The actual bridge maintenance will more than likely fall under the proposed subdivision CC&Rs. Jim Idle He asked who we would call regarding additional questions on this project. Response: I gave Westlake Consultants and myself, also Dave Amato and the city would be able to answer additional questions. Sandra Smith She asked about the size of the lots. Response: 1 gave an explanation of how attached housing works, the elimination of the side yard of each dwelling to be attached. That in turn eliminates 10 feet. Clustering these houses will allow the developer to preserve a number of mature trees onsite. Russ Burns He asked about the density requirements and why we are shoving in so many units. Meeting Minutes November 14, 1997 Page 8 of 8 Response: The density is determined by the underlying zone which is R-4.5. This is not something that is likely to change; therefore, whatever development goes in here is allowed to put in a base number of units that being 16 for this particular piece of property. Additional bonus points are being generated with the preservation of trees on the site to yield the developer a total of 18 units. Donna Bialostosky She asked if anyone knew who the council members at large were and if it would be viable to contact them. Response: There was discussion regarding the council members. It was suggested that someone call the City of Tigard for a complete list of names. One of the council members does happen to live on N. Dakota, which is the current example of how connectivity does not work and this was brought up by the recent installation of speed calming devices along N. Dakota. The discussion also centered around the changing face of Tigard in that area and how it used to be a lonely county road with lots of open space and that infill has really made an impact, particularly on traffic in the area. Marilyn Boyta She asked for a description of the attached housing and asked if they are to be one or two stories. Response: They will more than likely be two-story units because their building footprint and impact on the actual land is minimal to get square footages, one will need to go two stories. This is not a good site for any type of sprawling ranch style house. Jim Herbst He asked about preservation of the wetlands, uses within the wetlands, and what the developer is proposing. Response: We will be preserving the wetlands as much as possible, particularly with our proposal of Option B. PCD/lad h: l admin 1069111.971 meetingimm 11597. doc • NEIGHBORHOOD MEETING • Development Proposal for - Fonner Subdivision November 5, 1997 Vl 7:00 p.m. ~ g . Sign-in Sheet Name Address, City & Zip Phone No. ~ o Lem 27za 5-CO 5 70 r' rv,~ 0 1 -31-7 ~?L? 541 t l 6 CLL-q N1T:X 1 2 S / S~ l ~G S44 `3 r ~e ~tF, ((S S v S.V/ r'~k~~ ✓ S S d ' ~4-e qt►\ 3D7:13 Jay J,~ &A:-,1-- l/S5G 5W Fom,-y2 S~- 39 - 9~y~ N,ck Majr4 ie ll~S(QSSUJ ~C(rMe►'► JrGI -SZ~`~ *EIGHBORHOOD MEETING • Development Proposal for 3F4:>XXX'3L4BhX'% IMMIX November 5, 1997 7:00 p.m. Sign-in Sheet Name Address, City & Zip Phone No. -ESL. 1►tie~' f2537 S Li 1 I~'"~ S -5oL/Z AL, L9e~_e7~_t 61L~ g st') 91 _15~ LA I e*J + raj c.t% C1_C w,4b 114'55 S. \,J . 115 R.% RvL ~ 71 - 0 3 2 1 1) 7 g 54o ~22-S -5-90-0 ~Ie*ftvvk 321 ~IA~~L e►~ LL ► I 'zLoNO Ictt M tz I1.:~ 3C) or eh C-t J~,~, o/_5,,J VZ 6 ,15 5w 116-", 571- 3697, F4~vby 1;'57Fk t!IdS SW '<)OVA-fer_ PL- 6"'y &19a,e .NEIGHBORHOOD MEETING • Development Proposal for Former SubdiYision November 5, 1997 7:00 p.m. Sign-in Sheet Name Address, City & Zip Phone No. 1~w;'S'Qdk w. e 13 3 S' Sw c e P T%~ <r 97)2-21 G `t 3S6 .NEIGHBORHOOD MEETING • Development Proposal for Former SubdiYision November 5, 1997 7:00 p.m. Sign-in Sheet Name Address, City & Zip Phone No. 34~ r !~~o MI KF~ Q CO SNz2 l l ~S S ~o N N R S So - 9 9 1 ~ 1 I I r I ~ 1 2400 TL 2300 Q I j 'S ' o - _SS T -TL 340E TL x300 i 00 TL 000 i j l 1 i ~ S.W. FONNER STREET I [ ~TRAGT I ' - ~sar+o.° ' \ 16 \ TL 2 300 IT-11 LZJ~zLm ' - TRACT "C" I I TL 4401 - - - - i I TL 2400 i t I I ~ 9 I 1 ~ ZI -L - - cxannc '.00 TL 4300 I wu i I - - - - - - g w I I ' T - L 2600 ~ 0 I I m Q oas~ i ^ 7 ~ I ,n F 0 • 5 i ~ I 1 nl I ~ 1 Q Q - - - - - 1 - - -J TL i _0~0 SW. PONNER STREET TL 306 DRIVE IVE TL 207 l9l\]~~~~r:~ TL o I I i ci I ~ 'I I I 'A A WESTLAKE 0ONSULTANTS INC. EkGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 Fax: 503 624-0157 May 7, 1997 Mr. Mark Roberts CITY OF TIGARD 13125 SW Hall Blvd. Tigard, OR 97223 RE: Pre-Application Conference 2S 1 3BD, T.L. 4400 Project No.: 024-26 We are submitting the attached preliminary layout in order to set a date for a pre- application conference for this site. We understand that initially annexation for the aforementioned property needs to be addressed. We look forward to discussing this first and foremost. Once annexation has been applied for we would like to submit the proposed development as a P.U.D. Issues we would like to review: • Presiding Jurisdiction, it or County • Review process and timeline • Zoning j • Density Transfer • P.U.D. requirements • Fonner Street improvements, R.O.W. dedication • Natural Resources • Neighborhood Meeting • Traffic Issues • Availability of Public Services • Detention / water quality Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150, Tigard, Oregon 97224 Mr. Mark Roberts May 7, 1997 Page 2 of'2 We look forward to meeting with you and discussing the possible future development of this site. Sincerely, WESTLAKE CO TANTS, INC. Pamela Danzer Land Use Planner PD/lad Enclosure h: l adm ui I6I 9I I I pappre l q. doc ay J4 5..:.;:..::<lEli.n R T S M W T F S 1 2 3 4 5 6 7 8 9 10 1 1 1 12 13 4 15 16 17 is 8 19 20 21 22 23 24 25 26 27 28 29 30 31 E: 8:00 8:30 . L !n 9:30 ><>>>>i>`<'<>>>>»<>>> s>>>'>>>< rn....anzer. estl.ale. ps~a anis,:>.6. '6:5 :>:::;:::>:.>::«:<:>:>::»<: > 10:00....: <:::>:<:.G::::<::< '~.flQt344Q<:<nnsr: 5~t::::»::>::>::>::>::::>::>::>::>::>::>::> Xxx 10:30: ><<>':<><>> 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 10:18AM Thursday, May 08, 1997 C3 Tract A/ g , 5W FOMJER STREET ~ I Tract B 4 (01 I V-/ I I 'TL. 401 ~oaa~ L.OT5 12 13 I I FONNER STREET C9'" I 1 ' I SUBDIVISION Z~Cr)~ 1 ~ 1 • g I 1 lioo 3 2 1 I ~ I I wESrLAU ICI - - - - - SW FONNER STREET - I ~~4 . .vasrw `r~nuowo ~ - lili'li.f~'111i 'i rm Ir Iu Prl , I i 9 Trac tA~ g sw FOt1NER STREET FF 77 Tract B 4 5 6 I L Col/EC,To ~ I /00, I J/ Z/ 3//y, 15' 11 10 DRtve W" Y-5 I I 1 TI. TL. 4401 t I I 12 13 ' FONNER STREET I I ' I SUBDIVISION e 15 14 a 2 I a I _ WESTLAKE - SW FOrdIER STREET _ - - - - - I oennnrurtt.. MR-nom aannrsr a nuaa+a 4 ~iit Iona ar ~ y , I { g SW FONNER STREET Tract Al - 1 a Tp'a ct B 5 I 11 10 I TL. 4401 1 1 ~ 1 12 13 FONNER STIREET SUBDIVISION _ 15 14 3 2 1 i 1 - ~ cotmmvxra ` . ^ 5W FO.INER STREET 1 1 ~ fl J fi 1 N O 9S• .7o S ~ ~ ~ i I _ 5 95.54 1 2100 W 5 300 = 60 NR,~ J0 144 8 0 n 0 9 L,0 6400 7600 N ~~~Q 23 781 a A v0 w 1% v 0 2000 !0 b 95.54 v 20 m 32 N a•' 462• 600 w I 1 8 5400 _ g,Z 1700 3 •g m 117 0 71.48 71.48 a°1 82.45 99.48 43.48 1 O3, 00 0 ~ps,4 0~ 95.54 6300 8700 ~6 a N 88°34Od'W g841 65 AC. 3 10362 ~R.40 4 5500 A 19 . 3 14 0 0 13 3 1900 2200 W I I 8 A 99 15 i o N R„r 95.54 m .48 w _ ,r a ° 8 12 a N N 9 5600 N A N ^1 m p m A z _ N O 0 85' Z r4 12 -gym in 6200 ; m N•IS 18 a N j Re19w SO 0 + m 1180 87A 98.0 10334 78.77 ~p0 113, TRACT ';a CARMEN 2255 N ~°,d S E ET ° 6100 a N a9° so'od E %A 0 17 m 9Q0 90.0 90.0 90.0 40 90.0 9600 7,8.32 , 2800 2700 2600 2500 2400 2300 m 5700 a' 15 h 13 6000 w W w ei 16 0 in 3: 88 95.54 8 3 Q 4 4 5 6 7 8 8 0 5800 100' 590 ? 0 g ' $ N 14 z = v ~ 0 15 ~ - z z A 'O 9 a9° 57' 4~' W , 95.55 44' 4' 187.99 N ago 50'E N ago 50' E ` 9p. 0 90.0 90.0 A 9.0 Z02 N 89°5IE N99°5CE 298 o N aT'4b'E INITIAL POINT 4400 3900 °o .70 AC. 4000 3.69Ac i o 2.40AC. N N 123 N 0 %n • 8 ~ " ' 0 4001 A Q 0 m .64Ac m h 225 77 n • A A o N 4401 o ; .9/Ac. • • W e Q1 - O O n OF' A6t~--s S 88° WW m ° 5f W 300. 0 °o • i00.0 1 s~ r i i j 9a Ica - - ;00 3700 3800 Ac. .35 A c. o 4101 4200 4300 35AC. o m I p 32Ac 48Ac. .41 Ac. c - o o • 0 225 • 0 o O P. p • W w A f1 ; ' 0 n O o_ ei N ; N r_ N u o A p _ ° O E G O N N O 1. o - O O = W m Z t I~ 40 too as as 1 26 s a9°2e'E N 89°51'W _j. CENTEF 4 7t 113 100 N 890 57'E 42L00 1 Rd. 3 .0 FONDER ROAtZ r : Co. Na, 0 ~l _ M r w .--Y - . CANCELL 1RAI 713 Ir.09 11102 100.38 *&30 154.96 so Roo, sc 22371. 207 208 40 103,1O. : • 301 300 304 305 306 ° .43AcAc / .65*. o . .42Ac S/Ac. 29 - w a 28 IV. ♦ n A ' O O • p M N S .w;. e. / 148.53 99.0 0 w _ s t9• E 9423.7 20 25 209 ss. ° 27 Q/ 41 • ft a9•29'W w « s 2500 .30 Ac - g vii rifEt'46aiczw:uruaa tiP 6 c c s Q°3tf E 7 IF ♦a ^ e = 2600 Of 99.20• `O, Joetlf 210. 193.54 r ) _ S J ~ rl ,1 . l" 20 . > a . 26 ~q 124 ac $ 92400 ~•O 4?~3 `~M1 -ate • N 2700 s <:; . s 4 0 dae~'• ~e Q t3~f a . ..M 147 at P.~ m 4. O`~py~'0^ 4 ; - 20 2„ 4 .4n N a9° 29' W - 17&91 05 ' 0 211 fl- _ ' - g2300 sa?°39i t 25 19 A co - ° 3 2800 7 °o h ate. t•:~.w 1 G IV. 8 sa,3 ' - ~ / >t) 101 z : s89°2e'E 143 02 .0 d3 •W i2 d 79° 36'6 a~ a INITIAL 204 p Ooo w ''s .T9AC. 0: POINT 212 J o v ♦J~ QQ A` - S .V 2200 b 2 . - 4A.& 24. y 8 Z' 3100 o 3000 _ - ~°~,•E 2100 e1 / s~ 213 0,0 t. 203°~~ 0 T 23 : ; 300 _ wot Rye / IT 0 06955 275E . 7R ham. 4 ' 202 23 = e9.53 v 0 `rj,~ I . 0 W 5 300 • 2~0 9 6400 7600 • 23-78`1 o ' e3•e° 2000 10 b, 95.516 20 : a 32 a w ♦y~. 800 5400 w. ~ w ez,4s 1 I, 0 10 s°J Z t 71.44 TI.44 1700 a 99..s .3.w g - • N ~,,.odt 95.54 6300 8700 %600 ° N no 34001W ~ 4T „ n /.83 AC Ioi 100 11..0 • 5500 „ 19 14 0 ° IS $ 1900 ~ 2200 11 99.4s t5 • o « rt ei5 !5.54 N pl! • 0 12 . N 9 5600 : r - \ w °0 12- • 016200 r~ J\lJ r 1 s. (a so Q Atp eao 8713 44.0 (03.34 • 0 95.34 78.77 its, TRACT A N "a so 0o•2 GR. NO. 2255 S EET° CARMEN „610017 N ••SO'oda 940 Sao 9D 0 940 90.0 9LOD Te.32 Its' 2700 2600 2500 2400 2300 0 5700 2800 13 6000 _ 16 s . r ; . ~ 1r"i a • 8 95.54 too' f~ • 3 fl 4 g 6 7 8 8 5800 3r.._ 5900 14 Cf) o « r 15 s z 95.55 44' 4~ N e9• So' a N ego 301 0 90.0 90.0 w 202 w e9°5lE Ne!r3t'C 29e Ne7•si'2 r • INITIAL POINT 4400 0 3900 J.69At i ° AC. 4000 ° 2.40AC. N N g v n 0 4001 225 Z d • n n w 4401 P a 3. W s as- 14w °t s e9° 5rw 300.0 ° 0 as. 4 i Teao _ - We am - 0 3700 13 900 410! 4200 4300 tc. 35AC. 35 AG 3ZAc. 48AC. 4 / AC. 0 g225 P I « 0 0 0 w O a • 0 n ° y A w d I N N A N 3 O w Y O n 8 N In W w 40 i x w z ~ CENTEF t S e9.2 ell 691151 'lffl~\ ~ 00 es ~ ea t xs 4 >t ti5 Ioo :4 es• sT 42LOO - o $ 356 0 Co. RdL FON_~R ROAD T: N& cANca: t12 01 TI.1 111601 /I►o¢ 1410.341 x,50 1S4. ee so too, sc _ 22i7 t 207- 208 40 103.10 •s 301 400 304 055 / _ 42-4a 3/Ac- 29 M' _ w • • - a••4 z 143.53 1100 o N _ S no E 24233 20 25 « so 0 209. ss - - _ ..27 y 100 M e9.2•' w - R _ w - .30 Ac w - 250Q x 6 a; s r•3>tt g ♦ 6 193.54 ♦ 5' « . :2600 r es• 2e• _ `O v 210 ' • ELT • 20 26 .25 At- '04 pr % 2400 2700 s 4 7: _ • o" : . g w 0 Ja.34 j A Q ,ai 20 x: ~ _ •~9 • Iii 0•x•0 1 - _ 147.40 0 To W a _ aw 2300 19 ° 25 A• r co f' . p •r I 11= _ o Vj ~ _v~• n a 3 - _ _ 2800 - 7 - o° "sa. 101 z 02 w ~q / 8 ~wC i3J ` ,r. ~lQ t~3p. O 79Ac. Q n o • se9.2e'E 's INITIAL s 204 2l2 J °O o 5•V 2200 POINT O R 0 ` • / 24 x 2' 4a 3100 ' O ~ + .fir'. ' - ~ . O - , • 3000 . . r.~. • '0 a I+'... °'+t ~ :pia.' r:~'F 213 _ o Z . - 9 .7, r - - •4 ? W 80 7R v.: 4 • 202 w • RECEIVED PLANNING February 3,Tue 19sda98 y Tigard City Hall F E B 0 9 1998 13125 SW Hall Boulevard. Tigard, OR 97223 6394171 VOICE CITY OF TIGAFID Dear Mr. D'Andrea, I am writing you to express my concern over the proposed development plans for tax lot 4400. Dave Amato Associates Ltd. is planning on building a development containing both detached and attached single family housing. They have presented two site organization plans. First, with regard to the site plans. Of the two, we would favor the plan that would make SW 116th a through street. The primary basis for this choice is our belief that a permanent road over the long term would stay looking the best, require the least maintenance, and avoid dumping of trash from a pedestrian foot-bridge and the accumulation of trash in the gully throughout the area the foot-bridge serves. Less vandalism and graffiti would also result in this area due to the lack of a convenient structure on which to carry out these acts. Our other concern addresses the nature of the project. Please refer to `Figure F the diagram I've enclosed with this letter. We recognize that City of Tigard believes it should allow higher density housing consistent with existing zoning. In this case it is unfortunate that this will allow four or five multifamily structures to be placed with their back sides close to Fonner Street. Plans also indicate that access to the front side of these buildings will be from the interior of the site. The average selling price of each unit is also expected to contrast in price to that of existing homes in the general neighborhood (which is currently all single family detached housing). Many existing owners along Fonner St. will be forever looking onto `blank' two-story back walls. In particular, the back walls of those buildings along Fonner St. where it runs North-South will contrast in the extreme to my home which will face these buildings, and was taxed last year at $707,920. This project will substantially decrease both the appeal and the property value of my home. In developing our property I have made ever effort to improve the nature of our neighborhood by keeping my area along Fonner Street as natural as possible. I have retained trees, barked the area and set my home back away from the street. Allowing this project to proceed without addressing the way it blends with its surroundings will devalue my home and also reduce the quality and value of the homes of owners along Fonner St. that are across from this development and in the general area. I am hoping that my concerns might be addressed in the form of several "conditions of approval" I'd like to suggest. a) Require that the developer protect Fonner Street by building a neighbor friendly and visually attractive fence at least five feet high along the East and South sides of this development. b) Require that additional mature trees be planted along Fonner Street as necessary to shield across street neighbors from directly viewing upstairs windows of planned structures. c) Require a minimum of 30' feet setback for any building built along Fonner Street in this development. d) Require that the developer relocate existing power lines on the East and South sides of his development underground. e) Require the developer to build sidewalks along Fonner Street on the East and South sides of the site. I hope you will be able to share these concerns and solutions with City of Tigard Planning Commission. Jay and Nora Beck 11550 SW Fonner ST Tigard, OR 97223 . M »d It mi e i v & k , Y 43 23 e ,ng a v , ,a a. r iff < < . 4 > t 1 Z SW du 5 0-48 300 iw Y ~ 1K ff 3 tl . O.. _ 3 i. _ n $ 3 S , re on Division of State Lands 775 Summer Street NE Salem, OR 97310-1337 g 9 John A. Kitzhaber, M.D., Governor (503) 378-3805 FAX (503) 378-4844 December 8, 1997 TTY (503) 378-4615 State Land Board John A. Kitzhaber Martin Schott Governor Schott & Associates Phil Keisling Secretary of State 11977 S. Toliver Rd. Molalla, OR 97038 Jim Hill State Treasurer RE: Wetland Delineation Report for Fonner Street Development, Tigard, Washington County; T02S R01W S3, Tax Lot 4400; Det. #97-0511 Dear Mr. Schott: I have reviewed your report for the project referenced above. Based on the information presented in your report, I concur with your findings of on-site wetlands as mapped in Figure 3. These wetlands and waterways are subject to the permit requirements of the State Removal-Fill Law. Federal and local regulations may apply as well. If it is necessary to fill, remove, or alter more than 50 cubic yards of material in a wetland or waterway, a state permit will be required. In evaluating a permit application, our agency will first consider whether there is an analysis of alternatives that avoid or minimize wetland or waterway impacts. Your contact person for a Removal-Fill permit is Bill Parks. Thank you for your report. Sincerely, Patti E. Caswell Wetlands Technician cc: Westlake Consultants, Inc. City of Tigard Planning Department Jim Goudzwaard, Corps of Engineers Jan Stuart, Corps of Engineers Bill Parks, DSL WETLA D BOUNDARY AND • i ~ I SAMPLE PLOT LOCATIONS WETLAND NOT TO SCALE BOUNDARY (TYPICAL) ..:.:•::r TRACT A 7 TEST PLOT 6 F" W 1 ✓ Ld 8 TEST P T 4 (n i ~ '::[E9JPl0 'S WETLAND AREA 7,341 SO. FT. ("IN BOUNDARY) .'r.'. W L TRACT B 4 _ 5 6 z IL 'z WETLAND BOUNDARY (TYPICAL) ^ Z-6/ TEST PLOT 2'Of, RWETLAND AREA . 