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SUB1993-00012POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. BFAVERTON 'EVENT 4755 S.W. Griffith Drive * P.O. Box 4753 • iteavezton 0 , 97076 ' (503) 526,2A69 PAX 520S-2536 Cr�go .D Lulle,, Jr. P.E. (11c1.1, Engineering, nc 700 North Hayden Island Dr., Suite 340 Port, amd, Oregon 97;,1,7 Mbuntain Highlands Phase X Dear ago This is a Fire and Life Safety Flan' Roview and 1,2,'.1 based on the 1991 editions of the Uniform Fire" Code "(NFC) and those Mechanical Code ��X�1�� ,specifically �:d�' c code � � 0��') and t�nBfor'�n sections of the ��'.ua..�r�r�n Building ( ) f ,g� the fire department, and other local ordinance 'eandcregulations . Plans for Mountain Highlands and Morning Star Planned Development Pha15e l are acceptable, as r1U),': _.teed, to this office. The following corrections nee0 t':� be d'e Lo Morning Star Planned Develcpment Phase 1 No parking signs shall be placed at' the barrice4ded signs �, �.; r mac, dead end of S.W. Mornin Star Ct. This area will be used turnaround. 3o parking signs shall be posted along both t a g� sed fora tarn posted along �� s.�:��'es of tlae road : Na perking ` signs shall state, "NO PARKINGt', "TOW s : ' ZONE ", ",FIRE LANEH, "ORS 98.810-812°. They shall be posted no closer than 4 feet to the '47°-ound nor higher than 6 feet above the grouid and .onall be placed often enough to be conspicuously seen. UFC 10,20(1) S.W. It was noted on S submitted plans that .W. orning Star Ct. exceeds /5% grade as all owed by the Uniform Fire CC e -lode Where street slopes exceed the maximum ll table, the fire code, through an exception, allows for automatic rinkler yr'ot�ecton to be installed. l� '' , edrking" Smoke Detector ' Stve Livdt p a �trn� � riIn � eptin :p � vii f1° ' ci. , ..+c aces .co i '. �'i `r ,anal`..�:ots Y gee . eeds to a e , , bl in. vidix,f l , e 's' " ing' iv.: on ,and a', gat lace ',£ . c ve. is � rawing" the Ott €�l,�t atx , of arious '661)/e,- tip s e ed re rea e t . ` The .y'. u ge ' th uses 'sh l b subm tted to this Ott . fo . vie { ,end a ! c� et ...: I', ' `r .uc u res .are to be p `a a ere ten ?.ana s ia11 be ubm teed,.. try,.. the city o " T . a ° on:sol `, +g, Dep artrment car . evie ` and a' prove' at' th Lyle , � , submission Lo tat d g` � , � �n be .of &. any f irtherk assistance e . bec. to conta ,1 me at .1.?IS+i- 5O2. r Y Victor Adonri City of Vigard Planning Department , 'ichael Anderson City y o f Tigard Engineering Department STATE OF' OREGON Cour ter of 'Washington bf Tigard depose and sa �...( Pi as Print) being first 'duly sworn /affirriu, on oath That I am a µ. 'a��.,k for The City ,, of Tigard, Oregon. That '` 1 . served NOTICE OF PUBLIC HEARING F CR That I served NOTICE', OP DECISION FOR: City of Tigard Pl anning Director Tigard Pianning :oramissiori Tigard :Hearings Officer Tigaxd City Council Exhibit (Public 14.a.. earing Notice /Notice of Decision) ors } at the h is ( ra ed A co is fi r a s aLtacahed �Iarke attached list marked exhibit Y shown o e '�, �.ba�t eBo �n named . , p d p « the � da of ss sho �.��''s'� , mailed said notice NOTICE OF DECISION as hereto attached, was postedn an appropriate bulletin board e hf ,. ,,r. a r d inthe United StateMail-on the day o �, 19'1 postage prepaid Subsc1ibed and s r n /af f arm to me on the ` day o 19��a: OFFICIAL SEAL YYrt``i DIANE M. J LT ERl S NOTARY r�UBLie -OR :coo 9` COMMlSSICN N0,00897/ i` CO VMMlSSIO XP11-i5$ 5r'T. 'Yr 19D60 N•TARY FUBLL b OREGON Icy Commiss i <, Expires: rr, CITY OF TXGARD Washington, County NOTICE OF rig ORDER -, BY PLANNING CO ISSION Concerning Case Number(s):, SUB 93-0012 PDR 93 0011 /SLR 93 90 93= QQ1:5 _Ctea. Communities Inc. Name of Owner: Cascade ...�ranuna s 1 Name of Applicant: Sane - --- .e.lAtlfl. IP.I�O�M1�MtlFK Addr'es. 700 North ely eY_ Island ltd. City Portland_ tla _ S'tate OR Zip 91217 .,, Address of Property: South fo the southern terminus of SW 132nd Avenue and south of Bench v 'a ', Tax map and Lot No (r3) . LS1,,o� 5`7Q0 ------- Request: A request for approval of the !ollowing' development appl icatio 3: 1) Subdivision preliminary plat /Planned Development, conceptual plan approval to divide an 18.06, acre parcel into 34 lots ranging between 7,670 square feet to 22,746 square feet; �)tSeesitive Lands reew approval of A ;: t 2 x >relim.inary Plans for r g construction of portions of the subject property that exceed 25 per gent g rade; 3) Variancs approval for the following: a) to allow local street grade of as much as 15 percent whereas Code section 18.164.630 (H) requires a maximum local street grade cif 12 percent,; b) to alloW a 40 foot local street right -of- wa • whereas Code s ection 16.164.030 (B) requires a local street right-of-way f -way c f SO feet; c) to allow a 32 foot pavement width for a minor collector street whereas Code section 18 .164.030 (R) requires a 40 foot width for a minor collector street. APPLICABLE APPROVAL CRITERIA: Comprehensive Plan Policies 2.1.1, 3.1.1, 12.1.1; 2 , 7. 2, 3 7.3.10 7.4.4, 7.6.1, 8.1.1, 8.2.1, . .4 , Community Development Code Chapters 18.50, 18 . f10, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.134, 18.144, 18.150, 18.160, and 18.164. Action: Approval as requested Approval with conditions Denial . ►?otice: e published ; newspaper, posted at City fall, �e...,� Note was p b�.ished �n the n,e'cvs a and mailed to: X The applicant and owner(e) X Owners of record within the required distahce X The affected Citizen Involvement Team Facilitator Affected governmental.'agenciee 8. Final Decision: THE DECISION SHALL BE PINAL ON Nateh 250 1994 UNLESS AN APPEAL IS FILED. Og OD The adopted findings of fact, deciSior, and statement of conditions S can .ro ,,' - . artm nt, Tigard City Hall, 13125 SW be obtained from the Planning 1Jepartme Hall, P.O. Bo,. 2:.1397, Tigard, Oregon 97221. 02 9. Appeal: Any party to tine occasion may appeal this decision in . accordance written appeal 18.12. led Sectih days notice isogiven and a Pp d the The p fee ($11F,00) y be submitted on City forms and must be accompanied sent. �t�e appeal may by th appeal , and transcript costs, (v'arie a up to a maximum of $500,00). The deadline tors tilir.;�,j of en app . 994 � cal is 3 a�0 p:tts. March 25 � 1,0,iestior is If yoU have any questions, please call tie City of Tigard Planning Department, 639 - 4111. ■ • CITY OF TIGARD PLANNIN ° `°R NO„ 4 -02 INCLUDING FINDINGS C PLICATION FOlit 34 LOT IO /Pt D 'ilLt a ' a l' A . SITIVE LANDS , REQUESTOD BY CASCADE OOH ° :'1 ► , o w. (DON E vil3) , ) , at tanning Commission has reviewed .' he su rote li. ..nary ptatiplarme d ev1310Pmeutveneeprtua plan, the Applicants statement, the nabning Nvision staff lrOPo . to and the 00111671,0111t9 of reviewing. agencies. In addition, the Commission eondnete ' hearing on ; February 28, 1994 for the purpose of r ceivi g st no on the -,,,roposed develop ent. Thee on rissioz has based its decision on the facts,' findings, .ngs, and cOneins o'is noted bellow. L SUlalikkIr OF THE G �' Subdivision SUB 93 -0012, Planned Development Part 93.0011, Valiance ance VAfl 93 -0O16, Sensitive Lauds Review SLR 93.000G" UMINIARY: The applicant requests Subdivision ion prelimin plat Planned Development conceptual plan ° approval . to divide an 1,8.0 6 am e parcel into 34 lots r g in ssz6 betwee n 7,670 and 22a746 square feet as well as two dedicated opus space tracts. The applicant proposes to develop the si bdivis!on in two phases. The applicant also requests approval of special setbacke of 15 feet for front yards for the proposed development. Special setbacks may be requ.ested for planned, developments *, itho t requiring variance approval.(13. 8O.O8O A.c.1) Sereitive Lands Review approval is requested to allow �.t • V�' grading a�,�41 road development, and utility construCtion on slopes in a cess of 25 percent and to allow utility construction within a drainageway. Variances nces have been requested to aJ. number of Community Development Code standards. S ecifcally, the following variances have been requested. 1 .., n�+ t o allow a 32 feet 4 pavement width for a minor collector street whereas p �� Code section 13.1.4 03O (E 1.a) requires a 40 feet pavement width for a minor collector street, Applicant has agreed to change his request for y� of pavement width to 36 feet-. the 32 feet h t t right-of-way to 46 feet, 2 y To allow for a reduction in local stye � 'r�vit� a „f t pavement width. of 26 feet whereas Code section 1.3164 030 (E.1 -R1 requires a local street ra ht -of- a y. of 50 `feet with a pavement v dth g y. of 34 feet; �. To allow local street . -. `ades of as much as 15 percent whereas Code sec txori requires � percent. �m loco. street grade of 1 18.164.030 (I�d l) � drgtlxl�'e� a ama�xnnxn�. • FIN o. ' i UB 9&OOi2 93.00i1/ Y.. ..0.3°vi+. Vi'i'+YLi L 6/ ooc a yid r.y.: APPiLICANT: Cascade C `.nc. c \o Donald alley 7O0 North Hayden Island Tyra Portland, Oregon 97217 COMPREHENSIVE ' PLAN DESIGNATION: Low er i Residential ZONING DESIGNATION R-4.5(PD) (Residential , 4.5 units/acre Plamed Development South of the southern terminus of SW 132nd Avenue, and southeast of Benehview Terrace. (WCTM 251 4DC, tax lot 5700) APPLICABLE REVIEW CRITERIA: Coma x ehensiv� Plan Po • P 9 Policies 2.1.1, 81,1 3.4.2, : , 3.5;, 7.12, 7.3.1, 7•44•, 7.6.1 8.1.1 and 8.1.3. Cou� e Develop xent Co de Sections i8.60, 18, , �,18.88, 18.92, 18.100, 18.102, 18.108, 18,150„ 18.160, and 18.164. Bull Mountain Community Plan. STAFF C;OI ATION: Approval subject to conditions. FINDINGS SITE SURROUNDINGS Site size and shape: The subject parcel contains 18,06 acres. The site is triangular • r shape e vxth the i orthwesterly portion abutting the Benchview Estates subdivision. .. Site location: The site is located southeast of Benchview Estate, at the sonthern terminus of SW 132nd Avenue. E i5t o Site and U'st: The subject parcel is undeveloped. The property is mostly wooded with a variety of large trees. Smaller trees and brush portion ire located in the north central orti on of the property. Approximately 52 percent of the property is greater and or equal to 25 percent slope r slo a or within a significant drainagevway. Most of the buildable portion of the property slopes in a northerly and northeasterly direction. g y .: ,�� fines the northwestern . � asteg• �� dxx: Pctxc�n..A natjura E: drains er�ra de he border of the subject property. Surrounding land uses: properties ' � : � . are in the City of Tigard and are presently 1 The �t.� the west and northwest development and are zoned R ? t. D (Residential, gr density residential Pro e p .. _ _ Development). t � � � Washington designated for medium ens 7 units/acre, Planned Development) Properties to the I.ortheast are in was Cotinty and are designated for low density residential deve �e�at Property p y the east development. City .zo PD (Residential, 4.5 units /acre, , Planner, is within the Cit limits naiad zoned was ag approved for this parcel in 1991: Properties �s Development). A previous su . division pp� parcel moist): • „ y zoned for low density directly smith of the site are in '�as�iin n County and are SUB 93. 12IPDE 93 -001 93-ool6sut 93.0006 PAGE f .i�"w . a. �'��.� +''e u�_1� .Y.�� 1Y�"f � 1 "-� ° , � � �_:i . +1�lGr+.r °` 4t l . a��`Y . At" i.. •a� __ LI,Tx residenti, ev l p he no hwest, gip:, �4 :,, aria Vista roper �y. r1 site abut the Bench ° , At Estates .1 .bdirinsion too o men f; ate j the aree kountaix Estates subdivision rto the ''�onthwesttrly�rpo ion of the Point S bd visir)n` located app��o mately 600 feet east of the subj • yaryai lot size Artf r�'1ii a lot w iel �h Garage . ; ", .sack., Interior si teyard setback corner side-yard setback Rear setback Maximum building height subject APPLICASUA APPROVAL .ST ,on naxnity evelopxnent is +La bs c 'dsfortheR4r5P1 Pessi mwent at odd : 'Sego . 18.50 contains develojpmhen �, n ..�.�, . ,� � � path the �o�iaw�. zone. Development in the. R-4,5 zowng district must comply development standards: 7,600 square' feet 50 feet 20 feet 20 feet 6 feet 15 'feet 15 feet 80 feet t has requested for special setbacks of 1 , yards. Special The applicant q l5 feet for front 15 yard setbae e may be, requested for planned developments. Therefore,. foot front y . this development The required 20 feet setback for the setbacks for this development may be approved. Th garage will be retained. 1 l nt: Section l.8 80 provides for the option for applicant to create a � inns d T� eve o�ane � � development �,��iich preserves natural land � features more efficent, economically viable develo ;� a implementing the density range provided through the Comprehensive Flax. while arnp ;enste There no wetlands involve with this application, Howeve r, r, all other p a ble City reguiren... en ts must ust b e . satisfied, including ding sensati v e laix ds permits for areas ea, m eeting non-wetland sensitive land c�, teraar teanc the app licant proposes to modify y ens dcaana geway and te moditr greater than a 25 percent grade, a sensitive lands permit shall be required as per Section 1/31,34111§1121, In addition, Section 18684r040.B establishes the following standards for slopes of 26 percent or greater Drainageway are covered by Section 1 &84.040.0 These sections state that such a permit shall be obtained before construction or development begins within these areas. The • he dpproval criteria � f or modifications to slopes of 25 percent or greater and criteria y Sections 1:8.84,04 4i0 These applicable . criteria cl,��:nagewa. s are listed in Section .. . are 1. The extent and nature of the proposed land form alteration or development', ,,, site than that required for will not create sx% cl.stltrbances to the extent greater th the use; (B&C) The propmse�, d land .d form alteration or development will not result in e�rosio : . ► instability, �' to al�ct uff � ate stream sedimentation, grot end instabilit , or o vher adverse on sa effects or. ha, rds 4;e life or property (B. &�.�4 i2/1R 03 04 4!1'x:' P. ►r The struct 3' are appropriately sited and da lied to ensure structural stability are proper drainage of foundatioaxd crawl space areas for development with any of the following soil conditions: wet/high water tables; high sin-ink-swell capability; cotpressible/o peanic and shallow depth-to- bedrock; (B) and Where natural Vie. getatiorn has been removed due to land form.: alteration or development, the area not covered by structures or irnper i us surfaces vrrili be replanted to prevent erosion in accordtmce with Chapter 18.100, Landscaping and Screening; (13 &C) The water flow capacity of the drainageway is not decreased; (138z0) The drainageway will he replaced by a publ,ie facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master er Drainage Plan; (C) The necessary U.S. Army Corps. of Engineers and State of Oregon Land Board, Division of States Lands approval, shall be obtained; (0) Where landforr. alterations and/or development are within and adjar.ennt to the 100 -year floodplain, the City shall require the dedication of sui r,ient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for construction of a pedestrian/bicycle pathway within, the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. (0) Solar Access: Section 13.88 contains solar access standards for new residential Section w / ... p • , solar standard if it has a development. � subdivision tlx the basic .��alar access lot i. a n f 9n feet or�t more and has a front lot line that is oriented within A vision con W north-south dimension of 90 . 30 degrees of a true east-west axis. subdivision ` �.plaes with the basic requirement if 80% or more of the newly created lots meet this standard. ei sit,,: Section 1.x„02; g density. . ,� 620 contains criteria for determining residential densit The number of dwelling units permitted is based on the net development area, excluding sensitive lands areas and land dedicated for public roads or parks, or for private roadway This land area is then divided by the rninimui parcel size permitted by the zoning district to determine the number of lots which may be created on a Mite. LandscApiii : Section 18.100 contains landscaping standards for n.ew development, The applicant must comply with the standards set forth in Section 1 3.1.00.035 a 'hick details the requirements for street trees in a residential subdivision. The requirement states that all development projects fronting on a public, private street, or a private driveway more than 100 feet in length shall be required' to plant street trees j i Areas: Section 18.102 requires that a clear vision area Visuai Clearance, , shall be nmali, tairied on the corners of all property ad acent to intersecting right-of-ways ... or the 4 �� A clear vision area shall contain no J intersection of a public s�reE....�d a private driveway. vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in g provides in , h may be located height. The code rovndes thatf obstructions which in this area shall be visually clear between three and eight feet in height (trees may be FINAL ORDER - SUB 03 -00 2r 93- 0011'. R3-0016/SLR J -0006 PAGE 4 Placed within this area ' . vided all branches below eight :. t are remor d). A visual ' SA • i "' 1• a clearance area is the tri. ng 1ar area formed by measuring :4 30 foot distance along the street right - of-way and the driveway and then connecting use two 30 fomt' distance points with a straight line. Ac ss. grass, Circula :ion: Section 18,108 contains standards for the width of access WI CAI f1fJ �•�T�I�.��•�. driveways to single family residences. J» order to comply with the standard each lot must be provided with a 1 5 foot wide accese width. Section ��.1f4.QfQ� B.i requires that each lot shall abut a street for a width of least 25 feet Tree Removal: Section 18.150.020(E) requires a permit for removal of trees having a trunk 6 inches or more in diameter rneasiesed four feet above the ground on undeveloped residential land. A permit For tree removal must comply with the Mowing criteria es specified in Section 18.150,030(A) diseased, interfere a The trees are uaseased, present a danger to property, or a�� with utility service or traffic safety; b The trees have to be removed to constract proposed improvements or to otherwise utilize the applicant's pr�pe, in a r easonabl e manner; c. The trees are not needed to prevent erosion instability, or drainage problems; e e protect near by trees as windbreaks of is p The trees are not needed to a desirable balance between shade and open space; The aesthetic character, in the area will not be visually adversely affected by the tree removal; and f New vegetation planted by the applicant, if any, will replace the aesthetic value of trees to be cut. 18.80.100(A) provides ides that the Commission shall approve • . Phased l�eve,. o,Laxn�rit: Section �.,�. p�' a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development developme nt plan review. Section 1880.104(B) provides the following criteria for review of a phased development: L The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase; and 2. The development and occupancy of any phase shall not be dependent on the use of development ... p public facility is any facility temporary public facilities, A temporary or .. .. not constcted to the applicable City or district standard. . . A) contains subdivision Subdivision: �esi standards �'or �ubd�ivnsion off' parcels Section 18 3.60.n6 plat must meet the following criteria: into four or more lots, To comply, a preliminary p `the proposal must comply w p p with the City's Comprehensive Plan, the applicable zoning �; dnnaace and other applicable ordinances ces �d re �� io ms; FINAL - - PI� J�- 0�11 ��3 e 001Gl .� . 93 v 006 PA .44, 2. ,, '' he Proposed pla provisions of ORt me must rio apter 92; e duplicative an ust otherwise satisfy the The Streets and roads must be laid out so t \s to conform to the plats of sult dlv Lions and maps of pa ons or subdivisions `already approved for adjoi g !r :oerty as to width, general direction and in all other respects unless the City determines it is in tl'es public interest to modify the street or road ,pattern•, and Azi explanation has been provided for all common i npr vem nts, Variance: S ecta or 18.130.120(B) provides that, a re d ,st for a Variance shall be Fei4 •e accoding to the following t nndiugs. here are speciaal circumstances or conditions a ec ,ing the property which are unusual and peculiar to the land as compared to other lands similarly situated; The variance is necessary for proper Ciesign or fun on of the subdivision; 'he antin Y of the variance will ne.,�� ise detrimental t the public health, safety, and welfare � lfare or injurious to the rights of owners of property and The variance is necessary for the preservation and ssi oyrnent of a substantial property erty ��% because of a n extraordinary hardship wh%ch l. oaiu result from strict compliance with the regulations of this title. Streets .nil T r?liiies Section 16 ►164 contains the following standard, for streets and utilities serving a subdivision: 0. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the sere t SecLon 18.164.030(E) requires a local street to have a minimum 50 foot right -of -way and 34 foot paved section between curbs and sidewalks. Section 18.164 ,,060 prohibits lot depth from being more than 21 times the lot width and requires that lots have at least 25 feet tsfi frontage on public or private street,sr Other than an alley: 4. Section 15.164.070 requires that sidewalks be constructed adjoining all residential stree,:s: M 5. Section 18.164.090 requires sanitary sewer service. Section 78:1 64 100 requires odeq u. at provisions for storm v_ a_ c e r runoff and dedication of easements for storm drainage facilities. FINAL ORDER SU-I3 3.001 'D 93- 011/ 93- 0010 /SLR 93-0006 PAGE • � � i� . _ AIL +�.,'.r: lhii' /N � -h �:::1. � `1h�.:'�� • •l IMENNERNEWelt A , 3 t i c a b l e C_„° r e s flan P2l, i es: itizdn Inset: Polio '• .1 jarov',des the City will assure° that citizens will be ,provided an oppo a ty to partiupate iri ail )haves of the p1am ng and development review process° a?