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SUB2000-00007 Decision - KRAFT PLACE
Ao . 20 DAYS = 6/9/2001 CITY OF TIGARD Community 'Development Shaping Bet ter Community r , CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2001-01 PC BY THE PLANNING COMMISSION "URBAN SERVICE AREA" Case Numbers: SUBDIVISION (SUB) 2000 -00007 PLANNED DEVELOPMENT REVIEW (PDR) 2000 -00005 SENSITIVE LANDS REVIEW (SLR) 2000 -00012 Case Name: KRAFT PLACE TOWNHOMES Name of Owners: Mariano and Elizabeth Bringas Name of Applicant: Dolphin Development, LLC - Attn: Andy Kelly / Applicant's Rep.: Mark Dane Address of Applicant: 9565 SW 155` Avenue Beaverton, Oregon 97007 Address of Property: 12765 SW Kraft Place (south of SW Barrows Road and east of SW Menlor Lane) Tax Map /Lot Nos.: Washington County Tax Assessor's Map No. 2S105AD, Tax Lot 6600. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR SUBDIVISION, PLANNED DEVELOPMENT AND SENSITIVE LANDS REVIEW. THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION CONTINUED THE PUBLIC HEARING ON THIS ITEM ON FEBRUARY 5, 2001 AND HELD A PUBLIC HEARING ON MARCH 5, 2001 AND APRIL 2, 2001 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: ➢ Proposed new construction on a 1.1 acre site of 20 attached single - family dwelling units, each on separate lots within a Subdivision with Planned Development. The application also includes a Type II Sensitive Lands Review due to steep slopes. The proposal requires demolition of the existing house and garage on the site. (The applicant originally requested to construct 21 attached single- family dwelling units, but subsequently reduced the number of units by one.) Zoning Designation: R -25: 25 Units Per Acre. The R -25 zoning district is designed to accommodate existing housing of all types and new attached single - family and multi - family housing units at a minimum lot size of 1,480 square feet. Comprehensive Plan Designation: Medium High- Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810; and the Washington County Bull Mountain Community Plan. Action: ➢ ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners The adopted findings of fact, decision and statement of conditions can be obtained from the Planning Division /Community Development Department at the City of Tigard City Hall. Final Decision: THIS DECISION IS FINAL ON APRIL 5, 2001 AND BECOMES EFFECTIVE ON APRIL 20, 2001 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the cision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard ,ty Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 19, 2001. ( Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639 -4171. 1 NOTICE OF FINAL ORDER NO. 2001-01 PC BY THE PLANNING COMMISSION CI X41 TY OF TIGARD Community ®evetopment FOR THE CITY OF TIGARD, OREGON Shaping Better Community 120 DAYS = 6/9/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: KRAFT PLACE TOWNHOMES CASE NOS.: Subdivision (SUB) SUB2000 -00007 Planned Development Review (PDR) PDR2000 -00005 Sensitive Lands Review (SLR) SLR2000 -00012 PROPOSAL: Proposed new construction on a 1.1 acre site of 20 attached single - family dwelling units, each on separate lots within a Subdivision with Planned Development. The application also includes a Type II Sensitive Lands Review due to steep slopes. The proposal requires demolition of the existing house and garage on the site. (The applicant originally requested to construct 21 attached single - family dwelling units, but subsequently reduced the number of units by one.) See 3/26/01 Addendum to the staff report attached. APPLICANT: Dolphin Development, LLC OWNERS: Mariano and Elizabeth Bringas Attn: Mark Dane 12765 SW Kraft Place 9565 SW 155 Avenue Tigard, OR 97223 Beaverton, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Medium -High Density Residential. ZONING DESIGNATION: Multiple - Family Residential, 25 Units Per Acre; R -25. The R -25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi - family housing units at a minimum lot size of 1,480 square feet. LOCATION: 12765 SW Kraft Place; WCTM 2S105AD, Tax Lot 6600. The project site is generally located south of SW Barrows Road and east of SW Menlor Lane. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810; and the Washington County Bull Mountain Community Plan. SECTION II. DECISION Notice is hereby given that the City of Tigard Planning Commission has APPROVED the above request subject to the following Conditions of Approval. The findings and conclusions on which the decision is based are noted within this final order. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 1 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 — KRAFT PLACE TOWNHOMES CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND /OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639 -4171, ext. 318) for review and approval: 1. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project. Seven (7) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 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 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. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on -site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant's construction drawings shall show that they will plant street trees along the frontages of SW Barrows Road and SW Menlor Lane. 5. The applicant's construction plans shall show that they will widen the private street, SW Kraft Place, such that it will have a continuous paved width of 24 feet along its length, with the exception of the area adjacent to the proposed development, which the applicant has proposed to widen to a 28 -foot width. 6. The applicant's construction plans shall show that they will place "No Parking" signs along one side of SW Kraft Place (where the street is 28 feet wide) and shall place "No Parking" signs along both sides of the remaining portion of Kraft Place and along the new private street (Tract A) into the development. 7. The applicant's construction plans shall show a revised private street design that provides curbing at the edges of the driving surface, a paved width of 15 feet minimum, if one -way, and a 5 -foot sidewalk along one side of the private street behind the curb. 8. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. 9. Prior to construction, the applicant shall demonstrate that they have obtained the necessary construction plan approval from USA for the public sanitary and storm sewer systems in the project. 10. The applicant shall obtain USA approval for the proposed modification to the water quality swale located within the Hillshire Creek Estates No. 3 development. 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 systr costs must be on deposit with the Water Department prior to approval of the public improvemk. _ plans from the Engineering Department and construction of public water lines. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 2 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES 12. 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." 13. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 14. The applicant shall incorporate the recommendations from a geo- technical report (not yet submitted), into the final grading plan. The geo - technical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 15. The final construction plans shall be signed by the geo - technical engineer to ensure that they have reviewed and approved the plans. The geo - technical engineer shall also sign the as -built grading plan at the end of the project. 16. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20 %, -as well as lots that will have natural slopes in excess of 20 %. This information will be necessary in determining if special grading inspections and /or permits will be necessary when the lots develop. 17. Prior to issuance of site permit, the applicant shall obtain final approval on the access and circulation from the Fire District and the Engineering Department including incorporation of the rolled curbs for fire truck access. 18. The applicant shall provide evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. Submit to the Planning Division (Kevin Young, 639 -4171, ext. 407) for review and approval: 19. Prior to issuance of a site permit, the applicant shall provide elevation drawings dimensioning the building height in accordance with TDC Section 18.120.030, No. 33 and Figure 18.120.1. 20. Prior to issuance of a site permit, the applicant shall provide the percentage figures to verify that the minimum landscape coverage of 20 %, and total lot coverage of 80% is met for each individual lot in accordance with Table 18.510.2. If any lot does not meet the standard, the applicant shall revise the plans and shall reduce the total lot coverage (building footprint and impervious surface) to 80% or less. 21. The applicant shall revise the walkway design on the site plan as follows: 1) Relocate the walkway which is in the middle of the egress to a safe location to provide an efficient walkway system on the site; 2) Align walkway at the south end of Kraft Place for future connection to the corner of Menlor lane along Lot 1 in Scholls Meadows, and 3) Provide a rolled curb along the walkway to provide for fire truck access where required by the Fire District. 22. The applicant shall revise the landscape plan, and provide a tree plan which meets the approval of the City Forester, and the Planning Division including tree size, spacing and species (tree spacing shall be dimensioned on the plan). Chanticleer Pear is not - an approvable street tree. The applicant shall re- distribute the minimum required 32 (14 medium - sized) trees to meet the spacing standards in accordance with the standards in Section 18.745.040. The City Forester has provided recommendations for tree species diversity on the site as contained in the attached Exhibit A. If proper spacing can not be achieved with the proposed tree types or species, then alternative tree types or species shall be selected to ensure that the tree plan meets the spacing standards. The applicant shall indicate on the plans that street trees shall be a minimum caliper of two inches at four feet in height above grade. Street trees shall be located as close to the street as practical, but no closer than two feet from the face of the curb and any permanent hard surface paving or walkway. The applicant shall provide sufficient information from a certified arborist, landscape architect or PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 3 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES 1 V • landscape reference source regarding proposed street trees including height, branching width at maturity (to support spacing width proposed) and suitability for the Willamette Valley Climate. Clear vision shall be maintained between three and eight feet in height where street trees are located in the area of visual clearance in accordance with TDC Section 18.795.030.B. 23. The applicant shall revise the landscape plan and dimension the buffer area (between the subject property and Lot 1 of Scholl's Meadows) to meet Standard C in accordance with Table 18.745.1 and 18.745.2. The applicant shall indicate that trees shall have a minimum caliper of two inches at four feet in height above grade. The applicant shall provide a reference from a standard landscape or gardening source to confirm the classification of the tree size (for the buffer spacing proposed), including tree height and branching width at maturity, and suitability for the Willamette Valley Climate. The applicant shall indicate on the landscape plan that shrubs are to be planted in the buffer area in accordance with Sections 18.745.050.B.4.b and c, as specified: at least 10 five - gallon shrubs or 20 one - gallon shrubs shall be planted for each 1,000 square feet of required buffer area, and the remaining area shall be planted in lawn or other living ground cover. 24. Prior to issuance of site permit, the applicant shall revise the landscape plan and incorporate re- planting specifications for all areas not covered by structures or impervious surfaces consistent with Section 18.745.060, Re- Vegetation. 25. The applicant shall submit legal evidence of the formation of the Homeowner's Association. A Homeowner's Association shall be formed to maintain all of the Open Space Tracts on this site, and the vegetative buffers on the site. The applicant shall provide Conditions, Covenants and Restrictions (CC &Rs) for review and approval by the Planning Division and the Engineering Department. The CC &Rs shall specify the maintenance provisions of the Open Space Tracts, and the vegetative buffers. 26. The applicant shall revise the landscape plan to include the dimensioning of the vegetative buffer width and buffer landscaping to Standard C. Noise reduction measures along Barrows Road shall be provided in the form of a vegetative buffer in the proposed setbacks. The vegetative buffer shall meet the requirements of the Buffer and Screening Standard C in Tab" 18.745.1 and Table 18.745.2. 27. The applicant shall revise the plans for the development to show the following elements: A. A 5 -foot sidewalk with rolled curbing along the western edge of the private street in Tract A. B. Buildings on Lots 7 -13 shall be provided with garages that are setback a minimum of 16 feet from the near edge of the sidewalk. C. All signs which regulate parking on the development site shall indicate that parking requirements are enforced by the Homeowners Association for the development. In reconfiguring the site to address this requirement, the applicant will need to ensure that the plan continues to comply with the 15 -foot rear -yard setback and the 80% maximum lot coverage requirement, as well as other applicable code requirements. 9 q pp q Submit to the Building Division (Bob Poskin, 639 -4171, ext. 392) for review and approval: 28. The applicant shall apply for a demolition permit for the existing house and garage. 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.) Submit to the Engineering Department (Brian Rager, 639 -4171, ext. 318) for review and approval: 29. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $630.00. (STAFF CONTACT: Kit Church, Engineering). 30. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (Tract A) will be jointly owned and maintained by the private property owners who abut and take access from it. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC L PAGE 4 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES • 31. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for Tract A and Kraft Place. The CC &R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for Tract A, and shall specify that they shall be willing to bear a proportionate share of the maintenance of Kraft Place. The applicant shall submit a copy of the CC &R's to the Engineering Department. (Brian Rager) prior to approval of the final plat. 32. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 33. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey or by random traverse using conventional surveying methods. Submit to the Planning Division (Kevin Young, 639 -4171, ext. 407) for review and approval: 34. The property owner shall sign a consent to annex. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639 -4171, ext. 318) for review and approval: 35. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 36. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 37. Prior to issuance of 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 substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: model home permits may be issued by the City apart from this condition, and in accordance with the City s model home policy). 38. Prior to issuance of building permit, the applicant shall obtain geo- technical approval of the cuts and foundation for each unit from the Building Division. Submit to the Planning Division (Kevin Young, 639 -4171, ext. 407) for review and approval: 39. Prior to building permit, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use of the shared driveway for units 14 and 15 of Building 4. The applicant shall provide copies of said documents to the City to place on permanent file. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL OCCUPANCY: Submit to the Planning Division (Kevin Young, 639 -4171, ext. 420) for review and approval: '0. Prior to final occupancy, the applicant shall post permanent no parking signs in a clearly visible location in front of the individual dwelling unit garages for units 16 and 21, which cannot accommodate the required exterior parking space depth. The applicant shall post permanent visitor only parking signs at the six designated parking spaces on the site. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 5 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES 41. Prior to final occupancy, the applicant shall replant all areas not covered by structures or impervious surfaces in accordance with Section 18.745.060, Re- Vegetation. • IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performanc assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval the applicant shall submit the final plat to the County for signatures of County offic as required by OFFS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: I hree copies of the subdivision plat prepared by a rand surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision lat 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. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 6 OF 39 SU82000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES 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. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities utility Ines including but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface- mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING GENERAL PROVISIONS; THIS IS NOT AN EXCLUSIVE LIST: All sign changes and additions shall be submitted as part of a separate sign permit application, and are not addressed in this report. No new signs shall be placed or altered prior to review and approval by the City in accordance with Tigard Development Code (TDC) Chapter 18.780, Signs. TDC Section 18.725.020 requires compliance with applicable state and federal regulations pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. All future tenants shall be in compliance with the Environmental Performance Standard as set forth in federal and state environmental laws, rules and regulations, and compliance is a continuing obligation of the property owner and operator. Signs which are placed on parking lots shall be designed and installed in accordance with TDC Chapter 18.780. Visual clearance shall be maintained at the access to the site in accordance with TDC Chapter 18.795. In no case shall trees near the access have branches below eight feet. The applicant shall comply with State and Federal regulations regarding the disturbance of rchaeological sites and Native American graves under the Indian Graves Protection Statutes (ORS J7.740.990) and the Protection of Archaeological Sites (ORS 358.905.955 and ORS 390.235.240). The applicant shall stop work and immediately notify the Oregon State Historic Preservation office, and the City of Tigard Planning Department. If suspected Native American human remains are found follow these procedures: First call the nearest office of the State Police; Second, if the remains are Native PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 7 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES American, call the Legislative Commission on Indian Services at the State Capitol at 503-968-1067; and Third, call the State Historic Preservation Office at 503 - 378 -4168, ext. 232. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S FINAL ORDER. SECTION III. BACKGROUND INFORMATION Site History: The property was partitioned off from a larger parcel in 1997. Located at the southern edge of the property is the farmhouse and outbuildings that were originally located on a larger parent parcel. Vicinity Information: The site is located southeast of the intersection of the newly improved Barrows Road, and Menlor Lane. The site is in the Urban Services Area of Tigard just south of the City of Beaverton. The site is the remnant parcel located between two larger subdivisions, Scholl's Meadows to the west on the far side of Menlor Lane, and Hillshire Creek Estates Development to the east and south. The proposed subdivision will gain access, egress and utility connections via Kraft Place, a private street in the Hillshire Creek Estates Development. Kraft Place, a partially improved street, is located along the west half of the south property line. Natural open space is located to the east and southeast of the site. Site Information: The property consists of 1.1 acres and is zoned R -25. The development site has about 422 lineal feet of frontage on Barrows Road, and about 100 feet of frontage on Menlor Lane. There is a drainage way with associated wetlands located in the adjacent open space tract to the east/southeast. There are, however, no wetlands, streams or drainage ways associated with this parcel. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to construct 21 attached single - family dwelling units each on separate lots. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the Medium High - Density Residential District. Table 18.510.1 lists Household Living as a permitted use in the R -25 zone. Summary Land Use Permits: Chapter 18.310 Defines the decision - making type to which the land -use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III -PC Application. Decision Making Procedures: Chapter 18.390 Describes the decision - making procedures. Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to or review by the City Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and /or oral testimony prior to a decision being made. Two letters were received prior to this Staff report, recommendation to Planning Commission. A summary of the issues raised and Staffs respor. follows: PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 8 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES 1) The developer is trying to fit too many units into too small of a space and the request for a • Planned Development should be denied. Staff Response: Minimum density on this site is 16 dwelling units as required and addressed under Chapter 18.715 in this report. The maximum density is 21 units. The applicant proposes 21 dwelling units on this R -25 zoned site. Therefore, the applicant's proposal is allowable under the density requirements. Due to the steep slopes on the site and the inclusion of a significant portion of the steep slopes area in open space tracts on the site, a Planned Development is appropriate for this site. 2) The building's are too high, and do not meet the design standards contained in Section 18.720.030 under Chapter 18.720, Design Compatibility Standards. Staff Response: The design (including height) standards contained in Chapter 18.720 are not applicable to this site as they apply only to multi-family or attached single - family projects that abut property zoned for detached single- family. The property which abuts this site is not zoned for detached single- family. The only abutting property, Lot 1 of Scholl's Meadows, is zoned R -25, Medium -High Density. Other surrounding properties on the opposite side of Menlor Lane are also zoned R -25. Properties on the opposite side of Kraft Place are zoned R -12, Medium Density Residential, intended to accommodate a full range of housing types. Therefore, Section 18.720.030, Design Standards is not applicable. As the application is a Planned Development, Section 18.350.070, Applicability of the Base Zone Development, states that "the building height provisions shall not apply." Further, in the R -25 base zone, the maximum building height is 45 feet, and the applicant is proposing buildings well below that in height at approximately 35 feet. 3) The applicant has requested that they be allowed to vary from Section 18.745.040.0 by not placing street trees thirty feet apart. Staff Response: Street trees are addressed and conditioned in this report under Chapter 18.745. The applicant will be required to meet the street standards, including size and spacing standards. 4) Eliminate Units No. 1, 2, and 21 to create more of a buffer /screening between this development and the abutting property, Lot 1 of Scholl's Meadows. This will allow the driveway to be moved 30 feet east, reduce visual bulk viewed from the west, and improve the applicant's plan for buffering and screening. Staff Response: The applicant has proposed 21 units which does not exceed the maximum density for the site in accordance with Chapter 18.715. The applicant has submitted a revised the landscape plan (received February 1, 2001) since this comment was received, and improved the buffering and screening between this development and the abutting property, Lot 1 of the Scholl's Meadows, with a variety of types and heights of vertical vegetation. See the planting plan, Sheet 4 of 6, dated January 31, 2001. 5) The applicant has proposed no on- street parking, and no visitor parking (Chapter 18.765). The applicant has also proposed to deviate from Chapter 18.705 by building a 21 foot roadway (private loop drive). Solve this parking problem by eliminating units 14 and 15, and dedicate the space to off - street parking. In addition, the applicant has proposed to widen Kraft Place to a full 24 feet. How can this roadway be widened when the applicant does not own the right -of -way? Staff Response: The applicant has revised the proposed parking since this comment was received and has now provided three (3) visitor parking spaces on the site which is shown on the revised plans, Sheet of 6, dated January 31, 2001. Parking is addressed in detail in this report under Chapter 18.765. Kraft Place was intended to provide access to this site when it was originally proposed as part of the Hillshire Creek Estates land use decision under a Washington County approval. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 9 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES 6) The proposed 21 units will generate an additional noise level which will not be tolerable to a portion of the 46 homes in the Scholls Meadow neighborhood, particularly to lots No. 1 -13 which border Menlor Lane. The noise level is already high for properties which border Barrows Road, and Washington County plans to widen Barrows Road to three lanes. In addition, 50 duplex units - will break ground on Brianne Way, towards the back of Scholl Meadows which is already approved. Therefore, at 1.5 cars per home, 107 additional cars will impact the noise levels to these homeowners on Menlor Lane. The problem should be solved by reducing the number of proposed units from 21 to 16 units. Staff Response: As previously stated, the 21 units proposed by the applicant is allowable as is does not exceed the maximum density under the density requirements of Chapter 18.715. Staff has recommended conditions regarding buffering for noise and visual impact as addressed under Sections 18.745.050, 18.360.090, and Section F. Washington County Bull Mountain Community Plan in this report. SECTION VI. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this report are as follows: A. General Planned Development Standards 18.350.030 (Process) 18.350.070 p of the Base Zone Development Standards) B. Land Division 18.430 (Subdivisions) 18.430.040 Subdivision — (Approval Criteria: Preliminary Plat) C. Zoning Districts 18.510 (Residential Zoning Districts) D. Specific Planned Development Standards 18.705 Access, Egress & Circulation) 18.715 Density Computation) 18.720 Design Compatibility Standards) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745 Landscaping and Screening) 18.765 Off - Street Parking and Loading Requirements) 18.775 Sensitive Lands) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) E. Additional Planned Development Criteria • 18.350.100 (Approval Criteria) F. Bull Mountain Community Plan/Washington County Standards G. Land Use Decisions 18.390 (Impact Study Section 18.390.040) H. Street and Utility Improvement Standards 18.810 (Street and Utility Improvement Standards) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured /Mobile Home Regulations), 18.755 (Mixed Solid Waste and Recyclable Storage), 18.760 (Nonconforming Situations), 18.785 (Temporary Uses), 18.797 (Water Resources Overlay District), and 18.798 (Wireless Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval standards. SECTION VII. APPLICABLE REVIEW CRITERIA AND FINDINGS A. GENERAL PLANNED DEVELOPMENT STANDARDS The applicant has requested a Planned Development (PD) overlay zone change for the subjr ` property. The PD overlay requires developers to follow the Planned Development process for proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following addresses compliance with the process and applicable base zone standards. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 10 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES The Planned Development Process: Section 18.350.030 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. The applicant has requested the Planned Development to allow flexibility in lot sizes in order to minimize the impact on the Sensitive Lands Area, the portion of the site with slopes greater than 25% located along the portion of the site that fronts Barrows Road. This application is for all three elements of the planned development process, overlay zone, concept plan, and detailed plan. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; Flexibility is allowed on the minimum lot size, depth and width in a planned development. Without a planned development, the R -25 zone requires a minimum lot size of 1,480 square feet for attached dwelling units, and no average lot width. The applicant proposes 21 lots with about half the lots meeting the lot dimensional standard. Therefore, by applying for a planned development the applicant is gaining flexibility to these standards for roughly half of the lots on the site. Site coverage: The site coverage provisions of the base zone shall apply; The lot coverage requirement for the R -25 zone is a maximum of 80% impervious surface. The applicant's narrative states that, based on the entire site, the maximum coverage of impervious surface is approximately 60 %. The applicant has indicated that each individual lot will meet the site coverage requirement without an adjustment. The applicant states that the worse case scenario is Lot 18 with a lot size of 1,283 square feet and an impervious surface area of 1,001 square feet or 78 %. Therefore, the standard is met Building height: The building height provisions shall not apply; and The applicant proposes a building height of 35 feet, 10 feet lower than the 45 foot base zone standard in R -25 zone. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code requirements for fire walls; and Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front and setback of eight feet is required for any garage opening for an attached single - family dwelling facing a private street as long as the required off-street parking spaces are provided The applicant has proposed single - family attached units grouped in four structures (Building's No. 1 -4 on the landscape plan) with two (2) to six (6) unit buildings, one (1) seven (7) unit building and one (1) two (2) unit building, for a total of 21 units. Front and rear yard setbacks in the base zone are 15 feet. All structures which are on the perimeter of the roject have a minimum setback of 20 feet. Each unit has a minimum front yard setback of eight (8) feet from the street to the face of the garage opening, , nd the majority of units have enough parking space depth to accommodate at least one visitor arking space in front of the garage opening. However, units No. 7 -13 in Building No. 3 and units No. 16 and 21 in Building No.1 do not have enough parking space depth in front of the garage to accommodate a parking space. As a result, parked vehicles could overhang the walkway and the private street in some locations. Permanent no parking signs will be required to be posted in clearly PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 11 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES visible locations in front of the garages that can not accommodate the required depth for an exterior parking space; this will revent visitors or residents from parking in these spaces (depth must be a minimum of either 16.5 feet for compact spaces or 18.5 feet for standard 90 degree spaces). The applicant proposes three (3) visitor parking spaces for the site located to the southeast of uni No. 16. While the visitor parking requirement for multi - family residential developments in Section 18.765.030 does not apply to this attached single- family complex, it is a reasonable guideline to be used in this case due to the fact that there are no viable parking spaces outside of the enclosed garages for certain units as specified above. Using the 15% guideline, for the entire site, yields 3.15 parking spaces. As only 9 units do not provide adequate parking areas outside of the enclosed garage space, 15% of nine (9) yields 1.35 parking spaces. Staff concludes that a minimum of two (2) visitor parking spaces shall be provided for this site given that nine (9) units do not provide a space for visitors to park on the individual lot. The Planning Commission has determined that Units 7 -13 should be provided with a 16% -foot minimum distance between the face of the garage to the near edge of the sidewalk. This will help to accommodate automobile parking for the units (see Condition # 27). In reconfiguring the site to address this requirement, the applicant will need to ensure that the plan continues to comply with the 15 -foot rear -yard setback and the 80% maximum lot coverage requirement. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. FINDING: The planned development standards, and their applicability to the base zone standards are not fully met. In order to meet the standards, the applicant shall satisfy the following condition: CONDITION: Prior to final occupancy, the applicant shall post permanent no parking signs in a clearly visible location in front of the individual dwelling unit garages that can not accommodate the required exterior parking space depth; posting shall prevent visitors or residents from parking in these short parking spaces including all of the units of Building No. (units 7 -13), and Building No. 1 (units 16 and 21). COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: B. LAND DIVISIONS - SUBDIVISONS: CHAPTER 18.430 Subdivision General Provisions: Section 18.430.020 Future Re- Division: Section 18.430.020.0 When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re- division in accordance with the requirements of the zoning district and this title. None of the lots are large enough to divide in the future. FINDING: This standard is met, because no future re- division is possible under the current zoning. Lot Size Averaging: Section 18.430.020.D Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. FINDING: This standard is not applicable as the proposed project is a planned development. Subdivision Approval Criteria (Preliminary Plat): 18.430.040 The proposed preliminary plat complies with the applicable zoning ordinance and other applicE ordinances and regulations which are addressed throughout this report. - PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 12 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES The proposed project complies with the Comprehensive Plan's Medium -High Density Residential District designation for the subject property because it meets the applicable provisions of the Community Development Code which implement the plan. Compliance with the specific regulations and standards will be addressed further in this report. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant shall provide evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major 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. There are no streets stubbed to the property and none are proposed to extend through the property. The site is accessed from Kraft Place on the south. The street proposal is consistent with City requirements. Street improvements are addressed under Section 18.810 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 the Street and Utility Improvement Standards, Section 18.810. FINDING: This standard is not met. In order to meet the standard, the applicant shall satisfy the following condition: CONDITION: The applicant shall provide evidence that the proposed subdivision name has been - reserved with Washington County, thus insuring that the name is not duplicative. C. ZONING DISTRICTS Residential Zoning District: Section 18.510.020 Lists the description of the Residential Zoning Districts. The site is located in the R - 25: Medium High Density Residential zoning district. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES R -25 STANDARD MF DU* SF DU** Minimum Lot Size • - Detached unit 1.480 sq. ft. 3,050 sq. ft. per unit - Attached unit 1,480 sq. ft. - Duplexes 6,100 sq. ft. or 3,050 sq. ft. per unit - Boarding, lodging, rooming house 6,100 sq. ft. Average Lot Width None None • Minimum Setbacks - Front yard 20 ft. 15 ft. - Side facing street on corner & through lots 20 ft. 10 ft. - Side yard 10 ft. 5 ft. [1] - Rear yard 20 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. - Distance between property line and garage entrance 20 ft. 20 ft. Maximum Height 45 ft. 45 ft. Maximum Lot Coverage [2] 80% 80% Minimum Landscape Requirement 20% 20% [1] Except this shall not apply to attached units on the lot line on which the units are attached. [2] Lot coverage includes all' buildings and impervious surfaces. * Multiple - family dwelling unit ** Single- family dwelling unit PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 13 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 — KRAFT PLACE TOWNHOMES The total site area is 48,795 square feet. The lots range in size from 1,191 to 2,085 square feet. The building footprint area is approximately 668 square feet per unit. Total lot coverage for the individual lots (building footprint plus impervious surface) was not provided by the applicant, however, Staff 20% finds that the 20 minimum landscape coverage can be met on the lots. The applicant will Ix required to submit the percentages of landscape coverage, and total lot coverage for each lot; if any lot does not meet the standard, the applicant shall revise the plans and adjust the amount of surface coverage to meet the standard if any lot falls short of the minimum 20% landscape coverage. There is 9,642 square feet or 19.76% of the site in steep slopes according to the applicant. Building heights are not clearly dimensioned on the plans though they measure roughly 35 feet. Exceptions to the requirements of the base zone are addressed under Chapter 18.350, Planned Development in this report. FINDING: This standard is not fully met. In order to meet these criteria, the following conditions shall be satisfied: CONDITIONS: ♦ Prior to issuance of a site permit, the applicant shall provide elevation drawings dimensioning the building height in accordance with TDC Section 18.120.030, No. 33 and Figure 18.120.1. ♦ Prior to issuance of a site permit, the applicant shall provide the percentage figures to verify that the minimum landscape coverage of 20 %, and total lot coverage of 80% is met for each individual lot in accordance with Table 18.510.2. If any lot does not meet the standard, the applicant shall revise the plans and shall reduce the total lot coverage (building footprint and impervious surface) to 80% or less. D. SPECIFIC DEVELOPMENT STANDARDS Site Development Review Approval Standards: Chapter 18.360 is applicable to all new developments and major modifications of existing developments. It defines the Applicability of Provisions, the Approval Process, and the Approval Criteria for the standards contained in ti Community Development Code. Site Development Review: Section 18.360.090 requires that development proposal be found to be consistent with the applicable criteria in the Community Development Code. The applicable Tigard Community Development Code (TDC) criteria in this case are listed in the Summary of Applicable Criteria above in Section VI. of this report. A list of the non - applicable criteria can also be found there. The following addresses the Specific Development Standards in the TDC: ACCESS, EGRESS, AND CIRCULATION: CHAPTER 18.705 Joint Access: Section 18.705 Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Kraft Place is a private street that was created to serve units in the Hillshire Creek Estates development to the east of the development site. The Hillshire Creek Estates development was approved when this area was within the planning jurisdiction of Washington County. An access easement to the development site along Kraft Place was provided during the platting process for the Hillshire Creek Estates. Access to the new lots shall be from SW Kraft Place, as provided by the easement shown on the plat of Hillshire Creek Estates No. 3, Plat No. 97099519, and subject to all restrictions applicable to that easement. As units No. 14 and 15 of Building 4 will have joint access due to a shared driveway, legal joint acce, shall be established in accordance with this standard. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 14 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES FINDING: This standard is not met. In order to meet this standard, the applicant shall satisfy the following condition: CONDITION: Prior to building permit, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint use of the shared driveway for units 14 and 15 of Building 4. The applicant shall provide copies of said documents to the City to place on permanent file. Minimum access requirements for residential use: Section18.705.030H. 1. OVehicular access and egress for single- family, duplex or attached single- family dwelling units on individual lots and multi- family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.2 VEHICULAR ACCESS /EGRESS REQUIREMENTS: MULTI - FAMILY RESIDENTIAL USE Dwelling Units Minimum Number of Minimum Access Minimum Pavement Sidewalks, Etc. Driveways Required Required 1 -2 1 15' 10' 3 -19 1 30' 24' if two -way, 15' if one -way: Curbs and 5' walkway required 20 -49 1 30' 24' if two -way or 2 30' 15' if one -way: Curbs and 5' walkway required 50 -100 2 30' 24' Curbs and 5' walkway required Table 18.705.1 indicates that for projects with 20 -49 dwelling units, one (1) 30 foot access with 24 foot pavement width for two -way is required. Alternatively, two (2) 30 foot accesses with 15 foot pavement width if one -way (and curbs and five (5) foot walkway) are required. The applicant proposes a one -way loop with a 21 foot access width and 15 feet of paved width; all dwelling units will be accessed off of this private drive rather than Kraft Place, or the other existing streets. A five (5) foot walkway is included in the 21 foot access width. The application also proposed that Kraft Place will be widened to the full 24 foot pavement width as required by the City. Staff has consulted with Eric McMullen, Deputy Fire Marshall of the Tualatin Valley Fire and Rescue, on this project and finds that the new private street conceptually meets fire standards. However, the Fire District will require a rolled curb along the walkway for fire truck access to the dwelling units from the internal private street. The walkway location does not make safe and efficient connections or align at critical locations with the existing walkway as follows:1) The walkway at the access on Kraft Place does not align with the existing sidewalk at the corner of Lot 1 Scholl s Medows. 2) The walkway at the egress onto Kraft Place is located unsafely in the middle of the egress. As this project is being proposed as a planned development, the standards in Chapter 18.705, Access, Egress & Circulation are guidelines and strict adherence to the standards is not required. Therefore, Staff finds that the proposed access, egress and circulation plan, with the exception of the walkway and curb plan, will provide safe and efficient vehicle access and egress. FINDING: As the planned development allows some flexibility in strict adherence to this standard, Staff finds the access and egress are safe and efficient for vehicle travel, however, the proposed walkway and curb does not meet the standard. In order to satisfy this standard and provide for safe and efficient pedestrian and bicycle travel, and fire truck access, the applicant shall meet the following condition: CONDITION: The applicant shall revise the walkway design on the site plan as follows: 1) Align the walkway at the access so that a future connection can be made with the existing sidewalk at the corner of Menlor Lane and Kraft Place. 2) Relocate the walkway, whic is in the middle of the egress, to a safe location to provide an efficient walkway system on the site; 3) Align walkway at the south end of Kraft Place for future connection to the corner of Menlor Lane along Lot 1, in Scholls Meadows, and 4) Provide a rolled curb along the walkway to provide for fire truck access where required by the Fire District. Vehicular access to multi - family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 15 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES This criterion is not applicable as the proposed project is attached single - family dwellings, not multi - family structures, as defined under Chapter 18.120, Definitions, No.62.e.1. • 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Private residential access drives are proposed off of the access loop drive, therefore, this criterion is met. Ongoing maintenance of the access drives in accordance with the Uniform Fire Code is anticipated. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; P 9 , b. A hammerhead - configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is 5 %. As the access and egress is a loop drive off and back onto Kraft Place, fire access turn -a -round is proposed to be provided via the access drive loop design. Final approval for fire access and turn -a -round provision shall be obtained by the applicant from the Tualatin Valley Fire and Rescue Department. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; As the applicant proposes a one -way drive, this criterion is not applicable as the two -way condition described above does not exist on the site. 6. Where permitted, minimum width for driveway approaches to arterials or collect/ streets shall be no less than 20 feet so as to avoid traffic turning from the street havin to wait for traffic exiting the site. The driveway approaches are to a private street access loop off of Kraft Place, a local street. Therefore, this criterion is not applicable. FINDING: This criterion is met, as the specific standards are either met or not applicable as described above. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 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: • All sensitive land areas: a. Land within the 100 -year floodplain; b. Land or slopes exceeding 25 %; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights -of -way. When actual information is not available, the following formulas may be used: Single - family development: allocate 20% of gross acreage; Multi- family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 16 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES The gross size of the site is 47,916 square feet. The applicant states that there is 8,960 square feet of private street and public right -of -way to be dedicated, and 9,320 square feet of sensitive lands (steep slopes) on the site. (The applicant originally proposed 21 lots, with a smaller area devoted to the private street. However, the applicant subsequently revised their proposal to widen Kraft Place to a 28 -foot width adjacent to the development site.) Subtracting the street and sensitive lands area from the gross site area leaves a 29,636 square foot site size. 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. The maximum number of residential units for the entire site is calculated by dividing 29,636 square feet by 1,480 square feet per unit which equals 20.02 and is rounded down to 20 units. The total number of units proposed is 20, therefore, this standard is met. FINDING: The proposed 20 units meets the maximum density of 20 units for the site. Therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units p er net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number of residential units for the entire site is calculated by multiplying the maximum number of units 20 x 80% which equals 16 units. The applicant proposes 20 units on the site, therefore, this standard is met. FINDING: The standard for minimum density is met. DESIGN COMPATIBILITY STANDARDS: CHAPTER 18.720 Applicability of Provisions: Section 18.720.020 These provisions apply to all multi - family and attached single - family residential projects in zoning districts R -4.5 through R -40 that abut property zoned for single- family residential development, R -1 through R -4.5. These standards are not applicable to this site as the abutting property is zoned R -25 Medium -High Density Residential to the west and southwest, and R -12, Medium - Density Residential District. Medium Density and Medium -High Density Residential is not considered to be zoned for single- family residential development, therefore, the standards contained in this Chapter are not applicable. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the igard Municipal Code shall apply. Visible Emissions. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DE y rules for odors (340- 028 -090) apply. Glare and heat. No direct or sky reflected glare whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be 9rmitted and 1) there shall be no emission or transmission of heat or heated air which is iscernib(e at the lot line of the source; and 2) these regulations shall not apply to signs or "floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 17 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. As this is a typical attached single - family project, which is a permitted use in the R -25 zone, the above performance standards are considered to be met, however, ongoing maintenance to meet. these standards shall be maintained. FINDING: This standard is met. EXCEPTIONS TO DEVELOPMENT STANDARDS: CHAPTER 18.730 Distance between multi - family residential structure and other structures on site: Section 18.730.040.B To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: a. Buildings with windowed walls facing buildings with windowed walls shall have a 25- foot separation; b. Buildings with windowed walls facing buildings with a blank wall shall have a 15 -foot separation; c. Buildings with opposing blank walls shall have a 10 -foot separation; d. Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections; and e. Buildings with courtyards to maintain separation of opposing walls as listed in Subsection 1 -3 above for walls in separate buildings. These standards are to be used as guidelines, rather than requirements in accordance with 18.350.100.B.2, Planned Development Approval Criteria. There is only one condition where buildings are closer than 25 feet; that is between dwelling units six (6) and seven (7) which are roughly ten (10) feet apart at the closest point. However, the windows between the buildings are off -set from each other. Therefore, this standard is met. Where buildings exceed a horizontal dimensions of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The applicant did not dimension the height or length of the buildings on the architectural plans, however, Staff measured the approximate heights and lengths of buildings to be as follows: All buildings are roughly 35 feet in height to the center line of the gable roof. Building No.1 is approximately 114 feet in length, therefore, the minimum wall separation required is 4.3 feet. Building No. 1 is separated from all other buildings by a minimum of 34 feet. Therefore, this building meets this standard. Building No. 2 is approximately 114 feet in length, therefore, the minimum wall separation is 4.3 feet. Building 2 is separated from all other buildings by a minimum of 10 feet. Therefore, this building meets this standard. Building No. 3 is approximately 133 feet in length, therefore, the minimum wall separation is 5.5 feet. Building 3 is separated from all other buildings by a minimum of 10 feet. Therefore this building meets this standard. Building No. 4 is approximately 38 feet in length, and the closest building is approximately 25 feet way. Therefore, the minimum wall separation standard is not applicable in this case. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a. Driveways and parking lots shall be separated from windowed walls by at least eight fc walkways running parallel to the face of the structure shall be separated by at least five feet; and PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 18 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. Each individual attached dwelling unit has its own private driveway. As these are private units on private lots (rather than a multi - family structure with a parking lot) and this is a planned development, Staff finds that this criteria does not apply in this situation. The closest point on the site where the walkway runs parallel to the face of a structure is at Unit No. 13, of Building No. 3, where there is approximately six feet of separation, meeting the standard. FINDING: This standard is met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. Street Trees: Section 18.745.040 Development projects with more than 100 feet of frontage along a street or private driveway plant street trees in accordance with Section 18.745.040.C, size and spacing of street trees. Section 18.745.040.0 provides specific requirements for tree spacing including: Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements. Section 18.745.040.G, Granting of Adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4b Street trees are required along the public and private streets in this development project. The property has approximately 422 lineal feet of frontage along Barrows, 94 lineal feet along Menlor Lane, 145 plantable lineal feet (218 actual lineal feet minus 73 feet of access approach width equals - 145 feet) along Kraft Place, and roughly 300 lineal feet along the private Tract A. The applicant proposes to plant medium -sized trees spaced 30 feet apart. Therefore, 14 medium -sized trees are required along Barrows Road, 3 medium -sized trees along Menlor Lane, five (5) medium sized trees along Kraft Place, and 10 medium -sized trees along the private street (Tract A) for a total of 32 medium -sized tree. The applicant proposes 10 trees along Barrows Road, 3 trees along Menlor Lane, 6 trees along Kraft Place, and 6 trees along the private street plus 7 additional trees in the southern buffer area for a total of 32 trees. The spacing size of these trees is not provided by the applicant. Red Sunset Maple trees are proposed along the public street and Chanticleer Pear trees are proposed along the private street. The City Forester has prepared recommendations for tree species diversity on the site and a guideline packet for tree planting and survival for the applicant. FINDING: The criterion for street trees has not been satisfied. If the condition below is satisfied, then the criterion will be met. CONDITION: The applicant shall revise the landscape plan, and provide a tree plan which meets the approval of the City Forester, and the Planning Division including tree size, spacing and species (tree spacing shall be dimensioned on the plan). Chanticleer Pear is not an approvable street tree. The applicant shall re- distribute the minimum required 32 (14 medium - sized) trees to meet the spacing standards in accordance with the standards in Section 18.745.040. The City Forester has provided recommendations for tree species diversity on the site as contained in the attached Exhibit A. If proper spacing can not be achieved with the proposed tree types or species, then alternative tree types or species shall be selected to ensure that the tree plan meets the spacing standards. The applicant shall indicate on the plans that street trees shall be a minimum caliper of two inches at four feet in height above grade. Street trees shall be located as close to the street as practical, but no closer than two feet from the face of the curb and any permanent hard surface paving or walkway. The applicant shall provide sufficient information from a certified arborist, landscape architect or landscape reference source regarding proposed street trees including height, branching width at maturity (to support spacing width proposed) and suitability for the Willamette Valley Climate. Clear vision shall be maintained between three and eight feet in height where street trees are located in the area of visual clearance in accordance with TDC Section 18.795.030.B. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 19 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES Buffering and Screening: Section 18.745.050 Buffering and Screening: Section 18.745.050.A.2 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). EXCERPT FROM TABLE 18.745.1 BUFFER MATRIX Single Units, Attached Single Units Attached Single Units Detached; and Multifamily, And Multifamily, EXISTING /ABUTTING USE Manufactured Units 1 -5 Units; Duplexes 5+ Units Detached Single Units; Manufactured Units -- A C Attached Single Units and Multifamily, A -- B 1 -5 Units, Duplexes Attached Single Units and Multifamily, A A -- 5+ Units Mobile Home Parks A A B Commercial Zones (CC, CG, CP, CBD) C C C Neighborhood Commercial Zone (CN) C C C Mixed Use Employment Zone (MUE) C C C Light Industrial Zones (IP, IL) D D D Heavy Industrial Zone (IH) • D D D Parking Lots C C C Arterial Streets A A A Note: See Table 18.745.2 for alternative combinations for meeting these screening requirements. TABLE 18.745.2 BUFFER COMBINATIONS FOR LANDSCAPING AND SCREENING [1] Options Width (feet) Trees Shrubs or Screening (per linear feet of buffer) Groundcover A -- 10 -- Lawn /living groundcover -- -- 10 20' min /30' max spacing Lawn /living groundcover -- B C 1 10 Shrubs 4' hedges 2 8 15' min /30' max spacing Shrubs 5' fence 3 6 Shrubs 6' wall D 1 20 Shrubs 6' hedge 2 15 10' min /20' max spacing Shrubs 6' fence 3 10 Shrubs 6' wall E 1 30 10' min /20' max spacing Shrubs 6' hedge or fence 2 25 Shrubs 5' earthen berm or F -- 40 10' min /20' max spacing Shrubs 6' hedge, fence, [1] Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.050 A2. [2] Adjustments from these requirements can be obtained; see Section 18.370.020 C4. Buffering and Screening Requirements: Section 18.745.050.B A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses. The Buffer Matrix Table 18.745.1 indicates that where the attached single - family units abut detached single - family units to the southwest, Lot 1 of Scholl's Meadows, the Buffer and Screening Standard is C. The applicant's narrative states that they propose a minimum ten (10) foot greenway with a four (4) foot hedge which meets Standard C, and that they may after discussions with the owner provide a more significant buffer. The landscape plan shows an irregular buffer width which varies in width (roughly 13 to 26 feet as measured off the plans), meeting the buffer width standard. However, the applicant has shown dimensions for the buffer width on the plans. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 20 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 — KRAFT PLACE TOWNHOMES i No buffer or screening is required along public streets as the streets act as buffers between the subject property and the single - family detached homes across the streets. In addition, Tract "A" of the Scholl's Meadows is located due south of the proposed development on the south side of Menlor Lane providing further existing buffering. Tract "B" of this project provides significant buffering at the corner of Menlor Lane and Barrows Road as well. No buffer or screening is required along the northeast portion of the site as it abuts Tract "R" of the Hilishire Creek Estates No. 3. Buffering and Screening are addressed further in this report under the Site Development Review Criteria: Section 18.360.090.A.4, Buffering, Screening and Compatibility between adjoining uses, and Section F, Washington County Standards, Bull Mountain Community Plan. Screening: Section 18.745.050.B.5 Where screening is required, the following standards shall apply in addition to those required for buffering: 1) A hedge of narrow or broadleaf evergreen shrubs that will form a four (4) foot continuous screen of the height specified in Table 18.745.2 within two (2) years of planting, or; 2) An earthen berm planted with evergreen plant materials that will form a continuous screen of the height specified in Table 18.745.2 within two (2) years. The unplanted portion of the berm shall be lanted in lawn, ground cover, or bark mulch, or; 3) A fence or wall of the height specified in Table 18.745.2, shall be constructed to provide a continuous sight obscuring screen. The applicant indicates screening on the plan in the following locations: 1.) An existing cyclone and wood slat fence along the north property line of Lot 1 to the south and various shrubs including bamboo; 2.) A five (5) foot high fence along the east and north of Unit No. 15 of Building No. 4; 3. A five (5) foot high fence to the rear (west) of Units No. 1 -5, Building No. 2; and 4.) Retention of existing arborvitae to the southwest of the Building No. 2. In addition, the applicant has told Staff that they intend to retain the existing wood fencing along Menlor Lane. Buffering and Screening Requirements: Section 18.745.050.B A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length of the property line of the abutting use or uses. FINDING: The Buffering and Screening standards are not met. However, the standards will be met if the following condition is satisfied: CONDITION: The applicant shall revise the landscape plan and dimension the buffer area (between the subject property and Lot 1 of Scholl's Meadows) to meet Standard C in accordance with Table 18.745.1 and 18.745.2. The applicant shall indicate on the Landscape /Planting Plan, that trees shall have a minimum caliper of two inches at four feet in height above grade. The applicant shall provide a reference from a standard landscape or gardening source to confirm the classification of the tree size (for the buffer spacing proposed), including tree height and branching width at maturity, and suitability for the Willamette Valley Climate. The applicant shall indicate on the landscape plan that shrubs are to be planted in the buffer area in accordance with Sections 18.745.050.B.4.b and c, as specified: at least 10, five- gallon shrubs or 20, one - gallon shrubs shall be planted for each 1,000 square feet of required buffer area, and the remaining area shall be planted in lawn of other living ground cover. Screening: Special Provisions: Section 18.745.050.E Requires the screening and landscaping of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three - feet -wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. There are no proposed parking lots, therefore, this criterion is not applicable. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 21 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES Screening of service facilities. Except for one - family and two - family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners' which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid _ wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening . of refuse containers. Except for one- and two - family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse and shall be contained within the screened area. The proposed project is attached single - family dwellings, therefore, this criterion is not applicable. OFF- STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off - Street Parking Requirements. General Provisions: Section 18.765.030 Location of vehicle parking. The location of off - street parking will be as follows: Off- street parking spaces for single - family and duplex dwellings and single - family attached dwellings shall be located on the same lot with the dwellings(s). All off - street parking spaces for this single - family attached dwelling development are proposed on the same lot with the dwellings. General Design Standards: Section 18.765.040 Access Drives: Section 18.765.040.H.2 Off - street parking spaces for single and two - family residences shall be improved with an asphalt or concrete surface; All off - street parking is provided for with garages that are part of the individual attached single - family, units. Concrete driveways are proposed in front of each garage. Space and Aisle Dimensions: Section 18.765.040.N Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: • 8.5' x 18.5' for a standard space; • 7.5' x 16.5 for a compact spaces; and • As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; • The width of each parking space includes a stripe which separates each space. Aisles accommodating two —way direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant has not proposed a parking lot, therefore, all parking is proposed either within the garages of attached units and in the private driveways. However, driveways for dwelling units do not all meet the minimum dimensions for parking spaces, and do not all have adequate private driveway length to accommodate parking in the driveways. Driveways do meet the required eight (8) foot minimum setback from face of garage in accordance with Section 18.350.070.4. Specifically, Building No. 3 (which backs to Barrows Road) and Building No. 2, units 16 and 21's driveways do not have adequate driveway length to accommodate parking in the driveway. The short driveways would likely result in a condition where vehicles, would overhang the walkway. The applicant ahs provided three (3) visitor parking spaces adjacent to unit 16, of Building No. 2. See further discussion of parking and circulation under discussion of PD criteria 18.350.100.8.3 below. FINDING: This standard is not met. In order to meet this standard the applicant shall satisfy the following condition: CONDITION:The applicant shall post permanent no parking signs at each driveway at units 16 a,..� 21 of Building No 2. The applicant shall post permanent visitor only parking signs at the six designated parking spaces on the site. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 22 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES Bicycle Parking Design Standards: Section 18.765.050 A minimum of two bicycle parking rack spaces in any development. Bicycle parking areas shall be provided at locations within 50 feet of the primary entrances to structures; Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. In accordance with Table 18.765.2, no bicycle parking is required for singe units, attached. FINDING: This standard is met. Minimum and Maximum Off - Street Parking Requirements: Section 18.765.070 Minimum and Maximum Off - Street Parking Requirements: Section 18.765.070.H The Director may reduce the total required off - street vehicle parking spaces per Section 18.765.070.H by up to a total of 20% by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5a. Table 18.765.2 Minimum and Maximum Re uired Off - Street Vehicle and Bicycle Parking Requirements MAXIMUM "i . MINIMUM - ` ZONE A I ZONE B 1 j BICYCLE" ) RESIDENTIAL Household Living Single Units, Attached See Multifamily (M) none (M) None (M) None Single Units, Detached 1.0 /DU none (M) None (M) None Accessory Units 1.0 /DU None None None Duplexes None Multifamily Units DU <500 sq ft: 1.0 /DU (M) none (M) None (M) 1.0/2 DUs except elderly, 1 bedroom: 1.25/DU (M) which is 1.0/20 DUs 2 bedroom: 1.5 /DU (M) 3 bedroom: 1.75/DU (M) The minimum number of parking spaces can be determined from TDC Table 18.765.2 above. Table 18.765.2 requires that single - family attached dwelling units meet the same parking requirements as multi - family units. For two- bedroom units, 1.5 parking spaces are required. For three bedroom units, 1.75 parking spaces per unit are required. The applicant proposes 15 two bedroom units, and six (6) three bedroom units. Minimum parking is, therefore, calculated as follows: 15 x 1.5 =22.5 plus 6 x 1.75= 10.50, or a total of 33 required parking spaces. The applicant's plans show two -car garages in the rear loading three bedroom units, and one -car garages in the front loading two bedroom units, equaling 27 parking spaces within garages plus 16 parking spaces in front of garages equals 43 parking spaces. In addition, three (3) visitor parking spaces are provided. No on- street parking is proposed Therefore, this standard is met. FINDING: This standard is met, as the minimum number of 33 parking spaces is provided on -site. SENSITIVE LANDS: CHAPTER 18.775 Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the II.S. Army Corps of Engineers, Division of State Lands, Unified Sewerage Agency, and /or other federal state, or regional agencies do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100 -year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. D. Sensitive lands_permits issued by the Director. 