176 S0. FT. (WITHIN BOUNDAR TEST PLOT i Q 10 DATE 7~1~97 DRAWN BY SSC 111WESTLAKE CONSULTANTS N, c. t CHEG(ED BY ENGINEERING ♦ SURVEYING f PLANNING REHSIONS PACIFIC 515 S CDR SEORATE PARK AY, SUITE 15O 503 884-085? t 108 NO. 619-11 TIGARD, OREGON 97224 FAX 803 624-0157 T +r78-n. '4'~. November 21, 1997 CITY OF TIGARD OREGON Ms. Pamela Danzer Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 VIA FAX: 624-0157 RE: FONNER STREET SUBDIVISION/PLANNED UNIT DEVELOPMENT EXTENSION OF SW 116TH AVENUE Dear Pam: Thank you for the materials you provided our staff to review on November 14, 1997. We have reviewed the preliminary plans and the letter submitted and, although we understand the grading and fill requirements for the channel crossing will be challenging, we continue to maintain that this street should be extended through to SW Fonner Street. It is our opinion that the environmental and topographic conditions of this site do not preclude the extension of the roadway [TMC 18.164.030(G)(2)]. As we discussed in our November 14 meeting, the final word on this matter will rest with the Planning Commission. You are welcome to present your proposal for the cul-de-sac option before that hearing body. If you should have any further questions, you may either contact Will D'Andrea, at 639-4171, ext. 315 or me, at 639-4171, ext. 318. Sincerely, ~I Brian D. Rager, PE Development Review Engineer c: Dick Bewersdorff, Planning Will D'Andrea, Planning \brianr\ 1121 danz.ltr 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 WESTLAKE CONSULTANTS INC. ENGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 Fax: 503 624-0157 November 14, 1997 Mr. Will D'Andrea CITY OF TIGARD Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 Re: Fonner PUD Project No.: 619-11 F Dear Mr. D'Andrea: Westlake Consultants, Inc. is representing Dave Amato, DAAL Homes, and Mike Woodley, Eaton Properties in a development proposal for Tax Lot 4400, 2S 1 3BD. The developers are proposing an eighteen lot Planned Development including both attached and detached single family units. In the ongoing discussion with the City regarding different facets of the project, the issue of the future extension of SW 116th Avenue has been raised. During the September 8, 1997 meeting, the Developers proposed an alternative roadway plan which will terminate SW 116th Avenue on the north and south side of the wetland corridor on the site. The City's Planning and Engineering Departments expressed the need for further information regarding the impacts of extending the roadway and providing a connection from SW Walnut Street to SW Fonner Street versus the Developers alternative alignment. In addition to the preliminary engineering plans prepared by Westlake Consultants, Inc., this letter is being submitted to address applicable sections of the City's Community Development Code. The Developers are proposing a roadway alignment alternative which the believe best meets the needs of the community. The following responds to applicable elements from Chapter 18.164.030 of the Tigard Municipal Code and is intended to provide justification for this particular alternative. III Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150, Tigard, Oregon 97224 Mr. Will D'Andrea November 14, 1997 Page 2 of 6 Tigard Municipal Code - Street and Utility Improvement Standards 18.164.030 Streets G. Street Alignment and Connections: 2. All local and minor collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographic constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Findings: There are significant areas of wetlands and sensitive lands as defined in Chapter 18.84, Sensitive Lands, of the Tigard Municipal Code on the subject site. Wetlands have been identified, delineated and classified by Martin Schott, Wetland Specialist, and a twenty-five (25) foot buffer has been delineated. Preliminary research for the proposed development has also included a topographic survey performed by Westlake Consultants, Inc., identifying areas of steep slopes and a tree survey prepared by Walter Knapp, Certified Arborist.. The existing vegetative corridor, to which we will be addressing, consist of mature species of douglas fir, western red cedar and big leaf maple. It is a high quality forested riparian zone. The subject site is identified as having drainageway and wetlands per Diagram 1 of the Comprehensive Plans Report on Natural Features and Open Space, Flood Plain and Wetlands inventory. The City of Tigard's Comprehensive Plan, states under Natural Features and Open Spaces, Floodplains and Wetlands; that effective approaches in dealing with areas with physical limitations is by "Retention of natural watercourses (e.g. restrict fills, channelization, etc) " and "Vegetation retention along adjacent slopes of drainageways As part of preliminary discussions, the City has requested the extension of SW 116th Avenue from the north boundary of the subject site through to SW Fonner Road. This extension would cross through the identified wetlands and sensitive lands area. Preliminary engineering of the roadway, performed by Westlake Consultants, Inc., was prepared per the request of the City. Preliminary design reflects the maximum and minimum engineering standards established by the City. Preliminary engineering has revealed the need for fills up to twenty (20) foot in depth. Limits of fill impact 140 linear feet of the existing drainage corridor. Construction of the roadway through the wetlands, wetland buffer and sensitive lands area will impact forty (40) percent (11,098 square feet) of the existing wetlands and sensitive lands on the site. This would result in 4,500 cubic feet of fill impacting up to forty (40) percent of the identified wetland area. This is a LCDC Goal 5 issue which needs to be more adequately addressed by City staff.. ICI Mr. Will D'Andrea November 14, 1997 Page 3 of 6 The existing vegetated corridor is given the highest existing vegetated corridor condition, Good Existing Corridor, as established by the Unified Sewerage Agency. This is described as a combination of trees, shrubs and groundcovers at a minimum of eighty (80) percent, present with a greater than fifty (50) percent tree canopy coverage within vegetated corridor. This concurs with the neighborhood opinion that the site is deserving of preservation for its scenic quality and passive recreational potential. The Unified Sewerage Agency promotes the philosophy that "No fill, removal, or modification of a sensitive area shall be approved unless there is no reasonable and feasible alternative. It is the intent of these rules to protect sensitive areas, and to allow mitigation as an option only when there is no practical and reasonable method of avoiding the modification to the sensitive area The Developers have provided a practical and reasonable alternative. By proposing the termination the roadway at either side of the wetlands and sensitive lands area the impacts on this natural resource will be minimal. The Developers are also proposing a pedestrian / bicycle crossing of the wetlands to promote neighborhood circulation and provide access to the surrounding area including Fowler Junior High School. Response from local neighborhood, as stated at the neighborhood meeting held November 5, 1997, is overwhelmingly in favor of not extending SW 116th through the proposed development Local residence expressed a concern for neighborhood safety, increased traffic volumes and the environmental sensitivity of the existing vegetative corridor.. The integrity of the natural resources of the neighborhood would be adversely affected by the loss of forty (40) percent of the existing drainage corridor. The subject site has been identified as having both wetlands and sensitive lands. It has also been recognized as a scenic area and thus is a valuable open space and passive recreational area. A through connection would significantly impact forty (40) percent of the wetlands and sensitive lands area. Environmentally sensitive lands are an important element of the regional ecology and careful consideration by developers and local governments is necessary to preserve these resource. The City's desire to cross the natural area with a roadway would significantly impact the livability of the neighborhood. The City has established planning policies as identified in its Comprehensive Plan and Community Development Code which promote the preservation and of the City's existing resources. The neighborhood residents who attended the neighborhood meeting are not in favor of seeing this road connection occur. The City needs to implement its policy of defining this subject property as an area having distinct constraints and limitation and validate surrounding residents desires to preserve the integrity of their neighborhood. ICI Mr. Will D'Andrea November 14, 1997 Page 4 of 6 Tigard Municipal Code - Street and Utility Improvement Standards 18.164.030 Streets F. Future Street Plan and Extension of Streets: 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City shall prepare a future streets proposal. A street proposal may be modified when subsequent subdivision proposals are submitted. Findings: The Comprehensive Plan Transportation Map has established, through study areas, classification for existing and proposed roads within the City. The Transportation Map does not identify a proposed alignment for SW 116th Avenue, nor classify it per the Functional Street Classifications. There has been no evidence that there has been a designated study area addressing any future alignment or classification of SW 116th Avenue. The City of Tigard is requiring the extension of SW 116th Avenue through the subject site. Constructing this extension would provide a through access from SW Walnut Road to SW Fonner Road via SW 116th Avenue. As part of discussions at the October 8, meeting with City staff, all parties present agreed that this connection would potentially result in a significant increase the number of commuter vehicles upon this roadway. This could easily results in traffic flows that would adversely affect safe and convenient transportation with in the existing neighborhood. The Transportation Chapter of the City's Comprehensive Plan, Volume 1, states "The overall consideration in transportation planning is to provide a safe, convenient and economic transportation system which has easy access to all areas within the City and to the major transportation systems connection with the City. It is based upon coordination with other elements of the Comprehensive Plans and the Metropolitan Service District's Regional Transportation Plan (RTP), which in turn relate to the LCDC Statewide Planning Goals. Other portions of the Comprehensive Plan considered in the formulation of this plan include: Economy (Goal #9), Energy (Goal #13), Air Quality (Goal #6) and Housing (Goal #10). " In referring to the LCDC Goal 12: Transportation, A transportation plan shall consider all modes of transportation including but not limited to mass transit, bicycle and pedestrian transportation, while minimize adverse social, economic and environmental impacts and costs. In the process of incorporating these goals into the City's policies addressing transportation, the City stated in the Comprehensive Plan Report: ICI Mr. Will D'Andrea November 14, 1997 Page 5 of 6 "The overall consideration in transportation planning is to provide a safe, convenient and economic transportation system which has easy access to all areas within the City and to the major transportation systems connection with the City. " The City of Tigard's study, did not make mention of considerations to LCDC Goal 5: Open Spaces, Scenic and Historic Areas, and Natural Resources and possible affects future transportation systems may have on existing natural resources within the City.. The established policies of the Transportation section of the Comprehensive Plan do not appear to allow for the modification and / or limitation of vehicular access in order to the preserve existing natural resources within the urban area. Response from local neighborhood residents who attended the November 5, 1997 neighborhood meeting were overwhelmingly in favor of not extending SW 116th through the proposed development Local residents expressed a concern for neighborhood safety, increased traffic volumes and the desire to preserve, the existing vegetative corridor. Concerns where voiced over the increase commuter traffic that would use the proposed extension as a bypass of the SW 121 st Avenue and SW Walnut Road intersection. A similar traffic problem is know to exist on SW Dakota Street, to which traffic calming devises have recently been installed to control traffic impacts. Increased traffic flows, due to the extenuation of SW 116th Avenue would adversely affect public safety and livability of the area. There is a high probability of similar traffic bypass issues with the extension of SW 116th Avenue, that currently occur on SW Dakota Street. The City has also established criteria, as part of the Transportation section of the Comprehensive Plan, Volume 1, defining functional street classifications. The primary function of a local street "is to provide direct access to abutting property and to allow traffic movement within a neighborhood". "Residential access streets are intended to provide direct access to single family residences with a minimum of other traffic. Traffic levels on residential access streets should be limited to no more than 500 ADT. Residential access streets shall be designed to carry the least amount of traffic at limited speeds. The development decision-making authority should consider anticipated traffic levels and parking demand when determining improvement requirements for residential access streets. " "The City development approval authority may determine appropriate right of way and pavement widths for proposed local streets based upon the anticipated traffic levels, anticipated demand for on-street parking, physical characteristics of the street's location, and number of access driveways to the proposed street." The existing right-of-way platted and dedicated to the City with the Hunter's Glen subdivision is forty-six (46) foot in width. The pavement section within the right-of-way is twenty-eight (28) foot wide. In establishing this road for the Hunter's Glen development, it is apparent that the anticipated traffic flow would not exceed that of a residential access street. The substandard ICI -Mr. Will D'Andrea November 14, 1997 Page 6 of 6 pavement section and lack of on-street parking reinforces the residential access street functional classification of SW 116th Avenue. This roadway section was not designed to support the number of vehicle trips associated with a residential sub-collector street classification. A through connection between SW Walnut Road and SW Fonner Road via SW 116th Avenue would create a bypass for vehicles traveling on SW 121st Avenue and SW Walnut Street. The additional traffic generated would by far exceed the anticipated traffic flows initially anticipated on SW 116th Avenue when it was approved by Planning Commission. To change the functional classification of this road, in order to accommodate the expected traffic flows, the City would have to propose an amendment to the Comprehensive Plan Transportation Map. The applicant is proposing the termination of SW 116th Avenue in a cul-de-sac at the upper end of the site. The impacts to the wetland area would be minimal, possibly less than 50 cubic yards. Access to the south end of the site would be via a private roadway serving twelve (12) lots south of the drainage corridor. A pedestrian/bicycle pathway, including a bridge, is being proposed to promote connectivity within the neighboring areas. The pathway will be constructed to ADA standards and have frequent landing pads. The impacts of constructing the pedestrian bridge would be significantly less than in constructing the roadway. Pilings will be used to support the bridge therefore minimal fills will be necessary. The Developers are requesting the City of Tigard to support their proposed road alignment alternative which they believe best serves the neighborhood and the community development interests of the City. This alternative preserves the integrity of the existing natural resources located on the site, provides access to the site and facilitates pedestrian and bicycle connectivity. Sincerely, WEST CONS ANTS, INC. Pamela Danzer Land Use Planner PD/lad cc: Mr. Dave Amato Mr. Mike Woodley h:ladmin/619-1 llcorresplcode.doc ICI November14,1997 Will D'Andrea City of Tigard Dear Mr D'Andrea, We are the residents of Fonner Street from 115thSW to 121 SW. We wish to express our concern to the City of Tigard in the matter of the development being proposed on tax lot 4400. We are opposed to the extension of 116SW from Walnut to Fonner for the purposes of vehicular traffic for the following reasons. Safety Fonner is currently being used as a shortcut by non-residents to go from 99W to Scholls Ferry Road. The traffic has increased dramatically in the past few years, and its speed is alarming. There is no sidewalk or even a safe walking path on our portion of Fonner. Several of our families have small children. We fear for their safety. The extension of 116SW through to Fonner would only increase the non- resident traffic. People living on Walnut, Carmen, and Fonner all have access to 121 SW and Tiederman. This new street would not benefit the local residents. Instead, it would increase traffic on an already dangerous street. If the City is concerned with accessibility, we urge you to consider a bike/walking path, much like the one in the Genesis Devlopment. Environmental Concerns Tax lot 4400 contains a sensitive wetlands, including a creek and many beautiful old trees. The introduction of a hard surfaced .road could create serious drainage problems. It would eliminate many of the trees and continue to adversely affect this wetlands area. We support the development of a footbridge and small park to preserve the natural beauty of this area, one that could be enjoyed by all the residents. We wish to work with the City of Tigard on these issues. Please inform us of meetings that will be held in the future.Thank you. The Residents of Fonner. 4~ al ~ fw III 111$ G vop~ll -,-~o~ U.) 0A) VAAA~ Fofy rri f o 7223 Sr}`~ T C mot{ p~H s, ~I `lzo ~ ~ , - Nhy~CR l 141(~f~ c- q -7 i t & fit (1 SuJ-Uv) n ~ DEPARTMENT OF THE ARMY PORTLAND DISTRICT, CORPS OF ENGINEERS P.O. BOX 2946 PORTLAND. OREGON 97208-2946 March 11,1998 Reply to Attention of: Construction-Operations Division SUBJECT: Proposed Road Crossing at S.W. 116" Avenue, Tigard, Oregon Dave Amato & Associates LTD Attn: Dave Amato P. O. Box 19576 Portland, Oregon 97219 Dear Mr. Amato: This letter is a follow-up to our pre-application consultation regarding the proposed road crossing of a wetland at S.W. 116th Avenue in Tigard, Washington County, Oregon. You presented two alternatives for the project: Alternative A proposed building a road across the wetland; and Alternative B proposed building a pedestrian path across the wetland. A third alternative, not presented, would be a "no action" alternative. It the is Army Corps of Engineers' policy for fills into wetlands to be avoided and minimized to the maximum extent possible before compensatory mitigation is considered. In 40 CFR part 230 it states, " no discharge of dredged or fill material shall be pennitted if there is a practicable alternative to the proposed discharge which would have less adverse impact on the aquatic ecosystem, so long as the alternative does not have other significant adverse environmental consequences". The "no action" alternative would completely avoid impacts to the wetlands. If access is mandated, Alternative B would be the preferred alternative. Thank you for the opportunity to participate in a pre-application consultation regarding the proposed road crossing. If you have any questions, please contact me at the above address, or telephone (503) 808-4381. Sincerely, Janice Stuart, Ph.D. Project Manager, Regulatory Branch Copies Furnished: ODSL (Parks) Westlake Consulta (panzer) City of Tigard OF ~ • Department of Fish and Wildlife Columbia Region regon Lower Columbia District 9 John A. Kitzhaber, M.D., Govemor 17330 SE Evelyn Street March 6 1998 Clackamas, OR 97015 (503) 657-2000 FAX (503) 657-6808 Dave Amato & Associates LTD. OREGON PO Box 19576 Portland, Oregon 97219 Re: Proposed road crossing at SW 116th Avenue, Tigard Flsha Wildlife Oregon Dear Mr. Amato, During DSL/COE permit review process, the Department outlined our opposition to the proposed crossing of a wetland and unnamed tributary of Fanno Creek. Oregon Department of Fish and Wildlife (ODFW) opposes wetland and stream crossings on a wide range of issues: including loss of wetland, instream, and riparian habitats; fragmentation of habitat; loss of travel corridors for aquatic, riparian, and canopy dependent species such as cutthroat trout, amphibians, and squirrels. Protection of water quality for downstream use by fish and wildlife is another major focus of our opposition to stream channel and wetland crossings. An acceptable compromise was achieved during the review process and is presented as Alternative B. This option provides for access across the wetland and stream channel while maintaining the values and functions of the wetland habitat and stream channel for fish and wildlife. For contrast, the road crossing depicted in Alternative A would be unacceptable due to the magnitude of impacts from the fill (wetland, stream channel, tree impacts) and the culvert (wetland, stream channel impacts). For this project, ODFW..maintains that all impacts should be avoided by not crossing the wetland and stream channel. If a crossing is required, the department prefers the foot bridge option. If you have any questions, phone me at 657-2000 ext. 231. Sincerely, Don Bennett District Biologist Lower Columbia District cc: H. Michael; ODFW J. Grimes; ODFW City of Tigard F -Oregon Division of State Lands 775 Summer Street NE John A. Kitzhaber, M.D., Governor Salem, OR 97310-1337 (503) 378-3805 FAX (503) 378-4844 March 2, 1998 TTY (503) 378-4615 State Land Board JV02 John A. Kitzhaber DAVE AMATO & ASSOCIATES LTD Governor PO BOX 19576 Phil Keisling PORTLAND OREGON 97219 Secretary of State Jim Hill State Treasurer Re: Proposed Road Crossing at SW 116th Avenue, Tigard, Oregon Dear Mr. Amato: This letter is a follow-up to our conversation concerning the proposed road crossing site at SW 116th Avenue in the City of Tigard, Oregon. It is the States Policy to avoid stream/wetland crossings if there is a viable alternative that would minimize impacts to waters of the State. State law ORS 196.820 (3) gives the criteria by which a fill permit is evaluated (copy attached) subsections (c) and (d) address alternatives which are part of the review process. There are other alternatives which must also be evaluated in the permit review process provided the fill conforms to sound policies of conservation and would not interfere with public health and safety. Thank you for the opportunity to comment on the proposed crossing, if access is mandated we would prefer the pedestrian foot bridge option. Sincerely, William L. Parks Natural Resource Coordinator Field Operations - Western Region Enclosure c: City of Tigard saleml \fo\counties\washington\amato.doc DEPARTMENT OF THE ARMY PORTLAND DISTRICT, CORPS OF ENGINEERS RECD DEC p g 1997 P.O. BOX 2946 PORTLAND, OREGON 97208-2946 nnENnoN OF: December 4, 1997 Operations, Construction, and Readiness Division SUBJECT: File No: 97-1522; Fonner Street Development, in a wetland tributary of Fanno Creek, Tigard, Washington County, Oregon. Westlake Consultants, Inc. Attn: Tracie Wickham 15115 SW. Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Dear Ms. Wickham: We have received your request for our review of your wetland delineation report for a potential project located in Section 3, Township 2S, Range 1W, as described in your report dated July 14, 1997, that we received on November 14, 1997 (map enclosed). I have given your report a review and find there is sufficient information to state that a Section 404 permit would be required if you anticipate placement of fill. Additional review will take place at the time of your permit application. Concerns that will need to be addressed are: O The need for the road crossing; O If needed, the road corridor should be as narrow as possible and should cross perpendicular to the stream at the location shown on Enclosure 1; and O There should be some effort to reduce the probability of severe losses to the the riparian area adjacent to the wetland and the stream. The data and findings in that report indicate the extent of jurisdictional wetlands that are present and data provided satisfies the 1987 Corps of Engineers Wetland Delineation Manual. This wetland jurisdictional delineation is valid for a period of five years from the date of this letter unless new information warrants revision of the delineation before the expiration date. If you are making plans for a site visit, please advise this office. Either Doris McKillip or myself may want to attend. In the event you, or others involved with this property, apply for a permit application, please insure the subject file number is referenced. Doris McKillip, r r -2- permit project manager, may be contacted at (503) 808-4391 if you have questions regarding a permit application. Contact me directly by telephoning (503) 808-4378 regarding questions about this review. Sincerely, Brian Wm. Lightcap Wetland Specialist Policy Analysis Section Enclosure Copies Furnished: City of Tigard (Hendryx) Schott & Associates CO-GP (McKillip) ODSL (Hubert) g b M part 0 ~ ole a.3 U+t ASA" b0 MOT At V r` r FOK ANY QT; O~ do N 6501000 0 h~ rSJ ss o O Il - R~r;~eC 2-10- S 0 (M f o j 1 1 ctt!~T or St" T1 w t TER 3C a! 0 461LII Y. lb. i,i %d(d. Orepri ar It's o Kpioyee ,r ,n out be MSRM)S1tt1e for 'rrpa+xy5 „il'O may appe2rhofeat. W 1/4 Y 2 S. Vii• . R. , SEC. Z04 A r~rr' ~ S i , i 1,`, ,•~t~ 1 ~ ~ t l/Yt . ,Ii,' 1, a i, ~y. t'.a 00, ~.V., ~iR. r~~' ~4•' .4 F I C3 :t4f' 5 ll , ntlG ~ y t 60 1 i. N i rw . x 4.00 -11 0050 ;0s: i. f 5 t q. k 1S 2~1 }~4 Li.:1 .1 p ~ „:y ( I l+ = T. r TOM SWP RANM: n ° T > iO 1 }v' I ( r _ I t r . a6 1(1N~dM ~ . ~ 1 y co - i 3381 1 1 1 ~ IV I 1 yr _ 1 r w r(/ t I l r 1 I '3e \ w ~ \ 2S i 1 ! 1 I i , ~l I I ~ iI t 1 1 ----1 1 I \ \ r y) 1 t fit' I , t 1 t y ! I r Q v \ I ~ 1 1 - - t I v I t3 i ~ % It I I r w l 1 Co ~I r 1 1 t 46 1 it gS g ~ / • 4 I r ~ - JA' •V/ t o \ ;j v ~ CARME,n S. W. CARMEN. ST. ~ j I y ~'1 • I;; / ~ , PARK 1 - a v - t' _ -fir " ~ y. :'a• ..-ti. •r _ - - Ott~ S.W 0 ER T. ° to r 8 - / I I 1 2S o+m Br_ atEaaa Bn 'MATRIX DEVELOPMENTx ; :st is n.. •`'i- ` x ; er MMUM APPROVED eY HUNTERS GLEN PAC~IFI PPR. J: RM" " DRAINAGEA PLANT ti 4 r,.~ 1 _ . S~ t ra ' M0~ f.~. 1Bs1a~ bMww a Mr 'ra, GRADING •w h.~r.. ~ .~i'ti' ~t qq ~c ~~I 'pmt .~Y~'lpj~0i~'1000~Y110 y. Tlfs'AI10 .r. a :cY°~• CREGEON I rr7. SCALL PROJECT NO. DRAMIINO FILE NAME 1 h1087-0701 P1NV1PGOf.OtMG o EDIT. ~ .1; ':r' ~"a`• "S• _ ;r, y PLOT DATE: 07 3 3 : r 1 10, ` P 5~ F Y A q 1 ~ bf { ~ i.. L 4 °ww.., V a .i0' v D'~ ~~pf✓ S+ it 210 L 20e yy wn y a a 1 ppn. =247"S pt p 1.. I J C I a a ri 1100 as f } r I _ 31 e t i 10 d I O q ~ ~ ~ - "kJ I , t ,M f I f 1ti 4 f i A~ r Rt - - CENTER a. ,gym • l C OF TIGARD J ATION CONFERENCE NOTES Community tter oP~°t PRE-APPUC S7wpirrq,a •detttrCummuruty _ RESIDENTIAL CAM-- - / - STAFF: ~ ZZ APPLICANT: AGENT: -PiqMEC4 7 NZF~ j Phone: I I Phone: I I Co R y- c6 5-L PROPERTY LOCATION: ADDRESS: TAX MAP/TAX LOT: 5 / a, 8 i7 - L( ao NECESSARY APPLICATIONISI: ~t 9r~n~y 1 1C~N ~a~~r~lTrv~ G4,VQ5 2F-ViEw _ LA.IJIVM, 1~= uF~1~ Pti1 ~YT Sc' ~ 1 PROPOSAL DESCRIPTION: Lc::) V 51o 1-j l COMPREHENSIVE PLAN DESIGNATION: ZONING DESIGNATION: 5 r . CITIZEN INVOLVEMENT E11~~ti✓ FACILITATOR: TEAM AREA: PHONE 15031 i 'ONING DISTRICT DIMENSIONAI REQUIREMENTS Minimum lot size: q. ft. Average lot width: ~5O ft. Maximum building height: 30 ft. Setbacks: Front ft. Side S ft. Rear 1,5 ft. Corner ft. from street. Maximum site coverage: AMinimum landscaped or natural vegetation area: A44--216 (Refer to Code Section 18.50 ] ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum of ron age: eet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The depth of all lots shall not exceed 2'h times the average width, unless the parcel is less than 1'/Z times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots] CR't Of 1i" Pre 4afication conference Notes Page 1 N tb bsstgadt,Ns,afl6SM82atatMISS Sagan b w is S « rfls In a°15 l6 9 o 12 N N m 9 5600 ° - 8 • 0 o w N N« --T Q 83' N 12 JR r~ \ a{3 50 U n.+le i. ro 1o Na n N Q 101.67 BB.O e7A BB.O I03.34 ?a Ne7'S05.34 d00 E 7e.77 `6 113' TRACT A R• 1487.30 C A R WE K 2255 v S EETo. 6100 °SO'9eE 17 w L,2 I17 50 N ® 90.0 9D.0 90.0 90.0 91.00 2700 2600 2500 2400 2300 m 5700 2800 13 m 6000 16 95.54 3 4 5 6 7 8 0 8 5800 5900 14 N 9e9°57'46'w, . e799 N a 9 0 WE NB9°50'C 9 ,O. 90.0 _ 90.0 , A~ It 129.6 202 N e9°5 E NB9°el'E 290 ( N e°48t 3100 INITIAL POINT 4400 ~ i °W .3OAc. p 3900 3.69Ae o 0 70 A,. 4000- - o - p 2.40 AC. z - FOR ASSESSMENT .1 w 25936 , PURPOSES ONLY c 125 / o DO NOT RELY ON o N 4001 FOR ANY OTHER USE i - : b4Ac ~ q v 223 231.17 „ ~ ~ X s 31w g p N 4401 w Ac. o v .9/AC, 8 m ~ a W m p 3 N w O ~ m 8 p0' °,la N T V = s ee° 14W s B° $f w 300.0 O 3if 2Q. 113 100 00.0 \1 B6G ' 79.30 g3 N 3600 3700 3800 4300 .4/ Ac. .35AC. .354c. H 1 4101 4.200 200 4 m 10 .32Ac 41 Ac. 8 g 10 ° p 223 w N N 3 n I o° e w d ~ W W h T ~3 N H^ N O 1. 8 b $ o{ Iw _ N Z 40 N 100 1 6e Be \ 26 v s e9°2e'E N e9°51'w CENTER CfSECTION TT 14 71 I 15 1 14 N as. 57'6 421.00 ' G A RID Ne_L w S w -Nm1 ,s Be. 31'w._., FONNER STREET- 22x4 1270.0 = 300.0 2S 1 3 BD SEE MAP 2S I 3C I 1 MI~~Z C o~~~-ro,zs DEC . 0J ~c 204.73 42.75 208.18 / j f 210.16 / r 2M 12 205. I ~ TRACT A y0 x 18,656 sq.ft. 220.9dWETLAND 20 oi 200& 207.23 / WETLAND BUFFER 1 ?p ~.,,,,BOUNDARY 20 x 47. y0 / sa ' . p 08 64 / 4 ;•I , L~' ' 200.7 • ~C >J) 207.96 .4os 34 l~aoP~ • • 215.89 aK1l09--R 205.47 07.170p uj y 16 Ld 1 ~.oe2/0.8.51 •2 i 6.21262-6MQ10.53 X83 5 / 215.10 18 ~2 ; 2,093 yf M loo, X .59 14 t. 05.32 2 1 219.24 \ 211 1'.1.840. • 221.43 ,.02 15 • 212 ate 17 1212. 2;2.88 10 4 21 1215 ~21 9 Z oz . 14.05 k! 21 O • • • • '.x76 / 215. , 216. 1 .,o f n4.oo ppTRACT q►•'`/2, 215.09 17.fa11d / / 17 222.60 , ~~1 22506 14AL 9114 21 214 1p Pa. 7 4 f17~. 23.07 221 1 220.1 .9 2 / / 111{20 1823.43 i 11.00 { nz.00 22 .17 11 x 221.90 '~1. • 1 2 , 1 j .~zzns.3ie' ~ • 225 256 -9222.20 . • x 225. ALTERNATIVE LAYOUT FONNER SUBDIVISION SCALE: 1"-60' i 10 9 I I 251.87 8 I 6 5 4 3 2 1 I 7 . / -J r 1 ` r r I E ~ I r ~ ~ 1 r ! I • J 1 e • AFFI&VIT OF POSTING NOfCE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: i 0 .larinin Divisioa.~..::; 13125 SW Hall Boulevard`: Tigard, OR 97223 Neil Fernando do affirm that I am (represent) the party initiating interest in a proposed -Planned Unit Development affecting the land located at.(state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) , and did on the ~-4 day of October 19 97 personally post notice indicating that the site may be proposed for a development application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at on SW Fonner street, the south side of the tax lot (state location you posted notice on property) Sign tpre (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZE) Subscribed and swom/affirmed before me on the day of , 1997 o~.sIE AL YNN L DUNN PUBUC,OREGON COMMISSION NO.046 993 MY COMMISSION EXPIRES AUG. 16,1999 N A PUBLIC OF ORE O My Co ission Expires: (_Applicant, please complete information below for proper placement with proposed project) NA_1E OF PROJECTOR PROPOSED NAME Fonner Street TYPE OF PROPOSED DEVELOPMENT: si,h i u i c i nn I Name ofApplimnt/Owner. Dave Amato -kddressor General-Locatiouof Subject Property- Corner of Fnnnar Street and SW 11Kth -T1g_ard . OR I ~Subject ?ropervTax ~f s) and Lot = s). 2S1 313D, tax lot 4400 ?(----------------------------------------------------J n:'Jogm~pacyvrasters~a;post.rrst i . 0 Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 (503) 684-0652 phone (503) 624-0157 fax 10/23/97 Dear Resident, RE: Neighborhood Review Meeting - Proposed Planned Development Westlake Consultants, Inc. is representing the owner of the property located at the corner of SW Fonner and SW 115th Avenue, specifically, Tax Map 2S1 313D, Tax Lot 4400. The site is 3.69 acres and is currently zoned R-4.5. A vicinity map is attached for your convenience. We are proposing a planned development to include both detached and attached single family housing. Prior to applying to the City of Tigard Planning Division for approvals necessary for a Planned Development, we would like to meet and discuss this proposal in more detail. We will be looking for opinions on a preferred development technique of this site. Options of vehicle and pedestrian circulation along with construction of S.W. 116th Avenue will be discussed. We invite you to attend a specially scheduled Neighborhood meeting. Wednesday, November 5, 1997, 7:00 p.m. Tigard City Hall - Town Hall Room 13125 SW Hall Boulevard The purpose of this meeting is to provide a forum for the applicant and surrounding property owners/residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City. This meeting gives you the opportunity to share with us any special information you know about the property involved. We will attempt to answer questions which may be relevant to meeting development standards consistent with City of Tigard's Development Code. Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. Depending upon the type of land use action required, you may receive official notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public hearing. We look forward to more specifically discnssing.the proposal with you. Please call or fax me at the above numbers if you have any questions. WESTLAKE CONSULTANTS, INC. Pamela Danzer Land Planner Attachment 1 - Vicinity Map Wadmin\61911\correAneighbor.doc 'F Westlake Consultants, Inc. 15115 S.W. Sequoia Parkway, Suite 150 Tigard, OR 97224 TIGARD CITY OF 13125 SW Hall Blvd Tigard, OR 97223 Important Neighborhood Meeting Notice Enclosed r i PJ ~M 7tllL~lunc C r K sw W 'GAD THERINE ST MEADOW ST 4U T S _ -SH KATHERINE ST- 12400 C30 - fl ANN ~xJU M LYNN ST ° SW WOODA~i CT c~ ~ SW ANN ST \ MID N CLYDESDALE 5 PA I I V PL -Ab 'W 8 K N h P1LJ L ' 1 S sw" .i ~L ~`lOiyys 3 a CTS II SW silo AS 1160 N I 10900 N N Ise , o ^ < SW-1 ERROL ! ST Sk, i R V N / SW Il P o I 1 y I a C1 ~0{ ~4[ ~yJ~ } E SW a ! N \ F4N~~~ /f BUT s LN 12 C RMEN SW V) s ^ ST ;W ALBERTA ST I J t r! SW wATKINS pt 12500 SW FONNER W 119-JO Cr EN Lt 1 Ry DEL F S~$ 1 SW~]A~JES-A[l - r 12100 9~ Sri ~~f`> 11QD0> C SW MARION ST ` SI~II PARK 'Y ST ` n, ! cR Sy e I 10400 G'y CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (bmmunity teCommunt ~'Gapirry,%i cBeterommnity RESIDENTIAL DATE 97 i STAFF: Z4 ZZ D~4&) ~l APPLICANT:. AGENT: ~iMEG~9 7~4Nz~,~ W~ZL,q-KE GcsIsSULZ~4t.t-CS Phone:I I Phone: [ ) Co~'-~ - o46Z PROPERTY LOCATION: ADDRESS: - TAX MAP/TAX LOT: Z / ~v8 L~ - t E._~l as NECESSARY APPLICATION[S]: Sl)'r- n3y 1 S lC N a::NSl7i v~ G 2S r11f Vim 1~LA.l~ NP') i~ V Fop QM ~`T PROPOSAL DESCRIPTION: LCD S)O j COMPREHENSIVE PLAN DESIGNATION: W ZONING DESIGNATION: Z-/. CITIZEN INVOLVEMENT E'ff7~} L. FACILITATOR: TEAM AREA PHONE: 15031 19 f NG DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: q. ft. Average.lot width: ft. Maximum building height: 30 ft. acks: Front ~ ft. Side S ft. Rear 1,5 ft. Corner 5- ft. from street. Maximum site coverage: _IVA % Minimum landscaped or natural vegetation area: _,&44_16 [Refer to Code Section 18.50 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum of frontage: eet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The depth of all lots shall not exceed 2'/z times the average width, unless the parcel is less than 1'/z timeg the minimum lot size of the applicable zoning district. (Refer to Code Section 18164.060 Lots) t~Y Of 111UN Pre-UMICatfoa Coherence Notes Page 1 of 18 coslloodal Ap:IlcltlsUfl21112I IMslu Section SPECIAL SETBACKS , Streets: feet from the centerline of jf5~1 Established areas: feet from Lower intensity zones: feet, along the site's boundary. Flag lot: Ten (10)-foot side yard setback. Zero lot line lots: minimum ten (10)-foot separation between buildings. Multi-family residential building separation: (Refer to Code Section 18.96.0301 Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structuresJ *IVOnor E RESERVATIOo su mltting a u (vision land use application with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyor's Ofnce: 648-88841 FLAG LOT BUILDING N PROVISIONS Maximum height o 1'/z stories or 25 feet, whichever is less in most zones; 2'/Z stories, or 35 feet in R-7, R-12, R-25 or R-40 zo es provided that the standards of Code Section 18.98.030101 are met. ~Te ee exam] et esldential Units allowed 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: a. Land within the 100 year floodplain; b. Slopes exceeding 25%; and C. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities; and b. Multi-family allocate 15% of gross acres for public facilities. [Refer to Code Section 18.921 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single-family MUIU48mlly 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20%) for public right-of-way 6.534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot areal - 3.050 (minimum lot area ri4 Units Per Acre = 12.1 Units Per Acre the Development Code requires that the net sfte area eldst for the need whole dwelling mat. NO BOUNDING OP IS PEBMRiED. CITY OF TIGARD PwADolicaden Conference Notes Page 2 of 10 lasilaallal UIIICallaBMIssahl 1M:taa Saetln • BLOCKS The perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY TRANSFER he City o Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in the density calculations that may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY MON Regardless of the a wed housing density in a zoning district, any property within 100 feet of a designated established area shal of be developed at a density greater than 125 percent of the maximum Comprehensive Plan desl ation (not zoning) of the adjacent parcel. Transition area applies to any property which is a desig ted established area. The subject property is designated as an area. The ubject property is adjoined by established/developing/areas to the north, south, east and west. FUTURE STREET PLAN AND EIRENSION OF STREETS 1. A future street plan s a a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.164.0301 MENTS SIDENTLAL DEVELOPMENT SOLAR ACCMonM All subdivisions and minor psu sect to sol ar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis, CITY OF fl6ARD Pre Pllcadon Conference Notes Page 3 of 10 Ie:I/sWa14PIlatleUllautaf IMsln Seem The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. C. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. C. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The 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 from the middle of the lot to the south property line. C. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floors south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CRY Of TICARD Pre4loplication Conference Notes Page 4 of 10 s•SIa.n.iAppItSUIR IU111IM21I.s.ctln PLEASE NOTE:.-..Regardless of Me.00don(s)used-through the design°.of-Me.Subdivision: Subdivision.