�t al Feature s Poticy 3.1,1 provides that all development in areas identified as YI.I°IYMI..: N ;containing wetlasids and slopes in excess of a 25 percent grade should be designed te comply wit approved engineering techniques l ma the area suitable for. the proposed development. Tree Preservation: Policy 3.4.2 requires' that gees located in desig :lai;t d wOododor tree . � .. the number ®£ ereas be ,reviewed through the Planned Development process i nimize trees which gill be removed. o City encourage private Parks i ecr ,h g mice: Policy 3,5el requires. that the yn naa i.a ` private � interests to provide open space recreation if n s or facilities and preserve and historic areas. Nate, r , ai: Policy 4.2.1 'provides that all development within the Tigard rd Urban Planning Area shall comply with applicable federal, states and regional water quality sta nderds, I,yyyy Policies . •7 1 1 and 7. ° provides r • y l ° require as a r �..a Utilities: 9 ° 8�� e�e ° •' drainage .� 4 4 that the �a�.� s� xe a�. will be velopinent approval that public water, sewer, and storm � g condition of de provided designed ... ground. rovidea a�.d degi ed to City st.�x�lairds and that utilities shall be ,�lace� z�.nde� Fire Protection: Policy, 7J.1 states thsit rive District shall review all new v developxne:at applications pp to ensure adequate Fire Protection is available to serve , each new development, Street Im rovexnents: Policy... 8.1.1 provides that the City will plan fora safe and efficient street and roadway ... system that meets .rent needs and anticipated future growth and tree �e��. st y development. $ t teat r� p v_ants Pollc y(3.1.3 states that the Czt y will require the follow in g as a precondition of approval: a, Develop ment abut a dedicated Development '� ated streo t or have other adequate access; b. Street right-of-way shall be dedicated where the street is substandard in width; co The d eveloper shall commit to construction. of the streets, sixths and sidewalks to City standards within the development. The developer shall participate in the improvement of existr n g streets, curbs, an sidewalks to the extent o f the development's impacts; ee Street improvements vements shaall be made arid street signs or Signs a shall be provided when the development is found to '" v tea .create or in:nsi d d,cafli� hazard. ® D 93-OOl.. ' 98s .0/ Li 9 6m O '.E t T� ' Bull Mountain Commul The property is within the Area of Spedat Concern nurnber ,3 for wetland and wildlife habitat in the Bull Mountain Como;► rl.ty Plmn. This designation has been applied because of the County's expresso-4 desire to evaluate significant natural, areas on the north slope of Bull Mountain and to consider the possible acquisition of land as permanent opera space. One of the proposed methods for preserving this habitat is to preserve at least 50 percent of the trees when wooded sites are developed. The Nan teat does indicate that in the interim, development may occur in a manner consisten.a Nvi the Plan and applicable Code provisions. IV. 0110E11, STAFO COIVIIXENTS The City of Tigard Engineering Department i; as reviewed the proposal and offers the foliovving comments: A. Streets: The revised preliroinary plat shows the construction of SW 132nd Avenue through their development for a distance of approximately 400 feet t , the boundary line of the adjoining property line known as the preliminary plat of Mountain Highlands, approved in Septembe.r 1991. This extension is consistent with tire Comprehensive Plan that ide ntifies, SW' 132nd Avenue as a Minor Collector between the future extensia of SW Gaarde Street and 13ull Mountain Road. The applica t should provide information to verify a feasible hori &o z.tal and vertical aliment from the tract boundary to Bull Mountain Road, p t • proposing . g " to the standards f� grades � stand widths for both the The applicant is ro osrn vax°�ance ,� ra ��es rco' residential � .. p • g� goals hector and � esxdent�� ai streets. � rep removals, The requests are predicated ` to „ • o . � the � ��e acts the �sx o:.�s of limiting excavation for the roadways and thereby reducing the imp , erosion during construction, and costs of construction. The project description provides a comparison of the re- design of the site with the previously approved preliminary plat .. p B IL changes Benchview Estates The interior for this property, enchvx include an increase in the right-of-way width froxn 34 feet to 40 feet for the streets, the reduction of the number of cul-de-sacs from three to oar* one, and the request for a reduced pavement width on SW 132nd Avenue In addition., the applicant requests a variance too Section 13:i64.0a0 (M) of the Code that would allow the use of a street grade greater tbsan 12 percent for the interior residential p y g 1 a T � - ~ac MornJingStar streets that includes portions of �ior�.n 5�� Terrace and the cul-de-sac Court, in a comparison with the proposed modified street standards for residential e.enst action, now under . � ex ;re�nevv by the City, the applicant's request for reduced �pavement . and right-of- way widths for the interior streets is consistent with these proposed standards. To conform to the proposed standards, the width of the pavement on Mornin ,g Soar Terrace 133rd Street and on SW_ 133rd Street should be 28 feet within a right -o way o ' to SW 1.� 46 . ,� g Terrace and MorniugStar Court should be 26 feet feet. The remainder of �Corrarn Sfax° within a right-of-way of 40 feet, as proposed by the applicant. The final street profiles FINAL 011DER SUB :93-0012/FOR 93-0011/VAR 93 -001G /SLR 93-000 PAGE it shall be approved by tAi • ; • .. y Engineer` wit; may utilize ze ad ear t, er than the 12, percent mozndMl1m, which is consistent with the requirements aft, the re Marshall. In addition, the ttrin -around at the end of MorningStar Court 'sI all'be 4xtended to the tract boundary to provid`" for a future extension of this street to the so nth 3ho d the a iIjoining property develop. With ti re ards to SW 132nd Street, the existing p av' enent through the adoring tracts is SG feet and this width should be maintained. In addition, as a eardnor collector, the right- of-way should remain at 60 feet. Eaa tar ,ewtrer The applicant proposes to connect to the existing 8 inch public sanitary -sewer line that is located ixd SW 132nd Avenue. The existing line has the capacity to serve thits development. For the sewer lines proposed to be located in easements, the aoess to the mar holea should comply with the requirements of the Director` of Maintenance Services. n addition, the . r adjacent to any easement and the underground b�r.xldsng foundations for structures add e t any �e � '� gr ' " a within the easement, shall be designed to provide clearances for &ture repair work to that facility. r°ha e The applicant propoes to collect the storm water in a n'w underground system within the proposed plat and connect to the existing culvert cross og SW 132nd Avenue constructed as e part indicates `one The applicant's preliminary stormwater a� �� are of the ��nchvxev� Estates � subdivision, p!�an. indicates that the existing downstream system has the capacity to serve this development{. g Age y µty has agreed to enforce The Unified Sewerage � e� �c has established and the �i�, (Resolution and Order No 91 -47) Surface Water anagemen(. Regulations requiring the construction of on -site water quality facilities or fees construction. � � � The s xn -lxe'u of their constructr+cn . proposing .., r 4 Y facility constructed/ �. a: existing applicant is a water �aalit facrlrt be const�ctpE at the end �r the existing culvert. 'i� he details of the design for the facility and the props, ec energy days pato system sho.dld be approved by the City Engineer: In regards to on -site roof drainage, the applicant should be required to dirt this watv the in , streets. However, for those lots that slope towards the rear open �torrxx dram xn the �' p s ace area an infiltration system designed in accordance with the recommendations of a soils engineer would be an acceptable alternatives 2, The City of Tigard Water Department has reviewed the proposal and fifers the following comments: ' Departments V .. ash for water main placement the east and The Water stand nt rs on t south side of the streets, 10 feet from centerline for streets hating fing a 60 foot right-of- way. not shown on the plans sax the water . p submitted, As with all developments, water mains size a,ind location, including water meters will be g reviewed and approved through the Water Department. Fhxial approval of fire hychluit locations will be eoordxtaatea with Gene Brrehill of the Tualatin Valley F ire District FINAL ORDER, SUB 93.0012/PDR 3.061 l: 93-0Oi r/ L 93.00(% A A_..} ..r ' •�• .. 1 ".. 'FYI � ....1 1 l . The lei' of Tigark Bud Di sim as 'reviewed the pro l and offers 3 fa owing comments: +� , � All fill placed on building lots ,shall be r am - acted and pieced in conformance with Chapter 70 of the Uniform 13uilaing Cade; Private yard drains serving lots 3-9 ahould be ended to :ve lots 3 -10, sh1 :,c be placed in an easement, :°.gad should be called "private storm drainage 96 Letterais should be provided for lots 3 -10, and lots 11, i3 and ms. Private storm drainage facilities for concentrated storm water 'drainage onlot 1 and lots 13 -25 shall lx ;astalled pursuant to the aesigu and specification of ,a licensed '. eng eet and approved by thA City. The City of Tigard Operatione Department has reviewed the proposal and offers the following comments: o If areas to be dedicated to the City were appropriate dedicated r tl �� sat�r ��J, a park site, the ��+4� � v accept the dedication. If however, they are dedicated for reasoLs Pther than for a. future park or pedestrian path improvements, the City should decline the dedication and leave ownership and rnailltenance to the homeowners association. V'. CIT AGENCY CO ;I° TS Team was notified of the proposed ' a . � Citizen Involvement � � .� The facilitator for the �' ,st Citizen lug he subdivision. The Involvement Team has not »rovpded any comments or objections to this development. In addition, applicant conducted a neighborhood meeting. Members of the West Citizen Involvement Team land use committee met on n the 1st of March, 1994 to further review this •�r'o osal: The following comments were provided: Developer should extend and fully improve Morning Star Court to the Paull Tract m , as the area and efficient street s� =sty, in `�k,..er to ensure a safe , notice � : n �, will become a p street develops, and ensure unambiguous x�otrco tlxat this stye through street a8 the Paull ';tract develops:' this Order to ensure the Cry, err space �; ®t `�® dedicate the seven a the City in d �, � �dll be�:s�{�� natu al sr8a up and down the length of this major dramagew,,.y a public greenway as the area develops, y Fire & Rescue District has proposal and offers the has revaerwecl the The Tualatin Valley P p following comments: Proposeti Are hydrants were no t shown cn the plans. Fire hydrants ts 1 cations will he co- approved with the Tigard Water Department, This subdivision has more than 20 residential units on a dead ei1d street, This is 'ti not acce p table with the Fire District, 'Future stre. is are not acceptaele for thrn streets. FINAL O ily SUB 93-0012 93-0011/VAR 93-0016/SLR 93,0006 PAGE 1( • y„k The Unified of Washington County ha viewed the �,.�ro osal and �.�d Sewerage ezxcy gt � �, p offered the following comments: The existing drainage swale in the proposed open space roust meet the criteria specified in R &O 91-47. As a "Sensitive Area", ,a 25 foot u disturbed corridor is required in a seperate tract from any buildable lot. The water quality facility cannot be constructed in the 25 foot corridor. The water quality swale calculation does not appear to meet agency criteria (planning's n Value too low), but concept appears okay except as noted above related to location withing undisturbed corridor. The City Could verify, access to the water quality, �cil ty. Continuous maintenance is necessary to ensure f aci .ity function, Each lot within the development should have a seperate connection to public storm No portion of any private stn or sanitary and to public Sanitary sewer mains. sewer drain should be on any lot other Shari the lot being served by the drain: (USA strongly recommends not approving ovin the proposed private storm sewer systems drainage from multiple lots. If the Cit with it's trained, efficient staff a collecting d q i ent are unable to maintain these lines, how can a property owner ?). and equipment storm and sanitaryy. sewer main lines should be extended uphill sanitary ded to adjacent uphill properties not having service currently available. Design of sanitary sewer using '"Y'`' connection to the main are not approved. A n ; . eve � sheet(s) should made part of the site grading � s 'te detailed �radin and erosion prevention slieet�s� should e design plans to effectively meet the requirements of the code, Li accordance with the intergovernmental agreement, the design requirements of R&O 91 -41, as amended by R &O 91 -75, are to be used as minimum standards. The City has the authority to exceed these requirements as necessary, h. The agency will be glad to assist in detail plan review when actual construction plans are submitted for approval. No other comments was recthed by the Flaming Division. VI. EVALUATION OF THE REQUEST once with . Community 31,nient Code ve The proposed subdivision/planned to inept � +.andard/I'l � _ ; .� armed development: .. � �_. • e proposer p . complies use standards of the l�� 4:5 zoning district (Cod' Section coin lips wxt)� the u ecaus dove o ��t 1.50) because the lots are intended to be used for single family detached dweia °rig units. Although proposed _ ... development lopment site is ` ton. ed with the PD ( pla n n ed c ev. elo p ... , n_ ep. ,. t ) overlay ze; -e; the proposed lots are consistent with the 7;500 squa re fee t minimm at size requirements of the R-4.5 zoning district. The applicant is proposing lot ranging between 7,670 to 22,746 square feet. 93- O012TPDR 93.0011P A ; 9 p fn dcl t i n, the apply s requested that special Set1bap L 15 ,flee pph t be a �ed ica fray ar yards of t; .e proposed trr eiopment° . Code section 1/4.80.1, { ..! .o allows the Planning �oTn fission to 'apply sped setbacks on the interrior of a aldraned 'develor�`ment. Applicants request is -consistent with { the ' provisions .'of this Code . Sect on. `: Staff recommends approval of the 15. foot .setback. pP' Sensitive Lands: Ile proposal is consistent with the Sensitive Lands requirements (le $eci.on 18.84, atithough some f;ite grading within areas in excess of 25 percent slopes be necessary 'to facilitate the proporsedd development. Review of the trading plan shows that grading of areas in excess of 25 percent slope is primarily limited to areas within proposed public right -o1? ways and areas of ttt y construction. Sanitary srswer construction within the sensitive lands area will be limited to the tlreas serving lot ;1 and lots 1447. The storm drain pipe from SW lend Avenue to the water quality swaii, area„ and Construction access to the water quality swede area adjacent to lot 1 will crags over slopes greater than 25 percent. Pans for methods for maintaining slope stability shall be required to be submitted as a part of ivalividual'building permits. In addition, the erosion con {txoi requirements that now apply to development within the Tualatin Z"tiver basin require that an' erosion control plate be filed and followed during development of a subdivision as well as prier t . . e individual homes. �+ e��nstra��tion of The approval criteria 18.84.040 for modifications in relevant sensitive lads area have been satisfied as noted below. (see also the applicant response): 1. The proposed land form altar pat ion.. a/clevelolament are the result of the minimum applied strand aa,rd a lied s required in order to provide adequate access to the proposed lots on this site• Variances have been requested to further The i , .. plans have attempted to reduce this impact. applicant's development pl rte. >aa;�t. i l�.e a� avoid the sensitive lands and drainage, areas other than as required to tie the development menu g. ,� .. proposed i • considerably less that p together. The nu.�ber (Slots ys corlsx. proposing ° _ i o.. �r this site is 51. The applicant permitted. The total number of lots ��io�,.s�. fo is for this development. (1$.. M4 040,B &O) 1s 34 lots fo . The proposed land form alterations/development will not result in, erosion, stream sedimentation, ground instability, or other a. dve rse on -site or off -site te effects oc hazards as approved by the City lngineering Department. Erosion control measures and approved e ° g designs ll be used for all such eI7`l�la�e8 a1..1 shall of . modifications. All building act4v ties will be limited to lands of 26 percent slope; or less, (1.8.84.040.B ,C) p� sited and designed to ensure structural ayrt structural 3i e a The structures are appropriately stability and p ro p e� drainage of .f. ound a trop and e ra:. wl space areas for development with an of the following soil conditions: wet/high water tables; high shrink-swell' h r a nk s ell ca n ab„ ity co�p r essxb or .. gaic, and shallow dept h t bedrock. All home sites will be located well above the water elevations in the g.. y Building design is not exp ..y:: impacted .._ . . 1~3tula�in � � ecte�� to be adversely i drilllla ,,e�1Vt'a.: groundwater. In addition, all home sites will. be located ore lands less than 25 percent slope. (1,8°34.040.8) . vegetation has been removed due to land fort ' a.. on or ere natural vege �,, . covered ;,rued l,:v structua°es or is�arii `� err ®tis, surfaces will .. the area not oa ar p .. development, prevent erosion in accordance with Chapter 1.8.100, bar. replanted �. �� p FINAL OEngr SUR 93- 0012/PL R- 93-0011A/1M 93 18/SLR 33 - lE 1; Landseapiand Screening. Al disturbed "` as shall be replanted to prevent ern immediately upon completion tiblic facility construction with grass seed mixture at the rate of 5 pounds per .1,000 square feet. (18• 84.040.B&C) The water flow capacity of the drainageway wi)i not be decreased. All stormwater flows will continue tio dram, to the same drainageway as it currently does. Lots 13 to 25 will drain directly to the drainageway upstream on SW 132nd1.Avenue through backyard, flow—spreading„ seepage trenches. Plans veriiy!i g this shall be submitted to, and approved by, the City Engineering Department. (18.94.040.0) The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. No * new ,drainageway structures c t be • are proposed constructed. The existing culverts are adequate to serve existing mid future development requirements. (18.84.0400) The necessar y U.S. tu�my Corps of Engineers and State of Oregon Land Board, Division of States Lands approval shall be obtained,. This criteria is not development. p of applicable to this evelo acnexi, t. (18.84.040.0) The applicant is dedicating to open space all drainageway areas. There is no p p plan provision that establishes these particular areas as part of a planned F open space in the pathway system. (18.84.040.0 Solar Access: Lot 1, and lots 20 - 24, 26 29, 32 and 33 meet the basic solar access requirements as specified in Code Section 1€3 88..040(011 (Solar). The front lot line orientation of these lots is within 30 degrees of true east -west. These lots also provide a zn .niinum north .)uth dimension of at least 90 feet The balance of the lots do not meet the requirements. Seven of the lots can be counted as the standard 20% exemption from these solar lot regtirernents. The balance of these lots are accepted by staid' as exceptions to these standards as per Sections 18.$8•a40(E) 1i(a) .ii .and iii There are sensitive lands and conservative easements on this site which the applicant is proposing to retain as open spazes and conservation easements. This sensitive !ands areas will remain in existence after this p hi , development. In order to utilize the buildable portions of' this site and to l� � limited ed � Y y established , patterns rns in this area, the applicant c s e mit Therefore, ability to continue the ey - number of lots. � 1�erefor. a it is a, can Y ,1 d road efts ,+anal reduc�.n the um creai�e fully solar lots 'without significantly . y � s requirements recommended that 22 of these 34 lots be exempted from the solar ac according to the above referenced adjustments to design standards. Lie. Wait : The net developable area of the site after deduction _. �� • . of the public right- of-way ... _ , . � _ . ,� : square -. . deduction proposed 34 lots are within and the provided to i , feet• The p p. G 283. x.40 existing residences on site is om rehensive Plan and the Development Code for the pis a range rovacled b. the Comprehensive � this 'density sit r .. g p by P a y site after deduction of developable area. The total number of lots allowed far thus site is 51 possible lots Phased De — ein en t: T, h e subdivision sion eqnpla e s w, _ ... x� the criteria provided vided for phased development because Phase I public improvements do not rely upon the coastructox and op eration of Phase 11 imProv'ernents. The develo panent and oscupaxic Y of any phase will be p temporary •'i ies. The application for phased nit be die eaadent �n the ' use. � of tone ore faca.