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SUB1998-00010 120 DAYS =12/15/98' Tt t : A CITY OF TIGARD A dl l Community Development ShapingA Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 98-09 PC BY THE PLANNING COMMISSION Case Number(s): SUB 98-0010/PDR 98-0008 Case Name: CHERRY THEES98UMSION Name of Owner: Larry York. Matrix Development Corporation Name of Applicant: Same Address of Applicant: Plaza 2. Ste. 200.6900 SW Haines Street City: Tigard State: Oregon Zip: 97223 Address of Property: Corner of SW Barrows Rd. and SW Walnut St. City: Tigard State: Oregon Zip: 97223 Tax Map/Lot No.: WCTM 2S104BB, Tax Lot 00100 A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR SUBDIVISION. 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 PLANNING COMMISSION HELD A PUBLIC HEARING ON OCTOBER 5,1998 AT 1:30 PM. AFTER RECEIVING TESTIMONY FROM STAFF, THE APPLICANT AND CITIZENS, THE PLANNING COMMISSION VOTED TO APPROVE THE SUBDIVISION BASED ON FINDINGS AND CONDITIONS OF APPROVAL CONTAINED WITHIN THE STAFF REPORT WITH A FEW MINOR CHANGES. THE CHANGES INVOLVED CLARIFICATION REVISIONS TO CONDITIONS #5 AND #22. Request ➢ The applicant requested Subdivision approval to construct 68 small-lot single-family residences on a 6.93 acre site. The applicant also requested Planned Development Review to develop 68 lots ranging in size from 2,500 to 4,162 square feet and yielding a residential density of 17.89 units per net acre. The concept plan also proposed sub-standard right-of-way widths per City standards. Proposed paved road surface widths, however, will meet or exceed minimum City design standards. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.40, 18.56, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Zone: Multiple-Family Residential, 25 Units Per Acre; R-25. Action: ➢ ❑ Approval as requested 9 'Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: 19 Owners of record within the required distance 9 Affected governmental agencies 19 The affected Citizen Involvement Team Facilitator [9 The applicant and owner(s) Final Decision: DATE OF FILING: October 23, 1998 F THE DECISION SHALL BE FINAL ON NOVEMBER 2,1998, 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 $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON NOVEMBER 2,1998. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION .l I CITY OF TIGARD PLANNING COMMISSION CITY OF TIGARD FINAL ORDER NO: 98-09 PC Community (Devekpment Shapin ABetterCommunity 120 DAYS = 12/15198 SECTION I: APPLICATION SUMMARY CASES: FILE NAME: CHERRY TREE SUBDIVISION Subdivision SUB 98-0010 Planned Development Review PDR 98-0008 PROPOSAL: The applicant has requested: 1. Subdivision approval for 68 small-lot, single-family home sites on a 6.93 acre site zoned R-25, Multiple Family Residential (25 units per acre); and 2. Conceptual Planned Development approval to develop 68 lots, ranging in size from 2,500 to 4,162 square feet and yielding a residential density of 17.89 units per net acre. OWNER/ Matrix Development Corp. AGENT: WRG Design Inc. APPLICANT: Plaza 2, Suite 200 Attn: David Rehfeld 6900 SW Haines Street 10450 SW Nimbus Ave. Tigard, OR 97223 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: High Density Residential (25 - 40 Units per Acre). ZONING DESIGNATION: R-25; Multiple Family Residential (25 Units per Acre) with a Planned Development (PD) Overlay. LOCATION: North of SW Walnut Street, at the intersection with SW Barrows Road; WCTM 2S104BB, Tax Lot 00100. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32 (Procedures for Decision Making), 18.40 (Administration), 18.56 (R-25 Zoning District), 18.80 (Planned Development), 18.88 (Solar Access), 18.92 (Density Computations) 18.96 (Additional Setbacks), 18.100 (Landscaping and Screening), 18.102 (Visual Clearance Areas), 18.106 (Off-Street Parking), 18.108 (Access and Egress), 18.114 (Signs), 18.150 (Tree Removal), 18.160 (Subdivision), 18.164 (Street and Utility Improvement Standards). SECTION II: PLANNING COMMISSION DECISION Notice is hereby given that the City of Tigard Planning Commission has APPROVED the proposal subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. PLANNING COMMISSION FINAL ORDER NO. 98-08 PC (From 8/17/98 Public Hearing) PAGE 1 OF 36 SUB 98-10/PDR 98-08 - CHERRY TREE SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1. The applicant shall submit a revised site plan showing lot specific building envelopes. The plan shall demonstrate that the site has 80 percent or less coverage with impervious surface and 20 percent or more landscaping in compliance with Section 18.56.050.A.5 and 6. Staff Contact: M. J. Roberts (639-4171, ext. 315). 2. The revised site plan shall demonstrate that all applicable setbacks are met on each lot in compliance with Section 18.56.050. Staff Contact: M. J. Roberts (639-4171, ext. 315). 3. The revised site plan shall provide rear yard area calculations that demonstrate compliance with the minimum private open space requirement of Section 18.80.120.A.3.d.(i). Staff Contact: M. J. Roberts (639-4171, ext. 315). 4. The revised site plan shall demonstrate that visual clearance areas will be maintained for all driveway intersections with public streets in compliance with Section 18.102.050. The plans shall verify that all visual clearance areas, including those at public street intersections, are unobstructed as required under Section 18.102.020.13. Staff Contact: M. J. Roberts (639-4171, ext. 315). 5. The revised site plan shall incorporate a pedestrian/bikeway easement connecting to the approved pathway to be developed as part of Scholl's Village to the north. The pathway and the easement shall be at least eight (8) feet wide per Section 18.164.110.C and shall be designed to City standards. Staff Contact: M. J. Roberts (639-4171, ext. 315). 6. The revised site plan shall indicate turning radius dimensions for the proposed cul-de-sac demonstrating compliance with the 25-foot minimum inside turning radius and 45 foot minimum outside turning radius standards for Fire Department Access. Staff Contact: Jim Funk (639-4171, ext. 390). 7. The applicant shall submit a revised landscape plan. The revised plan shall demonstrate that street tree spacing will comply with Section 18.100..035.B. Staff Contact: M. J. Roberts (639-4171, ext. 315). 8. The revised landscape plan shall include an explanation, provided by a professional landscape architect, of why the proposed street tree species are the most appropriate for the application and demonstrate that they have been selected with specific regard for the potential adverse impacts indicated in Section 18.100.030.13. Staff Contact: M. J. Roberts (639-4171, ext. 315). 9. The revised landscape plan shall provide lot-specific front yard landscape area calculations and shall identify the location of the so-called "Walnut Street landscape parkway". The calculations shall demonstrate that a minimum of 20 percent landscaping is to be provided on-site in compliance with Section 18.80.120.A.3.g(i). Staff Contact: M. J. Roberts (639- 4171, ext. 315). 10. The applicant shall submit a copy of the site-specific CC&Rs for the planned 'development. The CC&Rs shall provide for the maintenance of open space tracts "A", "B" and "C" and shall be approved by the City prior to recording with the final plat. Staff Contact: M. J. Roberts (639- 4171, ext. 315). PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 2 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 11. Prior to approval of the final plat a public improvement permit and compliance agreement is required for this project. Five/six (5/6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall.) 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. 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. 14. The final plat shall indicate a one-foot non-access reserve strip adjacent to SW Barrows Road. 15. The applicant shall submit plans to Washington County for all work in the Barrows Road right- of-way. Prior to construction, the applicant shall demonstrate that they have obtained the necessary permit(s) from the County for this work. 16. The applicant shall construct the following frontage improvements on SW Walnut Street as a part of this project: A. 6-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; and C. streetlighting, as determined by the City Engineer. 17. 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. 18. The northern extension of SW Northview Drive is only required to have a paved width of 32 feet and a right-of-way width of 43 feet. 19. The internal streets within this project, with the exception of the northern extension of SW Northview Drive, are approved to be built with a paved width of 28 feet within a right-of-way of 39 feet. 20. The applicant shall provide for "No Parking" signs on one side of all internal streets with a 28-foot paved width. The construction plans shall indicate the proposed locations of these signs. 21. 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 percent 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. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 3 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 22. The applicant's water system plan shall show loop connections between the onsite water lines and those located adjacent to the site. Final design plans shall be reviewed and approved by the City prior to construction. 23. 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 facility 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. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 24. 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. 25. 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, and show that they will 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). 26. The applicant shall 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. 27. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 28. Final Plat Application Submission Requirements: A. Submit for City review three (3) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard; C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work; and D. Once the City and County have reviewed the final plat, submit two (2) mylar copies of the final plat for City Engineer's signature. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 4 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 29. Prior to final building inspection, The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 30. 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 subdivide shall:. 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.160.180 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. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 5 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 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 Submittal Requirements: Three (3) copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. 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. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10105/98 Public Hearing) PAGE 6 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 0 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 FINAL ORDER. SECTION III: BACKGROUND INFORMATION Site History: The site is comprised of Tax Lot 00100 on WCTM 2S1 04613. The property was rezoned to R-25 as part of the rezoning for the Albertsons "Community Commercial" development south of SW Walnut Street. Vicinity Information: The site is located north of SW Walnut Street at the intersection with SW Barrows Road. Existing land use in the vicinity is characterized by single-family subdivisions but also includes more recent Community Commercial and Multi-Family Residential development. An Albertsons grocery store and a number of other community commercial uses have recently located immediately across SW Walnut Street. The vacant parcel immediately north of the subject property has received Site Development Review approval for multi-family development and the same developer has recently submitted an application for a second phase on the next property to the north. Existing and approved development on the northwest side of SW Barrows Rod includes both single-family and multi-family residential. Site Information and Proposal Description: The property is owned by Matrix Development Corporation and is represented by WRG Design Inc. The site has variably sloping topography from southwest to northeast and contains no significant resources as identified by the City of Tigard Comprehensive Plan. The applicant has stated that no sensitive lands such as floodplain, steep slopes or natural drainageways are present on the site. The applicant has also stated that there are no trees, 12-inch caliper or otherwise, present on the site. Based on adopted City maps and site visits, staff concurs that the site is not affected by sensitive lands. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 7 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION The property is designated High Density Residential on the City of Tigard Comprehensive Plan Map. The High Density Residential designation provides for residential development at 25 - 40 units per acre. The City of Tigard Zoning Districts Map shows the site is zoned R-25: Multiple Family Residential (25 Units per Acre). The R-25 zoning district requires 1,480 square feet per multi-family or attached single-family unit and a minimum lot size of 3,050 square feet for single- family detached units. The site also has the Planned Development (PD) Overlay designation so that any development proposal must be reviewed according to the Planned Development standards of the Tigard Community Development Code. The Planned Development process provides flexibility in lot sizes, setbacks and street dimensions within the parameters of the allowable density for the site. The applicant is requesting concurrent approval of a Planned Development Concept Plan and Preliminary Subdivision Plat. Staff has reviewed the applicant's proposal for compliance with the applicable goals and policies of the Tigard Comprehensive Plan and the approval criteria of the Tigard Community Development Code. Staff's proposed findings of fact and recommendation to the Tigard Planning Commission are included in this report. The (Planning Commission held a ft6Czc fearing on October S, 1998 at 7.30 41M1. After receiving testimony from staff, the appC~cant and citizens, the (Planning Commission voted to approve the Su6diivi sion 6ased on finSings and Conaktions of Approval contained within this staff report with a few minor changes. The changes involved clarification revisions to Conditions #S and #22. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS LAND DIVISION: SUBDIVISION 18.160.060 Approval Standards: Preliminary Plat The proposed preliminary plat complies with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations. The proposed project complies with the Comprehensive Plan's Medium-High Density Residential designation for the subject property in as much as the project complies with the applicable provisions of the Community Development Code which implements the plan. Compliance with these specific regulations and standards are addressed later in this report. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided documentation indicating that the proposed subdivision name, "Cherry Tree", has been reserved with the Washington County Surveyor. 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. Street layout is discussed in more detail later in this report. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and therefore satisfied this criterion. Specific details of the proposed improvements are discussed later in this report under Public Facilities Concerns. FINDING: Based on the above analysis, staff finds that the subdivision preliminary plat approval standards have either been met outright or are conditioned as discussed later in this report. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 8 OF 22 SUB 98-0010/PDR 98-0008 -.CHERRY TREE SUBDIVISION PLANNED DEVELOPMENT The subject property is designated with the Planned Development (PD) overlay. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone (Section 18.80.080). The following paragraphs address compliance with the applicable base zone standards and with the specific Approval Standards under Section 18.80.120. Applicable Base Zone Standards: The following sections address compliance of the proposed project with the standards of the base zone. All standards of the underlying R-25 zone apply to this project unless specifically exempted under the Planned Development process (Section 18.80.080) and noted below. Use Classification: The applicant is proposing to build single-family detached homes. Code Section 18. 56, R-25 zoning district, lists single-family detached dwelling units as a Permitted Use. Lot Dimensional Standards: Section 18.80.080.A.1 provides that the minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.92. The applicant proposes a small lot residential development for single-family home sites. Lots would range in size from 2,500 square feet to 4,162 square feet, the average being approximately 2,930 square feet. Site Coverage: Section 18.80.080.A.2 provides that the site coverage standards of the base zone shall apply. The maximum lot coverage standard of the R-25 zone is 80 percent including all buildings and impervious surfaces. The minimum landscape requirement is 20 percent. The applicant proposes to provide 20 percent of the gross site area (1.40 acres) in landscape and open space but has not provided sufficient calculations for staff to determine if this percentage has been met. Compliance with the landscaping standards is discussed in the Planned Development section of this report. Building Height: Section 18.80.080.A.3 provides that the building height provisions shall not apply except within 100 feet of an "Established Area". The subject property is not within 100 feet of an "Established Area" according to the City of Tigard Comprehensive Plan; therefore, the building height standard does not apply. Setbacks: Section 18.80.080.A.4 provides that the front and rear yard setbacks of the base zone shall only apply on the perimeter of the project. The front and rear yard setbacks required in the R-25 zone are 15 feet. This section also requires a minimum 20-foot setback for any garage structure which opens facing a street. The side yard setbacks of the base zone do not apply except that all detached structures shall meet the minimum Uniform Building Code (UBC) requirements for fire walls. Although this subsection of the PD Chapter does not specifically address corner and through-lot setbacks, it provides that "all other" standards of the base zone shall apply. The R-25 zone requires a minimum 10-foot setback from any side of a corner or through lot that faces a street. The provisions of Chapter 18.102, Visual Clearance Areas, must also be met. In summary, the applicable setback standards for this Single-family Detached Planned Development in the R-25 Zone are: Perimeter Lot front yard setback 15 Feet Perimeter Lot rear yard setback 15 Feet Interior Lot front yard setback N/A Interior Lot rear yard setback N/A Garage setback (all lots) 20 Feet Side Yard setback (all lots) Comply with UBC Corner/Through Lot.street setback 10 Feet PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 9 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION ANALYSIS: The applicant's Preliminary Site Plan shows the required 15-foot perimeter lot setback on the Walnut Street edge of the site from Northview Drive east. The presence of a 20-foot storm drainage easement running the length of the east project boundary indicates that the perimeter setback standard can be met on this edge of the project. The Site Plan does not show any perimeter setback for lots adjacent to Walnut Street west of Northview Drive nor for lots adjacent to the northern edge of the project (abutting the approved Scholl's Village site). The Preliminary Site Plan does show a 10-foot public utility and landscape easement in all front yards which, by blanket application, satisfies the 10-foot corner/through lot setback where applicable. Garage setbacks are not shown for any lot. FINDING: Staff finds that it appears all applicable setbacks can be met although not all are shown on the conceptual plan. Staff recommends a condition of approval requiring that the applicant submit a revised site plan with all applicable setbacks clearly marked. The detailed plan shall include lot-specific building envelopes including driveway locations and dimensions. PLANNED DEVELOPMENT APPROVAL STANDARDS Section 18.80.120.A requires that the Commission make findings that the following criteria are satisfied when approving or approving with conditions, or the criteria are not satisfied when denying an application: All provisions of the land division provisions, Chapter 18.162, et seq., shall be met. The applicable land division provisions are contained in Chapter 18.164, Street and Utility Improvement Standards. Chapter 18.162 is not applicable as it relates to partitions and lot line adjustments, neither of which are proposed as part of this application. The provisions of Chapter 18.164, Street and Utility Improvement Standards, are addressed in a later section of this report. The provisions of the following chapters shall be met: Chapter 18.92. Density Computations and Limitations This chapter implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of lots which may be created on a site. The applicant is proposing 2.90 acres of public streets within the gross site area of 6.93 acres. There are no sensitive land areas on the site. The net site area is therefore 4.03 acres (175,547 square feet). The minimum lot size allowed by the underlying R-25 zoning district is 1,480 square feet per unit which would allow up to 118 units on the site. Staff finds that the applicant's proposal to place 69 units on the site is therefore within the allowable density and meets the provisions of this Chapter. Chapter 18.144. Accessory Structures The applicant is not proposing any accessory structures as part of this application, therefore this Chapter does not apply 'Chapter 18.96 Additional Yard Area Requirements Section 18.96.020.B.2.a requires a 30-foot building setback from the centerline of all Collector Streets, including SW Walnut Street. The applicant's Preliminary Site Plan shows that the property lines of lots abutting SW Walnut are set back at least 30 feet from the centerline of the right-of-way. 'Staff finds that the applicant has met this requirement and that no other provisions of Chapter 18.96 are applicable. Chapter 18.98 Building Height Limitations: Exceptions The applicant is not proposing to exceed the building height limitations of the underlying R-25 zoning district, therefore, this Chapter does not apply PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 10 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Chapter 18.102. Visual Clearance Areas This chapter applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. Section 18.102.015.C requires that the applicant submit a site plan that identifies all visual clearance areas and shows the location of all access points, parking and circulation areas and pedestrian walkways and the location and height of all landscaping, fences or walls within those areas. The Preliminary Site Plan identifies visual clearance areas for all public street intersections but does not identify them for the intersections of private driveways and public streets. Furthermore, the applicant has not provided information on the location and height of any landscaping, fences and walls within the visual clearance areas. Staff finds that this criterion has not been fully met and recommends a condition of approval requiring that the applicant submit a revised site plan showing compliance with the visual clearance area standards. The site plan must show the location and height of any landscaping or structures located within all visual clearance areas and be expanded to show the visual clearance areas associated with the intersections of driveways and public streets. Chapter 18100 Landscaping and Scree" contains landscaping provisions for new development. Section 18.100.030 requires that street trees be planted in conjunction with all development that fronts a public street. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.100.035 contains specific standards for spacing of street trees as follows: 1. 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; 2. 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; and 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has submitted a street tree plan which includes a planting list. The proposed street trees include Bradford Pear (Pyrus calleryana `Bradford), Tulip Tree (Liriodendron tulipifera) and American Sweetgum (Liquidambar styraciflua). According to species information from the Western Garden Book (Sunset Publishing Corporation, 1991), all three trees fall into the "Large Tree" category for height per the Development Code. For width ~of branching, however, only the Tulip Tree is likely to exceed a 35-foot spread. Based on these classifications, the code, therefore, requires a maximum 30-foot spacing for the Bradford Pear and American Sweetgum and a maximum 40 foot spacing for the Tulip Tree. The applicant's Preliminary Street Tree Plan shows proposed street tree spacing for the Bradford Pear at 25 feet and 35 feet, for the American Sweetgum at 25 feet, and for the Tulip Tree, at 20 feet and 35 feet. These spacings meet the code requirement with the exception of the proposed 35-foot Bradford Pear spacing. Based on the Preliminary Street Tree Plan therefore, the applicant has not completely met the street tree standards. Staff finds that the spacing standard may be satisfied with revisions to the proposal and recommends a condition of approval requiring submittal of a revised street tree plan. Specifically, the plan should satisfy the maximum 30-foot spacing for the Bradford Pear except where precluded by visual clearance areas. Given the proposed placement of street trees within a landscape/utility easement outside the right-of-way, the applicant should also provide a detailed explanation of why the selected species are particularly appropriate for the proposed design. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 11 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Section 18.100.070 and 18.100.080 contain the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.100.130) does not require buffering or screening when a single-family detached residential use is proposed. Therefore, these . sections do not apply. Chapter 18.106, Off-Street Parking and Loading Requirements Section 18.106.030.A requires that single-family residences be provided with two (2) off-street spaces for each dwelling unit. Subsection J. 2. requires that off-street parking, spaces for single-family residences shall be improved with an asphalt or concrete surface. The applicant has stated that two off-street parking spaces will be provided within each building lot, one in the garage and one in the driveway and that driveways will be constructed to any applicable City standard. Staff therefore finds that the applicant has satisfied the applicable standards under of this Chapter. Chapter 18.108. Access, Egress and Circulation This chapter establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Section 18.108.070.A states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one 10-foot paved driveway within a 15-foot wide accessway. The applicant has not submitted plans showing proposed access points and driveways; however, within the narrative the applicant has stated that "all residential lots will be accessible by surfaced driveways in conformance with City of Tigard standards". Staff finds that the access standards of this chapter can probably be met and recommends a condition of approval requiring the applicant to submit lot specific plans showing the locations and dimensions of all access driveways. Chapter 18.114. Signs The applicant is proposing two (2) entry monuments. Sign placement and scale is discussed in more detail later in this report. IN ADDITION, THE FOLLOWING CRITERIA SHALL BE MET: 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 Existing Conditions map indicates that there is only one tree existing on the property. The tree is located directly on the north property line and according to the Preliminary Site Plan is not proposed for removal. The natural topography of the site is also shown in the Existing Conditions map and has a varying slope between six and twenty percent from southwest to northeast. The Preliminary grading plan illustrates how the topography will be altered to create relatively flat, buildable lots and public streets. The.applicant proposes to retain the generally south to north trend of the slope and route the storm drainage facilities to the lower northeast corner of the site where the water quality facility will be constructed. Storm drainage would then be routed off site to the north via the existing natural drainageway. Staff finds that the applicant's proposal meets this criteria in so far as the existing tendency of the topography will be maintained and the existing natural drainage pattern utilized. Structures located on the site shall not be in areas subject to slumping and sliding. No areas of the site have been identified as a potential hazard with respect to slumping and sliding. The applicant has stated that the maximum on-site slope is approximately 20 percent. This is below the 25 percent threshold which the City classifies as steep slopes subject to Sensitive Lands Review and there are no other factors which would cause the City to require any further geotechnical analysis. Therefore Staff finds that since there is no indication that there are areas of the site subject to slumping and sliding, this criterion does not apply. 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 applicable setbacks are noted earlier in this report. The project will be reviewed for compliance with applicable setbacks at the time' of building permit plan review. All structures will be required to meet UBC standards for fire separation. Staff finds that the plan review process will ensure this criterion is met. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 12 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Solar Access: The structures shall be oriented with consideration for the sun and wind directions wherever possible. Compliance with the specific standards of the Solar Access ordinance is not an approval criterion for a Planned Development under Section 18.80.120. This standard furthers the intent of the solar access standards by requiring consideration of climatic factors but does not provide any clear and objective criteria by which to measure the proposal. The applicant has stated that, where feasible, homes will be situated on the proposed lots for maximum solar exposure. Staff finds that this criterion is, therefore, met. Trees: Trees with a six inch caliper measured at four feet in height from ground level, shall be saved wherever possible. As noted above, there is only one tree of any size on the property and it is not proposed to be removed. Therefore, Staff finds that this criterion is satisfied. 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). The proposed land use is single- family detached residential. The Buffering and Screening Matrix (Section 18:100.130, Figure F) does not require buffering or screening for proposed single-family detached uses. Therefore, staff finds that this criterion does not apply. 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. As noted above, the Buffering and Screening Matrix does not require buffering or screening for proposed single-family detached uses. Therefore, Staff finds that a determination of the adequacy and extent of required buffers. is not applicable to this proposal. 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. The proposed use is a single-family residential subdivision/planned development. the applicant has not proposed any service areas, storage areas, parking lots or rooftop mechanical devices or other features that would require screening. Staff therefore finds that this criterion does not apply. Privacy And Noise: Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum extent possible, to protect the private areas on the adjoining properties from view and noise. No non-residential structures are proposed, therefore this criterion does not apply. Private Outdoor Area: Residential Use: Each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet. The proposed planned development includes 69 individual single-family lots. The applicant's proposal narrative states that each lot will have a small private rear yard. The applicant proposes to fence the rear yards which will be landscaped according to buyer specifications. The applicant has not demonstrated that the minimum area requirement of 48 square feet will be met. However, staff finds that this standard can be met and recommends a condition of approval requiring that the applicant submit lot specific rear yard area calculations demonstrating compliance with this criterion. Wherever possible, private outdoor open spaces should be oriented toward the sun. Solar orientation is addressed earlier in this report. Private outdoor. spaces shall be screened or designed to provide privacy for the use of the space. As noted above, the applicant proposes to fence the rear yards of each lot to provide for privacy. Additional landscaping may be installed for screening at the request of individual home buyers. Therefore, staff finds that this criterion has been met. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 13 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Shared Outdoor Recreation Areas: Residential Use: The applicant is not proposing any shared outdoor recreation areas, nor are they required by the Development Code for single-family residential uses. Therefore, this criterion does not apply. Access And Circulation: The number of allowed access points for a development shall be provided in Chapter 18.112 (sic). The applicant proposes to provide private driveway access to each single-family lot as required by Section 18.108.070.A. Therefore, staff finds that this criterion -has been met. Emergency Vehicle Turnaround: All circulation patterns within a development must be designed to accommodate emergency vehicles. The Preliminary Site Plan and Street Section drawings show that paved street widths will be 36 feet for the main access road opposite Northview-Drive and 28 feet for all other public streets within the development. One cul-de-sac turnaround is proposed at the _ western end of the site. The applicant has stated in the project narrative that all inside and outside radius curves will meet or exceed City standards of 25 feet for inside radius and 45 feet for outside radius curves. Staff finds that the criterion is or can be met and recommends a condition of approval requiring the applicant to submit a revised site plan indicating the locations of center points and marking the dimensions of all corner radii. Pedestrian And Bicycle Ways: Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The City's 1987 Tigard Park Plan identifies proposed pedestrian/bicycle paths throughout the City including one such proposed route along the Bonneville Power Administration easement corridor to the west of the project site, in the City of Beaverton's planning area. The planned trail system does not directly impact the proposed project, however and no provisions for the planned facilities are necessary. Staff finds that this criterion does not apply. Landscaping And Open Space: Residential Development. In addition, a minimum of 20 percent of the site shall be landscaped. As noted earlier, the gross site area of the proposed project is 6.93 acres. The landscaped portion of this must therefore be a minimum of 1.39 acres (20 percent). The applicant has provided calculations in the project narrative describing what proportion of the site will be landscaped. The applicant's calculations show a total of 1.40 acres of landscaped area and include front yard area (0.71 acres, based on average front yard size), landscaping around the cul-de-sac bulb at the western end of the project (0.21 acres), the 0.23 acre water quality facility which will receive landscape treatment as shown on the landscape detail plan (Plan # L2) and the so-called 'Walnut Street landscape parkway' (0.25 acres). The applicant's calculation meets the standard exactly, with no room for error, and is based on numbers that do not appear on the preliminary landscaping plan. The 'Walnut Street landscape parkway' is not defined or identified on the landscape plan. Staff emphasizes that the landscaping requirements must be met within the site boundaries and cannot include, for example, street tree planting strips within public right of way. Staff finds that the minimum landscaping requirement appears to have been met and recommends a condition of approval requiring that the applicant submit a revised landscape plan that clearly indicates each areas to be landscaped and its size and provides a detailed list of proposed front yard landscape areas on a lot-specific basis Public Transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: 1. The location of other transit facilities in the area; and 2. The size and type of the proposed development; The applicant has stated that the project site does not abut an existing public transit route and is more than one (1) mile from the nearest bus stop. Staff concurs and finds therefore that this criterion does not apply. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 14 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 0 Signs: In addition to the provisions of Chapter 18.114, Signs: 1.' Location of all signs proposed for the development site; and 2. The signs shall not obscure vehicle driver's sight distance; The applicant proposes two (2) entry monuments. The primary monument is illustrated conceptually on the Entry Monument plan (Plan # L3) and both primary and secondary monuments are located on the Street Tree Plan (Plan # L1). ' The applicant states in the narrative that the monuments will not obscure sight distance and that the required vision clearances at intersections will be observed. According to Plan L1 and Plan C2, however, both monuments appear to be located within the visual clearance areas defined in Chapter 18.102 and according to Plan L3, the primary monument will comprise, in part, a wall approximately eight feet tall. The maximum height of any structure located within a visual clearance area is three feet (Section 18.102.030.A). Staff finds that this sign location criterion has not been met but can be satisfied either through redesign or relocation of the monuments. Staff therefore recommends a condition of approval requiring that the applicant submit a revised site plan and monument details for both entry monuments demonstrating compliance with the visual clearance standards under Chapter 18.102. Parking: All parking and loading areas shall be generally laid out in accordance with the, requirements set forth in Chapter 18.106. The parking requirements of Chapter 18.106 are addressed earlier in this report. Up to fifty (50) percent of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one (1) off-street parking space. The proposal does not include any single-family attached dwellings; therefore this criterion does not apply. Drainage: All drainage provisions shall be laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan. The Engineering Division has reviewed this application and addressed the project's compliance with the City's storm water drainage standards. See comments under Public Facility Concerns. Floodplain Dedication: According to the adopted FEMA floodplain maps, the project site does not fall within the 100-year floodplain; therefore, this criterion does not apply. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.164 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: 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. Dedication requirements and improvement standards are addressed and conditioned as necessary later in this report under Public Facility Concerns. Minimum Rights-of-Way and Street Widths: Section 18.164.030(E) requires a local street to have a minimum 44 foot right-of-way and 28 foot paved section between curbs and sidewalks. The applicant proposes to meet the 28 foot minimum paved surface requirement but proposes right-of-way widths of 39 feet and 34 feet. Right-of-way widths are discussed later in this report under Public Facility Concerns. 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 PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 15 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 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 subject site abuts vacant land on only one side (north) and this parcel has received Site Development Review approval for residential development (Scholl's Village). The applicant proposes to extend the approved public street to the north that will be constructed as part of the Scholl's Village project. Street Alignment and Connections: Section 18.164.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. 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. As noted above, the applicant proposes to extend the planned public street that will abut the north project boundary. The primary entrance of the proposed development is aligned with the existing Northview Drive to the south. Staff, therefore, finds that the connectivity standard has been met. Cul-De-Sacs: Section 18.164.030(K) requires that a cul-de-sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. The applicant proposes one cul-de- sac at the western end of the project. The Preliminary Site Plan indicates that the cul-de-sac has a length of approximately 380 feet measured along the centerline from the near side of the intersecting right-of-way to the farthest point of the cul-de-sac as required by this subsection. The cul-de-sac serves no more than fourteen lots. Staff finds that this standard has been met. Grades And Curves: Section 18.164.030(M) requires that grades shall not exceed 12 percent on local streets, except that local residential streets may have segments with grades up to 15 percent for distances of no greater than 250 feet. The applicant has stated that the maximum street grade in any part of the project will be 6 percent, well below the threshold for local streets. Staff finds, therefore that this standard has been met. Curbs Curb Cuts. Ramps. and Driveway Approaches: Section 18.164.030(N) requires the following: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. The applicant has stated that the project will comply with all City construction standards and material specifications with respect to curbs, curb cuts, ramps and driveway approaches. Staff finds that conditions of approval and the public improvement plan review process will insure that these standards are met. 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. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 16 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 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: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non-residential blocks in which internal public circulation provides equivalent access. No blocks formed by streets within the proposed development exceed 1,800 feet around the perimeter. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian / bikeways shall be provided through the block. One "block" within the proposed development has a length that exceeds 600 feet. The distance from the far end of the proposed cul-de-sac to the street that extends off-site to the north is approximately 650 feet and therefore requires a pedestrian/bikeway connection. The approved Scholl's Village residential development to the north provides for a pedestrian/bikeway connection to the subject property within this 650 foot block. It is staff's opinion that extension of this access easement and construction of a pedestrian/bikeway connection as part of this proposal is not precluded and will satisfy this criterion. Staff recommends a condition of approval requiring that the applicant submit revised plans incorporating a pedestrian/bikeway connection with the approved Scholl's Village pathway. 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. The minimum lot size of the R-25 zoning district for single-family detached development is 3,050 square feet. The applicant has stated that the largest proposed lot is 4,162 square feet. Staff finds that no proposed lot is larger than one and one-half times the minimum lot size (4,575 square feet), therefore this criterion does 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. As shown on the Preliminary Site Plan, all proposed lots have at least 25 feet of frontage on public streets. Staff finds that this criterion is satisfied. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. The applicant is proposing to construct sidewalks to City standards on all public streets. Therefore, staff finds that this criterion is met. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Sanitary sewer is discussed later in this report under Public Facility Concerns. Based on the analysis therein, staff finds that sanitary sewer service will be provided as required and that this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Storm drainage is discussed later in this report under Public Facility Concerns. Based on the analysis therein, staff finds that sanitary stormwater drainage provisions will be provided as required and that this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 17 OF 22 SUB 98-0010/PDR 98-0008 -CHERRY TREE SUBDIVISION PUBLIC FACILITY CONCERNS: The City Engineering Division has reviewed this proposal and has offered the following comments: STREETS: This site lies adjacent to SW Walnut Street and a portion of SW Barrows Road. There is also a local street that is to be stubbed out from the property to the north (Scholls Village Townhomes). Traffic Impact Report Findings A traffic impact report, dated August 1, 1998, prepared by Douglas McCollum, was submitted as a part of this application. McCollum estimates that this project will generate approximately 724 new trips on an average weekday. All intersections within the vicinity of this site currently operate at acceptable levels of service. With the addition of this project, McCollum estimates that all intersections will continue to operate at acceptable levels of service. No additional off-site traffic impact mitigation is required. SW Walnut Street SW Walnut Street is classified as a major collector street on the City's Transportation Plan Map. This roadway was improved as a part of a larger project several years ago and was constructed within a 60 to 90-foot right-of-way (ROW). There is a 90-foot ROW section between SW Northview Drive and SW Barrows Road to accommodate the turning lane. From Northview Drive to the east, the ROW width is 60-feet. No further ROW dedication's are necessary. The only improvements that are lacking on his roadway is the concrete sidewalk and street trees. The applicant's plans indicate that they will complete the sidewalk and street tree improvements as a part of this project. SW Barrows Road Southwest Barrows Road is classified as a major collector on the City's and Washington County's Transportation Plans. This roadway is under Washington County jurisdiction. The County submitted comments with regard to this application and indicated that a one-foot non-access reserve strip should be dedicated on the final plat adjacent to Barrows Road. There are no requirements for additional ROW dedication. This roadway has been improved, except for sidewalk and street trees. The applicant's plan indicates that they will construct the concrete sidewalk and install street trees along their frontage as a part of this project. Final construction plans for any work in the ROW shall be reviewed and approved by Washington County prior to construction. New Internal Streets The internal street network proposed by the applicant is overall acceptable to Staff. The applicant had suggested to Staff that street trees be allowed to be placed outside of the ROW and within a wider public utility and landscape easement. Staff believes this concept is acceptable because the street improvements and sidewalk will remain within the ROW. All internal streets, except for one, are proposed to have a pavement width of 28 feet and a ROW width of 39 feet. The one exception is a street that aligns across from SW Northview Drive; this street is shown to have a paved width of 34 feet. This paved width is actually wider than necessary because a typical local residential street is only 32 feet wide curb-to-curb. Therefore, the applicant could reduce the width of this street to 32 feet, with a ROW width of 43 feet. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 18 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION The 28-foot wide paved streets will need to have a parking restriction on one side. As a part of the construction plan review, the applicant will be required to post "No Parking" signs on one side of these streets. WATER: This site will be served by the City's public water system. There are existing public water lines in SW Walnut Street, SW Bluestem Lane (to the north) and SW Barrows Road. The Public Works Department submitted comments related to this application and indicated that the applicant should be required to make loop connections between the existing water lines. Specifically, the Public Works Department will require a connection between the new water lines within this project to the existing water line in SW Bluestem Lane (within the Scholls Village project). In addition, the proposed water line to be located within the east/west cul-de-sac must be looped back to the existing water line in SW Barrows Road. The final water system design plan shall be reviewed and approved by the City prior to construction. SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located within SW Bluestem Lane to the north. The applicant's engineer proposes that this site will be served from a southern extension of that sewer line. If the Scholls Village project has not been constructed before this site is developed, the applicant will then need to extend the off-site sewer line to this site. STORM DRAINAGE: The topography of this site falls primarily to the northeast. The applicant's plan indicates that the storm water runoff from this site will be conveyed to the northeast corner of the site where it will be treated in a water quality facility before being released. There appears to be an existing public storm drainage line that runs adjacent to the east boundary of this site within a 15-foot wide public easement. It is not clear how the applicant proposes to tie the on-site storm runoff into the existing public system. Prior to construction, the applicant will need to submit a detailed design of the proposed storm drainage system to the Engineering Department for review and approval. A downstream analysis was completed by the applicant's engineer as a part of the Scholls Village project. (NOTE: WRG Design, Inc. is the engineer of record for both this project and the Scholls Village project.) The downstream analysis indicates that there will not be any. negative downstream impacts from either project once they are constructed. Therefore, no on-site detention is required. 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 indicating the frequency and method to be used in keeping the 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 construction. The applicant is proposing to construct a vegetated pond facility to treat the additional storm water runoff from this site. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 19 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 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 Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant'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. SECTION V: OTHER STAFF COMMENTS The Tigard Police Department has reviewed this proposal and has offered the following comments: The primary access road should be named Northview Drive, consistent with the road name across SW Walnut Street. Consistent street names reduce the chance for delays in emergency services response. The Tigard Operations Division has reviewed this proposal and has offered the following comments: The City has not interest in future ownership and maintenance of the proposed open space, Tracts A, B and C. The Tigard Buildings Division has reviewed this proposal and has offered the following comments: "No-Parking" signs and curb markings shall be posted on one side of all streets less than 36 feet wide and on both sides for streets less than 28 feet wide. The proposed cul-de-sac shall have an inside turning radius, of 25 feet and an outside turning radius of 45 feet. The proposed design is too small. Fire hydrants shall be provided at each entrance intersection. A sanitary sewer easement will be required through Scholl's Village if the public sewer has not yet been constructed to the subject property line. The Tigard Water Department has reviewed this proposal and has offered the following comments: The water system is to be looped to the north (connection with Scholl's Village at Bluestem Lane). Also the water system is to be looped back to SW Barrows Road through the cul-de-sac in the common landscape area. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 20 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION SECTION VI AGENCY COMMENTS The Washington County Department of Land Use and Transportation has reviewed this proposal and has offered the following comments: Provided that sidewalks, ditching, and adequate right-of-way ; have been previously addressed, Washington County requirements pertinent to this development are minimal. The minimum access spacing standard for SW Barrows Road is 100 feet (minimum 150 foot lot frontage). Although the applicant is not proposing access to SW Barrows at this time, the County reserves the right to require additional conditions for any access to SW Barrows Road at the time of development of the property. The County has required a condition of approval that, prior to issuance of building permits, a one- foot non-access reserve strip shall be provided and recorded with Washington County. The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered the following comments: Sanitary Sewer Each lot shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Storm Sewer Each lot should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. Sensitive Area A "Sensitive Area" exists (Map provided by USA indicates a drainageway within the project boundary, running adjacent to and parallel with the east property line). Developer must preserve a 25-foot corridor as described in R&O 96-44. The sensitive area shall be identified on plans. Erosion Control A joint 1200-C erosion control permit is required. The Tualatin Valley Fire Marshal's Office has reviewed this application and concurs with the comments offered by the Tigard Building Division with respect to Fire Department access criteria and hydrant placement. They have offered no further comments or objections. Portland General Electric has reviewed this application -and has offered no comments or objections. STAFF RESPONSE TO COMMENTS RECEIVED: Staff has reviewed the comments offered by other staff and agencies. Where the concerns raised fall within the scope of the applicable approval criteria, they have been addressed within this report and found either to be inapplicable as approval criteria, satisfied outright or able to be satisfied if the conditions of approval are met. PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10105/98 Public Hearing) PAGE 21 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED TO THE CITY OF TIGARD WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S FINAL ORDER. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: This 5th day of October, 1998 by the City of Tigard Planning Commission. (Signature box below) Nick Wilson, Planning Commission. President is\curpl n\mjr\su b\su b98-10.fio PLANNING COMMISSION FINAL ORDER NO. 98-09 PC (From 10/05/98 Public Hearing) PAGE 22 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION CITY of -D GEOGRAPHIC INFORMATION SYSTEM o VICINITY MAP Z SW CRANE CT -J SUB 98-0008 SUBJECT PARCEL CHERRY TREE SUBDIVISION SW BLUESTE LN SW Q / CRI CT w s~~ a ~Z/v~T / o ST ND S~ C Sw tiFygCF ~ N M S• 0 100 200 300 Feel W S T 1-- 242 feet YO City of Tigard Information on this map is for general location only and O should bd verified with the Development Services Division. 13125 SW Hall Blvd Tigard, OR 97223 (503) 639-A 171 httpWwww.ci.tigard.or.us Community Development Plot date: Sep 9, 1998; c:Vnagic\magic01.apr 1 1 a ~°N r~•r a 1,,~ ` ~~.Jr+. a iQ a ~ '~1~ • m. i C~ ~ ~ ' ~ a ; ' "y f 1 IA A l~ 1 - A m.. III • r 3 1 1 33 ~.,1.' p~ . tit a, N ---a , t s rr~ 1 1 y-4-•-&~- g s Ir~ ,YI a n °~s' p t ~14 . r..L.r t ~I i Ak4~YE;A4g' a ~ 8 \ a ~r q • 1 Zi .....r_- 9M wvo_ y Y co Go ~ \ , $ 1 1 y' $ as ~ a 1 ~--1 '4C r G` ya?•:,.; I A n ~S L fl IA L IA a ' i ~-'1 x~ fr N~ ny~g4(a ^ it -1 \ g~ "SSA K ago- Sp- 51 i 1NG 1\11SION - ~l~ARD Larry York, V.P. of Planning & Development NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION Matrix Development Corporation Hearing Date' 10/5/98 Plaza 2, Suite 200 6900 SW Haines Street [Page 1 Of 11 Tigard, OR 97223 ~ .:$T , iAcurp1n\setup\1abe1s\sub98-10.Ibs EX11T1 13 B David Rehfeld, Senior Planner SUB 98-0010 WRG Design, Inc. 10450 SW Nimbus Avenue CHERRY TREE SUBDIVISION Portland, OR 97223 Anne LaMountain, Assistant Planner Washington County Dept. of Land Use & Transportation 155 North First Avenue, Suite 350-13 Hillsboro, OR 97124 Mark Dane WRG Design, Inc. 10450 SW Nimbus Avenue Portland, OR 97223 AFFIDAVIT OF MAILING CITY OF TIGARD Community (Development ShapingA Better Community ,ST-A2E OAP OTa ON County of Washington )ss City of TWard I, Vivian L. Nmmo, being first duly sworn/affirm, on oath depose and say that I am an Administrative SpeciabstIfor the City of crWard, Washington County, Oregon and that I served the following: (cl,ea( Appropriate Box(s) Below) ❑ NOTICE OF DECISION FOR: L7 ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC NEARING FOR: L~7 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer M . ❑ Tigard Planning Commission b ~g~ ❑ Tigard City Council r ® NOTICE OF FINAL ORDE FOR: V~7 SU698-0010/PDR 98-0008 / CHERRY TREE SUBDIVISION OCTOBER 5,1998 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ® Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: FOR: = (TypetKind of Nofice) (File NoJName Reference) (Date of Public Hearing, d applicable) A copy of the PUBLIC NEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[S]. of which is attached, marked Exhibit "A was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", on the 23 day of October ,1998, and deposited in the United States Mail on the 23 day of October ,1998, postage prepaid. (Person that Prepared Notice) G Subscribed and sworn/affirmed before me on the day of 1041) CT , 19Y OFFICIAL SEAL DIANE M JELDERKS NO Y PUBLIC OF DREG NOTARY PUBLIC-OREGON COMMISSION N0 O.046142 MY COMMISSION EXPIRES SEPTEMBER 07, 1999 MY Commission Expires: CITY OF TIGARD Community Development Sfiaping,4 Better Community L LAND USE PROPOSAL DESCRIPTION 120 DAYS =12/15/98 FILE NO(S): SUBDIVISION (SUB) 98-0010 PLANNED DEVELOPMENT REVIEW [PDR) 98-0008 FILE TITLE: CHERRY TREE SUBDIVISION APPLICANTS APPLICANT/ Larry York, V.P. of Planning & Development REP.: David Rehfeld, S. Planner OWNER: Matrix Development Corporation WRG Design, Inc. Plaza 2, Suite 200 10450 SW Nimbus Ave. 6900 SW Haines Street Portland, OR 97223 Tigard, OR 97223 (503) 620-8080 (503) 603-1649 REQUEST: The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. CIT AREA: CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: Tuesday - September8,1998 STAFF DECISION DATE OF DECISION: X HEARINGS OFFICER tMONJ DATE OF HEARING: September 28, 1998 TIME:7:00PM PLANNING COMMISSION tMONJ DATE OF HEARING: TIME:7:30PM CITY COUNCIL [TUESJ DATE OF HEARING: TIME:7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP X LANDSCAPE PLAN NARRATIVE K SITE PLAN X TREE PLAN X ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY X ARBORIST REPORT X OTHER STAFF CONTACT: MJ. Roberts Associate Planner 1051503-639-4171 SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 1 SUBDIVISION APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX. (503) 684-7297 , ti C ITY O ..1110 , • - ` . •t ; _ hr~ ' • , • y,'3 J`ti` e a \ z PRE-APP7-HELD-WITH:; t r. DkTrCF-IP'E-AP,<GENERAL INFARMATON; 'y; 1~•:' Pro erty Address/Loca on( FOR STAW6SE;QN1 Y 610. Case No.(s): <'/1 09 : Tax Map & Tax Lot #(s) P~ - Other:Case No.(s): 9 - Receipt No.: Site Size: Application Accepted B Date:: . Property Owner/Deed Holder(s)*:- Address: Phon City: Zip: Date Determin d To e Complete: Applicant'. omp Plan/ one Designation: I ~Wv Address OV4 City: Zip: When the owner and the applicant are different people, the applicant C1T Area: must be the purchaser of record or a lessee in possession with written Recording:Date and Number: 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: 8/3t~98 i:lcurplnMasterslsubapp.dx PROPOSAL SUMMARY The owners of record of the subject property request Subdivision REQUIRED SUBMITTAL ELEMENTS approval to divide a: ✓ A 'cation Elements Submitted: parcel into lots between cation Form and square feet in size. OwDer% Signature/Written Authorization Title sfer Instrument or Deed ite/Plo Plan Ea~ (p o ide ny dditiorpi inf matio re) . pies based on pre-app check list) Site Ilan (reduced 8'/2"X 11 Applicant's Statement 7/7 of copies based on pre-app check list) ee (Preliminary Plat).... $2,125.00 $10 Per Lot) O (Final Plat) $ 295.00 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: 04- era,. r^`-Y. APPLICANTS: ` • -y To consider an application complete, you will need to submit ALL of the REQUIRED SUI3MITTAI. ELEMEWS as described on the front of this application in the "Required Submittal Elements z2oz: (Detailed Submittal Requirement Information sheets can be•a~iir~ed; uo~ ~egLles~(off aft types of Land Use Applications) THE APPLICANT(S) SHALL CERTIFY THAT: a w 1ti~ t The above request does not violate any deed restrictions that may be. a e~ tao~~m~ po he subiect N 1717 If the application is granted, the applicant will exercise th' hts,g d in accordance with tfie. erarfs ands'>ect 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 gach owner of the subject property. DATED this L~ day of \ j SIC ti, ' ~~♦i; ~ • , fiv \`c_', ` . ' ~ ti~`~~ ~ b Owner's Signature v P ° U4 PLC Owner's Signature r t,• ~ 4o•t=,~~.h~1t`.w~~'~ 'fit. -t':~\~.~ 3~'~ ''~~s ; .,~•-i-~•,~Otr~•i ~ Ow r's ~e Si9nature b A Owner's Signature `•5 , i - b ~ ter. ♦ '4. 1' : * •i •J~."?•• a 4\ 2 PLANNED DEVELOPMENT -AT,10N, APPILIC CITY OF TIGARD 13125'SW Hall. Blvd., Tigard, OR 97223 (5031 639-4 1 71 FFsAX (S.03) 694-7297 GENERAL INFORMATION Get PRE-APP. HELD WITH: • a DATE OF PRE-APP.: Property Address/Location(s): FOR STAFF USE ONLY Tax Map & Tax Lot #(s): Case No.(s): Site Size: Other Case No.(s): Property Owner/Deed Holders Receipt No. ell Address: AX _e Phone: 4 - Application Accepted By: Date: City: Zip: 1 44 . Applicant . Date Determined 7o Be Complete:.:::'-:'::"::. Address: f i City: Zip: Comp PlarVZone: Designation: : . When the an owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in with possession written ttauthorization from CfTArea::.:<>.::::.><»;:_:;.::. o the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space Rev.8/31MS i:%=plnVnasterslpda.doc provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY "rhe owners of record of the subject property request permission to REQUIRED SUBMITTAL ELEMENTS ;reate Planned DeveJ pment consi tin of (please be s cific): Ap 'cation Elements Submitted: cation Form O er's Signature/Written Authorization 07 r-- Ti Transfer instrument or Deed tW2 4q Site/Plot Plan (81h"x 11") copies based on pre-app check list) • Applicants Statement z ' copies based on pre app check list) Filing Fee (Detailed) $ 510.00 (Conceptual) $2,170.00 1 i • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: 5 'r z } t APPLICANTS: To consider an application complete, you will need to submit ALL of;RBhUIRED SUBIIIITTAIL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box.' (Detailed Submittal Requirement Information st•aets can be obtained, upon request, for all type's o}f►L•ar4d Use•epplications.)° PPLICANTS SHALL CERTIFY THAT: ''^''f ' a rat ~ ' r: r- a>.• THE AThe above request does not violate any deed restriction 'th t-*fav -46~attached t Sb Rrooerty. - • ' 1 w 'ate •~j • . .~.b••.r. • If the application is granted, the applicant will exercise them dggq ~faT ted in accqkd nce.wlM. the 4Q ~and subjeoto,all; the conditions and limitations of the approval. e .~V . All of the above statements and time 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 gggh owner of the subject property. DATED this day of :1•'e. 19_. •-•t;.. y -a ~ ~ ~ a~ . a o r., °,C,,, :~.~.~3:• ` y,..,1 - ` Vic) ~ Owner's Signature Owner's%ignatufe 1 +°a, • ' i • a J i•.~+ Owner's Signature Owner's Signature 2 R D E S I G N I N C To: i Date: 1- Project Number: Project Name: 4 1,;W T--5 4U I Regarding: 0 E1VED PLEASE NOTIFY US IMMEDIATELY AUG 18 1998 SE AT (503) 603-9933 IF THERE ARE ANY CO-r=2MTY DEVELOPK.RIT O PROBLEMS RECEIVING THIS TRANSMISSION We Are Sendina: These Are Transmitted: Copied Attached ❑ For Your Info/File ❑ Facsimile As Requested Number of Pages Including Cover ❑ For Review and Comment ❑ ❑ Copies _ Description Comments: I/ J Signed Planners Engineers Landsca a ~Aichitects Surveyors • 10450 SW Nimbus Ave., Portland, OR 97223 ■ (503) 603-9933 ■ (503) 603-9944 (fax) ■ a MATRIX • or - RECEIVED PLANNING ■ SEP 21 1998 DEVELOPMENT CORPORATION CITY OF TIGARD LETTER OF TRANSMITTAL TO: M. J. Roberts. DATE: 9/17/98 City of Tigard, Cherry Tree -RE Sending to you: Copy of the:.Statuotry Warranty Deed. for the . above property; as' requested. Comments. FROM: Donna Engdahl cc: Plaza 2, Suite 200 • 6900 S.W. Haines Street • Tigard, Oregon 97223-2514 • Phone (503) 620-8080 • Fax (503) 598-8900 • OF OREGON SS #ATE l unty of Washington 1 I, Jerry R.: Hanson;: Director of Assess- ment and .Taxation rand'`Ex=Off{cio County Clerk for seid~courity, d0 '.e y l:ertify that the within insfrufn o(vrritirtg was-eceived After Recording Return to' and recorded;iri'booic`of recp of said county.; / i Mr. Ernie Platt Matrix Development Corporation Plaza 2, Suite 200, 6900 SW Haines Street X-'\ Se Try soln,.vDirector of Tigard, Oregon 97223-2514 Assessriient'and"Taxation, Ex- Of icio;County Clerk Doc 97041010 Rect: 185579 658.00 05/02/1997 03:42:34pm STATUTORY WARRANTY DEED. t<; KNOW ALL MEN BY THESE PRESENTS, That William Scott Russell as to an undivided two percent (2%) interest and William Scott Russell, as custodian for Zachary Lewis Russell, a minor, under the Oregon Uniform Transfers to Minors Act, William Scott Russell as custodian for Carl Wade Russell, a minor, under the Oregon Uniform Transfers to Minors Act, Frederick Henry Russell, individually, and Frederick Henry Russell as custodian for The true and actual consideration paid for this transfer, s stated in terms of dollars, is $569,766.67, certain portions of which have been paid to an accommodator(s) pursuant to an Internal Revenue Code Section 1031 exchange. William Scott Russell et al (Grantor) Matrix Development Corporation Plaza 2, Suite 200, 6900 SW Haines Street Tigard, Oregon 97223-2514 (Grantee) n 7A X 'AL TOPL P n a c~-:Q RZ r7 P., Until a change is requested, s Q• S • a2 .97 send all tax statements to: FEE PAID DATE Matrix Development Corporation Plaza 2, Suite 200, 6900 SW Haines Street Tigard, Oregon 97223-2514 PAGE 1 - WARRANTY DEED Rebecca Leigh Russell, a minor, under the Oregon Uniform Transfers to Minors Act, Frederick Henry Russell as custodian for Anna Marie Russell, a minor, under the Oregon Uniform Transfers to Minors Act, Frederick Henry Russell as custodian for the benefit of Stephanie Jo Russell, a minor, under the Oregon Uniform Transfers to Minors Act; Virginia R. Marel (formerly known as Virginia R. Hawkins), Trustee under Trust Agreement dated December 18, 1978, wherein Margery F. Crist, whose former name was Margery F. Krueger, is Settlor created for the benefit of Rita Hawkins, Virginia R. Marel (formerly known as Virginia R. Hawkins), Trustee under Trust Agreement dated December 19, 1978 where Margery F. Krueger is Settlor created for the benefit of Kenneth Lee Hawkins, Virginia R. Marel (formerly known as Virginia R. Hawkins) individually; Peggy R. Weems (formerly known as Peggy Belle R. Ayres), individually; Alan Scott Ayres, individually; Amy Beaty (formerly known as Amy Ayres) individually; Nancy Filben (formerly known as Nancy Ayres, individually; and Peggy R. Weems as Co-conservator for Gerald Vincent Russell and William Scott Russell as Co-conservator for Gerald Vincent Russell, each as to an undivided two percent (2%) interest as tenants in common, and Margery F. Crist and John R. Crist, Trustees or their successors in interest of the Margery F. Crist Living Trust dated January 8, 1989 (also referred to as the trust of July 1, 1988) as to the remainder, hereinafter called the "Grantors," for the consideration herein stated, to Grantors paid by Matrix Development Corporation, hereinafter called the "Grantee," do hereby convey and warrant unto the Grantee and Grantee's heirs, successors and assigns, that certain real property, with the tenements, hereditaments and appurtenances thereunto belonging or in any way appertaining, free of encumbrances except as specifically set forth herein, situated in the City of Tigard, Washington County, State of Oregon, described as follows, to-wit: Lot 66, CASTLE HILL, in the City of Tigard, County of Washington and State of Oregon. To Have and to Hold the same unto the Grantee and Grantee's heirs, successors and assigns forever. And Grantors hereby covenant to and with Grantee and Grantee's heirs, successors and assigns, that Grantors are lawfully seized in fee simple of the above granted premises, free from all encumbrances except the following: (1) Statutory Powers and Assessments of Unified Sewerage Agency. (2) Resolution and order No. 2440 recorded April 7, 1983, as Fee No. 83011702 which established the Weir Trunk Sanitary Sewer Improvement District. PAGE 2 - WARRANTY DEED CZ (3) Easements on the recorded plat/partition as follows: "An eight-foot-wide public utility easement is hereby created within each lot in this plat and it shall abut the full length of each lot's frontage along any public street." (4) Restrictions shown on recorded plat/partition as follows: "Fences along all public streets shall provide for adequate sight distance for vehicles entering and exiting public streets." (5) Easement as shown on the recorded plat/partition for storm drainage affecting east 20 feet. (6) Restrictions shown on recorded plat/partition as follows: "Ownership and maintenance of private drainage facilities within platted private storm drainage easements shall be the responsibility of the vested lot or lots." (7) City liens, if any, of the City of Tigard. (8) Discrepancies, conflicts in boundary lines, shortages in area, encroachments or any other facts which a correct survey would disclose. and that Grantors will warrant and forever defend the premises and every part and parcel thereof against the lawful claims and demands of all persons whomsoever, except those claiming under the above described encumbrances. The real property which is the subject of this deed may never have built upon it a supermarket which is defined as a store or department having in excess of 5,000 square feet of floor space devoted to the sale of baked goods, meat, poultry or fish for off-premises consumption. This restriction extends into perpetuity. This restriction shall inure to the benefit of lot 65 Castle Hill in the City of Tigard, County of Washington and state of Oregon and shall inure to the benefit of Albertson's Inc. the owner of said lot 65 and its heirs successors and assigns. This restriction runs with the land conveyed by this deed and shall be binding upon the Grantee and the Grantee's heirs, successors and assigns. The real property conveyed hereunder is sold AS IS in its present condition including latent defects, and Grantee acknowledges that Grantors have made no representations or warranties either express or implied as to the condition of the property or to what uses the property may be put. Grantee further acknowledges that in determining to purchase the real property conveyed hereunder, that Grantee has ascertained from sources other than Owner, the applicable zoning, building, housing and other regulatory ordinances and laws applicable to the subject property and that Grantors have made no PAGE 3 - WARRANTY DEED representations regarding said regulatory ordinances or laws or as to the condition of the subject property. There shall be established by Grantee covenants, conditions and restrictions for the real property conveyed hereunder as follows: 1) That a Homeowners' Association will be established for the residences built upon the subject real property or the residences built on the subject real property will be made subject to the Homeowners' Association established for the adjacent Castle Hill residential development. 2) That said Homeowners' Association shall be granted the power to assess all homeowners residing in the subject real property together with the power to lien for the care and maintenance of the park built upon the real property adjacent to the Albertson's, Inc. store with no limitation on the dollar amount of said assessments. At such time as the City of Tigard or other governmental entity requires installation of a traffic control light at the intersection of Scholls Ferry Road and Murray/Walnut Road, the cost of such traffic control light shall be paid one- half by Grantee to the extent it is not fully paid for by the City of Tigard or any governmental entity. This obligation of Grantee shall be binding upon the Grantee and the Grantee's heirs, successors and assigns and shall run with the land conveyed by this deed. The obligation of Grantee herein shall inure to the benefit of Grantors and Grantors' heirs, successors and assigns and shall also inure to the benefit of lot 65, CASTLE HILL in the City of Tigard, County of Washington and State of Oregon, the owner of said lot 65 and the heirs successors and assigns of said owner and shall remain in effect until such time as the payment of the obligation of Grantee has been made. In construing this deed, where the context so requires, the singular includes the plural and all grammatical changes shall be made so that this deed shall apply equally to corporations and to individuals. IN WITNESS WHEREOF, the Grantors have executed this instrument this ? ;s day of 1997. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PAGE 4 - WARRANTY DEED PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. GRANTOR: 11j, ,I AT ED: 1997. William Scott Russell Individually GRANTOR : t / ATED : 1997. William Scott Russell as co-conservator for Gerald Vincent Russell GRANTOR : ' TED: / 1997. William Scott Russell, as Custodian for Zachary Lewis Russell, a minor, under the Oregon Uniform Transfers to Minors Act GRANTOR: DATED: , 1997. William Scott Russell, as Custodian for Carl Wade Russell, a minor, under the Oregon Uniform Transfers to Minors Act STATE OF OREGON ) ) ss. COUNTY OF WASHINGTON) This instrument was acknowledged before me on the day of 1997, by William Scott Russell individually 'and as co-conservator for Gerald Vincent Russell and William Scott Russell as Custodian for Zachary Lewis Russell, a minor, and as Custodian for Carl Wade Russel' a minor, under the Oregon Uniform Transfers to Minors Act. i BAI Notary Public for Oregon JUDITH K NOTAR Y PU BLIC • OR LYNN My Commission Expires: COMMISS MY COMMISSION lEXP! ES MARCH 7, 2001 PAGE 5 - WARRANTY DEED GRANTOR: i DATED: 1997. Frederick enr Russell Individually GRANTOR: 41a., DATED: 1997. ederick He y Russell, as custodian for Rebecca Leigh Russell, a minor, under the Oregon Uniform Transfers to Minors Act, and as custodian for Anna Marie Russell, a minor, under the Oregon Uniform Transfers to Minors Act and as custodian for Stephanie Jo Russell, a minor, under the Oregon Uniform Transfers to Minors Act STATE OF OREGON ) ss. COUNTY OF MULTNOMAH ) Th's instrument was acknowledged before me on the day of , 1997, by Frederick Henry Russell individually and as custodian for Rebecca Leigh Russell, a minor, under the Oregon Uniform Transfers to Minors Act, as custodian for Anna Marie Russell, a minor under the Oregon Uniform Transfers to Minors Act and as custodian for Stephanie Jo Russell, a minor, under the Oregon Uniform Transfers to Minors Act. Notary Public for Or gon OFFICIAL SEAL My Commission Expires: /-27- STEVEN HARDING SMITH NOTARY PUBLIC - OREGON COW 1SSION NO.030859 97 1998 PAGE 6 - WARRANTY DEED w GRANTOR: / ATED: Z. 1997. Virgines R. Ma el- (formerly known Virginia R. Hawkins), Trustee under Trust Agreement dated December 18, 1978, wherein Margery F. Crist, whose former name was Margery F. Krueger, is Settlor created for the benefit of Rita Hawkins GRANTOR : \ ai( DATED : 19 9 7 . irg'nia R. 'Karel (formerly kno as Virginia R. Hawkins), Trustee under Trust Agreement dated December 19, 1978, wherein Margery F. Krueger is Settlor created for the benefit of Kenneth Lee Hawkins GRANTOR. V DATED: 1997. Virgi is R. Marel Indi idually STATE OF WASHINGTON ) ) ss. County of King ) 171, This instrument was acknowledged before me on the day of Q~eCi , 1997, by Virginia R. Marel (formerly known as Virginia R. Hawkins), individually and as Trustee Under Trust Agreement dated December 18, 1978 for the benefit of Rita Hawkins and as Trustee Under Trust Agreement ated December 19, 1978 for the benefit of Kenneth Lee Hawkins. SA_ S~0Not y Public r' Washin ton pop My ommission E ires : ~ ~pjARy p .1 J 'VJ io5a PAGE 7 - WARRANTY DEED GRANTOR: Q DATED: APRIL 29 1997. Peggy W. Weems (formerly known as Peggy Belle R.Ayres) GRANTOR: DATED: APRIL 29 1997. Pegg. Weems as co- Conservator for Gerald Vincent Russell (Peggy R. Weems was formerly known as Peggy Belle R. Ayres) STATE OF OREGON ) ) ss. County of RUW000 LINN) This instrument was acknowledged before me on the 29TH day of APRIL , 1997, by Peggy R. Weems (formerly known as Peggy Belle R. Ayres) individually and as Co-Conservator for Gerald Vincent Russell. 4~~nt-;qry P li for Oregon My Commission Expires: 9121197 OFFIDAL SEAL 'ANMER IDLER w N0TA%RY PUBLIC r 01~ C01- iISS'sCiN NO. 028300 ~IiIIs SEPT. 27. ~7 tty PAGE 8 - WARRANTY DEED GRANTOR: G C L ATED: 'e - I , 1997 . Alan Scott Ayres STATE OF OREGON ) ) ss. County of Benton ) This instrument was acknowledged before me on the a~ day of IVA-0 , 1997 by Alan Scott Ayres. G~ N OFFICIAL SEAL Notary Publ for Oregon My Commission Expires: -'77 it ~ ~ c;:_.,'; iiT.1:255~5 :S3tCN EXi in'5 iUNE 22 1987 PAGE 9 - WARRANTY DEED • 1997 . DATED : Y r GRANTOR Y Y fo s) known s AmY ARIZOVA ) the ) ss• Amy STATE OF ) was acknowledged t f bef ormore me on er 1Y of Mar iCopa known as county. 7 instrument Beaty . , This r ' 199 , by AmY of AzlZ'~'7i~ day Public Ayres) Notary Expires MY cvmn►issios;onExP~ t PEED f TY PAGE 10 WARN GRANTOR: / DATED: a 2f 1997. Nancy a (formerl known s Nancy Ayres) STATE OF COLORADO ) ss. County of 6DWd v ) This instrument was acknowledged before me on the day of f2/L 1997, by Nancy Filben (formerly known as Nancy Ayres). z . Notary Public for Colorado My commission Expires ~'y PAGE 11 - WARRANTY DEED / / GRANTOR : ~iG~JATED : 1997. Margery,/'F,- Crist, Trustee under the Margery F. Crist Living Trust dated January 8, 1989 (also referenced as the trust dated July 1, 1988) GRANTOR: V, DATED: 1997. hn R. Crist, Trustee under the Margery F. Crist Living Trust dated January 8, 1989 (also referenced as the trust dated July 1, 1988) STATE OF OREGON ) ss. County of Washington ) This instrument was acknowledged before me on the day of,( 1997, Margery?. Crist and John R. Crist, Trustees under Margery F. Crist ving Trust dated January 8, 1989 (also referenced as the trust da ed'July 1, 1988). OFFIOALSEAL '-Not y Public for Oregon r JUDITH K LYNN N07ARyKmC-OREGON My Commission Expires: COMMISSION NO. 062067 ' MY COMMISSION EXPIRES MARCH 1, 2001 PAGE 12 - WARRANTY DEED r ■ t - U CHERRY z TREE A Planned Development P p k4 ~v " APPLICATION FOR A PLANNED UNIT DEVELOPMENT OVERLAY ZONE, APPROVAL OF DEVELOPMENT CONCEPT PLAN AND PRELIMINARY PLAT Z Submitted to the City of Tigard July, 1998 Applicant: Matrix Development Corporation Plaza 2, Suite 200 6900 SW Haines St. Tigard, Oregon 97223 503/620-8080 ` Prepared by: SM1a WRG Design ^ 10450 SW Nimbus Ave. h=z. v J Portland, OR 97223 503/603-9933 Attn: David Rehfeld, ASLA/AICP Planners Engineers Landscape Architects Surveyors ® 10450 SW Nimbus Ave., Portland, OR 97223 ❑ (503) 603-9933 ❑ (503) 603-9944 (fax) ❑ t • ' GENERAL INFORMATION ' Applicant: Matrix Development Corporation Plaza 2, Suite 200 ' 6900 SW Haines St. Tigard, Oregon 97223 Contact: Mr. Lary York, Vice President, Planning and Development (503) 620-8080 FAX: (503) 589-8900 Applicant's Representative: WRG Design, Inc. 10450 SW Nimbus Ave. Portland, Oregon 97223 Contact: David Rehfeld, ASLA/AICP ' Landscape Architect/Senior Planner 10450 SW Nimbus Ave. Portland, Oregon 97223 ' (503) 603-1649 FAX: (503) 603-9944 ' Owner: Matrix Development Corporation (same as Applicant) Parcel Information: Assessor Map No.: 2 S 104 BB ' Tax Lot: 00100 Size: 6.93 acres Location: Corner of SW Barrows Road and SW Walnut St. Current Zoning: R-25 (Multiple Family Residential- 25 units Per Acre) Comprehensive Plan Designation: High Density Residential CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 20 July, 1998 City of Tigard Updated: General Information Sheet Page: 1 TABLE OF CONTENTS ' I. INTRODUCTION 1. PROPOSED PROJECT DESCRIPTION ' 2. EXISTING AND SURROUNDING DEVELOPMENT 3. GENERAL CHARACTERISTICS OF THE SITE 4. EXISTING ZONING AND COMPREHENSIVE PLAN DESIGNATIONS ' 5. DENSITY COMPUTATION AND LOT SIZE II. CONFORMANCE WITH TIGARD MUNICIPAL CODE ' 1. CHAPTER 18.80 PLANNED DEVELOPMENT Section 18.80 Planned Development Review Approval Standards ' Section 18.80.15 Planned Development Overlay Zone Section 18.80.060 Planned Development Allowed/Disallowed Section 18.80.120 Approval Standards - Relationship to Natural and Physical Environment ' - Buffering and Screening - Privacy and Noise - Private Outdoor Area- Residential Use - Shared Outdoor Recreation Areas - Access and Circulation - Landscaping and Open Space - Public Transit ' - Signs - Parking - Drainage - Floodplain Dedication Section 18.88 Solar Access Requirements Section 18.92 Density Computations ' Section 18.100 Landscaping and Screening Section 18.102 Visual Clearance Areas Section 18.150 Tree Removal Section 18.160 Subdivision Design ' Section 18.164 Street and Utility Standards - Streets - Minimum Rights-of-Way and Street Widths ' - Future Street Plan and Extension of Street - Street Alignment and Connections - Cul-de-sacs - Grades and Curves ' - Curbs, Curb Cuts, Ramps and Driveways - Blocks - Lots ' - Sidewalks - Sanitary Sewers - Storm Drainage ' III. CONCLUSION 1. PROJECT SUMMARY AND RECOMMENDATION IV. PLANS AND EXHIBITS ' Exhibit A Preliminary Development Plan Sheets Co Cover Sheet C1 Existing Conditions C2 Preliminary Site Plan C3 Preliminary Grading/Erosion Control Plan C4 Preliminary Utility Plan ' L1 Master Street Tree Planting Plan L2 Common Landscape Areas L3 Entry Moumentation - Plan and Elevation ' Exhibit B City of Tigard Application for Planned Development Exhibit C Access and Minor Traffic Study ' Exhibit D Neighborhood Meeting Materials Exhibit E Pre-Application Meeting Proceedings ' Exhibit F Title, Legal Description and Tax Map 1 CHERRY TREE (a.k.a. CASTLE HILL PHASE IV) ' PLANNED UNIT DEVELOPMENT (PUD) PROJECT NARRATIVE ' Proposed Project Description The project applicant, Matrix Development proposes a Planned Development on a 6.93 acre site in City of Tigard. The site is presently zoned R-25, and as such, will require the redesignation of the site for a PD through the application of a "Planned Development Overlay Zone". (See Planned Development Overlay Zone, pg. 4) ' The subject property (Tax Lot 100) is bounded by SW Walnut Street on the south and Barrows Road on the northwest. The primary access to the site will be from SW Walnut Street and is proposed to share a common intersection with SW Northview Drive. There are two secondary ' accesses to the site. One is near the southeast comer of the site and is proposed to also be taken from Walnut Street. The second is located in the northeastern corner of the site and is a continuation of an existing stub street that is a part of the Scholls Village development. The project is to contain approximately 68 small-lot single family homesites. A "small" lot here will range in size from a minimum of 2500 SF to a maximum of 4162 SF, with the average ' being about 2930 SF. The preliminary site development plan offers a gross density of approximately 9.8 DU/acre. The net density computation is 17.89 DU/ acre. (See Density Computations) ' Streets internal to the project are proposed to be narrow, public streets (39' right-of-way (ROW) with a 10' public utility easement (PUE) for street trees and utilities. SW Walnut Ave. is an existing major collector that has a 90' ROW to the west of SW Northview Dr. and a 60' ROW to ' the east. Existing and Surrounding Development The site is the that last remaining unit (Phase IV) of the original Castle Hill development. Previous phases of Castle Hill have been all larger lot, single-family residential homes. Those ' phases are to the south of the project site and across Walnut Ave. To the north is Scholls Village, an attached condominium/townhouse residential development. SW Barrows Road forms the boundary at western corner of the site. The existing single-family home development of borders the site on the east. General Characteristics of the Site The site is roughly triangular in shape with the narrow end forming at the intersection of SW Barrows Road and SW Walnut Street. The site has an overall slope that trends from the south to the north. There are variable slopes that range from six percent (6%) to close to twenty ' percent (20%)'. The highest and steepest landform on the site is an existing "knob" occurs close to SW Walnut St and directly across from SW Northview Drive. The site is mostly covered in field grasses and is bordered by a scattered grove of evergreen trees (predominantly firs) that occur on the adjoining property. Existing Zoning and Comprehensive Plan Designations ' The City of Tigard has placed the property within the R-25: Multiple-Family Residential zone, a zone which has a maximum density of 25 DU/acre. The purpose of the zone is: To provide for single-family attached and low and medium rise multiple-family residential units for medium-high density residential development." (Chap. 18.56. 010) ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 1 r , ' Single-family residential is an outright permitted use within this zone. The Comprehensive Plan designates this site as a location for High Density Residential. ' Density Computation and Lot Size ' Section 18.92 (Density Computations) of the Municipal Code establishes the criteria for determining the number of dwelling units permitted in any zone. A. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property: 1.c. Drainageways 3. All land dedicated for public right-of-way: a. Single-family. allocate 20 percent of gross acres for public facilities. Project Density Computation Gross Site Area: 6.93 acres Gross Density: 9.8 DU/Acre ' Area to be deducted: Drainageways (water quality facility) .23 acres Public streets (39' ROW): 2.90 acres ' Total 3.13 acres Net Area: 3.80 acres (6.93 acres minus 3.13 acres) Net Density: 17.89 DU/Acre (68 residential units divided by 3.8 acres) In the existing zone (R-25) the allowable density is up to 25 residential units per acre. A density of this nature is intended to result in a multi-family (apartment) or other high density residential ' development. Also within this zone, the minimum lot size for a single-family detached unit is 3,050 sq.ft. ' Chapter 18.80. Planned Development, .18.80.080, Applicability of the Base Zone Provisions states that The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.92" Using the density computation above, a net density of 17.89 DU/Acre, or seven units below the maximum allowable (if this planned unit development was proposed as a conventional high- density apartment or condominium residential project) results. With the minimum lot size of 3,050 sq.ft. not applying since this project is submitted as a planned unit development, the minimum lot size is proposed to be 2,500 sq.ft. with the average being approximately 2930 sq.ft. . ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 2 ' Planned Development ' Sec. 18.80 A planned development 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 type of subdivision normally permits higher density than would be possible given the ' minimum lot size requirement for the zoning district. Response: There are several influential factors at work here that have caused the applicant/developer ' to propose a planned development over a conventional large-lot single family development to the City. ' As cited in the project overview, the project is proposed as a small-lot, detached single-family ' development. Primarily, to remain closer to the intent of the base zone (R-25) and its emphasis on higher residential ' densities, the project has a net density of 17.6 DU/acre. Secondly, 2040 regional growth mandate policies (Metro) are encouraging residential development that is more compact, less land consumptive and offers greater flexibility in site design. Lastly, the current and near-term forecast for the residential marketplace in this portion of the Portland Metro area continues to show a high consumer demand for small-lot, more "affordable" housing, which this project is offering. This project ' is oriented towards this segment of the residential market Planned Development Review - Approval Standards Section 18.80.120(A)(1) requires: The Commission shall make findings that the following criteria are satisfied when approving ' .....an application': In the case of this application the following code sections apply and will be used in its evaluation by the City: ' 18.32 Procedures for Making Quasi-Judicial Decisions 18.56 R-25 Multiple-Family Residential (25 Units/Acre) ' 18.80 Planned Development 18.88 Solar Access Requirements 18.92 Density Computations 18.100 Landscaping and Screening ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 3 18.102 Visual Clearance Areas ' 18.108 Access, Egress and Circulation 18.150 Tree Removal 18.160 Land Division: Subdivision 18.164 Street and Utility Improvement Standards Response: These applicable sections of the Municipal Code are addressed below. ' -PLANNED DEVELOPMENT OVERLAY ZONE 18.80.15 The Process A. The planned development designation is an overlay ' zone applicable to all zones. B. There are three elements to the planned development approval process and the elements ' are as follows: 1. The approval of the planned development ' overlay zone Response: Consistent with the sequential process outlined, the applicant is requesting the placement of a ' Planned Development Overlay for this site, which is currently zoned R-25, Multiple Family Residential. ' 18.80.060 Planned Development Allowed or Disallowed Section 18.80.060 lists approval criteria for Planned ' Development applications. Section A states that : A planned development shall be allowed on all lands shown on the comprehensive plan map as "Developing Areas" Response: The site is located within the designation ' "Developing Areas" as shown on the Comprehensive Plan. The site is of a size and shape that the compatibility provisions of 18.92 can be met. Response: The compatibility provisions of Section 18.92 ' (Density Computations) can be met (See Density Computations pg. 2) 18.80.120(A)(3) Approval Standards This section provides further review standards for Planned Development that have been addressed below. A. Relationship To The Natural And Physical Environment ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 4 (i) 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; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) 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; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible, and (v) Trees with a six inch caliper measured at four ' feet in height from ground level, shall be saved where possible Response: Existing on-site vegetation consists mostly of field ' grasses. There are no known existing trees (six- caliper and greater or otherwise) within the boundaries, although a significant and scattered ' grove of mostly evergreen trees can be found on the adjacent property (Scholls Village) to immediately north of the site. There are no significant, naturally occurring or introduced site ' "elements" on the property. The natural slope of the site runs from south to ' north with a variable slope ranging from approximately six percent (6%) to twenty percent (20%). The high point of the site is a "knob" like hill ' that is roughly in the western one-third of the site. For _ the purposes of creating "buildable" and relatively level residential lots, existing topography ' will be altered. The trend of the existing slope that is from south to north will generally be maintained, but adapted, for the purposes of site grading. For ' example, the water quality facility is being located in the northeastern corner of the site, the lower portion of the site as it now exists. There are no existing structures located within the property. The layout of the proposed streets is roughly divided between both an east west and north- south orientation. Where feasible, homes will be situated on proposed lots for maximum solar ' exposure. ' B. Buffering, Screening, And Compatibility between Adjoining Uses: (i) Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial); CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard updated:21 July, 1998 Final Project Narrative page 5 ' Response: The site is bordered by an approved multi-family development (Scholls Village) project to the north. On the east , the site adjoins another ' single-family residential development This project is proposed as small-lot single family development It has a higher density than a conventional residential subdivision (6 DU/Acre) with a net of over 17 DU/Acre. ' Admittedly a different land use as a single-family planned development, it still has a comparable density to the adjacent multiple family residential ' project to the north. That project, Scholls Village, also has large stand ' of existing mostly evergreen trees along the common boundary it shares with this project If proper site planning and tree preservation measures were required by the City of Tigard for this project, then this existing vegetation should add significantly to the need to buffer and separate even these seemingly compatible land uses. ' Finally, as already mentioned, this is a small residential lot planned development As such, and after the application of any setbacks, the reduced ' lot size does not allow much room for additional spatial or landscape setback requirements. ' (ii) 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 Section 18.100: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier, (b) The size of the buffer needs in terms of width and height to achieve the purpose; ' (c) The direction(s) from which buffering is needed; (d) The required density of the buffering, and ' (e) Whether the viewer is stationary or mobile; ' Response: See the above response to B. (I) (iii) 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: (a) What needs to be screened, CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard. Updated:21 July, 1998 Final Project Narrative page 6 (b) The direction from which it is needed; 1 and (c) Whether the screening needs to be year- round, 1 Response: Typical measures will be taken to assure that both internal and external views will be no different than those that can be taken from any vantage point in ' and around existing residential developments that surround the site. 1 As mentioned above, the quality view toward and from the north of this project depends largely on the extent that the existing grove of evergreen trees ' is retained on the adjacent property. Views from within the planned development will be pleasant ones. Street trees will be extensively ' planted along all residential streets. All common areas will have an "ornamental" landscape emphasis in the all planting. A perimeter wall, built ' from handsome and attractive masonry, will be located along the project frontage bordering SW Walnut St . The wall will complement the designed streetscape for SW Walnut St as well as give ' security, privacy and some noise buffering to those residential lots backing up to this street It is the intent of the applicant to have a front yard 1 landscape installed with each home. Finally, typical side and rear yard fences will be used to separate individual lots within the project ' It is expected, that the exterior-building materials used in the construction of homes within this project will be of high-quality, compatible but still varied in their selection and appearance. This will lend a certain amount of distinction and individuality to each home found within the 1 planned development C. Privacy and Noise ' (1) Non-residential structures which abut existing residential dwellings shall be located on the site or be 1 designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise, Response: As this proposed planned development is entirely residential and abuts both existing (and under-construction) multi-family/condominium and 1 single-family residential developments, this criteria does not apply. 1 D. Private Outdoor Area - Residential Use ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 7 (i) In addition to the requirements of the second ' subparagraph below, each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; ' (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun, and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; ' Response: Individual residential lots within the proposed planned development will have small private rear yard spaces. These rear yards will be landscaped according to the shape, slope of the lot and the tastes and budget of the each homeowner. The beginning of privacy will be established with the fencing of the side and rear yards. Fences built from appropriate construction materials will separate lots from each other. E. Shared Outdoor Recreation Areas - Residential Use (i) In addition to subparagraphs (ii) and (iii) of this section of the Development Code, each multiple ' dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: ' (a) Studio units up to and including two (2) bedroom units, 200 square feet per unit, ' and (b) 3 or more bedroom units, 300 square feet per unit, ' Response: This project is proposed as a small lot single-family planned development and not a multi-family (multiple dwelling) development Therefore, this criteria does not apply. (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety ' Response: Even though the intent of this criteria is aimed toward a multi-family development type of project, all common or "shared" outdoor recreation spaces will face public streets and be clearly observable from adjacent residences. ' (iii) The Required Recreation Space May Be Provided As Followed ' (a) It may be all outdoor space; or (b) It may be part outdoor space and part indoor space, for example, an outdoor ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 8 tennis coured indoor recreation room; or (c) It may be all public or common space, or ' (d) 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 (e) Where balconies are added to units, the balconies shall not be less than 48 square feet; ' Response: All common space within this planned development will be outdoor-oriented, both active and passive in use and privately maintained by a homeowners ' association. E. Access And Circulation (i) The number of allowed access points for a development shall be provided in Section 18.108, Response: The primary point of access to the project is proposed to be from SW Walnut St and share a perpindicular intersection with the existing SW Northview Drive. A secondary access and outlet is proposed in the southeastern corner of the project, approximately 600 feet east of SW Northview Drive. ' These proposed access points are consistent in their location, spacing and preliminary design with Section 18.108.070 (Minimum Requirements: ' Residential Use). All residential lots will be accessible by surfaced driveways in conformance with City of Tigard standards. (ii) All circulation patterns within a development must -be designed to accommodate emergency vehicles, and ' Response: Public streets internal to the project will be improved to a 28 foot (28') curb to curb width. "Eyebrow" widenings have been provided at ' restricted street intersections to allow for easier access and turning by emergency and other service vehicles. A turning radius of forty-five feet (45') has been maintained at the only cul-de-sac found within the project . ' (ii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan, CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 ' City of Tigard Updated:21 July, 1998 Final Project Narrative page 9 ' Response: Sidewalks will be connected to and extended as part of the frontage improvements along SW Walnut St. There will also be sidewalks as part of ' the streets internal to the project G. Landscaping and Open Space ' (i) Residential Development In addition to the requirements of subparagraph (iv.) and (v.) of the first section of this subsection ►n the Development Code, a minimum of 20% of the site shall be landscaped. Response: This requirement necessitates the provision of twenty percent (20%) of the gross site area or 1.40 acres to be landscape and developed open space. This will be accomplished in several ways. The front yard landscape of the residential units will ' typically be about 450 sq.ft per unit Including front yards as part of this landscape and open space requirements amounts to .71 acres (69 residential units X 450 sq.fL average = 31,050 or .71 acres) ' Common "ornamental" landscape area (.21 acres) behind and surrounding the cul-de-sac at the western end of the project. The water quality ' facility in the northeastern corner of the project will also receive landscape treatment that will bring an additional .23 acres toward meeting this requirement Lastly, street tree and parkway ' plantings along the frontage of SW Walnut St amount to approximately .25 acres. ' Summarized below these areas combine meet the required amount of landscape and developed open space. Residential Front yard landscape area: .71 ac. Common landscape area (cul-de-sac) '.21 ac. Water Quality facility .23 ac. ' Walnut St landscape parkway .25 ac. Total Landscape & Open Space provided 1.40 ac. ' Total Landscape & Open Space required 1.40 ac. H. Public Transit ' (i) Provisions for public transit may be required where the site abuts a public transit route. The required ' facilities shall be based on: (a) The location of other transit facilities in ' the area; and (b) The size and type of the proposed development. ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 10 Rd*nse: Currently the site has Sited service by Tri-Met bus lines. Line #45 operates along SW Walnut St but only from 121st to Grant. The nearest bus stop ' is located at 121st and Walnut, approximately one mile from the project. Given the small size of the development and its proximity to existing bus t stops, additional improved stops (i.e. waiting shelters, turnout area, benches/trash containers) will not be necessary. ' (ii) The required facilities shall be limited to such facilities as: ' (a) A waiting shelter, (b) A tum-out area for loading and unloading; and ' (c) Hard surface paths connecting the development to the waiting area; Response: See the response to item H (1) above. ' I. Signs ' (i) In addition to the provisions of Section 18.114, Signs: ' (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle Drivers sight distance; ' Response: Primary and secondary entry monumentation is located and identified on the site plan. This signage ' will not obscure required sight distances and the required vision clearances at intersections will be observed. A conceptual illustration of the primary entry monument is included in the preliminary ' development plan package that accompanies this application. ' J. Parking (i) All parking and loading areas shall be generally laid out in accordance with the requirements set ' forth in Section 18.106, Response: The proposed streets that will serve this planned ' development are relatively narrow, with a proposed, curb-to-curb width of twenty-eight feet (28') and thirty-four feet (34') at the primary access ' street. This will allow on-street parking on one-side only of these streets. Off-street parking (Section 18.106 (H)) will be provided by standard residential driveways and be located on each building lot. The ' minimum off-street parking requirement of two spaces per residence (Section 18.106.030.A.1) will be met. This parking requirement will be met by ' allocating one off-street parking space for each attached tandem garage and the second for the CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 11 ' private driveway. Each residence will have a private driveway constructed in accordance with any applicable City development standard. K. Drainage (i) 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 City of Tigard Master Drainage Plan ' Response: The storm and site drainage provisions for this project basically consist of standard street inlets and subsurface piping that conducts stormwater to t a water quality treatment pond located in the lower and northeastern corner of the project site. ' The project site is not within the 100 year floodplain, so Section 18.84, sensitive lands, does not apply. The water quality facility will appear, in detail, within the site plan/preliminary plat, the ' conceptual landscape plan, the preliminary grading plan and the preliminary drainage plan. ' L. Floodplain Dedication (i) Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City 1 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. ' Response: As mentioned above, the project site is not within the 100 year flood plain so this criteria does not apply. ' 18.88 Solar Access Requirements 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. ' Response: With the exception of four lots, lots 10- 13 , this project does not meet the dimensional or percentage requirements (80%) of this portion of the ordinance. In actuality, with the 20% allowable lot exemption, only about 37 of the total 69 lots or CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 12 53 % comply with even the orientation portion of this requirement (30 degrees of true east/west). Altematively, 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 which 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 percent 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 which adds five percent or more to the cost of each lot. Response: In order for this project to have comply ' with these solar access requirements, it would have to do so with a mix of several criteria and still would not be consistent with the strict "either/or" ' nature of the solar access requirements. To actually do so, several detrimental impacts to this planned development project as presently proposed would result. The applicant is requesting an exception to the ' solar access standards based primarily on the following factors: ' ❑ Impacts to proposed density, ❑ Necessity of significant subdivision redesign (internal street and lot orientation), and ❑ Increased costs from compliance with these ' requirements that will add over five percent to the cost of each lot 1 Impacts to proposed density: This project is proposed as a small-lot, high density (17.89 DU/Acre (net)) single-family residential planned development Even if the City were to make an ' exception to the substandard lot dimensions proposed here, in order to meet the eighty percent (80%) requirement, a significant portion of (the ' eastern one-third) the project would require extensive redesign. ' For instance, for those lots that do not have the proper east-west orientation (Lots 2-7, 31-41, 48-54, 58-64 and 68-69 Note: some of these are counted as part of the 20% allowable lot exemption) they could ' perhaps be brought into compliance with the "Protected Solar Building Line Option" by being combined-and resulting in larger lots that would at ' least have the "70 feet between the protected solar CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 13 building line and the middle of the north-south dimension of the lot to the south, measured along a line perpendicular to the protected solar building line" (18.88.040 C. 1.c) ' A modification such as this would cause, at a minimum, a net loss of approximately ten (10) ' proposed small lots by reconfiguring them into to larger lots in order to meet the seventy foot (70') spacing. ' Necessity of Subdivision Redesign: If strict adherence to the lot dimension or orientation requirements was the preference of the City for this project (even given the twenty percent (20%) lot allowance for non-compliance), the routing and direction of the internal street system, as now 1 proposed would change markedly. The applicant has conducted a cursory alternative street and lot design studies to determine the net ' impact of attempting to - comply with these requirements. It becomes quickly obvious that such extensive changes would reduce the number ' of lots to a point where the project no longer has the desired density for the applicant to build housing that is still considered "affordable" in the present residential marketplace. Bigger homes on larger lots and more expensive housing overall would be a likely outcome. ' Increased costs: The net loss of up to 10 lots (see impacts to proposed density) when spread over the remaining 59 (69 less 10), would certainly increase ' "per-lot" costs by more than five percent (5%) This would, again , cause serious reconsideration of the project as a small lot single-family development by the applicant and conceivably result in a larger lot, ' less "affordable" single-family residential development alternative that would not be meet present residential market demand or trends. 18.92 Density ' 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, which may be created on a site. Response: The density of the project has been determined using this basic calculation (See Density Computation and Lot Size page 4) . The resulting ' net density is 17.89 DU/Acre. CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 14 • • ' 18.100 Landscaping and Screening Section 18.100 contains landscaping standards for new development. The applicant must also comply with the ' standards set forth in Section 18.100.035 which 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. Response: A street tree master plan has been prepared for that ' covers all the public streets, internal and external to the project Location of Street Trees Section 18.100.035(B) states the specific spacing of street trees by the size of the tree shall be as follows: (1) 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, ' (2) 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, and (3) Large trees (over 40 feet tall and more ' than 35 feet wide branching) shall be spaced no greater than 40 feet apart, ' Response: All proposed street trees do not exceed the maximum spacing requirements listed above. 18.102 Visual Clearance Areas ' Section 18.102 requires that a clear vision area shall be maintained on the comers 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 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 3 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 8 feet are removed. ' Response: At this preliminary stage of project design, all vision clearance criteria have been addressed and complied with. ' CHERRY TREE. PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 15 18.150 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 planned development 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 program defining standards and methods that will be used by the applicant to protect trees during and after construction. ' Response: No existing trees are known to be on site. All significant individual and groups of trees can be found immediately north of the site, on the adjacent property. (Scholls Village). Those trees are a pleasing backdrop to this planned development when viewed from the south and certainly contribute a more attractive and sylvan-like setting ' to the Scholls Village project it is unknown what measures will be taken to maintain or preserve them as a part of that development. 18.160 Subdivision Design Approval Standards- Preliminary Plat Section 18.160.060(A) contains standards for ' subdivision of parcels into 4 or more lots. To be approved, a preliminary plat must comply with the following criteria: (1) The proposal must comply with the City's Comprehensive Plan, e applicable ' zoning ordinance and other applicable ordinances and regulations, ' Response: In the opinion of the applicant, this project, as presently submitted, is in compliance with all the above criteria. ' O 2 The proposed plat name must not be duplicative and must otherwise satisfy the ' provisions of ORS Chapter 92; Response: To the best knowledge of the applicant, the proposed ' plat name is not duplicative and has been reserved with the Washington County Surveyor. ' (3) Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 16 already approved for adjoining property ' as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern, and ' Response: The proposed public streets that will serve this planned development align with and conform to ' existing (built) or approved (un-built) streets adjacent to the- site. For example, the primary access to this project has a perpindicular ' intersection with the SW Northview Dr. (existing). Within the project, a stub street is proposed that will eventually connect to a street that will be constructed in the near future as part of the Scholls Village project (4) An explanation has been provided for all ' common improvements. Response: That explanation appears in the ' narrative responses to subsections E and G of Section 18.80.120A.3 (Approval Standards) and can be found above. 18.164 Street And Utility Improvements Standards Section 18.164 contains standards for streets and ' utilities serving a subdivision. A. Streets ' Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. ' Response: All proposed internal streets and existing streets affected by this project will be dedicated and improved in accordance with City street improvement requirements and standards. C. Minimum Rights-of-Way and Street Widths Section 18.164.030(E) requires major collector streets (SW Walnut Street) to have a minimum 60 foot right- of-way and 44 foot paved section between curbs and sidewalks. Residential Access Streets (internal streets proposed for this project) to have a minimum 40 foot right-of-way and a 24 to 28 foot paved section between ' curbs and sidewalks. Response: With one exception, the proposed and existing ' streets that are a part of this project are consistent with this criteria. This exception is that the internal streets , not including the primary access street, are proposed at 39 foot right-of-way, or 1 foot short ' of the required 40 feet CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 17 ' F. Future Street Plan and Extension of Street 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. ' Response: The proposed streets that are shown on the preliminary site plan constitute a "future street plan" for if they are approved, they are intended to be built by the applicant. As already mentioned, a ' proposed street stub and future extension/connection to the Scholls Village project is a part of this planned development project. ' Should that portion of this street not be in place at the anticipated time of construction of this planned development, the applicant will place a barricade at the northern limit of this stub street F. 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. Response: The one local (residential access) street that ' applicable to this section, will be extended within and beyond the site to provide through circulation (refer to the above response). ' K. Cul-De-Sacs Section 18.164.030(K) requires that a cul-de-sac shall ' be no more than 400. feet long nor provide access to greater than 20 dwelling units. ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 18 ' Response: There is only one cul-de-sac that is a part of this project and it is approximately 365 ft long (from the ' centerpoint of the cul-de-sac radius to the point of intersection with the primary access street) and provides access to fourteen dwelling units. ' M. Grades And Curves ' Section 18.164.030(M) requires that grades shall not exceed 12% on local streets, except that local residential streets may have segments with grades up to 15% for distances of no greater than 250 feet. Response: All proposed residential access streets serving this planned development fall far below these street ' gradient maximums. The steepest grade for any residential access street within the project is approximately six percent (6%). N. Curbs, Curb Cuts, Ramps And Driveway Approaches ' Section 18.164.030(N) requires that concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches be constructed in accordance with ' standards specified in this chapter and Section 15.04.080. Response: All these features, where applicable to ' any of the required street improvements for this project, will be constructed in accordance with said standards. In addition, concrete curbs and driveway approaches are required; except as follows: (a) Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and (b) Asphalt and concrete driveway approaches -to the property line shall be built to City configuration standards. ' Response: Continuous sidewalks are intended to be part of all local residential access streets serving this project All residential driveways will ' be built to City standards. ' 18.164.040 Blocks A. 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 ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 19 contemplated, consideration of needs for convenient ' access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. ' Response: In the design of the blocks formed by the proposed local residential access streets, all the above factors were taken into consideration. ' The small-sized nature of the residential lots and triangular shape of the site dictated, to a certain extent, the logical layout and routing of the internal ' street network. Also another influential design factor is the attempt to discourage through vehicular traffic and reduce driving speed. This is ' done by having shorter distances, than are typical, separating the north/south trending streets, which also results in small distances between blocks. B. 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: (a) Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development; or (b) Blocks adjacent to arterial streets, limited 1 access highways, major collectors or railroads; and (c) Non-residential blocks in which internal public circulation provides equivalent access. Response: All internal block sizes within the ' proposed planned development fall below this maximum perimeter distance. The one block that may exceed this criteria , and that this section ' takes exception to, is adjacent to a major collector, SW Walnut St. ' (2) Block Lengths Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, ' pedestrian/bikeways shall be provided through the block. ' Response: No block length, internal to the project (not directly fronting on SW Walnut ' St) exceeds 600 feet. ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 20 18.164.060 Lots A. 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. ' Response: The size and shape of all the lots proposed for this planned development are consistent with this criteria. ' B. 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. ' Response: All lots have a minimum of 25 feet of frontage on public streets providing access to residential lots. 18.164.70 Sidewalks Section 18.164.070 requires sidewalks adjoining all ' residential streets. Response: There are City standard sidewalks, flush to the curb, on both sides of all public residential ' access streets serving the proposed planned development. ' 18. 164.090 SanitarySewers Section 18.164.090 requires sanitary sewer service. ' Response: Sanitary services are available to the project site and will be extended accordingly. ' 18.164.100 Storm Drainage Section 18.164.100 requires adequate provisions for ' storm water runoff and dedication of easements for storm drainage facilities. Response: The stormwater drainage system has been designed consistent with the City of Tigard and Unified Sewerage Agency standards and criteria. A water quality pond/ facility will be located ' in the northeastern corner of the site and is adequately sized to handle and treat runoff from peak stormwater events. The required easements for maintenance and inspection of this facility will be provided to the City upon completion of the project ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 15 July, 1998 City of Tigard Updated:21 July, 1998 Final Project Narrative page 21 . • , VICINITY MAP qa y r' u Y all STUB STREET TO l5q ~LN me ' 1 ADJACENT BLVD 9► ' DEVELOPMENT E T 1 WATER QUALITY POND 33 ~ ~ ylmr COMMON LANDSCAPE F L A NNE FD F,)F x E L O f=~-1ENT p ai ~ yq A ♦ F AREA (SEE SHEET L2) ~ (SEE SHEETS C3 t L1) y Y y "b4t ylOLS1°[ A~ sm A ° i& a. ° I1R p- -SL T__ T_ T_ T _ _ H r \ I I I I I I I I I i I i I i I I I + ~ ~ I I I I I I I I I I I i I L211 N 16 Il B g 20 21 72 23 24 29 26 21 o 29 30 SHEET INDEX i \ 0 0 0 ° o o_ 0 0 0 0 0 0 0 0 ? o_ o 31 COVER SWEET 341-0' \ \ 3 I D I m s B I I ` I 96 81 CI EXISTIIs CONDITIONS 54 95 \ II-- 32 \ G2 PRELIMINARY SITE PLAN I I I 1 I i I I 1 1 yy i I I I C3 PRELIMINARY GRADING PLAN I \ I 33 2 1 I C4 PRELIMINARY UTILITY PLAN 1 I - 69 69) o I LI PRELIMINARY STREET TREE PLAN 7 I 34 L2 PRELIMINARY COMMON AREA AND \ 6 3 I WATER CIUALITY PLANTMG CONCEPTS ~ / , I I 6B 61 I 9 \ / / \ 7 52 311 - L3 PRELIMINARY ENTRY MONUMENT SIGNAGE 1 PUBLIC STREET 28' I CURB TO CURB TYP. 4 62 36 5 \ 1 ~ 63 I `,cam \ / \ G I ~ ~ \ 1 I 69 I I I 31 10 STREET TREES \ \ I \ \ ` ) I ° ----64 - 3B 1 (SEE SWEET LI) \ 49 48 \ 7 41 I 39 46 o, I 45 7 v1 44 j j 40 43 41 1 41 ENTRY PLANTING AND MONUMENT \ - - - 1 AREAS - _ COVER SHEET CHERRY TREE 1 / / PUBLIC UTILITY/STREET PLANNED DEVELOPMENT PROJECT TEAM TREE EASEMENT TIGARD, OREGON Cq / MAT004 1 MATRIX APPLIC.4Nf . PL9C~ICKj_ CML ENGMEER - LANDSCAPE ARCHITECT . SURVEYOR - JULY 1998 V MATRIX DEVELOPMENT CORPORATION WRG DESIGN W- WRG DESIGN NC. U1FG DESIGN NC. Wp3 DEBK34 NG 1111-13 DESIGN NC. R PLAZA 2, SUITE 299 RE: DAVID REVFELD, ASLAWOP RE: DAVID REFFELD, ABLA/AICP PROJECT DESIGNER JEFF OJRRAN/TODD MILLER RE: JEFF K SIMPSON/C.ORY L FLACK RE: TERRY L GOODMAN 6900 BID. NAMES STREET W490 SW NIMBUS AVE. SUITE RA 10480 SW NIMBUS AVE. SUITE RA 048,0 W NIMBUS AVE. SUITE RA 19490 SW NIMBUS AVE. SUITE RA 19480 SW NIMIEUS AVE. SUITE R4 D E S L G N L N C . 1 TIGARD OREGON 91123 PORTLAND, OREGON 91223 FGRRAND, OREGON 9-1223 PORTLAND, OREGON 97123 PORTLAND, OREGON 91213 PORTLAND, OREGON 91223 PHONE (903) 620.8089 PHONE - (9031603.9933 PHONE - (903) 603.9933 PHONE - (903) 603.9933 PHONE - (903) 693.9933 PHONE - (903) 603-9933 FAX, ACT: 889.8990 FAX • (9031 6 93-9944 FAX • (903)603.9944 FAX . 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CONTRACTOR TO VERRFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS %7%mmm~ OF ALL UTILITIES PRIOR TO CONSTRUCTION, TO DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES, 0 10 20 40 80 WWET14ER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 12 HOURS PRIOR TO CONSTRUCTION. ' 2. CONTRACTOR SHALL EXAMNE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE SEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING NOTE: oo WEN USW3 T WE NOSE 1 3. CONTRACTOR 70 REPORT ALL DAMAGES TO EXISTING CONDITIONS AND o SIRE METHOD, AS SNOOK, INCONSISTENCIES WITH PLANS TO LANDSCAPE ARCHITECT. 4 C GIS T~,R~A o NWAF LBY+iN W ~IOSE 4. ALL PLANT MASSES TO BE CONTAINED WITHIN A BAR[ MULCH BED, T+ 349 ' LAFYa~ iNA11 MINK UNLESS NOTED OTHERWISE. o o CIRCUMFERENCE. o F 1644 OMAN LOOK IT MST E CRO660 OVER AS 5. BED EDGE TO BE NO LESS THAN 12" AND NO MORE THAN 18' FROM OUTER JEFFREYMOSUN 6 a SHOWN TO AV= LETTPG EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, r (ti DO NOT CUT THE TREE TRW OO'E N PLANT TO LIMITS OF AREA AS SHOWN. y 00 T~E MAIN LEADER o 0- -0TN~. 6. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE N ALL LAi08CAPE 0/32/98 4 a BEDS AND ALL LAWN ALAS. A 4PV N . ' o ROLL BACK TOP o AlN R H09E 1. CONTRACTOR TO FINE GRADE AND ROCK-WOUND ALL TURF AREAS PRIOR I!3 OF BURLAP D GA WIRE o A ~ TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL &1FPdOE, FREE OF FR HaOR o FORT NBC N o 0 \V Q ROLL BACK TOP OR IRREGULARITIES (BUMPS OR DEPRESSIONS) H EXTRANEOUS MATERIAL BACKFILLIN5. DEBRIS. ao 3'...OROLAR BAWLER 1/3 OF BURLAP FORT BAR[ M101 N SOAKED UM WATER y= 0 FROM PRIOR S. QUANTITIES SWOUN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING ' 3' WT.CIR7AAR 6411[82 TREE WRAP AFlBt PIAlTNG "G 1 r THEIR OWN TAKE OFFS AND ARE NOT GUARANTEED AS ACCURATE SAUCER BNALL BE REPRESENTATIONS OF REQUIRED MATERA.S. THE CONTRACTOR SHALL SOAKED WN IUAIER DETAIL PLAN AFTER PLANRY> 2'x2" WOOD STAKE FNISH GRADE BACKFILL WITH TOP BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THIS DRIVEN 16" BELOW SOIL AS PER SPEC. PLANS AND AID SPECIFICATIONS. }r- FNI6HI GRADE UNDISTURBED SOIL 9, CO-ORDINATE LANDSCAPE INSTALLATION WTH INSTALLATION OF CHERRY ~RF~ UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. ' _f x4 10. CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION PLANNED DEVELOPMENT WITHOUT THE EXPRESS WRITTEN CONSENT Of THE LANDSCAPE ARCHITECT, SOIL AS PER WITH SPEC. TOP t , EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED TICTARD, OREGON } 1 801E AS BY THE LANDSCAPE ARCHITECT, SCARIFY 4" DEEP IL N AREAS DESIGNATED "ANNUALS' LANDSCAPE CONTRACTOR TO PREPARE MAT004 N ' AND RECO MPACT SOIL WITH A MINIMUM 6" DEEP PLANT MIXTURE AND A MINIMUM 2' DEEP BARK D' D' MULCH FOR SUBSEQUENT PLANTING BY OWNER JULY nW SCARIFY 4" DEEP Q. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD AND RECOMPAC7 UTILITIES OR CROWD EXISTING TREES, NOTIFY LANDSCAPE ARCHITECT TO R ADJUST TREE LOCATIONS. D E 8 1 G N I N C. ' 0DETAIL: DECIDUOUS TREE STAKING n_DETAIL: EVERGREEN / DECIDUOUS SHRUB NOT TO SCALE NOT TO SCALE 10450 SW Nimbus Ave, Portland, Oregon 91223 "a 5031 603.9933 FAX: 5031603.9944 PLAUNERS•EW NMEFA.LANDBCAPE ARLHIIECTS.eIRvEYORS f ► ► i ~ ~ ear f' , ' FLOWSI~It~I ~HtZU~'~ _ . FI.OWERINc~ c~~P•R.~{ t1~E.E'~ -Gp~t~TE G(?Plt1~ 1Z-O~ STF } 349 JEFF ~S!IPSONlr 1 ON G~ 0/ 1/98 1 FNtRI' MONUMENT CHERRY TREE PLANNED DEVELOPMENT TIGARD, OREGON MAT004 c q /2 0. V JULY 1998 • R A C G N D E 9 1 N I C 10490 9W Nhbus Ave. Portland, Oregon 91223 V , ~v 5031603-9933 FAX: 90319,03-9944 l / ~nvyl9.eR,eYaRa j ''11 ` 0 1 2 4 8 y~ ~ YI PLANNED DEVELOPMENT APPLICATION,%, "ITY OF TIGARD . ~ 1311$"SW.Hall_B/vd., Tigard, ?R,97223 (503)-639-4171 Fy4X. (503) 694-7297 W2ENERAL INFORMATION PRE-APP. HELD WITH: t_ t DATE OF PRE-APP.: ~roperty Address/Location(s): j FOR STAFF USE ONLY ax Map 8 Tax Lot #(s): / L Case No.(s): ate Size: Other Case No.(s): - O d v troperty Owner/Deed Holder s Receipt No.: ddress: Phone: Application Accepted 6y: ZZY tity: Date: 9 44 Zip: Applicant': Date Determined To Be Complete:;`;: ddress: ity: Zip: Comp PlartfZone: Designation: When the owner and the applicant are different people, the applicant u st be the purchaser of record or a lessee in possession with written or an agent of the owner with written luthorization. thorization from the owner CtTArea:.' The owner(s) must sign this application in the space Rev. W311 i:%=pfnVnastmVda.doc provided on the back of this form or submit a written authorization with is application. ROPOSAL SUMMARY e owners of record of the subject property request permission to REQUIRED SUBMITTAL ELEMENTS reate Planned DeveJ pment consi tin of (please be s cific): Ap 'cation Elements Submitted: A Form O er's Signature/Written Authorization Sim Ti Transfer Instrument or Deed Site/Plot Plan (81/2"x 11 - copies based on pre-app check list) Applicant's Statement ' copies based on pre-app check Gst) nJ Filing Fee (Detailed) $ 510.00 Zv 17 (Conceptual) $2,170.00 28 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: ' %Of APPLICANTS: To consider an application complete, you will need to submit ALL okfiW BPQUIReDISUBIDIITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sl .ets can be obtained, upon request, for all typoR-o6Land Usi :61?plications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions't t-InUJ2t'attachedt p n. b! e-'ct' lproReM. • If the application is granted, the applicant will exercise the rigf t 'dfahted-in accocd'gn' ce.with qii 1 rms,ap~ sttlertto III; 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 ga!;ti owner of the subject property. ' 1 DATED this Z day of 19 i 1 t + Owner's Signature Owner'slSignatu.re Owner's Signature Owner's Signature SUBDIVISION APPLICATION r 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503)..684-7297 -Jb • PRE-APB, HELD Wl1H:.r GENE RALINFARMAT~ON Pro erty Address/Coca on( ~L^C/ FOR STAFFbSE,ONLY.t . , Case No. (s): , d az5 Tax Map & Tax Lot #(s): Cr Other Case. No.((s): ' Receipt No.: -1 30 Z`~~4,Z S~ Site Size: Application Accepted By: Property Owner/Deed Holders Date: Address: Phon ' City: Zip: Date Determined To Be.Complete: Applicant ' Comp Man/Zone Designation: Address- City: Zip: * When the owner and the applicant are different people, the applicant CtT Area: Recordin Date::and :Number;: must be the purchaser of record or a lessee in possession with written g . 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. 8131198 i:rc~Vnastersl~ubapp.doc ' PROPOSAL SUMMARY The owners of record of the subject property request Subdivision REQUIRED SUBMITTAL ELEMENTS approval to divide a: ✓ A cation Elements Submitted: parcel into lots between cation Form and square feet in size. Ow Signature/Written Authorization itle sfer Instrument or Deed ite/Plo Plan (p o ide ny dditiorlal inf matio re) . pies based on pre-app check list) 4- &Z Site Ian (reduced 81h-x 11 ' Applicant's Statement of copies based on pre-app check list) ee (Preliminary Plat).... $2,125.00 $10 Per Lot) (Final Plat) $ 295.00 7i vco~ ! 1 • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: • , .01 1 .i A147 APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAeL EL NIENit ~ as described on the front of this application in the "Required Submittal Elements',-Vb ' <<. ; lk! (Detailed Submittal Requirement Information sheets can bq-co4ned; upop, regbds~,fo~ all types of Land Use Applications.) ' THE APPLICANTS SHALL CERTIFY THAT: i. , < • : M•`" • The above request does not violate any deed restrictions that may be. a c &I to o,~m edyQ4r he subject propeft- • if the application is granted, the applicant will exercise th ' hts.graat d in accordance with the _ eh % ands j- ct, 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 gach owner of the subject property. , w. DATED this day of Owner's Signature a Owneies 5 ghature ih~ , ; . , % Ck. ',]t'om' `~•.•w ~ • •\ayte ('1"~,~~~\ l r•~` ~ .;L -•r y C. _j'.` ~ Owner's Sign ~J Q 1 b~ er'S afore , wR , , • a a ` ~ 1, 1k 44 It Y ' THE TRAFFIC IMPACT STUDY WILL BE SUBMITTED AS AN ADDENDUM TO THIS DEVELOPMENT APPLICATION ' CHERRY TREE PLANNED DEVELOPMENT (MAT 004) 21 July, 1998 City of Tigard Updated: ' Traffic Impact Study page: 1 ' MEETING NOTES ' Project: Castle Hill RE: Neigborhood Meeting Date: July 2, 1998 ' Location: City of Tigard - Council Chambers WRG#: MAT004.132 Prepared By: Jeffrey A. Curran, P.E. Project Manager ' Present: See Attached Signup Sheet Larry York, Matrix Dave Rehfield, WRG Jeff Curran, WRG 1 Distribution: Application Matrix ' File ' Neighborhood meeting was'held to present the proposed Castle Hill Subdivision and obtain neighbor input and answer questions. Following is a summary of the issues discussed: 1. Matrix Development is proposing a single family detached residential subdivision. It was noted that ' Matrix had previously considered an assisted care facility. The neighbors were generally pleased that single family homes were proposed. ' 2. Legend Homes, a sister company to Matrix Development, will be constructing all of the homes. A common character will be established with homes specially designed to the small lot sizes proposed. 3. A water quality facility is planned for the northwest corner of the site as required by the City of Tigard ' and USA. Matrix will most likely utilize a small water quality pond. The pond will be landscaped and remain unfenced. Some of the neighbors expressed concern over the long term appearance and maintenance of the pond. Matrix explained that the pond would be maintained by Matrix during the warranty period (anticipated 2 years) and then turned over to the City of Tigard for maintenance. 4. Neighbors to the east of the site were concerned about grading along the easterly property line. We ' noted that the majority of the grading would occur near the south center of the site. We will endeavor to minimize cuts and fills along adjacent property lines abutting homes. 5. Matrix is anticipating beginning construction, pending land use approval, in Spring 1999. 6. The neighbors do not want the northerly connection through the site. Matrix concurred and noted that they do not wish to make the connection either. Notwithstanding, the City of Tigard is compelled to ' J:\DATA\MAT004\WORD\PUBLICMTG.DOC 1 ~ i 1 1 require the connection to meet connectivity requirements in general compliance with the Transportation Rule. 1 7. Matrix noted that the current zoning for the property is geared towards a higher density, multi-family type of development. The proposed density is currently allowed under current zoning regulations but would not be allowed after adoption of Metro's 80% rule. 1 1 1 1 1 1 - 1 1 1 . 1 1 1 1 J:\DATA\MAT004\WORD\PUBLICMTG.DOC 1 1 ' D E S I G N I N C. • SUBJECT BY DATE ' PROJECT NO. SHT ! OF ~S T` f C° r✓L El (r (-lexJ.lQ vt&T Cr- 365 :riche,( r ►3ga3 s nd. 14 c tt pR . hc1 o O&a~mo~ 1 $q S -Ca ,\l . oc~ A) o oool~~ /tea: IS .31 ~j 7- Planners Engineers Landscape Architects Surveyors ' ■ 10450 SW Nimbus Ave., Portland, OR 97223.m (503) 603-9933 ■ (503) 603-9944 (fax) ■ 06711/98 12:30 $5 684 7297 CITY OF TIGARD• Q1003/007 1 AFFIDAVIT OF MAILING ' STATE OF OREGON )SS. ' City of Tigard ) 1 - being duly sworn, depose ' and say that on 19 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed d veto ent at (or near w - W- 412~L'l 1 SI a copy of which notice so mailed is attached hereto and made a part of hereof. 1 I further state that said notices were enclosed in envelopes plainly addressed to said persons and were de ositedonth date indicateY;,-tLA ove in the-,United Stites Pow Office located at ~5() ?lW, Wit- i'dYfilGt t' ' 6h ~1,7ZZ3 with postage prepaid thereon. ' Signature . en f-a to P icj (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZD Subscribed and sworn/affirmed before me on the day of OFPICNI. SEAL S STEWARDSON WTMY PUBLIC . ORE" ` COMMM" NO. 311347 NOTARY PUBLIC OF OREGON ~v~ MY COMMISSION O PM APRIL6, 2002 ' My Commission Expires• (1` ' (Appli=u please complete information below for proper placement with proposed project) { NAiME OF PROJECT OR PROPOSED YA141E: - I TYPE OF PROPOSED DEVELOPMEv'T: 1 Name cEApp erq: j - Add== or 3easra1 Location d Subject Prop LSubfectPro~anyTasM pWan_dLots(s)j- 1 ' 06J11/96 12:31 '&50*3 7297 CITY Or- TIGA" • Q005/007 AFFIDAVIT OF POSTING NOTICE ' WITHIN SEVEN (•n CALENDAR DAYS OF THE SIGN POSTING. RETURN THIS AFFIDAVIT T0: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 91223 1. do affirm that m re resent the party initiating interest in a proposed affecting the land located at (state ttA- approximate tME! if o ad ress(s) dl~uG tax to s currently registered) J S I-P- and did an the __12- day of 1 ersonally ost notice indicating that the site may be proposed for a h application, and the time, date and place of a n ighborhood ' meeting to discuss the proposal. The si n wa posted at _ i +an ( n ~ vi ' (state I "an you posted notice on property) Signature (In ce o lic) (THIS SECTION FOR A STATE OF OREGON, NOTARY P~ UBUC TO COMPL.EMNOTARIZD Subscribed and sworn/affirmed before me an the Z day of 1 OFFMSFA S STEWARDSON f NOTARY MOW -OREGON COMMISSION NO. 311347 NOTARY PUBLIC OF OREGON ' 'r'rcaMMISSI°"MRESAPRIL s,rx My Commission Expires: zQV~ Applicant. please complete information below for proper placement with proposed project) NAM OF PROJECT OR PROPOSED. • MA /v ' TYPE OF PROPOSED DEYELO 7 I YMa of Applicant1Owver I Addrew o>; General Location of Subject P:op~y I 1 LSnbicee Ps jv~rt~'Tax ~fao(a1 and Iet(e j n.r Creek Townhomes Llc Scholl's Marlin & Marilyn Ilopfcr CHABAD LUBAVITCH OF ORE, 4030 Lake Washington Blvd NE #20 14190 SW Scholls Fy Rd 14355 SW Scholls Ferry Rd Kirkland, WA 98033 Tigard, OR 97223 Beaverton, OR 97007 ' Toby Brooks & Madlyn Form Wagner Alfred & Maria Yeung Catherine Hanley 5168 Topaz Dr 4270 147th St 13865 SW Crist Ct ' Hudson, OH 44236 Flushing, NY 11355 Tigard, OR 97223 ' Larry & Christine Labore Jason Muller & Dawnette McKelvey-Muller John & Ann Denu 13744 SW Northview Dr 11747 SW Morning Hill Dr 13858 SW Hindon Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Amir & Carol Fatehi Robert Odell Jr. Susan Clark 13870 SW Hindon Ct 13892 SW Hindon Ct 13918 SW Hindon Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 1 James Brian Mohr Jr. & Anne Michele Robert & Cathleen Draga George & Patricia Steele ' 13923 SW Hindon Ct 13901 SW Hindon Ct 13869 SW Hindon Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 1 Dominick & Emily Pulone Charles Oldham David & Margaret Rickard 225 Stanford Ln PO Box 230513 12061 SW Wilton Ave ' Seal Beach, CA 90740 Tigard, OR 97281 Tigard, OR 97223 Rick David Anderson & Diane Carol Robert & Marilyn Kickner Stephen & Leanne Smelley 3837 NW Banff Dr 13874 SW Crist Ct 13916 SW Crist Ct Portland, OR 97229 Tigard, OR 97223 Tigard, OR 97223 ' John & Kristi Phillips CHABAD LUBAVITCH OF OREGON Carol Moon 10275 SW Gull PI 14355 SW Scholls Ferry Rd 14092 SW Chehalem Ct Beaverton, OR 97007 Beaverton, OR 97007 Tigard, OR 97223 1 Kevin & Kimberly White Carol Ann Wilger Daniel Ray Rhodes ' 14056 SW Chehalem Ct 14990 SW Telluride Ter 13994 SW Chehalem Ct Tigard, OR 97223 Beaverton, OR 97007 Tigard, OR 97223 Anette Holterhoff Michael & Linda Hansen Trevor & Susan Alaine 13983 SW Chehalem Ct 13997 SW Chehalem Ct 14025 SW Chehalem Ct ' Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 i David & Amy Garrison Anna Mae Herr & Alice Doyle Avinash Garg 14049 SW Chehalem Ct 14061 SW Chehalem Ct 14077 SW Chehalem Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 ' Mario & James Haring Kenneth & Emilu Holton Gordon Kam & Angela Doe 14093 SW Chehalem Ct 14115 SW Chehalem Ct 14131 SW Chehalem Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 ' Dominic Vic Virgilio Danny Danh-Dai To John Michelet 14172 SW Chehalem Ct 14154 SW Chehalem Ct 14140 SW Chehalem Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Lien Hong & Eric Ho Aurie & Judy Crowston Thang Huynh & Thi Nguyen Lan 14158 SW Liden Dr 13811 SW Liden Dr 13823 SW Liden Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Navarath & Phimphone Outhaythip Hing & Yee Leung Jeff Goddard & Robert Hastings ' 13839 SW Liden Dr 13863 SW Liden Dr 13877 SW Linden Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 ' Scott & Michelle Gudeman Jeffrey & Angela Peterkin TIGARD CITY OF 13895 SW Liden Dr 13913 SW Liden Dr 13125 SW Hall Blvd ' Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 ' Philip & Betty Jarone Ervin & Danielle Dutt Linda Sawyer 11882 SW Tallwood Dr 13984 SW Bluestem Ln 14002 SW Bluestem Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 James & Elida Koenig Frieda Farb & Leslie Strakes Dana Berger ' 14028 SW Bluestem Ln 11949 SW Tallwood Dr 11921 SW Tallwood Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Steven Patrick Rodeman & J Linda PEBBLECREEK HOMEOWNERS ASSOC Xing Fa Han & Dong Mei Zhang 11889 SW Tallwood Dr 8625 SW Cascade Ave #606 11725 SW Morning Hill Dr Tigard, OR 97223 Beaverton, OR 97008 Tigard, OR 97223 ' Linda Harris 11914 SW Tallwood Dr ' Tigard, OR 97223 ALBERTSON' 576 S INC PO BOX 20 - . . 1 ~ , .x ; v> BOI SE, 10 83126 ' PNWP LLC(332931) 965 SW ALLEN BLVD BEAVERTON, OR 97005 "ham-z. 1 1 . R ' D E S I G N 1 N C 1 MEETING NOTES ' Project: MAT 004 Cherry Tree ' RE: Pre-Application Meeting Date: 30 June, 1998 Location: City of Tigard WRG#: Project MAT 004 Cherry Tree (Castle Hill IV) ' Prepared By: David Rehfeld, Senior Planner and Landscape Architect ' Present: David Rehfeld, WRG Design (DR) Jeff Curran, WRG Design (JC) Julie Hajduk, Associate Planner, City of Tigard (JH) Brian Rager, P.E. , Development Review Engineer, City of Tigard (BR) ' Mark Roberts, Associate Planner City of Tigard (MR) Larry York, Matrix Development (LY) Michael Robinson, Stoel Rives (MROB) t Distribution: All Present ' A pre-application meeting was held at a conference room at the City of Tigard Department of Community Development. The following general topics and detailed items were covered. ' o Pre-Application Process- City staff briefly outlined the requirements and process of submitting a development application for a planned development to the City. A planned development application and subdivision application (preliminary plat) will be required. ❑ Acceptance and Completion of the Application- A discussion ensued as to what constituted an "accepted" ' application and one that is determined to be "fully" or "technically" complete by the City of Tigard. MROB questioned some of the information as provided by the City and gave his view as supported by the Oregon Revised Statutes (ORS). JH obtained a clarification from other Community Development staff ' and. it was determined.that this was probably a "non-issue" since adequate time.( see 80% Minimum Density portion of these meeting notes) apparently exists to get this application accepted and deemed complete by the City. ' ❑ DR briefly highlighted the nature of the development proposal. Small lot single family planned unit development. Lots starting around 2500 sq.ft. in size, proposed gross density at 10DU/Acre with net at around 17.5 DU/Acre. Some small common "ornamental" landscape areas. There will be a substantial streetscape parkway along the western extent of Walnut St. Front yards will be counted toward the 20% ' landscape area requirement. ' Cherry Tree (Castle Hill IV) page: 1 City of Tigard Date: 30 June 1998 Pre-Application Meeting Notes Planners Engineers Landscape Architects Surveyors 10450 SW Nimbus Ave., Portland,. OR 97223 ■ (503) 603-9933 ■ .(503)•60379944 (fax). ■ ' ❑ Vital Stats of the Site: - Size: 6.93 Acres ' _ Zoning: R-25 Comp. Plan Designation: High Density Residential ❑ Municipal Code Limitations ' - Minimum Residential Lot Size (per R-25 zone) 3,050 sq.ft. (Detached Single-Family) Setbacks- Front: 15 ft. Side: 15 ft. Rear: 15 ft. Corner: 10 ft from street. - Note: These will be proposed for modification due to small-lot dimensions. ' - Maximum Site Coverage: 80% Minimum landscape or natural vegetation area: 20% - Streets: 30 feet from the centerline of SW Barrows Road and Walnut St. ' - Off-Street Parking- Two (2) off-street parking spaces per dwelling unit. ❑ 80% of Minimum Density- The Community Development Code is currently undergoing revision. One of the parts of the Code that will be changed deals with compliance with Title 1 (Regional Functional ' Plan Requirements for Housing and Employment Accomodation) CITY OF TIGARD PLANNING STAFF IS OF THE OPINION THAT THIS AND OTHER CODE CHANGES WILL NOT BE ADOPTED AND PUT INTO EFFECT SOON (PERHAPS AS LATE AS OCTOBER OR NOVEMBER OF THIS ' YEAR). THE CITY WILL AWAIT FOR A CONCURRENT ADOPTION BY WASHINGTON COUNTY WHICH WILL PROBABLY TAKE PLACE WITHIN THIS TIME FRAME. t ❑ Engineering -Public Works- BR - SW Barrows Road- Match Existing Right-of--Way Dedication (Washington County Road Standards) - Interior Streets- Streets will be public with a 50 foot dedication We are proposing a 39 foot right-of- way with a 9 foot (both sides) public utility/street tree easement. This totals (with easement) 47 feet. ' - Street Improvements: '/2 street improvements to Walnut St.-Sidewalk along Walnut St. will be 6 feet in width. - Full street improvements to interior streets- The City is calling for a 32 foot curb-to-curb pavement ' width but will consider narrower streets dependent upon results of Traffic Impact Study (TIS) and the anticipated average daily trips (ADT) and number of lots served by the interior streets. - Additional Street Connection- The City wants to see an additional street connection to the Scholls Village site to the north. The interior street connection out to Walnut does not have to be a "straight ' shot". LY indicated that Matrix could "live with" and accommodate this street connection. Matrix's main concern is to have the internal street routing be such that it discourages "cut-through" traffic. The intersection (centerline) offsets from this connector street to the primary access street will need to be looked at more closely. - Storm Sewer Improvements- A downstream analysis and storm plan will need to be submitted with the application. An on-site water quality facility will be required. - Traffic Impact Fees (TIF)- TIF fees will apply to this project. A compliance agreement permit (CAP) will also be required. This permit covers extensive site engineering work (i.e. street improvements, underground utilities). ' If there are any changes or clarifications regarding the content of these meeting notes, please notify WRG Design within seven (7) days or they will be considered by WRG Design, as an accurate ' summary.of matters covered at the subject meeting. ' Cherry Tree (Castle Hill IV) page: 2 City of Tigard Date: 30 June 1998 Pre-Application Meeting Notes t R A&M ' D E S I G N I N C ' MEETING NOTES ' Project: MAT 004 Cherry Tree RE: Clarification Meeting with City Planning Staff ' Date: 16 July, 1998 Location: City of Tigard WRG#: Project MAT 004 Cherry Tree (Castle Hill IV) ' Prepared By: David Rehfeld, Senior Planner and Landscape Architect Present: David Rehfeld, WRG Design (DR) ' Julie Hajduk, Associate Planner, City of Tigard (JH) Brian Rager, PE, City of Tigard (Later on by phone conversation same day) (BR) Distribution: All Present ' Larry York, Matrix Development t ❑ Clarification of Landscaping and Open Space Requirements- The City will count front yards toward the overall 20% landscape requirement. - DR indicated that along with that the water quality facility would also be landscaped along with a common area surrounding the cul-de-sac and the Walnut Street parkway. ❑ Bike and Pedestrian Access - There are no City designated bike facilities for SW Walnut St. ❑ Water Quality Facility Landscape Guidelines ' - There are only general landscape guidelines for water quality facilities according to BR ❑ SW Walnut St. -Sidewalk locations and Landscape Parkway The City would like to see the placement of the sidewalk match the southside of SW ' Walnut St. ("curb-tight" sidewalk with landscaped parkway behind the walk). BH confirmed the City wants to see the entire area between the back of the sidewalk up to the right-of-way/property line landscaped. ' ❑ Application Fees - Highest fee will apply and then 20% of any other applicable fees (Planned Development Conceptual and Final Review, Subdivision/Preliminary Plat) ❑ Number of Copies to be delivered to City- 24 copies of the actual development application- Two full-sized plan sets (JH) ' Cherry Tree (Castle Hill IV) page l City of Tigard Date:22 July, 1998 Followup Meeting Planners Engineers Landscape Architects Surveyors ' 4 10450 SW Nimbus- Ave., . Portland, OR 97223 ■ (503) 603-9933 ~ (503)-603-9944 (fax) ■ Jul-13-98 07:42A P.02 ' CITY OF TIGARD C V0UtnitWDaWop=ni MEMORANDUM Shaping ATetfu Cora tun; ry CITE' OF TIGARD, OREGON TO: CIT Members ' FROM Community Development Department GATE: July, 1998 SURIECT: Land Use Activity U date PRE41HUCATION CONFERENCES: o New Chamber of Commerce Office ' LOCATION: The north side of Main Street, north of Commercial Street. D Babies-R-Us: New 35,000 square foot retail building. LOCATION: The east side of Dartmouth Street across from Costco. o City of Tigard Wetlands Rehabilitation Project LOCATION: The pond area on the west side of 121 st, south of Merestone Court. Matrix Subdivision with Planned Development: 71+ or - lot subdivision, Approximately ,5 4,000.square foot lots. ' 2,55t ATION: The north side of Walnut Street on the east side of Barrows (north of the new Albertson 0s). ' b Graven Street Subdivision: Redevelop and subdivide 3 existing lots into 8 lots. LOCATION: The south side of Graven Street. Graven Street is located on the east side of Pacific Highway(south of the Albertson's Shopping Center at Durham ' Road and Pacific Highway). ' Page 1 or 2 I:~curplnlaQuly.doc F) of W... N W, '.4, W... w-..: .W, V.. .ti... N.W.. ,.t ' APAILP (10 17 921 ` 11 ALTA Owner's Policy , O i• POLICY OF TITLE INSURANCE F 10 r7 1 AMER ISSUED BY ' First American Title Insurance Company of Oregon 200 S.W. Market St. Portland, Oregon 97201 * (50) 222-3651 r SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN ► =6` SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, FIRST AMERICAN TITLE INSURANCE COMPANY OF } Nr. OREGON, a Oregon corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss ' or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by 'a`rt reason of: F 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. } The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to s the extent provided in the Conditions and Stipulations. ' < Countersigned I } Auto icer 4 LA ' dbe FIRST AMERICAN TITLE INSURANCE COMPANY OF OREGON BY PRESIDENT ' 1nnl ATTEST SECRETARY %F 11110 nb 4, %F t s Ti-193 8/93. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from fteoverage of this policy and the Company will not pay Ivor damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part: or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of th; enforcement thereof t or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records-at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. ' 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: ' (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant: (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, ' state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: ' (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. CONDITIONS AND STIPULATIONS ' 1. DEFINITION OF TERMS. by this policy which constitutes the basis of loss or damage for any loss or damage caused thereby. and shall state, to the extent possible, the basis of calculating (b) In the event of any litigation, including litigation t The following terms when used in this policy mean: the amount of the loss or damage. If the Company is the Company or with the Company's consent, the Compan (a) "insured": the insured named in Schedule A, and, prejudiced by the failure of the insured claimant to provide the shall have no liability for loss or damage until there has bee subject to any rights or defenses the Company would have required proof of loss or damage, the Company's obligations a final determination by a court of competent jurisdiction fad against the named insured, those who succeed to the to the insured under the policy shall terminate, including any and disposition of all appeals therefrom, adverse to the titl nterest of the named insured by operation of law as liability or obligation to defend, prosecute, or continue any as insured. distinguished from purchase including, but not limited to, litigation, with regard to the matter or matters requiring such (c) The Company shall not be liable for loss c ieirs, distributees, devisees, survivors, personal representa- proof of loss or damage. damage to any insured for liability voluntarily assumed by tt. In addition, the insured claimant may reasonably be fives, next of kin, or corporate or fiduciary successors. insured in settling any claim or suit without the prior writtE (b) "insured claimant": an insured claiming loss or required to submit to examination under oath by any consent of the Company. damage. authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable 10. REDUCTION OF INSURANCE; REDUCTION OR (c) "knowledge° or "known°: actual knowledge, not times and places as may be designated by any authorized TERMINATION OF LIABILITY constructive knowledge or notice which may be imputed to representative of the Company, a9 records, books, ledgers, an insured by reason of the public records as defined in this checks, correspondence and memoranda, whether bearing a policy or any other records which impart constructive notice date before or after Date of Policy, which reasonably pertain All payments under this policy, except payments mac of matters affecting the land. to the loss or damage. Further, if requested by any authorized for costs, attorneys' fees and expenses, shall reduce U- (d) "land": the land described or referred to in representative of the Company, the insured claimant shall amount of the insurance pro tanto. Schedule (A), and improvements affixed thereto which by law grant its permission, in writing, for any authorized rep- 1 LIABILITY NONCUMULATIVE. constitute real property. The term "land" does not include any resentative of the Company to examine, inspect and copy all property beyond the lines of the area described or referred records, books, ledgers, checks, correspondence and mem- It is expressly understood that the Amount of ti ;o in Schedule (A), nor any right, title, interest, estate or oranda in the custody or control of a third party, which surance under this policy shall be reduced by any amounttt. iasement in abutting streets, roads, avenues, alleys, lanes, reasonably pertain to the loss or damage. All information Company may pay under any policy insuring a mortgage I Nays or waterways, but nothing herein shall modify or limit designated as confidential by the insured claimant provided which exception is taken in Schedule B or to which U- :he extent to which a right of access to and from the land is to the Company pursuant to this Section shall not be insured has agreed, assumed, or taken subject, or which Insured by this policy. disclosed to others unless, in the reasonable judgment of the hereafter executed by an insured and which is a charge (e) "mortgage": mortgage, deed of trust, trust deed, Company, it is necessary in the administration of the claim. lien on the estate or interest described or referred to or other security instrument. Failure of the insured claimant to submit for examination Schedule A, and the amount so paid shall be deemed under oath, produce other reasonably requested information (f) "public records": records established under state payment under this policy to the insured owner. statutes at Date of Policy for the purpose of imparting or grant permission to secure reasonably necessary informa- constructive notice of matters relating to real property to ton from third parties as required in this paragraph, unless 12. PAYMENT OF LOSS. purchasers for value and without knowledge. With respect to prohibited by law or governmental regulation, shall terminate Section 1(a) (iv) of the Exclusions From Coverage, "public any liability of the Company under this policy as to that claim. (a) No payment shall be made without producing th records" shall also incude environmental protection liens filed 6. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; policy for endorsement of the payment unless the policy hz :n the records of the clerk of the United States district court been lost or destroyed, in which case proof of loss 'or the district in which the land is located. TERMINATION OF LIABILITY. destruction shall be furnished to the satisfaction of It (g) "unmarketability of the titre": an alleged or In case of a claim under this policy, the Company shall Company. apparent matter affecting the titre to the land, not excluded or have the following additional options: (b) When liability and the extent of loss or damage hi ' axcepted from coverage, which would entitle a purchaser of been definitely fixed in accordance with these Conditions ar he estate or interest described in Schedule A to be released (a) To Pay or Tender Payment of the Amount of Stipulations, the loss or damage shall be payable within 3 from the obligation to purchase by virtue of a contractual Insurance. days thereafter. 'condition requiring the delivery of marketable title. To pay or tender payment of the amount of insurance under this policy together with any costs, attomeys' fees and 13. SUBROGATION UPON PAYMENT 2. CONTINUATION OF INSURANCE AFTER expenses incurred by the insured claimant,- which were OR SETTLEMENT. CONVEYANCE OF TITLE. authorized by the Company, up to the time of payment or tender of payment and which the Company is obligated to (a) The Company's Rlght of Subrogation. The coverage of this policy shall continue in force as pay. Whenever the Company shall have settled and paid )f Date of Policy in favor of an insured only so long as the Upon the exercise by the Company of this option, all claim under thii policy, all right of subrogation shall vest liability and obligations to the insured under this policy, other Insured retains an estate or interest in the land, 4( holds an the Company unaffected by any act of the insured claimar. ndehterlmss secured by a ourrhase monev mortoaoe aiven than to make the payment required, shall terminate, including The Company shall be subrogated to and be entitled to SCHEDULE A ' Policy No.: 821723 ' Amount of Insurance: $569,766.67 Premium: $949.00 ' Date of Policy: May 2, 1997 at 3:42PM ' 1. Name of Insured: ' MATRIX DEVELOPMENT CORPORATION--- 2. The estate or interest in the land which is covered by policy is: The fee simple estate--- 3. Title to the estate or interest in the land is vested in: MATRIX DEVELOPMENT CORPORATION- 4. The land referred to in this policy is described as follows: ' Lot 66, CASTLE HILL, in the City of Tigard, County of Washington and State of Oregon. 1 PAGE 1 of Owner's Policy (1992) No. 821723 ' SCHEDULE B ' EXCEPTIONS FROM COVERAGE This Policy does not insure against loss or damage (and the Company will not pay costs, attorneys' ' fees or expenses) which arise by reason of: ' 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. ' 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. ' 3. Easements, encumbrances, or claims thereof, not shown by the public records, unpatented mining claims, reservations or exceptions in patents or in acts authorizing the issuance thereof, water rights, claims ' or title to water. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose. 6. Statutory Powers and Assessments of Unified Sewerage Agency. Note: There are none as of the date of this policy. 7. Statutory Powers and Assessments of Unified Sewerage Agency. Note: There are none as of the date of this policy. 8. Resolution and Order No. 2440 Recorded April 7, 1983 as Fee No. 83011702 ' For Establishing the Weir Trunk Sanitary Sewer Improvement District 9. Easement as shown on the recorded plat/partition For Storm drainage ' Affects East 20 feet 10. Easements on the recorded plat/partition as follows: "An eight-foot-wide public utility easement is ' hereby created within each lot in this plat and it shall abut the full length of each lot's frontage along any public street." 11. Restrictions shown on the recorded plat/partition as follows: "Ownership and maintenance of private drainage facilities within platted private storm drainage easements shall be the responsibility of the vested lot or lots." ' 12. Restrictions shown on the recorded plat/partition as follows: "Fences along all public streets shall provide for adequate sight distance for vehicles entering and exiting public streets." ' PAGE 2 of Owner's Policy (1992) No. 821723 ' SCHEDULE B (Continued) ' 13. Covenants, Conditions and Restrictions, including the terms and provisions thereof, but deleting restrictions, if any, based on race, color, religion, sex, handicap, familial status or national origin, imposed by instrument, ' Recorded May 2, 1997 as Fee No. 97041010 PAGE 3 of Owner's Policy (1992). No. 821723 Y AND THE COMPANY LOCATING PRO • O EC BY ACTUAL SURVEY THIS MAP IS FUR&ED A R ANY VARIIAT ONS AS MAY MAY B BE DISCL ASSUMES NO LIASi►-IN FOR of Oregon - - .1 AM F R , Title Insurance Comp~Y First American F OREGON " An assumed pusmsss name of TITLE INSURANCE COMPA OR 9720'5512 Zoe 1700 S.W. FOURTH AVENU 222065 LAND, (503) SCALE 1"s 100& ' vK coa. SEE MAP IS 1 33CC z 644. / 100 AC. 49~ - / / w All % $ _ / Al \J / Y Is ~~y \J a NUT s w. 'a~a 'oza 66 °a . ` 5500 STREET' Jc* s ~a 9 P s 11 P Q 5300 r.4. 5900 sy s~12 .5200` 5100 s 7 ch 14 t 4c :5 46 ,s,.e• lJ 6000- `oIP 6100 6200 • C1.7 1 ~5000 g CANCEL • ,acb 9 4600- 8 • O a+~ 18 4900 was K~ 5 21 - Arm 19 8 66M 6500 C 6400 6300 o~ 4800 'r¢ ~ w 8 w jSa ' ,aolo 2 4 4500 22 4 S X44 ,•r STARDUST `N• 1.34 1 ;fate or interest. This policy shall nol.conlinue in force in (b) To Pay or Otherwise Settle With Parties Other than the insured claimant shall transfer to the Company all righ rvor of arr, purchaser from the insured of either pj an estate, the Insured or With the Insured Claimant. and remedies against any person or property necessary it interest-in the land, or (ii) an indebtedness secured by• (i) to pay or otherwise settle with other parties order to perfect this right of subrogation. The insun mrchase money mortgage given to the insured. or in the name of an insured claimant any claim insur0 claimant shall permit the Company to sue, compromise against under this policy, together with any costs, attorneys settle in the name of the insured claimant and to use the nan I. NOTICE OF CLAIM TO BE GIVEN BY fees and expenses incurred by the insured claimant which of the insured claimant in any transaction or Iitigati( ' INSURED CLAIMANT. were authorized by the Company up to the time of payment involving these rights or remedies. and which the Company is obligated to pay; or If a payment on account of a claim does not fully cov The insured shall notify the Company promptly in (ii) to pay or otherwise settle with the insured the loss of the insured claimant, the Company shall t .vriting (i) in case of any litigation as set forth in Section 4(a) claimant the loss or damage provided for under this policy, subrogated to these rights and remedies in the proporti( )elow, (ii) in case knowledge shall come to an insured together with any costs, attorneys' fees and expenses which the Company's payment bears to the whole amou ereunder of any claim of title or interest which is adverse to incurred by the insured claimant which were authorized by the of the loss. ne title to the estate or interest, as insured, and which might Company up to the time of payment and which the Company If loss should result from any act of the insurE cruse loss or damage for which the Company may be liable is obligated to pay. claimant, as stated above, that act shall not void this polic ay virtue of this policy, or (iii) if title to the estate or interest, Upon the exercise by the Company of either of the but the Company, in that event, shall be required to pay on is insured, is rejected as unmarketable. Ii prompt notice shall options provided for in paragraphs (b)(i) or (fi), the Com- that part of any losses insured against by this policy whit of be given to the Company, then as to the insured all liability pany's obligations to the insured under this,~policy for the shall exceed the amount, if any, lost to the Company t hf the Company shall terminate with regard to the matter or claimed loss or damage, other than the payments required to reason of the impairment by the insured claimant of If natters for which prompt notice is required; provided, be made, shall terminate, including any liability or obligation Company s right of subrogation. ,owever, that failure to notify the Company shall in no case to defend, prosecute or continue any litigation. (b) The Company s Rights Against non-insure prejudice the rights of any insured under this policy unless Obligors. Ale Company shall be prejudiced by the failure and then only 7. DETERMINATION, EXTENT OF LIABILITY The Company's right of subrogation against nor o the extent of the prejudice. AND COINSURANCE. insured obligors shall exist and shall include, withor 4. DEFENSE AND PROSECUTION OF ACTIONS; This policy is a contract of indemnity against actual limitation, the rights of the insured to indemnities, tae; ' DUTY OF INSURED CLAIMANT TO COOPERATE. monetary loss or damage sustained or incurred by the other policies of insurance or bonds, notwithstannding ding ar, t insured claimant who has suffered loss or damage by reason terms or conditions contained in those instruments whis (a) Upon written request by the insured and subject to of matters insured against by this policy and only to the extent provide for subrogation rights by reason of this policy. :he options contained in Section 6 of these Conditions and herein described. 14. ARBITRATION. Stipulations, the Company, at its own cost and without (a) The liability of the Company under this policy shall nreasonable delay, shall provide for the defense of an not exceed the least of: Unless prohibited by applicable law, either the Corr nsured in litigation in which any third party asserts a claim (i) the Amount of Insurance stated in Schedule A; pany or the insured may demand arbitration pursuant to tf, adverse to the title or interest as insured, but only as to those or Title Insurance Arbitration Rules of the American Arbitrabo Stated causes of action alleging a defect, lien or en- (ii) the difference between the value of the insured Association. Arbitrable matters may include, but are n( :umbrance or other matter insured against by this policy. The estate or interest as insured and the value of the insured estate limited to, any controversy or claim between the Compan ompany shall have the right to select counsel of its choice or interest subject to the defect, lien or encumbrance insured and the insured arising out of or relating to this policy, ar. .subject to the right of the insured to object for reasonable against by this policy. service of the Company in connection with its issuance ( ;ause) to represent the insured as to those stated causes of (b) In the event the Amount of Insurance stated in the breach of a policy provision or other obligation. F action and shall not be liable for and will not pay the fees of Schedule A at the Date of Policy is less than 80 percent of arbitrable matters when the Amount of Insurance i any other counsel. The Company will not pay any fees, costs the value of the insured estate or interest or the full $1,000,000 or less shall be arbitrated at the option of eith( pr expenses incurred by the insured in the defense of those consideration paid for the land, whichever is less, or if the Company or the insured. All arbitrable matters when tt :auses of action which allege matters not insured against by subsequent to the Date of Policy an improvement is erected Amount of Insurance is in excess of $1,000,000 shall b :his policy. on the land which increases the value of the insured estate arbitrated only when agreed to by both the Company and If, (b) The Company shall have the right, at its own cost, or interest by at least 20 percent over the Amount of insured. Arbitration pursuant to this policy and under th o institute and prosecute any action or proceeding or to do Insurance stated in Schedule A, then this Policy is subject to Rules in effect on the date the demand for arbitration is mad any other act which in its opinion may be necessary or the following: or, at the option of the insured, the Rules in effect at Date L Jesirable to establish the We to the estate or interest, as (i) where no subsequent improvement has been Policy shall be binding upon the parties. The award ma nsured, or to prevent or reduce loss or damage to the made, as to any partial loss, the Company shall only pay the include attorneys' fees only if the laws of the state in whit nsured. The Company may take any appropriate action under loss pro rata in the proportion that the Amount of insurance the land is located permit a court to award attomeys' fees t he terms of this policy, whether or not it shall be liable at Date of Policy bears to the total value of the insured estate a prevailing party. Judgment upon the award rendered by th iereunder, and shall not thereby concede liability or waive or interest at Date of Policy; or (ii) where a subsequent Arbitrator(s) may be entered in any court having jurisdictio any provision of this policy. If the Company shall exercise its improvement has been made, as to any partial loss, the thereof. ;ghts under this paragraph, it shall do so diligently. Company shall only pay the loss pro rata in the proportion that The law of the situs of the land shall apply to a (c) Whenever the Company shall have brought an 120 percent of the Amount of Insurance stated in Schedule arbitration under the Title Insurance Arbitration Rules. ' action or interposed a defense as required or permitted by the A bears to the sum of the Amount of Insurance stated in A copy of the Rules may be obtained from th provisions of this policy, the Company may pursue any Schedule A and the amount expended for the improvement. Company upon request. rtigation to final determination by a court of competent The provisions of this paragraph shall not apply to urisdiction and expressly reserves the right, in its sole costs, attorneys' fees and expenses for which the Company 15. LIABILITY LIMITED TO THIS POLICY; rscretion, to appeal from any adverse judgment or order. is liable under this policy, and shall only apply to that portion POLICY ENTIRE CONTRACT. (d) In all cases where this policy permits or requires of any loss which exceeds, in the aggregate, 10 percent of ne Company to prosecute or provide for the defense of any the Amount of Insurance stated in Schedule A. (a) This policy together with all endorsements, if an, Action or proceeding, the insured shall secure to the (c) The Company will pay only those costs, attorneys' attached hereto by the Company is the entire policy an ;ompany the right to so prosecute or provide defense in the fees and expenses incurred in accordance with Section 4 of contract between the insured and the Company. In interpret fiction or proceeding, and all appeals therein, and permit the these Conditions and Stipulations. ing any provision of this policy, this policy shall be construe ;ompany to use, at its option, the name of the insured for this as a whole. purpose. Whenever requested by the Company, the insured, 8. APPORTIONMENT. (b) Any claim of loss or damage, whether or n( at the Company's expense, shall give the Company all based on negligence, and which arises out of the status ( -2asonable aid (i) in any action or proceeding, securing If the land described fn Schedule (A)(C) consists of two . the title to the estate or interest covered hereby or by an vrdence, obtaining witnesses, prosecuting or defending the or more parcels which are not used as a single site, and a loss action asserting such claim, shall be restricted to this polic, fiction or proceeding, or effecting settlement, and (ii) in any is established affecting one or more of the parcels but not all, (c) No amendment of or endorsement to this polic ether lawful act which in the opinion of the Company may be the loss shall be computed and settled on a pro rata basis as can be made except by a writing endorsed hereon or attache pecessary or desirable to establish the title to the estate or if the Amount of Insurance under this policy was divided pro hereto signed by either the President, a Vice President, th nerest as insured. If the Company is prejudiced by the failure rata as to the value on Date of Policy of each separate parcel Secretary, an Assistant Secretary, or validating officer c ,f the insured to fumish the required cooperation, the to the whole, exclusive of any improvements made sub- authorized signatory of the Company. ;ompany's obligations to the insured under the policy shall sequent to Date of Policy, unless a liability or value has 'arminate, including any liability or obligation to defend, otherwise been agreed upon as to each parcel by the 16. SEVERABILITY. ;rosecute, or continue any litigation, with regard to the matter Company and the insured at the time of the issuance of this )r matters requiring such cooperation. policy and shown by an express statement or by an In the event any provision of the policy is held invali endorsement attached to this policy. or unenforceable under applicable law, the policy shall b i. PROOF OF.LOSS OR DAMAGE. deemed not to include that provision and all other provision 9. LIMITATION OF LIABILITY. shall remain in full force and effect. In addition to and after the notices required under ;ection 3 of these Conditions and Stipulations have been (a) If the Company establishes the title, or removes the 17. NOTICES. WHERE SENT. rrovided the Company, a proof of loss or damage signed and alleged defect, lien or encumbrance, or cures the lack of a :worn to by the insured claimant shall be furnished to the right of access to or from the land, or cures the claim of All notices required to be given the Company and ar :ompany within 90 days after the insured claimant shall unmarketability of title, all as insured, in a reasonably diligent statement in writing required to be furnished the Company sh; ascertain the facts giving rise to the loss or damage. The manner by any method, including litigation and the comple- be addressed to it at its main office at 200 S.W. Market, Suite 25, root of loss or damage shall describe the defect in, or'lien tion of any appeals therefrom, it shall have fully performed its Portland. Oregon 97201-5730. or to the office which issued th r encumbrance an the title, or other matter insured against obligations with respect to that matter and shall not be liable policy. JM H k\ : Y .N M aM\ r4. J\ Y /rt ~ r4 .N M 1,\ . ~ ~ rr~ iiJ~ t,`/rr. .r ~ L`i.. ,,.iN~ !h. LI.. ry 1 ~ /rr. i„ /4 •l"~ 1y f Y M\Y'li ~ ~/Y WE AM E R ~ill~l ~l' I ~ II . • Ore First American Title Insurance Company of on f 4~ ~ a 1 POLICY OF TITLE INSURANCE tt E ~01 J"~ . t- . -;~1~; i ` '~j ..r v,.Al~y „r b • v,. „r ~ ~ry ,.h .'r:~'' •i~ ~ ' rr:. 'Y ~t~. :;£.:..6~0~i+..+3yl~ha~. iya~54~'~'+~^' i, r. .'+ea~~!''~'+M~+~4r~~~16~~ ~ .~,r r~rpcryy~~:~~M"Xi~_►,gf~b-1,.,~'.rp'~y,•f AgRd~'+w.~~Ny~;el4+ir?'.'H+r'y~Ib+m!~'~,.,~-«••~~,..~4w.J gy.,.. CITY OF TIGARD OREGON August 17, 1998 David Rehfeld WRG Design, Inc. 10450 SW Nimbus Avenue Portland, OR 97223 RE: Notice of Complete Application Submittal Cherry Tree Subdivision (SUB) 98-0010 Dear David: This letter is to inform you that your application is considered complete and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171 ext. 315. Si cerely, M. J. Roberts Associate Planner iAcurp1nVnjAsublsub98-10.cmp c: SUB 98-0010 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 E) E S I G N I N C. August 17, 1998 M.J Roberts, Associate Planner City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: MAT 001- Cherry Tree Subdivision (SUB 98-0010) Response to Notice of Incomplete Submittal dated 8/10/98 Dear M.J. To assist the City in finding and accepting our application as fully complete, we are providing you with the following additional information, specific responses and attachments (where applicable). This response will follow the outline of your letter to WRG; Design dated August 10, 1998. Traffic Study Doug McCollum PE, the traffic engineer who prepared the traffic study for the Cherry Tree Planned Development, has submitted fourteen (14) additional copies of the executive summary with the footnote requested by the City. Proposed Restrictions/or Covenants The restrictions and covenants for this residential development will be prepared commensurate with final project approval by the City. For the interim, an example of protective covenants, taken from another project of the applicant (Applewood Park), are very similar to what will be in place for Cherry Tree Planned Development and are furnished for the City's review in the meantime.temIg~ Reservation of Subdivision Plat Name Copies of the subdivision plat naming correspondence with Washington County are attached. Downstream Analysis- 25 year storm event (FY41 I le, IT 'c' There is an existing downstream analysis for Scholls Village Townhomes (the project immediately adjacent to and north of Cherry Tree) that has already been provided to the City. The drainage area considered in the analysis of Scholls Village Townhomes included the Cherry Tree project at a "built-out" condition. Please refer to this analysis for any stormwater information related to Cherry Tree. (F~W F I'! % D Planners Engineers Landscape Architects Surveyors o ■ 10450 SW Nimbus Ave., Portland, OR 97223 ■ (503) 603-9933 ■ (503) 603-9944 (fax) ■ I Preliminary Water Quality Calculations The preliminary water quality calculations are attached. Destination of Off-site Stormwater The off-site destination for the stormwater generated from this project is the same as Scholls Village Townhomes. Again, please refer to the downstream analysis of that project. Preliminary Street Profiles Preliminary street profile plans have been completed and are included here for review and consideration by the City Engineer. At your request, we have provided two (2) prints. We are confident the information contained within this letter, the accompanying plans and other related attachments will combine to allow you to determine our application as fully complete. In doing so, this will allow the development review process to proceed forward. Should you have any further need for additional information or clarification, please contact me directly @ 603-- 1649. rdia y, Rehfe , Landscape Archit c enior Planner WRG Design Attachments Cc: Larry York, Matrix Development Jeff Curran, WRG Design Todd Miller, WRG Design Project File MAT 001- Cherry Tree Planned Development page 2 Response to City of Tigard Date: 17 August, 1998 Letter of Incompletion (8/10/98) 0 E S I G N 1 N C. DECEWE August 10, 1998 AUG 12 1998 By CITY OF TIGARD David Rehfeld OREGON WRG Design, Inc. 10450 SW Nimbus Avenue Portland, OR 97223 RE: Notice of Incomplete Submittal - Cherry Tree Subdivision (SUB 98-0010) Dear Mr. Rehfeld: The City received your application materials for the Cherry Tree Subdivision/Planned Development at SW Walnut Street and SW Barrows Road on July 24 and August 6,. 1998 . Based on a preliminary review of these materials, staff has determined that your submittal is incomplete for the purposes of proceeding with the land use review. The following clarifications and additional information are required before staff can consider your application complete and begin the review: 1. Traffic study. The City has received 12 copies of your traffic study per our telephone conversation. The City will distribute ten of these to Staff and the Planning Commission, keeping two copies on file for public viewing. Please submit an executive summary (14 copies) for insertion into the remaining copies of your application. The executive summary should include a footnote explaining that the complete traffic study is available for inspection at City Hall from Monday to Friday between 8:00 AM and 4:30 PM. 2. Details of any proposed restrictions or covenants; 3. Evidence that the subdivision plat name has been approved and reserved by the Washington County Recorder's Office; 4. Downstream analysis that addresses the impact of the proposed development on downstream storm water conditions. The study should consider the impacts of a 25-year storm event. 5. Preliminary water quality calculations. 6. Clarify off-site destination of stormwater. 7. Preliminary street profiles. Once the required information has been submitted, staff will deem the application complete and begin the review process. An application will be.reviewed for compliance with all standards in effect at the time the application is submitted -(ORS 215.428(3). 13125 SW Hall Blvd., Tlgard, OR 97223 (503) 639-4171 TDD (503) 684-2772 age o The 120-day statutory time limit to render a decision on a land use application is from the date the application is accepted as complete by the City (ORS 215.428(1). If you have any questions about the information. contained in this letter, please feel free to contact me at 503-639-4171 ext. 315. Sincerely, M. J. Roberts Associate Planner i Acu rp I n\mj r\s u b\s u b 98-10. i n c c: SUB 98-0010 land use file 8/10/98 David Rehfeld, WRG Design Inc. Page 2 of 2 Re: SUB 98-0010, Letter of Incomplete Submittal • STA*bF OREGON IT } County of Washington SS I, Jerry R Hansom, Director of Assess- After recording return to: ment and .Taxation ,and Ex-Officio County I Clerk for said county,-do hereby certify that ` the within ins)ruRiejit:of writing was received Matrix Development Corporation i and recorded in book'"'of records of said Plaza 2, Suite 200 county,,. 6900 S.W. Haines Street Tigard, OR 97223-2514 Y _ Jerry 'R: Hanson,,dbirector of Asses sriieiit aradJTaxation, Ex- I Officio.;CounEy`Clerk Doc 97099326 j Rect: 196609 38.00 10/23/1997 10:36:03am DECLARATION OF PROTECTIVE COVENANTS OF APPLEWOOD PARK This Declaration of Protective Covenants is applicable to Lots 1 through 14, APPLEWOOD PARK WIIEREAS, Matrix Development Corporation, hereinafter referred to as Declarant, is Owner in fee simple of certain real property located in the City of Tigard, County of Washington and State of Oregon, known as APPLEWOOD PARK, a duly recorded subdivision. NOW TBEREFORE, the undersigned hereby declares that the following protective covenants, conditions, restrictions, reservations and easements shall run with the land, shall become and are hereby made a part of all conveyances of Lots 1 through 14 within the plat of APPLEWOOD PARK recorded plat Book 113 Page 31-32 u r J~YVa}sphington County, Oregon, and shall by reference apply thereto as fully and with the same effect as if set forth at large Lff`. ARTICLE I f Definitions As used herein, the following capitalized terms shall have the following meanings unless the context of their usage clearly indicates otherwise: Declarant: Matrix Development Corporation, its successors and assigns; Property: The duly recorded plat of APPLEWOOD PARK Lot: Any numbered parcel of land shown upon any recorded plat of the Property, Owner. The owner of record, whether one (1) or more persons of fee simple title to any lot, whether or not subject to any mortgage or trust deed, but excluding those having such interest merely as security for the performance of an obligation. A contract purchaser under a recorded agreement of sale or contract for the sale of real property wherein legal title remains in the vendor thereunder shall be deemed to be the Owner. If title to a Lot is vested of record in a mortgagee, or beneficiary under a deed of trust by foreclosure, the mortgagee or beneficiary shall be deemed to be the Owner of record. 9/17/97 8:43 AM 1 Dwelling: Any structure constructed on a Lot intended to be occupied by one family as a dwelling under applicable zoning and building laws and restrictions. Easements: Those portions of the Property designated as such on the plat and in this Declaration of Protective Covenants which are reserved for a specific limited use or enjoyment. ARTICLE H Annexation of Additional Property Declarant may, from time to time, and at its sole discretion, annex to APPLEWOOD PARK any adjacent property and/or future phases of the development now or thereafter acquired by it, and may also from time to time, and in its sole discretion, permit other holders of adjacent property to annex adjacent land owned by them to APPLEWOOD PARK The annexation of such property shall be accomplished by recording a declaration which shall be executed by or bear the approval of Declarant, and shall describe the property to be annexed, shall establish any additional or different limitations, restrictions, Covenants and conditions, and shall declare that such Property is held and shall be held, conveyed, hypothecated, encumbered, used, occupied and improved subject to these Covenants. The Property included by any such annexation shall thereby become a part of the Property bound by these protective Covenants. ARTICLE III Residential Covenants (1) Use: All lots in APPLEWOOD PARK shall be for single family residential use only. Any permanent multi-family, or communal use is prohibited No business venture shall be conducted in or about any Lot in APPLEWOOD PARK which is designated by exterior signs and creates additional vehicle traffic; except that builders', Declarant's or real estate agents' temporary sales offices or model homes are permitted. (2) Dwelling Size: Every residence constructed shall have a minimum of One Thousand Two Hundred (1,200) square feet of living space and a garage for not less than two (2) automobiles. (3) Exterior Building Materials and Finish: Exterior materials and colors must be approved for use by the Architectural Control Committee in accordance with the provisions of Article IV. The front and street sides of all dwellings shall have double wall construction with approved siding material. The remaining sides may be single wall construction with approved siding material. Roofing material shall be a composition staggered shake shingle of high density, have a 25 year guarantee; and be approved by the Architectural Control Committee. Exterior trim, fences, doors, railings, decks, eaves, gutters and the exterior finish of garages and other accessory buildings shall be designed, built and maintained to be compatible with the exterior of the Dwelling they adjoin. Requirements for fences are specified in Section 15 of this Article. The Architectural Control Committee reserves the right to grant any variance to the minimum requirements to provide for any solar materials, new product or specific design requirements. (4) Easements: Easements for installation and maintenance of utilities and drainage facilities are reserved on Lots as shown on the recorded plat. Within these Easements, no structure, planting or other materials shall be placed or permitted to remain which may damage or interfere with the flow of water through drainage channels in the easements. The Easement area of each Lot and all improvements in it shall be maintained continuously by the Owner of the Lot except for those improvements for which a public authority utility company or maintenance committee or other party is responsible. Each Lot Owner shall be responsible for removal of any fencing or vegetation in the event a utility company makes such a request (5) Maintenance of Dwelling and Grounds: Each Owner shall maintain their Lot and improvements in a clean and attractive condition, in good repair and in such a fashion as not to create a hazard of any kind. Such 9/17/97 8:43 AM ~ 2 maintenance shall include, without limitation, painting or staining, repair, replacement and care of roofs, gutters, downspouts, surface water drainage, walks and other exterior improvements and glass surfaces. In addition, each Owner shall keep shrubs, trees, grass and plantings of every kind neatly trimmed, properly cultivated and free of trash, weeds and other unsightly materials. The provisions of this section include the areas between the property line of any Lot and the nearest curb, including sidewalks and street trees. (6) Animals: No animals, including poultry, shall be raised or kept on any Lot except that dogs, cats or other household pets may be kept, provided they are not raised or kept for commercial purposes and are not permitted to cause damage or discomfort to neighbors and neighboring Lots. As stipulated in paragraph 15 below, all dogs shall be fenced on all sides visible to other properties with wood fencing material. (7) Garbage and Refuse Disposal: No Lot shall be used as a dumping ground for garbage, rubbish or other waste. All garbage and trash shall be kept in sanitary containers and out of public view. (8) Signs: No signs shall be erected or maintained on any Lot, except that "For Sale," "For Lease" or "For Rent" signs may be placed by the Owner, Declarant, Builder or Real Estate Agent, provided such signs are uniform in design and approved by the Architectural Control Committee, and the temporary placement of "political" signs is permissible. "Block Home" signs are also permissible. (9) Parking and Storage of Equipment: Boats, trailers, truck-campers, motor homes, commercial vehicles and like equipment shall be completely screened from view and not be parked or stored on any public ways. Exception is such equipment when not owned by a resident Owner, and shall be allowed to be parked in the driveway servicing a Dwelling or on public streets adjacent thereto for a period not to exceed forty-eight (48) hours in any thirty (30) day period and except further that such equipment may be parked only on that portion of the Lot not located between the street and the front setback line and which is adequately screened, specifically designed for such an additional parking pad, and has been approved by the Architectural Control Committee. (10) Offensive Activities: No noxious or offensive activity or condition shall be permitted upon any part of the Property nor shall anything be done which may be or become an annoyance or nuisance to the neighborhood. (11) Antennas and Service Facilities: No exterior antennas, aerials or satellite dishes larger than 24" shall be permitted on any part of the Property. Clotheslines and other service facilities shall be screened so as not to be a - viewed from the street. (12) Completion of Construction: The construction of any Dwelling, including painting and all exterior finish, shall be completed within eight (8) months from the beginning of construction so as to present a finished appearance when viewed from any angle. In the event of undue hardship due to extraordinary weather conditions, this provision may be extended for a reasonable length of time upon written approval from the Architectural Control Committee. The building area and streets shall be kept reasonably clean and in workmanlike order during the construction period, and the Owner of each Lot shall be responsible for any and all damage to curbs, streets and utilities during construction. (13) Landscape Completion: All front yard and street frontage landscaping must be completed within three (3) months from the completion of the Dwelling thereon. All remaining landscaping to be completed within 1 year of occupancy. In the event of undue hardship due to weather conditions, this provision may be extended upon written approval of the Architectural Control Committee. Landscape completion shall also include provision for adequate surface water drainage to prevent unnecessary discharge onto adjoining Lots. (14) Street Trees: Species and location of street trees are determined by City of Tigard specifications. It is unlawful to move, remove, damage, or prune a tree within their jurisdiction without a permit (15) Fencing: As used herein, fencing shall mean any barrier or wall. Plantings or site obscuring fences shall not exceed four (4) feet in height in the front yard or side Lot line forward of the building lines. Maximum height of site obscuring fences located on the remainder of the Lot are generally six (6) feet in height, and shall comply with City of Tigard ordinance. Aesthetic restrictions are as follows: 9/17/97 8:43 AM 3 3 a) All fences shall be of wood; shall be constructed in "good neighbor". i b) All fences shall be 6 feet in height. C) Any fence constructed on or within two (2) feet of a side or rear lot line shall be considered a JOINT FENCE and shall not be altered, modified or removed without the consent of all adjoining owners. ARTICLE IV ARCHITECTURAL CONTROLS (1) Construction: No structure, including storage shelters, swimming pools, greenhouses, basketball hoops, or remodeling shall be commenced on any Lot until the plans and specifications have been submitted to and approved in writing by the Architectural Control Committee. The intent of this covenant is to insure quality of workmanship and material, harmony of external design with the existing and planned structures as to location with respect to topography and finish grade elevations, and to avoid plan repetition. (2) Procedure: Prior to application for a building permit or commencement of any minor work, Owner shall prepare and submit one set of plans and specifications for the proposed work showing the location of all improvements, materials and colors, and be accompanied by a plot plan showing the location of the improvement on the Lot The Architectural Control Committee shall render its decision, in writing, within ten (10) days after it has received said requested plans. In the event the Committee fails to render its approval or disapproval within twenty (20) working days after plans, specs and plot plan have been submitted to it, approval will be deemed to have been given. (3) Membership - Appointment and Removal: The Architectural Control Committee shall consist of as many as eight (8) persons, but not less than three (3), as the Declarant may from time to time appoint The Declarant may remove any member of the Committee at any time and may appoint new or additional members at any time. The Declarant shall keep on file at its principal office a list of names and addresses of the members of the committee. The powers and duties of the Architectural Control Committee shall cease one (1) year after completion of the construction of all the single-family Dwellings and the sale of said Dwellings to the initial Owner/Occupant on all of the Building sites within APPLEWOOD PARK (4) Liabili : Neither the Declarant, the Architectural Committee nor any of its members shall be liable to any Owner, occupant or tenant, for any loss, damage, cost expense, (including but not limited to attorney fees), liability or prejudice suffered, or claimed, on account of any act or failure to act by the Declarant or the Committee or a member thereof so long as the Declarant or the Committee or member thereof was acting in the ordinary course of their duties as described in this Declaration. In the event suit, action or arbitration is commenced against the Declarant, Architectural Committee or any of its members, to enforce or interpret this Declaration, the prevailing party shall be entitled to recovery of all reasonable attorney fees and costs upon trial or arbitration thereofy as well as upon appeal. (5) Action: Any two (2) members of the Architectural Control Committee shall have power to act on behalf of the Committee, without the necessity of a meeting and without the necessity of consulting the remaining members of the Committee. The Committee may render its decisions only by written instrument setting forth the action taken by the members consenting thereto. (6) Nonwaiver, Consent by the Architectural Control Committee to any matter proposed to it and within its jurisdiction under these Protective Covenants shall not be deemed to constitute a precedent or waiver impairing its rights to withhold approval as to any similar matter thereafter proposed or submitted to it for consent Effective Period of Consent: The Architectural Control Committees' consent to any proposed work shall automatically be revoked one (1) year after issuance of consent unless construction of the work has been 9/17/97 8:43 AM 4 commenced or the owner has applied for and received an extension of time from the Architectural Control Committee. ARTICLE V APPLEWOOD PARK OWNERS COMMITTEE (1) Entry Landscape: Declarant has constructed certain improvements at the entrance to the Property and above Sattler Street and Hall Boulevard for the benefit of all Owners of Lots in APPLEWOOD PARK a) Landscaping and entry monument located within the sign easement area located on Lots 3 and 4. b) Landscaping along Sattler Street, within the landscape easement on Lots 1 through 5, as shown on the map of APPLEWOOD PARK C) A fence or wall within the easement area for such on Lots 1 through 5. d) Trees within the rear yard setback area on Lots 1 through 5. (2) APPLEWOOD PARK OWNERS COMMITTEE: a) As developer and original Owner of all Lots in APPLEWOOD PARK, Declarant shall exclusively exercise all maintenance of entry landscaping, signage, architectural and other duties prescribed under this Declaration of Protective Covenants in Article V, Section 1 a), 1 b) and 1 c) until 80% of the Lots in APPLEWOOD PARK have been conveyed to occupant Owners. As developer and original owner of all Lots in Applewood Park, Declarant shall exclusively exercise all maintenance, including pruning, of the trees within the setback area of Lots 1 through 5 as prescribed under this Declaration of Protective Covenants in Article V, Section 1 d). At such time as Declarant's interest in APPLEWOOD PARK is terminated, Declarant shall cause to be recorded in the records of Washington County, a declaration stating that further controls over such duties ` - ` shall be transferred to the APPLEWOOD PARK Owners Committee (,,AMC), which shall come into existence upon appointment by Declarant of a governing board of supervisors consisting of five homeowners. Copies of t, . such Declaration shall be provided to each Owner of a Lot within APPLEWOOD PARK Such Declaration shall . ;'also provide that Declarant's duties with respect to trees within the setback area of Lots 1 through 5 shall be iransferred to the owners of record of the respective Lots. b) The initial board of supervisors of APOC shall meet within ten (10) days after their appointment by the Declarant and at that time adopt any governing documents, including bylaws, guidelines, procedures, and establish the amount of assessment to be levied to each Lot for the maintenance of the entry monument landscaping, said amount not to exceed $ 100.00 per Lot per year. The board of supervisors for APOC shall determine the legal entity for APOC. c) In the event Declarant is unsuccessful in aiding Owner's organization of the board of supervisors of APOC within 30 days of conveyance of 80% of the Lots, Declarant shall have no further responsrbilities relating to APOC and the APOC board of supervisors shall be organized exclusively by the Owners of Lots within APPLEWOOD PARK Such failure of organization of the APOC board of supervisors shall not affect the existence of APOC or the effectiveness of the Declaration of Protective Covenants. ARTICLE VI GENERAL PROVISIONS (1) Duration and Amendment: These covenants shall run with the land with respect to all property within APPLEWOOD PARK, and shall be binding on all parties and persons claiming under them for a term of twenty (20) years from the date herein, after which time, they shall automatically be extended for successive periods of 9/17/97 8:43 AM S 5 ten (10) years. This Declaration of Protective Covenants can be terminated or amended only by duly recording an instrument which contains an agreement providing for termination or amendment, and which has been signed by at least fifty-one percent (51%) of the Owners of the platted Lots. (2) Enforcement: Should any person violate or attempt to violate any of the provisions of these Protective Covenants, the Declarant or any other person or persons owning any Lots within APPLEWOOD PARK, at its or their option, but without obligation, shall have the full power and authority to prosecute any proceedings at law or in equity against the person or persons violating or attempting to violate any of the Covenants, either to prevent the doing of such or to recover damages sustained by reason of such violation. Failure by any other to enforce any Covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. (3) Severability: Invalidation of any one of these protective covenants shall in no way affect any of the other provisions which shall remain in full force and effect. (4) Limitation of Liability of Declarant: Neither Declarant nor any officer or director thereof shall be liable to any Owner or on account of any action or failure to act of Declarant in performing its duties or rights hereunder, provided that Declarant has, in accordance with actual knowledge possessed by it, acted in good faith. (5) Notice: Any notice required to be sent to any Owner under the provisions of this Declaration of Protective Covenants shall be deemed to have been properly sent when mailed, postage prepaid, to the last known address of the person who appears as the Owner of record at the time of such mailing. IN WITNESS WHEREOF, the undersigned, being the Declarant herein, has hereunto set its hand this r_ day of 74, , 1997. MATRIX VELOP RPO ON D yid . Oringdulph Ptefident STATE OF OREGON ) SS. County of Washington ) On this -4=7 1, day of efk7ALam- 1997, personally appeared DAVID L. ORINGDULPH, who did say that he is the President of MATRIX DEVELOPMENT CORPORATION and that the foregoing instrument was signed and sealed on behalf of Matrix Development Corporation by authority of its Board of Directors. Before L DONNA L, EN~GIDAHL NOTARY PUBLIC - OREGON Notary Public For Oregon COMMISSION NO. 303112 YY COMMISSION EXPIRES JULY 20, 2001 " : • 2' v ' ` My Commission Expires: s/_ ~lT 0,7g onf 9/17/97 8:43 AM 6 J SW OF OREGON O CO~tY of Washington SS I, Jerry R. Hanson, Director of Assess- ment and . Taxation 'and Ex-Officio County Clerk for said county, do'hereby`certify that the within instrument of Writing wa§"received and recorded, in ' bobk' -of- records' of said county,: f.5. Jerry k Hansono--birector of Assessment and Taxation, Ex- Offtcio,Cou* Clerk After recording return to: Doc 98003154 Matrix Development Corporation Re c t : 201125 Plaza 2, Suite 200 01/14/1998 02:36:34pm 13.00 6900 S.W. Haines Street Tigard, OR 97223-2514 AMENDMENT NQ 1 OF DECLARATION OF PROTECTIVE COVENANTS OF APPLEWOOD PARK 1. Declarant recorded a Declaration of Protective Covenants for Applewood park subdivision on October 23, 1997 in the Official Records of Washington County, Oregon as Document No, 97099326 CVeclaration" 2. The Declaration provides, at Article II, that the Declarant may add additional property to Applewood Park subdivision. 3. Declarant has determined to add Applewood Park No. 2 (the "Annexed Property') to the subdivision, consisting of Lots 15 through 79 and Tracts "B" and "C-, Applewtiood Park Phase 2. The Annexed Property is hereby made subject to all tams, covenants, conditions and restrictions of the Declaration, and all of the Annexed Property shall be held, conveyed, hypothecated, encumbered, used, oocapied, and improved subject to the ' Declaration. As a result of this annexation, the Annexed Property is hereby considered to be part of the "Property" as that tern is defined in the Declaration. 4. Article V. Sections (1) bl c), and d) should be amended to include Hall Boulevard and Lots 25 through 32 inclusive, Lots 45 through 47 inclusive and Lot 79 as shown on the map of APPLEWOOD PARK NO, 2. 5. As provided in Article 11 of the Declaration, upon recording of this Anmdmeai, the Annexed Property shall be subject to all terms and conditions of the Declaration. DATED this,?-Y day ofD ir,1997. MATRIX D TION By. Ernest E. Platt, Vicb President STATE OF OREGON ) ) SS. County of Washington ) This instrument was acknowledged before me on v 1997 by Ernest:E. Platt as Vice President of Matrix Development Corporation. OlFAM UK OTARY PUBLI OR OREGOW/ DONNA L ENODAHL NOTARY PUBLIC - OREGON My Commission Expires: COMMISSION NO. 303112 MY COMMISSION EXPIRES JULY 20 2001 1111~11 -1 DEC-03 96.13:47 FRCM:WqSH Co VEY011 583-661-2909 TO: 599 9U908 PAGE:02,02 SUBDIVISION PLAT NAMING. i I request that the Washington County Surveyor's Office reserve the follgwing subdivision name. PLUM CFEEK M A P 4 -r" Lar 1,3 O. 3300 200 Section, Township and Range 2S1 In city or county Beavertr Surveyor W & H Pacific I understand that if the name is not used within two years, it will be automatically cancelled. Name, address and telephone number of person reserving plat nave. Tarxl YrjC . Vl w =s nt Matrix Develognent Corporation Playa 7 al tQ 9BO_ 6900 SW Haines Street Tigard. OR 97223 620-8080 Ext. 208 10/14/97 Signature Date = /%/n Nave approved by: / Washington County Surveyor's Office 72'LO 0~Q yar,e JVL -V r it) Lz?:.JG r r'.Vr'i: WH;.rYt l,rl :7UK.`/t r Jf-' JkJJ -GUI 'LJUj V; JZX-fUcJ7YJYJ n`+~• ~i - i Jul-07-98 12:12P ~D: LAI~~Y yo,~ P-02 WASHINGTON COUNTY LAND USE AND T1tANSPORTATION SURVEYOR'S OFFICE ~V~DZYZ~iZ-t]r1~T p~~ 11t.~1l~Z~G~ i request that the Washington County 6urvey0r24 Ofnce reserve the following subdivision name: PROPOSED NAME Or 1101VIS1ON. CHERRY TREE. AP-AND-TAX LOT NUMOEA: 2Si 4BB-100 C Y JU01155iCT*N 111YhIch CitV?)., OA TIGAAD COUNTY JUNISViCnON: WASHINGTON SURVEYOR'S NAME: WRG DESIGN INC. OWNER'S NAME: MATRIX DEVELOPMENT CORP. I understand that if the name is not used within two years, it .will be automatically canceled. LARRY A. YORK Name of person reserving name- 74 rix nexeloament Corporation Address•_ izLa.za 2, sut 0, 900 SW Haines St. Tigard, OR 97223 - .~e 2 Telephone number: 620-8080- X.- 208 Fax number: Signature: Date; 7/7/98 Larry A. ark Name approved Wsshingron County Surveyor's Orrica 166 North F"t Avenue. Sidle 350-15 Hiffabero. OR 97123 fir: 681-2909 9:%5 W AAC01SU4V CV tw15NAAE1 SU@NAME.00C. CHERRY TREE PLANNED DEVELOPMENT PRELIMINARY WATER QUALITY CALCULATIONS Impervious Area Streets = 1.45 acres or 63,162 SF Bldg. Footprint: 28'x36'= 1008 SF Miscellaneous: 492 SF Total: 1500 SF/Residential Lot 69 Residential Lots x 1500 SF= 103,500 SF Total Impervious Area: 166,662 SF Approximate WQ Pond Volume (Required) .03 x 166,662 SF = 5,000 cuff Actual WQ Pond Volume 5,222 cuff Result Five (5) foot water quality pond with one (1) foot of freeboard MAT 004- Cherry Tree page 1 Preliminary Water Quality Calculations Date: 17 August, 1998 Prepared By: TJM Reviewed: JC r• ' August 10, 1998 „l CITY OF TIGARD David Rehfeld OREGON WRG Design, Inc. 10450 SW Nimbus Avenue Portland, OR 97223 RE: Notice of Incomplete Submittal - Cherry Tree Subdivision (SUB 98-0010) Dear Mr. Rehfeld: The City received your application materials for the Cherry Tree Subdivision/Planned Development at SW Walnut Street and SW Barrows Road on July 24 and August 6, 1998 . Based on a preliminary review of these materials, staff has determined that your submittal is incomplete for the purposes of proceeding with the land use review. The following clarifications and additional information are required before staff can consider your application complete and begin the review: 1. Traffic study. The City has received 12 copies of your traffic study per our telephone conversation. The City will distribute ten of these to Staff and the Planning Commission, keeping two copies on file for public viewing. Please submit an executive summary (14 copies) for insertion into the remaining copies of your application. The executive summary should include a footnote explaining that the complete traffic study is available for inspection at City Hall from Monday to Friday between 8:00 AM and 4:30 PM. 2. Details of any proposed restrictions or covenants; 3. Evidence that the subdivision plat name has been approved and reserved by the Washington County Recorder's Office; 4. Downstream analysis that addresses the impact of the proposed development on downstream storm water conditions. The study should consider the impacts of a 25-year storm event. 5. Preliminary water quality calculations. 6. Clarify off-site destination of stormwater. 7. Preliminary street profiles. Once the required information has been submitted, staff will deem the application complete and begin the review process. An application will be reviewed for compliance with all standards in effect at the time the application is submitted (ORS 215.428(3). 