-or Minor Land- Faftow-all -one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further Information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARKING AND ACCESS parking areas and driveways must be paved. Single family: Requires 2 off-street parking spaces per dwelling unit. (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family dw 'ng units with more than 10 required spaces shall provide parking- for the use of guests and shall consist o 5% of the total required parking. [Refer to Code Sec on 18.106.0301 N more t \hando equired spaces may be designated and/or dimensioned as compact spaces. Parking stalls s ensioned as follows: Standaspace dimensions: 8 ft. 8 inches X 18 ft. Compaspace dimensions: 8 ft. X 15 ft. Handicking: All parking areas shallprovide appropriately located and dimensioned disableking spaces. The minimum number of disabled person parking spaces to be provideas the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADndo is available upon request. A handicapped parking space symbol shall be painted king s ace surface and an appropriate sign shall be posted. BICYCLE RAC Bicycle cks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in eas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum numbe of accesses: Minimum access width: Maximum access wi the Minimum pavement width: REQUIRED WAIKWA OCATION Within all att hed housing (except two-family dwellings) and multi-family developments, each residential dwelling shall b connected by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between 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. [Refer to Code Section 18.1021 CM OF TIGARD Pre-Appflcadon Coherence Notes Page 5 of 10 A•s11•■tl•I A■■Ilatl•■/►1•■■I■! IM•I•■ WON BUFFERING AND SC ENING In order to i ease privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent develo ents, especially between different land uses, the City requires landscaped buffer areas along certain site rimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occup d by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between ve 'cal and horizontal plantings. Site obscuring screens or fences may also be required; these are often visable even if not required by the Code. The required buffer areas may gnl be occupied by vegetation, ces, utilities, and walkways. Additional information on required buffer area materials and sizes may be fou in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which ar pplicable to your proposal area are as follows: ft. along north bounda ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required a g 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 proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of 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. (Refer to Code Chapters 18.100, 18.106 and 18.1081 TREE REMOVAL PLAN REQUIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed.. Protection is preferred over removal where possible. The tree plan shall include the following: > Identification of the location, size and species of all existing trees including trees designated as significant by the city; > Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: b Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070. D. of no net loss of trees; a Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.150.070. D; CITY OF TIGARD P"Pllcation Conferonce Note: Page 6 of 10 1esl/ntlal4e0atlnRlud1! IM9111 Satln s • Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070. D; Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and A protection -program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. [Refer to Code Section 18.150.0251 MITIGATION Replacement of a tree shall take place according to the following guidelines: > A replacement tree shall be a substantially similar species considering site characteristics. > If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. > If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: > The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available. replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. > The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18150.010 iDl SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. SENSITIVE LAND - The Code provides regulations for lands which are potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitivq lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. [Refer to Code Chapter 18.841 CITY OFTIGARD the-APPUcadon Conference Notes Page 1 of 10 1es11ntlal yoIlestlNMiul// IM:192 SIetln Chapter 18.84 also provides regulations for the use, protection, or Aifcation of sensitive lands areas. Residential development is prohibited within floodRjains, STEEP SLOPES When steep slopes exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.84.040.8. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.8.3. UNIRED SEWERAGE AGENCY [USA) BUFFER STANDARDS, R a 0 96-44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City tq reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet irl- width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency oe City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and ➢ Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: In any residential development which creates multiple parcels or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-441USA Regulations - Chapter 3, Design for SWND - NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failurq to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CITYGFTIURD FMAMICIUMC NUN page :ale I~tl/ntlfl4tUatln/Mutltt IMtln i~etln I CODE SECTIONS k" 18.80(18.92 ✓ 18.100 _ 18.108 _ 18.120 x/'18.150 t~ 18.84 _ 18.96 18.102 _ 18.114 _ 18.130 ,/(8.160 18.88 _ 18.98 (18.106 _ 18.116 _ 18.134 -T--1-8. 18.162 164 IMPACT STUDY As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32 Section.0501 When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32 Section .2501 NEIGHBORHOOD MEETIN The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Pleasq review the Land Use Notification handout concerning site posting and the meeting notice. [Refer to the Neighborhood Meeting Handout] BUILDING PERMITS Plans for building and other related permits will not be accepted for review until a land use approval hag been issued. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. RECYC Ap 'cant should contact franchise hauler for review and approval of site servicing compatibility with Pride 'sposal's vehicles. CONTA PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer Code Section 18.116) ADDITIONAL CONCERNS OR COMMENTS. TRCE zriy Ev.ryo g'A lM lTi(,yrCiON t'- lq►.i .~J2C .S R 10 (JJAWU OF NA►J McaJS-C12A►.7C~ -~er~{ ( `FZ4 O g(n -14H T~E~G~ i•S C ?~~C>=2~/~ ~3c>~~.=,~ S7A- &)L~4eQS A rEx gtr RM fE.n~ 14 Z-- D _l,- M6 2, Z07 GrE §7 / - CRY OF TIURD ft4Wtadeo Cenfemee Notes page 9 of Is ~•sram•~ y~ne•n•■~•■w~ nwr~•■ ssen•. PROCEDURE Administrative Staff Review. !/Public hearing before the Land Use Hearings Officer. ~~NN~ ~Ev~(~,.~~NT /Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to. the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Developmenll Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or drop off at the counter without Planning Division acceptance may be returned Applications will NOT bg accepted after 3:00 P.M. on Fridays or 4:30 on other week days Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches One (1). 8W" x 11 map of a proposed pr4iect 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 perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 2Q day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard lz C f)0r') 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 of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE 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. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: ~Ji d A)np E-4 CITY OF TIGARD PLANNING DIVISION PHONE 15031639-M FAX: 150316847297 hAogin\pattytpreapp•r.mst (Engineering section: preapp.eng) 26-Mar-97 CITY OF TIGABB Pre-AAppeadu Cado mce Notes Page 1s of 11 1118slUttltl1181110albommIll IMslu saenn -sA m-~o PND City i f Tigard; Oregon:. PRE APPLICATION CONFERENCE NOTES ENGINEERING SECTION 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. (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-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: _1WM-rA- Wive (7tj-mat 4 <w to r2_0 feet e. ~ Pte. Z ( SCI N,.a~Z '~-!-c to 30 feet from centerline. (A) 1lSO` to 0113 feet Street improvements: ( ) f ULA - street improvements will be necessary along IL6"& AtE (K) Z street improvements will be necessary along ~taN Z- '=!;r- ' -S~ 4AA (x) Street im rovements on I (b AA9- shall include feet of pavement from 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 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section streets, or in the Coal Business District), necessary st~t signs and traffic control devices, streetlights, and a two year streetllghting fee. Street improvements on 4 rzsg- '52!7r. shall include 7-0 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 and traffic control devices, streetlights, and a two year streetlighting fee. (1C) Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Ner_ '5-t. . Prior to 4PPWAi.- 4= PLA-r , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (S',1.) Sup/ ti,C LSP_X_-::r Fem"r(aL-E, 2.L4 EraNcjiv ~E F CA-, 9GAUW4 ~ (2•) Pedestrianways/bikeways: Sanitary Sewers: The nearest s nitary sewer line to this property is a(n) a inch line which is located in b ~ 0 S,~" ~ - RNWL5 ")The proposed development must be connected to a public sanitary sewer. It is the de eloper's responsibility to r>g"b ?L~Ac_ - CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section -Water Supply: Deft, They Water [fit - Phone:(503) J-441( 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, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. ° Pet ':2 ASS 1.1E 0~'TCo ~oa►~€~ W w P (ZRi f~ ~aA-C~c, A_r-c-~=sS `'M rats uuw P P~,!► fop 'Fizo~-k %--A L-cer~-cS p{~slt 06 ~stR ~~c Acl Tc 4401 STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section 65 percent of the phosphlos contained in 100 percent of th orm water runoff generated from newly created impervious surfaces. The resolution contains a pra'~ision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. ~I f~ PERMIT'S Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY Of TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineering Permit is required, the applicaihust obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department.. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: - 5 L13 ENGINEERING D PARTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 h Aoginlpattytpreapp.eng (Master section: preapp-r.mst) December 23, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD CONIN.W,NITY DEVELOPMENT DEPARTiMENT APPLICATION CHECKLIST CITY OF HOARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what Is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: I~t/D Date: S-100 h 7 APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE V MARKED ITEMS A) Application form (1 copy) C3- 13) Owner's signature/written authorization _ o-- C) Title transfer instrument/or grant deed e' D) Applicant's statement No. of Copies E) Filing Fee $ SEA S 5~~ SITE-SPECIFIC MAP(S)IPLAN(S) SUBMITTAL REQUIREMENTS INCLUDE V MARKED ITEMS A) Site Information showinNo. of Copies 1. Vicinity map 0-1 2. Site size & dimensions 3' 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) ar" 4. Drainage patterns, courses, and ponds 12' 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% G__1 (c) Unstable ground Lam' (d) Areas with high seasonal water table I~ (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils tam' 6. Location of resource areas as shown on the Comprehensive Nlap Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands (ate 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level r~ 8. Location of existing structures and their uses t3~' 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements e 11. Location of existing dedicated right-of-ways M-11 IAND USE APPLICATION .1 LIST PACE 1 OF 3 8) Site Dever ment Plan Indicatin No. of Copies 1. The pro osed site and surrounding properties 2. Contour 'ne intervals ❑ 3. The locati n, dimensions and names of all: (a) Existi g & platted streets & other public ways and easern nts on the site and on adjoining properties ❑ (b) Propos streets or other public ways & easements on the si e ❑ (c) Alternati routes of dead end or proposed streets that requi future extension ❑ 4. The location an dimension of: (a) Entrances a d exits on the site ❑ (b) Parking and irculation areas ❑ (c) Loading and ervices area ❑ (d) Pedestrian an bicycle circulation ❑ (e) Outdoor corn n areas ❑ (f) Above ground ilities ❑ 5. The location, dimensi ns & setback distances of all: (a) Existing permane t structures, improvements, utilities, and easements which re located on the site and on adjacent property within 25 feet of the site ❑ (b) Proposed structures improvements, utilities and easements on the site ❑ 6. Storm drainage facilities a d analysis of downstream conditions ❑ 7.- Sanitary sewer facilities ❑ 8. The location areas to be Ian scaped ❑ 9. The location and type of out oor lighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11. The location of all structures an their orientation ❑ 12. Existing or proposed sewer reimb rsement agreements ❑ C) Grading Plan Indicating: No. of Copies Z.Li 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: (a) General contour lines o'' (b) Slope ratios 2~- (c) Soil stabilization proposal(s) (d) Approximate time of year for the proposed site development t 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report o' s~E/yENT (b) The validity of sanitary sewer and storm drainage service proposals ta' (c) That all problems will be mitigated and how they will be mitigated e*~ LAND USE APPLICkTION J L15T PAGE 2 OF 3 D) Architec~ ral Drawi s Indicatin Wo. of Copies The site de lopment plan proposal shall include: 1. Floor pla indicating the square footage of all structures, proposed fo use on-site 2. Typical elevate n drawings of each structure E) Landscape Plan Indicating: - No. of Copies V4 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 ❑ 2. Location and height of fences, buffers and screenings Er- 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials G' 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) 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 the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary P rtition/Lot Line Ad'ustment Ma Indicatin : No. of Copies 1. The owne of the subject parcel ❑ 2. The owner' authorized agent ❑ 3. The map sca a (20,50,100 or 200 feet - 1) inch north arrow and date ❑ 4. Description o parcel location and boundaries ❑ 5. Location, widt and names of streets, easements and other public ways within an adjacent to the parcel ❑ 6. Location of all p rmanent buildings on and within 25 feet of all property lines ❑ 7. Location and widt of all water courses ❑ 8. Location of any tre s within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater tha 25% ❑ 10. Location of existing u Hities and utility easements ❑ 11. For major land partitio which creates a public street: (a) The proposed righ -of-way location and width ❑ (b) A scaled cross-sect n of the proposed street plus any reserve strip ❑ 12. Any applicable deed rest 'ctions ❑ 13. Evidence that land partitio will not preclude efficient future land division where applicable ❑ LAND USE APPLICATION / LIST PAGE 3 OF 3 1) Subdivision Prelimi* Plat Map and Data Indicating: Wo. of Copies zL 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet r~ 2. The proposed name of the subdivision 3. Vicinity map showing property's relationship to arterial and collector streets t~ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) 5. Date of application 6. Boundary lines of tract to be subdivided 21- 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land 0-7 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% t~ 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): ta) Public and private right-of-ways and easements ram (b) Public and private sanitary and storm sewer lines r~ (c) Domestic water mains including fire hydrants (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses t (f) Deed reservations for parks, open spaces, pathways and other land encumbrances Er`~ 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants t~ 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(s) e~ 14. The location of all areas subject to inundation or storm water overflow e~ 15. Location, width & direction of flow of all water courses & drainage-ways 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. r~ 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 ~ 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 2--4 19. Supplemental information including: (a) Proposed deed restrictions (if any) 1 (b) Proof of property ownership (c) A proposed plan for provision of subdivision improvements 20. Existing natural features including rock outcroppings, wetlands & marsh areas 21. If anv of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application LAND USE APPLICATION V LIST PAGE 4 OF 3 J) Solar Access Calculations: K) Other Information No. of Copies C3 h:Vogin\patty\masters\l-cklist.mst Mav 23, 1995 LAND USE APPLIG.\TION 1 LIST PAGE 5 OF 3 AFFIDAVIT OF MAILING CRY Of TIGARD Community Development ShapingA Better Community S AZrE OF OWaGON County of 'Washington ~ ss. - City of TWard I, Patricia L. LunsforQ being first duly swom/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigar4 Washington County, Oregon and that I served the following: ca,oarravoa++~ em(a emw! ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No./Name Reference) ❑ City of Tigard Planning Director :1//0 lqg -DMJ= 49~;~E NOTICE OF PUBLIC HEARING FOR: 6 8 AMENDED NOTICE (File No./Name Reference) (Dan d Pudic Hearing) J ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer V Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: 2~7 ❑ AMENDED NOTICE File No.Mame Reference) (Date d Pudic Heanrg) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission 0 Tigard City Council ❑ NOTICE OF. FOR: 2:~;r (ryWKM of Nobm) File No.Mame Reference) (Date d Pudic Hearing, d applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF OECISIOWNOTICE OF FINAL ORDER/OMER NOTICE[S] of which is attached, marked MW "A", was ma jed to a ttd person(s) at the address(s) shown on the attached list(s), marked "am" the ~i day 1998, and deposited in the United States Mail on the ~ day 1998, postage prepaid. r (Person t repared Not ) Subscribed and sworn/affirmed before me on the day of OFFICIAL SEAL DIANE M JELDERYS NOTARY PUBLIC-OREGON 9, X COMMISSION NO. 046142 ry~ MY COMMISSION EXPIRES SEPTEMBER 0_7, 11999 NYI Y PUBLIC OFOREGO _ G % Commissio n Elgl EXHIB'I'T ~ CITY OF TIGARD Community Development Shaping A Better Community "CORRECTED" PUBLIC HEARING NOTICE (THE PREVIOUS NOTICE INDICATED AN INACCURATE LOCATION OF THE SUBJECT SITE. THIS NOTICE INDICATES THE CORRECT LOCATION OF THE SUBJECT SITE.) NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. JULY 6,1997 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO(S): SUBDIVISION APPLICATION [SUB) 98-0004 PLANNED DEVELOPMENT REVIEW [POR] 98-0006 SENSITIVE LANDS REVIEW [SLRI 98-0003 CONDITIONAL USE PERMIT (CUP) 98-0001 FILE TITLE: HUNTER'S WOODIAND SUBDIVISION APPLICANT(S): Dave Amato Mike Woodley OWNER(S): Walter & Yvonne Hordichok DAAL Homes Eaton Properties 4351 SW Cullen Boulevard 5240 NW Sewell Road PO Box 230287 Hillsboro, OR 97124 Portland, OR 97221 Tigard OR 97281 (503) 648-5683 (503) 245-2117 REQUEST: The applicant has requested approval of the following development applications: 1. Subdivision preliminary plat approval to divide a 3.69 acre parcel into 19 lots; 2. Planned Development has been proposed to reduce lot size below the 7,500 square foot minimum; 3. Conditional Use approval to develop attached housing; and 4. Sensitive Lands Review has been requested as portions of the property have slopes in excess of 25% and to address impacts to wetlands from a proposed pedestrian crossing, as well as, to address proposed fill of a drainage way. LOCATION: The subject site is located on the north side of SW Fonner Street, south of the Hunter's Glen Subdivision; WCTM 2S1 0313D, Tax Lot 04400. ZONE: R-4.5; Single-Family Residential, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to permit standard urban low density residential development. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.130, 18.148, 18.150, 18.160 and 18.164. 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 (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. SUB 98-0004/PDR 98-00081CUP 98-0001\SLR 98-0003 HUNTER'S WOODLAND SUBDIVISION NOTICE OF 7/8198 PLANNING COMMISSION PUBLIC HEARING ANYONE WISHING TO PRESENT WWEN TESTIMONY ON THIS PROPOS&ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARS ORAL TESTIMONY MAY BE PRES ED 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 JUNE 17, 1998, 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 (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197763(6). 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 PLANNING ,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 ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED 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 TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) 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 TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. I I ( SW ER OL ST co N SUBJECT ! PARCEL ' I CARMEN ST - ; - _f I ` ~ IilCl EONNER_ SUB 98-0004/PDR 98-0008/CUP 98-0001~SLR 98-0003 HUNTER'S WOODLAND SUBDIVISION NOTICE OF 7/8198 PLANNING COMMISSION PUBLIC HEARING l~c''i]~ N~1~• SLrr~ . ~/C / : /07 EXHIBIT B 2S403AC-01100 2S103AC-01200 DURNIN BRYAN P AND JULIE A M PARISH FRED C & LORETA ARANT TR 11465 SW FONNER ST 11385 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S 1 03AC-02200 2S103AC-02300 HOLMES ROBERT W QUIMBY ELEANOR N & EARL H 11400 SW FONNER 11480 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S 1 03AC-02400 2S103AC-02600 FILLER DAVID E MARY LYNN BECK JAY W AND NORA C 11500 SW FONNER 11550 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S 1 03AC-06300 2 03AC-06400 GRECO LEONARD R GRE EOU 46 R 8151 SIMMS SL 8151 SL ARVADA, CO 80005 ADA, CO 05 2S103BD-02200 2S103BD-02300 KARLSON E J V I CAMPBELL DONALD 11765 SW CARMEN ST PO BOX 250 TIGARD, OR 97223 FOREST GROVE, OR 97116 2S103BD-02400 2S103BD-02500 CLARK OSCAR H AND DELORIS RHONE HENRY JR 11800 SW CARMEN ST 11860 SW CARMEN TIGARD, OR 97223 TIGARD, OR 97223 2S103BD-04000 2S103BD-04101 KAWASAKI NOBUO SHARON LE OCHSNER MICHAEL A & JOYCE 5750 E HILLCREST DR 11785 SW FONNER ST PORT ORCHARD, WA 98366 PORTLAND, OR 97223 2S103BD-04200 2S103BD-04300 GRIFFIN CLAIRE R BALDWIN JAMES RONALD JR 11725 SW FONNER ST 11675 SW FONNER TIGARD, OR 97223 TIGARD, OR 97223 2S103BD-04400 2S1036D-04401 HORDICHOK WALTER R TRUSTEE SMITH WILLIAM L 5420 NW SEWELL RD 11565 SW FONNER HILLSBORO, OR 97124 TIGARD, OR 97223 2S103BD-05600 2S103BD-05700 MIX KELLY C & WYNONA G IDLE MARTIN J 12681 SW 116TH AVE 12703 SW 116TH AVE TIGARD, OR 97223 TIGARD, OR 97223 /09 2£103BD-05800 2S103BD-05900 BRUNO LAWRENCE J & JANANN M HARFIELD LEE R & MARY K 12727 SW 116TH AVE 12720 SW 116TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S103BD-06000 2S103BD-06100 HAYDEN DARRON R & WENDY BONN JAMES P & 12716 SW 116TH AVE 12712 SW 116TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S103BD-06200 BD-08700 GENIUCH RONALD W & EDITH M TIG CI F 12664 SW 116TH AVE 1312 ALL TIGARD, OR 97223 D, 7223 2S103CA-00100 2S103CA-00206 EDWARDS WILLIAM M FOSTER EUGENE P & VANESSA K 13105 SW 115TH 13085 SW HOWARD DR TIGARD, OR 97223 TIGARD, OR 97223. 2S103CA-00207 2S103CA-00208 WOODLEY MICHAEL & CASSANDRA B BOYTE HOWARD W 11590 SW FONNER 11560 SW FONNER TIGARD, OR 97223 TIGARD, OR 97223 2S103CA-00209 2S103CA-00210 HOLMES DONALD W HOLMES DONALD W & JOAN M 13050 SW HOWARD DRIVE 13080 SW HOWARD DR TIGARD, OR 97223 TIGARD, OR 97223 2S103CA-00304 2S103CA-00305 NICHOL RICHARD E AND LARSEN JAMES G 11780 SW FONNER RD 11720 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S103CA-00306 2S103CA-02700 NORSWORTHY HOLLY LEWIS EUGENE R 11660 SW FONNER STREET 11885 SW JAMES CT TIGARD, OR 97223 TIGARD, OR 97223 2S103DB-00100 2S103DB-10000 SHULTS MITCHELL T/CARLA P YORK LAURENCE A & LAURA J 13030 SW 115TH AVE 11470 SW SONNE PL TIGARD, OR 97223 TIGARD, OR 97223 2S103DB-10100 KNUTSON RICHARD AND JOYCE 11475 SW SONNE PLACE TIGARD, OR 97223 SUB 98-0004 HUNTER'SG WOODLAND SUBDIVJ,,SIOONI - (Page 3 of 3) ~~j 11 • t DAVE AMATO DAAL HOMES 4351 SW CULLEN BOULEVARD PORTLAND OR 97221 MIKE WOODLEY EATON PROPERTIES PO BOX 230287 TIGARD OR 97281 MIKE WOODLEY EATON PROPERTIES PO BOX 230287 TIGARD OR 97223 WALTER & YVONNE HORDICHOK 5240 NW SEWELL ROAD HILLSBORO OR 97124 CITY OF oc noASxc AFFIDAVIT OF MAILING Community rDevefopment Shaping g Better Community STAn OF OUGON ) County of Washington ) ss. City of Tigard ) 1, (Patricia L. Gunsf n( being first duly swom/affirm, on oath depose and say that I am an gdmi, strative SpeciaCut H for the City of ?iga4 Washington County, Oregon and that I served the following: (a,sx'aanvba emd:) eclat ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE File No./Nam Reference) ❑ City of Tigard Planning Director NOflCE OF PUBLIC HEARING FOR: ❑ AMENDED NOTICE (File No./Name Reference) (gate d Pudic Hearing) ❑ City of Tigard Planning Director Tigard Hearings Officer B Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: 2:~7 ❑ AMENDED NOTICE File No./Name Rdferertce) (Date d Pudic HeanrM ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF. FOR: 2:~ (TypeAGnd of Notice) (File No.Mame Reference) (Date d Pudic Hearing. if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[S] of which is attached, marked Exltl6ti "A" was rrtailed to e a d person(s) at the address(s) shown on the attached list(s), marked BIMI I" on the 6 52 y of 1998, and deposited in the United States Mail on the day of 1998, postage prepaid. f (Person that Prepa N ) Subscribed and sworn/affirmed before me on the ~ - ay of DERKS =NOTARY EAL •OREGON O.046142 EM6ER 07'[999 NOTARY PUBLIC OF ON my Commission E>Igtires: 9~/-/ • EXHIBIT A 4 CITY OF TIGARD Community Development • Shaping A Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. JULY 6,1997 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO(S): SUBOMSION APPLICATION (SUB) 98-0004 PLANNED DEVELOPMENT REVIEW [PORI 98-0006 SENSITIVE LANDS REVIEW [SLR] 98-0003 CONDMONAL USE PERMIT [CUP] 98-0001 FILE TITLE: HUNTER'S WOODLAND SUBDIVISION APPLICANT(S): Dave Amato Mike Woodley OWNER(S): Walter & Yvonne Hordichok DAAL Homes Eaton Properties 4351 SW Cullen Boulevard 5240 NW Sewell Road PO Box 230287 Hillsboro, OR 97124 Portland, OR 97221 Tigard OR 97281 (503) 648-5683 (503) 245-2117 REQUEST: The applicant has requested approval of the following development applications: 1. Subdivision preliminary plat approval to divide a 3.69 acre parcel into 19 lots; 2. Planned Development has been proposed to reduce lot size below the 7,500 square foot minimum; 3. Conditional Use approval to develop attached housing; and 4. Sensitive Lands Review has been requested as portions of the property have slopes in excess of 25% and to address impacts to wetlands from a proposed pedestrian crossing, as well as, to address proposed fill of a drainage way. LOCATION: 11000 block of SW Fonner Street; WCTM 2S103BD, Tax Lot 04400. The subject site is located on the north side of SW Fonner Street, on the east side of SW 115th Avenue, south of the Hunter's Glen Subdivision. ZONE: R-4.5; Single-Family Residential, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to permit standard urban low density residential development. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.130, 18.148, 18.150, 18.160 and 18.164. 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 (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. SUB 98-0004/PDR 98-0006/CUP 98-0001\.SLR 98-0003 HUNTER'S WOODLAND SUBDIVISION PROPOSAUREOUEST FOR COMMENTS THE CITY PLANNER, OPEN THE P IC HEARING, AND INVITE BOTH OR AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONE THE PUBLIC HEARING TO ANOTHWMEETING 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 JUNE 15. 1998, 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 (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197763(6). 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 PLANNING 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 ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED 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 TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) 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 TWENTY-FIVE CENTS (25t) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. I SUBJECT „ PARCEL T N 3 FTTL ALBEMAST p 4 ' FT-1 - [=m7Tl- SUB 98-0004/PDR 98-00061CUP 98.0001GSLR 98-0003 HUNTER'S WOODLAND SUBDIVISION 5a8 98 -00014¢~~~ INUt~,DI/~ su23 . C > o f EXHIBIT 29103AC-01100 2S103AC-01200 DURNIN BRYAN P AND JULIE A M PARISH FRED C & LORETA ARANT TR 11465 SW FONNER ST 11385 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S 1 03AC-02200 2S103AC-02300 HOLMES ROBERT W QUIMBY ELEANOR N & EARL H 11400 SW FONNER 11480 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S103AC-02400 2S103AC-02600 FILLER DAVID E MARY LYNN BECK JAY W AND NORA C 11500 SW FONNER 11550 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S103AC 06300 >03AC 6400 GRECO LEONA RD R O D R 8151 SIMMS SL SL ARVADA, CO 80005 CO 05 2S103BD-02200 2S103BD-02300 KARLSON E J V I CAMPBELL DONALD 11765 SW CARMEN ST PO BOX 250 TIGARD, OR 97223 FOREST GROVE, OR 97116 2S103BD-02400 2S1036D-02500 CLARK OSCAR H AND DELORIS RHONE HENRY JR 11800 SW CARMEN ST 11860 SW CARMEN TIGARD, OR 97223 TIGARD, OR 97223 2S103BD-04000 2S10313D-04101 KAWASAKI NOBUO SHARON LE OCHSNER MICHAEL A & JOYCE 5750 E HILLCREST DR 11785 SW FONNER ST PORT ORCHARD, WA 98366 PORTLAND, OR 97223 2S10313D-04200 2S103BD-04300 GRIFFIN CLAIRE R BALDWIN JAMES RONALD JR 11725 SW FONNER ST 11675 SW FONNER TIGARD, OR 97223 TIGARD, OR 97223 2S103BD-04400 2S103BD-04401 HORDICHOK WALTER R TRUSTEE SMITH WILLIAM L 5420 NW SEWELL RD 11565 SW FONNER HILLSBORO, OR 97124 TIGARD, OR 97223 2S103BD-05600 2S103BD-05700 MIX KELLY C & WYNONA G IDLE MARTIN J 12681 SW 116TH AVE 12703 SW 116TH AVE TIGARD, OR 97223 TIGARD, OR 97223 Sit/8 q9 2S103BD-05800 2S103BD-05900 BRUNO LAWRENCE J & JANANN M HARFIELD LEE R & MARY K 12727 SW 116TH AVE 1"2720 SW 116TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S103BD-06000 2S103BD-06100 HAYDEN DARRON R & WENDY BONN JAMES P & 12716 SW 116TH AVE 12712 SW 116TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S1036D-06200 3BD-08700 GENIUCH RONALD W & EDITH M TIG CI F 12664 SW 116TH AVE 1312 ALL TIGARD, OR 97223 D, 7223 2S103CA-00100 2S103CA-00206 EDWARDS WILLIAM M FOSTER EUGENE P & VANESSA K 13105 SW 115TH 13085 SW HOWARD DR TIGARD, OR 97223 TIGARD, OR 97223. 2S103CA-00207 2S103CA-00208 WOODLEY MICHAEL & CASSANDRA B BOYTE HOWARD W 11590 SW FONNER 11560 SW FONNER TIGARD, OR 97223 TIGARD, OR 97223 2S 1 03CA-00209 2S103CA-00210 HOLMES DONALD W HOLMES DONALD W & JOAN M 13050 SW HOWARD DRIVE 13080 SW HOWARD DR TIGARD, OR 97223 TIGARD, OR 97223 2S 1 03CA-00304 2S103CA-00305 NICHOL RICHARD E AND LARSEN JAMES G 11780 SW FONNER RD 11720 SW FONNER ST TIGARD, OR 97223 TIGARD, OR 97223 2S103CA-00306 2S 1 03CA-02700 NORSWORTHY HOLLY LEWIS EUGENE R 11660 SW FONNER STREET 11885 SW JAMES CT TIGARD, OR 97223 TIGARD, OR 97223 2S103DB-00100 2S103DB-10000 SHULTS MITCHELL T/CARLA P YORK LAURENCE A & LAURA J 13030 SW 115TH AVE 11470 SW SONNE PL TIGARD, OR 97223 TIGARD, OR 97223 2S103DB-10100 KNUTSON RICHARD AND JOYCE 11475 SW SONNE PLACE TIGARD, OR 97223 SUB 98-0004 HUNTER'S WOODLAND SUBDIVISION (Page 3 of 3) DAVE AMATO DAAL HOMES 4351 SW CULLEN BOULEVARD PORTLAND OR 97221 MIKE WOODLEY EATON PROPERTIES PO BOX 230287 TIGARD OR 97281 MIKE WOODLEY EATON PROPERTIES PO BOX 230287 TIGARD OR 97223 WALTER & YVONNE HORDICHOK 5240 NW SEWELL ROAD HILLSBORO OR 97124 RMEp&j) PLANNING` e4' '~'N AUG 101998 X FROM: City of Tigard Planning Division 13125 SW Hall Blvd., Tigard, O 97223 TO: i, DAVE AMATO DAAL HOMES 00 4351 SW CULLEN B90LEVARD HILLSBORO OR 97 4 Oro _4 i 1$125 SW Hall Blvd. TTiprcl 07223 4 'JUL2Y'_96 r sz~, o~ T; t ~ °AZ4 . o T so e NN,NC J9 WALTER AND YVONNE HORDICHOK OcT 98 4351 SW CULLEN BLVD r F14TILSBORO, OR 97124 t1G Nip, EA 1 1 1 ~ ~ \ I Z 1 ~ I Z I I IQ I 1 0 S.W. CARMEN STOEET n non ~1 rn nN -I > 1 1 I I I I I I I ~ I 1 1 I I I 1 1 I I I 1 I 1 z I' z ~ -Alo - TO ~q O NER STREET Z ovA / P~ - - I n ~ AUTO F IN I J I 1 1 I Z IC ~-__I I Q ml I I 1 1 1 ' ~ _ 1 I S.W. FONNER STREET I 1 lUl I I I i t 1 I I I 1, O ZiLuI ,Q1. 1 i SITE PLAN (CASE 'Hunter's Woodland Subdivision SUB 98-0004 EXHIBIT MAP PDR 98-0006 SLR 98-0003 1 , a 300 Ul ! ens'" ~ ~ 000 0 p to ~'~~Y•• .x l TL 4401 oosf b Q TI- 4300 .t. 1 1/ R SC4' OAS aa1IJ.11 6 1.; 5'#y3 r '+x : ~ 1{iKK , \ - pPA'ED f a h Y ROW ia'AL - 3z Fowe 510. RIVEO - / 207 'Vf3~~"' r~ 306 `Y Na~'mv ~ ision C SS div A n~s Woodland Sub Hu App4 ptA~ S~~ 98 ~°p6 SITE 9$ S 9$-0pp3 tT MAp E~,tB COMMUNI-I Y Legal P.O. BOX 370 PHONE (503) 684-0360 Notice TT 9168 BEAVERTON, OREGON 97075 Legal Notice Advertising •City of Tigard • ❑ Tearsheet Notice 013125 SW Hall Blvd. • ❑ Duplicate Affidavit Tigard,Oregon 97223 • • a c .tL h(#rt1 Ear viler 2'J.~ %'t t'a: J3~J . .1 a•Jr~, , !~i?;Ji~ytt+•; Accounts Payable iTheo}towing will be cons dered by the Tigard Planning Commission, on~Monday,' July 6,`1998 at,7.30 PiM., at, the Tigard Civic Center - !Town71a11 13125 SW'Hall Blvd ,rT>gard, Oreg'on:;Bofh pub icoral and w?wntten-testimony is'><n3>ted The public heanng on tlus uc Ymatter will-be cori r t AFFIDAVIT OF PUBLICATION dted m'accoidarice'with'the rules of OIZS'227 120 ChapteE8'32 of'the ti • Tigard Municipal Code, andrrules and procedures of the'Planning ComY'. } r'' i so STATE OF OREGON, ) ; ~mtssion~+!Failure!to raise an-issue!in•person or by letter at "m"--oint priori COUNTY OF WASHINGTON, )ss' : +to the;close',of<the.hearing,accompanied'by statements or'evidence suffi'i . cie'nt to'allow the hearings! authority and all the parties io.respond on the Ka t- ny ~~dPr aequest,prece Ludes an appeal, and failure to specify'-the criterion'from the being first duly sworn, depose and sax that I am the Advertising „=Wommun4.,Development Code!or Comprehensive Ptan at;which:a'com-;; Director, or his principal clerk, of thdPiciard-Tualatin Times mentlis directed precludes an appeal based on that:criterion: Portlier infor_• i a newspaper of general circulation as defined in ORS 193.010 mation may lie obtained from tthe~Planning Division at_l•3'125 SW Hall, and 193.020; published at Tigard in the Blvd„,Tigard; Oregofift23'or- y calling 639-4171: " aforesaid county and state; that the PUBLICHEARINGi~ote;u")' Public Hgaring-Hunters Woodland Subdi vi ion d gay+d a~~!3e1 r>r rl:°'3SUBDMSION.`[SUBl'960004/ 1j a printed copy of which is hereto annexed, was published in the f,.Ll PLANNED DEVELOPMENT REVIEW (PDR) 96 0006'.tr tr1t+ + 1i ENSTTIVE LANDS REVIEW(SDR)'96-0003/ entire issue of said newspaper for ONE successive and CONDTTIONAIC'USE PERMIT )99- consecutive A consecutive in the following issues: I> HUNTER'S WOODLAND SUBDIVISION rThe applicant,has`requ'ested approval"of tlie;following development June ap-- 2 5 , 19 9 8 plications: 1. Subdivision preliminary, plat:4ppi6Vhl to""' a 3ATacre . Parcel into 19.lots;1 Planned;Develbpmentbas been proposed to reduce lot,size.below;the 7,500.square;foot minimum; 3. Conditional Use•ap-* proval to develop: attached shoos ng, and 4. Sensitive Lands.,Review has, . been request~d,as_portiori's ofahe property havesIopes~in excess of 25% and to address jmpactsrto•wetlands from a proposed pedestrian crossing as well as; to address proposed fill'of a'dratnage way LOCATION The s ib~ect s><te is locatedon the nordi,,s>Ide of SW Foii.....S reet ~SOUtIi°of they' Subscribed and sworn t afore me this 25th day of ,Tune,1998 `',Hunter s GlenSubdinffion;WCTM'25103BD`Tax"Lot`04400`ZONE `ra ^'n•fA r7tr .r{, •T 4 5+¢Stn le~FariulyRes>dential ,5mtsPercreThep urposewf~the 1 f,r5o ng~diaxtrict is'tope"rinit,s ndacd,uban ow density-'residen ial `F.. Not Public for Oregon de elopment)APPI.ICABI;`EREYIEWCRITERIA"Community i M .1 Lf 4 A N `4 'X 3 Development CodeASeotions+~18~32~18r50r18 80;,1884,; 18 88, X18 92; My Commission Expires: s 896,_ 113 100; X18 102 -f18T106~, IO 18130, +148#x1.8 150, 18 160 4, AFFIDAVIT and81:64' `T1~'W r .ttti•`: 1. m - g _yd L F ' " i , '~j 11 . rani tn#^' . Y . N: b j~ x gP5 ij i N1RCF1 ! ~ (ri, ¢U09B-0IIO~ -r,''~ /J~ ~ / •s1q ~AX.C_/ r a u. « mow. irk,. ~ 1 R i • ~'c.: REQUEST FOR COMMENTS CITY OF TIGARD Community /Development ShapingA Better Community DATE: June 1998 TO: PER ATTACHED FROM: CRY of Tigard Planning Division STAFF CONTACT: Mark Roberts, Associate Planner Phone: [5031639-4171 Fa>L [50316847297 SUBDIVISION APPLICATION (SUB) 98-0004/PLAN DIVISION REVIEW (POR198-0006 SENSITIVE LANDS REVIEW [SUB 98-0003/CONDITIONAL USE PERMIT (CUP] 98.0001 ➢ HUNTER'S WOODLAND SUBDIVISION Q The applicant has requested subdivision approval to divide a 3.69 acre parcel into 19 lots. A Planned Development has been proposed to reduce lot size below 7,500 square feet. A Conditional Use Permit has been requested for attached housing. Sensitive Lands Review has been requested because portions of the property have slopes in excess of 25 percent (25%). Sensitive Lands Review has also been requested to address impacts to wetlands from a proposed pedestrian crossing. Sensitive Lands Review has also been requested to address proposed fill of a drainage way. LOCATION: 11000 block of SW Fonner Street; WCTM 2S1 0313D, Tax Lot 4400. Site is located on the north side of SW Fonner Street, south of the Hunter's Glen Subdivision. ZONE: R-4.5; Single-Family Residential, 4.5 Units Per Acre. The R-4.5 zoning district permits standard urban low density residential development citywide. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.148, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map 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 BACK BY: Monday, June 15, 1998. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: ((Please provide the following information) Name efPefsealsl Cemmenbng-- PbeReAMArNP81 W. RI IR CA-nnn4/PnR QA4YM/RI R RR-flfttll/r:l IP 9A4=1 HI INTFR'S wc)nni ANn RI IRnivISInN PRnPnRAI /RF=01 IFST FOR MMMFNTS REQUEST FOR COMMENTS 10 NOTIFICATION LIST FOR LAND USE 8 COMMUNITY DEVELOPMENT APPLICATIONS etrirea ccr[o cs~ iiai z ~;;;C~i~IFINYOLYpAEtRIEAMS r- ®=eat r•cni~•wmuaruyeReook(d FILE NOISL 546 q~--006 Y PW `2'~-0/066 TdGk'a FILE NAMEISI- 1- a.,sLe s tVo 1a = 11ANCED PLANNING/Nadine Smith, Pi.-insp- _dC1~MMUNITY DVLPMNT. DEPTJD~o..S-T.wucia" POLICE DEPTJJim Wolf, c,i..P.-.b..onr„ IL DING DIVJDavid Scott, awfingmew t/€ NEERING DEPTJBrian Rager, D .P~.P.« _t~V6ATER DEPTJMichael Miller, oP.,.i-.M.,,.,., _ CITY ADMINISTRATION/Cathy Wheatley, Coy R-w vOPERATIONS DEPTJJohn Roy, P..,«trmw w _ OTHER _ TUAL. HILLS PARK & REC. DIST. TUALATIN VALLEY FIRE & RESCUE _TUALATIN VALLEY WATER DISTRICT CIF _UNIFIED SWRGE. AGENCY CIF Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N. First Street Beaverton, OR 97006 (place in pick-up box) Beaverton, OR 97075 Hillsboro, OR 97124 - ~ LOCAL~AND~STAi~IDRISD C`t10NS . - ~ ' ' _ CITY OF BEAVERTON tIF _ CITY OF TUALATIN O Z OR. DEPT. OF FISH & WILDLIFE L/OR. DIV. OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street, NE _ Mike Matteucci, N,a coob. PO Box 369 PO Box 59 Salem, OR 97310-1337 PO Box 4755 Tualatin, OR 97062 Portland, OR 97207 Beaverton, OR 97076 OR. PUB. UTILITIES COMM. _ METRO - LAND USE & PLANNING R _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE _ CITY OF DURHAM O 600 NE Grand Avenue 800 NE Oregon Street, Suite 5 Salem, OR 97310-1380 City Manager Portland, OR 97232-2736 Portland, OR 97232 PO Box 23483 "S ARMY CORPS. OF ENG. Durham, OR 97281-3483 _ Paulette Allen, Growth maregmem CoPrdnaim _ OR. DEPT. OF LAND CONSERV.