�at phased Flhi'AL C11�E� � S[B 93,001 I/ 9$4*16/SLit 93.0006 PAGE 13 development is being reir ed concurrently with the prelim plat application. Section 18.80.100(A) requires a the total time period for all ph a •sbe no greater than seven years without reapplying for onceptual development plan review. Landsc4pluga : Applicant shall be required to plant Street Trees rn accordance with the standards set forth in Section 18300.036. The Code requires the planting of Siteet Trees •at certain intervals based on .the size of the tree species at maturite. A street tree planting plan mill be required to be submitted fOr review and approvat. Clew- Vision: The Planning and Building Division will i.-view each building and Othr related permits for compliance with setback standards set forth far structures within the dear vision area. A visual clearance area for all street intersections, shall be that triangular area 30 feet fron the intersection of the tightrof-v,a,y. More specifically, the wall easement and monwnent siga proposed to be located at the southwest corner of SW 182nd Avenue and SW MorningStar Terrace shall comply with the visual clearance requirements,. Acces„LtEgyess • Circulation:. Section 18.108 IfAlltaillS standard for the width of access driveways to single family residences. Li order to comply with the etandard each 'let must be provided with a 15 foot wide residential] iceess, and 25 feet of NA viridth, All lots are provided with the required access driveways as stipulated by Code, The driveway for lot #1 will be accessed from the stub street. No lots shall have direct driveway access onto SW 132nd Avenue. Tree Removal: Section 18.150 requires that the number of trees over six inches in diameter that will be removed during construction be minimized. The proposed construction of streets, utilities, and residences as well as related grading will reevaire the removal of a number of trees on the site. In additiosi, trees will need to be removed within the northeast open space area for installation of the proposed stoma water quality treatment swale. The preliminary tree preservation and removal plan is reasonably designed with respect to minimizing tree removal and has proposed to retain 55 percent of the trees on site including trees within the propose 3 7.1 acre northwest open space area. However, no tree removal shall be allowed until review and approval of a tree removal permit. The Planning Commission should require the developer to provide for an exborist's analysis of the tree removal plans. The City will utilize the licenced arborist's expertise of the Operations Department for reeommettdation of additional protective measures to be employed during site construction to protect those trees to be retained. In addition, a seperate tree removal permit will be required for all individual lots, Variance: The applicant has requested a variance to the standards for grades and widths for both the minor collector and local residential streets. The reqttests is made based on the design goals of limiting excavation for the roadways arai thereby reducing the impacts to soil erosion, construction costs and tree removal activities. The 'variance request should be approved for all but the 32 foot minor collector based on the showing findings: 1. The site is impacted by special circumstances or conditions which potential points of access to the sit' t Adherence to the street gradient staridat'd of 12 percent for a 1VICorningStar 'Armee and MorningStar Court would create excessive excavation requirents and woted significantly and aeversely affect the site Staff concurs with applicant rationale that by inereasing the allowable slope on these two streets from 12 percent o 15 percent, approximately 5 3 addition& trees will be FINAL trJR1)EIE1, SITB 93.0012/PDR 93-0011/VAItt 93.0016/S1,R 0006 PAGE 14 Si us 'saved,' `the exte*i adi g regwrem site grading will be ,reduced w by approximately 32,600 obit Yin vxn reduces the site ds of excess cut, The variance is necessary for proper design "of the subdivision because it provides a street connection to allow effident access ` to future development givers existing street alignments in the vicinity. In a °comparison, with the proposed modified street standards for residential construction, now under review by the City, the "app1icant'sf requets for reduced pavement and right -of -way widths for the interior streets is consistent with these proposed;staards: To conform with the proposed standard, the width of the paveneent on 1Vlox ingStar Terrace to SW 133rd Street and on SW ] 33rd Street should be 28 , feet within a right-of-way ay of 46 feet The remainder of Mo it gStar Terraco an �l Morn ng.Star Court. should :I: 26 feewith a a right -f way . of 40 €eet, as proposed 3 the applicant. The f nalstet proud es shall be approved by the City Engineer and ;say ut a19 g des gr ester tn tie 2 percent maxai a, ent with the regwre aorta of the Fire `a rsha l: In addition, turn- around at the end of Mornin tar Court shall be extendecl to the bract blurs a y to provide for a future extension of the street to the south 'short1d the adjoining property develop, With regard tt3 SW 132nd Street, the existing pavement through the adjoining tracts its 36 feet and this width should be maintained. In addition, as a minor collector, the right-of-way should remain at 60 feet. There are no special circumstances which warrant deviating from what has been previo>>ziy built on adjoining land or what p property th; dva� a .proved for adjacent to the sou The variance ` will not be detrimental to the pubis ,,„ health, safety, and welfare or injurious to the rights of property owners in the araa, Due to the limited length of permits normal use. the street above 'th�� 12% slope standard, the design p The E xginA e xin g Department and Fire Marshall have agreed to this street design because the portion of the street with higher slopes is also short enough to provide adequate emergency vehicle access. Strict compliance with the street slope criteria for the site would result in an extraordinary hardship for the developer, the 'sent ►itive lands areas and wildlife habitat due to the natural state and topography of the subject site: Subdivision D e i : i 18.160:060(A) provides standards for review of subdivision n less Section with these Stan � for the following reasons: proposals. The subdivision complies 1. The proposed subdivision preliminary plat/planned development co p p' . city Residential . Comprehensive Plan Map's s� complies lies with the C i Low ern opportunity for the site as well as with the applicable policies, the regulations, of the R-4,5 zone, and otter vpplicable regulations; ?: The proposed name of the subdivision, VorningStar Planned Development'', is not duplicative of any other plat recorded in Washington County; The proposed streets and roads have been laid out to conform with plats and su bdi i.sio ns already approved for ad jdiaiing properties, The alignment of SW 132nd Avenue conforine to the intent of the Northeast Bull Mountain Tkansportation Study, and is also consistent with the • . 1 V AL. it 2./1110 7934)V J6: a9 ! `i Y0 10W.La 14it A 11 p revi sly proved Mountain Highlands ubdivision located The property ge along SW 132nd ast of the site. 'T'h fro Avenue has been required, to be, constructed to meet City standards. Internal 'focal streets have been provided in compliance with City evelopnent standards through a w;ariax ce approval. The applicant has provided an explanantion for all common improvements including the provision fob' public services such as sewer, water, drainage and street iinprovments. and �Jtilit Yrn royernentso Chapter 18.164 pro ,des standards for street and utility improvements. The design of this subdivision is consistent with these requirements due inxp to the following,: applicant licant will be required to dedicate additional right-of-way to the blic .long SW 132nd Avenue frontage as recommended by the Engineering Department. • The applicant has provided local streets which have 40 foot minimum right-of-way sidew �lxt- oil -wad d a.26 foot paved 5eetaox� between curbs and standards for This conforms with the proposed modified street stand �, d residential construction, now under review by the City. The proposed lots are e T . less than the two and a half to one �. p p each lea upon a street m mu n lot depth -to -Width ratio. Each lot shall abut upon oV er than an alley for a width of at least 26 feet • nt has agreed to bond for alai construct all necessary sidewalks The applicant �' Tl this subdivision. Bonding is also required for the placement of street serving trees. • The applicant has agreed to provide sanitary sewer to this development. ▪ The applicant has agreed to collect the storm water in a new underground system within the proposed plat and connect to the existing culvert crossing SW 132nd A venue constructed as a part of f the Benchview Estates Subdivision. The applicant's preliminary storm . water plan lan indica #es that the ex l tin downstream trean systex has the capacity ta serve this development. Final plans will have to be reviewed and approved by the Engineering Department;: Compliance With Comprehensive Plan Policies The subdivision/Planned d sion�/Planned development is consistent with Policy : ... �--�' On this, item .Citizen In ut�: Y, y the app �. � because notice of t�, . . application _amid the public head to owners of was Provided Jnvolvment Team CIT West ovic�ed ,�;� the Citizen. :. the , :. ; „,�� has been posted with.. a sign property m axle vicinity of '' i fte�l�, The site hay lcs'� which Mate application is pending for this site. states that a development app 03-i1O1 /VA.R *$,S.1 / Lrt 93p0006 • PAGi l ll ,a a. •1, lp • Natural . eat gyres•. ()hey 8.1.1 Is satisfied because o „: 'ode avows cieve1opment of hillsides des that ar e... per than 25 percent when s rit detailed information is provided which shows that adverse environmental e • os io or slope instability vvi11 . e • �ns�t anticipated ,for develop�_�,nt not result. Significant con are construction difficulties asc in these areas provided' that appropriate construction and erosion control measures arie employed. In addition, methods for maintenance of slope stability and erosion control will be s$xbrintted for approval in contaction with the detailed grading and public improvement plans and building permits.. ire 'n4 ese a ion! ®m Stace: The subdivision complies with Policies 3.4.2 and 3.5.1,` The developer has proposed a Planned Development ment which minimizes the . o t o pe Natural impact to trees by providing larger lots pan the steeper slopes. The �'at Resources Element of the Comprehensive Plan and the Bull Mountain Community Plan also identifies Low /Density Detached Single Family /Residential as the - preferred :. e ' • extent possible. .land use for this area in order to preserve trees to �ih �e a� � an Area The Bull • Mountain Community Plan further identifies the subjec.. viewed through £' p t application is being reviewed i Special Concern #3. Since the development the Development process, wildlife habitat within ,sensitive lands areas ,and the P_�ned o :p drainage corridor will be protected th;r ou through the establishment of open spade tracts protected and conservative easements. A pp roximately. 8.0 acres of open space areas are proposed for this developrraerit. �, In response Applicant dedicate both open space areas to the City. of Inc e 9 acre licant has proposed to dedic dedication, the City has decided to accept dedication . y p to the a too open s.:.. ace tract. The 7.1 acre northwest open space tract will be retained northeast p p and maintained by the homeowners association. Planning staff re :sts that the Planning Commi'esion give further consideration to the proposed s at.ion of this open space area with regards to the long term of this Ikea, of land to the benefit o association or the City. City, and whether dedicated 1 whether should be de to a homeowners ass • s and four tracts of aid proposed to In addition, conservation easements were also ensure that natural vegetation and wildlife habitats were preserved: northeast open space tract shall be dedicated to the City of Tigar The r►o p 'F ' d, Tract `iD °` • h City of Tigard. The (a proposed one foot reserve strip) shall, be deeded to '. �� ii 11 the conservative easements and t northwest open space tract, and C. shall races Pan be retained and maintained by the homeowners association. The applicant proposes T ri i� subdivision. to deed Tract A. to the homeowners association ��f Benchvievv Estates 1 subdavi� �; a ... P y ' y 4.2.1, the developer shall construct an on -site '�later uallty � e solo. l with Polic 4urider the guidelines of 'Unified Sewerage water quality facility as established Agency i... ° proposed ... j facility s be dedicated errcv Resolution end Order NO �l �`i The ha b maintained by the g � � tided that the Edell � � City facility It is recommended to the �;st of Tigard. °. the p of the public o developer for a period of three years after t1yc, Conditional f the operation of the facility written evaluation o p the subdivision, writ improvements of shall be submitted and any required repairs or improvements identife�, by 4 d i.y . the p maintenance by the City. evaluation shill be completed p;�or to the ace: tai�ce far. ins Public Util ublic til Policies es : � ��.o ll G:..: les 7.1, 1 7.31 and ? 4 4 are satisfied because the developer is required to extend public se wer and water systems ny to this site prior to dovelo e rent; t addition, d�velo � r re quired to provide for i �ou installation of' ut1Yty lines, The , applicants p roposal conforms orm s with this polices. FINAL ORDER - SIM 93.0012� DI 98- 0011/V . 93- 0016/SLU 93 -0006 PAGE 17 • vire .,. krotect o afro v alley .r'ire and iteseue trim rovioea with a copy o the development p l compliance with Polies 7,6.1 omprehensive ?'an states that numerous dead end streets throughout the Tigard area create access problems fear Fire Protection. Because this s bdiviiion has provided for i' tip,,,re access to the. south, future emergency vehicle access in the area has been facilitated by the design of his l ivision. R eat an crk espAs The sulo ivision, proposal implies with ?once§ 6.1.1 and &.I.3 because the . proposed extension of improvements to and within the development should contribute to a safe and efficient street system in this Brea. In addition, improvements to the, public streets and utilities within this pr posed subdivision will be consistent with City,of Tiga ds standards, except as specific .11y recommended on the variance to the minor co 1ect,or and local street size and %radierY, . standards. VII. CONCLUSION AND RECOMMENDATIONS, The Planning .. Di, visic on concludes th at the Planning _ C nnm issxdn should find ind the proposed subdivision will promote the general welfare not the City and will not be significantly detrimental injurious to surrounding properties t 0ovxd � that development which occurs after this de i isi® n complies with applicable local, state and federal laws In recognition of the findings taff recommends AJ?PItO``'VL of Su „ a SUB 93. recognition , d�sion proposal anal Variance d Sensitive Lands Review 0012, Planned Development X11, arx�ance VAR 93 *OdDI.6 and e PDR 9n 4.� .tar Planned Development subdivision subject to the ee��pq for the proposed it/lorningStar 9il qJ�� conditions which follow. 'CONDITIONS ..... . . , ` , , PRIOR TO ALL S�L BE SAT/SF �D OR FTYVY�TGLA%L►� ASSURED RECORDING THE FINAL PLAT WITH WASHINGTON COMM OTHERWISE E NOTED THE STAFF CONTACT FOR THE FOLLOWING CONDITIONS IS MICHAEL ANDERSON WITH THIw'`+ ENGINEERING DEPARTMENT. 1. Full width street et . m P rovements, including tra fic control devices, mailbox lbox clusters, concrete sidewalks, driveway aprons, curbs, concrete pavement, sanitary sewers, storm drainage, streetlights, street e. sand underground utilities shall be installed within the subdivision: Improvements shell be designed and constructed to the p reduced proposed standards for residential street, to allow the 36 feet pavement width for W 132nd for MornmgStar Terrace. f _ - * between � 133rd Ave allies and SW ' r Avenue. Terrace _ v►een S'i� 132nd Y. �ornin ►eta 32nd and SW 1 133rd feet pavement y ig' y; and for Morning Star ,.,.. 28 feat a��►emen� within 46 feet. of right-of-way; of 26 feet of pavement : Ord �►v'eriiae; Terrace southerly of SW 33rd Avenue and Morxx ngStar Court, 6 p nt within 40 feet of right-of-way. The final design for SW 132nd Avenue . coordinated with the adjoining - y u� shall be coordin.�ated wrath ,� : ' g r o �� w� d oixiin p p ' grin, connecting Bull Mountain Road: to verify the horizontal and vertical alignments coirui The turn-around at the end of Morningstar Court shall be extended to the southerly The et... l property p y . . - .. provide future extension. vide for on: line to FINAL OMER Ill 93.001 DR 93 0011/V'AR 93.0016/SLR 93.0006 .. PAGE 18 w Two (2) sets of detailed blic improvement plans and profs nstruction drawings shall review to the E' x tip • rOV'e be submitted for prel' xe gi,, erini, artmerit. Seven (7) sets of approved drags and one (1) itemized construction ction. :ost estimate, a prepared by a Professional Engineer, shall ' be submitted for final review s, ; i . approval (NOTE: These plans are in , ad � to any drawings required by the Building Division and should only include sheets relevant to public improvements. a. . An erosion control !Ilan s l be as part of t h e public blic imp ovement drawings. The plan shall conform. to "Erosion Control Plans - Technical Guidance Handbook, November 1 9d9i The applicant shall provide an on-site water quality facility as s e atab1iR ed under the guidelines of Unified Sewerage Agency Resolution No. -+47.• • proposed Order �'0 9�. 4 r The i .. maintained by the ° i 1 be vain and r facility shall be dedicated to the City of Tigard. The. facility shall y developer for a period of three years after the Conditional Acceptance of the public improvements of the subdivision. A written evaluation of the operation of the facility shall be submitted and any required repairs or improvements identified by the evaluation shall be completed prior to the acceptance for maintenance by the City. pp the public sanitary sewer and storm T. ., tend , �, ., � development The applicant '� °* sewer lines 1�. rxx ' ant, s��all ex i as e extension andior deve the .�oundary line, of the pro�ecf, a� � appropriate for the flit hneb p a of adjoining properties. p by easements, For public sewer end storm. drain .Located within a manholes ...:shall be approved oy tine Director of Maintenance Services. access to ana�xL . The applicant shall demonstrate that the storm drainage runoff can be discharged into the existing underground system without significantly impacting properties downstream. The desxdesign energy sip plans. : be detailed on the final le.n of the ever d�ssi� ator shall., public • p � provided area plans. . d as part of the xrni xove�xen . drainage details shall be rovxde 9. Storm . map drainage be Calculations and a Itopographic yna of tYie storm o.A Ana a basin service ax ea shall b provided supplement p improvement pl opment , based on r+�vided ag a sx�� 1�,naent to the public ins; and Pd and future lines of the serviceable area. The location and capacity of existing, proposed, shall be addressed. showing the eidsting and ' submitted t >posed contours which shall 10. grading plan shall be A , ad. snbn�xtted sho extend outside the plat boundary for a mininaum distance of ; 50 feet. In addition, : tied top • club elevations as shown on i elevations, xed to the to of cti minimum 1 n public x ro finished nt -. a floor shall be included on the grading plan; the public xinprove p pp pre-construction . g _. •. .. . • y of 11. The applicant shall make an appointment for xneetxn with the Cxt �� Tigard Engineering' Department after approval p but before improvement plans a roval0f the public lmeer and contractor shall be -�: ;� - on the site The applicant, the applicant's engineer, approved 'laps and • starting work required to attend this meeting prior to receiving h.. p� p permits' n . r... • i g i. • hate 1.2: Construction of the proposed public n� �provenrents' and sstiaca� uxl�n Permits ,... of B and approved the _:._. gi e .:...g � p • has reviewed an pp not commence until after the En n�.erxn De artm� nt �lt�ructon compliance a eei� tents public p agreements p plans, . opening . M1 t of all permit _ enxx� a permit or c ©n ti nYen ... ublxc xxxn i, ovements lane, a s ree o has been executed, execution of a developer engineer agree t and pay ien p fees. FINAL 013DER � 9,90 l DR 93-0011/VAR . - 93-0016/8L -0016/ n 93 ( PAGE 19 - wY. v. k . • Prior Own w�. at ming; r ceded'' with ` on County eratence As an alternative the aPPlicari r the public' improve -tints have, been accepted ' y. e i e epprcentiate Maintenance Bond: as na g wvxthin th a eos� =anent provide: clearances for future repair Work to the f ci1it by the Engiering Department �.. �, try o T e sulbtlivision/j tanned, development may be constructed phases as proposeda; Total devel4ment time for the prapoaed planned velopment .aY not exceed seven year '. .�� 'I`i �,ai�:i. V" Ater Department showing for review and, approval bJ the S�'��tt detailed pl.ax� p�► � the:location of water main site and water motets. STAFF CONTACT: Michael Tigard Water' Department• I a p% ant; shall ire ide aw'h:v the plat .recorder abed. has ;poste et ty o t'11itt► et �E1 �:C1 S shalll1: be designed term for Try 4 wail , public tuiild� lbca� q •,, plane for review and i pproval to the Tualatin :,Valley Fire District snout ing the • hydrants. CONTACT: Gene Birchil�l, Tualatin Valley Fire District. 