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 age of 2 The 120-day statutory time limit to render a decision on a land use application is from the date the application is accepted as complete by the City (ORS 215.428(1). If you have any questions about the information contained in this letter, please feel free to contact me at 503-639-4171 ext. 315. Sincerely, k --I-- 2~t M. J. Roberts Associate Planner iAcurp1n\mjr\sub\sub98-10. inc c: SUB 98-0010 land use file 8/10/98 David Rehfeld, WRG Design Inc. Page 2 of 2 Re: SUB 98-0010, Letter of Incomplete Submittal 08/11/98 10:26 e503 684 7297 CITY OF TIGARD lih001 * ACTIVITY REPORT TRANSMISSION OR T%/R% NO. 6064 CONNECTION TEL 503 603 9944 CONNECTION ID START TIME 08/11 10:25 USAGE TIME 00'54 PAGES 2 RESULT OR August 10, 1998 _en _Clr~ CITY OF TIGARD David Rehfeld OREGON WRG Design, Inc. 10450 SW Nimbus Avenue Portland, OR 97223 RE: Notice of In S mitt - Ch-- Tr vi ion B - 10 Dear Mr. Rehfeld: The City received your application materials for the Cherry Tree Subdivision/Planned Development at SW Walnut Street and SW Barrows Road on July 24 and August 6, 1998 . Based on a preliminary review of these materials, staff has determined that your submittal is incomplete for the purposes of proceeding with the land use review. The following clarifications and additional information are required before staff can consider your application complete and begin the review: 1. -Traffic study. The City has received 12 copies of your traffic study per our telephone conversation. The City will distribute ten of these to Staff and the Planning Commission, keeping two copies on file for public viewing. Please submit an executive summary (14 copies) for insertion into the remaining copies of your application. The executive summary should include a footnote explaining that the complete traffic study is available for inspection at City Hall from Monday to Friday between 8:00 AM and 4:30 PM. 2. Qgtalls o an r ' tions or covenants; 3. Evidence that the subdivision plat name has been aRnroved and reserved by the Washington-.County Recorder's Office; n~~r~~lf`~ per'- _ ` ~~g$ I~ E S I G N I N C. Al., A _~~~b~E►~T TRANSMITTAL M.J. Roberts, Associate Planner City of To: Tigard Date: August 4, 1998 Department of Community Development Project: Cherry Tree PUD 13125 SW Hall Blvd. Tigard, Oregon 97223 WRG#: MAT 003 David Rehfeld, Senior Planner/Landscape From: Architect Case/File#: Please, notify us at (503) 603-9933 if there are any problems receiving this transmission Transmitting: Via: For Your: Attached Mail ❑x Review & Comment O Separate Cover D Messenger O As Requested O Number of Pages Including Cover O Fed-Ex D Information/File Copies Description 12 Traffic Impact Study COMMENTS: At your request, we are submitting twelve (12) copies of the Traffic Impact Study Per our telephone conversation, you will be wrapping up your completeness review in the next few days. If we need to submit a public services impact analysis, we will be notified by your Department and it Should you have any further questi or c cerns, please contact me directly @ 603-1649 Thank you. Rehfeld, ASLA/AICP 7 J ADATANATOWWORDURANS#9. DOC Planners Engineers Landscape Architects Surveyors o 0 10450 SW Nimbus Ave., Portland, OR 97223 0 (503) 603-9933 0 (503) 603-9944 (fax) o Signed: J:\DATA\MAT004\WORD\TRANS#9. DOC ~r TRAFFIC IMPACT for the Cherry Tree Single Family Residential Development Tigard, Oregon Prepared for: Matrix Development Corporation 6900 Haines Street Plaza 2, Suite 200 Tigard, OR 97224 Prepared by Douglas B. McCollum, P.E. 2224 N. E. 11 th Avenue Portland, Oregon 97212 (503) 249-5043 _ OIL August 1, 1998 Project No.: 803.00 August 1, 1998 Cherry Tree Single Family Residential -Tigard, Oregon TABLE OF CONTENTS EXECUTIVE SUMMARY 1 INTRODUCTION ............................................................4 PROJECT DESCRIPTION SCOPE OF THE REPORT EXISTING CONDITIONS 6 SITE CONDITIONS AND ADJACENT LAND USES TRANSPORTATION FACILITIES TRAFFIC VOLUMES TRAFFIC IMPACT ANALYSIS 9 DEVELOPMENT PLANS TRIP GENERATION TRIP DISTRIBUTION AND ASSIGNMENT TOTAL TRAFFIC OPERATIONS/LEVELS OF SERVICE YEAR 2017 ROADWAY NETWORK AND TRAFFIC IMPACT CONCLUSIONS AND RECOMMENDATIONS 18 REFERENCES ............................................................19 APPENDIX A: LEVEL OF SERVICE WORKSHEETS 20 ii- August 1, 1998 Cherry Tree Single Family Residential Tigard, Oregon LIST OF FIGURES 1. Site Vicinity Map 3 2. Site Plan 5 3. Existing Peak Hour Traffic . 8 4. Site Generated Traffic 11 5. Total Traffic 12 6. Year 2017 Roadway Network 14 7. Year 2017 Peak Traffic 15 - iii- August 1, 1998 Cherry Tree Single Family Residential Tigard, Oregon LIST OF TABLES 1. Existing Peak Hour LOS 7 2. Estimated Trip Generation 10 3. 1997 Peak Hour LOS 13 4. 201 Peak Hour LOS 16 5. Left Turn Lane Warrant Analysis 16 6. Signal Warrant Analysis 17 iv- August 1, 1998 Cherry Tree Single Famiy Residential Tigard, Oregon EXECUTIVE SUMMARY Matrix Development Corporation is proposing to develop a 68 unit single family residential development northeast of SW Barrows Road at Walnut Street in Tigard, Oregon (See Figure 1). The project will be developed in a single phase beginning in the Winter/Spring of 1998/99. Access to the site will be provided via two public access roadways to Walnut Street, including the extension of Northview Drive into the site. Ultimately, the sites internal roadway will connect to the existing roadway system to the north of the site via a stubbed connection. This connection will be made by way of future off site development of properties to the north. This report addresses traffic related impacts of the proposed development. Specific traffic related issues discussed in this report include: • Existing traffic conditions in the project area. • . Trip characteristic estimates for the proposed site development. • The weekday peak hour impact at the intersection of SW Barrows Road and Walnut Street The following summarizes the key analysis findings: Existing Conditions • All intersections within the study area currently operate at acceptable levels of service during the evening peak hour. Traffic Impact of the Proposed Project • At build-out the proposed development will generate approximately 724 trips on a typical weekday. During typical weekday a.m. and p.m. peak hours, the development will generate approximately 57 and 76 trips, respectively. • With the addition of site generated traffic on background traffic levels all study area intersections will continue to operate at acceptable levels of service. 1 Introduction August 1 1998 Cherry Tree Single Family Residential Tigard, Oregon • Under estimated year 2017 traffic network and volume conditions, all study area intersections will continue to operate at acceptable levels of service. • Under total traffic conditions the left turn warrant as described in Highway Research Record 211 is not met. • Under total traffic conditions the traffic signal warrants as described in The Manual on Uniform Traffic Control Devices (MUTCD) is not met. • The impact of site development requires no offsite mitigation. 2 Introduction (NOT TO $C/LE) 4 m r ~ o S 0 - Site pSIP 0``~ Vd alr\ut Street ~aa Fig 1 Site Vicinity Map Cherry Tree Residential Development August 1 1998 Cherry Tree Single Family Residential Tigard, Oregon INTRODUCTION PROJECT DESCRIPTION Figure 2 illustrates the site plan for the proposed development. As indicated in the figure, the development would include 68 single family residential lots. SCOPE OF THE REPORT This report addresses traffic related impacts of the proposed development. Specific traffic related issues discussed in this report include: • Existing traffic conditions in the project area. • Trip characteristic estimates for the proposed site development. • The weekday peak hour impact at the intersection of SW Barrows Road/Walnut Street This report has been prepared in accordance with guidelines and scope set forth by the City of Tigard, Oregon. 4 14 "1jOn \q~. O S a ~ -~p 0~ 41, 0% u N - j s - - w rn ' I l" ~_-Y omr aV: 01 A /7 Q 1 I O I I oo J I Q~ I N I I L. I N I WO I W S~ - 0 J - Fig 2 Site Plan Cherry Tree Residential Development i • August 1, 1998 Cherry Tree Single Family Residential Tigard, Oregon EXISTING CONDITIONS SITE CONDITIONS AND ADJACENT LAND USES The proposed site is located northeast of Barrows Road at Walnut Street in Tigard, Oregon. The site is currently undeveloped. The site is located within a developing area of Tigard. It is estimated that by the year 2017 the area will be fully developed. TRANSPORTATION FACILITIES Access to the site will be provided via two public access roadways from Walnut Street, including the extension of Northview Drive into the site. Ultimately, the sites internal roadway system will connect to the existing roadway system to the north of the site via a stubbed connection. This connection will be made by way of future off site development of properties to the north. Walnut Street adjacent to the site is a three lane roadway serving a large residential area east of Barrows Road and the site. Walnut Street is STOP controlled at Barrows Road. Northview Drive is a two lane local street serving as access to the Castle Hill subdivision south of the site. Northview Drive is STOP controlled at Walnut Street. TRAFFIC VOLUMES AND PEAK HOUR OPERATIONS Because the greatest total traffic demand on the street system surrounding the site occurs during the weekday peak hours, analyses in this report were based on these time periods. Existing PM peak hour traffic volume counts were conducted in June and July of 1998. The existing PM peak hour volumes are shown in Figure 3. Given the exceptional operating characteristics of the area intersections under PM peak hour conditions, AM peak hour analyses (lower background traffic volumes) is deemed unnecessary. PEAK HOUR OPERATIONS To assess the traffic conditions at intersections in the study area, a Level of Service (LOS) analysis was conducted for each study area intersection for the evening peak hour conditions. LOS is a concept developed by the transportation engineering profession to quantify the degree of comfort with regard to delay afforded to drivers as they travel through an intersection or roadway segment. LOS is expressed as a letter 6 i August 1, 1998 Cherry Tree Single Family Residential Tigard, Oregon grade that ranges from "A", indicating that vehicles experience little, if any, delay , to "F" indicating that drivers will experience significant delay. The results of the level of service analysis are given in Table 1. As shown in the table, all of the study area intersections operate at acceptable levels of service under current traffic volume conditions. Table 1 Existing PM Peak Hour Levels of Service Intersection Stop Controlled Critical Movement Delay secs LOS SW Barrows/Walnut Westbound Left 9.6 B 7 Now A NORTH (NOT TO SCALE) J m } Q' W `n 5 a 0 Site ^r$ ;,0 Walnut Street ~o stiO Fig 3 Existing Traffic Volumes 5`N Cherry Tree Resldentlal Development August 1, 1998 Cherry Tree Single Family Residential Tigard, Oregon TRAFFIC IMPACT ANALYSIS The impact of traffic generated by the proposed residential development during the weekday peak hour periods were analyzed as follows: Based on the number of proposed single family residential lots, weekday p.m. and a.m. peak hour trips were estimated for full build-out . Predicted site generated traffic was added to the existing background traffic volumes to determine the level of operations at key intersections in the site vicinity and at the main site access. Left turn lane warrants were evaluated for the intersection of Walnut Street with the sites east access roadway. Signal warrants were evaluated for the intersection of Walnut Street and Barrows Road. A detailed discussion of the analysis methodology and results form the remainder of this report. PROPOSED DEVELOPMENT PLANS The traffic impact analysis assumes development of 68 single family residential lots in a single development phase. TRIP GENERATION The trip generation for the proposed residential development was calculated using data developed from empirical observations at other similar developments summarized in a standard reference manual Trip Generation, 5th Edition, published by the Institute of Transportation Engineers. Table 2 shows the estimated daily and weekday a.m. and p.m. peak hour trip generation characteristics for the proposed residential development. 9 August 1, 1998 Cherry Tree Single Family Residential Tigard, Oregon Table 2 Trip Generation Estimates Land Use No. of Daily A.M. Peak Hour P.M. Peak Hour Units Trips In Out Total In Out Total Single Family 68 724 15 42 57 49 78 76 Residential TRIP DISTRIBUTION/ASSIGNMENT ANALYSIS The distribution of site generated trips onto the roadway system within the study area was estimated through examination of existing traffic distribution characteristic for Walnut Street (serving residential area east of site). Based on this examination, it is estimated that 60 percent of site generated traffic will distribute to and from northeast of the site on Barrows Road, that 30 percent of site traffic will distribute to and from southwest of the site on Barrows Road, and that 10 percent of site traffic will distribute to and from the east on Walnut Street. The sites estimated assignment of trips is shown in Figure 4. TOTAL TRAFFIC VOLUMES/OPERATIONAL ANALYSIS Total traffic volumes at study area intersections were estimated by adding the site generated traffic shown in Figure 4 to the existing traffic volumes shown in Figure 3 that has been factored by a growth rate of 3.5% to reflect one year of background traffic growth on Barrows Road. (A growth rate of 3.5 percent per year corresponds with the estimated year 2017 traffic volumes recently identified as part of the Murray Scholls Town Center master planning effort currently underway) Figure 5 illustrates the estimated total traffic volumes at study area intersections. A level of service analysis was then conducted for each intersection in the study area. Tables 3 summarizes the results of the analyses. As the tables show, all intersections are projected to continue to operate at acceptable levels of service during the week day peak hours under full- build site conditions. 10 A NORTH (NOT TO p SCALE) J m 111 Q 3 J~ V I 26 <5 LO 18 two, ~1* P'Site m 'Y6 A- O~J ~ B ~ Walnut Street ~o o"Osvo Fig 4 Site Generated Traffic Cherry Tree Residential Development A NORTH (NOT TO p SCALE) J C7 } Ill 5 0 h CV t Site S2 •41 Walnut Street O r~ off' eA~~~~s~o 5'N Fig 5 Total Traffic I Cherry Tree Residential Development Auqust 1, 1998 Cherry Tree Single Family Residential Tigard Oregon Table 3 Total Traffic Peak Hour Level of Service Intersection STOP Controlled Critical Movement De/ secs LOS 11.7 C SW Barrows/Walnut Westbound Left YEAR 2017 IMPACT Based on the current planning effort being conducted for the Murray Scholls Town Center Master Plan, the most current streets network development scenario is shown in Figure 6. Under this scenario Murray Boulevard would be extended to the south from Scholls Ferry Road to Barrows Road at Walnut Street. Murray Boulevard between Scholls Ferry Road and Barrows Road would be developed as a three lane roadway. In addition, the northern terminus of Barrows road would be realigned to the west connecting to Scholls Ferry Road at Davies Road. SW Barrows Road is to be developed as three lane roadway. The proposed site would link with the newly extended Murray Boulevard to the west. Figure 7 depicts estimated p.m. peak hour traffic volumes for site area intersections based on the traffic forecasting efforts developed through the Murray Scholls Town Center Master Plan planning effort. Table 4 indicates the projected level of service for study area intersections under projected year 2017 volume conditions. As shown in Table 4, study area intersection will continue to operate at acceptable levels of service through the year 2017. (Note: Barrows Road at Walnut Street would operate at LOS F during the highest peak hour and LOS E during the second highest peak hour. This operating condition represents an acceptable level of service according to METRO'S new LOS guidelines for town center areas). 13 /V NORTH (NOT TO SME) Q m K K h S O 3 N PP QF' ~a~PO SN 2017 Roadway Pattern Fig 6 CherryTree Residentlal Development Idol. NORTH (NOT TO SCALE) J m } X cD Q C W Q y~ 7 ~~v r '1 . 9 Fig 7 2017 Traffic Volumes Cherry Tree Residential Development August 1, 1998 Cherry Tree Single Fatuity Residential Tigard, Oregon Table 4 Year 2017 PM Peak Hour Levels of Service Intersection Signalized l//C Delay (secs) F LOS SW Barrows/Walnut 1" Highest Hour 1.105 69.7 F 01 Highest Hour 0.939 41.3 E Left Turn Lane Warrant Analysis Walnut Street along most of the sites frontage has already been developed as a three lane facility which provides a left turn refuge lane to serve left turning movements for the proposed primary site access at Northview Drive. However, Walnut Street narrows by four feet as it approaches the proposed site access to the east. At the east access to the site, Walnut Street provides one lane in each direction, a 6 to 8 foot wide painted median, and bike lanes. To determine the need for a full width left turn lane on Walnut Street to serve the east site access under total 1999 traffic conditions (with site developed and occupied), peak hour through traffic volumes along with the estimated left turn demand were analyzed based on a left turn lane warrant analysis methodology described in Highway Research Record 211. The analysis evaluated the need for a left turn lane based on the percentage of left turning vehicles in the approaching traffic volume stream versus the volume of traffic in the opposing traffic stream. Based on this analysis procedure, the warrant is not satisfied under total peak hour traffic conditions. Table 5 shows the analysis parameters for the intersection of SW Barrows Road and Springbrook Lane under total traffic volume conditions. Table 5 LEFT TURN LANE WARRANT ANALYSIS Intersection P.M. Peak Hour Vo VA LT in VA Warrant Met Walnut/East Site Access 170 160 11.25% No Vo = Volume Opposing VA = Volume Approaching LT in VA = Percentage of Left Turns in Volume Approaching 16 August 1, 1998 Cherry Tree Single Family Residential Tigard Oregon Signal Warrant Analysis An investigation was conducted to evaluate the need for providing signalization at the intersection of Barrows Road and Walnut street. This investigation is based on signal warrant analysis measures as provided in the Manual on Uniform Traffic Control Devices. The Volume Warrant (Warrant 1) and the Interruption of Continuous Flow Warrant (Warrant 2) are both based on the eight highest hour conditions. In addition, the Peak Hour Warrant (Warrant 11) was utilized for this single warrant investigation. Typically the eighth highest hour condition for collectors and arterials range from 65 to 75 percent of the evening peak hour volumes. For the purpose of this analysis a factor of 70 percent was applied. The results of the analysis are shown in Table 6. As shown in the table, no signal warrants are met under full build conditions. Table 6 Signal Warrants -1999 Full Build Conditions SW Barrows Road/Walnut Street Name of Warrant Volumes Warrant Met? Warrant Esttmate.of 8th Highest Hour Ma'or Minor Ma major inor Minimum 500 200 400 1,20 No Volume Interruption of 750 100 4OQ 120 No Continuous Flow Peak Hour 1350 170 570 170 No 17 August 1, 1998 Cherry Tree Single Family Residential Tgard, Oregon CONCLUSIONS AND RECOMMENDATIONS The following summarizes the key analysis findings that resulted from the analysis of the traffic impacts resulting from the development of the proposed 70 unit single family residential development. Existing Conditions • All intersections within the study area currently operate at acceptable levels of service during the evening peak hour. Traffic Impact of the Proposed Project • At build-out the proposed development will generate approximately 724 trips on a typical weekday. During typical weekday a.m. and p.m. peak hours, the development will generate approximately 57 and 76 trips, respectively. • With the addition of site generated traffic on background traffic levels all study area intersections will continue to operate at acceptable levels of service. • Under estimated year 2017 traffic network and volume conditions, all study area intersections will continue to operate at acceptable levels of service. • Under total traffic conditions the left turn warrant as described in Highway Research Record 211 is not met. • Under total traffic conditions the traffic signal warrants as described in The Manual on Uniform Traffic Control Devices (MUTCD) is not met. • The impact of site development requires no offsite mitigation. 18 August 1 1998 Cherry Tree Single Family Residential Tigard, Oregon References 1. Transportation Research Board, Highway Capacity Manual, Special Report No. 209, 1994. 2. Institute of Transportation Engineers, Trip Generation Manual: Fifth Edition, 1990. 3. Murray Scholls Town Center Master Plan, Draft Report Under Construction, June 1998 4. Transportation Research Board, Research Record 211, 1967 5. Federal Highway Administration, Manual on Uniform Traffic Control Devices, 1989 19 August 1 1998 Cher Tree Single Fami Residential Tigard, Ore on Appendix "A" Level of Service Worksheets 20 MITIG8 Sat Aug 1, 1998 19:20:50 Page 1-1 Level Of Service Computation Report 1985 HCM Operations Method (Base Volume Alternative) Intersection #2 Walnut/Barrows 2017 2nd Highest Peak Cycle (sec): 120 Critical Vol./Cap. (X): 0.939 Loss Time (sec): 12 Average Delay (sec/veh): 41.3 Optimal Cycle: 147 Level Of Service: E Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I--------------- Control: Protected Protected Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 0 1 0 1 0 0 1 0 1 0 0 1 0 I--------------- Volume Module: Base Vol: 260 335 335 200 320 160 100 255 175 270 115 80 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 260 335 335 200 320 160 100 255 175 270 115 80 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 260 335 335 200 320 160 100 255 175 270 115 80 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 260 335 335 200 320 160 100 255 175 270 115 80 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Final Vol.: 260 .335 335 200 320 160 100 255 175 270 115 80 Saturation Flow Module: Sat/Lane: 1800 1800 1800 1800 1800 1800 1800 1800 1800 1800 1800 1800 Adjustment: 0.95 1.00 0.85 0.95 0.95 0.95 0.95 0.94 0.94 0.95 0.94 0.94 Lanes: 1.00 1.00 1.00 1.00 0.67 0.33 1.00 0.59 0.41 1.00 0.59 0.41 Final Sat.: 1710 1800 1530 1710 1140 570 1710 1003 689 1710 998 694 I--------------- Capacity Analysis Module: Vol/Sat: 0.15 0.19 0.22 0.12 0.28 0.28 0.06 0.25 0.25 0.16 0.12 0.12 Crit Moves: Green/Cycle: 0.16 0.30 0.30 0.16 0.30 0.30 0.15 0.27 0.27 0.17 0.29 0.29 Volume/Cap: 0.94 0.62 0.73 0.73 0.94 0.94 0.40 0.94 0.94 0.94 0.40 0.40 I--------------- 11--------------- 11--------------- 11---------------~ Level Of Service Module: Delay/Veh: 65.1 29.0 32.5 42.8 49.5 49.5 35.7 52.3 52.3 64.2 26.2 26.2 Delay Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 ProgAdjFctr: 1.00 0.85 0.85 1.00 0.85 0.85 1.00 0.85 0.85 1.00 0.85 0.85 AdjDel/Veh: 65.1 24.6 27.7 42.8 42.1 42.1 35.7 44.5 44.5 64.2 22.3 22.3 Queue: 11 10 11 7 19 19 3 17 17 12 5 5 Traffix 6.8.0113 (c) 1997 Dowling Assoc. MITIG8 qat Aug 1, 1998 19:18:49 Page 1-1 Level Of Service Computation Report 1994 HCM Unsignalized Method (Base Volume Alternative) Intersection #2 Walnut/Barrows Total PM Traffic Average Delay (sec/veh): 2.6 Worst Case Level Of Service: C Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I--------------- II--------------- II--------------- ~I---------------~ Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 Volume Module: Base Vol: 0 165 72 88 245 0 0 0 0 118 0 52 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1_,00 Initial Bse: 0 165 72 88 245 0 0 0 0 118 0 5.2 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.9-0 0.90 0.90 PHF Volume: 0 183 80 98 272 0 0 0 0 131 0 58 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol.: 0 183 80 98 272 0 0 0 0 131 0 58 I--------------- Adjusted Volume Module: Grade: 0% 001 00-0 00 , Cycle/Cars: xxxx xxxx xxxx xxxx xXXX xxxx xxxx xxxx % Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx PCE Adj: 1.10 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10 Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol.: 0 183 80 108 272 0 0 0 0 144 0 64 I--------------- 11--------------- 11--------------- I Critical Gap Module: MoveUp Time:xxxxx xxxx xxxxx 2.1 xxxx xxxxx xxxxx xxxx xxxxx 3.4 xxxx 2.6 Critical Gp:xxxxx xxxx xxxxx 5.0 xxxx xxxxx xxxxx xxxx xxxxx 6.5 xxxx 5.5 I--------------- 11--------------- Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 263 xxxx xxxxx xxxx xxxx xxxxx 593 xxxx 223 Potent Cap.: xxxx xxxx xxxxx 1284 xxxx xxxxx xxxx xxxx xxxxx 480 xxxx 1067 Adj Cap: xxxx xxxx xxxxx 1.00 xxxx xxxxx xxxx xxxx xxxxx 0.92 xxxx 1.00 Move Cap.: xxxx xxxx xxxxx 1284 xxxx xxxxx xxxx xxxx xxxxx 440 xxxx 1067 11--------------- Level Of Service Module: Stopped Del:xxxxx xxxx xxxxx 3.0 xxxx xxxxx xxxxx xxxx xxxxx 11.7 xxxx 3.6 LOS by Move: * * * A * * * * * C * A Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * ApproachDel: 0.0 0.9 0.0 9.2 Traffix 6.8.0113 (c) 1997 Dowling Assoc. MITIG8 Sat Aug 1, 1998 19:16:15 Page 1-1 Level Of Service Computation Report 1994 HCM Unsignalized Method (Base Volume Alternative) Intersection #2 Walnut/Barrows Existing PM Peak Traffic Average Delay (sec/veh): 2.1 Worst Case Level Of Service: B Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R ---------------II--------------- ---------------I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 ---------------I Volume Module: Base Vol: 0 160 55 57 236 0 0 0 0 106 0 35 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 160 55 57 236 0 0 0 0 106 0 35 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 PHF Volume: 0 178 61 63 262 0 0 0 0 118 0 39 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol.: 0 178 61 63 262 0 0 0 0 118 0 39 I---------------- ---------------II--------------- ---------------I Adjusted Volume Module: Grade: 0% Oc 0% 0% Cycle/Cars: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 'ruck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx PCE Adj: 1.10 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10 Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol.: 0 178 61 70 262 0 0 0 0 130 0 43 I--------------- II--------------- ---------------I Critical Gap Module: MoveUp Time:xxxxx xxxx xxxxx 2.1 xxxx xxxxx xxxxx xxxx xxxxx 3.4 xxxx 2.6 Critical Gp:xxxxx xxxx xxxxx 5.0 xxxx xxxxx xxxxx xxxx xxxxx 6.5 xxxx 5.5 I II--------------- II ---------------I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 239 xxxx xxxxx xxxx xxxx xxxxx 534 xxxx 208 Potent Cap.: xxxx xxxx xxxxx 1319 xxxx xxxxx xxxx xxxx xxxxx 520 xxxx 1086 .Adj Cap: xxxx xxxx xxxxx 1.00 xxxx xxxxx xxxx xxxx xxxxx 0.95 xxxx 1.00 Move Cap.: xxxx xxxx xxxxx 1319 xxxx xxxxx xxxx xxxx xxxxx 492 xxxx 1086 I II--------------- II II---------------I Level Of Service Module: Stopped Del:xxxxx xxxx xxxxx 2.9 xxxx xxxxx xxxxx xxxx xxxxx 9.6 xxxx 3.4 LOS by Move: * * * A * * * * * B * A Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * ApproachDel: 0.0 0.6 0.0 8.1 'rraffix 5 . 8 . 01 11 (t-; 1997 DoWlir_g Assoc. ID E S I G N I N C. 23 July, 1998 Ms. Julia Hajduk, Associate Planner Department of Community Development City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Cherry Tree (a.k.a. Castle Hill IV) Planned Development WRG# MAT 004 Dear Julia: Today we are submitting the development application for the Cherry Tree Planned Development within the City Tigard. As per our recent telephone conversation, the City will accept the application .without the forthcoming traffic impact study. WRG Design anticipates that study to be complete and ready for submission to the City , in the form of an addendum to this application, within the next three weeks. Also, while brief and covered in other parts of the application, I believe we have sufficiently addressed the limited, if non-existent, impacts that this project will have on public facilities and services. At the earliest point of your review, you conclude otherwise, please notify me. I will then prepare a more thorough and formal public facilities impact study and will include it along with the traffic study when that is submitted. Other than these two matters, I'm sure you will find the development application to be thorough and more than adequate in order to start your review. I look forward to working with you to gain your Department's favorable support for this project and the approval from the Planning Commission and Council that should follow. C rdially, e el AS Landscape A chitect/Se~ii lanner WRG Design Cc: Mark Dane, WRG, Design Jeff Curran, WRG Design Larry York, Matrix Development Planners Engineers Landscape Architects Surveyors o 51 10450 SW Nimbus Ave., Portland, OR 97223 IN (503) 603-9933 0 (503) 603-9944 (fax) DO E S I G N I N C. TRANSMITTAL To: Julia Hadjuk, Associate Planner Date: July 23, 1998 City of Tigard Project: 13125 SW Hall Blvd. Tigard, Oregon 97223 WRG#: MAT 004 From: David Rehfeld, Landscape Architect Case/File#: Cherry Tree Please, notify us at (503) 603-9933 if there are any problems receiving this transmission Transmitting: Via: For Your: ❑ Attached O Mail ❑ Review & Comment 0 Separate Cover ❑ Messenger As Requested C3 Number of Pages Including Cover O Fed-Ex O Information/File Copies Description 24 Development Application for Cherry Tree 2 Full-Sized Preliminary Plan Sets COMMENTS: D d Rehfeld, AS AICP J1DATANAT004MORDURANS0. DOC Planners Engineers Landscape Architects Surveyors o o 10450 SW Nimbus Ave., Portland, OR 97223 12 (503) 603-9933 ® (503) 603-9944 (fax) 9 S6L8 9~ oo~v EfLW:::R E&E D E S 1 G N I N C June 12, 1998 TIGARD CITY OF 13125 SW Hall Blvd TigardOR97223 RE: Proposed Development at SW Barrows Road and SW Walnut Street Dear Interested Party: WRG Design, Inc. Is representing the owner of the property located at SW Barrows Rd. And SW Walnut St. tax lot map 2S 104 BB tax lot 100. We are considering proposing a 71 lot Planned Unit Development at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss this proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on July 2, 1998 at: City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 7 P.M. Please notice that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal to the City. We look forward to more specifically discussing the proposal with you. Please call me at WRG Design, Inc. At 603-9933 if you have any questions. Sincerely, 7 Design, Inc. effrey Curran Project Manager Planners Engineers Landscape Architects Surveyors ■ 10450 SW Nimbus Ave., Portland, OR 97223 ■ (503) 603-9933 ■ (503) 603-9944 (fax) ■ 06/11/98 16: 11 IY503 684 T287 CITY OF TIGARD 9001/005 FAX TRANSMITTAL. Date June 11, 1998 RECEIVED PLANNINO Number of pages Including cover sheet 6 JUN 17 1998 CITYOFTWM To: Shelby From: Amanda Dorland Co: WRG Design Co: City of Tigard Fax 9: 603-9944 Fax 684-7297 Ph 639-4171. Ext. 313 SUBJECT: Room Use Application MESSAGE: k1 MWAX,00T YV1t~TU~ • 0 S~ AMEBIC 4~4 9~ First American Title Insurance Company of Oregon An assumed business name of TITLE INSURANCE COMPANY OF OREGON WRG DESIGN, INC. June 11, 1998 ATTN: SHELBY 10450 SW NIMBUS AVE, SUITE RA PORTLAND, OR 97223 We appreciate this opportunity to be of service to you. If you have any questions regarding this report, please call: SCOTT 790-781714 1 5 yl!•I~~` ~'j~ G1~.(,~fa~SE'.S 3~ `F~P son04~e ~d~?~ ~Y^P n ;J on f W s 9 ♦ 4' 1 ~ 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 with the 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 discontinued. No liability is assumed for any errors in this report. Creek Townhomes Llc Scholl's Marlin & Marilyn Hopfer CHABAD LUBAVITCH OF OREG 4030 Lake Washington Blvd NE #20 14190 SW Scholls Fy Rd 14355 SW Scholls Ferry Rd Kirkland, WA 98033 Tigard, OR 97223 Beaverton, OR 97007 Toby Brooks & Madlyn Form Wagner Alfred & Maria Yeung Catherine Hanley 5168 Topaz Dr 4270 147th St 13865 SW Crist Ct Hudson, OH 44236 Flushing, NY 11355 Tigard, OR 97223 Lang & Christine Labore Jason Muller & Dawnette McKelvey-Muller John & Ann Denu 13744 SW Northview Dr 11747 SW Morning Hill Dr 13858 SW Hindon Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Amir & Carol Fatehi Robert Odell Jr. Susan Clark 13870 SW Hindon Ct 13892 SW Hindon Ct 13918 SW Hindon Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 James Brian Mohr Jr. & Anne Michele Robert & Cathleen Draga George & Patricia Steele 13923 SW Hindon Ct 13901 SW Hindon Ct 13869 SW Hindon Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 i a i i Dominick & Emily Pulone Charles Oldham David & Margaret Rickard 225 Stanford Ln PO Box 230513 12061 SW Wilton Ave Seal Beach, CA 90740 Tigard, OR 97281 Tigard, OR 97223 Rick David Anderson & Diane Carol Robert & Marilyn Kickner Stephen & Leanne Smelley 3837 NW Banff Dr 13874 SW Crist Ct 13916 SW Crist Ct Portland, OR 97229 Tigard, OR 97223 Tigard, OR 97223 John & Kristi Phillips CHABAD LUBAVITCH OF OREGON Carol Moon 10275 SW Gull PI 14355 SW Scholls Ferry Rd 14092 SW Chehalem Ct Beaverton, OR 97007 Beaverton, OR 97007 Tigard, OR 97223 Kevin & Kimberly White Carol Ann Wilger Daniel Ray Rhodes 14056 SW Chehalem Ct 14990 SW Telluride Ter 13994 SW Chehalem Ct Tigard, OR 97223 Beaverton, OR 97007 Tigard, OR 97223 Anette Holterhoff Michael & Linda Hansen Trevor & Susan Alaine 13983 SW Chehalem Ct 13997 SW Chehalem Ct 14025 SW Chehalem Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 i David & Amy Garrison Anna Mae Herr & Alice Doyle Avinash Garg 14049 SW Chehalem Ct 14061 SW Chehalem Ct 14077 SW Chehalem Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Marlo & James Haring Kenneth & Emilu Holton Gordon Kam & Angela Doe 14093 SW Chehalem Ct 14115 SW Chehalem Ct 14131 SW Chehalem Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Dominic Vic Virgilio Danny Danh-Dai To John Michelet 14172 SW Chehalem Ct 14154 SW Chehalem Ct 14140 SW Chehalem Ct Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Lien Hong & Eric Ho Aurie & Judy Crowston Thang Huynh & Thi Nguyen Lan 14158 SW Liden Dr 13811 SW Liden Dr 13823 SW Liden Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Navarath & Phimphone Outhaythip Hing & Yee Leung Jeff Goddard & Robert Hastings 13839 SW Liden Dr 13863 SW Liden Dr 13877 SW Linden Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Scott & Michelle Gudeman Jeffrey & Angela Peterkin TIGARD CITY OF 13895 SW Liden Dr 13913 SW Liden Dr 13125 SW Hall Blvd Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Philip & Betty Jarone Ervin & Danielle Dutt Linda Sawyer 11882 SW Tallwood Dr 13984 SW Bluestein Ln 14002 SW Bluestein Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 James & Elida Koenig Frieda Farb & Leslie Strakes Dana Berger 14028 SW Bluestein Ln 11949 SW Tallwood Dr 11921 SW Tallwood Dr Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Steven Patrick Rodeman & J Linda PEBBLECREEK HOMEOWNERS ASSOC Xing Fa Han & Dong Mei Zhang 11889 SW Tallwood Dr 8625 SW Cascade Ave #606 11725 SW Morning Hill Dr Tigard, OR 97223 Beaverton, OR 97008 Tigard, OR 97223 Linda Harris 11914 SW Tallwood Dr Tigard, OR 97223 ALBERTSON' S I NC #516 •u.rar~ ,~>S= PO BOX 20 BOI SE, I D 83726 . PNWP LLC(332931) 965 SW ALLEN BLVD BEAVERTON, OR 97005 06/11/98 12: 30 $509 684 7297 CITY OF TIGMW IM003/007 AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS. City of Tigard ) ~w being duly swom, depose f, LIM and say that on 19 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed d veto ent at (or near S1 a copy of which notice so mailed is attached hereto and made a part of hereof. 1 further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposits on ft 'd1at~e, indicated above in United Stites Poi Office located at ~~`tJr7 I lM 1 1~~~IGU'lOl~ 61~ "~,7Z~3 with postage prepaid thereon. 6 14 Signature eta P icj (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPI.ETEINOTARIZEI Subscribed and sworn/affirmed before me on the day of -J OFFAX4SEAL S STEWARDSON ` NOTARYPUBLIC-OREGON A` COMMI "140.311347 NOTARY PUBLIC OF OREGON ~ ssrorvEx~ResaPR~L s,2°°` My Commission Expires: b, v (Applicant. please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED YAMEr I TYPE OF PROPOSED DEVELOPMENT: 1 Name of ApplicandOu►aer. i I Addre= or General Location of Subject Property: I `Subject Pco~em Tax Ma_pW and IacWa 06/11/98 12:31 05034 7297 CITI Or TIGARD Q005/007 AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING. RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 15125 SW Hall Boulevard Tigard, OR 91223 , do affirm that m re resent the party initiating interest in a proposed affecting the land located at (state the approximate to do s if o. ^ad ress(s) d19c. tax to s currently registered) J S l.U 1 and did an the _ 12Z _ day of 1 v14 YJ ersonaJly ast notice indicating that the site may be proposed for a application, and the time, date and place of a n ighborhood meeting to discuss the proposal. The sign wa.posted at Uy-hll V~ (state I 'on you posted notice on property) Signature (In ce o Iic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBUC TO COMPLEMNOTARIZD Subscribed and swom/affirmed before me an the day of OFFM SEAL S STEWARDSON NOTARY ROM -OREGON COMMISSIONNO.311347 NOTARY PUBUC OF OREGON ` MYCOMMISSIONE7(PEE WRIL6,2Y My Commission Expires: ap~LL (Applicaat;, please complete information below for proper placement with proposed project) I.NAXE OF PP.oiECr OR PROPOSED vii,12E: I I TYPE OF PROPOSED D O ME - 7 i Name ofApplicant(Ownw. I Address or General Location of Subject Propenr. I E LSubject Prc~e:tp ?ax Nap(e) sad Ise(ar ,,,i r~irMw~ * fir. ~ - .~,ra ae>" ~,y,F,. ~°,._.a;.•r ~,r; 2 t7 ~.~.~N ~.u. d, ITY VF T1G1liD. 4 2W ES-,v~ra~ PRE-APiLICATION 400 BENCENOT a Meeting'Notes areVatld for Six[6l Months] PSIaf tA {h[ RESIDENTIAL PRE-APP. MTG. DATE: 6- o - 9,9 STAFF AT PRE-APP.: J N~/7 R/rn.TP~ APPLICANT: / 4 -nx AGENT: Dg wd 14e1-ZL Phone:( 603-/4-'U Phone: I) PROPERTY LOCATION: p ADDRESS/GEN.LOCATION: c2C4 ~io l~grf OwS !~ca~ Glynd SL.i IVA1/-) 04- TAX MAP(Sl/LOT #ISI: S/ eY di3 _ ao /6b NECESSARY APPLICATIONISI: j(jdd,v►5i" P o PROPOSAL DESCRIPTION: P-L> COMPREHENSIVE PLAN MAP DESIGNATION: 11:5,A A&S. ZONING MAP DESIGNATION: R-zS CJ.T. AREA: FACILITATOR: • PHONE: 1503! NING DISTRICT DIMENSIONAL QUIRE INIMUM LOT SIZE: sq. ft. verage lot width: ft. Maximum buildi height: S'S ft. Setbacks: Front 2 ft. Side ft. Rear *scaped ft. Corner ? g ft. from street. MAXIMUM SITE COVERAGE: 00/- Minimum Ian or natural vegetation area: _.2g22/6. (Refer to Code Section 18.56- asa l DITIONAL LOT DIM v REQUIREMENTS Minimum o rontage- 25 ee , un ess 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'/2 times the average width, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. (Refer to Code,Section 18164L060 Lots) CITY OF TIGARD P"offcadon Conference Notes Page 1 o112 Residential ApolleotlooRhoolop Division Section 0"ttreets: 047]-4111 30 feet from the centerline of Old fells ferc • ➢ 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 structures.) DIVISION PLAT NAME RESERVATIO IOR TO SUBMITTING A SUBDIVISION 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 Surveyors Office: 503-648-88841 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 1 1/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.98.030(81 are satisfied. SIDENTIAL DENSITY CALCULATION [See example belo e OWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: Land within the 100 year floodplain; ➢ Slopes exceeding 25%; and Drainageways. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; and ➢ 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-Fam11V Mulffamily 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-wav NET: 34,848 square feet MET. 37,026 square feet 3.050 (minimum lot areal - 3,050 (minimum lot areal 11A Units Per Acre = 12.1 Units Per Acre * The Donloument Code requires that the net site area e= for the need whole dwelling unit NO BOUNDING UP IS PERMITTED. CITY Of TIGARD Pm4Mcadon Conference Notes Page 2 of 12 dsidenln 100cngUHanu! WgIes tutlon LOCKS • . • he 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 18164.0401 RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a RESIDENTIAL DENSITY TRANSFER OF UP o of the units that could otherwise have been developed on sensitive land a in the density calculations that may be applied to the developable portion of ' e. (Refer to Code Section 1 It is res onsibili 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 TRANSITION Regardless of the allowed housing density in a zoning district, ANY PROPERTY WITHIN 100 FEET OF A DESIGNATED ESTABLISHED AREA SHALL NOT BE DEVELOPED AT A DENSITY GREATER THAN 125% of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by established/developing/areas to the north, south, east and west. UTURE STREET PLAN AND EKTENSION OF STRE s all: ➢ 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. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. (Refer to Code Section 18364.0301 ESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUI EME L SUBDIVISIONS AND MI PARTITIONS ARE SUBJECT TO SOLAR 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: Demonstrate a north-south dimension of at least 90 feet. ➢ Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. CITY OF TIGARD Pre-APORC2000 Conference Notes Page 3 of 12 NOW810ol11pOUNOR Moa1311Msloo Section The total or partial exem* of a site from the solar access re#ement may be approved for the following reasons: ➢ East, west or north slopes steeper than 20%; ➢ Off-site shade sources (structures, vegetation, topography); ' ➢ On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: ➢ Reduced density or an increased cost of at least five (5)% due to either: b East, west or north slope greater than 10%; b Significant natural feature; b Existing road or lotting pattern; b Public easement or right-of-way. ➢ Reduction in important development amenities; ➢ 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: ➢ The north-south lot dimension and front lot line orientation of each proposed lot. > Protected solar building lines and relevant building site restrictions, if applicable. 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: b Height; b Diameter; b Species; and b Statement declaring that they are to be retained. 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, ➢ Protected Solar Building Line - The solar building line must: b 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; b provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. Performance Options - There are two performance options which may be utilized as follows: b The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's 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. CITY OF TIGARD Pre-APPUcatlon Conference Notes Page 4 of 12 essldeWarymeadeaM mmeoM:re.sane. PLEASE NOTE: Regardless of the o n[sl used throw h the design of the S fulsion or Minor Land Partitio 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 ACCE ING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single family: Requires two (2) off-street parking spaces per dwelling unit. ➢ Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Mufti-family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. [Refer to Code Section 18.106.0301 NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Compact parking space dimensions: 8 ft. X 15 ft. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. YCLE RAC BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: Maximum access width: Minimum pavement width: RED WALKWAY Within all ED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. CLEAR VISION t A 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 181021 CRY OF TIGARD Pro-Appocatfou Conference Notes Page 5 of 12 Cesldeetlel4ellCedeaRlaaalq Wsloo Seetlee BUFFERING AND SCREENING VF misF mul~,"4_ " In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and. sizes may be found in the Community Development Code. [Refer to Cede Chapter 181001 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along EET TREES ET 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 18.100,18106 and 181081 TREE REMOVAL PLAN REQUMREMEN TREE P HE 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: a Retainage of less than 25% 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; Retainage of from 25 to 50% 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; CRY OF 116ARD P"08cation Conference Notes Page 6 of 12 BoslUtllol4Sputlu/Nfnl1! Wild SocOoo b Retainage of 50 to 75% of existing trees over 12 incheaaliper requires that 50% of the trees to be removed be mitigated according to Section 18.150.070.D; b Retainage of 75% 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 1~ 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 18150.070 [D) CI-1 6NS 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 LANDS 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%, 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 sensitive 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. CITY Of TIGARD Pre-APPOcatlon Conference Notes Page ] of 12 Iasldaatlal IDglcadeWFlaaala! IMslaa SaWaa Chapter 18.84 also provio regulations for the use, protection, modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.841 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.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.8.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY (USA] BUFFER STANDARDS, RESOLUTION AND ORDINANCE M 8 0196-44 Land DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or cre a vegetated corridor for a buffer wide enough to protect the water quality functioning of the s sitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, meas ed horizontally, from the defined boundaries of the sensitive area, except where approval has b en granted by the Agency or City to reduce the width of a portion of the corridor. If approval is gr ed by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surf water in this area shall be directed to an area of the vegetated corridor that is a minimum of 2 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Sectio .11.4. No more than 25% of the length of the vegetated corridor within the development or proj site can be less than 25 feet in width. In any case, the average width of the vegetated corridors II be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activitie gardens, lawns, application of chemicals, dumping of any materials of any kind, or other a ' ities shall be permitted which otherwise detract from the water quality protection provided b the vegetated corridor, EXCEPT AS ALLOWED BELOW: ➢ A gravel walkway or bike path, no xceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corrid must be widened by the width to the path. A paved or gravel walkway or bike path may n be constructed closer than 10 feet from the boundary of the sensitive area, unless app ved by the Agency or City. Walkways and bike paths shall be constructed so as to min' ize disturbance to existing vegetation; and ➢ Water quality faciliti may encroach into the vegetated corridor a maximum of 10 feet with the approval of the A ncy or City. Location of Ve et ed Corridor: IN ANY RESI NTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for eparate ownership, such as a subdivision, the vegetated corridor shall be contained in a separat act, and shall not be a part of any parcel to be used for the construction of a dwelling unit. Refer to R s 0 96-44/USA Regulations - Chapter 3, Design for SW11U WATER R OURCES OVERLAY DISTRICT e WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard omprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood Cfnr Of TIGARD Pro-Appucadon conference dotes Pooo a of 12 Residential ApolicatienRlsaalas Division Section storage capacity; preserv6stive plant cover; minimize stream babe rosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.85.0101 Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVE ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the ement of structures or impervious surfaces otherwise prohibited by this chapter, provided t equal or better protection for identified major stream resources is ensured through stream restoration and/or enhancement of riparian vegetation in preserved portions of the riparian ack area. Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTI , the applicant must demonstrate that. the riparian corridor was substantially disturbed at time this regulation was adopted. This determination must be based on the Veget Study required by Section 18.85.050.C that demonstrates all of the following: Native plant species curre cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy c ntly covers less than 50% of the on-site riparian corridor and healthy trees have no en removed from the on-site riparian setback area for the last five years; ➢ That v ation was not removed contrary to the provisions of Section 18.85.050 regulating r val of native plant species; CRY OF TI 0 Pro-appacadon Conference Motes Page 9 of 12 eon/oentlenaemotRlnW~ eNlsion aoctln ➢ That there will be *fringement into the 100-year floodple, and ➢ The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.85.1001 . TIVE e APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CO SECTIONS 18.80 _Al 8.92 /-18.102 _ 18.116 f 18.150 _ 18.84 _Z 18.96 ,--18.106 _ 18.120 X18.160 _ 18.85 18.98 ✓18.108 _ 18.130 18.162 18.88 18.100 _ 18.114 _ 18.134 _jL 18.164 IMPACT STUDY As-1-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 .250) IBORHOOD EETIN P HALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. ' NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. Refer to the Neighborhood Meeting Handout] N PLAT NAME RESERVATIO S G A SUBDIVISION LAND USE APPLICATION with the City of Tigard, PRIOR TO M 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 Surveyors Office: 503-648-88841 CITY OF Tf6AR0 Pre-AppOcation Conference Rota Page 10 of 12 BosIdennnl AatpootloUMlanl4 DMsloo Section UILDING PERMITS 0 OR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued'in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED.) RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Section 181161 ADDITIONAL CONCERNS OR COMMENTS• o~ca//~iid/~~~~,. 96 /o /7.? O/J G ~YX16lG GVc!g of 05 .f -Cr 4w ~ar/'ocla/S VSy o r - ae- l v~' /J9 -yam / go d t s. I J Thor-v rv s, `71 -rk p J Goef j-"P- ¢ 1 tl 7 ~ 1 ~ h u O J vl G ~t/~ -ri be d® Sf A A A W e"P-4 7I4'i.,k ?,y~ vQ~~ J/yip A111 7 ~ PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. /Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days- CITY OF TIGARD Pr&NpOcatlon Conference Notes Page 11 of 12 Residential lppllcatlodMsoolo0 OMsloo Section Maps submitted with antplication shall be folded IN ADVA& to 8.5 by 11 inches. One (1), 8%" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will 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 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 6-; /ny/1Gi,/ . A basic flow chart which illustrates the review proc ss 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 FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless deemed as unnecessary by the Planning Division). JZ_ PREPARED BY: ` cc a ac, CITY OF TI D KANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE 15031639-4M FAX- 1t, (5031684-1297 E-MAIL: (staff's first nameACitigardor.us h:Uogin\patty\masters\preapp-r.mst (Engineering section: preapp.eng)\ Updated: 26-May-98 CITY Of TIGARO Pre-Application Conference Notes Page 12 of 12 eodaonoi usnanowlanin onnoio■ a.onoti CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD 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: ,Date:.6-30- U APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE./ MARKED ITEM5 A) Application form (1 copy) Er-" 8) Owner's signature/written authorization C) Title transfer instrumentlor grant deed D) Applicant's statement No. of Co ies A E) Filing Fee s. Clw SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE/ MARKED ITEMS11 A) Site Information showine: No. of Copies ay 1. Vicinity map 2. Site size & dimensions 2" 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: rY (a) Floodplain areas ❑ (b) Slopes in excess of 25% (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level ❑ 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways m~ LANG USE APPLICATION / LIST PAGE 1 OF 5 8) Site Developmen n Indicating: • No. of Copies 1. The proposed site and surrounding properties ❑ 2. Contour line intervals ❑ 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties o (b) Proposed streets or other public ways & easements on the site ❑ (c) Alternative routes of dead end or proposed stre s that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site ❑ (b) Parking and circulation areas ❑ (c) Loading and services area ❑ (d) Pedestrian and bicycle circulati ❑ (e) Outdoor common areas o (f) Above ground utilities ❑ 5. The location, dimensions & s~ ack distances of all: (a) Existing permanent str ctures, improvements, utilities, and easements which ar located on the site and on adjacent property within 2 feet of the site ❑ (b) Proposed stru res, improvements, utilities and easements on the site ❑ 6. Storm drainage acilities and analysis of downstream conditions ❑ 7. Sanitary sewe facilities ❑ 8. The locatio areas to be landscaped ❑ 9. The ioca on and type of outdoor lighting considering crime preve ion techniques o 10. The focation of mailboxes ❑ 11. location of all structures and their orientation ❑ 12./Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies ;Z` 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 (b) Slope ratios (c) Soil stabilization proposal(s) o (d) Approximate time of year for the proposed site development o 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals o (c) That all problems will be mitigated and how they will be mitigated o LAND USE APPLICATION I LIST PAGE 2 OF S D) Architectural Dra s Indicatin : • No. of Copies The site develop plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan IndicatinNo. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings ❑ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials ❑ 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 Partition/lot Line Adiustment Mar) Indicatine: No. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet-1) inch north arrow a date 0 4. Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easements and er public ways within and adjacent to the parcel o 6. Location of all permanent buildings on and ithin 25 feet of all property lines ❑ 7. Location and width of all water cou es ❑ 8. Location of any trees within 6" greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 2° ❑ 10. Location of existing u . ties and utility easements ❑ 11. For major land pa ' ion which creates a public street: (a) The prop ed right-of-way location and width ❑ (b) A scat cross-section of the proposed street plus any reserve strip ❑ 12. Any appl' able deed restrictions ❑ 13. Evide a that land partition will not preclude efficient future land di . ion where applicable ❑ LAND USE APPLICATION 1 LIST PAGE 3 OF 5 1) Subdivision Preliminary Plat Ma and Data Indicatin No. of Copies of 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one / phase per sheet raj 2. The proposed name of the subdivision ta' 3. Vicinity map showing property's relationship to arterial and collector streets 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 e' 7. Names of adjacent subdivision or names of recorded owners of / adjoining parcels of un-subdivided land ta' 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% 9. The purpose, location, type and size of all the following (within and. adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements a~ (b) Public and private sanitary and storm sewer lines c~ (c) Domestic water mains including fire hydrants tY (d) Major power telephone transmission lines (50,000 volts or greater) cr" (e) Watercourses pl (f) Deed reservations for parks, open spaces, pathways and other land encumbrances 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 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) 14. The location of all areas subject to inundation or storm water overflow ta' 15. Location, width & direction of flow of all water courses & drainage-ways d 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. 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 011, 19. Supplemental information including: (a) Proposed deed restrictions (if any) t~ (b) Proof of property ownership t (c) A proposed plan for provision of subdivision improvements t~ 20. Existing natural features including rock outcroppings, wetlands & marsh areas 21. If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application LAND USE APPLICATION / LIST PAGE 4 OF 5 J) Solar Access Calculations: K) Other Information No. of Copies oZ, L' ;-L S+,d fie n n~ fry/s re- q 5 S . h:Voginlpattylmasmn\ -dJ ist.mst %4av 23, 1995 LAND USE APPLICATION / LIST PAGE 5 OF 5 PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION C g'°° C~mmurun/ ~e•velapmcnl "e k .SFia q Bt'#tcT C:ommurutr~ IS 1 o4 6F? PUBLIC FACILITIES The purpose of the pre-application conference is to: i4l"_ '-ar ~MP•Tr~~ (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. Y_ (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: ~nJ &Ap4z_~s R-D- to N' c to se.sT"lh feet from centerline (vco SrDr'.) TcrTA` INS S-(S to feet fr#ine. to feet from centerline. Street improvements: (./f ` 1 z street improvements will be necessary along 04"'S,c ( vj"' rat-,- street improvements will be necessary along 1N-K9AcP- 57(R• Street improvements on VJA.,v~' S-c. shall include rnent from santerliAe; pl ergr dplaEement of ages-(a-fee-may be L; d--a epr-ate- Eflgtt g-BeWmenq, 4(X -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. ® (v~ Street improvements on wCcAd2 5ZRc-err, shall include 3Z feet of pavement from s'K, centerline, plus the installation of curb and gutters, storm sewers, underground placement of CITYOFTIGARD Pre PUcation Conference Notes Page 1 of 5 faglaeartag Uepartmeat seottop utility wires (a fee n*be collected if determined appropr& by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be ider 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. (v~ Section 18.164.120 of the Tigard Municipal Code (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 am existing overhead utility lines which run adjacent to this site along SW lkAL-NSI- 1~Fr - . Prior to 0F_-c,-4itLL16j a= 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 p actical, the improvements may be deferred. In such cases, a condition of development approval m be specified which requires the roperty owner(s) to execute a non-remonstrance agreement whi h waives the property owne righ to remonstrate against th tion of a local impro ment distri . The following street improvemen may be eligible for an ag ement: (2.) Pedestrianways/bikeways: Sanitary Sewers: TW'+~ nearest sanitary ewer line to this property is a(n) inch line which is located in S-r Ir EST Sm_4jDARW. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to iKM - iA!e .5tr ~o coircc, qa-L L,<"5. Water Supply: The UAu> Water Dis#ict - Phone:(503) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CRY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section 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 sub-basin 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. SL&.A(r P' yKfs ' w-w ,QIJ,eu/~aS Aft SyzM P.-AN V'AT4 L-414t> VS APPL.l1,XC1c' 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. SL$Mrrn' yxrt4 LAtJa V% 0LAL-.-UCr . S. MUST Awc-~-r 15 2_ L-oca -sLR-( Cx~r.1r. C(to l F~~~ SctAeL._s V- (t6 Sr« T. -a-W, 000:61 N, -Tt~•l -~r]P-~ ~,R sKv~ -6 IA~Aa ~.n r~ r ~,ar ►1/~vE -co R~ A 5*.-t(7M Shat, ® 3. S~ow~~~ t Td~eR- ~Sl~c-rS sd u F~ NCR (Z vno-rH ~-NDj~c~ 44.1 GcPb_-~ 4-W NUMWA - -r- LCT5 VJ~w St's . 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 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( L4"" Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. CITY OFTIGARD Pre PlIcatfon Conference Notes Page 3 of 5 Engineering Department Section 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 oI when the TIF is greater than $5,000.00. i7QY Fkr,::-: PERMITS 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. NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY OF TIGARD, P"PlIcaflon Conference Notes Page 4 of 5 Engineering Department seotlon Site Improvement Wit (SIT). This permit is genero 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. ~RABING 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 comers of the lot. The builder shall also indicate the proposed elevations at the four comers of the building. PREPARED BY: ENGINEERING DE TMENT S AFF Phone: 15031639-4111 In 15031684-7297 h:tpattyVnasters\preapp.eng (Master section: preapp-r. mst) 18-Nov-97 CRY OF TIURO Pre-Applicanon Conference Notes Page 5 of 5 Engineering Department Section CASTLE HILL IV MATRIX DEVLOPMENT WRG Project # MAT 004 Project Description Matrix Development proposes a Planned Development on a 6.93 acre site in City of Tigard. The subject property (Tax Lot 100) is bounded by SW Walnut Street on the south and Barrows Road on the northwest. The primary access to the site will be from SW Walnut Street and is proposed to share a common intersection with SW Northview Drive. A secondary access, near the southeast corner of the site is proposed to also be taken from Walnut Street. The City of Tigard has placed the property within the R-25: Multiple-Family Residential zone, a zone which has a maximum density of 25 DU/acre. The purpose of the zone is: " to provide for single-family attached and low and medium rise multiple-family residential units for medium-high density residential development." (Chap. 18.56. 010) Single-family residential is an outright permitted use within this zone. The minimum lot size for a single-family detached unit is 3,050 sq.ft. Chapter 18.80. Planned Development, 18.80.080, Applicability of the Base Zone Provisions states that : " The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.92". At present the PD is proposed to contain 71 small-lot residential homesites. The preliminary plans offer a gross density (less open space and streets, easements and water quality areas) of approximately 10.1 DU/acre. About 2.95 acres are currently reserved for open space, streets and water-quality areas. Based on the preliminary site plan, the net density computation (18.92.020, Density Calculations) is then 17.58 DU/ acre (6.93 acres minus 2.95 acres divided by 71 lots) Streets internal to the project are proposed to be narrow, private streets or with another option being narrow, public streets with landscape and utility easements over the residential lots. Applicable Code Sections (Approval Standards) Development Code Sections that may (but are not limited to) apply to this zone and this proposed project are : ■ Residential Density Transitions (Chap. 18.40.040) ■ Planned Development Overlay District (Chap. 18.80) ■ Density Computations and Limitations (Chap. 18.92) ■ Additional Yard Area Requirements (Chap. 18.96) Castle Hill IV Matrix Development 10 June, 1998 Application Submittal Working Outline page 1 WRG Design ■ Building Height Limitations (Chap. 18.98) ■ Environmental Performance Standards (Chap 18.90) ■ Landscaping and Screening (Chap. 18.100) ■ Visual Clearance (Chap. 18.102) ■ Off-Street Parking and Loading (Chap. 18.106) ■ Access, Egress and Circulation (Chap. 18.108) ■ Site Development Review (Chap. 18.120) ■ Street and Utility Standards (Chap. 18.164) Significant Evaluation Criteria The project, as currently proposed, will also be evaluated by the City against the following criteria: ■ Relationship to both the natural and physical environment ■ Buffering and screening and compatibility with adjacent uses ■ On-site screening (i.e. service and storage areas, parking areas) ■ Privacy and noise ■ Outdoor space (residential and common) ■ Access and Circulation ■ Landscape and Open Space ■ Proximity to Public Transit ■ Signage ■ Parking ■ Site Drainage Application Submittal Requirements An application will be determined complete by the City when it contains the following: ■ Pre-Application Application (to set an actual pre-application conference) ■ The required fee ($2,170 Conceptual Plan Review and $320.00 (20% of $1,600.00) for Site Development Review (SDR) ■ Names and addresses of property owners within 250 feet of the projects site ■ Detailed project narrative addressing the conceputal development plan, ■ applicable code sections and evaluative criteria as stated above. ■ Existing Site Conditions (topography, vegetation, drainage patterns, wetlands other significant natural features) ■ Conceptual Development Plan ■ Preliminary Grading Concept ■ Landscape Development Concept Plan ■ Signage Concept ■ A copy of all existing or proposed restrictions or covenants Castle Hill IV Matrix Development 10 June, 1998 Application Submittal Working Outline page 2 WRG Design May 1998 June 1998 July 1998 S N1 T W T F S S M T W T F S 1 2 Pre-Apps (CD Meetings) 1 2 3 4 3 4 5 6 7 8 9 5 6 7 8 9 10 11 10 11 12 13 14 15 16 12 13 14 15 16 17 18 17 18 19 20 21 22 23 19 20 21 22 23 24 25 24 25 26 27 28 29 30 26 27 28 29 30 31 31 Sun Mon Tue Wed Thu Fri Sat 4 5 6 9A Shannon 9A NO preaps. Penoro 640-5556 Brian in training. MLP Beef Bend/133rd Ave 11 No preap at this time. a 10 11 12 9A Mark 10A No pre-app Nishi-Strattner-Tri at this time angle Prop. 10 David Humber, 452-8003 Babies R Us, 11 No preap at this time. 14 15 16 17 18 19 9A Jeff 10A No pre-app Danchok/Mark at this time Roberts SLR 11 Raymond 10 No preap Wilson 11 No preap at 360-696-1483 this time. 13635 SW Walnut MLP 21 22 23 24 25 26- 27 9A Pre-Applicatio 10A Pre-App n Jim Andrewsm meeting (MLP 620-2086, w/Brent Davis 10 Pre-Applicatio 968-1605) n Conference for 11 Tom Tigard Chamber VanderPlatt, USA, 11 No preap at 648-8621 w/Julia this time. Hajduk 28 29 9A David Rehfeld -603-1649 (PDR/SUB 2S14BB-100) 11 No preap at this time. Friday, une 12, 1998 ID E S I G N I N C. TRANSMITTAL To: City of Tigard Date: June 12, 1998 Project: WRG#: MAT 004 From: David Rehfeld, Landscape Architect Case/File#: Castle Hill IV Please, notify us at (503) 603-9933 if there are any problems receiving this transmission Transmitting: Via: For Your: O Attached ❑ Mail 0 Review & Comment ❑ Separate Cover 0 Messenger ❑ As Requested ❑ Number of Pages Including Cover ❑ Fed-Ex ❑ Information/File Copies Description 2 Project Description and Preliminary Development-Plan 1 Pre-Application Conference Check $240.00 ,f } COMMENTS: Please schedule this project for the June 25', 1998 Pre-Application Conference at 11:00 am. Thank you ,t Signed: David Rehfeld, ASLA/AICP G:\WRG\FORMS\CORRES\WRGTRAN.DOC Planners Engineers Landscape Architects Surveyors o 91 10450 SW Nimbus Ave., Portland, OR 97223 ® (503) 603-9933 ® (503) 603-9944 (fax) 19 s r~ LIL) A r tNa S S~u~~e Ct47 A "L 1~ -I~t15 sS Q . IM r. -r C~ CITY OF TIGARD NEIGH130RHOOD MEETING NOTIFICRTION PROCESS 1.) Neighborhood meeting/notification is required for the following ap ations: > Comprehensive Plan Amendments > Zone Changes > Subdivisions > Sensitive Lands > Conditional Uses and; > Site Development Review. 2.) Applicant makes arrangements for neighborhood meeting > Applicants choice of date (using staff guidelines). > Applicant schedules a meeting facility. 3.) Applicant oreoares a letter regarding the upcoming meeting to be held with the neighborhood > Letter briefly describes the development, location and sets the date, time and place for meeting. > NOTE: Meeting date to be within 2-4 weeks of the date the letter is sent. > Two (2) weeks minimum notice must be provided to the neighborhood property owners within 250 feet plus the CIT contacts! 4.) Applicant mails letter of meeting > Applicant acquires list of affected property owner(s) from available sources. > Applicant gets list of Community Involvement Team (CIT) contacts from the City Planning Department. 5.) Applicant prepares affidavit of mailing on form provided by the City at the rp a application meeting 6.) Applicant posts site and on the same day, letter of meeting is mailed to affected pro er y owners > Sign must be posted at a location easily observable from a public right-of-way. > Sign shall state that site may be under consideration for a land use application and include a phone number where the applicant can be reached for additional information or comments. 7.) Applicant repares affidavit of osting on the form provided by the City at the re application meeting 8.) Applicant holds meeting for neighborhood as previously scheduled > Applicant presents their proposal, including City requirements and answers any questions. > Applicant makes note of the names and addresses of all individuals who speak at the meeting and provides documentation of their comments, concerns or issues. 9.) Applicant modifies preliminary proposal if desired following the neighborhood meeting to take into consideration recommendations concerns or issues which could delay the applications approval process 10.) Applicant submits their proposal to the City for review accom anied by the following essential documents: > A copy of the letter mailed to the affected property owners in regard to the meeting along with a copy of the mailing list and the corresponding affidavit of mailing the meeting letter/notice. > A copy of the sign-up sheet(sj from the meeting(s) held with interested citizens/affected property owner(s) on the land use proposal. h:Voginlpa"asterslcitnotiLrtut SAMPLE NOTICE CONCERNING NEIGHBORHOOD MEETING (Date of mailing) NAME AND ADDRESS OF PROPERTY} OWNER WITHIN 250 FEET, OR IF } RESIDENT, USE "RESIDENT AND } PROPERTY ADDRESS } RE: _ (ARQlication Name) Dear Interested Party: (lmy/comgany name) (amfis) the _ (owner/reRresenting the owner) of the property located at (give address if available or a general description of the location tax mall(s) and lot(s) h e~ are considering proposing a (describe the proposal. such asp conditional use. site development review, subdivision etc) at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: (Day, Month, Date, Year) (Location) (Address) (Time ...this should be an evening meeting and located somewhere in the CIT, as close to the neighborhood as possible) Please notice this will be an informational meeting on preliminacy plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (phone number where you can be reached) if you have any questions. Sincerely, (Your name) (Your title, if applicable) h:VOginlpaCyVnes2e1s1tA-Itrmst AFFIDAVIT OF MAILING STATE OF OREGON ) )SS. City of Tigard ) I, being duly sworn, depose and say that on 19J I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) 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 with postage prepaid thereon. Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLEfEINOTARIZE) Subscribed and sworn/affirmed before me on the day of , 19_. NOTARY PUBLIC OF OREGON My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) I NA1INIE OF PROJECT OR PROPOSED NAME: I TYPE OF PROPOSED DEVELOPMENT: I Name of Applicant/Owner. I Address or General Location of Subject Property: I LSubject Property Tax Map(s) and Lot#(s) ; :W0%psaftnaaunu ftnadim ❖ ❖ MPLE SIGN ❖ TO BE POSTED19SITE CLOSE TO ADJODUN STREET(S) SIGN SHOULD MEASURE A M7?-kV N OF 2' % WAND BE WATERPROOF NEFTIAtO NO T10,E CELLULAR ONE H PROPORN42 A COND177ONAL VIE AND IM DEVELOPMENT REVIEW FOR A 100 FOOT WOOD POLE POWER ANTENNA AND EQUIPMENT MEL TER AT T HO 1OCA77ONo Prior to applying to the City of Tigard for the necessary permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: 1995 TUESDAYS LEiEPUAVY 19 7:CC ISM TI CAU ID C ITS' tALL. 13125 Sly NA►LL ECULEIVA►PID TI CA1R U, CU 97223 PROJECT DEVELOPER COIN" TACT: PHONE NUMBER: Please note: This is an informational meeting on the plans. These plans may be altered prior to the submittal of the application to the City i • AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 do affirm that I am (represent) the party initiating interest in a proposed 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 day of , 19 personally post notice indicating that the site may be proposed for a application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZE) Subscribed and sworn/affirmed before me on the day of '19-. NOTARY PUBLIC OF OREGON My Commission Expires: (applicant, please complete information below for proper placement with proposed project) r----------------------------------------------------------------------~ XACNIE OF PROJECT OR PROPOSED NAMIE: I TYPE OF PROPOSED DEVELOPMENT: ~ I Name of Applicant/Owner. Address or General Location of Subject Property- -t Subject Property Tax Map(s) and Lot #(s): h YogmtpattyVnauers%affpm;nst CITY OF TIGARD COMMUNITY INVOLVEMENT TEAMS ICITSI NOTIFICATION UST F011 APPLICANTS WITH LAND USE PROPOSALS WEST CIT LAND USE SUBCOMMITTEE EAST CIT SOUTH CIT CENTRAL CIT e Abdullah Alkadi Clark G. Zeller. Beverly Froude Craig Hopkins Jack Biethan 11905 SW 1251h Court 13290 SW Shore Drive 12200 SW Bull Mountain Road 7430 SW Varns Street 15525 SW 109th Avenue Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97224 (503) 524-1068 (503) 524-0994 (503) 639-2529 Bill Gross Larry Westerman Kathy Smilh Mark F. Mahon John Benneth 11035 SW 1351h Avenue 13665 SW Fern Street 11645 SW Cloud Cowl 11310 SW 91st Court 15550 SW 109th Avenue Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97224 (503) 524-6325 (503) 524-4550 (503) 639-0894 Kathie Kallio Christy Ilea Linda Masters Pat Wyden , 12940 SW Glacier Lily Drive 11386 SW Ironwood Loop 15120 SW 141st Avenue 8122 SW Spruce Street Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97223 (503) 524-5200 (503) 590-1970/(503) 624-8009 (503) 620-7662 t Ed Howden Barbara Saltier Scott Russell Sue Rorman 11829 SW Morning 1 till 11245 SW Morgen Court 31291 Raymond Creek Road 11250 SW 82nd Avenue Tigard, OR 97223 Tigard, OR 97223 Scappoose, OR 97056 Tigard, OR 97223 (503) 524-6040 (503) 684-9303 (503) 543-2434 Bonne & Jim Roach June Sulthidge Cal Woole►y 14447 SW Twekesbury Drive 15949 SW 146th Avenue 12356 SW 132nd Court Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 (503) 590.0461 (503) 590-0523 (503) 590-4297 Karl Swanson 11410 SW Ironwood Loop Tigard. OR 97223 (503) 590.3369 . PLEASE NOTE. In addition to properly owners within 250 feel, notice of meetings on land use proposals shall be sent to all the names on this list. O Vppltltplll W Itg11ClSKIlO01k mfl 11 hot 91 1-L.~ 1 ~ j ~ i A~ March 29, 2000 CITY OF TIG~ OREGON Trina Buitron WRG Design, Inc. 10450 SW Nimbus Ave. Portland, OR 97223 Dear. Ms. Buitron: This letter is in response to your request for an extension to the 18-month approval period for the Cherry Tree Subdivision. Based on the information submitted on March 16, 2000 and the supplemental information submitted March 22, 2000, staff has determined that the criteria for approval of an extension have been met. The Subdivision would have expired on April 5, 2000. The new expiration date will be April 5, 2001. The Subdivision must be platted within the time frame or the approval will expire. The code does not permit any further extensions. Please feel free to contact me at (503) 639-4171 x407 if you have any.questions on this request. Sincerely, /Julia Powell Haj uk Associate Planner Lcurpln/sub/Cherry tree extension.doc c: SUB98-00010 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 R p E S I G N 1 N C. RECEIVED PLANNING MAR 2 3 2000 C~1Yof TiGARD March 22, 2000 Julia Hajduk, Associate Planner City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Cherry Tree Planned Development (SUB 98-0010/PDR 98-0008) Addendum to Extension Request Submitted March 16, 2000 Dear Ms. Hajduk: In the extension request submitted on March 16, 2000, it was understood that the City of Tigard code had not changed substantively. Per your conversation with Mimi Doukas, we received clarification that the City has now imposed minimum density standards which did not exist at the time of original submittal. The following responses address the current code requirements for calculating density and demonstrate that the Cherry Tree project, as previously proposed, meets the requirements set forth in the updated code. Chapter 18.715.20 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: Response: The proposed development includes .23 acres for water quality detention. 2. All land dedicated to the public for park purposes; Response: No land shall be dedicated to the public for park purposes. 3. All land dedicated to the public rights-of-way. Response: The development includes 1.87 acres dedicated to the public rights-of-way. 4. All land proposed for private streets; and Response: No private streets are proposed. 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Response: No existing dwelling is located on the property. \\W RGD\DATA\DATA\DATAWIAT004\W ORD\EXTENS I ON REQU EST2. D OC PLANNERS ■ ENGINEERS ■ LANDSCAPE ARCHITECTS ■ SURVEYORS 10450 SW Nimbus Ave., Portland, OR 972223 //(503) 603-9933 (fax) 603-9944 Oregon M Ile v a cla B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Response: As outlined in section 18.715.020 (A), the total allowed deductions from the gross area (6.94 acre) is 2.10 acres, providing a net area of 4.84 acres or 210,830 square feet. The underlying zone, R-25, sets forth a minimum lot size of 3,050 square feet. Thus, the net area (210,830 square feet) divided by the minimum lot size (3,050 square feet) sets forth a maximum density of 69 units for this property. As previously proposed, the development includes 68 units, thus meeting this maximum. Please note that the total area dedicated for public rights-of-way in the original submittal was incorrect. The ROW was previously determined to be 2.90 acres, over 40% of the parcel. As stated, the dedicated ROW is actually 1.87 acres, 27% of the parcel, which is more reflective of a typical development pattern. This error has been corrected in this submittal. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (.8). Response: As noted in section 18.715.020 (B), the maximum allowable density for this parcel is 69 units. Utilizing the calculation set forth in this section, the minimum density requirements shall be 55 units. Given the proposed 68 units, the development meets the minimum density requirements set forth by the City of Tigard. Chapter 18.360.030 (D)(3) of the City of Tigard code requires that approval for an extension request may only be granted if "there have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based." As noted, changes in the City of Tigard code relating to density calculations have occurred since the original planned development application was submitted in July of 1998. However, as demonstrated in this letter, the application as previously proposed meets the current code requirements and thus adheres to all applicable criteria. As such, we request approval for a one-year extension to the previously approved Cherry Tree Planned Development. Please do not hesitate to contact myself or Mimi Doukas at (503) 603-9933, with any additional questions regarding this submittal. Sincerely, TPla r WRG Design, Inc. cc: File (MAT004.132) Ryan Selby, Matrix Development Corporation \\WRGD\DATA\DATA\DATAUAAT004\WORD\EMENSION REQUEST2. DOC R D E S I G N I N C. D E S I G N I N C. March 16, 2000 C Julia Hajduk, Associate Planner City of Tigard Community Development v~u 6 ~.~®o Oregon 97223 1 V~~peM~N~ Tigard, 31 H g COWS,,, pE RE: Cherry Tree Planned Development (SUB 98-00101PDR 98-0008) Dear Ms. Hajduk: On behalf of our client, Matrix Development Corporation, we respectfully request a one-year extension to the land use approval, granted October 23, 1998, for the Cherry Tree Planned Development. The following responses demonstrate compliance with the City of Tigard's requirements for extension approval, as outlined in the community development code. Chapter 18.360.030 D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: Response: Please find an application fee for $150, as required by this section. 1. No changes have been made on the original conceptual development plan as approved by the Director; Response: A copy of the plan set submitted with the original application has been included with this request. No changes to the conceptual development plan are proposed. 2. The applicant can show intent of initiating construction on the site within the one year extension period; and Response: The applicant is considering modifications to the architectural design of the residential dwellings. The absorption rate for the housing product proposed at the time of entitlement has decreased as a result of changing market demand. The applicant is exploring other architectural design options which better meet the changing marketplace. As a result, additional time shall be necessary to complete this analysis and make this determination. However, the applicant shall submit a final development plan to the City of Tigard, before the end of the one-year extension. 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. Response: The proposed development was approved October 23, 1998. The City of Tigard last changed their development code in November, 1998. Per page iii of the new code, the City acknowledges that the changes "for the most part take existing chapters of Title 18 and re-organizes them into a new format. This includes clustering chapters dealing with similar information into separate sections, e.g., Administrative Provisions (18.200), Land Use Decisions (18.300), Specific Development Standards (1 8.700}, which are designed to assist users to find the information they seek more readily." As no substantive changes were adopted, the previously proposed development still meets all applicable Comprehensive Plan and development code policies. \\W RGD\DATA\DATA\DATA\MAT004\WORD\EXTENSION REQUEST. DOC PLANNERS ■ ENGINEERS s LANDSCAPE ARCHITECTS ■ SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 /(503) 603-9933 (fax) 603-9944 aecdon //evad/a As demonstrated in the above responses and attached plan set, all applicable criteria have been met. As such, we request approval for a one-year. extension to the previously approved Cherry Tree Planned Development. Please do not hesitate to contact myself or Mimi Doukas at (503) 603-9933, with any additional questions regarding this submittal. Sincer T na Buitron, P er WRG Design, Inc. cc: File (MAT004.D2) Enclosures T \\WRGD\DATA\DATA\DATAWIAT004\WORD\EXTENSIONREQUEST.DOC 0 E S I G N I N C' Customer Receipt CITY OF TIGARD Printed: 03/16/2000 13:41 User: front Station: 02 Operator: DEB Rcpt No: 0000734 Date: 03/16/2000 Customer No: 000000 Amount Due: 150.00 Name: MATRIX DEVELOPMENT CORP Cash: 0.00 Address: PLAZA 2 SUITE 200 Check: 150.00. 6900 SW HAINES ST N/A: 0.00 TIGARD, OR 97223 Change: 0.00 Type Descri tp ion Amount LANDUS Land Use Applications 150.00 r b . • VICINITY MAP STUB STREET TO 14 5y~ u TfR, ADJACENT aGD g► mm DEVELOPMENT s e t c f~ I I f G 4 rmn COMMON LANDSCAPE ~ L ,4I ~t I `~E ED 1Df=V L O f=t--l N{ 33 ' WATER QUALITY POND v ,~i, y Ii 911tl R y AREA (SEE SHEET L2) T ` O ~E ~ 0 y, I (SEE SHEETS C3 d L2J ~ u ' ~ 4, ~ ~ II~ y s ~e~y~ Aa a ~n G1~R ° ° - y I --T- Tom- T-T 7-T-- --r--~ ~I I I I I I I I I I I I I I I I , ~ o ~ " ~ ~ y I 1 I I I I I I I 1 I i 1 I • ~ • ? JAd; n iA O j d 1 K IS 16 11 18 H 20 21 22 23 24 25 26 21 28 I I° °I ' I I i I I I I 1 I I I I I I I I I o- SHEET INDEX °Z °s ° 0 0 0 0 0 0 0 0 0 0 0 ` 31 ° 0 -0 - - _ _ _ - - - _ , I - - C0 COVER SHEET 341-0' \ I ` 5e Cl EXISTING CONDITIONS 54 I 31 13 O 1 II 10 9 B I I I 1 ` 55 56 51 G2 PRELIMINARY SITE PLAN 1 I I 1 I I I I ' - ~ I I I I I I I I I I \ \ 1 `'9 I I G3 PRELIMINARY GRADMG PLAN ~ I -----L 33 C4 PRELIMINARY UTILITY PLAN I 1 ~ I 2 I 93 I I 1 69 y0 of LI PRELIMINARY STREET TREE PLAN ° L2 PRELIMINARY COMMGtJ AREA AND \ b . I I ) / 3 I I I 65 ~ bl I q WATER QUALITY PLANTING CONCEPTS \ \ 92 I i I 35 L3 PRELIMINARY ENTRY MONUMENT SIGNAGE PUBLIC STREET 28' 4 I I __---62 CURB TO CURB TYP. \l / I 61 0 0 35 5 ~ 66 63 I I 1 50 I \ \ i I 65 I I 31 STREET TREES / 64 I ° (SEE SHEET LI) \ 49 - J I I 35 40 41 39 of v 46 \ 45 ' 1' I ~ ^1 44 ~f 41 % ENTRY PLANTING AND MONUMENT / AREAS COVER SWEET CHERRY TPX=F- PLANNED DEVELOPMENT UTILITY/STREET TIGARD, OREGON TREE EASEMENT y ! PROJECT TEAM MAT004 APPLICANT JULY 1998 Ig.BCQIR~i CIVIL ENGRB:ER - I mmor~ ARCHITECT - BURYEYOR - ~.J MATRIX DEVELOFt'BR COFPOPATION W R3 DESIGN INC. W RS DESIGN INC UW5 DESIGN INC. URG DESIGN RIG URG DESIGN INC. R PLAZA 2, SUITE 200 RE, DAVID RENFELD, ASLArAICP RE- DAND REIFELD, ASLA/AICP PROJECT DESIGNER JEFF CURRAN/TODD MILLER RE, JEFF K 811!- WCORY L FLACK RE, TERRY L. GOODMAN 6990 SIM HARES STREET 1®490 SW NIMBUS AVE. SUITE RA 10450 SW NIMBUS AVE. SUITE RA 10480 SW NMUS AVE. SUITE RA 10480 SW NMBUS AVE. SUITE RA 104940 SW NIMBUS AVE SUITE RA o e e I G N I N C . 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ZONING DESIGNATION: Mixed Use Employment (MUE) and General Commercial (C-G) with a Planned Development Overlay (PD), and Tigard Triangle Design Standards Overlay. LOCATION: South of SW Beveland Road and west of SW 72nd Avenue. WCTM 2S101AC, Tax Lots 01801 and 01900; WCTM 2S101AB, Tax Lots 02700, 02701, 02702, 02705, 02706, and 02707. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.80, 18.84, 18.96, 18.98, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, and 18.164; the Tigard Triangle Design Standards. STAFF REPORT Staff reported receipt of a letter from the applicant requesting a continuance to November 2, 1998. Commissioner Padgett moved and Commissioner Anderson seconded the motion to grant the continuance to November 2, 1998. A voice vote was taken and the motion passed by unanimous vote. 5.2 SUBDIVISION (SUB) 98-0010/PLANNED DEVELOPMENT REVIEW (PDR) 98- 0008 CHERRY TREE PROPOSAL: The applicant has requested subdivision approval for 68 small-lot single family home sites on a 6.93-acre site zoned R-25, Multiple Family Residential (25 units per acre)and planned development concept plan approval to develop 68 lots, ranging in size from 2500 to 4162 square feet and yielding a residential density of 17.89 units per net acre. COMPREHENSIVE PLAN DESIGNATION: High Density Residential (25 - 40 Units per Acre). ZONING DESIGNATION: R-25 Multiple Family Residential (25 Units per Acre); Planned Development (PD) Overlay. LOCATION: North of SW Walnut Street, at the intersection with SW Barrows Road (WCTM 2S1 04BB, TAX LOT 100). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32 (Procedures for Decision Making), 18.40 (Administration), 18.56 (R-25 Zoning District), 18.80 (Planned Development), 18.88 (Solar Access), 18.92 (Density Computations) 18.96 (Additional, Setbacks), 18.100 (Landscaping and Screening), 18.102 (Visual Clearance Areas), 18.106 (Off-Street Parking), 18.108 (Access and Egress), 18.114 (Signs), 18.150 (Tree Removal), 18.160 (Subdivision), 18.164 (Street and Utility Improvement Standards). STAFF REPORT Associate Planner M.J. Roberts presented the staff report on behalf of the City. He pointed out the site location and adjacent developments at the intersection of SW Barrows and SW Walnut. He said that the applicant, Matrix Development Corporation (represented by WRG Design), has requested concurrent review and approval of a subdivision for 68 small lot single- family home sites on the approximately seven acre site and for conceptual planned development approval for the 68 lots. He mentioned that in a planned development the minimum lot size of PLANNING COMMISSION MEETING MINUTES - October 5, 1998 - Page 2 the zone did not apply with regard to the setbacks. He said that the density would be just under 18 units in an R-25 zone. Mr. Roberts said that staff reviewed the application according to all the applicable review criteria and found that the proposal met the criteria, either outright or with the conditions listed in the staff report. He noted that there were no contentious issues. He explained that staff has requested revised site and landscaping plans for clarification on percentages and street design. Development Review Engineer Brian Rager reported that the applicant's traffic study showed that the neighborhood and affected intersections would continue to operate at acceptable levels of service with the additional traffic generated by the development. He said that staff found the street layout and utility plans all acceptable. He mentioned that the applicant would speak to potentially altering one of the conditions regarding the water system. He said that the applicant's downstream analysis found that the downstream system could handle the additional storm water runoff generated by the development. He said that the size of the on site water quality pond was adequate to treat the storm water from this project. President Wilson asked if the street stub out to the property to the north would be built at this time. Mr. Rager said no. He explained that Scholls Village was in the process of dedicating the right-of-way required but there would be a gap in the improvements until an LID was formed to complete them. He noted the condition requiring a non-remonstrance agreement. Planning Manager Dick Bewersdorff mentioned that with the property to the north being combined with another property, staff would look at the requirement to push a street through to provide access through to the rest of the Scholls development. He said that both applications would have to build a major modification of the existing Scholls development but the both applications' materials were incomplete at this point. Commissioner Griffith commented that an R-25 zone was traditionally a multifamiliy zone. He asked if developing this zone as single family units would maintain Metro's density numbers. Mr. Roberts explained that single family residential was currently an allowed use within the R- 25 zone. The proposed density was just under 18 units while the maximum density was 25 units and 80% of the maximum density was 22 units. President Wilson asked if it was true that the City was running ahead of the Metro goals at this time. Mr. Bewersdorff said that that analysis was yet to be completed. APPLICANT'S PRESENTATION • Mark Dane, WRG Design, 10450 SW Nimbus Avenue, explained that this 68 small lot single family planned unit development was generated in response to market feedback and positive neighborhood response to single family units over multifamily units.. He stated that this proposal not only met the Code criteria but offered quality, affordable housing for many first time homebuyers. PLANNING COMMISSION MEETING MINUTES - October 5, 1998 - Page 3 • • Mr. Dane reviewed the traffic circulation and connection points. He mentioned that all services were currently available to the site. He stated that they agreed to all the conditions of approval proposed by staff with exceptions in Condition 5 and 22. Regarding Condition 5, Mr. Dane asked that they be allowed to move the existing pathway so that it would lie between Lots 19 and 20. He asked for clarification from staff on the required width of the easement. Mr. Roberts said that shifting the path location was fine, though they should coordinate with the Scholls development to the north. He said that neither he nor Mr. Rager saw any reason why the easement needed to be wider than the path, and therefore they would require an 8 foot wide easement. Mr. Dane explained that Condition 22 was a reflection of the preliminary engineering findings to insure the loop connections. He asked to defer the specific loop connections until the water system analysis was completed by the engineer. He suggested alternate language in which they agreed to loop the system in coordination with the City based upon the findings after the water system model analysis was completed. He said that they did not believe that the three loops currently asked for were necessary but the final engineering has not been done. Mr. Rager said that he had no objection to rewording the condition to read "Loop connections shall be provided between the site, water system layout and existing water lines adjacent to the site." He said to leave in the final sentence "Final design plans shall be reviewed and approved by the City prior to construction." He commented that this was not an issue that needed to be specified at this time; leaving some flexibility in was advisable. Commissioner Griffith asked how they intended to handle parking on the relatively narrow street. Mr. Dane said that tentatively they planned parking with two spaces in the garages, one in driveway, and one in front of every house along one side of the street, giving a potential of seven parking spaces for two houses. He confirmed that they would have a single car garage with a curb cut, and that the houses were two stories. Commissioner Padgett asked what the ballpark sale price was for these "affordable homes." Larry York, Matrix Development/Legend Homes, 6900 SW Haines, Tigard, said that the theoretical sale price was between $150,000 to $175,000, although they have not done the final numbers yet. PUBLIC TESTIMONY No one signed up to speak on this proposal. PRESIDENT WILSON CLOSED THE PUBLIC HEARING PLANNING COMMISSION MEETING MINUTES - October 5, 1998 - Page 4 COMMISSION DELIBERATIONS Commissioner Padgett commented that he saw no reason to oppose an application in which the applicant agreed to all the conditions, the staff was amenable, no neighbors opposed it, and it fit the criteria. Commissioner Anderson and President Wilson concurred. Commissioner Griffith noted the.three foot setback shown on the layout, commenting that he thought that the City Code required a five foot setback on a sideyard.. Mr. Roberts said that it did but in a planned development the setbacks could vary. Commissioner Griffith said that he thought that the Fire Code required a fire wall if the setback was less than five feet from the property line. Mr. Bewersdorff said that he did not believe that was so, because three feet on each side meant six feet between the houses which exceeded the Fire Code requirement. The Commission reviewed the rewording of the conditions to allow the requested changes to Conditions 5 and 22. For Condition 5, Mr. Rager suggested adding "and the easement" after "the pathway" in the second sentence to clarify that the easement width was eight feet. He said that the offsite alignment was an issue that the developer could take up with the neighboring property owners. Mr. Roberts concurred that the Code did not require the path to be located in any particular location or in a straight line. For Condition 22, Mr. Rager suggested different wording from his original suggestion but to still keep the last sentence as it was: "The applicant's water system plan shall show loop connections between the onsite water lines and those located adjacent to the site." Commissioner Padgett moved to approve SUB 98-0010/PDR 98-0008 with the revisions on the two conditions based on the staff report and the testimony heard tonight. Commissioner Griffith seconded the motion. A voice vote was taken and the motion passed by a vote of 8-0. 6. GRAVEL PARKING LOTS - RECOMMENDATION TO COUNCIL Mr. Bewersdorff recommended leaving the gravel parking lot ordinance as it was. He pointed out that there were a variety of issues related to gravel parking lots, such as weeds, pollution, dust, etc. He said that he was not sure what was driving the Council's interest in allowing gravel parking lots other than the Cook Park improvements. He commented that Cook Park could be handled through the variance process, as could any other request for a gravel parking lot. He said that the only city he knew of that allowed gravel parking lots was Wilsonville and they did not approve them. President Wilson asked if concrete unit pavers were allowed. Mr. Bewersdorff said that those would be grounds for a variance. He mentioned that pavers could be more expensive than asphalt because of the environmental treatments necessary. PLANNING COMMISSION MEETING MINUTES - October 5, 1998 - Page 5 President Wilson asked if the oil/water separators really worked that well, commenting that over time the contaminants would seep through the ground. Commissioner Anderson explained how one kind of oil/water separator worked that actually make a difference - a bag that collected the oil and was removed. The Commission discussed the issue of gravel parking lots. Mr. Bewersdorff mentioned that dust has been a major issue. He confirmed that the City did allow commercial/industrial storage on gravel lots. He commented that staff would look at any proposals and evaluate how they met the City's gravel parking lot standards. He verified that the level of approval for the variance was staff level. He confirmed that the City would have to get a variance for a gravel parking lot at Cook Park, just like anyone else. The Commission agreed that with staff that there was no reason to change the ordinance, especially.since gravel parking lot requests could be handled through the variance process. Commissioner Griffith moved to leave the ordinance as it was. Commissioner Olsen seconded the motion. A voice vote was taken and the motion passed by a vote of 8-0. 7. OTHER BUSINESS • President Wilson asked staff to schedule a discussion on general traffic issues in the city prior to a Commission meeting. Mr. Bewersdorff commented that he saw traffic as Tigard's biggest problem. President Wilson asked if the City has ever hired lobbyists to pursue state and/or federal funding for the city. Mr. Bewersdorff said that they have used lobbyists in working with other cities but he did not know that they have hired any specifically for Tigard. Commissioner Padgett recommended impressing on their state and congressional representatives what Tigard's needs were and the importance of their traffic problems, as the representatives were the ones who could get ODOT and federal funding. • Commissioner Padgett suggested that staff schedule an update on the Washington Square Regional Plan for a meeting with a short agenda. He mentioned .a proposal to make Cascade Blvd a one-way road going south and the loop road through Washington Square a one-way road going north, as a loop around 217. President Wilson said that he was on the Task Force and that was not a proposal that came from an engineer. He said that it was just an idea at this time. He suggested waiting for an update until the proposals have solidified to the point where comments were appropriate. He commented that he would try to make sure that nothing was rezoned until the traffic improvements were funded. PLANNING COMMISSION MEETING MINUTES - October 5, 1998 - Page 6 8. ADJOURNMENT The meeting adjourned at 8:20 p.m. Jerree Gaynor, Planning Commission Secretary ATTEST: President Nick Wilson PLANNING COMMISSION MEETING MINUTES - October 5, 1998 - Page 7 AGENDA City of Tigard TIGARD PLANNING COMMISSION C-nwu~y Dmd OCTOBER 5, 1998 - 7:30 P.M. shVig A BeuerCo maa4 TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARINGS 5.1 SITE DEVELOPMENT REVIEW (SDR) 98-0008/PLANNED DEVELOPMENT REVIEW (PDR) 98-00071TRIANGLE DESIGN GUIDELINE ADJUSTMENTS (TDGA) 98-01 TO 98-05 EAGLE HARDWARE AND GARDEN CENTER STORE PROPOSAL:The applicant has requested Site Development Review and Planned Development Review approval to construct a 147,812 square foot hardware store with a 10,890 square foot building pad on 14.23 acres; and approval of five (5) adjustments to the Tigard Triangle Design Guidelines, including street connectivity--design option, building placement on major and minor arterials, building setbacks, parking location and landscape design, and building facade. ZONING DESIGNATION: Mixed Use Employment (MUE) and General Commercial (C-G) with a Planned Development Overlay (PD), and Tigard Triangle Design Standards Overlay. LOCATION: South of SW Beveland Road and west of SW 72nd Avenue. WCTM 2S101AC, Tax Lots 01801 and 01900; WCTM 2S101AB, Tax Lots 02700, 02701, 02702, 02705, 02706, and 02707. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.67, 18.80, 18.84, 18.96, 18.98, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, and 18.164; the Tigard Triangle Design Standards. 5.2 SUBDIVISION (SUB) 98-0010/PLANNED DEVELOPMENT REVIEW (PDR) 98-0008 CHERRY TREE PROPOSAL:The applicant has requested subdivision approval for 68 small-lot single family home sites on a 6.93-acre site zoned R-25, Multiple Family Residential (25 units per acre)and planned development concept plan approval to develop 68 lots, ranging in size from 2500 to 4162 square feet and yielding a residential density of 17.89 units per net acre. COMPREHENSIVE PLAN DESIGNATION: High Density Residential (25 - 40 Units per Acre). ZONING DESIGNATION: R-25 Multiple Family Residential (25 Units per Acre); Planned Development (PD) Overlay. LOCATION: North of SW Walnut Street, at the intersection with SW Barrows Road (WCTM 2S1 04BB, TAX LOT 100). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32 (Procedures for Decision Making), 18.40 (Administration), 18.56 (R-25 Zoning District), 18.80 (Planned Development), 18.88 (Solar Access), 18.92 (DBnsity Computations) 18.96 (Additional Setbacks), 18.100 (Landscaping and Screening), 18.102 (Visual Clearance Areas), 18.106 (Off-Street Parking), 18.108 (Access and Egress), 18.114 (Signs), 18.150 (Tree Removal), 18.160 (Subdivision), 18.164 (Street and Utility Improvement Standards). 6. GRAVEL PARKING LOTS - RECOMMENDATION TO COUNCIL 7. OTHER BUSINESS 8. ADJOURNMENT Agenda Item: Hearing Date: October 5. 1998 Time: 7:30 PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON CITY OF TIGARD SECTION I: APPLICATION SUMMARY CASES: FILE NAME: CHERRY TREE SUBDIVISION Subdivision SUB 98-0010 Planned Development Review PDR 98-0008 .PROPOSAL: The applicant has requested: 1. Subdivision approval for 68 small-lot, single-family home sites on a 6.93 acre site zoned R-25, Multiple Family Residential (25 units per acre); and 2. Conceptual Planned Development approval to develop 68 lots, ranging in size from 2,500 to 4,162 square feet and yielding a residential density of 17.89 units per net acre. OWNER/ Matrix Development Corp. AGENT: WRG Design Inc. APPLICANT: Plaza 2, Suite 200 Attn: David Rehfeld 6900 SW Haines Street 10450 SW Nimbus Ave. Tigard, OR 97223 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: High Density Residential (25 - 40 Units per Acre). ZONING DESIGNATION: R-25; Multiple Family Residential (25 Units per Acre) with a Planned Development (PD) Overlay. LOCATION: North of SW Walnut Street, at the intersection with SW Barrows Road; WCTM 2S104BB, Tax Lot 00100. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32 (Procedures for Decision Making), 18.40 (Administration), 18.56 (R-25 Zoning District), 18.80 (Planned Development), 18.88 (Solar Access), 18.92 (Density Computations) 18.96 (Additional Setbacks), 18.100 (Landscaping and Screening), 18.102 (Visual Clearance Areas), 18.106 (Off-Street Parking), 18.108 (Access and Egress), 18.114 (Signs), 18.150 (Tree Removal), 18.160 (Subdivision), 18.164 (Street and Utility Improvement Standards). SECTION II: STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Subdivision/Planned Development will not adversely affect the health, safety and welfare of the City. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1. The applicant shall submit a revised site plan showing lot specific building envelopes. The plan shall demonstrate that the site has 80 percent or less coverage with impervious surface and 20 percent or more landscaping in compliance with Section 18.56.050.A.5 and 6. Staff Contact: M. J. Roberts (639-4171, ext. 315). 2. The revised site plan shall demonstrate that all applicable setbacks are met on each lot in compliance with Section 18.56.050. Staff Contact: M. J. Roberts (639-4171, ext. 315). 3. The revised site plan shall provide rear yard area calculations that demonstrate compliance with the minimum private open space requirement of Section 18.80.120.A.3.d.(i). Staff Contact: M. J. Roberts (639-4171, ext. 315). 4. The revised site plan shall demonstrate that visual clearance areas will be maintained for all driveway intersections with public streets in compliance with Section 18.102.050. The plans shall verify that all visual clearance areas, including those at public street intersections, are unobstructed as required under Section 18.102.020.13. Staff Contact: M. J. Roberts (639-4171, ext. 315). 5. The revised site plan shall incorporate a pedestrian/bikeway easement connecting to the approved pathway to be developed as part of Scholl's Village to the north. The pathway shall be at least eight (8) feet wide per Section 18.164.110.C and shall be designed to City standards. Staff Contact: M. J. Roberts (639-4171, ext. 315). 6. The revised site plan shall indicate turning radius dimensions for the proposed cul-de-sac demonstrating compliance with the 25-foot minimum inside turning radius and 45 foot minimum outside turning radius standards for Fire Department Access. Staff Contact: Jim Funk (639-4171, ext. 390). 7. The applicant shall submit a revised landscape plan. The revised plan shall demonstrate that street tree spacing will comply with Section 18.100..035.B. Staff Contact: M. J. Roberts (639-4171, ext. 315). 