& DVLP. 333 SW First Avenue _ Mel Huie, Gmwmpam Coadnaw (CPA'.IZDA'.) 1175 Court Street, NE PO Box 2946 _ CITY OF KING CITY O Salem, OR 97310-0590 Portland, OR 97208-2946 City Manager _ METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _ OREGON DEPT. OF TRANS. (ODOT) _ WASHINGTON COUNTY O King City, OR 97224 Building #16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. Portland, OR 97232-2109 Tom Highland, P m*m 155 N. First Avenue _ CITY OF LAKE OSWEGO O 3040 25th Street, SE Suite 350, MS 13 Planning Director _ OR. DEPT. OF ENERGY Salem, OR 97310 Hillsboro, OR 97124 PO Box 369 Bonneville Power Administration Lake Oswego, OR 97034 Routing TTRC - Attn: Renae Ferreira _ ODOT, REGION 1 O Brent Curtis (CPAs) PO Box 3621 Sonya Kazen, Dvow. R«. Camel. _ Scott King (CPA.) _ CITY OF PORTLAND Portland, OR 97208-3621 123 NW Flanders _ Mike Borreson (Engine.) David Knowles, Planning Bm. Do-. Portland, OR 97209-4037 _ Jim Tice pGA,e) Portland Building 106, Rm. 1002 _ OREGON, DEPT. OF ENVIRON. QUALITY _ T om Harry (cwT.n Pi. Apps.) 1120 SW Fifth Avenue 811 SW Sixth Avenue _ ODOT, REGION 1 - DISTRICT 2A O _ Phil Healy (cu. nt Pi. APP•) Portland, OR 97204 Portland, OR 97204 Jane Estes, Perm spedww _ Sr. Cartographer(cPazcA-MS 14) PO Box 25412 Portland, OR 97298-0412 { . , UTILITY PBOVIDERtAND SPECIAL`A6ENCIES _ BURLINGTON NORTHERN/ SANTA FE R/R _ METRO AREA COMMUNICATIONS _ PORTLAND GENERAL ELECTRIC _ TCI CABLEVISION OF OR. Reed Fay, Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 11th Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver, WA 98660-3000 1815 NW 169th Place, S-6020 Wilsonville, OR 97070 Portland, OR 97201 Beaverton, OR 97006-4886 _ COLUMBIA CABLE COMPANY _ PORTLAND WESTERN R/R _ TRI-MET TRANSIT DVLPMT. Craig Eyestone _ NW NATURAL GAS COMPANY Steve Myhr, Region Manager Michael Kiser, Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton, OR 97005 220 NW Second Avenue 999 Third Avenue, Suite 2120 Portland, OR 97232 Portland, OR 97209-3991 Seattle, WA 98104-4037 _ GENERAL TELEPHONE Paul Koft, Engineering _ OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS. CO. R/R _US WEST COMMUNICATION MC: OR030546 (BURUNGIONNORTUMVISWNAFER/RPRfDAMV Clifford C. Cabe, Construction Engineer Pete Nelson Tigard, OR 97281-3416 Reed Fay, Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street 1313 W. 11th Street Portland, OR 97232 Portland, OR 97204 Vancouver, WA 98660-3000 INO/CAITS A411170AIAT11C MOTIFICATION Of MIT/IIN "0' OF MS SU&MCT PROP"Ir FOR ANT/A" CI>rI PAOILCTS. (PROJECT P&AMUS IS RLSPONS1&U FOR /NO/CAT/N4 PARMS TO N9"FV1 hApatty\mastersVfcnotice.mst 16-.Jan-98 SW E OL ST E-4 CITY of TIGARD r OEOORAPHIC INFORMATION eVBTEY ~ s~ AREA NOTIFIED co 250 V SUBJECT PARCEL CARMEN ST a SUB 98-0004 PDR 98-0006 SLR 98-0003 CUP 98-0001 Hunter's Woodland Subdivision r1 CT I .rN p~2 T N 0 100 200 300 400 Feet 1'= 303 feet City of Tigard 7 Inform tIon on this map is for general location only and S m should be vedtied with the oeveiMmeM Services Mvlabn. 73125 SW Hatl Blvd Tigard, OR 97223 (503) 8394171 httpJAvww.d.tigard.or.us Community Development Plot date: Jun 1 1, 1998; cAmagic\magic01.apr .v I Ej F-1 I 1 1 I LLJ ~Z 1 Z I I i ~ , I I I S-W- CARMEN STREET I I -1I r-----I-T-T--0.-1--(-7--l-1~, II I > sOmm 1 I I I I I I I I ~ II 1 I I I I I I I I 1 I I 1_-_ 1 ~a g.~e o~ S.W. FONNER STREET I~ I ; { - CANN~GS ON TO -7-7 1 ti I f AUTO II Z, Ir l 1! ~ ' I I I~ _I Z - 1E?-- IZ, I I I I I it ; I - , I Q S.W. FONNER STREET i I I I I I - - 1 , ILLI > O IQI - ( j' ~y °REVISED SITE PLANO CASE _ SITE PLAN Hunter's Woodland Subdivision EXHIBIT MAP SUB 98-0004 PDR 98-0006 SLR 98-0003 94004A►MIC IIIFOIIYAIIOM *y&T:M i VICINITY MAP SUB 98.0004 N aw awaw PDR 98-0006 SUBJECT SLR 98-0003 Ow PARCEL ~ROL ST Hunter's Woodland ARM T Subdivision 3 4 Rn LL Dr ~Z C NN MABI !e o 700 400 WO Feet `L y- 5 m ~t+ V- 497 lost s ~ City of Tigard hlormsson an tMs map Is to pen" bu0un eny and Ox%M be vupbd with to Doys4 rwt 8wvbs DWim. 17175 SW HsI Bhd FAJR 121 1 r1503) 941 1 Is07) to . T _ m Community Development mot to. Jun 4, 1988; c:lmaglctmag1c01.epr F1 I ?T I TL 2300 a Q I 25'W WETLAND 15~ D ' DONALD CAMPELL _ I TL 4000 NOBUO SHARON LE KAWASAKI / SERSFBW WOS f/ y1 "AN 14 15?, TRACT u l TL 4401 a a' PATM CL Q I EXISTING FTL 4300 HoLISE i ' JAMES RONALD BALDWIN JR. III Ln 55 Et15iwG _ a WALK ~AR.LE LL 6 r YT PAYW ai. ExrsnRC ~ a " TIP S.W. FoNNM 6TR E TL 306 - -----------~l.a~-r-~,-~j --t] 1 HOLLY NORSWOR7HY , TL 207 'V ED J1r~~.:J J J\J~a ..a° 1 °REVISED SITE PLAN' SITE PLAN CASE ` Hunter's Woodland Subdivision EXHIBIT MAP SUB 98-0004 PDR 98-0006 SLR 98-0003 Thursday, December 28, 2000 9:22 AM Walter H. Knapp 503-646-4349 p.01 Attention: Karen Fox Date: 12/28/00 Company: City of Tigard Number of Pages: 2 Fax Number: 5036847297 Voice Number: From: Walter H. Knapp Company: Fax Number: 503-646-4349 Voice Number: 503-646-4349 Subject: Hunter's Woodland Mitigation: Summary Comments: The attached table is an extract of the larger spreadsheet sent earlier that showed all trees. To the best of my knowledge, this table shows the changes due to construction and need for additional removals for home building. Please call if you have questions. Thanks, and have a great new year. Thursday, December 28, 2000 9:22 AM Walter H. Knapp 503-646-4349 p.02 r + S Hunter's Woodland Tree Inventory Changes: Includes Trees Retained or Cut After Construction Additional Trees to be Cut in Building Envelope HAZ KEEP CUT T # DBH SPP TREE DDH DBH COMMENTS 681 24 RC 24 682 14 BM 14 685 15 BM 716 3D RC 30 717 24 RC ]S To broken out. 756 18 DF 890 14 BM L 891 14 BM 14 892 14 BM 14 906 14 BM L 923 22 DF 22 924 16 BM 16 932 16 HC 16 933 14 HC 990 14 DF 993 14 DF L Number of Trues 1 3 12 Diameter Inches 53 200 Differenoo-Diameter Inches Cut 147 Mitigation Category 1 50% Net Diameter Imes to Iftigate 73.5 Number oft-inch Trees 36.75 Additional lvfhti 'on (it 3150ITree s 5,512.50 Additional Mitigation (Round Is 5,500, Watter H. Knapp 12/28/00 Page 1 of 1 l v ' ~~u _ ~a~-~a~ad Fr 49 f r-- 7 7 50 7 j-0 /6-0 Y l~~U~-D - - - - - - - - - Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 p.01 Attention: Karen Fox Date: 12/14/00 Company: City of Tigard Number of Pages: 9 Fax Number: 5036847297 Voice Number: From: Walter H. Knapp Company: Fax Number: 503-646-4340 Voice Number: 503-646-4349 Subject: Hunter's Woodland Comments: Karen, Here is my evaluation of the trees at Hunter's Woodland. I am sending a hard copy via USMail. Note that modifications to the previous inventory are bolded and underlined. These changes reflect the "as built" or actual conditions sent to you earlier by Mike Woodley, which I have verified on the site. Please let me know if you have any questions. I will be out of town early next week, but back on Thursday if you need to contact me after this Friday. Thanks. Walt Knapp Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 p.02 Walter H. Knapp Silvicufture & Forest Management Urban Forestry December 8, 2000 Ms. Karen Fox Planning Department City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Dear Ms. Fox: I visited the Hunter's Woodland PD in Tigard twice within the past two weeks to verify the inventory of trees retained on the site. This revised inventory (enclosed) also includes a tally of trees 12-in. DBH and smaller that are retained along the western boundary. As discussed with you earlier, these trees are being used to offset the mitigation requirement. The final calculated mitigation requirement, based on actual retention of trees on the site, is 476 diameter inches, the equivalent of 238 two-inch caliper trees- Please let me know if you have any questions regarding the tree inventory and mitigation requirements for Hunter's Woodland. Sincere( , Walter H. Knapp Certified Forester, SAF Certified Arborist, ISA PN-0497 Enclosure: Tree Inventory Cc: Dave Amato, Mike Woodley 7615 SWDunsmuir Lane, Beaverton, OR 97007 PhonelFaY: (503) 646-4349 Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 p:03 Table 1. Hunter's Woodland Tree Inventory CRN HALARD' LEAN HT LEAN REMARKS HAZ KEEP CUT 'fag # DBH SPP RAD PF PI RC CR Orl) (FT) top stem roots TREE DBH DBH 601 19 RA 14 4 4 8 33% 14 90 16% old breaks X 602 14 RA 8 3 4 7 20% 15 75 20% excessive kart X 603 27 RA 10 2 4 6 31% 12 80 15% 27 604 24 RA 15 3 4 7 47% 12 75 16% forked @ 8' excessive lean X 605 26 RA 20 2 4 6 41% S 85 9% forked @IT 26 606 14 RA 10 4 4 8 38% 20 65 31% CXCQasivv lam X 607 17 RA 15 4 4 8 36% 15 55 27% excessive lean X 608 19 RA 4 4 4 8 25% dying X 609 17 RC 9 2 4 6 70 0% forked @1S' 17 611 13 DF 2 4 4 8 6% 35 0% dying X 613 15 RA 12 2 4 6 57% 12 75 16% 15 614 14 RC 12 2 4 6 85% 14 old leaner, 615 17 RA 0 4 4 8 0% dead break @20' X 616 18 RC 10 2 4 6 93% forked @30' 18 617 14 RA 13 3 4 7 39% 9 63 14% X 14 broken limb 618 Z1 RA 14 4 4 8 31% 18 70 26% 15' X 619 19 RC 8 2 4 6 88% forks c@12- 19 620 16 RA 8 4 4 8 38% 17 65 26% old break @40' X 622 14 RA 8 4 4 8 44% 14 80 19% X 14 623 16 RA 12 2 4 6 53% 8 75 11% breaks -1" diem. 16 624 15 RA 8 4 4 S 64% 14 55 25% breaks -1 - diem. X 15 626 17 RC 7.5 2 4 6 77% forked r@3' 17 627 22 DF 14 2 4 6 27% 110 0% sweep 22 628 14 RA 10 4 4 S 23% 25 65 38% X 629 15 BM 14 4 4 8 36% 9 55 16% X 630 15 RA 5 4 4 8 15% dying X 631 17 DF 4 4 4 8 27% dying X 632 14 RC 4 2 4 6 86% 14 633 15 RA 12 3 4 7 39% S 65 12% X 634 17 RA 5 4 4 8 42% 15 60 25% X 635 23 RC 7 1 4 5 83% some Swop 23 636 14 RA 12 2 4 6 24% 12 85 1496 14 637 24 DF 13 2 4 6 110 0% age 78 24 hallow sound, 638 15 RC 10 4 4 8 53% old break 10' catface X 15 639 15 RC 0 4 4 S 0% dead X 15 640 23 WH 6.5 2 4 6 85% 8 100 9% old break, swap 23 borers, eatface 641 27 RC 13 2 4 6 100% 10' high 27 old healed 643 19 RC 4 2 4 6 63% wtface 19 644 24 RC 12 2 4 6 95% 24 647 17 RA 9 4 4 8 33% 15 75 20% X 648 19 DF 13 2 4. 6 36% 19 649 13 RA 6 2 4 6 25% 5 50 10% 13 651 22 RA 12 4 4 8 25% 12 60, 20% X 652 20 RC 10 2 4 6 56% pistol butt 20 653 25 RC 2 3 4 7 13% broken tap X 25 654 19 RC 9 3 4 7 25% many defab X 19 655 15 RC 8 Z 4 6 47% 15 658 14 BM 10 2 4 6 17% break @3' 14 9738 Hunters Woodland Treelnv 12-07-00 MOD-0DDD 1218100 Page 1 of 7 Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 p.04 Table 1. Hunter's Woodland Tree Inventory CRN HA2ARD* LEAN HT LEAN REMARKS HAZ KEEP CUT Tag # DBH SPP RAD PF PI RC CR (M ("/u) top stem roots TREE DBH DBH 659 19 RC 8 2 4 6 86% broken top @50' 19 660 24 RC 10 1 4 5 78% 10' scam 24 661 13 RA 5 4 4 8 11% 20 90 22% x 13 limb breaks .-12' 662 23 BM 21 3 4 7 15% diam. X 23 663 15 RC 4 2 4 6 5746 healed seam butt swell 15 667 15 BM 16 2 4 6 18% triple stem @2' 15 669 15 BM 10 2 4 6 44% stcm sprouts 15 670 16 BM 15 2 4 6 11% 16 671 18 RC 9 2 4 6 44% forked SO' 18 672 16 RC 13 2 4 6 67% forkod @20' 16 674 13 BM 9 2 4 6 10% Oat topped 13 676 20 DF 10 2 4 6 27% breaks @70' 20 677 16 RA 8 2 4 6 22% 16 678 14 RA 8 2 4 6 19% 14 679 24 RC 11 1 4 5 70% 24 681 24 RC 12 2 4 6 67% forked @40' 682 14 BM 9 2 4 6 17% 74 683 13 BM 8' 2 4 6 11% 13 684 15 BM 14 2 4 6 20% forked @3' 15 685 15 BM 11 2 4 6 22% 12 90 13% 16 688 14 BM 12 2 4 6 15% 14 689 13 BM 6 2 4 6 20% 13 691 13 BM 8 2 4 6 20% 13 692 13 BM 7 2 4 6 10% 13 693 16 BM 10 2 4 6 10% 14. 694 14 BM 7 2 4 6 10% 14 695 13 BM 8 2 4 6 10% 13 697 13 BM 11 2 4 6 10% 13 698 18 RC 13 1. 4 5 89% 18 699 20 . DF 15 2 4 6 23% 20 701 18 DF 6 2 4 6 17% 18 702 16 RC 6 2 4 6 76% 16 704 48 BC 15 3 4 7 50% 110 branch failure x 48 706 18 RC 12 1 4 5 81% 18 707 22 RA 10 4 4 8 20% 15 75 20% excessivc lcan x 710 16 BM 16 2 4 6 16% hcalcd scam 8' forked @10' 18 711 24 RC 6 1 4 5 78% 24 714 14 DF 9 4 4 8 19% old break @40' X 14 715 24 RC 5 2 4 6 67% broken top 24 716 30 RC 11 2 4 6 60% forked @60' 30 lop sided crown, 717 24 RC 6 2 4 6 40% top bk X 718 24 RC 16 1 4 5 93% 24 722 14 RA 6 4 4 8 27% 20 65 31% cxccssivo (cart X 732 16 BM 13 2 4 6 50% top break @13' 16 733 18 RA 9 2 4 6 17% 18 734 18 BM 14 2 4 6 56% 15 90 17% 18 735 14 BM 13 2 4 6 33% 8 90 9% 14 736 20 RC 8 2 4 6 83% 20 737 17 RA 0 4 4 8 0% dead x 17 738 20 RC 11 2 4 6 88% top brook @30' 20 739 14 RA 0 4 4 8 0% dead x 740 14 BM 13 2 4 6 24% fork@10' 14 745 13 BM 8 2 4 6 16% 13 9736 Hunter's Woodland Treelrty 12-07-00 MOD-DDDD 12/8100 Page 2 of 7 Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 p.05 Table 1. Hunter's Woodland Tree Inventory " CRN HAZARD. LEAN HT LEAN REMARKS 1W KEEP CUT Tag p DBE SPP RAD PF P1 RC CR (F1) to stem roots TREE DBH DBH 747 14 BM 14 2 4 6 14% triple fork @3' 14 748 14 BM 10 2 4 6 15% 14 749 30 RC 9 2 4 6 89% 5 91 5% 30 750 17 BM 9 2 4 6 15% 5 100 5% 17 751 35 DF 16 -2 4 6 33% 35 753 16 RC 13 2 4 6 89% triple fork ®18' 16 754 16 RC 12 2 4 6 83% 16 755 13 RA 9 4 4 8 20% 20 100 20% excessive lean sweep X 756 18 DF 12 2 4 6 77% 18 758 24 RC 16 2 4 6 75% good tree 24 760 24 DF 12 3 4 7 25% 10 110 9% sweep X 762 22 RC 10 1 4 5 67% good tree 22 763 18 DF 6 3 4 7 23% lopsided X 764 28 RC 9 2 4 6 90% forked ®35' 28 old top break 765 15 RC 7 4 4 8 67% @10' catfacc 3' to 10' X 15 766 24 DF 9 4 4 8 18% 6 110 5% swap X 767 16 DF 7 4 4 8 21% lopsided X 768 20 RA 13 4 4 8 20% catfaw 15' 4+ X 20 769 15 RA 9 2 4 6 38% 12 80 15% 15 771 28 DF 14 2 4 6 45% 5 110 5% pistol butt 28 772 16 RA 0 4 4 8 0% 40 60 67% dead X 16 773 28 RC 13 2 4 6 78% 28 overtopped & 775 15 DF 4 4 4 8 33% lopsided X 15 776 20 RC 12 2 4 6 67% 20 almost dead, & 777 15 RA 0 4 4 8 0% rotten X 15 778 15 BM 11 4 4 8 31% 15 85 18% excessive Icon X 15 healed 20' top 779 20 RC 13 2 4 6 88% break, 3' seam 20 780 15 RA 5 4 4 8 35% 16 85 19% excessive lean X 15 781 18 RC 14 2 4 6 8896 3 80 4% 18 782 24 RA 6 4 4 8 11% rot @ 10' X 24 783. 26 DF 7 3 4 7 23% 9 110 8% sweep X 28 785 19 RA 9 3 4 7 33% 13 90 14% excessive lean X 19 788 27 BM 18 2 4 6 45% 13 110 12% 27 791 34 RC 14 2 4 6 90% sounds solid 34 792 16 BM 0 4 4 8 0% 25 90 28% excessive lean X 16 793 28 DF 13 2 4 6 29% 28 794 14 RC 12 2 4 6 87% 14 796 18 RC 6 2 4 6 77% pistol butt clcvated roots 18 797 22 BM 14 4 4 8 scam 0'- IT X 22 798 14 BM 3 4 4 8 50% broken top seam ® 7-6 X 801 15 RA 8 4 4 8 24% 15 85 19% X 802 18 BM 18 2 4 6 32% 11 95 12% 18 803 20 BM 15 2 4 6 40% 20 805 18 BM 13 2 4 6 36% 14 95 15% 18 806 18 RA 9 4 4 8 37% 14 95 15% X 807 16 RC 0 4 4 8 0% dying X 808 28 RC 10 2 4 6 88% nice crown 17 healed scam 28 809 ' 24 RC 12 2 4 6 88% 3 80 4% forked ®30 iT healed scam 24 810 16 BM 10 2 4 6 40% 6 100 6% 16 9738 Huntees Woodland Treelnv 12-07-00 MOD-DDDD 12/8100 Page 3 of 7 Thursday, December 14, 2000 8:30 AM Waiter H. Knapp 503-646-4349 p.06 • • Table 1. Hunter's Woodland Tree Inventory CRrr HA7.AR1)' LEAN HT 1,F.4 N REMARKS HAZ KEEP CUT Tag # DBH SPP RAD PIT P1 RC CR (F'1') (F1) top stem roots TREE DBH DBH 812 14 BM 8 2 4 6 15% 8 100 R% 14 813 14 BM 9 4 4 R 15% 35 100 35% X 814 20 BM 9 2 4 6 15% straight 20 815 20 BM 12 3 4 7 10% slight swcn butt X 4" dead limb 4'x1' hole at 816 20 BM 12 4 .4 9 15% @40' base x 823 14 BM 10 2 4 6 44% 7 90 8% 1cans into wind 14 825 14 RA 4 2 4 6 32% 9 95 9% leans into wind 14 829 14 RC 12 2 4 6 90% forked ®30' 14 830 14 RC 6 4 4 8 100% broken top x 831 30 RC 13 2 4 6 89% nice tree 30 933 14 BM 12 2 4 6 16% 2 95 2% sweep 14 839 14 BM 17 4 4 8 29% leans into wind 20' scar x 840 16 BM 14 2 4 6 41% 8 100 8% !carts into wind pistol butt 16 842 14 BM 15 2 4 6 30% forked at base 14 844 16 BM 17 2 4 6 20% nice tree 16 846 16 BM 15 2 4 6 30% forked 16 848 26 RC 13 2 4 6 98% nice tree 26 850 16 RA 12 2 4 6 15% 6 100 6% 16 854 20 BM 17 2 4 6 32% 8 95 8% nice crown forked @3' 20 main trunk 959 20 RA 6 4 4 8 11% 10 95 11% dead x 8' healed 861 28 RC 12 2 4 6 88% nice crown forked @30' seam 28 6' elevated 863 14 RC 6 2 4 6 100% roots 14 865 14 BM 14 2 4 6 20% 12 100 12% 14 866 18 BM 15 2 4 6 15% nice crown nice tree 18 868 24 RC 11 2 4 6 100% nice crown forked 0' 24 well healed 971 14 BM 13 2 4 6 40% seam for 12' 14 873 16 RA 14 2 4 6 17% 12 90 13% 16 875 18 BM 14 2 4 6 60% 18 10o 19% leans over crock 18 forked at 30' 6t 878 22 RC 9 2 4 6 100% SO' trice tree 22 881 18 RA 13 2 4 6 17% 18 882 14 RA 9 2 4 6 33% 14 forked @3', 885 14 BM 15 2 4 6 2096 dead 6" limbs 14 leans into SW 890 14 BM 8 2 4 6 19% 8 100 896 wind JA I forked ®2', 991 14 BM 17 2 4 6 33% seam 1tP 14 892 14 BM 9 2 4 6 83% 8 90 9% 14 893 14 RA 12 4 4 8 17% 8 90 9% pcichcd 3' X 896 16 BM 11 2 4 6 29% 16 898 36 RC 4 2 4 6 6096 3 forked ®30' 36 906 14 BM 16 2 4 6 33% 14 907 46 RC 20 2 4 6 89% 46 909 14 BM 11 2 4 6 11% dead fimbs 14 911 14 BM 12 2 4 6 44% 14 919 20 BM 12 2 4 6 16% forked ®5' 20 923 22 DF 12 2 4 6 35% nice tree 924 16 BM 16 2 4 6 76% forked C43' nice tree 16 925 14 BM 9 2 4 6 42% 14 926 26 DF 12 2 4 6 47% 26 9738 Hunter's Woodland Treeltw 12-07-00 MOD-DDDD 12/8100 Page 4 of 7 Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 p 07 Table 1. Hunter's Woodland Tree Inventory CRN HAZARD- LEAN HT IXAN REMARKS HAZ KEEP CUT Tag # D1311. SPP RAD PF P1 RC CR (N-1) (FT) 0/0 top stem roots TREE DBH DBH topped l V by 930 40 HC 14 3 4 7 80% power lines x 932 16 HC 11 2 4 6 28% 16 933 14 HC 6 2 4 6 47% 4 I topped ®15' by 937 14 HC 6 2 4 6 80% power lines 14 944 18 DF 8 2 4 6 46% 18 945 20 DF 16 2 4 6 72% nice crown old break ®31r 20 946 14 DF 12 2 4 6 21% 14 950 13 DF 9 4 4 8 17% x 953 14 DF 8 2 4 6 44% lopsided 14 954 14 DF 8 4 4 8 17% lops' crown ramo x 958 16 DF 14 2 4 6 47% good crown 16 959 14 DF 11 2 4 6 47% 14 960 16 DF 14 2 4 6 44% 16 r982 16 DF 15 2 4 6 33% forkd ®4S 16 14 DF 8 2 4 6 29% lopsided 14 14 DF 8 2 4 6 38% 14 14 DF 12 2 4 6 21% 14 18 DF 10 2 4 6 26% lopsided 16 14 RA 4 3 4 7 67% 14 DF 6 4 4 8 16% low crown ratio S-exposure X root rot old top break ® nearby dead 984 16 DF 7 4 4 8 24% 60' trees x old top break 988 16 DF 10 2 4 6 44% lopsided crown @25' 16 root rot protected by tree nearby dead 990 14 DF 8 Z 4 6 31% #988 to SW trees 14 993 14 DF 11 2 4 6 75% good crown root rot nearby dead 994 14 DF 9 2 4 6 39% some lopsided trees 14 1000 14 DF 9 4 4 8 22% very lopsided x root rot nearby dead 1003 14 DF 8 4 4 8 22% very lopsided trees x exp. to SW x 1 004 14 DF 6 4 4 8 17% law crown ratio wind x 1011 14 DF 6 2 4 6 24% OW break O30' 14 1021 14 BM 13 2 4 6 6 100 14 61 x 1'w 1022 16 BM 25 3 4 7 17% trice crown cat acc X forked top, 1028 16 BM 12 2 4 6 30% Itcalcd scam 6' 16 1032 16 BM 16 2 4 6 40% 6 100 696 forked base 16 9738 Hunters Woodland Treelnv 12-07-00 MOD-1313013 IZWD0 Pago 5 of 7 Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 P. 08 Table 1. Hunter's Woodland Tree Inventory CRN HAZARD' LEAN HT LFAN REMARKS HAZ KEEP CUT Tag D1111 SPP RAI) PN PI RC CR (PT) (Fn top stem roots TREE DBH DB11 Summa Information: Tree Description No. % Dto All>12^DBH 230 Notes: DF= Douglas-fir; RC= western redcedar; BM= bigleaf maple; RA= red alder, HC= Haard> I2^: 72 chestnut; BC= black cottonwood; WH=western hemlock. Keep Trees >12• 97 53% 1769 54% DBH = Diameter at Breast Height. SPP=species. CRN RAD=crown radious (ft.). Cut Non-Ha7 >12": 85 47% 1549 46% CR=crown ratio(%). DDDD= dead, dying, diseased or dangerous trees Mitigation Required: 50% 774.5 inches Trees data modified in this inventory vs. Treeinv 3-26430 are shown in bold underlined to on-site retention-trees 12-in.or less: 299 inches reflect actual tree retention as of 12-07-00. Keep trees >17 includes retained DDDD trees Balance to mitigate: 475.5 inches . ~P mber of 2" to conservation area. caliper trees: Nu 737.8 bees a 9738 HuntWs Woodland Treelnv 12-07-00 MOD-DDDD 1 ZVW Page 6 of 7 Thursday, December 14, 2000 8:30 AM Walter H. Knapp 503-646-4349 p.09 Trees 12-inches DBH or Less Retained on Site AD VICINITY TREE it SPECIES DBH 656 MAPLE 12 708 MAPLE 12 731 MAPLE 10 757 MAPLE 12 799 MAPLE 12 800 MAPLE 12 822 MAPLE 10 824 MAPLE 10 NEAR TREE # 878 MAPLE 8 886 MAPLE 10 NEAR TREE # 886 MAPLE 6 NEAR TREE # 886 MAPLE 8 NEAR TREE # 886 MAPLE 10 887 MAPLE 10 889 MAPLE 12 999 DOUGLAS-FIR 12 1013 MAPLE 12 1024 MAPLE 12 1025 MAPLE 12 1026 MAPLE 12 1027 MAPLE 12 NEAR TREE # 1027 DOUGLAS-FIR 4 NEAR TREE # 1027 MAPLE 6 1028 MAPLE 16 NEAR TREE # 1028 MAPLE 6 1029 MAPLE 10 1030 MAPLE 10 1031 MAPLE 10 W-LOT 5 CHERRY 4 W-I.oT 5 CHERRY 4 W-LOT 5 CHERRY 3 SUM OF DIAMETERS 299 4 9738 Hunter's Woodland Trees=<12Retalned 12/WM Page 7 of 7 RECEIVED IPLANNING f fi n SDI n u JA14 1 1 2001 n CITY OF TIGA13D " Western Surety Company n fi g G n fi g RIDER INCREASING OR DECREASING PENALTY OF BOND fi n ri 9 To be attached to and form part of Tree Mitigation Performance Bond G ~ (Description of Bond) n G G Bond No. 22501649 issued on behalf of Dave Amato & Associates, LTD G n G n as Principal in favor of City of Tigard, Oregon n n Oblige--. In consideration of the additional premium, WESTERN SURETY COMPANY, (hereinafter called the Company) hereby increase the penalty from Forty-Six Thousand Nine Hundred Fifty and 00/100 DOLLARS 46,950.00 ) to Fifty-Eight Thousand Eighty-Seven and 50/100 DOLLARS 58,087.50 ) subject to the covenants and conditions of said bond, except as herein stated. This Rider is executed upon the express condition that the Company's liability shall in no event exceed the total sum of Fifty-Eight Thousand Eighty-Seven and 50/100 DOLLARS 58,087.50 ) on account of liability for any loss occurring subsequent to the 9th day of January 2001 or thes,~uzii°oft110orty-Six Thousand Nine Hundred Fifty and 00/100 DOLLARS 46,950.00 ) for$lossoccurring r or thereto, and upon the further express condition that the total liability under said bond and this end s°ment shall in rio.event exceed a total sum of Fifty-Eight Thousand Eighty-Seven and 50/100 DO LARS ($.58',08.7.. 