1oca�.o�; of fire lid s shall be dedicated t Northwest open space tract : to the City of Tigard. �h �e€� Northeast and 1�ortla 18. The has top "D" proposed one foot reserve strip) shall be deeded to the City of Tigard. The es to deed Tract "A" to the homeowners � rQ ro ,� �► ,, �� ,,� :Estates 1 applicant proposes � association of Benchvxeva Fst pp � nexg assn • : j applicant proposes oses to retain ownership of Tracts "B" and C , to allow iibrhv�sr ��a�l. The app p r� ertxes • It shall be the developers y. to co olid�� with abutting ' g � ors responsibili�(; . � owners shall be responsible for maintenance of land maintain ,ese tracts. Individual lot ow , .. 4 easements; • ,� �_ .: p eon property owners shall within �,ox... ;Fervat�sori easements � however, the City and 11l�orningStar o : ... have the authority to enforce terms and ccnditlo�s of conservation easements, as specified and in the applicant's draft of conditions, convenants & restrictions. Ownership maintenance responsibilties for all dedicated and deeded tracts of land shall be specified • s, codes, and restrictions for this subdivision. SHALL on the latter the convenants, APPLICANT BE RED TO C COMPLY W THE ..: THE CONDITIONS PRIOR TO THE ISSUANCE OF BUILDING PERMITS -' permit � snit or grading on this property must b�� approved by the 19„ Any t I� Planning � O;t�n.sao�, � i�g •� and grading plans. Trees over six, inch approval Y = removal permit es in diame el oa a tree be removed only as necessary to construct streets, utilities, and diameter shall residences. Tree removal permits shall be requested for in two stages: Tree removal for the constrtxetion of ° public right-of-ways and utilities; and b. Tree removal for individual lot preparation. - the developer shall provide for an arborist to revview the plans r' In addition, �h p . .. .._ ..:.� and � � fo� gracing and tree protection. The Planning Division and arborist may prescribe for trees t o be retained on the site. A. copy of the approved tree y, tree r . l 'id` Division, ' and the Engineering De �artment through protective measures renoval permit and grading plan shall be ..o. v, a ilable on.ste during all tree removal activities. STAFF CONTACT: Victor Adonri Planning :Division. T D m SI" 98m0O1 ''DR 93.0011/V. 9a.1'16JSLL 93 )0O6 PAGi • cling tots' snail !oe cotac�►ee� ;fir c+d in ‘,1 onr ©rarice pta�ea on � �, David Building Code° Si NTACT: Da ▪ `+ nth Cl�.aptkr 70 : �� e Uniform � � �. • Scott, Building Division, " I _ . dram serving lots S -9 shall be extended `�to serve lots �� 3 -10, shall be F'ri�o.� .�a placed mm an easement, and should ba, called "private storm drainage ". Laterals shall be provided for lots 3,40, and lots 12, 33 and 34° AFF ;CONTACT: David Scott, Building Division. ° . �: ° .,q.+ . �,�rn. lot J. an .,. storm water drainage 22° , Private storm drainage ��atl>dt�ies for concentrated, a �� .fie lots 13 -25 shall be installed pursuant to the design and specification of a licensed engineer and approved by the City. STAFF CONTACT: David Scott, Building Division. shall subnntt evidence to the Planning Division s ,owing compliane with ��. Applicant Thal h e clear visio n .rit�ria of the Community � e o �.. �t Code„ Specifically, for the wall easement and monument sign proposed to mocated at the southwest corner of SW 132nd Avenue and SW 1►li nu ngStar Terrace. STAFF CONTACT: V i ctor .",.,doni'i, Planning Division. TIE APPLICANT SHALL BE REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION OF APPROVAL ,OVAL PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS 24. The applicant shall provide street tree planting plan for review and approval by applicant p the Director and street trees in compliance with Section 18.100.35.' IN ADDITION ° : o . APPLICANT SHOULD BE AWARE ,�+ L TIONS OF �wVA OF THE FOLLOWING SECTIONS .� LIST. . CODE; THIS IS NOT AN a. ,�C1�L►' THE COV�U�1I'�' DEVELOPMENT 1 • SECTION 18.160.170 Improvement Agreement A, Before City a roval is certified on the final plat, and before approved construction plans it.. y pp are issued by the City, the Subdivider shall: agreement with the City Engineer ar Execute and file an afire; • �, specifying the period within 1i which all required improvements and repairs shall he completed; and 2. Include in the agreement provisions that if such work is not completed within the period p y . _. recover the full cost and s period s� ecified the City �.�� corn late the work and r expenses from the subdivider: agreement shall stipulate improvement fees and deposits as may be required to be �y improvements e •. Acam fees g B: Tlie d ma .also provide for the construction of the stages and for the paid and �' p sta e a stated in the contract. • specific conditions therein e�te�.��ioa, of time under s ec>l ▪ SECTION 18. ..60 Bond A. As required by y Section 18.160.170, the subdivider shall file with the agreement eenen n supported by one of the following: assurance of pQyci,��Inance y FINAL ORDER e S ` 9' X001 DR 93-0011/VAR 93 -t)f 16 SLR 93.0006 PAGE ° 1 hums su • tifled by ar civil en ount Of the percrmance 116°, su':.)divider not cauSe out having first siacured wntt im by Eninee fridgua i 18.16().190/ Filing and Ecoi'dI in 60 days of the Cit7,T, revi(lw arid apr)rov the County for signatures of Cc)unt, 4:) the County, with n recor &lag of the recorded final plat. r offici eltnal plat ired by QS Chapter 92. e applicant haIl s hinit to the City a mylar copy CTION 18.10.080 Final Plat Al?plica,4on Submission Requirements • Three copies of the partition plat prepared,, by a land .syvveyor licensed t4 practice in Oregon, and necessary data or riarratire, ' The partition plat and data or narrative shall be drawn to the itliniinum standards set forth by the Oregon Revised Statutes (ORS :62.05), Washington County, and by the City of Tigard. , SECTION 18.162.11D Centerline Monnxnentation: IVIontattent Box Requirements Centerline Monumeritation for all Major Partitions: 1. The centerlines of all street an0 roadway rights-of-way shall be monumeAted • prescribed in ORS 92.060(2) before City acceptance of street improveraents under the following specifications: Centerline monuments are required to have monuxnent boxes conforiningio City standards sot for those motiwnetit,.§ withiii the paement area; and b. The tops of all monument boxes shall be set to Atlighecl pavement grade, • e 18.164.120 Utilifies , I All 'utility ines including; , but not limited to those required, for 'Oectiett, comtnunicatioti, lighting and cable television services and relateitfacilitiei Shall'be placed mitdergrottrytd, except for surface mounted transformers, outfo.te. mounted "' • fort aci- e4' 101a ►d di ision im z�ove Brit 'ii' J��d iflewalks, ctirb'o, "hk ins t or 00 MIS ierefor have, .been q Notice to Ch R quire Fork shall not begin u , 11. t e If work Ys discontinued for any rea5oa s. notified. 8.164.200 Engineer's Certification Require+ The land dividers engineer shall provide written certification of a iii pro riled by the City � that ail improvements wor anslupi and ' r9t,a o °ials, Are in s a ,card v th ;' current and standard engineering and construction pre` ',+ ti :es, and are of high gr ,de,;;' prior the City acceptance of the subdivision's sion's im rovethents or any portion the eeof,' for operation and Maintenance, $U 3DIVISION APPROVAL SHALL Vii, "). ONLY i 'T WITHIN ,, EI TECTME DATE Or It is further ordered that the appaca t . brit otified o PASSED: Thi s4-_ day of . 1994, by tie lan ' r � ' ' -- � j/ |� -` / � / �� | ~ . . L- / � �'_ � | / � / i / li / ' ( | �_- | � `---�___| | | ^ ÷:_-- � ' �` '1 . / . ___ � I '---___J-___/ / • *o _ | V II ! | +114 � 'n m . • _ = , .�`. ■ l ' | / - - i / I s N0_ , - ' l ir - \ \\\ \ \ I \ \ \., i 3•/:z_ 1 \ ; \ \ \ • - - i 2- II \ \ \ - \ � \ \ ) � \ \ \ \ \ \ \ \ \ ' ` ` \ � \ \ � - | ' ( | | | � | ' , | • . � | / ( . � / � � -__ ' _ ! / __ . - [ -- | / || ! / ' | / U | / � ! . • RECEIVED. PLAI1ION 2 , 1994 � .;�'ebi`1na 1', 1994 i ENei t atsvit'ESTATES "..110 13OTAINER' a ASSOC . 3130 1► irk.. Clearview Loop T,.. ardd.. OR 97223; 13125'S.TAT Bnl]L Tigard, ORc .97223 Tel: 5q3; -ti' 9 -4171" This-: letter Is' ,,regard Doi of ...Ca scad • Counl;.ies 9 ra pli6ati )Cr appxyiyal for, their' MORIlir 8..-O6 i,aci•e; 'the ' pott h end .af „SSW ,132nd 1'� r�r t e next.` tee` Beinchv ew .F ,�ttates "ss bdl,�vt ioaa,' whic a •'i�tii2L1 ey n 'mite ac ender a#::';your 1994 • n eetii g 'Our..assow.ation :'has ';followed he progress .of , do `eiopuoent of this 'land with great,'. ' ute,rest, ass � M..a.s, It ' � pia" �r s�r� ,u affect. 'Us aestt'hetical� end` , .znonetatily. a . .. s ;w asp• , tea e pact • kr,5n the env ro ite �t•' of: 5 � .'area'. We have,:.worked togathgrl rover the itnont� s and' addressed,, out mutual =concerns: fc tl eh pa operty ; h , variances' which 1r is ..requesting kae apprO' el, are: the kind •^' "which ' w it .atng ro re traet , c°e�reral� 4' �; earanc " and • a • e n " . ` •: �' ,•'S'„ , s S er: ��lanld floe °1 °Sion `� • tP. ; llnpaGj �i o, •. Gds t �, " � r :.m�.n . • I - e' .the. reservation ..:of ` t:. ee ud 'treed ;pen 'apace. rea. Therefore we,,'�e� ;e "sup�ron. °t n� � "` fir.' " O l�`Ley ,' .r h : ro • • pl �, royal or ev ..la pent of'tt �t .s parcel. fi rn p fir;, ark Roberts ty of Tigard II ad, 97223 ear , arJ As per our conversation list week regarding set backs for 1' o 'ni gStar art Mountain Highlands, I am enclosing currmnt;mylars„ Please replace these with any old rny1ars or any ;attachments tt I■he C &R's you May have in your pla raing file, feel ,tree to contact me with any qu. stions Sincier°l, , C 4 8C.[ ] b . COMMUNITIES, INC. (/Janet M. Johnson S.ai eS Manger Quality Residential Development in the ac 1716 Aiottliwest 700 N. Hayden Is /and Drive, Suite 340, Portland, OR gni TEL (503) 289 -9011 FA (503) 289-166B LEGIBILITY STRIP BUILDING SETBACK LINES AND CONSERVATION AREAS (REVISED) la nue uama«rsr waaeimiem; • BUILMG SETSACK LINESHAND ONSER =YAO AREAS (RE1SED) MOU NTAIM -TRAcr wA. s- 2 Z. TRACT. INXISSE LEG 8IL . STRIP LEGIBILffY STRIP. LEGIBILITY STRIP H G LANDS 8EiN ; LOCATED IN THE SE 1/4 OF SECTION 4, T. 2 S., R. 3 W., W.M C9TY OF TIG ARD ZS"PM:E. %In SE " f. 1 7, rAEREFO hies : to the Conditiotst Covenants an d Restrictions for recorded August 26, 1994 in peat No. '94079059 The setback lines for : 13 shall be c Northeast side and front 10 feet to 5 feet o r the , the 'reside � � ,i. !. a ,, � :A � �� t ` " EREAS Article IV) ' Sect m a.R s Arum e ; off'; t`he amen en t o f > id CC A =s upon approval by the owners of sevOi ty eve s pcTcent of tie platted lots 0 ` 1'GS 11:R, and iff `f F r EA $ Case e Comm thoer o � v eutl. f ercent of the platted lots in l d R! GSA', , 1 Cdr THEREFORE, Cascade Co., tics, Inc. hereby a to the Condition Covenants and itestrittion5 recorded Av gust 26 1 994 in Document No, 514019 0 , ;« olio s The setback lines for U t 3 &hall ;.eh changed from 5 feet to 10 feet on tl Northezist side and troy ffct to 5 feet on the Southe , t side. IN WITNESS WHEN e nndersigriee , bein eclai.aarit b ®irf„in,, ere set its hand and eal s s this ay of April/ 1995. CASCADE COM1Vitilir rIEs, YNC. , e, Oregon riISSio ire ±A71,401,AjtatiNsopi NOT iY PU i �C CPFGoN COMMIS`:: ',N4 NO 611,571 MY COMMISSION EXPIRES AUG t 6, , t994? Fax 389 -756 Office : 289 -744 GREG wINTER0WD f: ` 289-7G S6 Office #: 73540853 atieat Via. a ' w g742-4 *atter So 'ATE: FebrgarY 2g# ;t :94 T 10:11 aa No. Of Pagan 1►, nc1udling this cover) : 3 Equipment: pment: eaurnon Fax L770 (2411,our automatic) In caZe of!!}`tvrcat' iito. soauDsr ot 'OAR =goo** Li not e ii ro ��. 01101 �f �iai ei9�1a et �. . •' aet Utfi tbe tS 1.dw �s��,e„ .3r ., � � � ' 4ir�i.� «sue �►' �a�.�boar�P oil 2/28/94' f1:16 ft503 220 2480 STOEL RIVE Z002/003 STO L RIVES BOLE! JuMES tic GREr February 28, 1994 TO: DICK :w SDORFF, SENIOR PLAVNER CC: X1. Doan Oakley, Mr. Greg mi nteroad, and Steven L. Pfeiffer, Esq. PROM: MIC L C. ROBINSON RE: Application by Cascade Communities for Subdivision vision, Planned Development, Variance and Sensitive Land Revisor Appro' al As oukno,weh awdiscussed the question of whethar the Washington County Bull Mountain Community Plan (" �� ' t �� site. e vndocument answer this question is. the Urban Area Agreement �PAh" . y Washington Con, my ,, The UP2 A governs the territory Gh ( teas "A" and "B") shown in ;Exhibit A. This site is included in Area A. The area within Area .A is referred to as p Y '� L11 (A) (1) a The UMA the .eot eve Laruninc� area. . � pa.rae�;�. aph 4 the city as the responsible party for comprehensive ,.. a�e�r,�na�r�� ;planning within the active planting ar...ea ., Paragraph aph XXX (A) (2 ) . This property is designated by the Tigard Comprehensive Pan ( "TCP ") for law-density residente l development‘ p eent s a lti the TCp states as follows: "The Urban Planning Area Agreement • " ". r drawn bEaWeen the oi,tes and the county, identifies i reas of planning interest, together with appropriate ... . o i� licy Y commitment (4.411, growth panagement strategy ak,; exation policies) . The up r provide an opportunity for the cities and the county to comment on a variety of land ,3 in uniincoxr;�sarateel Washington, use amt �a�C�A� County a 6R save Plan applicable ... b takes t e . Washington Nothing CoM e,n � . ,. ... to tie pity of T�. �aaed. pr�h PP Therefoter it is my conclusion that thy. BMCP does not apply to this application. ginoe it is not aNp1ioaha!,e, it i4 not an applicable review criteria. ��. y' r� �'tx,,,s ca '" .. , e tined b . ".. the fact ' that . oflthe�Dpl ► provides that "the county shall paragraph II/(B)(2) P Pvt.' -1c 224 s II ; U; to the COVENANTS, CON XT 014s Al I RESTRICTIONS iORNIN STTR Ufa,.2 w CITY OF 'rT RD, WASHINGTON COUNT STATE OF ORtGON WifEREAS, Cascade Comtnun7 ties0 Inc,, i0 the eclar nt. for MORNINGSTAR No. ° , a platted subdivision in the C 'Ity of 'Tigard, County of Washington, State of Oregon, and MHERHAS, the Co venante Conditions0 and Restrictions for to recorded in Book �.,�. ..� Page :,� .� of the Wasl a.x�Iton County Records, and MORNINGSTAR No.2, hereinafter referred to .ase CC &R s were duiY f said CC &i3' s provide for 'SIR �ERE�AS, ;�rti��le IV, section �, o y owners of the amendment of said C p approval b the ownlN��T�a. seventy five (75) percent of the platted lots in MO No . 2, and 10IZREAS,, Cascade Communities, Inc. is the owner of at least �; . . .. ° n MORNINGSTAR asevont � five i 75) percent of the platted lots � No.2; NOS, THIERgFORE, Cascade Collrdmunitice Inc. hereby amends the Conditions, Covenants and Restrictions for MORNINGSTAR NO.2 Subdivision as follows Article II, Section 4.D: imuterior 1 aer x ADD: "Homes with exteriors of sstuCCO, or stucco substitutes such as privet" 4re exempt from this requirement if the front facade includes sufficient and appropriate corner and detail "blocking", as determined by the Architectural Control Committee." is AI b: "No fills of any kind may be placed on or Within the Conservation area". Article II, Section 16: ,� tint 1ek.ion .of . l.c4]f?l,.. ��.. ADD Subsection 16.C: "Cornservation areas 'are exempt (rain the pro ?isskonss of this subsection." Article II, Section 1,►. Car eerviAt pn. ga i ostr -cti nom y Section r• �+y did � ..... «....�....�. CHANGE TO READ: "No teimporary or permanent structure of an kind, including but not limited to oar en too/ shedd, Page 1 of 2 AMENDMENT To COVFNAIP1'L . cam Ttoms MD , RESTRICTIO V } MOR ' N No .2 AC lOWLE DEMENT • STATE Off' ORECO N County of t& 1 t nomah The . foregoing instrument was acknowledged before ; "n this day of August. 1994 by bonald, W. Oaxley. Pta jai 'aacade Commun iities, Inc . ; on beh(i, if of the p Notary Public or Ore !OsId My Commission iiiVt7lglii ! 1:. 10 3 ELF 149+9'..LF a IroaM, *117s, C)N3ITIONB IIMOldtalGSTAR CITY OF TIGARD, NAS; INNTO� STATE OF OREN Uzi RIcTio FIiJ►�J�si6J+di. S, Cascade ComMUnities, Iris MORNINGSTAP.p ' a platter subdi isibn in of Wash ngtone State of Oregon, and WHUR S# the Covenants, Conditions, and, Restrir tione fair �_ M �� lea dQ: y ORN1NGBTTAR, hereinafter referred to as CC& S Were duly recorded in Book., ]aqe of the Washington County Records, and the Deci lnt for C9,'f1 ardr Oun wHEAtAti the amendment seventy five i1rn RFAS seventy five , tic .e IV Sect i n f sa .d 0 �' rovide fob o said GA R % up approval . h " h .o n !rs f (75) : percent of the platted lots in MoRNIMGSTAR, Cascade Communities, pica is the owner of at leas 75) percent of the platted lots in MO INGSTTAR; NOW, TES - RE -FOE, Cascade Commis it .ee , Co edit ons, Covenants and Restri ions fo t. Subd vvisi©n as follows: Article II Section 4.D: B2s12KigLjaxLgriglg, c. hereby amenda t ORNINOSIAR ADD: °Homes with exteriors of stueco, or stucco substitutes exempt , froth this requirement if the such as '' �x�vet , are e „ �r ! suffidient 'and tappria Architectural Corner anc ,. ail - ba�P ,includes s front z�.c d et t blocking , as determined by Control Comm i .;ee n Article II, Section 14: ,jte Alteration ADD No fills of any kind m y' thin the �o a be placed On or � conservation area" Article II, Section 16: ,021mm 16on, D.g °Cons on areas are exempt f ro t y��y/yrvai�a:., . m' ... r a ns�' Subsection 16 0 the Provisions of this subsedtion:'i %.► tide Ii section 17.!on ° but - ..rary or pe ~,.mane �cture ` afl` .. Ci�TGE TO READ a tots � ' find, including but not l mii ed to garden/tool age 1 off` e ic ry r .staCuctur i a� ioS, ooMnnu �.cit* dew , . o adceeea , , tae(.'./, Placed +inn, .or above, 1r,r maintaix ed u ;ori {;ft. e , icon ery do area . However, fences within the: •` o�neervat�4zon are permitted ' subject to 'the,` •pir °ovit4io . e „. o section . wood ` decks: (including wood :34,11621,,,,i':0 said c et ), eaten up • to � . feet into the 'conservation, area rov 3. dec they ale. t •construction y`an 1 ,Meet ;,,4 . other appl;it.a :��a�ort�a�,; �y •.doe • codes . Said decks nay not'' a ta'nd utility easement , areae .o ,r into the . area fttw ae the 'pro's ect0 side raid .units' of tic, building enveiop and the sid s `property, luxes a ,tie ■ Ii Ally is replaced with �anc, S pet'oeded,;, PLACE: Attachment Bid�n Setb�� l Lines, the revised Attacl�merit � "A”, ,�.., Conservation Areas for MORNINGS` AR" , , t'ed .August 18,, 1994 attaohed. WITNESS WHEREOF, the ��un .ereignned,., beiAg Declarant hensi as hereunto set Its nand ' and seal this day of August 1994. CA'SC E' comma JITI AMENDMENT TO COVENANTS, CONDITIONS AND ACKNOWLEDGEMENT: STATE Off' OREGON' County of Multnomah The foregoing instrut a ,t was acknowledged before me this day of August 1994 by Donal �. Oakley Preside-it : o Cascade Communities, ice , on behalf 0 he corporation. iota y Public f; r Cy±`�': '�7�1 Mir Commii eioii E : e i:. Pas a 2` BUILDING SETBACK LINES AN CONSERVATION AREAS LOCATE WA5H.N U 8T �t224'` C % \ \ l 1 150 ---i 17' t r 'A :4001 S.F. \ \ '61 \ c a tail L - --r -.-,-1 . 1 pNSER+�Ana+,ri a w _ ---14_ ) t r �c r t _ t 4„7'4,:3% TRACT "A z47 y fit` 43375 <SF :. ' W° ISREENF'IELD DRIVE AC' "C,, Emu 4 OF FEG N 113U S.F. .corzfivlincm,Aaek c)1 RVA1iON'AREA logy • • • • , 0 •,0 • • tx. co EIVED PLANNING TUALATIN VALLEY FIRE & RES AND inti 3ti 1994 -,,.1,11.twE TON i?litE rrIviE 4755 `,`,v.,„ orit`fith Dliv,,e • P.O. Bo )c 475 • Boilvert91), OP. 97070 (503) 524-2409 • 26-253 March24, 1994 titzb DiLulloe Jr., POE. OdkleY Engineering Inc 700 ta. Ltatiden Igland Dr Suite 340 Portland, Oregon 97217 .116: Morning Star Subdivision Tigard, OregOP Dear Ugo: Thank you for your hard Work in putiAng together the documentation for the above captioned • projectt, I believe the documentation does capture that S.Wo 132iid will ultimately be extended to Bull untain Road to redtice the hazard of a large amount of deVei‘onMent `,,trith no through circulation. :t would enCourage you as well ar the city ,or Tigard to preZ$ for extending 132nd Street thrOugh and alleviate the dead ends that are being createct. Long dead _ ends create great problems for fire department access and fire fighting. The fire district is willing to awcept the documOntation Sent forth on this subject and not stand in the way of tio, Horiling Star subdivision deve1opment.1 Tf 1 can be of any further assistance to Ylu, Please feel free to eontact me at 526-2502. ee:•• Gen Bitchill, DFM Plans Examiner Gb:kw cc t City of Tigard Planning Department Pokkitig"Smoke beiteiirs Save Lives • : Cascade Communities, Inc. March 7, 1994 Mr. Victor Adonrn �'.anner City of Tigard 13 125 SW Hall Tigard, OR 97223 SUBJECT: MORNINGS T.AR PLANNED DEVEL OMENT Ca'OR 93.0011 / SUB 93-0012 / VAR 93 =0016) This letter includes several brief comments and summarizes our request where we differ from the original Staff report: ace: We request that the 71 acre Northwest Open Space be dedicated, �; This � � . ,, , belong to any one private h significant , ty should not b g Y p �; to area is a conlniva'�,i as �ai ixid eti:anee cre�tA� need to cross this privately homeowner's association Further, p . the City maintenance area utilities This request is owned yea to access existing public utilities (as they have_�do� � recently). q supp by CIT e v r' g the supported b �,IT'�Vest and Benchview estates �oi�nedwne� s A;,asr,�ciatio . . n We s� es following substitute wording for staffs Condition # 1S 18. The Northeast and Northwest Open Space tracts hall be dedicated to the City of Tiga Ewa T pact "D" (a proposed one foot reserve strip\ shall be deeded to the City of r ard. The applicant proposes t.. e1eed Tract "A" fm Like homeowners assoc gtion of Benchview instates 1 subdivisi n. The applicant proposes to retain ownership of Tracts "B" arad ` "C „” to allow � consolidation with nth:. . . . abutting prop e. rties. I t shall be the e developer's responsibility to maintain these tracts. Individual lot owners shall be res p onsible for maintenance of land widest' cos conservation easements; however, the City and Mo � � �g property shall have the �uthorlt• to enforce terms and conditions conservation easements, as specified in the applicant's draft Conditions, Co venants & Restrictions. Ownershi p and maintenance responsibilities for all dedicated and deeded tracts of land shall be specified on the plat /or tiL covenants, codes, and restrictions for this subdivision: 2: ,, :. - t have recemmended et�� the street �' - � ,a.4ys City and SIT Wes � tact i n - The � sty � _ line t to indicate to the public that the street 'would be property _ .. , � r t :. p street all the way to his ie n c6 be extended to the it extended in the future Dr Paull's concerns are that paving the st . ro p e line would result in the temporary dead end street being used to store RVs, dump P trash, or as a night- time parking area We def er to the Plann ng Commission's judgment on this ssu Quality Residential Development f w the Pacific Northwest 700 Ns r'' den Island Dig ve. Suite 340, Portland, Off' 97217 TEL: (503) 289 -9011 FAX: (503) 89 -7656 u for )f t`;\w si eP,aq011. •s 0µ^ e • • • •: es, we 03,02 ►'94 13141 X 503 289 i 65i Q�a2 1.)k : 13 5 ORPr C OtAc 1e5r En9r, Inc P.02 i{3 Bail Orono 1105$ SO 135th TL(pr'd, OR 17223 5Z -0345 rte$ 521->N31/4 erilai k 3. 