8. The revised landscape plan shall include an explanation, provided by a professional landscape architect, of why the proposed street tree species are the most appropriate for the application and demonstrate that they have been selected with specific regard for the potential adverse impacts indicated in Section 18.100.030.6. Staff Contact: M. J. Roberts (639-4171, ext. 315). 9. The revised landscape plan shall provide lot-specific front yard landscape area calculations and shall identify the location of the so-called "Walnut Street landscape parkway". The calculations shall demonstrate that a minimum of 20 percent landscaping is to be provided on-site in compliance with Section 18.80.120.A.3.g(i). Staff Contact: M. J. Roberts (639- 4171, ext. 315). 10. The applicant shall submit a copy of the site-specific CC&Rs for the planned development. The CC&Rs shall provide for the maintenance of open space tracts "A", "B" and "C" and shall be approved by the City prior to recording with the final plat. Staff Contact: M. J. Roberts (639- 4171, ext. 315). 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 11. Prior to approval of the final plat a public improvement permit and compliance agreement is required for this project. Five/six (5/6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall.) 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. 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. 14. The final plat shall indicate a one-foot non-access reserve strip adjacent to SW Barrows Road. 15. The applicant shall submit plans to Washington County for all work in the Barrows Road right- of-way. Prior to construction, the applicant shall demonstrate that they have obtained the necessary permit(s) from the County for this work. 16. The applicant shall construct the following frontage improvements on SW Walnut Street as a part of this project: A. 6-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; and C. streetlighting, as determined by the City Engineer. 17. 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. 18. The northern extension of SW Northview Drive is only required to have a paved width of 32 feet and a right-of-way width of 43 feet. 19. The internal streets within this project, with the exception of the northern extension of SW Northview Drive, are approved to be built with a paved width of 28 feet within a right-of-way of 39 feet. 20. The applicant shall provide for "No Parking" signs on one side of all internal streets with a 28-foot paved width. The construction plans shall indicate the proposed locations of these signs. 21. 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 percent 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. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 22 SUB 98-00101PDR 98-0008 - CHERRY TREE SUBDIVISION 22. The applicant shall revise their water system plan to show loop connections between the onsite water lines and those located in SW Walnut Street, SW Barrows Road and SW Bluestein Drive (to the north). Final design plans shall be reviewed and approved by the City prior to construction. 23. 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 facility 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. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 24. 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. 25. 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, and show that they will 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). 26. The applicant shall 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. 27. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 28. Final Plat Application Submission Requirements: A. Submit for City review three (3) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard; C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work; and D. Once the City and County have reviewed the final plat, submit two (2) mylar copies of the final plat for City Engineer's signature. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 29. Prior to final building inspection, The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 30. 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 subdivide shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.160.180 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. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 22 SUB 98-00101PDR 98-0008 - CHERRY TREE SUBDIVISION 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. 18162.080 Final Plat Application Submittal Requirements: Three (3) copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. 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. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION 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. SECTION III: BACKGROUND INFORMATION Site History: The site is comprised of Tax Lot 00100 on WCTM 2S1 04BB. The property was rezoned to R-25 as part of the rezoning for the Albertsons "Community Commercial" development south of SW Walnut Street. Vicinity Information: The site is located north of SW Walnut Street at the intersection with SW Barrows Road. Existing land use in the vicinity is characterized by single-family subdivisions but also includes more recent Community Commercial and Multi-Family Residential development. An Albertsons grocery store and a number of other community commercial uses have recently located immediately across SW Walnut Street. The vacant parcel immediately north of the subject property has received Site Development Review approval for multi-family development and the same developer has recently submitted an application for a second phase on the next property to the north. Existing and approved development on the northwest side of SW Barrows Rod includes both single-family and multi-family residential. Site Information and Proposal Description: The property is owned by Matrix Development Corporation and is represented by WRG Design Inc. The site has variably sloping topography from southwest to northeast and contains no significant resources as identified by the City of Tigard Comprehensive Plan. The applicant has stated that no sensitive lands such as floodplain, steep slopes or natural drainageways are present on the site. The applicant has also stated that there are no trees, 12-inch caliper or otherwise, present on the site. Based on adopted City maps and site visits, staff concurs that the site is not affected by sensitive lands. 10/5/98 PUBLIC HEARING = STAFF REPORT TO THE PLANNING COMMISSION PAGE 7 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION The property is designated High Density Residential on the City of Tigard Comprehensive Plan Map. The High Density Residential designation provides for residential development at 25 - 40 units per acre. The City of Tigard Zoning Districts Map shows the site is zoned R-25: Multiple Family Residential (25 Units per Acre). The R-25 zoning district requires 1,480 square feet per multi-family or attached single-family unit and a minimum lot size of 3,050 square feet for single- family detached units. The site also has the Planned Development (PD) Overlay designation so that any development proposal must be reviewed according to the Planned Development standards of the Tigard Community Development Code. The Planned Development process provides flexibility in lot sizes, setbacks and street dimensions within the parameters of the allowable density for the site. The applicant is requesting concurrent approval of a Planned Development Concept Plan and Preliminary Subdivision Plat. Staff has reviewed the applicant's proposal for compliance with the applicable goals and policies of the Tigard Comprehensive Plan and the approval criteria of the Tigard Community Development Code. Staffs proposed findings of fact and recommendation to the Tigard Planning Commission are included in this report. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS LAND DIVISION: SUBDIVISION 18.160.060 Approval Standards: Preliminary Plat The proposed preliminary plat complies with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations. The proposed project complies with the Comprehensive Plan's Medium-High Density Residential designation for the subject property in as much as the project complies with the applicable provisions of the Community Development Code which implements the plan. Compliance with these specific regulations and standards are addressed later in this report. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided documentation indicating that the proposed subdivision name, "Cherry Tree", has been reserved with the Washington County Surveyor. 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. Street layout is discussed in more detail later in this report. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and therefore satisfied this criterion. Specific details of the proposed improvements are discussed later in this report under Public Facilities Concerns. FINDING: Based on the above analysis, staff finds that the subdivision preliminary plat approval standards have either been met outright or are conditioned as discussed later in this report. PLANNED DEVELOPMENT The subject property is designated with the Planned Development (PD) overlay. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone (Section 18.80.080). The following paragraphs address compliance with the applicable base zone standards and with the specific Approval Standards under Section 18.80.120. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 8 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Applicable Base Zone Standards: The following sections address compliance of the proposed project with the standards of the base zone. All standards of the underlying R-25 zone apply to this project unless specifically exempted under the Planned Development process (Section 18.80.080) and noted below. Use Classification: The applicant is proposing to build single-family detached homes. Code Section 18. 56, R-25 zoning district, lists single-family detached dwelling units as a Permitted Use. Lot Dimensional Standards: Section 18.80.080.A.1 provides that the minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.92. The applicant proposes a small lot residential development for single-family home sites. Lots would range in size from 2,500 square feet to 4,162 square feet, the average being approximately 2,930 square feet. Site Coverage: Section 18.80.080.A.2 provides that the site coverage standards of the base zone shall apply. The maximum lot coverage standard of the R-25 zone is 80 percent including all buildings and impervious surfaces. The minimum landscape requirement is 20 percent. The applicant proposes to provide 20 percent of the gross site area (1.40 acres) in landscape and open space but has not provided sufficient calculations for staff to determine if this percentage has been met. Compliance with the landscaping standards is discussed in the Planned Development section of this report. Building Height: Section 18.80.080.A.3 provides that the building height provisions shall not apply except within 100 feet of an "Established Area". The subject property-is not within 100 feet of an "Established Area" according to the City of Tigard Comprehensive Plan; therefore, the building height standard does not apply. Setbacks: Section 18.80.080.A.4 provides that the front and rear yard setbacks of the base zone shall only apply on the perimeter of the project. The front and rear yard setbacks required in the R-25 zone are 15 feet. This section also requires a minimum 20-foot setback for any garage structure which opens facing a street. The side yard setbacks of the base zone do not apply except that all detached structures shall meet the minimum Uniform Building Code (UBC) requirements for fire walls. Although this subsection of the PD Chapter does not specifically address corner and through-lot setbacks, it provides that "all other" standards of the base zone shall apply. The R-25 zone requires a minimum 10-foot setback from any side of a corner or through lot that faces a street. The provisions of Chapter 18.102, Visual Clearance Areas, must also be met. In summary, the applicable setback standards for this Single-family Detached Planned Development in the R-25 Zone are: Perimeter Lot front yard setback 15 Feet Perimeter Lot rear yard setback 15 Feet Interior Lot front yard setback N/A Interior Lot rear yard setback N/A Garage setback (all lots) 20 Feet Side Yard setback (all lots) Comply with UBC Corner/Through Lot street setback 10 Feet ANALYSIS: The applicant's Preliminary Site Plan shows the required 15-foot perimeter lot setback on the Walnut Street edge of the site from Northview Drive east. The presence of a 20-foot storm drainage easement running the length of the east project boundary indicates that the perimeter setback standard can be met on this edge of the project. The Site Plan does not show any perimeter setback for lots adjacent to Walnut Street west of Northview Drive nor for lots adjacent to the northern edge of the project (abutting the approved Scholl's Village site). The Preliminary Site Plan does show a 10-foot public utility and landscape easement in all front yards which, by blanket application, satisfies the 10-foot corner/through lot setback where applicable. Garage setbacks are not shown for any lot. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 9 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION FINDING: Staff finds that it appears all applicable setbacks can be met although not all are shown on the conceptual plan. Staff recommends a condition of approval requiring that the applicant submit a revised site plan with all applicable setbacks clearly marked. The detailed plan shall include lot-specific building envelopes including driveway locations and dimensions. PLANNED DEVELOPMENT APPROVAL STANDARDS Section 18.80.120.A requires that the Commission make findings that the following criteria are satisfied when approving or approving with conditions, or the criteria are not satisfied when denying an application: All provisions of the land division provisions, Chapter 18.162, et seq., shall be met. The applicable land division provisions are contained in Chapter 18.164, Street and Utility Improvement Standards. Chapter 18.162 is not applicable as it relates to partitions and lot line adjustments, neither of which are proposed as part of this application. The provisions of Chapter 18.164, Street and Utility Improvement Standards, are addressed in a later section of this report. The provisions of the following chapters shall be met: Chapter 18.92. Density Computations and Limitations This chapter implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of lots which may be created on a site. The applicant is proposing 2.90 acres of public streets within the gross site area of 6.93 acres. There are no sensitive land areas on the site. The net site area is therefore 4.03 acres (175,547 square feet). The minimum lot size allowed by the underlying R-25 zoning district is 1,480 square feet per unit which would allow up to 118 units on the site. Staff finds that the applicant's proposal to place 69 units on the site is therefore within the allowable density and meets the provisions of this Chapter. Chapter 18.144. Accessory Structures The applicant is not proposing any accessory structures as part of this application, therefore this Chapter does not apply Chapter 18.96. Additional Yard Area Requirements Section 18.96.020.B.2.a requires a 30-foot building setback from the centerline of all Collector Streets, including SW Walnut Street. The applicant's Preliminary Site Plan shows that the property lines of lots abutting SW Walnut are set back at least 30 feet from the centerline of the right-of-way. Staff finds that the applicant has met this requirement and that no other provisions of Chapter 18.96 are applicable. Chapter 18.98. Building Height Limitations: Exceptions The applicant is not proposing to exceed the building height limitations of the underlying R-25 zoning district, therefore, this Chapter does not apply Chapter 18.102, Visual Clearance Areas This chapter applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 10 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Section 18.102.015.C requires that the applicant submit a site plan that identifies all visual clearance areas and shows the location of all access points, parking and circulation areas and pedestrian walkways and the location and height of all landscaping, fences or walls within those areas. The Preliminary Site Plan identifies visual clearance areas for all public street intersections but does not identify them for the intersections of private driveways and public streets. Furthermore, the applicant has not provided information on the location and height of any landscaping, fences and walls within the visual clearance areas. Staff finds that this criterion has not been fully met and recommends a condition of approval requiring that the 'applicant submit a revised site plan showing compliance with the visual clearance area standards. The site plan must show the location and height of any landscaping or structures located within all visual clearance areas and be expanded to show the visual clearance areas associated with the intersections of driveways and public streets. Chapter 18.100. Landscaping and Screening contains landscaping provisions for new development. Section 18.100.030 requires that street trees be planted in conjunction with all development that fronts a public street. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.100.035 contains specific standards for spacing of street trees as follows: 1. 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; 2. 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; and 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has submitted a street tree plan which includes a planting list. The proposed street trees include Bradford Pear (Pyrus calleryana `Bradford), Tulip Tree (Liriodendron tulipifera) and American Sweetgum (Liquidambar styraciflua). According to species information from the Western Garden Book (Sunset Publishing Corporation, 1991), all three trees fall into the "Large Tree° category for height per the Development Code. For width of branching, however, only the Tulip Tree is likely to exceed a 35-foot spread. Based on these classifications, the code, therefore, requires a maximum 30-foot spacing for the Bradford Pear and American Sweetgum and a maximum 40 foot spacing for the Tulip Tree. The applicant's Preliminary Street Tree Plan shows proposed street tree spacing for the Bradford Pear at 25 feet and 35 feet, for the American Sweetgum at 25 feet, and for the Tulip Tree at 20 feet and 35 feet. These spacings meet the code requirement with the exception of the proposed 35-foot Bradford Pear spacing. Based on the Preliminary Street Tree Plan therefore, the applicant has not completely met the street tree standards. Staff finds that the spacing standard may be satisfied with revisions to the proposal and recommends a condition of approval requiring submittal of a revised street tree plan. Specifically, the plan should satisfy the maximum 30-foot spacing for the Bradford Pear except where precluded by visual clearance areas. Given the proposed placement of street trees within a landscape/utility easement outside the right-of-way, the applicant should also provide a detailed explanation of why the selected species are particularly appropriate for the proposed design. Section 18.100.070 and 18.100.080 contain the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.100.130) does not require buffering or screening when a single-family detached residential use is proposed. Therefore, these sections do not apply. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 11 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Chapter 18.106. Off-Street Parking and Loading Requirements Section 18.106.030.A requires that single-family residences b6 provided with two (2) off-street spaces for each dwelling unit. Subsection J. 2. requires that off-street parking spaces for single-family residences shall be improved with an asphalt or concrete surface. The applicant has stated that two off-street parking spaces will be provided within each building lot, one in the garage and one in the driveway and that driveways will be constructed to any applicable City standard. Staff therefore finds that the applicant has satisfied the applicable standards under of this Chapter. Chapter 18.108, Access. Egress and Circulation This chapter establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Section 18.108.070.A states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one 10-foot paved driveway within a 15-foot wide accessway. The applicant has not submitted plans showing proposed access points and driveways; however, within the narrative the applicant has stated that .all residential lots will be accessible by surfaced driveways in conformance with City of Tigard standards". Staff finds that the access standards of this chapter can probably be met and recommends a condition of approval requiring the applicant to submit lot specific plans showing the locations and dimensions of all access driveways. Chapter 18.114. Signs The applicant is proposing two (2) entry monuments. Sign placement and scale is discussed in more detail later in this report. IN ADDITION, THE FOLLOWING CRITERIA SHALL BE MET: 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 Existing Conditions map indicates that there is only one tree existing on the property. The tree is located directly on the north property line and according to the Preliminary Site Plan is not proposed for removal. The natural topography of the site is also shown in the Existing Conditions map and has a varying slope between six and twenty percent from southwest to northeast. The Preliminary grading plan illustrates how the topography will be altered to create relatively flat, buildable lots and public streets. The applicant proposes to retain the generally south to north trend of the slope and route the storm drainage facilities to the lower northeast corner of the site where the water quality facility will be constructed. Storm drainage would then be routed off site to the north via the existing natural drainageway. Staff finds that the applicant's proposal meets this criteria in so far as the existing tendency of the topography will be maintained and the existing natural drainage pattern utilized. Structures located on the site shall not be in areas subject to slumping and sliding. No areas of the site have been identified as a potential hazard with respect to slumping and sliding. The applicant has stated that the maximum on-site slope is approximately 20 percent. This is below the 25 percent threshold which the City classifies as steep slopes subject to Sensitive Lands Review and there are no. other factors which would cause the City to require any further geotechnical analysis. Therefore Staff finds that since there is no indication that there are areas of the site subject to slumping and sliding, this criterion does not apply. 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 applicable setbacks are noted earlier in this report. The project will be reviewed for compliance with applicable setbacks at the time of building permit plan review. All structures will be required to meet UBC standards for fire separation. Staff finds that the plan review process will ensure this criterion is met. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 12 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Solar Access: The structures shall be oriented with, consideration for the sun and wind directions wherever possible. Compliance with the specific standards of the Solar Access ordinance is not an approval criterion for a Planned Development under Section 18.80.120. This standard furthers the intent of the solar access standards by requiring consideration of climatic factors but does not provide any clear and objective criteria by which to measure the proposal. The applicant has stated that, where feasible, homes will be situated on the proposed lots for maximum solar exposure. Staff finds that this criterion is, therefore, met. Trees: Trees with a six inch caliper measured at four feet in height from ground level, shall be saved wherever possible. As noted above, there is only one tree of any size on the property and it is not proposed to be removed. Therefore, Staff finds that this criterion is satisfied. 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). The proposed land use is single- family detached residential. The Buffering and Screening Matrix (Section 18.100.130, Figure F) does not require buffering or screening for proposed single-family detached uses. Therefore, staff finds that this criterion does not apply. 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. As noted above, the Buffering and Screening Matrix does not require buffering or screening for proposed single-family detached uses. Therefore, Staff finds that a determination of the adequacy and extent of required buffers is not applicable to this proposal. 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. The proposed use is a single-family residential subdivision/planned development. the applicant has not proposed any service areas, storage areas, parking lots or rooftop mechanical devices or other features that would require screening. Staff therefore finds that this criterion does not apply. Privacy And Noise: Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum extent possible, to protect the private areas on the adjoining properties from view and noise. No non-residential structures are proposed, therefore this criterion does not apply. Private Outdoor Area: Residential Use: Each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet. The proposed planned development includes 69 individual single-family lots. The applicant's proposal narrative states that each lot will have a small private rear yard. The applicant proposes to fence the rear yards which will be landscaped according to buyer specifications. The applicant has not demonstrated that the minimum area requirement of 48 square feet will be met. However, staff finds that this standard can be met and recommends a condition of approval requiring that the applicant submit lot specific rear yard area calculations demonstrating compliance with this criterion. Wherever possible, private outdoor open spaces should be oriented toward the sun. Solar orientation is addressed earlier in this report. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 13 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. As noted above, the applicant proposes to fence the rear yards of each lot to provide for privacy. Additional landscaping may be installed for screening at the request of individual home buyers. Therefore, staff finds that this criterion has been met. Shared Outdoor Recreation Areas: Residential Use: The applicant is not proposing any shared outdoor recreation areas, nor are they required by the Development Code for single-family residential uses. Therefore, this criterion does not apply. Access And Circulation: The number of allowed access points for a development shall be provided in Chapter 18.112 (sic). The applicant proposes to provide private driveway access to each single-family lot as required by Section 18.108.070.A. Therefore, staff finds that this criterion has been met. Emergency Vehicle Turnaround: All circulation patterns within a development must be designed to accommodate emergency vehicles. The Preliminary Site Plan and Street Section drawings show that paved street widths will be 36 feet for the main access road opposite Northview Drive and 28 feet for all other public streets within the development. One cul-de-sac turnaround is proposed at the western end of the site. The applicant has stated in the project narrative that all inside and outside radius curves will meet or exceed City standards of 25 feet for inside radius and 45 feet for outside radius curves. Staff finds that the criterion is or can be met and recommends a condition of approval requiring the applicant to submit a revised site plan indicating the locations of center points and marking the dimensions of all corner radii. Pedestrian And Bicycle Ways: Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The City's 1987 Tigard Park Plan identifies proposed pedestrian/bicycle paths throughout the City including one such proposed route along the Bonneville Power Administration easement corridor to the west of the project site, in the City of Beaverton's planning area. The planned trail system does not directly impact the proposed project, however and no provisions for the planned facilities are necessary. Staff finds that this criterion does not apply. Landscaping And Open Space: Residential Development. In addition, a minimum of 20 . percent of the site shall be landscaped. As noted earlier, the gross site area of the proposed project is 6.93 acres. The landscaped portion of this must therefore be a minimum of 1.39 acres (20 percent). The applicant has provided calculations in the project narrative describing what proportion of the site will be landscaped. The applicant's calculations show a total of 1.40 acres of landscaped area and include front yard area (0.71 acres, based on average front yard size), landscaping around the cul-de-sac bulb at the western end of the project (0.21 acres), the 0.23 acre water quality facility which will receive landscape treatment as shown on the landscape detail plan (Plan # L2) and the so-called 'Walnut Street landscape parkway' (0.25 acres). The applicant's calculation meets the standard exactly, with no room for error, and is based on numbers that do not appear on the preliminary landscaping plan. The 'Walnut Street landscape parkway' is not defined or identified on the landscape plan. Staff emphasizes that the landscaping requirements must be met within the site boundaries and cannot include, for example, street tree planting strips within public right of way. Staff finds that the minimum landscaping requirement appears to have been met and recommends a condition of approval requiring that the applicant submit a revised landscape plan that clearly indicates each areas to be landscaped and its size and provides a detailed list of proposed front yard landscape areas on a lot-specific basis 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 14 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Public Transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: 1. The location of other transit facilities in the area; and 2. The size and type of the proposed development; The applicant has stated that the project site does not abut an existing public transit route and is more than one (1) mile from the nearest bus stop. Staff concurs and finds therefore that this criterion does not apply. Signs: In addition to the provisions of Chapter 18.114, Signs: 1. Location of all signs proposed for the development site; and 2. The signs shall not obscure vehicle driver's sight distance; The applicant proposes two (2) entry monuments. The primary monument is illustrated conceptually on the Entry Monument plan (Plan # L3) and both primary and secondary monuments are located on the Street Tree Plan (Plan # 1-1). The applicant states in the narrative that the monuments will not obscure sight distance and that the required vision clearances at intersections will be observed. According to Plan L1 and Plan C2, however, both monuments appear to be located within the visual clearance areas defined in Chapter 18.102 and according to Plan L3, the primary monument will comprise, in part, a wall approximately eight feet tall. The maximum height of any structure located within a visual clearance area is three feet (Section 18.102.030.A). Staff finds that this sign location criterion has not been met but can be satisfied either through redesign or relocation of the monuments. Staff therefore recommends a condition of approval requiring that the applicant submit a revised site plan and monument details for both entry monuments demonstrating compliance with the visual clearance standards under Chapter 18.102. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106. The parking requirements of Chapter 18.106 are addressed earlier in this report. Up to fifty (50) percent of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one (1) off-street parking space. The proposal does not include any single-family attached dwellings; therefore this criterion does not apply. Drainage: All drainage provisions shall be laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan. The Engineering Division has reviewed this application and addressed the project's compliance with the City's storm water drainage standards. See comments under Public Facility Concerns. Floodplain Dedication: According to the adopted FEMA floodplain maps, the project site does not fall within the 100-year floodplain; therefore, this criterion does not apply. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.164 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: 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. Dedication requirements and improvement standards are addressed and conditioned as necessary later in this report under Public Facility Concerns. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 15 OF 22 SUB 98-0010/PDR 98-0008 -CHERRY TREE SUBDIVISION Minimum Rights-of-Way and Street Widths: Section 18.164.030(E) requires a local street to have a minimum 44 foot right-of-way and 28 foot paved section between curbs and sidewalks. The applicant proposes to meet the 28 foot minimum paved surface requirement but proposes right-of-way widths of 39 feet and 34 feet. Right-of-way widths are discussed later in this report under Public Facility Concerns. 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 subject site abuts vacant land on only one side (north) and this parcel has received Site Development Review approval for residential development (Scholl's Village). The applicant proposes to extend the approved public street to the north that will be constructed as part of the Scholl's Village project. Street Alignment and Connections: Section 18.164.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. 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. As noted above, the applicant proposes to extend the planned public street that will abut the north project boundary. The primary entrance of the proposed development is aligned with the existing Northview Drive to the south. Staff, therefore, finds that the connectivity standard has been met. Cul-De-Sacs: Section 18.164.030(K) requires that a cul-de-sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. The applicant proposes one cul-de- sac at the western end of the project. The Preliminary Site Plan indicates that the cul-de-sac has a length of approximately 380 feet measured along the centerline from the near side of the intersecting right-of-way to the farthest point of the cul-de-sac as required by this subsection. The cul-de-sac serves no more than fourteen lots. Staff finds that this standard has been met. Grades And Curves: Section 18.164.030(M) requires that grades shall not exceed 12 percent on local streets, except that local residential streets may have segments with grades up to 15 percent for distances of no greater than 250 feet. The applicant has stated that the maximum street grade in any part of the project will be 6 percent, well below the threshold for local streets. Staff finds, therefore that this standard has been met. Curbs. Curb Cuts. Ramps, and Driveway Approaches: Section 18.164.030(N) requires the following: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 16 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION The applicant has stated that the project will comply with all City construction standards and material specifications with respect to curbs, curb cuts, ramps and driveway approaches. Staff finds that conditions of approval and the public improvement plan review process will insure that these standards are met. 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. Block Sizes: Section 18.164.040(6)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non-residential blocks in which internal public circulation provides equivalent access. No blocks formed by streets within the proposed development exceed 1,800 feet around the perimeter. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian / bikeways shall be provided through the block. One "block" within the proposed development has a length that exceeds 600 feet. The distance from the far end of the proposed cul-de-sac to the street that extends off-site to the north is approximately 650 feet and therefore requires a pedestrian/bikeway connection. The approved Scholl's Village residential development to the north provides for a pedestrian/bikeway connection to the subject property within this 650 foot block. It is staffs opinion that extension of this access easement and construction of a pedestrian/bikeway connection as part of this proposal is not precluded and will satisfy this criterion. Staff recommends a condition of approval requiring that the applicant submit revised plans incorporating a pedestrian/bikeway connection with the approved Scholl's Village pathway. 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. The minimum lot size of the R-25 zoning district for single-family detached development is 3,050 square feet. The applicant has stated that the largest proposed lot is 4,162 square feet. Staff finds that no proposed lot is larger than one and one-half times the minimum lot size (4,575 square feet), therefore this criterion does 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. As shown on the Preliminary Site Plan, all proposed lots have at least 25 feet of frontage on public streets. Staff finds that this criterion is satisfied. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. The applicant is proposing to construct sidewalks to City standards on all public streets. Therefore, staff finds that this criterion is met. Sanitary Sewers: Section 18.164.0$0 requires sanitary sewer service. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Sanitary sewer is discussed later in this report under Public Facility Concerns. Based on the analysis therein, staff finds that sanitary sewer service will be provided as required and that this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 17 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION Stone Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The Engineering Division has reviewed the applicant's materials, including the Preliminary Utilities Plan. Storm drainage is discussed later in this report under Public Facility Concerns. Based on the analysis therein, staff finds that sanitary stormwater drainage provisions will be provided as required and that this criterion is either satisfied outright or will be met upon compliance with the applicable conditions of approval. PUBLIC FACILITY CONCERNS: The City Engineering Division has reviewed this proposal and has offered the following comments: STREETS: This site lies adjacent to SW Walnut Street and a portion of SW Barrows Road. There is also a local street that is to be stubbed out from the property to the north (Scholls Village Townhomes). Traffic Impact Report Findings A traffic impact report, dated August 1, 1998, prepared by Douglas McCollum, was submitted as a part of this application. McCollum estimates that this project will generate approximately 724 new trips on an average weekday. All intersections within the vicinity of this site currently operate at acceptable levels of service. With the addition of, this project, McCollum estimates that all intersections will continue to operate at acceptable levels of service. No additional off-site traffic impact mitigation is required. SW Walnut Street SW Walnut Street is classified as a major collector street on the City's Transportation Plan Map. This roadway was improved as a part of a larger project several years ago and was constructed within a 60 to 90-foot right-of-way (ROW). There is a 90-foot ROW section between SW Northview Drive and SW Barrows Road to accommodate the turning lane. From Northview Drive to the east, the ROW width is 60-feet. No further ROW dedications are necessary. The only improvements that are lacking on his roadway is the concrete sidewalk and street trees. The applicant's plans indicate that they will complete the sidewalk and street tree improvements as a part of this project. SW Barrows Road Southwest Barrows Road is classified as a major collector on the City's and Washington County's Transportation Plans. This roadway is under Washington County jurisdiction. The County submitted comments with regard to this application and indicated that a one-foot non-access reserve strip should be dedicated on the final plat adjacent to Barrows Road. There are no requirements for additional ROW dedication. This roadway has been improved, except for sidewalk and street trees. The applicant's plan indicates that they will construct the concrete sidewalk and install street trees along their frontage as a part of this project. Final construction plans for any work in the ROW shall be reviewed and approved by Washington County prior to construction. New Internal Streets The internal street network proposed by the applicant is overall acceptable to Staff. The applicant had suggested to Staff that street trees be allowed to be placed outside of the ROW and within a wider public utility and landscape easement. Staff believes this concept is acceptable because the street improvements and sidewalk will remain within the ROW. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 18 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION • • All internal streets, except for one, are proposed to have a pavement width of 28 feet and a ROW width of 39 feet.. The one exception is a street that aligns across from SW Northview Drive; this street is shown to have a paved width of 34 feet. This paved width is actually wider than necessary because a typical local residential street is only 32 feet wide curb-to-curb. Therefore, the applicant could reduce the width of this street to 32 feet, with a ROW width of 43 feet. The 28-foot wide paved streets will need to have a parking restriction on one side. As a part of the construction plan review, the applicant will be required to post "No Parking" signs on one side of these streets. WATER: This site will be served by the City's public water system. There are existing public water lines in SW Walnut Street, SW Bluestein Lane (to the north) and SW Barrows Road. The Public Works Department submitted comments related to this application and indicated that the applicant should be required to make loop connections between the existing water lines. Specifically, the Public Works Department will require a connection between the new water lines within this project to the existing water line in SW Bluestein Lane (within the Scholls Village project). In addition, the proposed water line to be located within the east/west cul-de-sac must be looped back to the existing water line in SW Barrows Road. The final water system design plan shall be reviewed and approved by the City prior to construction. SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located within SW Bluestein Lane to the north. The applicant's engineer proposes that this site will be served from a southern extension of that sewer line. If the Scholls Village project has not been constructed before this site is developed, the applicant will then need to extend the off-site sewer line to this site. STORM DRAINAGE: The topography of this site falls primarily to the northeast. The applicant's plan indicates that the storm water runoff from this site will be conveyed to the northeast corner of the site where it will be treated in a water quality facility before being released. There appears to be an existing public storm drainage line that runs adjacent to the east boundary of this site within a 15-foot wide public easement. It is not clear how the applicant proposes to tie the on-site storm runoff into the existing public system. Prior to construction, the applicant will need to submit a detailed design of the proposed storm drainage system to the Engineering Department for review and approval. A downstream analysis was completed by the applicant's engineer as a part of the Scholls Village project. (NOTE: WRG Design, Inc. is the engineer of record for both this project and the Scholls Village project.) The downstream analysis indicates that there will not be any negative downstream impacts from either project once they are constructed. Therefore, no on-site detention is required. 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 indicating the frequency and method to be used in keeping the 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 construction. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 19 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION The applicant is proposing to construct a vegetated pond facility to treat the additional storm water runoff from this site. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 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 Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant'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. SECTION V: OTHER STAFF COMMENTS The Tigard Police Department has reviewed this proposal and has offered the following comments: The primary access road should be named Northview Drive, consistent with the road name across SW Walnut Street. Consistent street names reduce the chance for delays in emergency services response. The Tigard Operations Division has reviewed this proposal and has offered the following comments: The City has not interest in future ownership and maintenance of the proposed open space, Tracts A, B and C. The Tigard Buildings Division has reviewed this proposal and has offered the following comments: "No-Parking" signs and curb markings shall be posted on one side of all streets less than 36 feet wide and on both sides for streets less than 28 feet wide. The proposed cul-de-sac shall have an inside turning radius of 25 feet and an outside turning radius of 45 feet. The proposed design is too small. Fire hydrants shall be provided at each entrance intersection. A sanitary sewer easement will be required through Scholl's Village if the public sewer has not yet been constructed to the subject property line. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 20 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION • The Tigard Water Department has reviewed this proposal and has offered the following comments: The water system is to be looped to the north (connection with Scholl's Village at Bluestem Lane). Also the water system is to be looped back to SW Barrows Road through the . cul-de-sac in the common landscape area. SECTION VI AGENCY COMMENTS The Washington County Department of Land Use and Transportation has reviewed this proposal and has offered the following comments: Provided that sidewalks, ditching, and adequate right-of-way have been previously addressed, Washington County requirements pertinent to this development are minimal. The minimum access spacing standard for SW Barrows Road is 100 feet (minimum 150 foot lot frontage). Although the applicant is not proposing access to SW Barrows at this time, the County reserves the right to require additional conditions for any access to SW Barrows Road at the time of development of the property. The County has required a condition of approval that, prior to issuance of building permits, a one- foot non-access reserve strip shall be provided and recorded with Washington County. The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered the following comments: Sanitary Sewer Each lot shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Storm Sewer Each lot should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour event, the applicant is responsible for mitigating the flow. Water Qualitx Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. Sensitive Area A "Sensitive Area" exists (Map provided by USA indicates a drainageway within the project boundary, running adjacent to and parallel with the east property line). Developer must preserve a 25-foot corridor as described in R&O 96-44. The sensitive area shall be identified on plans. Erosion Control A joint 1200-C erosion control permit is required. The Tualatin Valley Fire Marshal's Office has reviewed this application and concurs with the comments offered by the Tigard Building Division with respect to Fire Department access criteria and hydrant placement. They have offered no further comments or objections. Portland General Electric has reviewed this application and has offered no comments or objections. 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 21 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION STAFF RESPONSE TO COMMENTS RECEIVED: Staff has reviewed the comments offered by other staff and agencies. Where the concerns raised fall within the scope of the applicable approval criteria, they have been addressed within this report and found either to be inapplicable as approval criteria, satisfied outright or able to be satisfied if the conditions of approval are met. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED TO THE CITY OF TIGARD WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S DECISION. September 24. 1998 PREPARED BY: M. J. Roberts DATE Associate Planner CA September 24. 1998 AP ROVED BY: Richard Bew orff DATE Planning M pager is \cu rp I n\mj r\s u b\s u b 98-10. rpt 10/5/98 PUBLIC HEARING - STAFF REPORT TO THE PLANNING COMMISSION PAGE 22 OF 22 SUB 98-0010/PDR 98-0008 - CHERRY TREE SUBDIVISION CITY of GEOGRAPHIC INFORMATION SYSTEM 0 VICINITY MAP z SW CRANE CT -i SUB 98-0008 SUBJECT PARCEL CHERRY TREE cn SUBDIVISION SW BLUESTE LN SW MO CRIST CT S~~L Q O ST St7, ctiF SVV y~~FM can N 0 ,oo zoo 300 Feet y Tq 242 feet ` Y n41 S~ ``II! City of Tigard ~\V C~ Information on this map is for general location only and O should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard, OR 97223 (503) 039-4171 httpWwww.ci. tigard.or. us Community Development Plot date: Sep 9, 1998; cAmagic),magic0l.apr t.4 13400 t.t. 1x000 ~ N., 30 AUI 00 y` e % ~ ' 1 E 1A100 " Y Yap 2m ` p dY~xnan Y^~ ,f I^~ - _ P Q Y) ]n' ~ Y A p d Y d I4 $ Yt_LYY _ t`' '1{ v.~ q h] ~ 1 s d i rim d Y rim d ly ~ 1 ~1t r_ Y T S+nO s 1~ °r c, >a Y n i pYG d Y 2~ a Y q ~ Ic ~ 11" ~jd`-1~_- S a+o]' _ _ Y 1 ~ d_I T.4 Yx Y~ d a _ T --t 1 700 \ a Y d 1± 1 e• iVY'~ _ ]3' _N~~ \51~ YpSx d 33\6 d Y 1 ~(1 ]n naW_-..~ YYIL 39J_~ i ' ~xa Y g 1 _ ~ _]n 9rn4 ~ ~ ~ b5 1 Y1 d Y Yxx3 ~ Y Yang _ 8 p \ Nv d I sx I a ZIM d 11 T 8 I ntl T.L. 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I ~sx d \ ` Yew,,` yx _ • 1 t 1700 some I G~ 200 \ - ~Cj ~x a ~mn d i .a - -~-]a_ 2+n3 d some T.L "`~•.a: _ S~ 36m d Y ,s d i « .3 ~ 04 t~v' _ \U pJC/ ll~°i^. ~ _ '4 {Fi ~ .t+.'~ ::tom, ' K~ Yr ' w+ 9.2 Mxi ~S t CASE N ER Ry ' ~ EE S U B O ►V I'~ 10 N C SUBgg-0008 Sl 1~ ~Ap 1~ CITY OF TIGARD Community (Devekpment ShapingA Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. OCTOBER 5. 1998 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO(S): SUBDIVISION [SUB] 98-0010 0 PLANNED DEVELOPMENT REVIEW (POR] 98-0008 FILE TITLE: CHERRY TREE SUBDIVISION APPLICANTS APPLICANT/ Larry York, V.P. of Planning & Development REP.: David Rehfeld, S. Planner OWNER: Matrix Development Corporation WRG Design, Inc. Plaza 2, Suite 200 10450 SW Nimbus Ave. 6900 SW Haines Street Portland, OR 97223 REQUEST: The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 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. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE SUB 98.0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS PLANNING COMMISSION MAY CO UE THE PUBLIC HEARING TO ANOT MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PU HEARING AND TAKE ACTION ON TH PPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER SEPTEMBER 14. 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 197.763(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 (25G) 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 (25~) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER M.J. ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. 