0 vl :0 ~Srgnd arcldated~*this 9th day of Januar 2 0 01 G nay.., G G t Principal G n G n G By n G ACCEPTED WESTER SU ETY COM A Y G G n G G n G n Y T G 7 G Obligee Stephen T. Pate, President G ri G G n b By Countersigned 6 _ / r///jjj}~~ By. By (l AU G esident Agent NOTE-If the Obligee is a Corporation, the acceptance must be by the President, and such other Officer as is authorized to bind the g F Corporation. G n F Form 480.7-96 G n • 0 Walter H. Knapp Silviculture & Forest Management RECEIVED PLANNING Urban Forestry December 8, 2000 DEC 15 2000 CITY OF TIGARD Ms. Karen Fox Planning Department City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Dear Ms. Fox: I visited the Hunter's Woodland PD in Tigard twice within the past two weeks to verify the inventory of trees retained on the site. This revised inventory (enclosed) also includes a tally of trees 12-in. DBE and smaller that,,, are retained along the western boundary. As discussed with you earlier, these trees are being used to offset the mitigation requirement. The final calculated mitigation requirement, based on actual retention of trees on the site, is 476 diameter inches, the equivalent of 238 two-inch caliper trees. Please let me know if you have any questions regarding the tree inventory and mitigation requirements for Hunter's Woodland. Sincerel , Walter H. Knapp Certified Forester, SAF CertifiedArborist, ISA PN-0497 Enclosure: Tree Inventory Cc: Dave Amato, Mike Woodley 7615 SWDunsmuir Lane, Beaverton, OR 97007 Phone/Fax: (503) 646-4349 'Table 1. Hunter's Woodland Tree fktory • CRN HAZARD' LEAN HT LEAN REMARKS HAZ KEEP CUT Tag # DBH SPP RAD PF PI RC CR (FT) 01) top stem roots TREE DBH DBH 601 19 RA 14 4 4 8 33% 14 90 16% old breaks X 602 14 RA 8 3 4 7 200/6 15 75 20% excessive lean X 603 27 RA 10 2 4 6 31% 12 80 15% 27 604 24 RA 15 3 4 7 47% 12 75 16% forked @ 8' excesssive lean X r608 26 RA 20 2 4 6 41% 8 85 9% forked @12' 26 14 RA 10 4 4 8 38% 20 65 31% excessive lean X 17 RA 15 4 4 8 36% 15 55 27% excessive lean X 19 RA 4 4 4 8 25% dying X 609 17 RC 9 2 4 6 70 0% forked @18' 17 611 13 DF 2 4 4 8 6% 35 0% dying X 613 15 RA 12 2 4 6 57% 12 75 16% 15 614 14 RC 12 2 4 6 85% 14 old leaner, 615 17 RA 0 4 4 8 0% dead break @20 X 616 18 RC 10 2 4 6 83% forked @30' 18 617 14 RA 13 3 4 7 38% 9 65 14% X 14 broken limb @ 618 21 RA 14 4 4 8 31% 18 70 26% 15' X 619 19 RC 8 2 4 6 88% forks @12' 19 620 16 RA 8 4 4 8 38% 17 65 26% old break @40' X 622 14 RA 8 4 4 8 44% 14 80 18% X 14 623 16 RA 12 2 4 6 53% 8 75 11% breaks -1" diem. 16 624 15 RA 8 4 4 8 64% 14 55 25% breaks -l" diam. X 15 626 17 RC 7.5 2 4 6 77% forked @3' 17- 627 22 DF 14 2 4 6 27% 110 0% sweep 22 628 14 RA 10 4 4 8 23% 25 65 38% X 629 15 BM 14 4 4 8 36% 9 55 16% X 630 15 RA 5 4 4 8 15% dying X 631 17 DF 4 4 4 8 27% dying X 632 14 RC 4 2 4 6 86% 14 633 15 RA 12 3 4 7 38% 8 65 12% X 634 17 RA 5 4 4 8 42% 15 60 25% X 635 23 RC 7 1 4 5 83% some sweep 23 636 14 RA 12 2 4 6 24% 12 85 14% 14 637 24 DF 13 2 4 6 110 0% age 78 24 hollow sound, 638 15 RC 10 4 4 8 53% old break @10' catface X 15 639 15 RC 0 4 4 8 0% dead X 15 640 23 WH 6.5 2 4 6 85% 8 100 8% old break, sweep 23 borers, catface 641 27 RC 13 2 4 6 100% 10 high 27 old healed 643 19 RC 4 2 4 6 63% eatface 19 644 24 RC 12 2 4 6 85% 24 647 17 RA 9 4 4 8 33% 15 75 20% X 648 19 DF 13 2 4 6 36% 19 649 13 RA 6 2 4 6 25% 5 50 10% 13 651 22 RA 12 4 4 8 25% 12 60 20% X 652 20 RC 10 2 4 6 56% pistol butt 20 653 25 RC 2 3 4 7 13% broken top X 25 654 19 RC 9 3 4 7 25% many defects X 19 655 15 RC 8 2 4 6 47% 15 658 14 BM 10 2 4 6 17% break @3' 14 9738 Hunters Woodland Treelnv 12-07-00 MOD-DDDD 12/8100 Page 1 of 7 r Table 1. Hunter's Woodland Tree atory • RADtRN PFHAZARDP ' LEAN HT LEAN REMARKS HAZ KEEP CUT o Tag # DBH SPP I RC CR (F"1) (F1) (/o) top stem roots TREE DBH DBH 659 19 RC 8 2 4 6 86% broken top @50' 19 660 24 RC 10 1 4 5 78% 10' seam 24 661 13 RA 5 4 4 8 11% 20 90 22% X 13 tiinb breaks ~12" 662 23 BM 21 3 4 7 15% dram X 23 663 15 RC 4 2 4 6 57% healed seam butt swell 15 667 15 BM 16 2 4 6 18% triple stem @2' 15 669 15 BM 10 2 4 6 44% stem sprouts 15 670 16 BM 15 2 4 6 11% 16 671 18 RC 9 2 4 6 44% forked @50' 18 672 16 RC 13 2 4 6 67% forked @20' 16 674 13 BM 9 2 4 6 10% flat topped 13 676 20 DF 10 2 4 6 27% breaks @70' 20 677 16 RA 8 2 4 6 22% 16 678 14 RA 8 2 4 6 19% 14 679 24 RC 11 1 4 5 70% 24 1681 24' RC 12 2 4 6 67% forked @40' ( 24 '682. 14> BM 9 2 4 6 17% ( 14 683 13 BM 8 2 4 6 11% 13 694 15 _ BM 14 2 4 6 20% forked @3' 15 L685- 15_ BM 11 2 4 6 22% 12 90 13% 15~ iNP~Crwuc® 688 14 BM 12 2 4 6 15% - 14 /~yytGVU+n 689 13 BM 6 2 4 6 20% 13 691 13 BM 8 2 4 6 20% 13 692 13 BM 7 2 4 6 100/6 13 693 16 BM 10 2 4 6 10% 14 694 14 BM 7 2 4 6 10% 14 695 13 BM 8 2 4 6 10% 13 697 13 BM 11 2 4 6 10% 13 698 18 RC 13 1 4 5 89% 18 699 20 DF 15 2 4 6 23% 20 701 18 DF 6 2 4 6 17% 18 702 16 RC 6 2 4 6 76% 16 704 48 BC 15 3 4 7 50% 110 branch failure x 48 706 18 RC 12 1 4 5 81% 18 707 22 RA 10 4 4 8 20% 15 75 20% excessive lean x 710 16 BM 16 2 4 6 16% healed seam 8' forked @10' 16 711 24 RC 6 1 4 5 78% 24 714 14 DF 9 4 4 8 18% old break @40' X 14 715 24 RC 5 2 4 6 67% broken top 24 716 30 RC 11 2 4 6 60% forted @60' 30 lop-sided crown, ~ j 717 24 RC 6 2 4 6 40% top bk I n\ 718 24 RC 16 1 4 5 93% 24 722 14 RA 6 4 4 8 27% 20 65 31% excessive lean x 732 16 BM 13 2 4 6 50% top break @13' 16 733 18 RA 9 2 4 6 17% 18 734 18 BM 14 2 4 6 56% 15 90 17% 18 735 14 BM 13 2 4 6 33% 8 90 9% 14 736 20 RC 8 2 4 6 83% 20 737 17 RA 0 4 4 8 00,6 dead x 17 k 745738 20 RC 11 2 4 6 88% top break @30' 20 739 14 RA 0 4 4 8 0% dead x 740 14 BM 13 2 4 6 24% fork @10' 14 13 BM 8 2 4 6 16% 13 9738 Hunter's Woodland Treelnv 12-07-00 MOD-DDDD 12000 Page 2 of 7 ` }Table 1. Hunter's Woodland Tree Ontory • CRN HAZARD' LEAN HT LEAN REMARKS HAZ KEEP CUT Tag # DBH SPP RAD PF PI RC CR 07) (F!) top stem roots TREE DBH DBH 747 14 BM 14 2 4 6 14% triple fork @3' 14 748 14 BM 10 2 4 6 15% 14 749 30 RC 9 2 4 6 89% 5 91 5% 30 750 17 BM 9 2 4 6 15% 5 100 5% 17 751 35 DF 16 2 4 6 33% 35 753 16 RC 13 2 4 6 89% triple fork @18' 16 754 16 RC 12 2 4 6 83% 16 755 13 RA 9 4 4 8 20% 20 100 20% excessive lean sweep X 756 18 DF 12 2 4 6 77% 18 758 24 RC 16 2 4 6 75% good tree 24 760 24 DF 12 3 4 7 25% 10 110 9% sweep X a 762 22 RC 10 1 4 5 67% good tree 22 763 18 DF 6 3 4 7 23% lopsided X 764 28 RC 9 2 4 6 90% forked @35' 28 old top break 765 15 RC 7 4 4 8 67% @10' catface 3' to 10' X 15 766 24 DF 9 4 4 8 18% 6 110 5% sweep X 767 16 DF 7 4 4 8 21% lopsided X 768 20 RA 13 4 4 8 20% catface 15'++ X 20 769 15 RA 9 2 4 6 38% 12 80 15% 15 771 28 DF 14 2 4 6 45% 5 110 5% pistol butt 28 772 16 RA 0 4 4 8 0% 40 60 67% dead X 16 773 28 RC 13 2 4 6 78% 28 overtopped & 775 15 DF 4 4 4 8 33% lopsided X 15 776 20 RC 12 2 4 6 67% 20 almost dead, & 777 15 RA 0 4 4 8 0% rotten X 15 778 15 BM 11 4 4 8 31% 15 85 18% excessive lean X 15 healed 20' top 779 20 RC 13 2 4 6 88% break, 3' seam 20 780 15 RA 5 4 4 8 35% 16 85 19% excessive lean X 15 781 18 RC 14 2 4 6 88% 3 80 4% 18 782 24 RA 6 4 4 8 11% rot @ 10' X 24 783 26 DF 7 3 4 7 23% 9 110 8% sweep X 26 785 19 RA 9 3 4 7 33% 13 90 14% excessive lean X 19 788 27 BM 18 2 4 6 45% 13 110 12% 27 791 34 RC 14 2 4 6 90% sounds solid 34 792 16 BM 0 4 4 8 0% 25 90 28% excessive lean X 16 793 28 DF 13 2 4 6 2906 28 794 14 RC 12 2 4 6 87% 14 796 18 RC 6 2 4 6 77% pistol butt elevated roots 18 797 22 BM 14 4 4 8 seam 0' - 12' X 22 798 14 BM 3 4 4 8 50% broken top seam @ 2'-6 X 801 15 RA 8 4 4 8 24% 15 85 18% X 802 18 BM 18 2 4 6 32% 11 95 12% 18 803 20 BM 15 2 4 6 40% 20 805 18 BM 13 2 4 6 36% 14 95 15% 18 806 18 RA 9 4 4 8 37% 14 95 15% X 807 16 RC 0 4 4 8 0% dying X 808 28 RC 10 2 4 6 88% nice crown Er healed seam 28 809 24 RC 12 2 4 6 88% 3 80 4% forked @30' IT healed seam 24 810 16 BM 10 2 4 6 40% 6 100 6% 16 9738 Hunters Woodland Treelnv 12-07-00 MOD-DDDD 12/8/00 Page 3 of 7 r • 'Table 1. Hunter's Woodland Tree Ontory CRN HAZARD* LEAN HT LEAN REMARKS HAZ KEEP CUT Tag # DBH SPP RAD PF PI RC CR (F'1') (M top stem roots TREE DBH DBH 812 14 BM 8 2 4 6 15% 8 100 8% 14 813 14 BM 9 4 4 8 15% 35 100 35% X 814 20 BM 9 2 4 6 1596 straight 20 815 20 BM 12 3 4 7 10% slight swell butt x 4" dead limb 41x1' hole at 816 20 BM 12 4 4 8 15% @40' base x 823 14 BM 10 2 4 6 44% 7 90 8% leans into wind 14 L833 14 RA 4 2 4 6 32% 8 95 8% leans into wind 14 14 RC 12 2 4 6 90% forked @30' 14 14 RC 6 4 4 8 100° broken top X 30 RC 13 2 4 6 89% rrice tree 30 14 BM 12 2 4 6 16% 2 95 2% sweep 14 839 14 BM 17 4 4 8 29% leans into wind 20' scar x 840 16 BM 14 2 4 6 41% 8 100 8% leans into wind pistol butt 16 842 14 BM 15 2 4 6 30% forked at base 14 844 16 BM 17 2 4 6 20% nice tree 16 846 16 BM 15 2 4 6 30% forked @3' 16 848 26 RC 13 2 4 6 88% nice tree 26 850 16 RA 12 2 4 6 15% 6 100 6% 16 854 20 BM 17 2 4 6 32% 8 95 8% nice crown forked @3' 20 main hunk 859 20 RA 6 4 4 8 11% 10 95 11% dead x 8' heated 861 28 RC 12 2 4 6 88% nice crown forked @30' seam 28 6 elevated 863 14 RC 6 2 4 6 100% roots 14 865 14 BM 14 2 4 6 200/6 12 100 12% 14 866 18 BM 15 2 4 6 15% nice crown nice tree 18 868 24 RC 11 2 4 6 100% nice crown forked @30' 24 well heated 871 14 BM 13 2 4 6 40% seam for 12' 14 873 16 RA 14 2 4 6 17% 12 90 13% 16 875 18 BM 14 2 4 6 60% 18 100 18% leans over creek 18 forked at 30'& 878 22 RC 9 2 4 6 100% 50' lice tree 22 881 18 RA 13 2 4 6 17% 18 882 14 RA 9 2 4 6 33% 14 forked @3', 885 14 BM 15 2 4 6 2006 dead 6" limbs 14 leans into SW 890 14 BM 8 2 4 6 18% 8 100 8% wind 14 forked @2', 891 14 BM 17 2 4 6 33% seam 10' 14 892 14 BM 9 2 4 6 83% 8 90 9% 14 893 14 RA 12 4 4 8 17% 8 90 9% perched 3' X 896 16 BM 11 2 4 6 28% 16 898 36 RC 4 2 4 6 60% 3 forced @30' 36 906 14 BM 16 2 4 6 33% 14 907 46 RC 20 2 4 6 89% 46 909 14 BM 11 2 4 6 11% dead Limbs 14 911 14 BM 12 2 4 6 44% 14 919 20 BM 12 2 4 6 16% forked @5' 20 923 22 DF 12 2 4 6 35% nice tree 22 924 16 BM 16 2 4 6 76% forked @3' nice tree 16 925 14 BM 9 2 4 6 42% 14 926 26 DF 12 2 4 6 47% 26 9738 Hunter's Woodland Treelnv 12-07-00 MOD-DDDD 1218100 Page 4 of 7 r VTable 1. Hunter's Woodland Tree Otory CRN HAZARD' LEAN HT LEAN REMARKS HAZ KEEP CUT Tag# DBH SPP RAD PF PI RC CR (F1) (F'I) top stem roots TREE DBH DBH topped @15' by 930 40 HC 14 3 4 7 80% power lines X 932 16 HC 11 2 4 6 28% 16 933 14 HC 6 2 4 6 47% 14 topped @15' by 937 14 HC 6 2 4 6 80% power tines 14 944 18 DF 8 2 4 6 46% 18 945 20 DF 16 2 4 6 72% nice crown old break @30' 20 946 14 DF 12 2 4 6 21% 14 950 13 DF 9 4 4 8 17% X 953 14 DF 8 2 4 6 44% lopsided 14 954 14 DF 8 4 4 8 17% tow, crown ratio x 958 16 DF 14 2 4 6 47% good crown 16 959 14 DF 11 2 4 6 47% 14 960 16 DIP 14 2 4 6 44% 16- 961 16 DF 15 2 4 6 33% forked @45' 16 962 14 DF 9 2 4 6 29% lopsided 14 965 14 DF 8 2 4 6 38% 14 976 14 DF 12 2 4 6 21% 14 978 16 DF 10 2 4 6 26% lopsided 16 981 14 RA 4 3 4 7 670,6 X 982 14 DF 6 4 4 8 16% low crown ratio S-exposure X root rot old top break @ nearby dead 984 16 DF 7 4 4 8 24% 60' trees x old top break 988 16 DF 10 2 4 6 44% lopsided crown @25' 16 root rot protected by tree nearby dead 990 14 DF 8 2 4 6 31% #988 to SW trees 14 993 14 DF 11 2 4 6 75% good crown 14 root rot nearby dead 994 14 DF 9 2 4 6 39% some lopsided trees 14 1000 14 DF 9 4 4 8 22% very lopsided x root rot nearby dead 1003 14 DF 8 4 4 8 221/6 very lopsided trees X exp. to SW 1004 14 DF 6 4 4 8 17% low crown ratio wind x 1011 14 DF 6 2 4 6 24% old break @30' 14 1021 14 BM 13 2 4 6 6 100 14 6'h x 1'w 1022 16 BM 25 3 4 7 17% nice crown catface x forked top, 1028 16 BM 12 2 4 6 30°6 healed seam 6 16 1032 16 BM 16 2 4 6 40% 6 100 6% forked base 16 9738 Hunter's Woodland Treelnv 12-07-00 MOD-DDDD 12/8/00 Page 5 of 7 Table 1. Hunter's Woodland Tre*ntory Is CRN HAZARD' LEAN HT LEAN REMARKS HAZ KEEP CUT Tag # DBH SPP RAD PF PI RC CR (F1~ (FI) top stem roofs TREE DBH DBH Summa Information: Sum Tree Description No. % Dia. All >12"DBH 230 Notes: DF= Douglas-fir; RC= western redcedar; BM= bigleaf maple; RA= red alder; HC= Hazard > 12": 72 chestnut; BC= black cottonwood; WH= western hemlock. Keep Trees >12" 97 53% 1789 54% DBH = Diameter at Breast Height. SPP=species. CRN RAD=crown radious (ft.). Cut Non-Haz>12": 85 47% 1549 46% CR=crown ratio(%). DDDD= dead, dying, diseased or dangerous trees Muigadon Required: 50% 774.5 inches Trees data modified in this inventory vs. Treelnv 3-26-00 are shown in bold underlined to on-site retention-trees 12-in.or less: 299 inches reflect actual tree retention as of 12-07-00. Keep trees >12" includes retained DDDD trees Balance to mitigate: 475.5 inches in conservation area. Number of 2" caliper trees: 237.8 trees 9738 Hunters Woodland Treelnv 12-07-00 MOD-DDDD 12000 Page 6 of 7 Trees 12-inches DBH or L* Retained on Site VICINrff TREE # SPECIES DBH 656 MAPLE 12 708 MAPLE 12 731 MAPLE 10 757 MAPLE 12 799 MAPLE 12 800 MAPLE 12 822 MAPLE 10 824 MAPLE 10 NEAR TREE # 878 MAPLE 8 886 MAPLE 10 NEAR TREE # 886 MAPLE 6 NEAR TREE # 886 MAPLE 8 NEAR TREE # 886 MAPLE 10 887 MAPLE 10 889 MAPLE 12 999 DOUGLAS-FIR 12 1023 MAPLE 12 1024 MAPLE 12 1025 MAPLE 12 1026 MAPLE 12 1027 MAPLE 12 NEAR TREE # 1027 DOUGLAS-FIR 4 NEAR TREE # 1027 MAPLE 6 1028 MAPLE 16 NEAR TREE # 1028 MAPLE 6 1029 MAPLE 10 1030 MAPLE 10 1031 MAPLE 10 W-LOT 5 CHERRY 4 W-LOT 5 CHERRY 4 W-LOT 5 CHERRY 3 SUM OF DL&I ETERS 299 9738 Hunters Woodland Trees=<12Retained 1218100 Page 7 of 7 N0; 6894 P I NOV,2 2000 8:31AM NORRIS STEVENS REALTORS 520 O'1'~S Pw s_w seta,. 4 400 Portland. 9720201 5031 2233 171 Stevens 503 / 226-2136 FAX REALTORS ComrIterdal SaW3. L82SIng, and Properly kiwagemnt FA Cover Sheet 7 To: date: From: < (l~/~17d~ l Fax No: (t cf Re: Pages : if you do not racQiua afl pages indy'Cated on this cover gheat, plaasa calf (503) 223-3171 NOV, ~7. 2000 8:31AM NORRIS STEVENS NO. 6894 P. 2 November 26, 2000 Karen Fox City of Tigard Re- Tree Mitigation Hunters Woodland Dear Karen_ The caliper inches of the additional trees that we requested to remove are: # 923 22 inches # 924 16 inches #931 12 inches 032 l6 inches #933 14 inches 4990 14 inches #993 14 inches #890 14 inches #891 14 inches #892 14 inches #746 12 inches - already removed #756 18 inches #716 30 inches #717 24 inches - the top is gone . Total 234 incites- I believe we were allowed to remove trees of 12 inches and smaller and not have to mitigate. If this is correct # 931 should be excluded. Thus the total is 222 inches. Additionally #906, 14 inches on lot # 1 was removed since it was in the utility trench. If we have left trees that were scheduled for cutting can they apply towards our mitigation requirement and do we need to have the arborist do a survey ? PY) Michael I Woodley Hunters Woodland LLC CITY OF TIGARD EXPENDITURE REQUEST This form is a multi-use form. Appropriate receipts and documentation must be attached to this form. Approved request due Monday 5:00 PM to A/P for checks by Friday. VENDOR NO..: DATE: 11-22-00 PAYABLE TO : HUNTERS WOODLAND, LLC REQUESTED BY: K. PEERMAN PO BOX 19576 PORTLAND, OR 97219 MISCELLANEOUS EXPENDITURES Date Description, Invoice No., etc. Account No.- Amount 11-22-00 Refund of Landuse Tree Removal 100-0000-438000 160.00 Fee TOTAL 160.00 Mileage 32.5 APPROPRIATION BALANCE: AS OF: PURCHASING: APPROVALS: (IF UNDER $50) Section Manager/Professional Staff (IF UNDER $2500) Division Manager (IF UNDER $7500) Department Manager (IF UNDER $25000) City Administrator (IF OVER $25000) Local Contract Review Board Receipt 27200000000000001313 Date: 11/17/2000 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due TRE2000-00002 Tree Removal Fee 100-0000-438000 $160.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Pal Check HUNTER'S WOODLAND, LLC 0 1024 0 $160.00 TOTAL AMOUNT PAID: $160.00 I i ,r TREE REMOVAL TYPE I APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.' (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: S /1 Pi perty dress/Location: dc""- DATE OF PRE-APP.: a/ FOR STAFF USE ONLY Tax Map 8r Tax Lot #(s): Case No.(s):-1-R6Q600-CM0-1 Site Size: Other Case No.