199' Picas . L ng CannissA. rd CiTif 4r T 0ORO 13125 Sy Kill Tigard, OR 97 &ZS+ --1 ?l room 694 -7, 9 4:711' !i$ES1 LONG hSE M rnIITTfz OEET2 13 TU.ESO W f fI th t ft 1 SUB: SAO 93-41012 / P'SR S',.f*•Qi1 ' i 00".' 33 -11 6 / CIS CISW COnOUWITIES MECTINIS court) TO ORDER Sn 613 �S PRLSESt4 Cal Uenlerlf. Oeu Fronde,. bill 1r0936 Don Sills, C90 OaklOV and Greg Uinterraaud a PRIPOSOLg fmreleer°s Co s .derad Cast. approval of a new subd ,uatsion in the Terrace nest to the genehulem E* tats Ellinte7iou4 neje a presentation the Canouni ties Ina m' n r egMest for , slay 0 / 1 d and as ech�F ear 1 Sn di�o .sia�a • Nsarl Onk a to and pra��pe�sed latiellO �.Ier Subdivision. n as u enbm�rs. a�naeei®a sslj r etloo ed app *r°oua1 .4f the 4 r i aff o bdiuloi:i s Ind a ccaalpan i ,r �' 41 p�lna� di'�e+�opl'�1��r'� and c�a�r^,iafte0u tallith t400 dand°l'tivn11s2,, t�rT`a;�" 't► 1 +�s�rb -ee as �_ . SI ��a F'a!�13. t ��i �etae�cf and �"�1.I I r �aa� , �i��n Sts Ca�srt t� , rnet Id r erfielery :street oyster $6 the area• dme.•e1 cps and it) ensure anaahl j euo A tt+nc that this atr•Oet will mis some a thr*Aoh itr°n et 'ar:* the Pa411 Tract d ;temps ; and * I' i to the ocil' ,1 5% ' r n see to the �;Ip nrtftr to 1in�'e ��r air ~� �pe� s� she natuet1 arca up send alidmin the len oth at this ` ajar rle ainaRa an,V will he*cne A nubile tor~ e0s0p as the ores deOetOps Ir Rera ae®tfgixp s ab! Ltt4 ! a aA l l geOgge lure O akl e see seeg Viester4 0 • • A a .• ° V 0 w CITY OF TIGARD PLA dN!NG COMMISSION REGULAR MEETING MINI i ES February 28, 199 CALL TO ORDER President ]byre called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic . 'uric Centers Town Hall at 13125 SW Hall Boulevard. ROLL CALL Co President Fyre ; Oanimissiomes Derrang, Holland= Moore, Saporta, Sato, , Schweitz and Wilson Assistant Planner, Victor Adonri Senior Project "Engineer, Michael Anderson; Senior Planner, Dick I3ewcrsdorf and Planning Commission Secretary, L,el,1ee Gemmill APPROVE MEETING MINUTES Commissioner Holland moved and Commissioner Wilson seconded to approve the Pehro.ary 7, 1994 meeting tr ' on passed unanimously by Commissxonerrs present ria�€t�n minutes. A voice vote was taken ,ono ate motion PLANNING COMMISSION CO1ViMiNICA4I°IO1lT a e Senior P`ar..lner, on that the Tigard City Council appointed Michael ollsS��3 to Dick �va� d�rf� informed the Commission vacancy on the Planning CommissiOn. STAFF ,T PORT Inc. b � g the staff � �.pc�xt regarding an applic��on t�� Cascade Communities, ° i stun; Planner, gave .r s Victor Monti, �ss� .. . . ; ... . c preliminary plat/Planned d Development conceptual pan approval to divide an 18.0+ �h acre parcel Tinto 34 lots ranging in size between 7,670 and 2.X74 square feet. The applicant proposed to ,p: p. c_.. ,. p • p' . ' . pp q approval applicant also requested dedicate two open spaces and to de�elo this sa�bdiv�si ®i� in' two b�lss�5 The a li . addition, approval of special setbacl of 15 feet proposed development. In the for all front yards for the propos . ply requested w well ennstru �. �� Se�sattve Lands Review approval to allow along and road development and nt,�it;► won . . � . a ean� re u�, ed �n slopes m. excess 25% as well as to clew utility construction within a dra ageway.` Three variances w�.... . of t� ted The property m question as Iocated south of the southern 'terminus of �S were requested. SW 132nd Avenue and southeast of Benchview Terrace. PUBLIC [MIMING APPL1CA ` S PR + Ii -kTIOI" ri . .y Don Oakley, Pre sY t of Cascade Communities, �� taes, Ite..71 Ryd en Tlan Drive, i. �...i , d , gn L ow.d.aa lu ced n hmself and Waited e � �6dbntIPS .�d h of this application. Huh Oakley mentoned he also represented ukley .gneermg,, lA(�q an presenting the engineeri g and storm water aspects of the projects PLANNING COM I S1ON MEMO MINUTES m ,FI BRU. '''� t' ... 1994 PAGE ' •b Mr. Oakley gave a brief overdiew of the IViorningStar planned development, Y ts location and lot sizes. Mr.11'interowd Winterowd Planning Services, presented to the Commission the environmental issues and planning considerations that went into this project, the open space and how the developer proposes to usanage tha open space and tree preservation issues, Mr. Oakloy outlined four engineering considerations: Storm water quality: The developer will meet all of USA SWIM water quality requirements and USA concerns outlined in the staff report. Street pavement and right -of -way sections: The developer concurs with staff recommendations regarding the slight adpstinents of pavement and right- oftway, The staff recommendation regarding the cnl.de -sac to continue to the southern boundary of the site: The concern was whether the area would become a possible nuisance to the private pt perty . Mrs. • Oakley suggested the possible alternative of dedication ; ,� y allow of �r and firs Paull. Mr. C�akle sh►a r for futu a extension. Fire district comment regarding the accessibility to the site: Since the rcport, there's been an undemanding that the pavement 'on 132nd wae sufficiently amide enough for emergency access and all parties are now comfortable with the proposal. In sunimar , Mr. Oakley asked for consideration on the following four issues: -de-Sac - consideration t� avoid construction right t Lp te the private property of Dr. arid Mrs. Paull, Conservation easement areas be owned by individual ?lot owners rather than lutnecR;ers association. Tracts B and C to remain under ownership of the developer. Ownership and control of the northwest open space area - suggested dedication to the City. ire Corn issi, n addressed a few questions to the applicant for clarification. PltOPO lE;l I' "3 ay,. ig: , , y . p Tigard, thanked ... ...., 11�r. Don Sill, �3 �� ' Cleai�vredrr �� , ed �u. with the Benchview Estates Homeowners Association stating � �a�e. for his cooperation _ . _ .. very closely, the atisoction. Oakley Mr. ;: al informed the Conni ussnaia that, there is . g of. land s w►i th a.�so�.��iatican thought belonged to Benchview Estates ; south of the association. that the A�xd i�... r s and have since learned it is part of Mr. Oakley's property. . ... tie ° requested at this border property be deeded to Benchview states for. plaything has sated that � i:lQ�7 �1 u and upkeep and indicate Mr Oakley gr the C >> planned for MoimingStar have been i�a�� ; eed. �"�r the � . i reviewed and meet or exceed the standards of Benchview e Benchview Homeowners .: ... w �. s lions . , . ,. 13e �►�Ii�,tiv 1,�,,�,tesa T� Bencliv►ier,y Estates Association is favor of the revised, Rio in rnaaagStatrr development. David Paull, resi, at 13277 'W Bull tc ountain V Dr. , 'duig:,..:. � ., �' :. Tigard, spt��.te :ee�,ar1� his property located Road, south of the. proposed development D:, and Mrs. Paull do no Vial. to dcvei' their property and see no revaka to put a partial read to produce It sail de sac which may e!.trage par ng for boats, trailers, PI..ANNING COMMISSION MEETING ING . - FEBRUAKY 28, 1994 PAGE 2 w . • . a : . e � . ,... , � , �. ^ a�rbage, etc e felt this development is going to significantly infringe 'o' their privacy and hoped the rom fission wouldn't make. it any worse than it's already 'ping to be The Commissioners questioned . r, Paull about his Iei°96„ Paull rer�popded au fir. to the cu � n 1 de sac a that he didn't c being � �►�P to his property 'line o�► +�� to an unimproved right-of-way wa can dedicated to � e OPPONENTS e e. 1e .� - e of � PCB 3 spoke � .Yen of �'�+� former cl�[aYda�an. o � �..al'V4�c ma �a-�`, 12356 fit., Tigard, former Chairman 7� P -eluding t A lication r e e ♦ e r . .. �on.oII this property , WaS reviewed application. y Woolery indicated the previous application �� P H P'0-3, NF O-7 regarding _ op4- spaces and Bull Mtn. by l�� and �,� Q�� and those comments � F ding � �_ Comprehensive Plan were not included in record. Mr Woolen Wormed the Commission that the n West was not �� formation of CIT''s from NPO's and properly notified due to the �� period between t �Ti�]1 a h1� with the r- �� Land that � ICT'TWes than not reviewed this application. Mr Woc e o eis ,sed this Cr West sand Use Sub Committee and he felt the public input into the matter hasn't been. adequately met Mr. Woolery continued and a a esentation be. made - °r p concerns. a�skeo. for this to be icon , p. o � � � d� tax the C� Wi,,,pa for input of rtcer�ns Mr. Woolery wanted to see City space (conservation ,. � u ownership and control of ��r wants the open s ace �semen�) under the joint ��wme Wetland Conservancy and City park system or homeowners CC &R's. He alto voiced concern about the e t .. 'stub" " eet !n e Mr Woolery asked p �' P o,�, hearing tub stn responsibility for the fitters development of the proposed s ool �. continued " U r o ._. plans . ant on the tans or that the be for 14 ��v� to allow the n#s �e�a� 4�P� review '� and C:�'�J•4�3 from the leave the record open and include the p e ous comments , previous application. REBUTTAL Inc,, Oakley adel er ed some of the comments made by Mr. Woolen,. Michael C Robinson, Attorney at Law with Stoel, Rives, Boley, Jones Sr. Or ay, representing Don Oaktey and Cascade Communities, said if there was opposition to this proj.;ct there would be more individuals present this evening erns 9e felt Mr. Oakley had done a god job addrea sing the tiffs e�✓ernn to voice their concerns, ��,�� neighborhood mee . concerns of adjacent property owners, and .�� c�;.... ��i ?tne�t and h�td a�e�gb ,gs a nt dlevei There would b no p pse for a ontinuanc except to delay Ile applicant. PUBLIC HEARING G CL OISE The Commission addressed questions to the staff regarding flee transition from NPO to Victor Monti responded that all requirements were completed within the ettablithed datelines, $S, notification and information Was malted out within the timelines and that notice were sent to chairmen daring the transition time. Dick Bewcrs .ors. explained the two step r - prub ess and indicated they re d � leaned �to the �o�rrr�snom Doti canon both completed as x e u fired r �e b P � COMMISSION 'AO S"I"T; � ` �1 V / a a' smmissioner Moore expressed his opinion that eve q effort was oade, �a nod o��l� o ositioai is that every effort wOs made 'aand Inform no a !ndividuals��anw(�foUr� onths haty since Dossed. Con is ione� Saporta atated the devela pe r has to be commended for the' effort made. githou g;� the developer complied with the requirements, in this �dasse due to the transition t om COs to :.I s, there was confusion as tt who s . � .., � , to n�t� and ��nsr�,�uently some of the wrong ��li:�d>i�;�s were notified., Commissioner Sehwei.tz felt the applicant shouldn't be held back because the prose m was . done correctly. Therefore, it's our responsibility to come to a solution based on the information presented. Co nissio ter Saxton was bothered by t .4 <, bounced back to the ar ion and said the _ w is . e to Inform CIT West. Commission meets alaain next Monday and one week �s su�`��n�t �� `° There was a brief discussicrit about notice and meeting requirements. The commissioners agreed to not • deity the decisions Commissioner Wilson agreed. Commissioner Holland believed tit neighbors were notified adequately. C ommissioner DeFrang said it was t nt'ortnnate the word didn't get pased : .. d nioang the prtper way. Commissioner More mentioned that if M woolen; felt strongly, he could appeal and request a waiver of appeal fees. Commissioner Saporta moved for a 03ntinuance. The motion died. Commissioner Moore outlined the four points of merit President Fyre entertained a question from Cal wookryd Cal Woolbry requested the Commission keep the record open for seven days. There was a brief discaggort regarding this request, Commissioner ' , v A _ en o� th� four poii�ls. �e�ztrd the dedleat<en. of the n�nss��raex h�o ®re declared his >r�siti area to the south, he lilt it,. i unimproved area* , f, " g id* '` the t4s�1�' � t°�atniaai at'eaS he felt the easements Ihouid be dd eeds d to th e landowner t re ga r Tracts 13 and C, b�.sai d awnerslip should be naintmned by the developer for figure i t%: de deditatiOn a she nc� resit 0e� spies sh�►uld be otheCity. IANNING COMMISSION MEET .:.. ,. x L PA. 1cs a, Commissioner Saporta said he v ie ed the, applicants proposal p and s special circumstances, conditions p PP , ' . ary preserve � 't erosion.. He further said the �y � r and the variances as necessary to the trees and haic� applicant did : dxcellent job with the subdivision and agreed with Commissioner Moore's remarks, the modifications s and staff report. Commissioner Saxton said he'd like to see the cul-de-sac be dedicated and not improved. . ie Commissioner � thought the northwest open space should be dedicated to the City. He also said there should be a pathway between lots 15 : ,and 16 or 16 and 17 for easy neighborhood access to the open space. Commissioner Wilson agreed with :~ill the amendments and conditions the developer proposed, He questiorie('l staff regarding street names and the alignment of 132Nd. Victor A omi responded that street names are coordinat ed b y the Engineering Department. Commissioner Holland agreed'with the developers concerns regt�,rdng the 15% grade of the streets; the large open space should be dedicated to the City; the proposed easement be owned by property `°;-ixter , and Tracts B and C not be dedicated. Commissioner DeFrang asked Dick Bewersdorff for clarification of the City' concerns regardingthe intenanye by the ?arks Department ent of the op en space and said he f l it was okay to dedicate it to the City. Commissioner ssi©ner Fyre expressed to the Commission atis concern about the future uncertainty regar ling the extension of the ha nerhead- south: The Commissioners responded and discussed further this corms and all agreed it should be dedicated. . i Project , ^ . suggested a cash e be made 1*� '�ctiaei Anderson, �enni•��° Engineer, a �; by this developer and put in an escrow account. He said this would says the .. developers er,�t �� the t... satisfy a de . _��ers _ w�, �atto�a� to take d.�+� ir�iprovenaents to the property line which would be consistent with all other developments. President Pyre wked that this detail be 'taken cane of by staff. Commissioner Saporta moved to o approve . _ Subdivision SUB ...93-00129 Planned Development PR 9:-6011 '6 e VAR 93-0016, Sensitive Lands Review SLR 93 -0006. Dick Bewersdorff brought to the . , a c d ..., - - "ether � .... .. , . ,.... � „y the record open for seven gh �is�io� s atteon their obligation to keep and said it could be brow ht up under Business at the next, meeting. The motion was withdrawn The Commissioners requested that the record reflect they were in favor of the amlication. ry . .... , -. ., a � y ..: •t' • ' .i. �i ' y....... I .... .. .. p seven Cal '�ool� . asked the Commission of it's ova for record be held open for seev�ern days He informed the Commission the Cif -Wes meets tomorrow night and the comments .. �'mts tad be entered into the record by Thursday. President Fyre iiuforrtted Cal Woolery that they'll discuss this issue under "Other Business” at the next eethig A rem was called at 917 .m. and p di; meet* reconvened at 9:27 p PLANNING COMMISSION MEIBING MINUTES sist Ita WORKSHOP Dick 'Bewerrdoff reviewed the concep t for the proposed amendments to the Planned Development of tide Community Development code. He explained that the last time his was discussed, staff was re quested to ask the CI f s ?bout the proposed changes. The Cm's did not respond. He further explained the proposed flexibility with e p F „F changes are designed to create some f� � p'�at>reed development procedures with p • by levy and Bill Gross. The r ®ce ores and rn•.,.�nns °Them, were two unresolved issues raised, b V6t'oo two • provisions g • development and use of the PD in Y��e .� issues wit � concerned allowin commercial �, . established areas. An issue r the Commission to consider was whether or not to allow PD's in established areas. Another issue was whether to allow a n bdr g of uses and mixing of densities. • 4n Commissioners aske%I Dwelt Bewersdorfzf several question to best& r understand the proposal. V � � � o osai. Commissioners agreed they liked the coiitce t and the better cositrol and continued their discussion • .cr ... r: .- • PD request and compatibility of uses. regarding criteria needed for denial of a W• President Pyre welcomed Bill Gross to the .workshop and asked if he'd like to address the Commission, • 11035 SW 135th Avenue, Tigard, addressed the Commission regarding dill Cross,, 3 � Tigard, -i ,the established I�treas, ^ is, ,, bringing in mixed uses - commercial and multi-family into flower density areas. He 5idbicef, �, b. concet�o about br9 . He also mentioned s observed the way the amendments and ordinances are drafted r way and felr. there was inconsistency with two chapters in the Comprehensive chapters p eiisave Flails The discussed Mr. . r V regarding the p e CQm.�..ssioQers discuss v�nth l0�ir- Gross and dick Bewersdorff further reg ' ,� ��pioval, standards and various ways to modify the PD• g Mr. Gross stated that he agreed with the intent of the amendment lop In closing, • 'concerned � - "over- reaches” �_: ruches" about the tatixng of uses. t ..Discerns it �v The Commissioners talked about the uncertainty of the modifications. Commissioner Saporta moved to forward a recommendation of the approval of the ordinance to amend provisions of Development 1 and Come Code ,,, _ .. Sections , 8.8(i ail(' 18.92 of the Community Cod. ae ardui ��. �d development 1 a awsd 1g fi6 x. �. procedures lot .eiz. averaging and a g p f rocce zone changes removing the PD overly designation. from seven areas on the City and � � .� a �,'ity of T%gad Zonir4 District Map. Commissioner Holland seconded the mo' ion. President Pyre stated he didn't agree and said it's premature and he melt it should be looked at a little more. • ,. i �i.,..... ,... indicated liked ,J„ w^ ��qJ�Y i r v x p it Com issi®ner X01 a indicated he liked th zi JOY �t4it; ,µ rga, Aidffient wag Witten And said it's been reviewed ewe past fall, Commissioner Moore agreed with Cot issioner Saporta saying he felt it gives tb,e .. . � ininissioneit and staff more flodbility with control, Commissionee Saporta ssggesteu en d ri the motion to 4A eludo commercial deVelopreot, PLANNING COMMISSION ET I N G M ' " • " B t ' y 28, 1994 PAGE 6 `�o n n� 4 �Yl t to 'her ja Ike �� d , Iran on iissiouer 'Schweitz rec non en ►' Over Salton ►n entibd on the knodmcat on a �► " s for the denial of a corimereial request ► t r a ib o ; c sc' io.a� reg rdi the;i no n��. ►,� 1.11‘ en eta to e o ea t to►lq .Y I�u as oari mall tate�4 • 7 er wads a roi4� ` ►�1 7 1 s ►a nets Wilson i?e prang a1�s gin. � : n110_ o Caged.,. R 1` VVtt ;I CS is ewersdor f tanked briefly to the Abe uied. ae t adj uruei at 10:15 p.m. O issi- /1 R bout the Plannin g ( pinion training sessiox It Is ow :n.,:staacting that the public hearing with the lanning Coinniission, i or Februar 2 1994, X have enClOgtd a copy of an arbotises toport on the site. Dave Ha1sted ha ewe the proOsed development plan and proposes the encosed plan or tree manaierne il at 41 A , • At S David Halstead, Consultant 8,8 Re;). 8ox'1132, ts.ialatin, OR 97062 Phone: 5 03) 24 1383 January 24, 1994 paci &liits,Jn� trae'care and' preservati,a Of. tree$" ,.TTN.: Donald Oakley Oakley' Engineering Inc .700 N `Hayden Island Drive Portland, OR 97217 Pear Mr. Oakley have inspected the site and the Grading and Erosion Control p � art rot plan dated 1/17/94 and submit the following tree care. Preservation program to insure the best results in the protection and removal of trees for the "Morningstar Subdivision" k, Because of the large number of treks which are to be preserved, the particular situation of where ;r tree s are growing, the the Proposed ,g Plat will be a certified arborist can site and/or on call for the i species Of th�� trees and the ro osed �.uildi�i there ent irp.. project, especially during any excavating and/or lot ,.ol.e .:Ing In this way specific deciz,',ons can be made in the field that y . sp writing. are only � ec�ul.at.�on at this wrxi c P r s and l of ore a'istructio a be g is s t �,i ies ooriser Pori com .