1. The Director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure as governed in Section . 18.390.040, using approval criteria contained in Section 18.7'15.070 C -E: a. Drainageways; b. Slopes that are 25% or greater or unstable ground• and c. Wetland areas which are not regulated by other local, state or federal agencies and are designated as signi wetlands on the Comprehensive Plan Floodplain and etland Map. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 23 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 — KRAFT PLACE TOWNHOMES 2. Sensitive lands ermits shall be required for the areas in Section 18.775.020 D1 above when any of the following circumstances apply: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; - b. Repair, reconstruction, or improvement of an existing structure or utility the cost of which equals or exceeds 50 percent of the markel value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and non - residential structures intended for human habitation; and d. Accessory structures which are greater than 528 square feet in size, outside floodway areas. The subject site has slopes 25% or greater along the northwestern portion of the site parallel to Barrows Road; and the site is proposed for residential structures (intended for human habitation). Therefore, a Sensitive Lands permit is required. Buildings No. 3 and 4 have foundations in the area of steeped slopes. Building No. 3 and 4. and unit No. 6 of Building No. 2 will require retaining walls in this sloped area roughly parallel to Barrows Road. The applicant has, therefore, been required to address the criteria for Sensitive Lands Permits with excessive slopes. With excessive slopes: Section 18.775.070.0 The appropriate approval authority shall approve, approve with conditions, or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: The applicant's engineer, GeoPacific Engineering, Inc. has addressed the four (4) criteria below in an addendum to the application submitted February 1, 2001 (dated in error Feb 1, 2000) which is attached as Exhibit B to this report. The applicant has also submitted a copy of a geo- technical report dated July 12, 1995 prepared by Carlson Testing, Inc. for the adjacent Scholl's Meadows subdivision. The applicant has not submitted a geo- technical report for this specific project site. 1. The extent and nature of the proposed land form alteration or development will nc create site disturbances to an extent greater than that required for the use; According to the applicant, cuts and fill will be restricted to less than 3 feet. The following factors should also be considered regarding the proposed site design and the extent and nature of the land form alteration: 1.) The applicant was required to meet density requirements on the site, and 2.) The applicant has proposed to minimize visual impacts to surrounding property (primarily two -story homes) by keeping building heights to a three story level, or roughly 35 foot height (rather than 45 foot height allowed in the base zone). The combination of factors No. 1 and 2 above resulted in the utilization of most of all of the relatively flat portions of the site, for building lots, private street and vegetative buffer, and leaving no practical alternative to impacting a relatively small portion of the 25% or greater sloped areas, other than re- design of the units to four stories or greater. Therefore, Staff finds that the proposed site design will not create disturbances to an extent greater than that required for the use. 2. The proposed landform alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on -site and off -site effects or hazards to life or property; The applicant's geo - technical engineer states that the impacts are no greater than similar projects adjoining a competent 2H:1V slope and cites that: 1.) Post development runoff should be less than existing pre - development runoff due to roof and perimeter drains connected to the streets, 2.) Existing vegetation on the northern slope will not be disturbed more than a few feet beyond the proposed buildings, and 3.) To address adequate soil bearing conditions, the building footing to slope setbacks should be a minimum of four (4) feet horizontal requiring about five (5) feet of vertical excavation into the cut of the slope on the back of units 6 -14. The applicant states that units 6 -14 will have 8 -12 foot tall retaining walls located in the middle of the cut slope, and should not adversely surcharge the slope, provided the footings are embedded sufficiently deep and are reviewed by a F Engineer, prior to pouring concrete. This project has been reviewed by the Building Division and '. require geo - technical approval for each unit. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 24 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES The project has also been reviewed by the City's Development Engineer who has offered the following comments: "With regard to the potential grading for this project, provided the applicant has a geo- technical engineer certify the proposed fills on Lots 6 through 14 (approximately, based upon preliminary plan), Staff sees no reason why the project can not be constructed to ensure a stable slope and no erosion. The applicant will be required to submit a more formal erosion control plan when the public improvement plans are submitted. The preliminary plan shows a preliminary view of erosion control measures which complies with USA standards. The grading for the project will be reviewed, approved and inspected by the Engineering Department as a part of the public improvement design and construction process." 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundations and crawl space areas for development with any of the following soil conditions; wet/high water table; high shrink -swell capability; compressible /organic; and shallow depth to bedrock. The applicant's geo - technical engineer states that the foundations for the proposed townhomes, which extend over the slope, will utilize stepped foundations to minimize alteration to the cut of the slope. In addition, the applicant's engineer has reviewed the site for the above listed soil conditions and finds that none are present on the site. As stated above, the Building Division has reviewed this project and will ensure compliance with these criteria by requiring a geo - technical approval for each unit. 4. Where natural vegetation has been removed due to Iandform alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. Replanting is required both in the area of Iandform alterations on the steep slopes in accordance with this criterion, and in all areas where natural vegetation has been removed through grading not occupied by structures. Such areas are to be replanted as set forth in Section 18.745.060, Re- Vegetation. FINDING: This standard is not met. In order to the meet the standard, the applicant shall meet the following conditions in addition to Engineering Department conditions related to grading and erosion control contained in this report: CONDITIONS: ♦ Prior to issuance of building permit, the applicant shall obtain geo- technical approval of the cuts and foundation for each unit from the Building Division. ♦ Prior to issuance of site permit, the applicant shall revise the landscape plan and incorporate re- planting specifications for all areas not covered by structures or impervious surfaces consistent in accordance with Section 18.745.060, Re Vegetation. ♦ Prior to final occupancy, the applicant shall replant all areas not covered by structures or impervious surfaces in accordance with Section 18.745.060, Re- Vegetation. SIGNS: CHAPTER 18.780 This chapter provides provisions for signs. The applicant has indicated that no signs have been proposed with this development. In any event, if signs are proposed in the future, a sign permit will be required and may be obtained from the City Development Services Department. FINDING: Because signs will be reviewed if desired through a separate permit application, this standard has been satisfied. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 25 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES v TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a letter from a certified arborist, Walter H. Knapp, dated November 27, 2000. Mr. Knapp's letter confirms that there are no trees on the existing site which would require mitigation. There are three existing trees including two trees under 12 inches in diameter and one apple which is 14 inches in diameter but is decayed. FINDING: This standard is met, as no trees are being removed which require mitigation. VISUAL CLEARANCE AREAS: SECTION 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Non - arterial streets: Section 18.790.040.B.1. Non - arterial streets 24 feet or more in width. At all intersections of two non - arterial streets, a non - arterial street and a driveway, and a non - arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right -of -way or property lines along such lots and a straight line joining the right -of -way or property line at points which are 30 feet distance from the intersection of the right -of -way line and measured along such lines. See Figure 18.795.1: FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS y{vee fi-,,,,,,Fe. -Ki of Accc r�^ y0' 30 C'2ig� }ot 'xt' .6 ‘ 'reek W �Y �{,-ec,} Kraft Place is a local street, non - arterial, which will be improved to 24 feet in width. In accordance with Section 18.795.B, Non - arterial streets, a 30 foot visual clearance triangle on each side of the centerline of the access is required as shown in Figure 18.795.1. The applicant has shown 30 -foot visual clearance triangles on each side of the centerline of the access and egress along Kraft Place as required to establish the area of visual clearance. The applicant has proposed three street trees in the area of visual clearance. As long as these trees have branches trimmed and maintained between 3 feet and 8 feet, they are allowable in the visual clearance triangle. FINDING: This standard is met. E. ADDITIONAL PLANNED DEVELOPMENT REVIEW CRITERIA FROM SECTION 18.350.100... a. Relationship to the natural and physical environment: PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 26 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 — KRAFT PLACE TOWNHOMES • (1) 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; - There is adequate distance between on -site buildings, however, buildings are clustered tightly on the site. As there are only three (3) existing trees on this site, and none require mitigation, the criteria regarding "located to preserve the existing trees" is not applicable for this site. The existing site slopes toward the north at about a 7% slope with slopes greater than 25% located parallel to Barrows Road and about 30 feet into the site. Given the constraints of the site due to steep slopes, and access, the buildings have been arranged to minimize impacts to the topography and the natural drainage course. The site is proposed to be re- graded and retaining walls added along at the back of three of the four building along Barrows Road, however, the grading is necessary to allow enough buildable area to meet the minimum density requirements with three -story buildings. (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; The applicant has stated in the narrative application that all construction activities are outside of the area that may potentially be subject to ground slumping or sliding. Staff finds that the proposed buildings are located partially in the area of steep slopes. The applicant has not submitted a geo- technical report to address the impacts of the proposed construction on steep slopes, or to substantiate that there is no potential ground slumping or sliding. (3) 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; Setback requirements are addressed under Chapter 18.510 in this report. The site is buffered on three sides, to the south, west, north and the majority of the east side, by public streets and /or open space Tracts. The only abutting property is Lot 1 of Scholl's Meadows which has an existing single - family residence. The buffering proposed to Lot 1 exceeds the required buffer as discussed under Chapter 18.745, Landscaping and Screening in this report. Buildings No. 1, 2 and 3, and are oriented north -south so that all units get partial south exposure. Building No. 4 has two units and is oriented east -west with direct south exposure to the front of the buildings. Buildings are separated by 25 feet or more except in the one condition between unit 6 of Building No. 2 and unit 7 of Building 7 where there will be a minimum of ten (10) feet between the sides of the buildings. Therefore, adequate light, and air circulation is provided between buildings, on -site and off -site. The development has been preliminarily reviewed for compliance with Fire and Life Safety Standards. Fire flow calculations, fire hydrant locations and related standards will be reviewed again during the Building Permit Plan Check Review. See comments contained in this report by the Building Division and the Tualatin Valley Fire and Rescue. (4) The structures shall be oriented with consideration for the sun and wind directions, where possible; and On -site buildings are arranged with six (6) units per buildings for Buildings No. 1 and 2, and seven (7) units in Building No. 3, and are oriented north -south so that units get partial south exposure. Building No. 4 has two units and is oriented east -west with direct south exposure to the front of the buildings. The existing residence to the south of the site, Lot 1 of Scholl's Meadows, will provide southwesterly winds. Buildings No. 2 and 3 back to the northwesterly winds. Building No. 1 is protected from northwesterly winds by Buildings No. 2 and 3. Building No. 4 is reasonably protected from southwesterly winds by Building No.3. There may be some need for a wind break from southwesterly winds through the center of the site, along the private street, therefore, Staff recommends additional landscaping along the southern property line to create sufficient wind break through the center of the site. (5) Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. .ee Removal is adequately addressed under Chapter 18.790 in this report. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 27 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES FINDING: Given site constraints, the buildings are oriented reasonably for tree preservation, adequate light and sun exposure, and adequate sun and wind directions. This standard is met. b. Buffering, screening and compatibility between adjoining uses: (1) Buffering shall be provided between different types of land uses, e.g., between single - family and multi- family residential, and residential and commercial uses; (2) In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; c The size of the ) b needs in terms Re is needed; d The required density of the buffering; and e Whether the viewer is stationary or mobile. (3) On -site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: a What needs to be screened; b The direction from which it is needed; and c Whether the screening needs to be year- round. Buffering and screening is addressed under Chapter 18.745, and Section F, the Washington County Bull Mountain Community Plan in this report. FINDING: This standard is not met. In order to meet this standard, the applicant shall meet tl• conditions as listed under Chapter 18.745 and Section F, the Washington County Bu.. Mountain Community Plan in this report: c. Privacy and noise: Non - residential structures which abut exist res dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criterion is inapplicable as the project is a residential project. d. Private outdoor area -- multi - family use: This criterion is inapplicable as no multi - family use is proposed on this site. e. Shared outdoor recreation areas -- multi - family use: This criterion is inapplicable as no multi - family use is proposed on this site. f. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; (1) The 'number of allowed access points for a development shall be provided in Chapter 18.705. (2) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (3) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 28 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES The design of the proposed street improvements has been reviewed by the Engineering Department and the Fire District. The Fire District has submitted comments requiring incorporation of a rolled curb at the walkway along the internal private street. The Engineering Department reviewed street improvement requirements in detail under Section 18.810 in this report. Conditions of Approval are recommended to ensure compliance with the applicable street improvements standards. The City's adopted Park and Trail Master Plan does not currently designate a bicycle and /or pedestrian trail through this site. The Planning Commission has determined that to reduce conflicts and enhance the functionality of the project, units 7 -13 should be provided with a minimum of 11 feet between the face of the garages and the near edge of the 5 -foot sidewalk. This additional space will allow for automobiles to park in front of garages without creating obstacles to circulation on the site. Planned Development standards allow for flexibility in the provision of parking to serve the proposed development. FINDING: This criteria is not fully met. In order to meet this criteria, the applicant shall meet all following condition: CONDITIONS: . Prior to issuance of site permit, the applicant shall obtain final approval on the access and circulation from the Fire District and the Engineering Department including incorporation of the rolled curbs for fire truck access. . The applicant shall revise the plans for the development to show the following elements: (A.) A 5 -foot sidewalk with rolled curbing along the western edge of the private street in Tract A. (B.) Buildings on Lots 7 -13 shall be provided with garages that are setback a minimum of 16'/2 feet from the near edge of the sidewalk. (C.) All signs which regulate parking on the development site shall indicate that parking requirements are enforced by the Homeowners Association for the development. In reconfiguring the site to address this requirement, the applicant will need to ensure that the plan continues to comply with the 15 -foot rear -yard setback and the 80% maximum lot coverage requirement, as well as other applicable code requirements. g. Landscaping and open space: (1) Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; (2) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (3) Industrial Development: A minimum of 15 percent of the site shall be landscaped; Subsection 1 is found to be applicable and has been addressed in Section18.510.040.B in this report. Subsections 2 and 3 of this standard are not found to be applicable because the applicant has proposed a residential development. h. Public transit: (1) 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. (2) he required facilities shall be limited to such facilities as: a A waiting shelter; b A rn -out area for loading a unloading; and c Hard tu surface paths connecting n t u n n e l he development to the waiting area. There is no Tri -Met bus line along Barrows Road, and no comments were received from Tri -Met. Therefore, this criteria is not applicable. NDING: This criteria is not applicable. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 29 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES • i. Signs: (1) In addition to the provisions of Chapter 18.780, Signs: • (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; The applicant has not proposed any signs with this development. j. Parking: (1) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; (2) Up to 50% of required off - street parking spaces for single- family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single - family lot contains one off - street parking space. Parking standards are addressed under Chapter 18.765 in this report. k. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Drainage standards are addressed under Section 18.810 in this report. I. Floodplain dedication: Where landfill and /or development is allowed within or adjacent to the 100 -year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian /bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This standard is not applicable as there is no floodplain contained within or adjacent to this site. FINDING: This standard is not applicable to this site. F. WASHINGTON COUNTY BULL MOUNTAIN COMMUNITY PLAN This area is within the City of Tigard's Urban Services Area. In 1997 the City of Tigard and Washington County entered into an agreement that Tigard would review all applications for development within the Urban Services Area. Washington County adopted the City's Development Code in this area and an Urban Planning Agreement was entered into. This Agreement indicated that the City would continue to review projects in "areas of special concern" as defined in the Bull Mountain Community Plan (May 12, 1997 Urban Services Intergovernmental Agreement). Staff has required the developer to comply with the intent of Bull Mountain Community Plan. This is reviewed below. The site is not in a designated Significant Natural Resource Area. However, the site is in Area of Special Concern 4, and within District B. As the quarry to the north is not active and is to be redeveloped, Washington County does not require noise mitigation. Washington County Staff commented on this project stating that they will not be submitting any requirements /conditions. Further, the comments state that "the project site is within the Urban Service Area, for which Tigard has been granted development/road access authority via inter - governmental agreement. Northwest Lowland This subarea includes the predominantly undeveloped northwest corner of the Planning Area. Design Elements: 1. This entire subarea is Area of Special Concern 4 as noted on the Community Plan Map. All development within this subarea shall include provisions for adequate pedestrian land vehicle access to Scholls Ferry Road and pedestrian improvements along Schc Ferry Road. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 30 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES These improvements shall include a pedestrian path along Scholls Ferry Road and an attractively designed transit stop and pedestrian shelter. A safe walkway will be required across Scholls Ferry Road at the Old Scholls Ferry Road intersection to connect the subarea with a neighborhood commercial center planned on the northeast corner of that intersection. Development within this Area of Special Concern shall include natural or landscaped buffers where it borders lower density residential uses. Buffers intended to minimize noise shall be planned between development in the Area and the activities generated by Progress Quarry just north of Scholls Ferry Road. Development shall also present a visually appealing view from Scholls Ferry Road. This includes a minimum of signage, building heights which generally follow the topography, preservation of natural vegetation and landscaping along the road. There is a natural buffer, Open Space Tract "R" of Hillshire Creek Estates No. 3, provided between this project and the lower density residential use to the east (Hillshire Creek Estates No. 3) which is zoned R -12. Pedestrian access is provided from this project to Barrows Road via the existing sidewalk on Menlor Lane. Another possible future pedestrian access may be located at the northeastern portion of the site from the terminus of Kraft Place to Barrows Road. However, this area of land which has a public easement on it, is under the ownership of Sierra Pacific Development, rather than the owner of the subject land -use application. It is recommended, however, that the applicant work with Sierra Pacific Development to provide a pedestrian path between the Kraft Place Townhomes and Hillshire Estates No. 3 to the east. FINDING: Based on the criteria above, Staff finds that the standards of the 1984 Bull Mountain Community Plan are not met. In order to meet these criteria, the applicant shall meet the following conditions: CONDITIONS: A Homeowner's Association shall be formed to maintain all of the Open Space Tracts on this site, and the vegetative buffers on the site. The applicant shall submit legal evidence of the formation of the Homeowner's Association. The applicant shall provide Conditions, Covenants and Restrictions (CC &Rs) for review and approval by the Planning Division and the Engineering Department. The CC &Rs shall specify the maintenance provisions of the Open Space Tracts, and the vegetative buffers. Noise reduction measures along Barrows Road shall be provided in the form of a vegetative buffer in the proposed setbacks. The vegetative buffer shall meet the requirements of the Buffer and Screening Standard C in Table 18.745.1 and Table 18.745.2. The applicant shall revise the landscape plan to include the dimensioning of the vegetative buffer width and buffer landscaping to Standard C. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above which is attached as Exhibit C. However, the applicant's statement has some factual errors in it. There is no bike lane on Barrows Road at this location. The applicant will not be required to dedicate 10,000 square feet of public common open space as stated, but is required to place open space as part of this planned development in an Open Space Tract and maintain the open space via a Homeowner's Association as conditioned in this report under Section F. In addition, the applicant has proposed to provide an open space easement the rear yards of dwelling units 6 -14. FINDING: This standard is met. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 31 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared by Mr. David Larson for the A -Boy Expansion /Dolan /Resolution 95 -61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $213. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIE . assessment in Tigard. This leaves 68% unmitigated. The actual cost of system improvements per trip enerated by new development on the Tigard street system can be determined by the following equation arson, Mackenzie Engineering, Dolan Findings, June 1995): 213 divided by q .32 equals $665.6 ($213 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance effective July 1, 2000). According to the ITE manual figures and the TIF ordinance, an attached residential unit (under the category Residential Condominium) generates 5.86 average weekday trips per dwelling unit per day. As there are twenty -one (21) units, 123.06 trips are generated per day for this site. Less mitigated costs The applicant is required to improve Kraft Place to a full 24 foot width; this will require asphalt paving to match the existing private street for a strip of roughly 135 lineal feet (x 5 feet in width). The City Engineer estimates the cost of the improvements at $50 per lineal feet or a value of $6,750. Estimate of Unmitigated Impacts. Full Impact $123.06 x 665.6= .. $81,908 Less TIF Assessment $123.06 x $213= ... $26,211 Less mitigated costs $135 x 50= $ 6,750 Estimate of Unmitigated Impacts $48,947 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. PUBLIC FACILITY CONCERNS: H. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights -of -Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50 -foot right -of -way width and 24 to 32 -foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Barrows Road, an arterial, and SW Menlor Lane, a minor collector. Both roadways have sufficient right -of -way (ROW) and were previously improved as a part of the Hillshire Creek Estates No. 3 project. This project will need to plant street trees behind the existing sidewalk. This site will be served from an existing private street, SW Kraft Place. The private street issues will be discussed in a later section. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 32 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES ' Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul -de -sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul -de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. This project is a true in -fill project, necessitating the access from the dead -end private street. Staff supports the street layout of the project. Cul -de -sacs: 18.810.030.K states that a cul -de -sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de -sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul -de -sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de -sac. • If a cul -de -sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The access into this site is via SW Kraft Place, a private street. Therefore, this section does not apply. There is a hammerhead turnaround at the eastern end of the private street that will meet Uniform Fire Code (UFC) standards. Street Alignment and Connections: Section 18.810.030(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 was stated above, this infill project is not capable of extending any street beyond the confines of the site. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The new private street into the development meets the grade requirements of a street. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall 2parate residential access and through traffic, or if separation is not feasible, the design hall minimize the traffic conflicts. The design shall include any of the following: PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 33 OF 39 SUB2000 -00007/PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES . A parallel access street along the arterial or major collector; . Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; . Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or . Other treatment suitable to meet the objectives of this subsection; . If a lot has access to two streets with different classifications, primary access should be from the lower classification street. All lots in this development will be accessed via the new private street. There will be no direct access from any lot onto either SW Barrows Road or SW Menlor Lane. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi - family residential developments. SW Kraft Place is an existing private street that serves five parcels, including four new lots in Hillshire Creek Estates No. 3. This development will be a common wall development (townhomes). The City Council supports the use of private streets within this type of development in excess of six lots. Since this development is also a planned development, and since the street leading up to the development is already a private street, Staff will support the additional lots to be served by private streets. This minimum width of a private street serving this number of lots is 24 feet curb -to -curb. SW Kraft Place is not fully improved to 24 feet. The applicant's plan indicates they will make the necessary improvements to ensure a 24 -foot width. The new private street off SW Kraft Place is proposed to have a 15 -foot wide driving surface with a 5 -foot "sidewalk" immediately adjacent to the driving surface. The street will have an inverted crown, so no drainage curbs are proposed. Because of the narrow driving lane width, the applicant is proposing that the private street be a "One -Way" designation. TDC 18.705 provides the standards for residential access. In rowhouse developments, with units exceeding six in number, Staff appliE Table 18.705.2, which is the multi - family access standard. For private streets serving between 3 an... 19 units, the minimum pavement width must be 15 feet, if one -way. Curbs and a 5 -foot walkway are required. The applicant's driving surface width will meet this standard, but Staff is concerned that they are placing pedestrians dangerously close to vehicle traffic. Hence, the requirement for curbs AND a walkway. Staff recommends the applicant revise their design to place curb at the edges of their driving lane and place the sidewalk behind the curb so there is a barrier between pedestrians and vehicles. Neither SW Kraft Place or the new private street are wide enough to allow for parking on either side of the street. The applicant shall place "No Parking" signs on both sides of SW Kraft Place and the new private street. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC &R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC &R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: . Where street location is precluded by natural topography, wetlands or other bodies water or, pre - existing development or; PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 34 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. For non - residential blocks in which internal public circulation provides equivalent access. The block design in this area was established by previous subdivision developments to the east, Hillshire Creek Estates No. 3, and to the west, Scholl's Meadows No. 2. There is roughly 1,100 feet of right -of -way between Menlor Lane, to the south of the site, and Horizon Boulevard to the north of the site, however, the distance from Horizon Boulevard to Menlor Lane exceeds this standard. In the land use decision for Hillshires Creek Estates No. 3 (Washington Co. Casefile No. 96- 257 -S /D ® /DHA), it was acknowledged that the 600 foot (Washington Co) block standards could not be met due to the topographic constraints and natural features of the site; and that only a pedestrian /bicycle pathway was intended from the terminus of Kraft Place to Barrows Road. Similarly, the steep slopes on the subject site and the location of the natural feature abutting to the east (Tract "R" in Hillshire Creek Estates No. 3) preclude the location of vehicular access extensions. In addition, the Washington County street spacinc standards of 100 feet can not be met if Kraft Place were extended onto Barrows Road at the norri end of the site, nor would a road crossing be desirable over Tract "R" of the Hillshires Creek Estates. Therefore, Staff concludes that due to the topographic constraints on the site, natural features adjacent to the site, and Washington County street spacing standards, this standard can not be met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right -of -ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. This was addressed on Page 30 and the applicant has no control over an adjacent easement by Sierra Pacific Development. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel Is less than 1.5 times the minimum lot size of the applicable zoning district. All lots are less than 1.5 times the minimum lot size. As this is a planned development, lot dimensional standards, including lot size, lot depth, and lot width do not apply. Therefore, this criterion does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15 -foot frontage or a minimum 15 -foot wide recorded access easement. In cases where the lot is for an attached single - family dwelling unit, the frontage shall be at least 15 feet. As this project is proposed as part of a planned development, the frontage width requirements of this Section are not applicable. The majority of lots have 19 feet of frontage or more. Lot 14 has eleven feet of frontage which is the worse case condition on the site for frontage. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Sidewalks are not recuired on private streets, and there are already public sidewalks on both SW Barrows Road and SW Menlor Lane. The applicant proposes to construct a sidewalk on one side of the new private street. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the -, rovisions set forth in Design and Construction Standards for Sanitary and Surface Water .anagement (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 35 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES • Over - sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line located in SW Kraft Place. Since this parcel lies within the Urban Service Boundary (USB), USA continues to have jurisdiction over the public sewer line in this area. Therefore, the applicant will be required to obtain a permit from USA before extending the additional public sewer line into this site. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no undeveloped areas upstream of this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adoptf the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendatio,. that local governments institute a stormwater detention /effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25 -year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant will be required to coordinate with USA with regard to the storm drainage design for this site. Onsite detention may be necessary. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 1 states that developments adjoining proposed bikeways identified on the City's adopted pedestrian /bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right -of -way. There are also no existing bikeways along Barrows Road at this location. There are no pedestrian /bikeway extensions identified on the City's adopted pedestrian /bikeway plan, therefore no bikeway extension is required. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. This criterion is not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two -way bikeways separa' from the road is eight feet. This criterion is not applicable. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 36 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES • Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, - communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under - Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in -lieu of under - grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under - grounding the utilities outweighs the benefit of under - grounding in conjunction with the development. The determination shall be on a case -by -case basis. The most common, but not the only, such situation is a short frontage development for which under - grounding would result in the placement of additional poles, rather than the removal of above - ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right -of -way from the applicant's property shall pay a fee in -lieu of under - grounding. There are no overhead utility lines adjacent to this site. ADDITIONAL CITY AND /OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site lies within the City's water service area. There is a public main line located in SW Kraft Place. The applicant's plan proposes the extension of a new main line in the proposed private street. The water line design shall be reviewed and approved by the Engineering and Public Works Departments prior to construction. 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. 00 -7) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to 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 modify an existing bioswale located immediately east of this site that was built as a part of the Hillshire Creek Estates No. 3 project. The applicant's engineer has determined that if they were to lengthen the swale approximately 3 feet, and install additional plantings along the length of the swale, it could accommodate the additional stormwater runoff from this development. The applicant will need to submit a formal design to USA for their review and approval prior to construction. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount - f sediment and other pollutants reaching the public storm and surface water system suiting 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. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 37 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES This project will involve limited cut and fill. A geo- technical report was not made available for Staffs review, so Staff is not able to make findings as to the suitability of the site for this development.. As with all projects that involve cut and fill, the applicant will also be required to provide a geo - technical 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. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20 %, as well as lots that will have natural slopes in excess of 20 %. This information will be necessary in determining if special grading inspections and /or permits will be necessary when the lots develop. The applicant will also be required to hire their geo - technical engineer to be on the site as the cuts and fills are being constructed. The geo - technical engineer must also provide a final written report at the end of the project that certifies that the grading work was completed per their report and in accordance with the approved plans. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $630.00 (21 lots X $30 /address = $630.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City. - global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. SECTION VIII. OTHER STAFF COMMENTS this proposal and provided the following Tigard Building Division has reviewed p p p g comments: g g 1. Fire hydrants and access to be approved by Tualatin Valley Fire & Rescue. • 2. Rowhouse construction. The City of Tigard Operations Utility Manager has reviewed the proposal and indicated that the developer must receive approval of the water system prior to construction from Tigard Public Works and Tigard Engineering Department.. In addition, we have a few basic questions: • Will there be a separate irrigation service for the development? • Is there going to be a fire sprinkler system for the townhomes? The City of Tigard Property Manager, the Tigard Police Department, and the City of Tigard Long - Range Planning Division have reviewed the proposal and indicated that they have no objections to the proposal. The City of Tigard City Forester has reviewed the proposal and has provided comments which are attached to this report as Exhibit A. PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 38 OF 39 SUB2000-00007 /PDR2000- 00005 /SLR2000 -00012 - KRAFT PLACE TOWNHOMES . SECTION IX. AGENCY COMMENTS - The Tualatin Valley Fire and Rescue Department has reviewed the proposal and required a rolled -type curb at the walkway for fire truck access. The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered comments which have been incorporated into Section 18.810 of this report. The Oregon Division of State Lands has reviewed the proposal and has no objections to. Washington County has reviewed this application but will not be submitting any requirements /conditions as the project site is within the Urban Services Area, for which Tigard has been granted development/road access authority via inter - governmental agreement. The Beaverton School District #48 has reviewed the proposal and has indicated that the District is concerned with the safety of its students as they travel to and from school, whether as pedestrians or by vehicular transportation. The District has evaluated the development application from a safety and transportation standpoint and has the following comment: 1. The District recommends that the developer provide safe and continuous pedestrian access throughout this subdivision by the installation of sidewalks. The City of Beaverton /Development Services, Oregon Department of Environmental Quality, Oregon Department of Fish and Wildlife, Oregon Department of Transportation /Region 1, Portland General Electric, Northwest Natural Gas, Tigard /Tualatin School District, ICI Cable, Verizon, and Tri -met were notified, but no comments were submitted. IT IS FURTHER ORDERED THAT THE APPLICANT AND THE PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: This 2 day of April, 2001 by the Planning Commission of the City of Tigard, Oregon. Nick ilson, Presiden City of. Tigard Planning Commission is \cu rp l n \k a re n \sub \SUB 00 -7 fo. d oc PLANNING COMMISSION FINAL ORDER NO. 2001 -01 PC PAGE 39 OF 39 SUB2000- 00007 /PDR2000- 00005 /SLR2000 -00012 — KRAFT PLACE TOWNHOMES • MEMORANDUM , '�'�• CITY 4 0 7;, D TO: Karen Perl Fox „all. 671 1j FROM: Matt Stine, City Forester RE: Kraft Place Townhomes DATE: February 12, 2001 Karen, As you requested I have provided some additional comments on the "Kraft Place Townhomes" project. If you have any questions or concerns regarding my comments please contact me anytime. On the most recent plans that I have reviewed, dated January 31, 2001, the complete list of selected plant material is included. I have concerns regarding the tree selection. As indicated in my initial comments on this project I would like to see more diversity of tree species be planted on this site. Ideally the landscape plan would show a diversity of chosen species for the entire site broken down as follows: No more than 30% of one Family No more than 20% of one Genus No more than 10% of one Species I feel that choosing native species appropriately is very important. I like the Douglas fir (Pseudotsuga meziesii), Oregon grape (Mahonia aquifolium), and other native species chosen. Although native species of plants would not be the ideal choice for the entire site I like the fact that some native material is included in the overall plan. If you have any further questions or concerns please let me know at extension 423. Thank you. Sincerely, Matt Stine City Forester EXHIBIT A 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • G, 1.4:31 5035958705 ADAPT EIIGR PAGE 01/02 • GeoPacific Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 Portland, Oregon 97224 Tel (503) 598 -8445 - Fax (503) 598 -8705 February 1. 2000 Job No, 00 -4904 Dolphin Development 9565 SW 155 Ave. Beaverton. OR 97007 Fax(503)579-0771 RE: SENSITIVE LANDS REVIEW UNDER TMC 18.775.070.0 KRAFT PLACE SUBDIVISION CITY OF TIGARD, OREGON This letter presents the results of our geotechnical review of the northern end of the Kraft Place Rowhouse development designated as Sensitive Lands as defined under City of Tigard TMC. 18/75.070_C_ The scope of our review included: (1) a reconnaissance inspection of the site, (2) . review of City of Tigard, Chapter 18.775 Sensitive Lands TMC. and (3) review of the site building layout and grading plans. The northern boundary of the site meets the sensitive lands definition due to ground sloping greater than 25 %. SITE CONDITIONS The slope greater than 25 percent on the northern boundary of the site is a 2H:1V cut slope approximately 10 to 15 feet in height that was created when Barrows Road was widened_ The slope is now vegetated and shows little signs of erosion and no signs of creep or sloughing. The soils within the slope consist of stiff, flood deposited brown silt that is common in the Portland region below 400 feet elevation. The majority of the site is less than 10 percent grade. The entire site is approximately 1.1 acres in size, triangular in shape, and has an existing house located near the centroid of this triangle close to Kraft Place (vicinity of proposed units 16 -20). We understand that the existing house is to be demolished. Few trees are located on the site and consist of relatively small, landscape trees surrounding the house. PROPOSED DEVELOPMENT Four buildings and a total of twenty-one rowhouse units are proposed on the site. A small private drive loop road connects to Kraft Road. The units that are near the northern slope include Units 5 through 15. We understand that the rowhouses will be wood - framed structures with concrete slabs -on grade. Only minor cutting and filling (less than 3 feet) is proposed to contour the site to the building and private street elevations. CONCLUSIONS CITY OF TIGARD SENSITIVE LANDS TMC 18.775.070.0 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use_ Based on our review of the grading plan, cuts and fills will be restricted to less than 3 feet. Most of the fill will be along the top of the northern slope and most of the cut in the street. This is considered minor grading and does not extend over areas steeper than about 10 percent. with the exception of the retained baddill beneath the buildings In our opinion. the proposed grading meets the first Page 1 EXHIBIT B • 01/31/2001 14:31 5035908705 • ADAPT EfJGP. i' A'� 02/1 GeoPacific Engineering, Inc. Job No. 00 -7166 Kraft Place requirement in that the earthwork is not to an extent greater than required for the proposed development.. 2. The proposed landfonn alteration or development will not result in erosion. stream sedimentation, ground instability, or other adverse on -site and oft` site effects or hazards to life or property. In our opinion. the proposed development as planned will not result in adverse erosion, stream sedimentation, ground instability. or other hazards to life or property beyond those posed to the average homesite adjoining a competent 21-4:1V slope. Roof and perimeter drains will be connected to the street: and. therefore, post development runoff should be less than the existing predevelopment condition. Runoff from the proposed fill areas will be minimal, since most of the fill will consist of landscaped yards, and building backfill. Existing vegetation on northern slope will not be disturbed more than a few feet beyond the proposed buildings. For adequate soil bearing conditions, building footing -to -slope setbacks should be a minimum of 4 feet horizontal requiring about 5 feet of vertical excavation into the cut slope on the back of units 6 through 14. Units 6 through 14 will have B- to 12- foot tall retaining walls located in the middle of the cut slope. These walls should not adversely surcharge the slope, provided the footings are embedded sufficiently deep and reviewed by a Soil Engineer, prior to pouring concrete. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundations and craw( space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability: compressible%rganic; and shallow depth to bedrock. Foundations for the proposed townhomes, which extend over the slope, will utilize stepper' foundations to minimize alteration of the cut slope. Stepped footings conform to Chapter 4 of t Oregon Council of American Building Officials (CABO) One and Two Family Dwelling Code should bb achieving a four -toot horizontal, minimum footing -slope setback on the rear of the building. Based on review of the site. shallow rock, wet/high water table, high shrink -swell soils, and compressible /organic soils (other than the shallow topsoil layer) are not present at the site: and therefore, do not pose a hazard. 4. Where natural vegetation has been removed duo to landform alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The vast majority of the fill to be placed will be constructed in between buildings, in rear yards. and on ground sloping les than 10 percent and not on the area defined as sensitive lands. Replanting will not be necessary Sincerely. • GeoPacific Engineering, Inc. James D. Imbrie, P.E.. C.E.G. Principal Geotochnicol Engineer Cc: Mark Dane Page 2 Impact Study: Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of 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 a requirement for public right -of- way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development Section 18.390.050 states that when a condition of approval requires the 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. Transportation System Response: Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.2 states that the minimum vehicular access and egress for 20-49 dwelling units shall be one, 15 -foot paved driveway within a 30 -foot -wide accessway, with at least one 5 -foot sidewalk, if the driveway is proposed to be one -way. The applicant is proposing a 20 -foot wide with a 15 -foot asphalt driving surface, and a 5-foot pedestrian surface within a 21 -foot tract. The applicant is therefore requesting an adjustment from the 30 -feet right -of -way requirement down to 21 -feet. This will still permit the street to function, provide pedestrian access, and also permit fire access through the site. There will be one ingress, and one egress onto Kraft Place. No egress onto Mentor Way of Barrow Road is proposed though fire protection is available from both these • streets, in addition to Kraft Way, and the proposed private Street : Tract "A ". Please also noted that the existing street surface in Kraft Way will be widened to the full 24 -feet adjacent to the properties frontage to match the Cities requirements in this matter. Bikeways Response: Barrows Road is fully improved and include a bike lane. Menlor Drive is fully improved, and permits bicycle access. Kraft Place will be fully improved upon development of this site. Public sidewalks front all three streets, and private pathway will run alongside the internal private street. This will permit full access for pedestrian and other non - vehicular traffic such as skateboards, and inline skates to be utilized for commuting in addition to the more traditional bicycles. 