0 VICINITY MAP Z- SW CRANE CT J_ SUB 98-0008 SUBJECT PARCEL CHERRY TREE SW SUBDIVISION SW BLUESTE LN Q CRI CT sy.~ > q~ ~~T ST AND IV -i SW ncyFyg4 <n N 3w S Cityof Tigud r,ero a.wr., w. ow.opnr+ew.aw owws,. r,,.a on srm wow...a qw.w.,. SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS R RECOVER ID E S I G N I N C. SEP 2, 1995 TRANSMITTAL COMMUNITY DEVELOPNENT To: MJ Roberts, Associate Planner Date: September 24, 1998 City of Tigard Project: Cherry Tree 13125 SW Hall Blvd. Tigard, Oregon 97223 WRG#: MAT 004 From: Case/File#: Please, notify us at (503) 603-9933 if there are any problems receiving this transmission Transmitting: Via: For Your: x❑ Attached O Mail O Review & Comment O Separate Cover ❑D Messenger As Requested O Number of Pages Including Cover Fed-Ex O Information/File Copies Description 10 Additional Copies of Plan Narrative and Full Size Plan sets COMMENTS: .Wt Signed: d eld, Senior Planner and Landscape Architect G:\WRG\FORMS\PROJECTTEAM\CORRES\WRGTRAN. DOC PLANNERS ■ ENGINEERS ■ LANDSCAPE ARCHITECTS ■ SURVEYORS 10450 SW Nimbus Ave., Portland, OR 972223 /(503) 603-9933 (fax) 603-9944 Oregon 0 i~/evad/a MEMORANDUM CITY OF TIGARD, OREGON DATE: September 23, 1998 TO: MJ Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SUB 98-0010, Cherry Tree Subdivision Description: This application is for the subdivision of a 6.93 acre site into 68 small-lot single- family lots. The site is located north of and adjacent to SW Walnut Street, east of and adjacent to SW Barrows Road and west of SW 135th Avenue (WCTM 2S1 04BB, Tax Lot 100). Findings: 1. Streets: This site lies adjacent to SW Walnut Street and a portion of SW Barrows Road. There is also a local street that is to be stubbed out from the property to the north (Scholls Village Townhomes). Traffic Impact Report Findings A traffic impact report, dated August 1, 1998, prepared by Douglas McCollum, was submitted as a part of this application. McCollum estimates that this project will generate approximately 724 new trips on an average weekday. All intersections within the vicinity of this site currently operate at acceptable levels of service. With the addition of this project, McCollum estimates that all intersections will continue to operate at acceptable levels of service. No additional offsite traffic impact mitigation is required. SW Walnut Street SW Walnut Street is classified as a major collector street on the City's Transportation Plan Map. This roadway was improved as a part of a larger project several years ago and was constructed within a 60 to 90- foot right-of-way (ROW). There is a 90-foot ROW section between SW Northview Drive and SW Barrows Road to accommodate the turning lane. ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 1 From Northview Drive to the east, the ROW width is 60-feet. No further ROW dedications are necessary. The only improvements that are lacking on his roadway is the concrete sidewalk and street trees. The applicant's plans indicate that they will complete the sidewalk and street tree improvements. as a part of this project. SW Barrows Road SW Barrows Road is classified as a major collector on the Citys and Washington County's Transportation Plans. This roadway is under Washington County jurisdiction. The County submitted comments with regard to this application and indicated that a one-foot non-access reserve strip should be dedicated on the final plat adjacent to Barrows Road. There are no requirements for additional ROW dedication. This roadway has been improved, except for sidewalk and street trees. The applicant's plan indicates that they will construct the concrete sidewalk and.install street trees along their frontage as a part of this project. Final construction plans for any work in the ROW shall be reviewed and approved by Washington County prior to construction. New Internal Streets The internal street network proposed by the applicant is overall acceptable to Staff. The applicant had suggested to Staff that street trees be allowed to be placed outside of the ROW and within a wider public utility and landscape easement. Staff believes this concept is acceptable because the street improvements and sidewalk will remain within the ROW. All internal streets, except for one, are proposed to have a pavement width of 28 feet and a ROW width of 39 feet. The one exception is a street that aligns across from SW Northview Drive; this street is shown to have a paved width of 34 feet. This paved width is actually wider than necessary because a typical local residential street is only 32 feet wide curb-to-curb. Therefore; the applicant could reduce the width of this street to 32 feet, with a ROW width of 43 feet. The 28-foot wide paved streets will need to have a parking restriction on one side. As a part of the construction plan review, the applicant will be required to post "No Parking" signs on one side of these streets. ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 2 2. Water: This site will be served by the City's public water system. There are existing public water lines in SW Walnut Street, SW Bluestem Lane (to the north) and SW Barrows Road. The Public Works Department submitted comments related to this application and indicated that the applicant should be required to make loop connections between the existing water lines. Specifically, the Public Works Department will require a connection between the new water lines within this project to the existing water line in SW Bluestem Lane (within the Scholls Village project). In addition, the proposed water line to be located within the east/west cul-de-sac must be looped back to the existing water line in SW Barrows Road. The final water system design plan shall be reviewed and approved by the City prior to construction. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located within SW Bluestem Lane to the north. The applicant's engineer proposes that this site will be served from a southern extension of that sewer line. If the Scholls Village project has not been constructed before this site is developed, the applicant will then need to extend the offsite sewer line to this site. 4. Storm Drainage: The topography of this site falls primarily to the northeast. The applicant's plan indicates that the storm water runoff from this site will be conveyed to the northeast corner of the site where it will be treated in a water quality facility before being released. There appears to be an existing public storm drainage line that runs adjacent to the east boundary of this site within a 15-foot wide public easement. It is not clear how the applicant proposes to tie the on-site storm runoff into the existing public system. Prior to construction, the applicant will need to submit a detailed design of the proposed storm drainage system to the Engineering Department for review and approval. A downstream analysis was completed by the applicant's engineer as a part of the Scholls Village project (NOTE: WRG Design, Inc. is the engineer of record for both this project and the Scholls Village project). The downstream analysis indicates that there will not be any negative downstream impacts from either project once they are constructed. Therefore, no onsite detention is required. ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 3 5. 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 indicating the frequency and method to be used in keeping the 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 construction. The applicant is proposing to construct a vegetated pond facility to treat the additional storm water runoff from this site. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 6. 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 Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 4 over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant'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. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to approval of the final plat A public improvement permit .and compliance agreement is required for this project. Five/six (5/6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 5 name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 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 indicate a one-foot non-access reserve strip adjacent to SW Barrows Road. 5. The applicant shall submit plans to Washington County for all work in the Barrows Road right-of-way. Prior to construction, the applicant shall demonstrate that they have obtained the necessary permit(s) from the County for this work. 6. The applicant shall construct the following frontage improvements on SW Walnut Street as a part of this project: a. 6-foot concrete sidewalk b. street trees behind the sidewalk spaced per TDC requirements c. streetlighting, as determined by the City Engineer. 7. 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. 8. The northern extension of SW Northview Drive is only required to have a paved width of 32 feet and a right-of-way width of 43 feet. 9. The internal streets within this project, with the exception of the northern extension of SW Northview Drive, are approved to be built with a paved width of 28 feet within a right-of-way of 39 feet. 10. The applicant shall provide for "No Parking" signs on one side of all internal streets with a 28-foot wide paved width. The construction plans shall. indicate the proposed locations of these signs. ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 6 11. 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. 12. The applicant shall revise their water system plan to show loop connections between the onsite water lines and those located in SW Walnut Street, SW Barrows Street and SW Bluestem Drive (to the north). Final design plans shall be reviewed and approved by the City prior to construction. 13. 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 facility 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. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 14. 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. 15. 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, and show that they will 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). ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 7 16. The applicant shall 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. 17. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 18. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 19. Prior to final building inspection, The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 20. 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 ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 8 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'DEVELOPMEN I T - 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. 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. ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 9 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. ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 10 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 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. 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, ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 11 temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 12 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. 6engXbrianAcommentslsub98-10. bdr ENGINEERING COMMENTS SUB 98-0010 Cherry Tree Subdivision PAGE 13 REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community RECEIVED PLANNING DATE: August 28,1998 TO: Jim Wolf, Tigard Police Department Crime Prevention Officer S E P 0 9 1998 CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner [051 Phone: 150316394171 Fax: [50316841297 RE: SUBDIVISION [SUB] 98-0010/PLANNED DEVELOPMENT REVIEW (PORI 98-0008 CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 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: [TUESDAY - SEPTEMBER 8,19981. 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: '10 A0t4,-~n cza;%s oox ( w\*n sm to C n!!! n~ Xr..S Qe~Ad~Cwru~'~ y ecern dy akw~ '~o(~MJ\~,W D(` \cyl, q4~~"~ `(~r^rNd o,S~~ Cpn~C~vW~ ~~0^ C~nQ~/~y ~<ee. ~W9 .l CD~F~~PM~ Sores ~le~nd ey 5. 16M R e k vav45 WOO- L ckaha GW 4\01y S rw, gs VAWn ((Please provide the foQowing information) Name of Person[s] Commenting: ~•t>~. ~o~f Phone Numberlsl: vt- 2Z,.0 SUB 98-0010IPDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS *IVED PLANNING WASHINGTON COUNTY, OREGON SEP 2 2 1998 Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350-13, Hillsboro, Oregon 97124 CITY OF TIG" (503) 648-8761 • FAX: (503) 681-2908 September 21, 1998 MJ Roberts, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard, Tigard, OR 97223 RE: Cherry Tree Subdivision City File Number. SUB 98-0010 / PDR 98-0008 Tax Map and Lot Number. 2S1 04BB / 00100 Location: SW Barrows Road (formerly SW Scholls Ferry Road) and SW Walnut Street Applicant: Matrix Development Corporation Washington County has reviewed this development application and submits the following comments and required conditions for frontage along SW Barrows Road, a County Major Collector. Provided that sidewalks, ditching, and adequate right-of-way have been previously addressed, Washington County requirements pertinent to this development are minimal. COMMENTS 1. The minimum access spacing standard for SW Barrows Road is 100 feet (minimum 150 foot lot frontage), measured between access points on each side of the road as required by Resolution and. Order 86-95 and Section 501-8:5.B of the Community Development Code. The applicant is not proposing access to SW Barrows Road at this time. The County reserves the right to require additional conditions for any access to SW Barrows Road at the time of development of the property. REQUIRED CONDITIONS OF APPROVAL 1. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. The following shall be provided and recorded with Washington County: 1. A one-foot non-access reserve strip along SW Barrows Road frontage. NOTE: Contact Washington County Survey Division (Jamil Kamawal, 693-4543) for further information. Thank you for the opportunity to comment. Please send a notice of decision and appeal information to the County upon completion of your review. We would also appreciate the opportunity to review a draft of the City's conditions pertaining to access to SW Barrows Road. If you have any questions, please contact me at 681-3843. AAnn"e"La`Mountain, L Assistant Planner c: Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances Paul Ward, Engineering Associate OLUTRSYS\.SHAREDIDS\WPSHARE\TRANS RTIGkCherryTreeCOMM.doc .,$EP-21 98 10:58 FROM:WASHCO LAND DEV SERV 503-681-2908 TO:503 684 7297 PAGE:01/02 WASHINGTON COUNTY DEPT. OF LAND USE AND TRANSPORTATION LAND DEVELOPMENT SERVICES DIVISION 155 NORTH FIRST AVENUE #35O-13 HILLSBORO, OREGON 97124 PHONE (503) 6488761 FAX (503) 681-2908 Date: l 2 [ e FAX.TRANSMITTAL Number of pages (Including cover sheet : 2- To: From: +rl~ SDs, p Land Development Services Division Fax hone: Phone: (503) 648-6764- Extension: 4PEL &ZA Phone- Extension: Fax phone: (503) 681-2908 REMARKS: ❑ Urgent For your review/comment Reply ASAP As requested 7r< < " r NOTE: IF ALL PAGES DO NOT ARRIVE IN LEGIBLE FORM, PLEASE CONTACT RECEPTIONIST BY TELEPHONE AT (503) 648-8761 J;%SH/W E01At1\GRAPHICS%TERWAX.000 t?J27/45 ,SEP-21 98 10:58 FROM:WASHCO LAND DEV SERV 503-681-2908 TO:503 684 7297 PAGE:02/02 WASHINGTON COUNTY, OREGON Department of Land Use and Transportation. Land Development Services 55 North First Avenue, Suite 35013. Hillsboro. Oregon 97124 ( 503) 648.8761 • FAX: (503) 681-2906 September 21, 1998 MJ Roberts, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard, Tigard, OR 97223 RE: Cherry Tree Subdivision City File Number. SUB 98-00101 PDR 98-0008 Tax Map and Lot Number. 2S1 0488 1 00100 Location: SW Barrows Road (formerly SW Scholls Ferry Road) and SW Walnut Street Applicant: Matrix Development Corporation Washington County has reviewed this development application and submits the following comments and required conditions for frontage along SW Barrows Road, a County Major Collector. Provided that sidewalks, ditching, and adequate right-of-way have been previously addressed, Washington County requirements pertinent to this development are minimal. COMMENTS 1. The minimum access spacing standard for SW Barrows Road is 100 feet (minimum 150 foot lot frontage), measured between access points on each side of the road as required by Resolution and Order 86-95 and Section 501-8.5.6 of the Community Development Code. The applicant is not proposing access to SW Barrows Road at this time. The County reserves the right to require additional conditions for any access to SW Barrows Road at the time of development of the property. REQUIRED CONDITIONS OF APPROVAL i. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. The following shall be provided and recorded with Washington County- 1 . A one-foot non-access reserve strip along SW Barrows Road frontage. NOTE: Contact Washington County Survey Division (Jamil Kamawal, 6934543) for further information. Thank you for the opportunity to comment. Please send a notice of decision and appeal information to the County upon completion of your review. We would also appreciate the opportunity to review a draft of the City's conditions pertaining to access to SW Barrows Road. If you have any questions, please contact me at 681-3843. ~ Anne LaMountain, Assistant Planner c: Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances Paul Ward, Engineering Associate %lLUTI%SY HARED%LOS~WPSruaEXTAMSrnTIGICmwrvrreoeomm,dm ~EIVED PLANNING WASHINGTON COUNTY, OREGON S E P 2 2 1998 Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350-13, Hillsboro, Oregon 97124 CITY OF TIGIAFiD (503) 648-8761 • FAX: (503) 681-2908 September 21, 1998 MJ Roberts, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard, Tigard, OR 97223 RE: Cherry Tree Subdivision City File Number. SUB 98-0010 / PDR 98-0008 Tax Map and Lot Number 2S1 04BB / 00100 Location: SW Barrows Road (formerly SW Scholls Ferry Road) and SW Walnut Street Applicant: Matrix Development Corporation Washington County has reviewed this development application and submits the following comments and required conditions for frontage along SW Barrows Road, a County Major Collector. Provided that sidewalks, ditching, and adequate right-of-way have been previously addressed, Washington County requirements pertinent to this development are minimal. COMMENTS 1. The minimum access spacing standard for SW Barrows Road is 100 feet (minimum 150 foot lot frontage), measured between access points on each side of the road as required by Resolution and Order 86-95 and Section 501-8:5.B of the Community Development Code. The applicant is not proposing access to SW Barrows Road at this time. The County reserves the right to require additional conditions for any access to SW Barrows Road at the time of development of the property. REQUIRED CONDITIONS OF APPROVAL 1. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. The following shall be provided and recorded with Washington County: 1. A one-foot non-access reserve strip along SW Barrows Road frontage. NOTE: Contact Washington County Survey Division (Jamil Kamawal, 693-4543) for further information. Thank you for the opportunity to comment. Please send a notice of decision and appeal information to the County upon completion of your review. We would also appreciate the opportunity to review a draft of the City's conditions pertaining to access to SW Barrows Road. If you have any questions, please contact me at 681-3843. la Anne LaMountain, Assistant Planner c: Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances Paul Ward, Engineering Associate \k.Lrrl\SYS\SHARED\LDS\W PS HARE\TRAN S P\TIG\CherryTreeCOMM.doc 09/10/98 07:26 FAX 503 6403525 UNIFIED SEWERAGE AGENCY Q001 RECEIVED PLANNING SEP 10 1998 REQUEST FOR COMMENTS CITY OFflGARD Community Oevelopment 0171( OF TIGARD LAUG ShgingA Bet ter Community DATE: Au9ust2t1998 1 lyy~ TO: luRa RuMnan, 0SA/SWM PrograFROM: City of Tl9afd Planning 11101on STUK ASSOCIate Planner 113151 K=& [5051635 4711 In [5031634-7291 BE. SUBDIVISION MOB) 98-0010/PLANNED DEVELOPMENT REVIEW IPDB198-0008 ➢ CHERRY TREE SUBOMSION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW . Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the Site Plan, McI ty Map mull APPI[CWS S18temem 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: [TUESDAY - SEPTEMBER 8.1998. You may use the space provided below or attach a separate letter to return your comments. If yea are tunable tompain! by Me 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&PLY: 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: tiw P9.-p C.-Mg y (Phone N lnWris): ?gtta,904-`~ SUB 98.OOIQIPDR 98-0008 CHERRY TREE SUBDMSION PROPOSALIREQUEST FOR COMMENTS 09/10/98 07:27 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 0 002 n uf(4 Q0 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: September 10, 1998 TO: M.J. Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Cherry Tree Subdivision, SUB 98-0010, PDR 98-0008 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant 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" exists. 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. EROSION CONTROL A joint 1200-C erosion control permit is required. 155 North First Avenue, Suite 270, MS 10 Phone: 503!648-8821 LA111a .nrn f%rennn 0717d.gn79 PAY- 9n*Vf dfLSiP'X. ' °~'lviya U7:27 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 003 •N ? stl + 71. V ft7 ter: F.' Ti tV .~P •5 I ,,ti ''4+1 ^ t h' r ~~yq nr: ~ ''n .z . ,r •fri C. ~ 4, ~ ~ •:111.x' 'j :L L W • : b~ 1 4 7 i ,Cr [ . 4 y • s IArt, 'rr,.•.. REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping A Better Community DATE: August 28,1998 TO: John Roy, Property Manager/Operations Department FROM: City of Tigard Planning Division STAFF CONTAC MJ. Roberts, Associate Planner 1x3151 Phone: 15031639-4171 Fax [50316841291 RE: SUBDIVISION (SUB] 98-0010/PLANNED DEVELOPMENT REVIEW (POR198-0008 CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally, SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 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: [TUESDAY - SEPTEMBER 8, 19981. 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 pr o I n ve no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: W6 &2 ®44O _ u < v ('Please provide the fo&yu4ng information) Name of Person[s] Commenting: C, I Phone Number[s]: SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION P OPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development RECEIVED PLANNING ShapingA Better Community DATE: August 28,1998 S E P 02 1998 TO: Brian Moore, PGE Service Design Consultant CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: MJ. Roberts. Associate Planner 1x3151 Phone: 15031639.4171 Fax: [50316841291 RE: SUBDIVISION (SUB] 98-0010/PLANNED DEVELOPMENT REVIEW (POR198-0008 CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicants 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: [TUESDAY - SEPTEMBER 8,1998 1. 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: ('lease provide the fo& ving infomation) Name of Person[s] Commenting: Phone Number[s]: SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OFTIGARD Community (Development ShapingA Better Community DATE: August 28,1998 TO: David Scott, Building Official FROM: City of Tigard Planning Dhdslon STAFF CONTACT: MJ. Roberts, Associate Planner 1051 Phone: [5031639-4171 fax: [50316847297 RE: SUBDIVISION (SUB) 98-00101PLANNED DEVELOPMENT REVIEW [POR198-0008 CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the Site Plan, VlClnity Map and AppllcanYs 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: [TUESDAY - SEPTEMBER 8,1998 1. 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: dJ~- r / 6c 0'/ « D. D.- -z> 0' 4/,1f 0+ r, 1 Q r. a d. L Na aK I DH e_ KI Z " 13.E La t) ~e ! I t/~e ac ~4 i L,C a ~/4 l i t~t ~n I 4 V' a~h 1M 1I 9 e to 1v1% ! l9 deg F)i~ c FL:~ b/'~tf G,~- e4e~ Pn~a~crmcs /x ~~~1el~i~q L (('lease provide the font ing information) Name of Person(s) Commenting: I SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development ShapingA Better Community DATE: August 28,1998 TO: Michael Miller, Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner [x3151 Phone: 15031639-4171 Fax: (50316841291 RE: SUBDIVISION [SUB] 98-0010/1"LANNED DEVELOPMENT REVIEW [PDRI 98-0008 CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicants 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: [TUESDAY - SEPTEMBER 8,19981. 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: I" WAT-F--2, 54STE 14 LS "Co BE LOOPED To 722 AJA& I /i2O 610116" 11-1I 5U4&.S A'N04c~o,P~C ~E~ (Please provide the fo&yu4ng information) Name of Person[sl Commenting: Phone Number[sk X,3%7- SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS SEP- 2-98 WED 14:13 P. 01 r r V" , ;'s ~L ~,x'~•^. .I''~I Ir''I ~,3' i~ I 5ri~~Y}r~;~'S~iI'It'1,i"~'~~''r~1'~ } , ' ''I bil,'1"4~ I'}~~I~~~,~I~i,'~/~'~ 11f~lY~TM,AIrMlk~l~l ' L ' 'r h? ,'t •I~' ST. FOR CQrVtNlENv, TS ?J L,,C,,O,~,, flJltty ~{,'~rE'~7p[E'7i1` v, d1''I''' I. ~ i " ~ II 1 ~ .n•, ~ v I lY~r~ I u ,I~~;I„ .I..I . ~ ~ , ; "~.'.,~Yy„~ Rf~L1~4S`'I•~R•1'R r„lb tl. ~ ' 1 T I rA 15,1' 4 Ni~+;l II t'' Y', M' DATE y I Ir ~i I ~1r { i ~~j r, ~';I! L'~f'i,SS? r'!: t ' '4' ,"F ~ ,,~~I~,l,' r ~ t*~~:9~"b14", a+e~,~. ~I .u SI L;I',I'a, ~ I," ~r TO: ~tida ~'C~~atiYsir~on of o on n1 ~.7 r ' ~ 1i1~5 FROM: ef' and Plei~li k D ion STAFF CONTACT: 1111118011110 , AssoClate Piaena 0") Phol (5P1". In 1M ISM 'Y BE QQ/PLANNED DEVELOPMENT REVIEW [PDIP Q$-01008, TREE SUBDIVIS1 N Q r. a •f 1 ,ti~'1• P,I r I %J ~ I The prpje. appP ~i sti,r ivision and Planned Development Review' approval on a 6.93 ,19 'r h a ll nt rppQ,ses, toTMIrKstruct 68 small-lot single-family residence, LOCATION: The acre site PPS P , subject site,, i 1,lo~t4d ,;ori t~,e, Amer of SW Barrows Road (formally SW Scholls Ferry,~tpad) and SW Walnut Street;Tlvl 2S~1~4 Tax Lot 00100. COMPREHENSIVIE PLAN DESIGI4AT~ON: High Density Resicent+~al. ',,ONF Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE % REVIEW CR~A,,omiUty Development Code Chapters 18.32, 18.80, 18.88 18.92, 18.100, 18,102 1r$,,f50~ i . ~~1e~,d,.1$ 1104•"'fr Attached is th e *,P110,1Y !l .llli~nrs Statemeet for your review. From, infon~iation supplied by various departments and ager`GieS and( ~fromi gther information available to our staff, a report and recommendation will be prepared and a decistAn will be rendered on the proposal in the near future. If you wish to comment on this application, 1NB.HF.EQ YOUR COMMENTS BACK BY: [TUESDAY - SEPTEMBER 8,1998 . You may use the space provided below or attach a separate letter to return your comments. ft sou are unable to respond W1 the abm datt please phone the staff contact noted above with your comments and confirm your comments in wrlting as soon as possible. If you have any questions, contq,Ft,t~e Ti91 d ;Pl0. n1V~` ffpiyip1ign, 13125 SW Hall Boulevard, Tigard, OR 97223. I ~ S~,'/IL;4 i'j`Yy' M1' 1F ' • i 1~'~if~ ~y ~'171'M' ~+r Y;'~ 1~'M1~ ti~r Mi'IN" + ~ , ► L ~ r 1,/ A . I [6R-s'cKPKTN1W0=%ftTW APPLY• f rr, td We haY,ei~ eX~ e hr~r.P .g epLf _ Please contact „~,,IL,:I of our office. _ Please refer to the enclosed letter. ' Written comin'eks provided pelow: _ Tc1 -5, ' TTOA$j VK.l.•t-e r , l LL ~E%WC~ 4T"1S I~t2EW 4Z00 Ct~GrIf~0166 N cr. t t~v~ii.To 00 :i; 1 4i',r= ' , Xr50'3 L 5 vr, p1 1. u , y i „r, 4 ' r 44. T C (Weave pm de the foirman J inform ation) Nine Of Person[sl Cammendn9: fiUi198-00101POR 88-0008 CHERRY TREE SUBDIVISION PROPOSALREQUHST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA (Better Community DATE: August 28,1998 TO: Lori Dorney, US West Communications FROM: City of Tigard Planning Oftion STAFF CONTACT: MJ. Roberts, Associate Planner 1x3151 Phone: [50316394171 Fax 15031684-7297 RE: SUBDIVISION [SUB] 98-0010/PLANNED DEVELOPMENT REVIEW IPORI 98-0008 ➢ CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicants 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: [TUESDAY - SEPTEMBER 8, 19981. 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: ('lease provide the foQowing information) Name of Person(s) Commenting: Phone Numberfs]: a - a5 G SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS L Y r, • • REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA Better Community DATE: August 28,1998 'FA I UG 31 1yy8 TO: Julia Huffman, USA/SWM Program By FROM: City of Tigard Planning Division STAFF CONT berts, Associate Planner 1x3151 Phone: 15031639-4111 Fax: 150316841297 RE: SUBDIVISION [SUB) 98-0010/PLANNED DEVELOPMENT REVIEW (PORI 98-0008 CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the Site Plan, Mcinity 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: [TUESDAY - SEPTEMBER 8,1998 1. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 3 ~ tiu~ ~'J tL1P C.a Q y ~a ~cs) ~o In ((Please provide the focnwing information) Name of Person(s) Commenting. o-1 y~ Phone Numberm: SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS ufr4 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: September 10, 1998 TO: M.J. Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Cherry Tree Subdivision, SUB 98-0010, PDR 98-0008 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant 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" exists. 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. EROSION CONTROL A joint 1200-C erosion control permit is required. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX: 5031640-3525 y r ; i ;v +c v u ~x c #,S +4:ti .,p Y S C y, ° ~h. : •frk a Yx :>x ;c +v o S S-zf y.,A,,;r:._ ri ~ , f ; ~ S`tY ..rye{- . . ,x,:3! .•i • .,,N.~ ± j' : 5,; ~:.x,;~. ~+:w,.~'s`i£'C'y,"5"a.,•. ~;~.~;Q":~3. :\.x, '.curia T~` " . y. r .d. _ p,l , f ~ } f o- ~ r " v ~ e a, s c 4 S:c s £i' ~4i ~ • A,~ • ~ _ :~.;:{.•zf$i ~ ) > 1. 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F •~✓''r,#„r, r, xx " ~s:.... } ' 1; ; ; Syh "i?: f : : , li ..;:.F,. i I `.•v, ;,:;I• ,:::"4:. Kiyiy;~d °:<`"'.','•Y•'M1 , I .a~. ~F. x,r 'i~:' y,k"' ! x eSi : Y 1; 5'/ f I •.E;.. .s'Y' F'.GSf~S. FF':• e$i T,m,7: I ~ 'i,. - 'x,.,. i., - } s' ,5 x rt ,R..°~"•,.'"i`'i't x;~;- .9 crai?: ,\';'tl T03 684 7297 PAGE:01/01 SEP-08 98 07:48 FROM:WASHCO LA~DEV SERV 503-681-2908 REQUEST FOR COMMENTS CITY TIGARo RECEIVED Communityu-wapmnt Sltttping~ 4i~ettctCommunity Post-it• Fax mote ~67f Qa1a ► AUG 3 1 1998 DATE rPtnone LAND DEVELI~I',EIVICES LAND USE & '(AA. Sp0 ATAYION Phono 0 ' - 3 8 y3 F80N 108 e a Mammon Fax " b FAY a - a ICT: RIl Ro Assoclste langlar tl[81S1 II' : ff= 6$9-M FAt 1=I 6>90.7M RE: E:: 8d90t91SION 1808) 98-0010IIMMNM OEYELOPRIENT IMEW MID 914008 s CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Schoils Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the $0 PI8>is'. Vichi ry No =d AgpftLWS SlSteM90 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 COMENTS BACK BY: 17UE80AY - 8KIFAII ER 8.19081. You may use the space provided below or attach a separate letter to return your comments. N 9019 to If'e81 nd 10 Me OWN d9a 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 Cl 1ECK THE FOLLOWING ITEM8 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: (ciVease provide t fie foci u ing infonwtion) N8i119 M P61MI8I COIDm : Phone Nlumboft. SUB 9&MIWOR 9A-0008 CHERRY TREE SUBDIVISION oQ~wnce, oen. ro. a - • • CITY OF TIGARD AFFIDAVIT OF MAILING Community (Development ShapingA Better Community STACIE OF'OUgo5V' ) County of Washington ) ss City of Tigard ) 1, Patricia L. Lunsfard, being first duly swom/affirm, on oath depose and say that I am an Administrative SpeciaCrst II for the City of 7~tWard, Washington County, Oregon and that I served the following: {Check Appropriate Box(s) Below) NOTICE OF DECISION FOR: L7 AMENDED NOTICE (File NoJName Reference) City of Tigard Planning Director ❑c NOTICE OF PUBLIC HEARING FOR: ~ SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION 1 1015198 AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer 0 Tigard Planning Commission Tigard City Council NOTICE OF FINAL ORDER NO. FOR: AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: L~, I (File NoJName Reference) (Date of Public 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 Exblbit "A was mailed to each named person(s) at the address(s) shown on the attached list(s), marked ib "B", on the 14 day of September 1998, and deposited in the United States Mail on the 14 day of September 1998, post ge prepaid. ( n that red otice) Subscribed and sworn/affirmed before me on the day of 19 OFFICIAL SEAL NOTARY M PUBLIC-OREGON NOTARY PUBLIC OF "N COMMISSION NO. 046142 MY COMMISSION EXPIRES SEPTEMBER 07, 1999 My Commission Expires: C;~1_7 /15~ 5~' S+ J1DJT A 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. OCTOBER 5. 1998 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO(S): SUBDIVISION [SUB] 98-0010 PLANNED DEVELOPMENT REVIEW [PORI 98-0008 FILE TITLE: CHERRY TREE SUBDIVISION APPLICANTS APPLICANT/ Larry York, V.P. of Planning & Development REP.: David Rehfeld, S. Planner OWNER: Matrix Development Corporation WRG Design, Inc. Plaza 2, Suite 200 10450 SW Nimbus Ave. 6900 SW Haines Street Portland, OR 97223 REQUEST: The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 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. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS PLANNING COMMISSION MAY CO*UE THE PUBLIC HEARING TO ANOTAKR MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PU HEARING AND TAKE ACTION ON T PPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER SEPTEMBER 14. 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 197.763(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 (25G) 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 M.J. ROBERTS, ASSOCIATE PLANNER AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. o VICINITY MAP J SW CRANE _ CT SUB 98-0008 SUBJECT PARCEL CHERRY TREE SUBDIVISION SW BLUESTE W SW O CRI CT Sy,~ > '9< ti ~T ST ~N~ N ~ S SW ~~yFyq~F N .Sw S' . rw Tq w ~'\O G City of Tigard O~\~ V Y4.rloninKwi\4/.w.I MMIm..., wd IIIwY b w.MM awi N 0.M1]nw.l.nb OMYbn. 1]I]] 6W IY 9.U \ ~O. DR ]Ip] pN, {10-,1)1 I~ywtl.llpYl.w.w1 SUB 98-0010IPDR 98-0008 CHERRY TREE SUBDIVISION PROPOSALIREQUEST FOR COMMENTS EXHIBIT B 1 S133CC-00300 1 S133CC-00400 SCHOLL'S CREEK TOWNHOMES LLC HOPFER MARLIN H & MARILYN D 4030 LAKE WASHINGTON BLVD NE #201 14190 SW SCHOLLS FY RD KIRKLAND, WA 98033 TIGARD, OR 97223 1S133CD-08600 1S133CD-08700 BROOKS TOBY AND YEUNG ALFRED & MARIA 5168 TOPAZ DR 42-70- 147TH ST HUDSON VILLAGE, OH 44236 FLUSHING, NY 11355 1 S 133CD-08800 1 S133CD-08900 HANLEY CATHERINE L LABORE LARRY D/CHRISTINE A 13865 SW CRIST CT 13744 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD, OR 97223 1S133CD-09000 1S133CD-13900 KOOYMAN DOUGLAS J & LINDA K DUTT ERVIN R & DANIELLE P 11745 SW MORNINGHILL DR 13984 SW BLUESTEM LN TIGARD, OR 97223 TIGARD, OR 97223 1S133CD-14000 1S133CD-14100 SAWYER LINDA J KOENIG JAMES W & ELIDA A 14002 SW BLUESTEM LN - 14028 SW BLUESTEM LN TIGARD, OR 97223 TIGARD, OR 97223 1 S133CD-14200 1 S133CD-14300 FARB FRIEDA & BERGER DANA S 11949 SW TALLWOOD DR 11921 SW TALLWOOD DR TIGARD, OR 97223 TIGARD, OR 97223 1S133CD-14800 1S133CD-16900 PEBBLECREEK HOMEOWNERS ASSOC ZHANG GE & 8625 SW CASCADE AVE STE 606 11731 SW MORNING HILL DR BEAVERTON, OR 97008 TIGARD, OR 97223 1S133CD-17000 1S133CD-17100 HAN XING FA & HARRIS LINDA M 11725 SW MORNING HILL DR 11914 SW TALLWOOD DR TIGARD, OR 97223 TIGARD, OR 97223 1S133CD-17400 2S104BA-01400 RAK DEVELOPMENT COMPANY DENU JOHN M & ANN M 8625 SW CASCADE AVE #606 13858 SW HINDON CT BEAVERTON, OR 97008 TIGARD, OR 97223 2S104BA-01500 2S104BA-01600 FATEHI AMIR M & CAROL L ODELL ROBERT M JR 13870 SW HINDON CT 13892 SW HINDON CT TIGARD, OR 97223 TIGARD, OR 97223 01 2S104BA-01700 2S104BA-01800 CLARK SUSAN L MOHR JAMES BRIAN JR AND 13918 SW HINDON CT 13923 SW HINDON COURT TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-01900 2S104BA-02000 DRAGA ROBERT F/CATHLEEN L STEELE GEORGE E & PATRICIA R 13901 SW HINDON CT 13869 SW HINDON CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-02100 2S104BA-02200 PULONE DOMINICK/EMILY O OLDHAM CHARLES G 225 STANFORD LANE PO BOX 230513 SEAL BEACH, CA 90740 TIGARD, OR 97281 2S104BA-02300 2S104BA-02400 RICKARD DAVID A/MARGARET S ANDERSON RICK DAVID AND 12061 SW WILTON AVE 3837 NW BANFF DR TIGARD, OR 97224 PORTLAND, OR 97229 2S104BA-02500 2S104BA-02600 KICKNER ROBERT L & MARILYN D SMELLEY STEPHEN E & LEANNE R 13874 SW CRIST CT 13916 SW CRIST CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-02700 2S104BA-08600 PHILLIPS JOHN F & KRISTI A CROWSTON AURIE F & JUDY C 10275 SW GULL PL 13811 SW LIDEN DR BEAVERTON, OR 97007 TIGARD, OR 97223 2S104BA-08700 2S104BA-08800 HUYNH THANG & LAN THI NGUYEN OUTHAYTHIP NAVARATH & PHIMPHONE 13823 SW LIDEN DR 13839 SW LIDEN DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-08900 2S104BA-09000 LEUNG HING Y & YEE Y GODDARD JEFF R & 13863 SW LIDEN DR 13877 SW LINDEN DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BA-09100 2S104BA-09200 GUDEMAN SCOTT E & MICHELLE M PETERKIN JEFFREY T & ANGELA P 13895 SW LIDEN DR 13913 SW LIDEN DR TIGARD, OR 97223 TIGARD, OR 97223 04BAA f 2S104BB-00100 TIGA TY OF MATRIX DEVELOPMENT CORP 2~RDO ALL 6900 SW HAINES RD 9722 3 TIGARD, OR 97223 2S10466-04600 2S104BB-04700 MOON CAROL H WHITE KEVIN M & KIMBERLY S 14092 SW CHEHALEM CT 14056 SW CHEHALEM CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-04800 2S104B6-04900 WILGER CAROL ANN RHODES DANIEL RAY 14990 SW TELLURIDE TER 13994 SW CHEHALEM CT BEAVERTON, OR 97007 TIGARD, OR 97223 2S104BB-05000 2S10466-05100 HOLTERHOFF ANETTE HANSEN MICHAEL P AND LINDA M 13983 SW CHEHALEM CT 13997 SW CHEHALEM CT TIGARD, OR 97223 TIGARD, OR 97223 2S104B6-05200 2S104BB-05300 ALAINE TREVOR AND SUSAN E GARRISON DAVID A & AMY E 14025 SW CHEHALEM CT 14049 SW CHEHALEM CT TIGARD, OR 97223 TIGARD, OR 97223 2S104B6-05400 2S104B6-05500 HERR ANNA MAE & GARG AVINASH O 14061 SW CHEHALEM CT 14077 SW CHEHALEM CT TIGARD, OR 97223 TIGARD, OR 97223 2S10466-05600 2S104BB-05700 HARING MARLO & JAMES D HOLTON KENNETH D & EMILU D 14093 SW CHEHALEM CT 14115 SW CHEHALEM CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-05800 2S104BB-05900 DOE GORDON KAM & ANGELA H VIRGILIO DOMINIC VIC 14131 SW CHEHALEM CT 14172 SW CHEHALEM CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-06000 2S104BB-06100 TO DANNY DANH-DAI MICHELET JOHN J 14154 CHEHALEM CT 14140 SW CHEHALEM CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-06200 2S104B6-07200 HONG LIEN B & CHABAD LUBAVITCH OF OREGON 14158 SW LIDEN DR 14355 SW SCHOLLS FERRY RD TIGARD, OR 97223 BEAVERTON, OR 97007 2S104BB-07300 2S1046B-07900 CHABAD LUBAVITCH OF OREGON ALBERTSON'S INC #576 14355 SW SCHOLLS FERRY RD PO BOX 20 BEAVERTON, OR 97007 BOISE, ID 83726 2S104BB-08000 104BB-081 PNWP LLC PNWP 965 SW ALLEN BLVD 965 ALLEN BEAVERTON, OR 97005 B VERTON, OR 970 LARRY YORK, VP OF PLANNING DEVELOPMENT DAVID REHFELD, SENIOR PLANNER MATRIX DEVELOPMENT CORPORATION WRG DESIGN, INC. PLAZA 2, SUITE 200 10450 SW NIMBUS AVENUE 6900 SW HAINES STREET PORTLAND OR 97223 TIGARD OR 97223 REQUEST FOR COMMENTS CITY OF TIGARD Community (Development ShapingA (Better Community DATE: August 28,1998 TO: PER ATTACHED FROM: CRY of Tigard Planning Division STAFF CONTACT: MJ. Roberts, Associate Planner 10151 Phone: (5031639-4111 Fax: [50316841291 RE: SUBDIVISION (SUB) 98-0010/PLANNED DEVELOPMENT REVIEW (PORI 98-0008 CHERRY TREE SUBDIVISION Q The project applicant is requesting Subdivision and Planned Development Review approval on a 6.93 acre site. The applicant proposes to construct 68 small-lot single-family residences. LOCATION: The subject site is located on the corner of SW Barrows Road (formally SW Scholls Ferry Road) and SW Walnut Street; WCTM 2S104BB, Tax Lot 00100. COMPREHENSIVE PLAN DESIGNATION: High Density Residential. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.80, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and AppllcanYs 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: [TUESDAY - SEPTEMBER 8,1998 1. 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 of Person(s) Commenting: Phone Numberlsl: SUB 98-0010/PDR 98-0008 CHERRY TREE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS OREQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE a COMMUNITY DEVELOPMENT APPLICATIONS Y. CRAre~ tCl`tEl[Sl#tWl. ~ , ~ `CINYOLI~IE1~1&fEAbS° R ~Pluahrlriviwi~a~ri~flgeullf:l FILE NOISI.: FILE NAMEISI: .eIiYIFFICES:~; _ADVANCED PLANNING/Nadine Smith, w.~osm-w.«_ OMMUNITY DVLPMNT. DEPTJDw o-S ..Trn~,~. _v/POLICE DEPTJJim Wolf, 1LBUILDING DIVJDavid Scott, amrmrpomew GINEERING DEPTJBrian Rager, Dwlpem.Rwi.wEr4n ::*ATER DEPTJMichael Miller, oo-.m.m_ew _ CITY ADMINISTRATION/Cathy Wheatley, any-a.. /OPERATIONS DEPTJJohn Roy, ftw"m mqw _ OTHER _ TUAL HILLS PARK & REC. DIST.*-,,(-/TUALATIN VALLEY FIRE & RESCUE ~ _TUALATIN VALLEY WATER DISTRICT ~ ✓ UNIFIED SWRGE. AGENCY ~ 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 /CITY OF BEAVERTON A _ CITY OF TUALATIN A _ OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street, NE _ Mike Matteucci, Nao&t . coor& 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 _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE _ CITY OF DURHAM 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 US ARMY CORPS. OF ENG. Durham, OR 97281-3483 _ Paulette Allen, Gmwth Managemere cooretrwor _ OR. DEPT. OF LAND CONSERV.& DVLP_ 333 SW First Avenue _ Mel Huie, GreerrepwAscowdirWor(cPA'e2ows) 1175 Court Street, NE PO Box 2946 _ CITY OF KING CITY * 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 #r King City, OR 97224 Building #16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. Portland, OR 97232-2109 Tom Highland, Pwwrp 155 N. First Avenue _ CITY OF LAKE OSWEGO 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: Renee Ferrera _ ODOT, REGION 1 _ Brent Curtis (cpxs) PO Box 3621 Sonya Kazen, NOW. Rev. wore. _ Scott King (cPA•.) _ CITY OF PORTLAND Portland, OR 97208-3621 123 NW Flanders _ Mike Borreson (E,>girwer) David Knowles, PwWrgsrrawDir. Portland, OR 97209-4037 _ Jim Tice poixs) Portland Building 106, Rm. 1002 _ OREGON, DEPT. OF ENVIRON. QUALITY T om Harry (a.rem Pi. Apps.) 1120 SW Fifth Avenue 811 SW Sixth Avenue _ ODOT, REGION 1 - DISTRICT 2A jg:~' Phil Healy (cumin Pi. AM&) Portland, OR 97204 Portland, OR 97204 Jane Estes, Permit spe a _ Sr. Cartographer(cPAacA-MS14) PO Box 25412 Portland, OR 97298-0412 _ BURLINGTON NORTHERN/ SANTA FE R/R ZMETRO AREA COMMUNICATIONS XORTLAND GENERAL ELECTRIC ZTC1 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 ,~ENERAL TELEPHONE Portland, OR 97209-3991 Seattle, WA 98104-4037 Elaine Self, Engineering _ OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS. CO. R/R _US WEST COMMUNICATION MC: OR030546 (Burlington Northern/Santa Fe R/R Predassor) Clifford C. Cabe, Construction Engineer Lori Domey, Engineering Dept. Tigard, OR 97281-3416 Reed Fay, Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street, Rm. 110 1313 W. 11th Street Portland, OR 97232 Portland, OR 97204 Vancouver, WA 98660-3000 • fINO/CAres AymnAnc morinlAl/ON w MlfiNflJil mo- or mu sowsCfr IAOIiAf r "a ANI/AL& Qlfr/ /ikeisc ri. (IJROJSCfT ILANJUS AS NLSIONSUM rOt UUMCAHNO /AMASS M Norm) hApatty4nastersWenotice.mst 16-Jan•98 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM a AREA NOTIFIED SUBJEC (250') PARCEL ASHBUR w SUB 98-0008 `SWSPRINGBRO Q CHERRY TREE 1133CD17400 z SUBDIVISION O F- SW CRANE CT 1S1330000300 1S133 D" 1S1330000400 1S133 4 0 SW SW BLUESTE LN MORNIN 1S133 D1 100 1S133C 09 00 1S 33 08 00 2 BB07300 D086 CRI T CT ~ w AO F- 104BB07200 S~ A026 0 w x 2 046808000 Q Z) 190 Z FM- 0 z oaBBOeloo T S'T A018 14 N w N 2 04 8057 0 AO 00 04 2 1 6059 sk~v 2S1 4B 053Q SW 0 100 200 300 400 Feet 2S104BB07900 2S104B 61 CyFy 5/10 B0510 1-= 304 feet 'q44 /11 2 104BA09700 - S1 B 0 S1 B 00 2S 04 B049 `S 2S 4 B048 2S BA A City of Tigard U 2S 04B 09 A Information on this map is for general location only and Pyyo~ should be verified with the Development Services Division, ~`O nay 13125 SW Hall Blvd Tigard, OR 97223 S (503) 639.4171 ~i http://www.ci.tigard.or.us Community Development Plot date: Sep 9, 1998; c:\magic\magic01.apr N dam- ~ I ~ ~ ~ U ~ p vii O ~ ~ Z a°'i 0 0 ~ `n ~ ~ ~ ~ U C i v Q a 1 o a / / 36 ~ Z o ~ / d rn Q J V M ■ ~ -1 /Q~ ~ ! 4 ! ~ ~ z ~ ~ ~ p Z / ~ TYPICAL LOT I I W ~ M ~ ' /OS~~ j ~ DIMENSIONS ~ ~ coo T.L. ~ T.L. T.L. ~ o W T.L. 400 i 14100 ! 14000 ~ 13900 ~ ~ g ~ ~ a ' / ~ lrQ ~ I-__~ P.U.E. / _1~ _ ~ - - - - - - - - T -1-_ --r- -1-- -1- r--T--~--- T T--~ j ~ ~Q- i i i I ~ ~ GJ 0. S. i ~ ~ t i {`22 23 24 25 26 (.19 AC) 8 I 9 I 10 I 11 I 12 I 13 I 14 I 15 I 16 I 17 I 18 I 19 ~ 20 I 21 I` 22 I W.Q. T.L. 8600 / s ~ ~ ~ ~ ~ ~ 20 AC.) ~ ~ ~ ~ ~ / ~ ~ _~----~-I--_-~-- , N -T ~ ~ ~ ; ~ 27 Z o 63 , 64 ~ , T.L. 2700 W ~ , y- 0 \ I , -t 28 Q / ~ I I I I r r ~ / ~ ~ ~ ~ I• t { i.. / ; 3I~ 1~ T ! I ~ ~ ~ ~ ~ .16 AC.) ` ~ 54 I ~ ~jrl / ~ / / i / i / \ ~ / , ~ 55 _ J~ I, v / ~ 'f ~ / ~ ~ 48 ~ ~ 57 _ - ' / T.L. 200 ~ ~ ~ ~ ; ~ ~ \ ~ ~ ~ i ~ \ ~ - RY DENSITY COMPUTATION ~ 46\~ PRELIMINA ~ / ~ l,~ ~r r 'r _ i . GROSS DENSITY 1 / 43 1 j~ TOTAL ACRES 6.93 ACRES Q / .q~ ~ ~ N ~ / l 42 N0. OF PROPOSED LOTS: 70 ~ s / v~ DENSITY: 10.10 DU/ACRE ~ ~ ' Wit, / T ~ , r~ NET DENSITY / j T.L. 5700 ~ ' ~ p PRIVATE STREETS: 2.50 ACRES ~ / ~ T.L. 5600 ; ~ i WATER QUALITY AREA: .20 ACRES / ~ DEDICATED OPEN SPACE: .25 ACRES 5500% _ - i TOTAL (OF STREETS, WATER QUALITY ~ / ~ AND OPEN SPACE): 2.95 ACRES , T.L. 5400% S 1 REMAINDER OF SITE: 3.98 ACRES ~ ' NET DENSITY: 17.58 DU/ACRE /~T.L. 5300/ 3 ~ L i I ~ ~ r~ L _s . SCALE V -4U 49 20 0 40 t e ".S ~ ~4 T\ , v A L ~ < , ~ V.l,ar + `f h t ` •Y ~ ~ . ~ 2 y ~ r, ti .k '„1 r' '„µi Ly ~ , Y il`:a , , e u ,`9.` Y , ^Y ♦n5 ` .7, a; ~ ~ , t ' ~ V . . „ ~ 5~ Y ~ by _ - + , , , yq r , r .r~~ ~ ~ r t . ~ - r _ 'a - r y , ~ , . ~ ~ - ~ ~ ~y . ~ ~ r "„I r ~ O - , - _ , .'r~,. , ` ~ ~ ~ ~ , 's . w ' ' ` ~ y ~ • , ~ N , ~ ~ ~ ~ f , „ , . ~ 238.7 t I ~ ~ ~ ~ ' ~ . , 1.' J „ , , * E .r ✓ i . . n K . 3f . .i, y , O r r .r 1 9 , 1 f ~i i "r ~ f . ,i du. ~k yx, 'ei+ r,~1„Y.yCr'., ",g``~. 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PLA7.A 1, BUITE 200 RE: DAYIp REHFELD, ABLA/AICP DAVID REHFELD, ABLA/AICP PROJECT DESIGNER JEFF C~li~s/TODD MILLER ICE: JEFF K 81MPSC>rUC 6900 Sa11. HA1NE8 STREET 10450 StU NIMBUB AVE. SUITE RA 10450 BW NIMBUS AYE. SUITE RA 10450 SW NI AYE. BUTTE RA 10450 BW NIMBUS AYE. MBUS TIC~,4RD ORECsON 91113 PORTLAND, Of~GON 91??3 PORTLAND, OREGON 97??3 PORTLAND, OREGON 91223 PORTLAND, OREGON 9' PHONE: 1503) 610-8080 PHONE -1503) 603-9933 PHONE -1503) 603-9933 PHONE - 1503) 603.9933 PHONE - 15031 603.9°• FAX: (503) 589.8900 SAX - 1503) 603.9944 FAX -1503) b03-9944 FAX - 1503) 603-9944 FAX - 1503) 603-9944 l ~ CONTACT: LARRY Y ORK . i s E~~ ~ .,r ±X ~ ~ ~ ~ ± . - - r _ 1 04 ri z 1' E ~ ~ G~:. t7lu ~ ,r t ~ ~f~ .P• ~ .n 'rte'`, . tip:, O i 4'l"•+ r - i'tY a'xXG ~1 4 ~ . ~ ~ti. ~~y 4 ; , r, a ~ ~ ~ v v ~ 1 f'` ^ ~ ~ ~ ~ ~ O ~ 4 5 Y + -R ~ oo ,j . _ ~ ~Lj ~ ~ ~ s ~ t ' ~ t ~ r'~ 1 N T r4. ~ ~ r ~ n~ " r 1 / ~ ~ 1 , ~ ` r. ~ i . ~ - b' i ~r ~ "'".K a -ti ~ f ~iry I T t ~ 1 1 .n..r l L ~ ~ r Y It ~ ~ r. 1 f U ~,.,,ti.,, ~ar ~ ~ i . ~ - f ~r~ ~ ~ 4 ~ ~ ~ } ~ , tit, ~ f „r..+~" _ 1 4 r1"~ii~ - ~ • - - ' ~ ~ ~ ~ ~ / - ~ • ~ f y~l ~ ~ ~ .1 1 ~ ~ F . 1 j ~ ~ r ~ 1 i ~ x i r' f ; i ' " • ~ 1 i r / ,"y ~ i~ • ~ ~ ~ ~ 1 ~ i yr, _ , ^ ~ ~ ~ •4 S ~ 1 1 ' ~ 4 i 444 ` C,} ~ - ~ , fi, ~ ~ ~ t Y f. ~ ~ •r~ jt ~!M~ ~ , 4 Lt ~ Ft ~ wr ~ ~ _ ~ 3 4 n 4 , .r . ~ ~ ~ ti r~ ~ ~ , ~ , ; 4 -~-~,~;a z r~r~ ~ ~ ~`j `*y ,~Y , M r =ar , ti, ~ ~ h•ti, • \ a t t , ,4 ` " , t T 1 ' 4 ` ` , ~ ~ ''t - ~ ~ 1 '~•T Ins A.. ~ 1 t / / ~ 4rG rtt.. ~ i L. 4 r ~ % ! i + ~,a may` ! 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Y~ y~l a ` ~ ~ / ~ \ 4 ~ / / ~ ~ L~ ~ 30 v1810 ` ' ` TRIANGL TYP. 1 , ~ ~ ! IMARY ENTRY ~ ! i M ENT ~ ~ ~ ~ ~ ti~~ ~ 1, \ _~i ~ \ ~ ~ i, ~ ~ ` ~ ~ ~ ~ ~ ~ ~ Rk ~ ~ ~ ' ~•a, ~ 5 1 ~ ~ 4 / s % ~ , \ / ! ~ ?i ~ ~ \ / - - s , 'e ~ ! ~ ♦ ~ .R~ ~ ~v i3 • N ~..i - 5isc rAxlcA NAM SI SPACI MA ~ ~ ENS ~ coMMON NAME Bo E ~•~a~ ~{~~e ' ~ : • EXISTING TREE C ( ~ c~ w. ~ - 4 i . " ~ A9 S4-IOWN ~ VERIFY EXISTINGs PEAR BRADFORD PEAR PY~JS CALIERYWy4 BRAlXORD 2 C L ~ l - ~ c, o TULIP TREE LIRIODENDRON TULIPIFERA 1" GAL AS SHOUIN - l~ ~ ~ l P s If ~~n~ AMERICAN SUJEETGUM LIQUIDAMBAR STYRAGIFLUA 1" CAL A9 81-IOUJN o ~ c k ~n ~ erg T~~ i VIN MA ACER CIRCINATUM 2" CAL AS SNOUM MULTI STEM SCALE' ~ E PLE EUROPEAN FILBERT CORYLUS AYELLANA 2° CAL AS S4aO1LN MULTI STEM t a j + GOLDEN WEEPING WILLOUJ SALIX ALGA TRISTIS 1" CAL AS SNOUJN i ,J T WESTERrI RED CEDAR TI-IUJA PI.fCATA 8'-10' HT 10'-0" OC r i I~ AUSTRIAN PINE P(NUS NIGRA 8'-10' HT 10'•0" OC i QUAKING ASPEN POPULUS TREMULOIDES 1" CAL 10'-0" OC ism' x PHOTiNIA F'HOTINIA FRASERI 3 GAL 36" OC c. DAVID'S VIBURNUM VIBURNUM DAVIDiI 3 GAL 36" OC ~ - YELLOIU TWIG DOGWOOD CAFd~1S $TOLON~Rd f~AViRAMEA' 3 GAL 36" OC _ i~ ~ Bl:ARBERRY COTONEASTER COTONEASTER DAMMERI 3 GAL 36" OC -RED TWIG DOGWOOD CO~IUS STOLONIFERA 3 GAL 36" OC i- • • • WATER QUALITY SEED MIX -:~-~f" c `~Y~_ ~ _ ~i e. ~ , ~ . - 4,~ ~ 5 44 _ ~ i i ;~9 U ~i _w , _ a_ - ~ ~ ~n t i y~ y xx xxxxxxx xxxx; xxxxxx x / ~ , • X ~ ~ •.ti.` -0~ . ~ x f L• ~ x i ~ • ~ x J/ ~ Y W W ,ti. ~.r~ 1 J , ' W W W Y W W W ~ , , W W Y W W • • 1 ~Y W W W W W , O x Y W W W W W , x • W W W W W W W , x W Y W W W W X W W W •Y W W • Q W W • ~ W W L ••1 • ac j • W W • I y S• W x W Y W Q W •Y O O O _ • GRAPE , ACCESS r • ROAD x . .Q a - i S ~ ~ Sr ~ '+c ~ ~ , . , ;•b,. 7 •.I •J ~ .4 . \ • ~ • V O • , . ~ :ti 'L . ~ , s ` • ~1 • • 1 • , • • x ~ ~ I 1 f r , • • • • • ,j s • •La~.. x . ~ . • . ~ 1 .;1 ~ • 'x • ' , . • x SCALE: I"•20'-0" ~ .ti . x • ti X X X ~ ~ X . ~ X \ L-~ R " / i ' ~ K/ I ~ • CO O NfiIN R ~ c0 fi c SCALE: !"=20'-0" i - I. CONtRACroR TO VERIFY WITH otINER AND uT OF ALL UTILITIES PRIOR t0 GON3TRUCTI01 `7 ~ • THE ACTUAL LOCATIONS AND ELEVATfON°. (d ~0 Z(d 40 IIJHETNER SHOIIN ON THE PLANS OR NOT.1 UTILITY PROTECTION SERVICE -I? HOURS i` 1. CONTRACTOR SHALL EXAMINE FIN18H SUf~I ` AND DEPTH, DO NOT STAR7 ANY WORK UI~ - _ NAVE BEEN CORRECTED. VERIFY LIMITS C r_ _ NOTE: "s~+~ ~ 3. CONTRACTOR t0 REPORT A L DAMAG S - c, Wl•IEN USING THE NOSE ~ L E WIi~ Ag gl,lO~ INCONSISTENCIES WITH PLANS TO LANDSC MAKF THE LEN'sTN OF NOSE • a' ~ 4, ALL PLANT MASSES TO BE CONTAINED WI' o LARGER ?NAN iNE TRAJC • CiRCUMFERENGE. UNLESS NOrEp oTHERIUt°vE. ' ~ , IF ' USIIJ's CHAIN LOGk IT MJST BE C>~iSED OVER A6 5. 8ED EDGE To BE No LESS THAN 12" AND N ~ r1 r" ' ~ IIIIN TO AVOID LETTIt~Ks EDCsE CAF PLANt MATERIAL BRANCNf1VG, lll~ "1!- , ^ " , THE TREE ?>~9C COME IN PLANT t0 LIMITS OF AREA AS SHOWN, DO NOT C;UT CONTACT WITH rNE STAKE MAIN LEADER ~ . 6. CONTRACTOR SHALL MAINTAIN POSITIVE [ BEDS AND ALL LA,IIN AREAS, J i ~ (1 RU88ER NOSE ~ 7. CONT T T FIN ROLL BACK 70P ' ~r 12 CsA. WIRE RAC OR D E C:R.4DE AND RC)CiC-4 t Z I/3 OF BURLAP - TO SEEDING, r0 PF~vIDE A SMOOTH AND ~~4 FR~'1 ROOTBALL PRIOR ~ ; `j;~~'';+ IRREGULARITIES (BUMPS OFD DEPRE3310N t0 SACKFILLING, ~ ~ FOR'1 BARK MJLGH IN ` • .~i , ~ , ROLL BACK TOP - 3' NT, GIRCUI.AR SAUCER , .,:1- , ~ ~ ~ 1/ OR DEBRIS. . ~ ,a; + 3 OF EiURLAP SAUCER 6NALL BE r FOfd1 BARK MULC~I IN r - SOAKED I1~TH WATER ~ sti - ~ ; FROM ROOTB~L PRIOR 8. QUANTITIES SHOWN AID fNTENDEID r0 ASSIE T ,y° ~ TO ESACKFILLIt~s. 1. 3 N1. CIR011..4R SAUCER REE WRAP AFTER PLANTIN's. _ ; t- a i TI~EiR OU~i TAKE OFFS AND ARE NOT GUAF SAUCER SHALL 6E ' REPRESENTATIONS OF REQUIRED MATERf~ SOAKED STN WATER , 3 IB FO NIS I tlTl c 2 x2 1V00D STAKE ! ~_,,~„4l- s;_ • BE R.E PONS LE R B D QUAN E. AFTER PLANTING. = FINISH GRADE ~ ~ ; J BACK~FILL WITH TOP DRIVEN IS BELC~u! • 301E AS PER SPEC. PLANS AND SPECIFICATIONS. FINISH GRADE UNDISTURBED SOIL. ~ F`~ ~ - 3. CO-ORDINATE LANDSCAPE INStALLATION -.~r _ 1 I - UNDEf~Y.sROt,IND SPRINKLER AND DRAINAC~ •t ~ ~ 10. CANTRACTOR SHALL NOT REMOVE ANY TF •.I' , ; BACKFILL WITH TOP . ~ • WITHOUT THE EXPRESS WRITTEN CONSENT C ~r;.r. . ;r. SOIL AS PER SPEC. . , EXIStfNG vEGETATIGN t0 REMAIN SHALL f ~ .F t 7~ i ~ • ~ ' . ~ I BY THE LANDSCAPE ARCHITECT. { C 1 SCARIFY 4" DEEP .:t~~`:'~ 11, IN AREAS D 81GNATED "ANNU S" ANDS< AND RECOMPAGT E AL L p i- l l M I SOIL WITH A MINIMUM 6' DEEP PLANT MIXT1 12 12" MULCH FOR SUESSEQUENT PLANTING BY OU,! I = SCARIFY 4" DEEP - I1. WHERE PROPOSED TREE LOCATIONS OCG ,qNp ~~p,gCT 6„ UTILITIES OR CROWD EXISTING TREES, NOTI ADJUST TREE LOCATIONS. Y D , D O / N C 0 2 NOt TO SCALE ~ T NOt 0 SCALE i I ~ ,I"'-- J~, WAY j - Z VI AT i t• ~ • ,n,~ • f ~ • r ` • a ~ 1 . • ~ ~ i ~ \.t' _ ~ r • ~ ~ ~ r 1 ~ • - I 4' I ~ .~I e ,NYC . I ~ ar ~ ~ ~ w ~ ~ ~ ~ ` L ' • ~ ! 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