� et: ono all sta} in .. of strG..ts sid+,ew�al k rewconsitrue€io tree ` enervation confe g. ` . vatt+n e�!,set�ent p p rc�race wi 11 be ' ld on • remov 1, contractor in charge of heavyoe ui mei t, the resided t ark; ►or .cuitur .st� nd, are;resentative from the C .t cf i a►r is �. s ct s eean; l�', . eent lThe purpose of this en ste meting •wil he to introcuce al p � ties ty th.e i ec3 ialcn d aere itiv� fir ii,s0l 4n he ery r prseao1 e , .s ` their vironment and M�e� oida: l. .ey ne. •,:,idearhrist w111. ithen nspect all e.. • t. rees within 1 en o feet of 'Lie nearest.e'tcavatort and tag thos tree whach ara e ... iazaitrdous and.. , ,11 need r :mnovin410. fi.! �►onld . Oakley: ak> .e ,' Eng ;lsering orningStar Subd viss' nose treee w'iich °Ixre : ;ajged for ren►ava 1: "'streets airid r t'il .t ;area 11 rerno .fey : dot` not harm the trees and/or the roe 1ic to remain. x order to remove those trees `1 necessary to direct tear fa .1 w i a� trees and remove theL, in controlled pie -urther, stumps of removed tress which ate r u in 0 e . c trees which are to remain will be Atump ground rather than and/or puffed out. 'he• a trees IethO,C i5 are to be preserved and 4 w ±ll be, witthin 0 . feet of any excavation 'may .require sped�i�,al ', care, such a 4/,° root pruning, .pruning.,?, cabling ;abd /or therape utis, treatment will be administrated, as neede4,,. n oomtpletjr n of the streets a sidewalk: s and nt ' :.t ..s a , �: n � before donstru :ti +gin beast. is on the building bits the iradiv i4ual iO4 will he stakeidd and all trees on that. .ot Will be ( �1peat d`'' Trees on these snaked lots which are to be preserved A i.il tagged and of or age barr er fence erected arounnd .heir ri s : zone. The r ma ,x ing trees ill be removed from the ;propoed lot with '�Ihe same Dare as tie s tree:*t oons�s�� „,.,: _ on. ny, o . ar L oaf b; °. h and debris within the , Onced: a'reas',.'wi' . he done ba hand. Another fence wild. be ere�'ste ' along the entire Con; erva�t .cn,. Ears�ment and net ci re will b� allowed into thiW e.:are :s unless the have tae per isa �►r�, o 'tFae , ^iea ,dent arty% ri t , f1• { thin th s; conversation eaacmnt there may be trMo s `, hich + e the houses are built, will be hazardous te,'= persola and ropert i, These tree, w ili 'b. tagged ',by the ..c.OSident ' larbori n . will be removed and /or made safe qttring., the lot o1earing topers. . . . ':'is-- hicks I -,e tagged : to be pre The trees 'arid tber��atQha and th conservation easement area !psi :V ryy fragile.- Will be Sens. itive to ccnatruction tr #tuma tnd Will eeo' thy; c operation cif 'al]. contractors who* will ►W 1t 'WO t it g iea J1 this :1;0'4 mo. xe technical or s p ee3 c i r a ion heeded p,,.ease contact, me immediately. .: {�M 4 Cascade Communities, Inc. January 4, 1994 ►1x. Rieha1td i3ewersd rf Senior Planner City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 SUASEC : Mountain Highlands Subdivision maimammamni RECEIVED PUNNING JAN 0 5 1994 Dear Dick: This letter is to confirm our conversation of December 15, 1993 with respect `�. ,, � .. e ��" p�:ct to clarifying several items for the Mountain Highlands Subdivision. . , p . the pavement width the of on t L ��n4�,,►ve�nu� P,��.� ,fit ' With respect project, continuation of 132nd Avenue for Phase 1 of the p j , we inquirer whether the Commission's intent was to require the construction of the road to a point opposite Lot 29 during development . . r d ppose Let in of Phase 1 or to temporarily � end the road osite the ' , proposed by the applicant. The Commission stated both intentions 33 �s r, v Deed b. th ,� rn the road was to be constructed to the Conditions of Approval. `You Yrru�n�•:d us that south end of Lot 29. i r to the possibility of modifying the 2, 1�2n Ava r� a �'avenr�ent.l��idith:. We inquired a: . �bili4 y 3 pavement 'idth for 172nd Avenue on the basis of conformity with the existing 132nd Avenue (36 feet) and the desirability o ' minimizing fills in the several natural d:. xina g g ewa y crossings which this r ad will eventually crag. Yon confirmed that the pavement width for 132nd Avenue through he project reeds to be constructed to 40 feet width, PAv,emeent. width se Qa1 -kl.si c ►.a...� 9i the cul-de-sac Qtr .: , ,la � r e � We inquired if , ; implied by , Conditions �� .� lied You Phase P the n i ions �r�hase Z needed to be constructed to 34 foot width cou�id, be applied. pp or it the 26 foot width standard for PF val of Approval . cconfirmed confirmed that the 34 foot standard wi1i be required for all interior streets. .,... .., r We rop osed adjusting the basing of development to n Piquing; P P J g P � conform to the phasing of sewer services„ This approach is consistent with the Commission's stated , . t l .. conjunction with the provision of to allow phasing in W i 4 . d inter Phase 1 t :tai f 12 lots would be served by she existing P ublic facilities. ... sewer in 132nd Ave ritte, The remaining 40 lots as Phase 2 would be served n. sanitary � by the Vista p by a sewer Po }writ deaie��o ment on the east 1�_. � sanitary sewwr io be � , r.�sfi,YUe�te� y y Quality Re &'icleiitictl Development in the Pacific North-west 700 N. Hayden Island Drive, Suite 340, Portland, OR 97217 TEL: (503) 289 -901 PAX: (503) 289-7656 • portion of the proerty. You confirmed that this proposed propsed phasing was acceptable and conr,Istert, with the Commission's intent. is our intent to proceed with the 12 lot Phase 1 this Spiring . let me know if tills sumrnaty is inconsistent with the results of our meeting , . 4 • '7447 • UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY January 12, 1994 Victor Adroni Planning Department City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Dear Victor: 1 Subject: Morning Star Planned Unit Deve1opMent 93 X001.1 has reviewed the preliminary submittal for thiG PUD and would like to suggest the following conditions be applied. le The existing drainage s wale in the r' open space mi nt pcp��'a .. p . as nsitive Brteel. the criteria specified in R&O 91 47 As a �� Area,'" a 25-foot undisturbed corridor is re. water in a ,Y separate tract from any buildabl lot. The 9ro o� y .{d� G quality l facility cannot be constructed in the 25 -foot corridor. 2. The water quality swain ca1cuY4tions do not appear to meet Agency criteria ( Manning' s n value too low) , but Concept appears okay except noted related to location .. be tcos1Lir�or o above City should verify Access within undisturbed b City to the water quality facility.. Continuous maintenance is ;necessary to ensure facility function. 3. Each lot within the development should have G separate y connection tt) public storm and to public sani,t,,, x d P•k i s l 'tom ' �`i±' "' aye City with a d ,�• __� 1 ne p ficient staff and equipment are unable to maintain these lines, how can a prop tty owner). • Public storm and sanitary sewer main lines should be extended to adjacent uphill properties not having service currently available. • Design of sanitary sewer using °Y" connection to t a main' are not approved. 156 North First Avenue; Silitti 270 .�, Phofles 5.f3/640. 86^ H HHSboro, Oregon 97 i 2d, FAQ; 60 /840 352/ mostamonetzmatstmliammistsaggimpanalmatainitatritegassitsismientimati det Na gi ac ing and erosion Prevesi ion h e on !d� % part of the site design Lens to effec ivel meet 3� d uirement z of the code, In accorda ice , with the inergovernntental agreemei design requirements of R &O 91-47, as amended by R&O are to be used as Atlinimum standards, the Cit. y has t authority to excee1 these requirements as necessary, The' Agency wall be clad to, assist in detailea plan review ' , alker esiO and Plan Review Supervisor L - J CrIT Victor Adonri montito 01: Marto, :O !8 • February a Michael Anderson,o, Development Review Engineer SOB 93- -0012; PD 03-11; SLR 93 -06; VAR ..93 -10 Mc,r ning at ar, Planned Development 1994 . c,,,�.i tioaz n The applicant proposes to subdivide a Parcel of approximately 18.1 acres into 34 lots.. The project will connect to the south end of SW 132nd Avenue.;; southerly of SW Walnut Street, adjacent to the Benchview Estates subdivision. This application is a modification of the previously approved "Benchview II° SUB 90`02, in April, 1990. i e Stree4s: w The revised preliminary w tat shows the construction SW 132nd Avetue through their development for a distance of apprbximate1y 400 feet to the boundaryne of the adjoining property lire known as the , Preliminary Plat of mountain Highlands, approved in September 1901 This extension is oc nSistent with the Comprehensive Plan that identifies SW 132nd Avenue as a Minor Collector between the future extension of SW Gaarde Street and Bull Mountain Road. The applicaxt should provide information to verify a feasible horizontal and vertical alignment from the tract boundary to Hull Mountain Road. The applicant is propos rig variances to the standards for grades and r h design goals of limiting excavation widths for both the minor collector and residential requests are p�.et�icated on the des g g �� g n for the roadways and thereby reducilig the impacts to tree :removals, erosion during construction, end cot;ts of construction. project description The p e' r'r, tides a comparison of the re- design of the s �e site with the previously approved preliminary plat for this pr p.. rty, Benohview Estates II, The chafiges incl xde an increase in the right-of-way width from 34 facet to 40 feet for the interior * streets, the reduction of the number Of cal-de -sacs from three to only one and the request Eor a reduced pavement Width on SW 132nd Avenue (M) of the ('ode that would allow the userofna streetcg'. 18.164.130 e r In addition, the applicant ant re e w et g�a�le greater than l2 per cent for the interior residential strets that includes po wtions of Morningstar Terrace and the cal-de-sac -sac Morn .nc Star Court In a comparison with the p2oposed modified street standards for residential constructiw , now under review by the City the applicant's request for reduced pavement and right -of -way widths for r s with these proposed ►standards the �.r��er3:o�. streets is Cror�.,steni., ENGINEERING COMMENTS: SUB 93--12 t PD 93Y w11 F SL'R 93-°6 MO tINGSTAR pAGD 1 ;,. �rYyw to f.f To conform to the :proposed Standards the wi "4t pave„tifierit on MorningStar Terrace to SW 133 d Street and on SW;133rd Street/ shoil1 be 28 feet within a right -of- wad''' of 46 feet. The remai,hder - of Hortx ixgStar Terrace and Morningstar Court should be 26 -,feet within a i.ght -o f -wa.y of 40 feet, as proposed by the applicant . Th ,final street profiles shall be approved by' the City tr gi seer and may utilize grades greater than the 12 per cent maximum, consistent With the requirements of the Fire Marsha ,1 IA addition, turn-around at the end of Mornin$Star Court shall be extended to the tract boundary to provide for a future extenoion of this street . to the south when the adjoining property develoias. Row a ►er with regards to SW 132nd Street, the 'existing pavement terrn1 through the ar 9oining tracts is 36 feet and this width would be aintained. in addition, as a minor collector, the right-of-way should remain. at 60 feet, Sand.tar '' Set/et: the applicant Proposes to connr `t to the existing 8 `inch p b1ic sanitary serer line that i,s located in this veWd ld venue. The existing line has the capacity to serve t p For the se p e the the acce8S to h sewer lines proposed Deed to be located in easements, �`in manholes should comply With , _ equireMe t ofu h Director Of f Maintenance Services. /n addition, the ding }gyp• p �' nc .� [� /'� o� �°sa�.A.''i,ew °' p. he �u�.l g' ..y I ",.01(13 for structulx tes adjacent to any easement and the undergi:und uti1it !.' within .w ;he easement, shall be desi fined to ptotride clearances for future x=�i9air work to that facility. . Stormh Drainage: The applicant proposes to collect the storm wa t 1r in a hey underground system within the proposed plat and confect to the existing c lvert crossing SW 132nd Avenue ' e constructed as a wart of the Benohview 1 suhdiviA on . The applicant' A i`,"reiiminsry stormw ter' plan indicates that the existing � y pacit development. he ca e�ist�.n downstream s st�e>c� has to serve this The Unified Se wer3g@ Agency has established and the City has agreed to enforce (Resolution tion and Ordet No., er Management ions requiring the constriction 91-47) on-Site w yality �tegu�.at � :� the applicant , a r ,n • ,r construction. �, nt is facilities or f��.., � ' in l' eu of heir. con water z {a ality facility be constructed a gib. of the proposing a rNa r �t the e� . existing. culvert. The details of the design: ,or the facilit ' And 'the proposed energy dissipator System should b approved by the City Engineer. on -site r In regards to drainage t the applicant should be er �.n� a requii *d to direct this WAtele, to the stormdrain in the a:r seta . However i loyc those lots that slope towards the rear open space area, an infiltration system designed in actordanoe with the recommendations of a soils engineer would be an acceptable le alternative. L'100ttinERI G cooszpTS a S JE J °, n. sa r f f »•. 41. t.. V 1fix_ en a 4'x.1. 1 'LL CCUDTTSbrS SHALL BE SATISFIED OF FINANC ALL ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH ' WASHINGT1 COON Y . 1r. Full width street improvez'nents, including traffic.. control devices, mail )M clusters, concrete sidewa1 kS, drtvt ay ;ail cr s, curbs, asphaltic concrete pavement, sanitary sewers,. stotm drainage, str etii ants and undergrd`a�t nd utilities shall be installed within the subdivision. Improvements shall b ,. desig °ned and constructed to the proposed reduced standards for residential streets to allow the 36 feet pavement width for SW 132nd Avenue; for MorningStar Terrace between SW 132nd and SW I33rd Avenuee aid' SW 133rd. Avenuer 28 feet pavement within 46 feet of right-of-way; and for 1 orningSter Terrace sov ther1y of SW 133rd Avenue and Morn;ingStar Court, 26 feet • of pavement within 40 feet of right -of --way. 2 The final design for SW 132nd Avenue shall be coordinated with the adjoining p ro p ert y to verlfo i the horizontal and vertical alignments connecting to Bull 1ountaia Road. The turn- around at the end of MorningStar Court shall be extended to the southerly P F �" rop ert line to provide for /future extension. p profile 4 . Two (2) sets of � detailed public improvement plans sad prof il construction drawings shall be submitted for pr.elimina :y review to the Engineering Department. Seven (7) sets of approved drawings and one (1) iteAized construction cost estimates all prepared by a krofessional En inee , shall be submitted d for final view and approval MOTE: these plans are in addition to an y drawings g a required by the Building Division and should only include sheets releva nt to public improvements. An erosion control lan shall be provided as part of the Public p improvement drawings. The plan shall conform to "Er esion Control Plans - Technical Guidance Handbook, November 1989. 6. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency The proposed facility shall be Resolution and (3rd��r Noon 9�,-4"� a � °y mined dedicated to the City, of Tigard. The f a �ilit shall bF maintained by the developer for a period of three years the thci ran oA w��.1Ota1 h p once of improvements of t r �ubard.ut�:d tan�;� evaluation of the Public of the facility shall be p Y shall and any required repairs o�. improvements identified by the evaluatiOn shall be completed prior to the acceptance for maintelaance by the City. T applicant ,� n ;public .µ y ` and s orrn sewer ? � The d licanti shall extend the s�.n�.�.ar � sewer e,in lines to the boundary the project adjoining ro riate for the future line of p � p� p extension and/or development of ad j g p perties . rot public sewer and orm d lines located within easeMenus, access to manholes shall be approved bV the Director of %A nt enanoe • Services. 8 . The applicant shall dencn ,trate _ r _ g, � f can that the storm drainage runoff . �,g The thout be discharged into the ei .t�.n un�er�g,��aund system ��:. i r downk tream: he design of the significantly impacting .properties • the final Plane. gY � �'�' can h ��aer d��.ssa ator ,�.,�ll be detai�"�.er�, ENGINEERING CO ' Ts d SUB 93 12 ; P S 5 - 11, SLt �� =06 �o��T A' R PAC� e • to d ait a e details s all ; 'be/. rOVi, 0 as :��.s�►pti�o�a�ergt:, pla:�s d . Ca.o'atlns , aad topola� aix ago basin :service area sha74 ; 1e and` '11,0ased erVit. cable area,. The locati+)r end cepaci,t an It.tnes shall be ad,lre sed. a, � ,ic +'o rap ' of t e storm a supplement too, development, existing/ propose 1p. c alling plan shall bo su00.ttec ,;sho ir"a4 the .st, -`fig aPd: propose: he la,t bounds,: fbr a :n' �; oxats,urs wh�.ch s�ns.�.]. extend c�u�'�si�a�:' t ,p may' �rnu distance of Sq fect Tn 'add .t .otap �; .nii t p cal f .ni hell f .00. t �a iown on the eVa.tiori tied' to the ' ;top of ' , a b elevations i sip tovement plans, shag a ..i cl, adPd on the .:grading plan The applicant shall: male an. appointment fry ;'; a'r�e°- � nstu c iorz ieeting w th thy: City of virard Engineor,if Deepartme) tL: after. •pprOval of the public improvdMent plans bast bef a starting` lox k onl th0 site . 'The applicant' thy: applican :'.s ens ln0er. a 0i tcont,rat'^tor sh,« l tae required to attend this �ayt . agr, . pr .o f to � cei iiag t e 'approved plans and peitS . 12 t, Con tructia ! of the l oposed publ .o imp,rovextei ' s and isauai ce of not cods ens unt ,l after the nginee nc, Department : and approved the 'pub]»io ,improvezitents plan. r Street opening ' "trait oa': oonstruct ion oompliance agreements h.as bei n . executed, eloacutio o developer en agreement agreemen tnd ' payment of all' permit fees 1S. Prior to the plat being recorded w� :i:h Waashi igton County' the applicant , , shall provide a 100 percent per ormanCe bond. 1 S eta alternative the applicant may have the plat reoor l d after '.the public improvements have pt ' y y of Tigard and has �d' the a. ro riate Maintenance ton�3m the ��. o Posted } pp ]� �' 14. The final, bui tdin location for lots with ` ublic utility easome� t=s p shall be ' desi � ned to provide cle for future repair won; : � k to es y g i4 ara approved by t',4 e En ineerinc� the facility the ea.�ent and: Department o IN ADDITION THE APPLICANT fIHOULI) BE AWARE OP THE ')W OWING SECTIONS Or THE COMMUNITY DEVELOPMENT CODEo 'F4IS IS NOT AN EXCLUSIVE, LIST., 1. SECTION 18.160.11Q improvement Agreement; O. A. Before City approval is certified on the final platy and before approved Plant are issued by the C itys the pp oved oonstruct.on lan gaii, Subdivider shall: to �. , . �. h the City, Engineer' �dt� an specifying and the �eriod within , which , all re+ irer l s e Y g ;� be mp and repais shall be competed. and i�, . rovement s . Include in the agreement provis .oxis that if such work is not completed within iod s Vie: f Poet a�idl cit �.y the per. complete tFie work and recover the full s f rc m the subdivider, E ri► roveent: fees aid Guest:. ��rt�.1 may be required tp be paid atad' gay also Provide for t, r oonslL'ruotio of the .mpro rtents 3 n stages And for t e3tension of` time lender apocif e `ic conc�it�.ons ther�:n Mated 1NCTNEERXNC CO ► ' 1T8: SUB 93 1.2 )PD 93 /1; S4u 3-+06 O x r140T P,r O MR, 1s n required ,by •,56tibit '''S ,shail „ • •, ' . with the agreement an asSUranCe L'og..;:pergrniance-,:dttpr,)orteid, by •, •: o the following it,tn ,irrevocable 'lettetH of -c credit ceuted by 'A., f,i4400,t1.1.' institutiOn:authorited to traneat:10*144,n04e,4,the'St4te.'„ of Oid'egon;,', 2 ,, • , , ',A surety bond ctxedt;tted,,by: a surety. cbtpny authorized to transact 'bu,SeiteStS, in the State of Oregon whiCh-reMains in , • City .force until the surety '0,0Mparty is,,,nit)t.if:ied by tbe•,.,City, in • writing that it May be fterritinatedt,'Or- The su\pdivider shall furnig3ki tri the City Erigirteer an it improvement estimate, certified by a registelced civil engineer, to asu:Ist the City Engitleer in calculating the amount of the pertmanance assurance, The 81,2bdilricler shall not cause 'termination of nor allow expiration of said guarantee without havire;.7 first Secured written authorization fra the City:' • SECTION 18.1160.190 Filing and ttecording A Within 60 days of the City. review and APProVal, the applicant shall submit the final plat to the Conty,for Signetures,of County officials as requited by ORS Chapter 92 . Upoll. final recording, with the County® the applicant shall submit to the City a molar copy of the recorded final plat. A SECTION 18.162.080 Final Plot Application SubmiSsion ReciuirementS A. Three copies of the partition ',slat prepared by a land surveyor licertsed to practice in Oregon, and necessary data or narra,t,ive. B. The partition plat and data or narratiVe shall be drawn to the minimunt standards tlet fOrth by the Oregon Revised Stattites (ORS 92.05), Washington County, and by the C.:tty o Ti..gard. 5. SECTION 18.162.110 Centerline Monumentationit Korrument Requirements L, Centerline Monuntentation Zor all Major Partition's; 1. The .certterlines of al.,1 street arid ,roadwalp, ti,gtets.,6.tio4.4.Aay .. , shall be monimiented as prescribed in ORS 02 ,060.(2).1beote .. . . ., City acceptance of street ,i110rOVeMentS. Hiazder' the roi3„Owial specitoationst. . , , • , a, Centerline .ettoititititeiets ate ired to ave toent bakes ooktfoxittititi to Cili.,, Standards set. is or ,,thos. • ton0WentS Within the PaltemehtHAt6.0' and', . 1 , . . , . , , 00iYAMENTS: S'-13 93-12iPli') 3.- 03-06 ii1011/4 aSt.t The tops ; of moni finished pavement: g'rac ..164 20 Uti .itie4 • All not r,.'. oq Uired for' electric, a, coa nnniCetiony , tel via can' services andl' .1446061., er ro�a d� a ep o s)uacfa mc� tec t °ahsformers, aur,y ace o ted con sect .c� � ' t s a d i ete c„ :binet s which be ced' a o e gr, until ' tea 1pr rar 1 .iit service f cilia /es � g trudtioati,,., :high,,. dur its ions capaci v electric lines ' . ;►p tin �4Q volt or ab ve . 