(s); Receipt No.: Property Owner/Deed Holder(s)*: 4Lk LA44 'S ki- Application Accepted By: Address: ► • 6 - 3o K (gS7rQ Phone: Date: City-.q13 r-T (tom Q h . Zip: 7~ t Applicant*: 14"K4,e aL4 - Date Determined To Be Complete: Address: Phone: Comp Plan/Zone Designation: City: Zip: - 41 * When the owner and the applicant are different people, the /J I applicant must be the purchaser of record or a lessee in possession CIT Area: with written authorization from the owner or an agent of the owner. Rev. 11/26/98 iAairpln\masters\trp.mst The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY The owners of record of the subject property request a Tree Removal ✓ Application Elements Submitted: Permit to allow please be specific. include exact location, etc.): [M'Application Form [t-Owner's Signature/ Written Authorization ❑ Title Transfer Instrument or Deed ite/Plot Plan of copies based on pre-app check list) ~Isite/Plot Plan (redu 'h"x 11 SFiE~png plicant's Narrative Arborist Report n pre-app check list Fee $ 160.00 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject ro e • 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. • 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. • 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. SIGNATURES of each owner of the subject property. DATED this / Co day of , 19 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 1 November 17, 2000 Hunters Woodland hereby requests permission to remove the following trees: 1. # `s 923 and 924 on Lot # 2 2. #'s 931,932 and 933 on Lot # 3 3. #'s 990 and 993 on Lot #5 4. #'s 890, 891 and 892 on Lot # 7 5. # 746 on Lot # 12 6. # 756 on Lot # 13 7. #'s716 and 717 on Lot # 15 It is our opinion that because of the lot shape and size, set back requirements and the location of these trees on their specific lot that it is reasonable to expect the tree or trees to fall within a house footprint or be so close to the foundation that the root system will be damaged during excavation resulting in the death of the tree. We request your consideration of this request and propose to mitigate their removal with new trees within the sixteen platted lots. Thank you for your prompt attention to this application. You can reach Mike Woodley at 225-8469 or Dave Amato at 245-2117 for questions or discussion Respectfully, kle~4~ Hunters Woodland LLC p © ;'T~;~ f ~:Ai - - - - - ~ ~ f~j ~ ~ ~~'~WE7LAND i~ f ~,9 ` q 4 0 ~ { i f ~ ;BUFFER 1 ~ ~ E i - - - - ~ ~ ~ ~ ~ ~ t 11ANB ~ -T- / / / / ~ ~ ~ ht ti 1 1 l 2 EER ' ~ 3 ~ 1 ~ ~ ~ ~ i , ~ I 1 ~ i ~ ~ ~ / f i ! ~ / ~ Tk(~ ; ~.'(i'~ f i ~ ~~~~(MMM : / ! ~ .r/ ~ .+~1 ~ / '781 r ~ ~7t/~ ~ ~ 1 V ~ ~ r~ ~ „4,s ~,u ~ ~ L / + 1' t '616 / ~ ~ ~ ~ ~ y3 ~ / ! ;l, ~ ~ i ~ ~ ~i ~ ~ r' t.. ~ ~ , oos' e r ~ ~ _ _ f 2 1 - 1 ~ ' ~ ~ J ~ / ~ ~ v , l~ 746 ~ 76a5 6 659 i ~ fa ~ ~ ~ ~ / - " . l ~1' / ~ ~ ~ ~ ~ SW. EATS' _ / ~ 695. _ i ~ ~ i y ~ "J m i i N 1 15~ ~ ; i a ~ F ~ ~ ~ ~ ~ l . ~ f 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ /i / ~ ~ ~ It ~ ~ ~ / ~ l 1 ~ / 8 ~ i ~ ' / / t / ~ ~ ~ ~ ~ ~ ' , ; , fag ~ , , , ~ ~ t ~ o~ - ~ / ~ ~ ee; ~ ~ ~ ~ f V ~ r" x ~ ~ i~~ ~ _ ~ ~ ~o', 2 y , i Is ~ i ~ / ' ~ ~ ~ ~ < < 'i i i a 5, ARE ~ENC ~ ~ _ ~ ✓ ~ ~~--'y ~ ` ~ / / ; ti.~S1~IvG ~ _ i / , r~Rk~C ' 900 ~ ~ I w ~ ~ W ~ ~ ' " i / / V 7 ~ U ~ ~ ~ ~ ILK/ 1 _ ~ ' 999 1 1 ~ ~ t~~"" ~ ~ ~ ~ ~ ~ ~ _ ~ 1 1 ,c r...-----"`"''~'1 I ~ 7 ~ ~K ~ ~ ~ ~ ~ ~ / ~ ~ I I ~XIS~IIdv ~ - ~ ~ ~ ~ ~a2q ~ SOUSE Y~ ~ _ , ~ ~ ~ i " I to ~ ~3, _ ' 943 ~ r ~ ~ S , ~~~--7_~ r / ~ ~ • ~ ~ I~ . ~ ~ % ~ ~ ~ Y O'~ 1 ~ o / h c~ \ © d'✓ • / ~ . - -Y - i f- ~ ~ ~ ,,,.i f i ~ D / 1 i ~!iC~Z- / i / t~ ~ 1 M r ~ ,j c: Y' U ~x; ~ ~ .``'~I{{{{C{C{p-'JJ,tt,~']]~11 {UY~~.1yU{'~ '•Assuming°a:cosie o o improvements to the' easpt=west an a: portion.•o Street is $95,800 ($200 x 479 lineal feet). Improvements to SW 1Fonner, Stree. re,-no currently listed as eligible for Transportation Impact Fee credits. Upon completion of this" development, the future builders of the residences will be required to pay TIF's of approximately $30,240 ($1,890 x 16 dwelling units). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this projects traffic impact is $90,720 ($5,670 x 16 dwelling units). For these reasons, the cost of all proposed street improvement requirements as discussed within this report, are roughly proportional to the impact. Use Classification: Section 18.50 lists detached. single-family residences, as a permitted use in the R-4.5 zone. This use is classified in Section 18.42 (Use Classifications) as Single-Family Detached Residential Units. The applicant proposes to develop 16 detached single-family residences. Detached single-family residences are the primary permitted use within the R-4.5 zoning district. Dimensional Requirements: Section 18.50 states that the minimum lot area for each dwelling unit in'the R-4.5 zoning district is 7,500 square feet. An average width of 50 feet is required in the R-4.5 Zoning District. The minimum net site area standard is not applicable because a Planned Development Overlay is proposed as part of this subdivision. Development Standards: Section 18.50 contains standards for the R-4.5 zone. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 Square Feet Average lot width 50 Feet Front setback 15 Feet Garage setback 20 Feet Interior side yard setback 5 Feet Corner side yard setback 10 Feet Rear setback 15 Feet Maximum building height 35 Feet The Planned Development approach to development does not require that a minimum lot size be maintained. The applicant has not chosen to vary from standard setbacks within internal property setback dimensions but could chose to do so, with the exception of the 20-foot garage setback, because a Planned Development application is being used. The Planned Development approach requires the use of the standard setbacks listed above around the perimeter of the project. Maintenance of Clear Vision standards are also required at driveway and street intersections. The building footprints as proposed comply with these standards except for the required 15- foot corner side yard setback on SW Fortner Street of Lot 14. The applicant proposed a 14- foot setback that will need to be revised to comply with the minimum standard. Planned Development: Section 18.80 allows, the option for an applicant to create a more efficient, economically viable development that preserves natural land features while implementing the density range provided through the Comprehensive Plan. This PLANNING COMMISSION FINAL ORDER NO. 98-07 PC SUB 98-0004 - HUNTER'S WOODLAND SUBDIVISION PAGE 11 OF 34 ;r r : a; r x.b , . y, y E' y../. H.+w k y A MAS Yr.P k a ~v <a a, « x\ ja ; 1. < 1 5 a h B N. sae. 4'R < x~ ~ 8 7] R ~ } d ~ s N t n IV I LETTER OF TRANSMITTAL DATE RECEIVED RECEIVED OCT 17 2000 COMMUNITY DEVELOPMENT TO: DEPT: FROM: &b~ TELEPPOE NUM ER: ~T3 COMMENTS: h ooo_ fire--- - - - - - - - - - 77 -A-C. ~C~ - - - ~/S~ i~__ ice _ ~ S,..GtJ~- --'~-~n/?~► _ - - l a e<<%IS rUil/ iue~ oa ivri~/ 7~e we r5 ` /cwt 41n /;7 - - r - - 7f-, - --forte S Page 1 of 1 , I just indicated to Mr. Amato that silt fencing or protective drip line fencing would be necessary to protect the remaining trees on his subdivision prior to signing the final plat. He had left a message that on Fonner Woods, the trees were flagged with yellow ribbons. In my message to Mr. Amato, I indicated the yellow ribbons to flag trees to be protected would not be acceptable even though someone approved it for Fonner Woods. I told him that I would not have done it that way or approved that method. Use the fencing as a guide not the ribbon approach. The Hunter's site has been a mess because of all the earth movement and there has been tree damage. Dick Bewersdorff dick ci.tigard file://C:\WINDOWS\TEMP\GW} OOOOI.HTM 10/31/00 10/25/2000 18:25 5033646970 PAGE 01 CORNERSTONE BUILDING CO. 1812 BOULDER RIDGE CT NW SALEM, OR 97304 Phone (503) 585-9526/Fax (503) 364-6970 FAX COVER SHEET ATTN : A l~,~i!/ D x COMPANY: -7712z d" MANIA// N 0~'~T FROM: 906 5AAIP577?424 DATE: PAGES (Including cover page): COMMENTS: i w 0 U1- l~ S'D~t~JE7'-E l N / kL~ ~~l S ~/U4 / ,tom ~.~l L 'PF 7210 CHOSE 7V ?-;'FdE:5 r4~~ 5 T S 0 G61" 'AY A PLC N W CD I ; w Q ~ 5~ • r , iU I I j. 10 ,Kr l~ SOT 15 m . m s ! r n~ - - CD l11 y uNr~- s W o. o D 4A N© 5c 04 io LO N © i t f ~ f• f r ~ Ifs 1 , 4t r I, .I G~ _ r 41 OAM t5CA ,.D ' CD kl 101301x0 Sp% v~ /301 ~ ~~~7 Y-- 1-&6~ed 7L1` es~btck is 1 ~~ef , so r yr~x w, % PLO/ PV-Ct .~T (~vt,~c s~~ir C-/ cr~/ j1~o4 `LC Coo /a rr y ll ~f 17 ~oea &oa~ 06e a C-6, 5,0 'too' 10/24/2000 09:07 5033646970 PAGE 01 CORNERSTONE BUILDING CO. 1812 BOULDER RIDGE Cr NW SALEM, OR 97304 Phone (503) 585-9526/Fax (503) 364-6970 FAX COVER SHEET ATTN: zt--d COMPANY: n r2 reel PI-11 Nltl W 0- FROM: l3 Oe 5AAI 9 -5 V -M DATE : _ Zd Z,2 y~o-e PAGES (Including cover page): 3 COMMENTS: S 7~lLL &4LE2 FCC s d" r ,P/ r~ON Oil/ N TZEr/r 0 NEXT )'70 tM OosS / ZE " ROIA P oN r &-C7-, D4'5e-e VT 5 /7F0 11WVsA'zL-, UA14F-475 tvf c UT 41.0RE T/PF651 Pa w it/ • r/9" AIVI<%C 57 10/24/2000 09:07 5033646970 PAGE 02 CORNERSTONE BUILDING CO. Hunter's Woodland, Tigard Oregon 1) Completion of Subdivision A) Utilities 1) Move Telephone Poles (a) Trim Trees to move lines over?, or (b) Bury power, tel, cable? 2) Install power, tel and cable to all lots 3) Complete all storm and sanitary sewers and water 4) City tests, sanitizing and TV of sewer 5) Install water quality treatment facility and road (a) Is power involved? (b) Swale was mentioned 6) Downstream storm analysis and correction 7) Army Corps of Engineers permit for stream Impact? 8) Retention ponds? B) Street and curbs and sidewalks 1) Complete offsite asphaultic concrete including final lift 2) Complete curb radius at SW Eaton Ct 3) Install public sidewalks on Fortner Rd? 4) Pour concrete on bridge 5) Install common walks (portions too wide?) 6) Install streetlights (make a nice black wrought iron style?) 7) Install mailboxes 8) Install street signs ----~j 9) Street tree bond paid? Part of public improvement bond? +4 o10)Street and utility bonds in place? 11) Is $1,890 traffic impact fee on tope of #2130? 12)Any private streets? Or are all public? 13)Sidewalks for lots IW 1-- S -~►14)0bIIgate future homeowners to future LID on Fonner?? 15)Tract °C" now 24' wide paving? 16)Do wee need to put up temp fencing in rear of lot 8? Anywhere? C) Block walls 1) Remove and replace portions of block wall by a competent sub and have city signoff.' o I k,, ~2) Are we required to put a fence along top of retaining wall? gl~ 3) Is fill behind wall compacted? ~uw ~~Sh ~C2 4) Ensure filter cloth is behind block wall D) Lots c ~ 1) 2~ 1) 20% landscaping- Lots or entire_project?~ l v~ 2) Geo-tech report and final construction super's report? 3) Certified compaction on all lots? 4) Clean debris off and grade smooth 10/24/2000 09:07 5033646970 PAGE 03 w 5) All erosion control in place (a) Silt fences, and bags, bales, etc. 6) Need protection fro preserved trees... indemnify? E) Survey and Engineering 1) Post monument at completion? W 2) Complete °as builts„ 3) City inspector's approvals 4) Land divider's approvals F) Possible Lien Problems 1) Signed releases from all suppliers and subs o G) Common ---~✓1) Does barrier fence include lots 12, 13, 14, 15? A& 2) Who owns and maintains common areas? ----~►3) Any power, street lights, benches, irrigation? 4) Association or City? Insurance? 11) Planning issues YO A) Setbacks 1) 5' sideyard? 15' backyard? and, / 2) 15' front setback except 20 for garage? ADrS 77IJ3; APP Y TV P 1MVIf 3) Question some setbacks-appear arbitrary? 4) Is garage on adjacent property on top of Flintlock? 5) How are odd shaped lot's setback's determined 6) What on about architectural features (Bays, pop outs, etc.)? 6) Lot line adjustments aF 1) Take 5' off lot 13 and give to lot 12 and angle left front of lot 13 to allow better driveway access to lot 12 ---~2) Change lot line between lots 10 &11 to finish out better C) Houses 1) Can we build any size of house? js ~/'lG-lT 3 -3 5 2) Can we build 3-story? 3), Can we build 2-story & dayligh asement? I 4) Can we build any style/design of house? 5) Off street parking? 2 in front of garage ok? ~--~6) How do we stand on solar swwws•? 9~A1Cr PO ANT r-, D) Trees 1) Can we remove trees in build pad areas? Root damage? 2) Are we required to protect them during construction? Bond? 3) Is tree mitigation bond in place? $46,950? E) General issues: 1) Approvals from engineering, bldg dept, planning? s/oE Y41e A s lf/~ C tK s ;Z Can 10/17/2000 09:21 5033646970 PAGE 01 CORNERSTONE BUILDING CO. 1812 BOULDER RIDGE CT NW SALEM, OR 97304 Phone (503) 585-9526/Fox (503) 364-6970 FAX COVER SHEET ATTN: KARL=/V FO Y COMPANY: Zl t -Ag p P44j6&W e1-- FROM: B Q l3 !5AA1,1> 5T&1J& DATE : PAGES (Including cover page): s H UWrER's w d 0 vxt4 IVD COMMENTS: aA~j~,r I,,_ D F 7W Of s Der- i 9.. A7-zz_ `010 R/O H I k,4 1?FN SA w sa r l EWHER d 1? v i si k6rriit/~ us'Fs 7 .*7 yooev s p) n N07 "dx (Mro ,67-H F e W1AIDQW s ?ALSd~ /T alAr--4je _ &AY mA-' /cT X49 2242rf 4& LOT ;Z. '3 . 5-,2 4 /9' 1 11 w NS(F) :F g4, 91240 K121 9//r 9,2 !Z,2 -V !Z 3 73 j yam? wo 493 SDA~1E d F Tal~'sr~ _ uF sT NS' /Q~ D Bl~/ dU,,r AND r4-,f ~mb~PFyrE 10/17/2000 09:21 5033646970. PAGE 02 T - that modatesefiic from adjoining local nei hboooas to access Major Collector accom 9 9 and Arterial Streets. Assuming a cost. of_$200 per lineal foot, it is estimated that. the total Lost of the half-street improvements to the east-west-and a portion pf the north-south section of SW.Fonner Street is $95,800 ($200 x 479 lineal feet). = Improvements to SW Fonner Street are not _ _ currently.listed.as eligible. for Transportation Impact Fee credits. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $30,240 ($1,890 x 16 dwelling units). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee, that would cover 100% of this projects traffic impact is $90,720.($5,670 x 16 dwelling units). For these reasons, the cost of all proposed. street improvement requirements as discussed - Within this report, are roughly proportional to the impact. Use .Classifi tion: Section .18.50 lists detached single-family residences, as a permitted use in 'the R4.5 zone. This use is classified in Section 18.42- (Use Classifications) as Single-Family Detached Residential Units. The applicant proposes to develop 16 detached single-family residences. Detached single-family residences are the primary permitted use within the R-4.5 zoning district. Dimensional Requirements: Section 18.50 states that the minimum lot area for each dwelling unit in the R-4.5 zoning district Is 7,500 square feet. An average width.of 50 feet is required- in the R-4.5 Zoning.District. The minimum net site area standard is not. applicable because a Planned Development Overlay is proposed as part of this subdivision. Development Standards: Section 18.50 contains standards for the R-4.5 zone. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 Square Feet. ' Average lot width; ..50-Feetr Front setback 15 Feet Garage setback 20 Feet Interior side yard setback 5 Feet Corner side yard setback rj'~eet Rear setback 15 Feet Maximum building height 35 Feet The Planned Development approach to development does not require that a minimum lot size be maintained. The applicant has not chosen to vary from standard setbacks within internal property setback dimensions but could chose to do so with the exception of the 20-foot garage setback, because a Planne eve opmen application is being used. The Planned Development approach requires the- use of the standard setbacks listed above around the perimeter of the project. Maintenance of Clear Vision standards are also required at driveway and street intersections. The building footprints as proposed comply with these standards except for the required 15- foot comer side yard setback on SW Fonner Street of Lot 14. The applicant proposed a 147 .foot setback that will need to be revised to comply with the minimum standard. Planned Development: Sectiom 18.80 allows the option for an applicant. to- create,a more efficient; economicaflywiable_ddvdIopment that preserves natural land_.features white implementing the density range provided through the Comprehensive Plan. This PLANNING COMMISSION FINAL- ORDER NO.98-07 PC SUB 994004 - HUNTERS WOODLAND SUBDIVISION BADE 11 OF 34 10117/2000 09:21 5033646970 PAGE 03 CORNERSTONE BUILDING CO. 1) Completion of Subdivision A) Utilities 1) Move Telephone Poles (a) Trim Trees to move lines over?, or (b) Bury power, tel, cable? 2) Install power, tel and cable to all lots 3) Complete all storm and sanitary sewers and water 4) City tests, sanitizing and TV of sewer 5) Install water quality treatment facility and road (a) Is power involved? (b) Swale was mentioned 6) Downstream storm analysis and correction 7) Army Corps of Engineers permit for stream impact? 8) Retention ponds? B) Street and curbs and sidewalks 1) Complete offsite asphaultic concrete including final lift 2) Complete curb radius at SW Eaton Ct 3) Install public sidewalks on Fonner Rd? 4) Pour concrete on bridge 5) Install common walks (portions too wide?) 6) Install streetlights (make a nice black wrought iron style?) 7) Install mailboxes 8) Install street signs 9) Street tree bond paid? Part of public improvement bond? 10)Street and utility bonds in place? 11)ls $1,890 traffic impact fee on tope of #2130? 12)Any private streets? Or are all public? 13)Sidewalks for lots 1-4? 14)Obligate future homeowners to future LID on Fonner?? 15)Tract "C" now 24' wide paving? 16)Do wee need to put up temp fencing in rear of lot 8? Anywhere? C) Block walls 1) Remove and replace portions of block wall by a competent sub and have city signoff. 2) Are we required to put a fence along top of retaining wall? . 3) Is fill behind wall compacted? 4) Ensure filter cloth is behind block wall D) Lots 1) 20% landscaping- Lots or entire project? 2) Geo-tech report and final construction super's report? 3) Certified compaction on all lots? 4) Clean debris off and grade smooth 5) All erosion control in place (a) Silt fences, and bags, bales, etc. 10/17/2000 09:21 50336 16970 PAGE 04 6) Need protection fro preserved trees... indemnify? E) Survey and Engineering 1) Post monument at completion? 2) Complete "as builts" 3) City inspector's approvals 4) Land divider's approvals F) Possible Lien Problems 1) Signed releases from all suppliers and subs G) Common 1) Does barrier fence include lots 12, 13, 14, 15? 2) Who owns and maintains common areas? 3) Any power, street lights, benches, irrigation? 4) Association or City? Insurance? II) Planning issues A) Setbacks 1) 5' sideyard? 15' backyard? and, 2) 15' front setback except 20 for garage? 3) Question some setbacks-appear arbitrary? 4) Is garage on adjacent property on top of Flintlock? 5) How are odd shaped lot's setback's determined 6) What on about architectural features (Bays, pop outs, etc.)? B) Lot line adjustments 1) Take 5' off lot 13 and give to lot 12 and angle left front of lot 13 to allow better driveway access to lot 12 2) Change lot line between lots 10 &11 to finish out better C) Houses 1) Can we build any size of house? 2) Can we build 3-story? 3) Can we build 2-story & daylight basement? 4) Can we build any style/design of house? 5) Off street parking? 2 in front of garage ok? 6) How do we stand on solar access? D) Trees 1) Can we remove trees in build pad areas? Root damage? 2) Are we required to protect them during construction? Bond? 3) Is tree mitigation bond in place? $46,950? E) General issues: 1) Approvals from engineering, bldg dept, planning? ri K 1 y if i YT. / / k~ oo, .01 00, g.lel 3' c l. i 4• / op. PVT" LO~ Li P t-07- L-OFS f>UL-D 0 '?7' T cr) 7'12 CD L7- /f -CCJ 04 trLy 1 04 r - COO _ / i ?