'Drainage System Response: In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater EXHIBIT C Kraft Place Townhomes detention /effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25 -year event. The applicant understands that the City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's has identified on the Storm Drainage Plan that a redesign of the existing water quality swale will be adequate to handle volume detention. Treatment will occur in the adjacent water quality facility. The preliminary plan and calculations submitted in this application by the applicant indicate there is ample space in the Phase 3 to develop detention. Since all of the storm drainage lines for this development will not be conveying storm water from a public ROW, but will be from individual lots the storm drainage system will be considered a public system. Storm Water Quality According to the City Engineer 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 must 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 must be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. As part of this preliminary approval process the applicant has submitted plans and calculations for retrofitting a water quality facility that will meet the intent of the USA Design Standards, utilizing the existing water quality swale constructed in Phase 3 of Hillshire Estates . Upon preliminary approval, the applicant shall submit a maintenance plan for the facility that will be reviewed and approved by the City prior to construction. As was stated previously, the applicant proposes to treat the water in an onsite ( Phase 3 ) vegetated swale. Storm Water Detention The applicant will be seeking to oversize the existing water quality swale located in Phase 3 of Hillshire Estates to accommodate the 2 and 25 year storms. This is proposed since it is anticipated that the existing facility was designed to accommodate the proposed development site in a developed state. The regulatory Ordinances have changed since the Hillshire project was approved. However following conversations with staff at both the City of Tigard and USA the applicant believes this is the most suitable, and effective solution. Detention may actually not be necessary, as the applicant anticipates that the existing perennial stream has been accommodated by improvements along Barrows Road by previous developments making detention unnecessary. This may be confirmed by a downstream study to be conducted by the applicant through this process. Parks System Response: the applicant is proposing to dedicate roughly 10,000 SF at public common open space. IN addition the rear yards of lots 6 — 14 will have a open space easement to permit the Home Owners Association to maintain a common green space along Barrows Road. This will assist in the connection of the existing open space to the east and west of the proposed development. This connection to the existing parks system will aid in the growth of a greenbelt along the south side of Barrows Road. • • Water System Response: This site lies within the City of Tigard's Water District service The proposed water system for this project will need to be reviewed and approved by TWD prior to construction. The applicant is intending on constructing a loop system through Tract 'A' for a looped 61ine. To Kraft Place There will be a dead end line for the most easterly portion of the private street . Sewer System Response: There is an existing public sanitary sewer line located in SW Kraft Place can serve this site. The Composite Utility Plan indicates that a new 8 -inch public sewer line will be extended into the private street ( Tract A) to serve the 21 lots to be constructed. Said sewer continues through the existing easement along the south line of the property out to Barrows Road Noise Impacts Response: The applicant is aware that the proposed development is adjacent to Barrows Road. AS such the insulation, and glazing will have to accommodate the additional traffic associated with a Minor Arterial Street. However this proposal is not unusual. Similar townhouse developments have recently been constructed just east of the project. In addition there is also some vertical separation from the proposed living areas which will be some 20 -feet higher that the street, and therefore separated from the heaviest noise. The quarry on the north side of the street is no longer active , and as such is not an issue in this case. Right -of -way Dedication Response: The applicant will be dedicating along the north right -of -way of Kraft place at the east end of the private street. This will permit the full development of said private street. No further dedication of Menlor Drive or Barrows Drive is proposed or anticipated. I ° P CITY OF TIGARD Community Development Shaping A Better Community MEMORANDUM CITY OF TIGARD TO: Tigard Planning Commission FROM: Kevin Young, Associate Planner DATE: March 26, 2001 SUBJECT: April 2, 2001 Planning Commission Public Hearing — Kraft Place Townhomes Addendum to Kraft Place Staff Report (SUB 2000 - 00007) (PDR 2000- 00005)(SLR 2000- 00012) At the March 5, 2001 Planning Commission hearing regarding the Kraft Place Townhomes application, it came to light that the proposed project may not comply with the standards of Table 18.810.1. Table 18.810.1 states that the required roadway width for a through street or cul -de -sac with less than 200 average daily vehicle trips (ADT) is 24 feet. The table states that the required width for through streets or culs -de -sac with 200 -500 ADT is 28 feet. The proposed paved width for Kraft Place, a private street that is proposed to serve the development, is 24 feet. The development proposal would increase the number of dwelling units which take access from Kraft Place from 5 to 26. Citing the 10 ADT per residence figure which is commonly ascribed to residential development, staff indicated concern that the additional dwelling units would create a number of average daily trips in excess of the 200 ADT threshold which allows a 24 -foot street width. In light of this development, the Planning Commission decided to continue the hearing until April 2nd to allow the applicant time to respond to this concern. The applicant has submitted additional materials to respond to this concern and has also proposed some changes to the proposed plan. A full -sized set of plans and a narrative describing the changes are attached to this memorandum. In brief, the applicant states that the projected ADT for all trips on Kraft Place will be below the 200 ADT threshold, and therefore, a 24 -foot roadway width is acceptable. However, the applicant has decided to widen the portion of Kraft Place along the east edge of the development site by four feet. This will provide a 28- foot width for that portion of the road and will allow for on- street parking on one side of the roadway. In making room for the additional four feet of roadway, the applicant has essentially "pushed" buildings 1 -6 and 16 -20 four feet to the west, towards the intersection of Barrows Road and Menlor Lane. The applicant has also decided to reduce one lot and one dwelling unit from Addendum to Staff Report for Kraft Place Townhomes Page 1 (SUB 2000- 00007)(PDR 2000- 00005)(SLR 2000 - 00012) the project. In place of the lot, an additional three parking spaces would be created, bringing the number of "visitor" parking spaces to six. The applicant has also provided information which demonstrates that the revised plan will comply with density and lot coverage requirements. Staff have analyzed the submitted materials for compliance with code requirements and have prepared the following responses for the Commission's consideration: • The applicant has proposed adding three more visitor parking spaces to the development and shortening the distance between the garages and the sidewalk for Lots 7 -13. Lots 1- 6, 16 -20, and 14 -15 meet their parking requirements on -site. Only one parking space is available per lot for Lots 7 -13 (the garages are not quite deep enough to allow the stacking of two cars). The amount of parking required for Lots 7 -13 is 1.5 spaces per unit, based on the proposed two - bedroom floor plan. The Commission may want to consider designating the six extra parking spaces solely for the use of the seven lots which are underserved. Unfortunately, there are not quite enough to allocate one space per unit. PD standard 18.350.100.B.3.j.2 states "Up to 50% of required off - street parking spaces for single - family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single - family lot contains one off - street parking space." The proposal meets this standard. • The applicant has proposed to widen Kraft Place to a 28 -foot paved width, thereby allowing for parking along one side of the private street. The widening of Kraft Place to 28 feet would allow for approximately five additional parking spaces. • The trip generation figures provided by the applicant are accurate. Based on this analysis, the estimated number of average daily trips generated by development along Kraft Place, with the proposed development of 20 townhouse units, would be 150.64 ADT. This is well below the 200 ADT threshold, which, if exceeded, would require the street to be widened to 28 feet. • The land devoted to the widening of Kraft Place results in a reduction in the maximum allowed density from 21 to 20 dwelling units. The applicant has proposed to reduce the number of dwellings to 20 in compliance with density requirements. • The applicant has submitted information demonstrating that the amount of impervious surface area on each lot will remain below the 80% requirement. • The proposed widening of Kraft Place will result in a slight shift in the location of Lots 1 -6 towards the steeply sloped area to the west along Barrows Road. The buildings on those lots will still comply with all setback requirements, but will be "pushed" further into the steeply sloped area. Staff see no need to alter the findings or conditions from the original staff report in relation to the requirements of Chapter 18.775 (Sensitive Lands), which should still apply. However, the Commission is advised that this change will result in more intensive site work in steeply sloped areas, as well as higher retaining walls and a higher "project profile" as seen from Barrows Road. From a stability standpoint, staff Addendum to Staff Report for Kraft Place Townhomes Page 2 (SUB 2000- 00007)(PDR 2000- 00005)(SLR 2000 - 00012) sees no reason why the buildings can not be constructed to meet the grading and fill standards of Appendix Chapter 33 of the Uniform Building Code (UBC). • If Kraft Place is determined to be a "cul -de- sac," then the requirement that a cul -de -sac should not exceed 200 feet or serve more than 20 dwelling units should be considered. The code defines a cul -de -sac as "The circular turnaround at the end of a dead -end street." Kraft Place does not contain a circular turnaround, but would actually be served by a looped drive, with the approval of the proposed project. It is staffs recommendation that Kraft Place should not be considered a cul -de -sac. • The Planned Development process is designed to provide flexibility in the design of developments. It is within the authority of the Planning Commission to determine that the standards of Table 18.810.1 regarding cul -de -sac length and the allowed number of units served should not be applied in this case. Staff note that it does not appear possible to provide a through street connection for the property in question. In addition to the problem of building a street through a steeply sloped area, County Transportation staff .are not likely to allow another street access to the project on Barrows Road. A looped access to Menlor Lane is precluded by the lack of additional access to Menlor Lane, as well as by the need to provide a safe distance between the intersection of Barrows Road and Menlor Lane and any additional street access to Menlor Lane. Street access to the east is precluded by the presence of existing development and sensitive land areas. Restricting the density allowed on the subject property to 15 units (as limited by the 20 dwelling unit per cul -de -sac rule) would violate the minimum density requirement for the parcel, which is 16 lots. • The City Attorney suggests inserting the following language into the decision, which relates to access: "Access to the new lots shall be from SW Kraft Place, as provided by the easement shown on the plat of Hillshire Creek Estates No. 3, Plat No. 97099519, and subject to all restrictions applicable to that easement." The City Attorney does not feel that the City should make any further presumptions regarding the limitations and benefits conveyed by the easement. The issue may need to be resolved in a court of law, and the City does not wish to be a party to any such legal proceeding. Based on the above analysis, staff recommend approval, subject to the satisfaction of all conditions from the original staff report, with the following revisions to address the changes made in the revised proposal, or to address changes suggested at the March 5th hearing (changes in italics): Condition #5 The applicant's construction plans shall show that they will widen the private street, SW Kraft Place, such that it will have a minimum paved width of 24 feet, with the exception of the area adjacent to the proposed development, which the applicant has proposed to widen to a 28 foot width. Addendum to Staff Report for Kraft Place Townhomes Page 3 (SUB 2000- 00007)(PDR 2000- 00005)(SLR 2000 - 00012) Condition #6 The applicant's construction plans shall show that they will place "No Parking" signs along one side of SW Kraft Place (where'the street is 28 feet wide) and shall place "No Parking" signs along both sides of the new private street serving the development. Condition #21 The applicant shall revise the walkway design on the site plan as follows: 1) Relocate the walkway which is in the middle of the egress to a safe location to provide an efficient walkway system on the site; 2) Align the walkway at the south end of Kraft Place for future connection to the corner of Menlor Lane along Lot 1 in Scholls Meadows, and; 3) Provide a rolled curb along the walkway to provide for fire truck access where required by the Fire District. (The first item was deleted to improve clarity. It was redundant.) Condition #29 The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street (Tract A) will be jointly owned and maintained by the private property owners who abut and take access from it. Condition #30 Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for Tract A and Kraft Place. The CC &R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for Tract A, and shall specify that they shall be willing to bear a proportionate share of the maintenance of Kraft Place. The applicant shall submit a copy of the CC &R's to the Engineering Department (Brian Rager) prior to approval of the final plat. Condition #39 Prior to final occupancy, the applicant shall post permanent no parking signs in a clearly visible location in front of the individual dwelling unit garages that can not accommodate the required exterior parking space depth; posting shall prevent visitors or residents from parking in these short parking spaces including all of the units of Building No. 3 (units 7 -13), and Building No.1 (units 16 and 20). (The original condition included the stipulation that the extra parking spaces on the site be permanently posted for visitor parking only. The Commission may desire to include this requirement, or may determine that residents should be allowed to use these spaces as well) Addendum to Staff Report for Kraft Place Townhomes Page 4 (SUB 2000- 00007)(PDR 2000- 00005)(SLR 2000 - 00012) • \ sy CITY of T ' D • I • / � GEOGRAPHIC INF GRMAT. ',STEM • AA V VICINITY MAP . � ' �� �� i 4 G " URBAN SERVICE AREA" SW STg 0 � J —__ � T -- 1 SUB2000 -00007 1 PDR2000 -00005 i4 , c, � INDS O �i SLR2000 -00012 1 o I —__ I —I _— iyo ON�_C7 I . 1 s ` a 11 � ,,, o� �C W�N,TLN 1 KRAFT PLACE W ago � ZG I TOWNHOMES 1 SIT ii o I I I 1 _ g .' IF E "vJ LU • • - CT I 1 • Lit � 1 SW FERN N ST FERN >,______ , , ■111.; .N 4 '` *:,, O* • V . _ -' 1 m , 1 A WAY � -_ � 1 A ' a - > 2 J 11111 1 1111 I ltim■Li 3-4.1 mi Kim ;m. r ,,,,, is -10 l x J HIRE \ , 1 w o. — � � „ /� lIl s I 7 • U11 �� v 1-Q► 111 1 - ..II sy G c , IQ _ INC m ' 0 200 400 600 Feet ��� 2J IIIIW I A '1 S i- J " = 473 feet ' TREc3— / 1 c> iit frip,„ ' I / City of Tigard u •� _ - J 4 Information on this map is for general location only and - --- — should be verified with the Development Services Division. .__ ______ -_ 13125 SW Hall Blvd �' - Tigard. 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