8.1 4.'130 Cash or Bond Aequiri All improvements installed by the 'subdivider shall 'sae guaranteed as to trorkmanship and Material for a per,,c One year following acceptance 7y the City. " '` 2 Such guarantee Ahall be sec�`red by .cash ,deposit or bond in the amount of the value of the improvements as set by the City Engineer. • The Cash or bond shall comply with the terms and conditions of Section 18.160.180. 18 .164 . x.50 Installation: Prer a uisito Permit Fee ision improvements, including sanitary ers �. • �'© laf + +,►� diu sew , ' alks, curbs, lighting or storm sewers, streets„ sxc��ew � :�._ ��' the other; requirements sha�i.�. be Undertaken. exce t sate plans therefor have been approved by the City, per 1.t fee paid and permit iSsueda S ' 18.164.180 Notice to City RegUired 1. Work shall not begin until the City has been notified in advance 2 • If wore is ,diacontinuod for any, reason, it sham, not b resumed until the City is notified. • 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all workmanship and Materials are in accord improvements„ with Current . engineering riot the Cit ,ruction practices, . �,n� d are . eri� and ions � high grade, p y acceptance' of the s' division's irii rovennents or any portion thereof for operation and mainitenance, APPROVED: Randal 7A:8 93 -124mj NCXNEERTNG CO COmmENTSg sub 9 12 Pb 9S 1 i' SCR 93 b 6 OR /CST P O Eli) SEWERAGE ,AEG ENC N COM anu r t 12„ 1994 #::tor Aaroni By FACEIglIjig 'Planning DePartmeht --.11117-1/197 City of Tigard 13125 . SW Ha2,1 Blvd. Tigard u Oregon 97 223 Timer victor Sub Ject: Morning Star Planned Unit Dev1,0pmant-93 -001 USA d4tl reviewed the preliminary smbn tta1 f or phi iatao an would like to sOgga gat, the following conditions be applied. 1 The existing drainage swaie in the prc toseei open tbace must meet the criteria s eaif ied in P.O 3r 91-41a As a "S*Inmitive' Area"' ae '25 -foot undisturbed corridor is t'. qui.riad in a separate tract from any buildable 4 The water a uaiity facility carrot be constructed ►. b+�� the 1 �. foot oOrridar' The waater quality swaale a cala ulatiOAS do not appear tc meet g ' criteria $Mannino ° s n vacua taro low), but aon,4ept �p as `okay � p ted to location +a�ar® okay except a� noted a�a��e �e�.a within undisturbed corridor. 'the City should verify access to the orate quality facility. Continwwut maintenance it nee:®ssary to ensur M facility function, co} to public storm end to c sanitar. have a separate rae P1�811k'1�connection r' No portion of any private tome or sanitary seer drain should be on an lot other than the lot being served by that Grain. (USA, strongly recommends not approving the proposed private . otof m sewer systems collec tang drainage ��i�aea� staff Aare. equipment e��tY with it's trained, from multiple 1ot�,c: 1� i , ` e dA6W�a��` � hese how can a rdtt e q psaerat are unable to maintain t m Public storm and sanitary sewer Main lines sl ul,d be ea�tended to adjacent uphi1l properties not laay.iug Service currently ar lai labI y Design of r�y nowt using "Y" c+ nnect on to thy, main a�IrL]j.talt d,'c not aPProved. 155 North Shit hoideee, u t 270 Pho 2 vUiedn ro a 50 # 6 ■ FPtOM: Tigard Planning Department Pia SYJH',DT 'isx©rx SUS 93 -0012 lP7LAWR',IL_ /r -�- sErlstTV 4Aaa sL� '�;i•- C10�i§ Va RI1�%T�CE�'673,.� ©_ ��'r LOCATION: ]i�2�1C'�i1i ,'C3;� 4;t4 • :1'aSr'd�". street end tine s7outh u r � c � o{ `SW ?132nd A v e ' 4 1 4 (WCTM 232 4DCe tax lit 5 v® g A; tkt rdest for appoval a' the following developm s i applications: '1) R Sxb6 .c.isian preliminary rAleiaaay p lat P iaYXed iewela p ment 04n cep ual plan appval tf a,Le tde an , 18 a 05, c e parcel into 34 lots' ranging between 7, 570 square f ee .` t::o 22,746 sguare feet;; 2) Sensitive LaP'Is review approVal of ry ,.plans ..or grading and toad Constructions roof v�portions ofq the pre -r�� S:?�.nC"!.. � a � � �) ;: Variance approval ��,'"..� srabject propeLoty, that exceed 25 Perta nt grade; the followings a) to allow. local street ;grade of as 'az:.ch as 15 percent , whereas Code section 18.164.030 (14) requires a r axim t, 'local street grade of 12 percent; b) to allow a 40 foot. local street right-of-way whereas Code section. 16.164.030 (E) requires a local street right --of -way of 50 Plat; +c) to allow a 32 foot pavement width for a miner collector stret, whereas Code . requires a 40 foot width for a minor section 18� 1.G4 030' ��)' r collector street. APPLICABLE REVIEW p�CgRITERIA`: Comprehensive 5.2.1, Plan s c s 2.1.1, q 3.2.1, 7.1.2, 7 . 3 0 1 , / . 4 . 4, 7.6.1, 8 . 1 . {1 ,. ..', Policies 3.1.1, a !Iy d8'Vi 1We�4r p 102 18.106, 18.108, '34 8.1.3, 12.1.1; Community Development Code Chapter 18 50 1 14 18.134, � . .Ia 100, �. ) (Residential, 4 • (PD 18.-44, 18.150, 18.160, and �.8 1e,t�m ;ZC+NEg ,R-4.5 oni►'e � de�aig><iation allows 18.118, ' .i.i3 92 r a uingleacaeily Planned residential units, vublLC support Facilities, residential s treatment hemee, farming, ma,nuf as;tured , homes, family day pare; horse occupations, temporary useo and accessory structaree among other Uses. Site Plan and applicant's statement f c ri s U and from rem information �n th � by p recommendation other ,�ttaoh ormati.on. available to ourastaff, a report and and aendation will be prepared.. supplied information the pear futueo If you wish to comment on this JYa.plication, on need your comments by Jan. , 1994. you may be seen proposal �. aY p use the space provided below or attach a separate letter to return your COMM, li S .' �f you a re unable t® Zesb 4 * a® a� phone Staff contact noted with your comments arid c��im 9ur ommentinwr�tingae soo Tigard possible. If you have any questiono regarding ,this matter, contact the Tigard Planning Department, 13125 SW Hall S1Vd. , Tigard, OR 97223. (4 1QN :, 639.-4171. DATE ;Y J193 STAFF CONTACT: victor A _d,onr i 'LEASE CHECK THE FALL0WXN' STEMS THAT APPLY: We have revs objections to it.: PlePso reviewed the proposal and have no o t. t o,E ovtr office. co mJ Please refer to the enclosed letter. XX Written Cements: Please note that t h Water A c rexO yr S s t 0hoart nr taater Main plaCerent south side of streets 10 feet from C ?�r� er.lixne:y for 1, v' A�`1 the �� wY'id t � 50 right of --ways Also, the water main size is not ift. .1 st g ads tl'velo t water �naizi si die: and location, including water meters- will be reviewed iand'7 . pproved thro g 's al.. a rC . Of fire h ..dram locations will be' the �a,�r:.eL �. en�,y . �� lii76n a.` Ada 1y,9 t Name of PerSon Ccmme ding z Phone Number: 6 39 5 ----- b V41.4e° • S ST I' t i ``d _ �{ a ,PROl+ a Tigard planning Departme%lt DATE. ROt Aagar12 0 Ic : atg012' /SAD D :. ... s � r4 D8 • " „a .. k W: Notth. of SW Gaarde Streest SLR '�:�. -C!� � 't>',?�x'713i�4:k�. �1,iP� 'y and the south end of SW 132e Avenue Wctli 2:3 Ap'o :tag lot 5700) d roval Of the following c v4opmO rt. app).ic tlone : :l ) A 'rse�.aest fc�r app' � �rcoval into ,344 lets rasagi ng between plan SUbrlavision prelimiharY p1atJ�'Planned 'De;,e1® eY'it'0 conceptual lan approval to divide an 1.8 06 acre paro ca et to 22, 746 scare geart r 2) e'Ia t '�e `Lands revs a approval of e ron3t,r°L�ct .ofl of port ,a ns cif the o1ans fOZ gracing and Oad a �ia� Po ap a oral for preliminary L scent grade; 3) fallowing: a) lowd local, � e of as much as 15 percenkc to allow �ei`�.1 �atreet grade esub ` ect property the that exceed � 1 si geetr ®�z�t�. �►a.�ci�m��►_ �. .. whereas Code section 18. 164, 440 , A) s7 0a. w �. ,..• .. rcent; b) to a1 O' a,.,4O rent local. Street r .gk�'a ":.,.ctf- ey whereas C . ? ) `requis,'es' a is ca sheet ri' ht Of.wway Of . 50 �csG�,e r�� ec'�:.ox'1 184164.030 { � feet; c) to allow a 32 foot pave.€0att width for � ;\ filotr�„s�o1 0oto ' Street A eteas Cade section 18. 64.030 ( .8) t(Aquiretit a x i,e t deli th fO miner collector street. q APPLt �GE►g q ` IE g c1,! r� q p Q q 1 �y 1 PolicieS 2.1.1, 3.11, 3.2.1, .1.2, 7.3.1, /eSte ��O �+�1+�1 , 8.1e , .O 2r , 1C'� 1.8.5 A,' 10. g3il, 18.840 q 12.1.1; ty DoveloPment ' c da Chapte .1.x.84 ®o1rG3, 18.1060 18.1140 .1®0, 18.102, lt. 18.i38, 18 92, 18 .96, 1.8j 164. 2�r� � ®�.:5 ,i;P ®) ��Res3.dea'at�al., 4.5 18.144, 18.150, 18.160, and 18. $8�r�lg designation allraws Planned DevelopMent) The R.4.5 zo units /acre, ��ic ' suPpgrt ' i„ acik3.t�es, r�*��dent�.al. residential units, part ' ;� c izid home manufactured homed, , 1 day ' treatment homes, fa�ingo `"y structured, gang Other uses. p es8O.. structur occupations, texnper ar,'y uses, and act �r ®�► site Play, cqd applicant's statetas ht for your review. Attached is the sj nta and agenc�.e�: 4trra item other .nfotmatiaf supplied by varios�is de artme 4 ,,��. �' it m prepared P the near icaa'� will infOrmat��on available to our ttafi�a a report and reGmanrta des itsion will be renderer r� the ►�.oposal. f��, :�.�� If you .wish and a nt on hli 4 ap Ucation, we need your com +o►ents by t � 0 1994,, you ay to comment t uile the space provided below Or attach a separate letter to return guar ccmuterAta, ..__ t..a.. L. pl ..' o . ,y staff ccr;act ,,.....•...r~ l ��r �T1Jdf�I�. ��r' ,�h.5nC� {ih�. ted are uwith � you :rcom n ®tu and Ce i u ents in writing as. on As Posse leS.Owx� uy aavd an c�aestiOns regal this contact a 6 Tigard iE 3 . the JL � C'�rd ps�ss'�..ba, r . you � c�fn�rdia�.��t 972eri �goa,� aOt th 1,71 � X Plan iii q Department, 13125 Sire Hall £l. rd. , Tig o 33 4' STAPP CONTACT: �7ictcrr .�donri, PLHASE CHECK THE FOLLOWING xmis THAT tPPLItt We hays teviewed the proposal and h. :ve ' no objedtions to it Of our: office, Please contact Please refer to the enclosed letter. Writ ten Commeintt cry,,•...•. .. WA, .. . p r sa f `it. V/4.4,3 Nerve c ; Person C MMer$t ng e .. f Ph h umbel FROM* Tigard Planning Department SUBY.1�'VIS.'0N_ SUB 93 -0012 PLANNge 0E to lT 93-0011, OFOITIVE VANDS. '. SLR 9.S-00e5 Ve RIANCE , VAR 93 -0016 LOCATION: , North of STK Gaard.e Street and the south end of SW 132nd Avenue. (WC ,M 251 4DC r 'tau lot 5' X00) . A recree' t for Approval of tee folloutieg development applications* 1) Subdivision preliminary plat/Planned Development conceptual plan approval to divide an 18.06 acre parcel into 34 lots ranging between 7,670 square feet to 22,746 square feet; 2) l• d iera approval of pre1irinary plans for grading and �oadconstruction of portions of the sub jecit property that e'cteed 25 percent grade; 3) Veriarec a approval, for the f o ` lowing c a) to allow local street grade of as MICA as 15 percent whereas Code section 18.164,030 `2) requires a street imuright-of-way nt a t grade of 12 percent; b) to allow a 40 foot e Code. section 18.164.030 (E) " requirea = local etreet right ; of --way of 50 feet; c) to allow a 32 foot pave ent width for a• minor collector street whereas Code section 18.164.030 (E) . requires a 40 foot width for a minor 40l?,ector street. APPLICABLE REVIEW CRITERIA: :omprehensive Plat Policies 2.1.1, 3.1.1, 3.2.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1, 2...2.1, ,,.. 18 92 18.96 18.1008 18,102, 18.106 18.108, 18.114,• 18.134, 8 ,1. e, 12.1.1; Community Development Code Chapters 18.50, 18‘80, 18 18 8�3 o I34, 18.144, 149.150, ,r 18.160, ndp18.164. ZONE: R-4.5 (Pb) ( esident .al., 4.5 un:.ts /acre,# Planned R-4 . '' , zoning; designation allows tingle -Early residential units, public su art , facLl sties, residenti'l . treatment homes, farming, manufactured homes, family day .care, home oecu p ataoris, temporary ue�r�, and accessory etru ctures among other uees. Attache io the Site Plan and applicant °e statement, for your review. From £nformeta.rn supplied by various departments and agencies and from other. information available to our staff, a report and recommendation will be preip .red near fle re i f ' o a wish and a decision �ri_1. be .rendered on the proposal in the ..u.�.� -- to comment p F comment ova this application, we need your ccmmerat,s by 204 "..av 1J��. Yon may use the apace provided below or attach a seer rate letter toy rteEin t,r your +lee.: etnte. ll u are unable to reaeopel e the albove tO .r ,ease phone 'tee staff contact .. ow with your comments eed c g o�7mnents in ,writing as soon ae noted be7 y . c ueSt lone regarding ardin this- matter, ccontact the Tigard confirm your c p�essi;ble. If you have any � Planning Devartment, 1312 " Hall Blvd. , Tigard, OR' 97223. PHONE: 639- 4171. STAFF CONTACT: U;, ,c or Adonri PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY* proposal ne.objeetiona to it. We have reviewed the ro easel and have of our office. ice. elZee Name of Perecn Commenting: Phone Nu.mbe .j v4Re ..., ,e. rz °^i s F a a isr:' '-. z <� . / . :Z _ :S- - a'': f. . 1/4'.=:.-,•* •• .. _... -. __ _ ___... �_�.. -_ =:=, ._ -_. .: �... - -., r.. _...:., pct -. ... -. _.. - a. s - _ LA/A0.11.7.Aec3)*te, `, j r r,„,,„o. 'H, 1s TMgard p,.annirxg Department 1 Srd 1 r' er 22 10g'. t ! x ;t9 ,SUB, 93..0012 w PLANNE a 'g3 -»0006 'VARIANCE_ VAR 3-43016 O oAION4 � 4Ott b. o9E SW Guar -de, Street' y,411 he sd 'h1 end of SW 2.32nd Aren0e (W4".7;! 2S , 40 '-tittle lot 7Otlb) 4► request, foi approvta1 Of the' ' o13.o itt,g de*efl rent , . app1icationi a \' 2.) .Subth.rrisj: n preliminary€ p1at/Pl.anned . , Avre kaniOnt conceptual plan to divide an ' 18.06 acre parcel. into 4 1..ots ,tangy nd, between 7,;670 e w re feet to' 22,'746 square feet, 2) 'Lands- review 4`pproV,a1 o preliminary p lan s fog gradin and toad cdiastrUCtiO : f +o h`M: pans £ ,the sUbojoct. propOrty that exceed 25 pereent .gra io,� 3) Var t,ance, • approval" for the f011awittg: a) allow 1oca �. street griOe of ,as mUeh Via :15 percent whereas 'code section 18,.164.030'.'(M) is qui ^es aiirfaximutm Zc, ;17: , street grader. m ; cent; b) to allow 40 foot local atteet v h0 42 Code',, section 18.164.030 (H) Bret .a ,rG,0e` a, local Gorr a r. �: ic;' at- of..way of , 50 feet; ' 9 to ,a11oa a 32 'foot paveimeint w .dth- or a rrninor,A c.11ec,�,Tre .street; whereas Code sec tioirt 18. 164.030 (H) , reguirea a 40 ZOot. ;,width for t razor APPLECIABLP. REVIEW CRITERrtA: Go nprener L e Poiiciea 2.1.10' :4:4.1, 3'.2.1 d 7.1.2, 7.3.1, 7.4,0 4, 7.6.1, 8.13., 8.2.1, R> 941.3, 12.1.1; , Cor munity Developt&lat Code Chapteire 3:$;50, 18.80, 18..84, 18.98, 18,E 92, 18. X96, 18.100', 18.102, • 18.1C 16.108, 18.114, 18.134, 18.144, 18.450, 18.160, and ,18.164. ' 20NNHd t .51 (PD) (Residential, 4.5 Knits /aoro,• Planned Develop -Merit) The R -4.5 toning designation aliowe ing1e- fam3,1y residential u ita, p;.blic support fact1ities, tee lAiential. treatzm it names, farttaing, manUfactured' bo s, family d4y care,, hO'e ,occt*pati ins, temporary tt es, and acceSSory .,�trueturee smonq. other 'used. 'Attached is the Site Plan and p a,licartt' a at,, went for your review. recta .. f n supplied by j a.rL©ue departments rtm me t maagenciea and fr tither � nf'�rctnat3 , . �.. staff, , . p be reared y::.,m:�rcast;sora sva3.l�,a91e to our a ndak�,on will and. a e,.,a.s�.on will ho .eender ed one the propo al. LA the near future. .1f you wish: to comment 1. 1A this application, we need your contents by plank . 3, 190. `You ;May vise the apace provided below or attach a separate letter to nett n' your cornmerr%ta. If s i unable rens •and b�► t daawrnl P he st.aff t adt noted below With ourccmments a; d�crnfvraot� ccente in aortin possible. If you have any questioL� t regarding thie mat tr, contact the a Tigard. Flaming Dep artmen t, 13125 SW Hall Bl� ' d. , Tsgard, OR 9722 ?B0: 639-1111%. STAVE' CONTACT z. Viotor o.' PLEASE CHECK THE POL'OWING ITEMS THAT k IPLIt n // We have rev;, e' ed thin proposal and have no ob ections to it e Please contact. :. ,. of roar office. Pease re for to the encl. ,+ ed letter. Written Commenta a 'r l Name "1c . ems. f tw .traon 000itetnt .n Phone Nut, er .`� ��„: ) b CO FROM: ttE DATE: beck? exx .Z1 . 1993 .., 'T'igard 411.anning Department CISI�IVIS C� "�s SUB 13-0012 DEVELOP ,. ?.06I1 = SE11�SI'�IVE LANR SLR 930006 VARIANCE _'9_3...(5 1 f�C�cAra Nt Nettlht of , 1U8arde Street end. v the south end of SW 132nd Avenue ` cWOM 281 4DC;P 'tot.* res��est for app 'oval of the fo11 wirng delreiopan eat a p1 ,ceti.on ®a ' 1). Subd&VieiOf p 'e1it11i'lary p1at/P1itiined ievelopM ftit ion ':e vtu,e1 plan 'approval te, divide an 18.66 acre parcel into . 3+ lots rig 006, ,t3en 7,,.670 square felt' to 22 , :749 square feet; *) seneLtiw a Lando reir bW ..approU a1 of a d�ii ttinary pJ.L,LIe fox gradins and road ;cofatrnxction of p' rttione of the „t adds o£ aaa pan aepproval. 'for a�,e follow��erty that ex�Qeta 25 perrent �x �� 3) �'�xri.ance a 15 .percent'' �, q l street th g, •r . . wheteaa Code section 184164.0.° ')q) requires a na*innuni .local street grade a) to a�.low oc �� _ ' ;�r�`nere?6,a of 12 percexnt, b) to allow a 40 foot local Street tight-.0f-wail, tl Code sertian 18.164.030 (B) requires` a looa1. street right.- of.,way Of 50 felt; c) to allow a 32 _foot pavement 'Width f4r a minor ooilector Street whey eas Code sect�on 18.184.030 ' B E) a 40 fort wat:tn f- 1 a mna nor collector street. APPLIOAELE REVIEW 0RXTEP1P s Comprehensive play+ policies 2.1.1, 3.1.1, 3.2.1, 7. d, .1, 7..4 3.2.1, £3.1. S , 12. 11.1, com nunLty Develop n el cod' p4 7 8.5 , 18.80, 1884, 18.08, 18.92, 18.96, 186100 18.102y 18,1004 '18.7,08, 18.114, 18.134, .18.144, 18 150, 18.160, and 18.164. ONE t 4.5 `VD) (Reaaidentialo ,4.5 n; � ed Dey elc°' lent The �,a . a zoni ig designation all owsi un�,�s /acr9, P3.�r�nrn � ) siiugle- family unite, public :3uppOrt facilities; residential treatin out homes, farming, manufactured homes, taot l da care, h me occupations, temporary uSSes, and accessory Y other titsepj. Attached is the Site Plan and pp .. ` fate y our preview.. ©rbm .: a,U -on supplied ri a lepatt ante weed a encl: S and from tliter el�at or inforiflati . n av t . 3,aff ae , � '°ommendation w� 11 oe prepa d g e i..�i�f, a S,� art and, rep, futu,�.e. If tiu wxi:e _ ~� S.a.able �o�o�ar�e �, 4 � �;.� the rnear . ,: y and a tiecision� wall be rendered on th. proy. sal .. to, ocutieht on t iS applicatiorn, we heed your colxmrents by Jan 3. 19.94. You: may 1166 the space ;;zovided below or 'attach a Separate ..bY , S eP aarate letter to 2 return your a ce Oiea�efn t sti e . yau Are uria�ie to resonrp the please, phone t he staff contact p lo y amment� and on f� m Y oxr co e�is writing possible, I y aVe any questions regarding this matter, 6Qntact the, Ti$ oltd planning Department, 13125 SW Hall Blvd. , Tigard- 9723. PHiO104a 039 w4 STAIPP CONTACT VictOr Ado nr . PLEASE CHECK THE poLI,,..1..NO ItEMS THAT "APPLY: We have reviewed the pr: o p s ar and hve no ob j ect ions it 4, Please contact of our offico. Please te,f to the enclosed letter. £ear Written Coomekl „'b8 Name of Person Phofte Number= .... jth,tre , ermolc-e "Z U...ith2-42.... . it.1 el, ^+�y 1 02:1___J-9t4A.,e ,...,.. l' _AA ‘, ting • .J • •dd'r 1 ,,4.. F- M o ik - PROPO81L DESCRIPTZOi�'. Wli NO: g 914014 ./ PDA '93-0011 / SL 93 0006 XLE TXTLE1 CASCADE C0)01UNETI18, IN ''. APP .ICANT: aHado ade Co>~ un_ tiee, Xnc 700 North Hayden island, Cortland,;, 'Oregon' 97217 rF VAR '935301,6 I QUEST: A request for approval of the tolloWi.ng deVelopment applications: 1) • Subdivision preliminary plat /P1,annad Development conceetus*l plan approval to divide an 18.06 acre p rcel into 34 lots ranging l etWeaan, to 22,746 equ quar ta fl` ofe preliminary plans, go �� grading Zanderoad construction of Lands �te�r3,�,t portions of the Subject proterety that exceed 25 parceatt grade; 3) Variance approval for the follfit :igl a) to allow vocal street grades of as much as 13 pel cent whereas Coda ; Section 18..54030 (N) requires a maximum local . street 'grade' of >12 percent= b) to allow . r :1 whorata . Code section .18.164.0';30 40 foot locr,l street right- Kyf�iy�,�' 1) req■iireo a local street r .agi le --oi7. w+ y of , 50 feet ; x) to a 32 feet pavement „aidtt for a idpl,norz collector .'et reef Whereas Code section 18.164.030 (E) re liras e ° 40 feet pavement ment width for `a minor collector street. APPLICABLE REVIEW CRITERIA: Comprehensive Plan :Policies l 2.1.1, 3.101, 3.2.1, 7.1.22■ ,. 7.3.1, 7.4.4, 7.6.1, 8.1.1, 0.2.1, 8.1_43, 12.1.1. Community Development Code ec :ion 18.50, 18c80, 18.84, 18 38, 18.92 1,8.9 , 18 a 100, 18,102, 18..turs, l8.1O a 18.114, 18.134, 18. 144, 18.150, 18.160, ,and 18.164. LOCATION: Nor'r,n of SW Gearde Street, and south and of 12tnd Av®nue. (WCTH 2S1 4DC, 'tam lot 5100 ) R_4.5PD (Residential, 4.5 unite per acre, ruanned Developiment )' Tne fc. allows single family re3i,, dc nt& al u its, public ic Support facilities, residential treatment home, f anirgr aa�uf act ured ho e, amily day care, home occupation, temporary u e, residential fuel tank, and accessory at>ructures CIT: West CIT iEPRESI TATIVE: Joe Eoaazarek PHOF3 NUMBER 8,84 -850 0 CHECK 'Ail NH. ICH APPLY: STAFF DECISI ON C® �14EN L. 1893 1t LANZING COMMISSION DATE OF 0E ING : • ...o, TIHE .!` . NE Z'RINGS OFFICER' CITY COUNCIL ATTACHMENTS V'XCINITT MAP l 1 RRAT'4'EiE' _X SITE PLAN .... TIME: , 3 4�.li DATE OF 1FEAR ; �lG a ..... �:...., DATE OF HE kRIUG 3 TIME: 7t 3Q ST C r . Adonri. -, b39 ;4X LANDSCAPING PLAN ARCHITECTURAL PLAN X OTHER: 1 r F a TKIARD, OREG CITE OF TIG RD, 13125 SW Hall, PO Dot 23397 Tigatd, Oregon 97223 - (503) 639 -4171 1. GENERAL INFORMATION PROPLRT I TAX MAP AND TAX LOT NO, C J . . L c �' - i SITE SIZE 1' ; P 2 (4P PROPERTY OWNEIAJDEED HOLDER: - 4f U62 (l4. r r kulyr 50/4", FOR STAFF USE ONLY 3 EASE OTHER CASE NO' s:17 --11 ,a RECEIPT NO. t3,--01. ,.6j2,4743 APPLICATION .ACCEPTED 3Y DATE : / Application elements submitted: //--A) Application form (1) (E) Owner's, signature /written authorization r),� a�,t� (tv) Title transfer instrument (1) 3► .ESS /�', A� .TS. , PHONE 2. �I CITY m,_,v►N' APPLICANT* .,' - " f) ZIP _Z ADVRESS e. " 1 c� ., ; :: ZIP *Uhen the owner and the applicant are different of record people, the applicant must be the purchaser or a 1eaaee in possession with written authorization fro i the owner or an agent of the owner with written at th rization. The owner(s) must sign this application in the space provided on page two or submit a written authorization with this application. 2. PROPOSAL SUMARY The owners of-record of the au jest propert request permission to divi. 'le a le TTotal Area parcel into -"" lots between ��xib o ar f lots) '- and 746' q. se .. s ur_- feet in size. o.20P /13P Rev'd: 3/8 3 (D) Assessor's map (1) E) Preliminary Plat (pre -app checklist) Applicant's statement (Pre -app checklist) (0) ,. List of property owners and addresses within 250 feet (1) (H) Filing fee- 5 u $5-- 6 oO e., a-At . DATE DETERMINED TO EE OONPLH; E: FINAL DECISION DEADLINE:. COMP. PLAN /ZONE DES,IGNATXON: Nwmbeet Preliminary Plat App;Erova1 ''?ate o Final Ap novel Date: Planning *:.... ,„ Engineering . • Recerdi.�g Date aid �#u�nie A to "'a, .; i, var£noe, Planned - 1evelopinent, Suaitiv ud8, laud s act :o k considered' es part, O' . f this app:..Lcation��' _ xr , be �;. ^'' REV/ 1 'JT/,'I' tia"p` "�i��.. ? ' ;'d�3 y �c3 l ; we at . ; To . have a coop :ete apjlicatic 1, you will need •to .str app youib�t t this d` ' in the attached. infnxtioi sheet at the tine: ► F, AE'p I1V F +I The 'abo%..e , re, ueet. does. not` . vio] t0 , an deed rest r� etiene tha Ana 4 e r ertd ..x�o iert' attached ,'tea cr imposed ►o ;...: �u.!, .._� i.r Gne , app.9.1Fi73'.5.4�77ifi .i.R� granted* k: _.�� _,_ grantiid,`..n' accordlexnce with the terms and subject to all the ,.conditions: afl ] fIi itatiufs df the approves. AU o ' the above statements and the i tate®enta in the 'blot plan,. attachments, and exhibits transmitted Lure ith, are truer.: an& the ap 1 eats o acl o ledge that an pe0� °;wit issued, . bused on; this application- nay be revoked if it is found that a, y such `etat m itts are' false s e app1ieant has read the entire contents of Cite application,; ncludin the policies and criteria, and understands the requiretienta fb,r g_pprevin or denying the a �pplicatoan. ES o. of the subject property SIGNATURES of each owner (es. husband and a�rife. m , . A , , , estimat''d r 'f tli /At Wig be generated on the lot proposed ri omit , �� 'n� � t evelai�pn"tdot is 10 tags per day per household or ��tl � s peT , air., , Please let me know if any farther information is requiie l in .this r Site i r i � I re6i4,tn �6D .��4�1�l11M: C� vd Eng neering, Site Design, Drainage Planning, Storm Water` Quality & 700 N. Hayden Island Drive, Suite 340, Portland, 972 TEL (50) 289 -7411 FAX: (503) g89-7666 • 0 r Cascade Communities, Inc. November 23, 1993 Mr Victor Adonri City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 SUBiEC : MorningStar Planned Development Dear Victor: Transmitted herewith is the application for a 34 lot single family residential planned development of copies of the application document are included Please A total F let me know if you need additional copies. Also included is one copy each of the following documents: Y "P pY i � plan, (2) property .., nd (1) an �% x 11 reproducible copy of the plan, a list of adjacent owners, a (3) proof of ownership of the site by Cascade Communities, Inc., the developer. The site is an 18.06 acre parcel at the south end of SW 132nd tnd avenue next to Be w Estates I subdivision. A previous preliminary nary pat Bench view Estates II with 42 had been approved for this site proposal e g Planned . . includes about acres of The ro osal foi� MorningStar Planned Development �� des 34 lots, about 9 ac s eas, and special building envelopes . "no-build" conservation easement wx The building thatspace and nob construction to land which lies at less than 25% sloe. g that restrict home cons p envelopes also will serve to preserve as many existing trees on the lot perimeters as possible. The proposed streets are aligned for future street extensions to serve potential future,,... development properties ad acent to the site and are consistent with the � t� approved a�rient pp Mountain Hi g hlands Subdivision which is located immediately nediatel y to the east of the site Please let me know if any additional information is required for the review of this applications Sincerely, CASCADE COMMUNITIES INC: Donald W. Oakley, PEE: ---tteSid.ent Quality Reslcientiol Development in the Pacific Not`thvvest 700 N. Hayden Island onve, Surf o 340, Portland, OP 97217 TEL (503) 289 -0011 FA,K,' ('50) 289 -7650 w • 100% of highest review process fee $585. Cascade Communities, Inc. November 4, '1993 iMr. ' Victor Adonris City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 S'UBJECi MorningStar Dear Victor On Monday evening, October 25, 1993, we conducted a neighborhood meeting at the City Council Chamberrs.A copy of the discussion ouitline is encloyd. Six P eople were present. A copy of the sign -up sheet is attached. The following questions were raised Ms, Johnston; Will 'there be CC&R's? if so, what are the minimum square footage requirements for homes? Also, what kind of restrictions will there be for r oofing type? Mrs. Paull: How many lots? What sizes are the lots? Dr. Paull: Asked why should variances " aria • y� noes ire allowed; isn't there a good reason for City standards for street widths, etc.? Mr . Mattur • Expressed concern about vehicles speeds an 132nd Avenue extension and thought narrower street width would help contr ®1 speed, Asked ab out constacted playground for subdivision. Ms Richards: Asked about direction of views and about the topography of the site There was a general feeling that the proposal well-suited � p p the site and was a distinct improvement over the previously approved Benc ` „ , Please let me hvie� � subdivision, know if you have any questions about the result of this meeting: Sincerely Y CASCADE COMMUNf11ES, Donald W. Oakley, P President Quality Resiclentlal Development in the Pacific Northwest 700 N. Hayden Island Drive, rync 340, Portland, OR 97217 FEL: (503) 289-9011 FAX • (503) 289-7656 ar � q q • • #11111111WMFMIWPIEW yl} ' 'fall' Boulevard OR 97223 T" MorningStar planned I)evelopmen nclosed are several documents related to the proposed MorningStar ;,PD project.', ,ffadavit of October 12, 1993 Mailing with list of neighbors within 250 fee receiving mailing. adavit 4 ember 13, 1993 Mailing to Central Affadac it of Postin g Notice dated October 12, 1993. The schedule meeting is at the City ,; .alai. �t� �n Monday October 2,3 1993 at am also enclosing several copies of the current draft plan for your informatiot,\ and for I a on interested City staff. I believe the changes € ddress some of Greg distribution g Berry's concerns. a Quality l side,itia1; e elopifletii in Pacific Noi'thWest 700 � l-i yden IsI nd Orin , 5uifo x40, Portland, 01' 9721 ` TEL � '503 89 -9011' FAX (50 ,1 9,.76 6 MorningStar Mooed '; evelapwen IslEIGHBORHOOD /, C.I.T October 25, 1993 u Parcel Size: , 18.06 Acres Allwable Number of Irk, 54 Pre 'r kpproved # Lots 42 Proposed Number of Lots 34 Lot Size Mostly 8,000 SF to 11,000 SF Open Space Area 7.9 acres Coxacervati®n Easement Areas O. Ades Percent of Trees Preserved More than 6 '5% 1. Compatible with Neighborhood 2. Preserve Trees. 3. Protect steep slopes and natural drainageways. 40 Minimize site grading: Provide storm water quality treatment. 6 Provide fixture acass to adj properties. acer�t for continuance .. . � 132nd Ave. '1 Meot fly Requirements, i.e. provide , o� 13Z Other Key Objectives ?? a.) AFFIDAVIT OF POSITING ,a.CCn4m jkaged„gJ do affirn that !im (represent) the party initi ati ng ir• e c eet pr { affecting the land brit at :1205, ' 2.'� and did on the � *.:, °° dday of •.� . post notice , indicating that the site may be proposed for a n, and the time, date place of a no h!!rhood meeting to disc 'Oration, Pl �► 9 discuss the proposal • Subscribed and sworn to, Mimeo', before rune this ; day of Public for the y Commission I xpir OFFICIAL SEAL JANE7 M. JOP3NSO NOTARY PUBLIC O E6ON ►► COMMISSION NO 017511 M' COMMISSION EXPIRES AUG 164 1996 i 1NIThIN SEVEN (7) CALENDAR DAYS OF 111E SIGN POSTING 1RE71JRN THIS AI"FI FwV cit j Of °i°ig Pf,.tiV Ing Division 12 SW Hail Bl e `'Card„ 014 97'226 'wjah.. be ng daily sorn, d pots and say iii.314 I catwr41 to have mailed to each of the pollens on the attached lig a si ofq'tt,.. OFFICIAL SEAL 4 s JANgt .03HAISOti NOTARY PUBLIC-OW ON 4 COMMISSION NO Oi MY COMMISSION EXPIRES AUG 16 , 1996 Mr. Gordon B. Moore �!!� 15W 121' AventhQ Tigard OR 97223 Sierra Pacific Development, Inc. 5285 Meadows Road Lake Osewgo OR 97035 M S ;Develor eiit, Inc. 1990 S. B .'dy Drive #725 Los Angles CA 90025 M B Development, Inc. 1275 SW 66`h Avenue #102 f ortland OR 97223 Mr. Horia Onofrei 17628 SW Beaver Court Beaverton: OR 97006 Quality Craft Builders, Inc. 13135 Rogers Road Lake Oswego OR 97035 Mr, & Mrs. Victor ICirma. 13652 SW romm by ew Court T gard OR 97223 Mr. Richard Machlan 13398 SW Benchview Terrace Tigard OR 97223 Gary & Eugenia Schulz 13638 SW Benchview Court Tigard OR 97223 Mr. William Johnston 13690 SW Benchview Court Tigard OR 97223 Benchview Estates 8925 SW vrtri- Fi[llsdle Hwy Portland OR 97225 Mr. A, Albarkouli 15362 SW Village Lane Beaverton OR 97007 Mr. & Mrs. Shozo t akauo 680 Ohzenyi Kawasaki -Shi 88888 mss. Connie t 13749 SW Benchview Ti. and OR 97223 Mr. & Mrs, Edwin Mueller 13643 S"r Benchview Court Tigard OR 97223 Mr. A: Mrs. Mark Richards 13221 SW Clearview Loop Tigard OR 97223 Mr. & M,sL Hemendra Mathur 13189 SW Clearview Lop Tigard OR 97223 Mr. .kc Mrs. Carlos Starling Clearview Loop Tigard OR 97223 Mre, & Mrs. Bruce Thompson 13145 Clearview Loop Tigatt „i OR 97223 Mr. & M0. i � . Donald Sill 13130, SW Clearview ;Loop Tigard OR ,. r.d �� 722 3 Mr. & Mrs. Alan Williamson 1050 Schukait Lane Lake Oswego 97034 Mr. & Mrs.. P'aal Miller 9835 SW 90th Avenue Tigard OR 97223 Mr. & Mts. Bruce Young 13534 SW Cleariiew Court Tigard OR 97223 Mr. & Mrs. Marius IIoogewerff 97 R.ngsgate Road #G-22 Lake Oswego OR 9)7035 Mr. & Mrs. Geoffrey Lingle 13578 SW Clearview Court Tigard OR 97223 Ms. Harriet Wilson 13563 Clearview Place Tigard OR 97224 war. .fr ".W %i`�:..r. '+ orn' tar ?Iarinef Development. k ecade► 'Comr unit es Inc,' � r1 M1 rs vr ✓ �' �r, r'r' .,r }.. �4rrr+ i ✓.�. r,.��:�7.4� ✓ r, 1 0" .�;:'r }�✓ y % t!£r..s .,. ✓} r I:l, %vat ene a! Locates. ard,,Afiliik Wading th, land ........1 1,101 : ,.. ..., did an the , .we: day of ..:,,..:... At notice grndicating that the site may be proposed for a i... „ .,; ; -1, a li on, a and the d me, date and Blame of a neighborhood meeting to discus the n was posted at i e :. k (state location an property) Subscribed and sworn to affirmed, ke0me MO this day of pudic for the '.e of On y rnmLfsioa Ex OFFICIAL. SEAL Aka t JOHNtON w; c NOTARY PUNL1C•ORE00 COMMISSION NO 01701 CA'! COMMISSION EXPIRES AUG 16, WI1HIN SEVEN CALENDAR DAYS OP THE Slims::. ! . C). NC RE WR N AStlpAVI T TO City of `'l and Planning Division 13125 SW I'U Blvd, Tigard, OR 972 MINTY »E$! - STATUTORY VCPH (INDIVIDUAL OF CORPORATION) NIP BttaM$A'[QOIIAOi. a California limited poittnora,bip 93073977 raltor. conveys and wrests to Cascade Comm n ties. T' • teri Do nano consolation Grantee. the i'olloai,mae Owned real prijpertV free of ette leocee vieerit ec Jpeeificely aut forth hernias 4161"„„41%, l .y ply ii s instrument tail net allow use or the property detIon :Bard In tb''A jrot,t'temcnt in vioiat. +qh ®t applicable lend use lama and regolationa. Were gaoling Dr ae,:TEin2 th7e inctnirt'ot,, nib the mien ecqutrii& Sec title to the preperty should ch•al' with the aprrcp�iat0 elry, nr caunty planning; department tO verity approved aeitGa. IMOUNORANC2S1 IInel'leiont d hi7► ana aft; je'v tee t h dtntu my rnif,ere et t o Unliirsd S e'ago Agency of Waohing 4uuntya Zeeement e!or underhronn4 sewer Dine aril ipjittrilnoance ;Warded in fe,oa top 00- 20102; Easement Iris e,rederaround atom' drainage line and ilppurte ancr recorded ,let ere Nod 88- 20103, l'aee*hht Relocating' h reer9ent r cr rded In Pee 5.102A19111 &moment. mnr aen bury $1ewr sued 00,1c utility recorded in roc Qtop. 91024199, V,102b 000. V102,610 tcon'iinuedab ran tram ennmeratien dor t t a conveyance J. ,ef94000.CU Doted Aaunt 20, 19,3 A 11+ a corporate erentar, it hues cnu; :rtl 1ta numa t41 he Maned by beard .�dir+eetors. s. vrr+derr ut l`e ado T( onto rnir r 9 nnteo.®. e w. w SSA g OF tatRif�e>ro Caaetal, of ____�C. � ,' 'Tteltr inetrUad t was acktdv tfight berate tee an . ems. 19. , le wrra=1■n ■r VIIIIMMOMMOMMUMPOIMMIO Thil �i H 1'" ry1 6ieAt� acknewl da4kNforo 00 on . DLL. Re, earp o , _ ►;� a 1 �`0 �!: H'3ll oonsinalon ea iree ; Attar imaording Mugu to: tioridnlee Comen1 s i, Intr e , ammo ...aramere■Weateiiu■ ! ffi. _ROC411 trEIPAIPICP oRlab4 win clomtelailurt Fl , G0,13zZ lly corate,.`,iit6Pi''�ptnES n. A ; {', saes R'l�iit Iere+ `RpY iifiiiivie ip D".#h` : ,,�, rr i.4,0 • Lfrltil a �ht :.. si 0440400 ®1 • e*e Ten ohal t be to he !d a lnaanc • 16•.,.4 abth?' et 00o"� Psigtol of tills fth4ot orbs�t - 4cttl�v. of Soation 40 �rw p I Solttn ey ac0t & Na�Ot of the 1 i�,lsa�etto WMrldlOA in tut of ?iges , eou�tty Of 'aehi an and etnttq of Oregon, KXCE IEG3 t ROg tulle '4aot og 1+ ',� 0eanda iled to Saa el 9fiat :t , et d1 � r by peed, 2000*4 1d December i 3 r 1542, 10 :00k ;540- P *q :57o Os t keeorde of 'W*Nh ngtokl d"ounty. b� QasY��tz�'i�a��ti�tt �! Portion �l��.nntR�e�io�d�tib�eMCKVtnI� BO�'I1�'tl Lid Y g of OraeVon e kvidumbvsnace contanued, gflatiAtta�t for gas � pal n10 nd a rentanc eeordad� in k 380 at egg .a./ and paid taxes for the yodre 1990-910 199i 9Z and 1992 -93 Don : 03u/$9107 gout: 101s05 51t.ou 2xaN Dated September 2z, 993 Ps 5 2A46110$11 V . belhg duly aworn,,depOse and ea t t .on ....a eta I cau to have ensiled to each Of the parsons on the attached list a n at' to disco _ 00064 deolophion2 at J �,,.,,�,,, .: • COPY of if 7s rH� spa' malted 4 o a •' do po Of hereoto . lo► plalidy ar .,fit Omni and further t6► t� laid notices �ettel�sdad !� en�l dd� to �� ice' w deposited on the date Andicaat��d above In the 4Jr� itad �i a�Ce�:Ii Post Gd at �'� �, go prepaid thereon. Commission Expi es: �... ; OFFOCIAL 6E61 .EA[NE T M. JOHNSE w r NOTAR Y; PUblit,bPE GON cO^iMISS1oN No 017571 M Y CQMMISS oN EXPIRES AUG 1C 1906 MioginVeoffniesikrit �Nati t,:t ! City i?f Tigard 1311.) SW Hall Blvd. Tigard, OR 97223 tri3JECIN Morning Star Planned Development Enclosed please find names of all property owners within 250 feet of our proposed Planned Development lorls with a map highlighting the properties included. Please feel free to contact the if you have any questions, Sincerely, CASCADE COMMUNITIES, INC. 4-1 Quav Kestaelit;cilbeveloPment 1, ,he ptic(iic Nr)) titwest 700 N. Hayden island Drive, Suite 340, Portland, OR 9V17 TEL: (503) 289-9011 FAX: (503) 289-1656 o. Itr-sw"" LV CIII,LGO TITLE INSURANCE 10001 SE SUNHYSIDE ROAD CLACKAMAS, OF 97 015 1 *." w r r -ar '- - - r r r r •r r as a4 -r r : Me3 troS Ivan/Ofash1 gt r\ fl Owner :MOORE .GORDON ELkINE Site :*NO SITE ADDRESS-; it :13335 SW 121ST XVE TIGARD OR 97223 Use :5032 AG►R, F DEFERRAL Censucr :Tract Block MapGrid Bedrra n ' Btu: . YS: Gar: � pool: y� * *.man rr r r m a� r as m r r �a iri re o r MetroScarol /Washington. Owner :SIERRA PACIFIC DEVELOPMENT INC Site :13995 SW LULL MOUNTAIN RD TIGARD 91224, Nail 5245 MUADOWS RD LAKE OSWEGO OR 97035 Use :4002 VACANT, TRACT LAND ICensua : Txact 319.01 . 31 9 .01.Bl eck 1 MapGrid: 6 5 4 Bedrin :3 Bth :1 a 00 iB:1910Gar: Pool : * Me roScan /Washivoton r., Offer M B DEVELOPMENT INC 1 7 tt55 W dolitk . t 4 i . Sites : *NO SITE ADDRESS* ''Opezi-104A4 O k ilaa3. . Mails 1990 S BAY DR #725 LOS ANGELES CA 90025 Use :4002 'VACANT, TRACT LAND Census :Tract Block MaPGrid: Be►i6Bth: YB: Gar: P®ol • • 4 Mel can/Washington : ar r �' r �m rl r r r n. r r ar nr r. +�i r r. r..'r r r o. r •o o Parcel. :R0478959 Xferd Price Tot AV RefPar# BldgSP •. r m r r r r r rr u.�n • Parcel Xferd Price Tot AV J6 Ref Par# BldgSF : 2 , 5 :$1,030 :2S10400 00300 tic :9.80 Rs ri c. �• ar, r ra i. r r r ...maw :R0479057 2/2/29/92 M :$6,300,000 $$53,200 :2510400 01100 50 ,c :20. 0 • wd ee ei r err o r• u auk r am cm r o r r w m ma arm am mm •a wi* 9 Site Mail :11975 . ,r Use :400 iCANT Census act Be; Bth: r B "r MOW:TAXN PRO ITE ADD • 1 T MaUNTAIN Block ° MpGri% e YB • Gar: y f ashin7to . 5 * s+ r ad yr m aii r r au..W r: is r aeo ss weer :R1PPEY S R Si *10 SITS ADD / O32 Cen:Ui'.4 • . act Be Bt 6 6 � wr ua r is er SB LTZ JA ES R *NO SITE AD ' • S e L MOUNTAIN RD TIGARD OR 97224 , RM DEFERRAL ock 0 •Sit Mall :1 List" :402 Ceyysu Deda1 MOUNTAIN RD TIGARD DEFERRAL oc] MapGrid: Tact Bth: 7 me hex : RIPPEY SHIRLEY' 1.3271 SW B • r shington S t Mail Use iCe ras • rm'• RD D MOUNTAZO RD TIGARD OR 97r -. . ,.;.. ,. r Ma Grid: i DEFERRAL �GaIGG �... Btt :3 , 00 YB :1966 Gar :TiNXM_PRC ?5,04-1.10 MalAr rp.Scan' /Washington : Parcel Xferd Price Tot AV Ref Pare B1dgSF: rrrrrlii'. irmb Parcel Xferd G AV BldgSF: Re"+ j, BldgS�C : :R0479093 :$907,000 :$11,024,770 :2510400 01400 Ac :40003 :R04? 5638 :$138,340 • S109AA 01200 0:3.93 • r ri .. r a: r r r, r. r r �s :a'i r as w I r r3 w r r. r o a Parcel : R04856!56 Xf ea; 4 Prioe ;V • $1 100 Ref Par ar . . 00400 RldgSF: Arty : • . m r r i:11 ®r r a iw 1u as r arl A+r 1J1 re n r r'* rrrntin ais _.. Parcel Xferd Ot117 Ref2arit B1dgsr : Varclel r r ie' atl ild Yr roV k'•r Ian wwi me om,19ai 2"-Prl mR0485665 :2S109AB n2rgcn tma i..iar ®sirrrbrtumd':� :R0485709 0 ergarff_ B1dgSF :3; The Xngo tion Provided 1s Deemed Re1i :sb1ed ■ 18,720 hs 00500 007 iut is Not Guaranteed. .( * r r ub w,',r i'1l wl ' wl:we w r ec''�) r wi• Owz ar tONO , Site 1: *NO $XTE 34DORES [ail : 1 6.28 SW„ .BEAVER CT .. BEAVERTM OR ' 970 Use 3100i 2 1 TAc.ANT., SXD TIAL► Census Tract Black lia,pGridt `oSv a /i7Va 93hiy1 e 0 Bed :. Eth: YE: Garr: Q/ Pool 8 * 9* 0- 1w,-,r 4 r r w w r 0 r w -, b w--: MetYY.®,vRi an /Wasiltugto4 Over :- Q{UAL117 CRAFT BUILDERS INC Site :13332 $w BENCHVIEW TER TIGARD 51223 Mails :131e35 ROGERS RD LAZE OSWEGO OR 97035 'age 1002 VACANT,RESIDENTIAL Census : Craot 3,x,9.01 Block ock : 1 MapGrid• 555 Bedras Reis: YE 2 Gar: Pool: * 10 :�� s r r wa r r -r aM w1'w .} r w w w r � �i'iitiiH�'Y•.f n/wasi� ,M4 n eL Q0kliXTV, CRAB" x' Bt"Plyt iERS INC Site :13354 ,SW BENCRVr• w TER TIG,IM 97223 :131:35 14.OGER .RD: SCE OS' GO OR 97035 • Besse : 1002 VAAA►NTZ RE iID IAL Ceu �ss:Txat t 3. "L9.01 Block e, ..ms Grid :655. 8edritt: Car P ®c1 * 1 * o w wi r w nr w a• asw w erc: MQMrASc n Washingt0: fl ,orr,tex':K±Rait VICToR P s ANNETTE Site :*NO SITE ADDRESS' Nail :1365:2 SW BE iCE17ZEW CT TIG OR 97223 r�►e : 1002 RESIDENTIAL Cstiva, T: * .ct BlOCk MapGr,id Belli t g.t YE Gar: 0001 ..,===.0.0 - 0 - 0 - 0 . 0 0 : MetrOS etc,, /WiehingtOn • z Ee� RICH, A= LILLThN • e�•398 SW ECR"4y'IBW TER TIGARD 97223 Mail :13398 SW EWNCEVIRW T R TIGARD OR 97223 Use :1012 iRS#IMPROVED Ceu pus :TraCt 319.01 R1ock 1 E1PGr 1d: G55 Badtftt3 Bth : YB:1990 Ga tr:UNIMPROV Pool: • 13 t i ►1et °oScan /Wa3hingtO Ownero 1CHU& _ EUGENI Site :13638 SW i W ENCBVIEW CT IIGARD 97223 Mail :13638 SW BMICIEW C`a;'' ` IGARO OR 97223 trite : 1002 VACANT* RESIDENTIAL Ceuause :Tract 319.01' Biock 1 HapGriateS5 Bedrm: Bti : VS: Ga: r: voolt * 14 e r s see. as a ° ° ii. s1." lii wr r r " " : Me Ls poS. .an /rYt ahington Owu r: C1RA VICTOR P; F�TTE -L :13652 S ... CT T r. .7223 Site . :13652 SW 4ECRVI CT TIGA D OR 97223 O's• e� :1012 RES,IMPROVED deasut Tract 319.01 Block 1 Ala pGrid 655 Bedrmi :4 Bt h 1992 Ger:CO I 0d1: • ee eetl o• ew: 'tv ro Ib ?,!• w w r w r "r'�r _000320 erdF 7/23/93 Price 5:, 10 n 7l'ot . AV, :$41,186 lkefP r0:2S1.04DC ,,0010 2.034SP: Ac: •32 �w wet,Y eeti w r �C 7r.� "� i•I w •il w w:ri °Mei ■o'1ip w eoe Parcel 74f erd Price c Tot `. J A4 'RefPar* EldgSF: • r �s �e w w rc r w ea w a1 • Parcel aaf erd Prig Tot, AV A4 Ref Par# B ',dgSF: : r6iasbmdMwAiorw • Pa'roel Xierd Price Tot AV Ref Par* BldgSP: • e wffihiri■reeel -ilmM :*2000321 :03/04/92 ;$170,000 :$41,180 :251.04DC Ad 00200 :.22 rsesw'r ii,r wr :R2000322 :03/04/92 M :$170,000 :$41,180 :2510400 00300 az:622 wi -ed ew.aW m e r iii V r r iw 11•.ea :R2000323 :06,/'24,/92 :$40,000 :$41,180 :2510400 00400 Az:.24 IIw eN M 1111 m ell al .r eei i. w. au a Parcel 7`2000324 Xterd 06/27/90 Price :$52,500 Tot AV :$212,490 A4 ,efPar *: 2S104DC 00500 R1dgS1' :3 097 Acs .18 Gs1 � • r eer.wi w r m r mw r M sow r r.i r ieei io io w. iir r m Parcel tR2000325 Xferd :05/28/93 Price :$309,370 Tot AV :$41.,180 A5' 1efPer* 25104»C 00600 EAd SP: � s on ii r 7q en r w Ise eer w wi 1 'l r � r eel oij ♦'d •el m iw ,+ r r 'eei sea 'fe. Parcel :it2000326 Xferd :01/22/90 Price :$46,000 TOt AV :S/98,750 ,5 RetPa r* a • 2S1:040C 00700 Bld .5P :30697 Ac :. 1..9_ le Xn or ti ro :1 d Ic h e ell teo,1 ►1er 3 IS Not ' "iei. w► r or ri{ wqe" rr+ WZLLIAH ENCIWIEW CT TIGARD D 97223 ". . MITI= CT TIGARD OR :9722 �?n 11J a. eY� 6i.PrZ RES % IMPROV Census :Tract 31P .()3, 1 apG d: 559 Bedsit: 9 . Dtit : 113 :.1992 Ciar: C OI IWK XT'POQ1: * 16 •±:,'w i+stroScan /Washington; 014 :;, t+Ca; ESTATES i ite * , XTT DTD SS* BEhVE F ON U06 :1x,02 VACANT;RESXD Census.,: Tray *t ''' R2, BedrAg * 17 r N ice: �i i•, r d r 170 iM N rr ► M• "!® Qatar 3 P IEW ESTATES Sits :*}T6 SITE ' DDR1 S* mail :' $ 9, 5 : SW EE WERTON UXLLSDALE Nae :1002 AC '', RRSI DEITI Cenans:Tr ct B ock ed a; Beh ; Y8 : Gar: HILLSDALE MG POr? LAn 1A► oak MapGri� ar: yg Poo �. et oSoax/7Yp� a3hingIrofl HWY PORT' ,apGI.i id: Pool: *owiwwadrirrr.-r1rKr . MetroSce,i)./WaShintiton OWrieT . BENCEVIEW ESTATES Site :*NO. SITE O5S Mail; :8925 F,R1 BEAVERTON RILr. A'dE Hwy PORTED Oise :1002 Ill,,"AEE1 , RESIDEL TIC Ceueue : Trao :t Block �a p Cri m' MC a Gar: Poc, l * 19 . * w e MetroScctn/Waahi1g ton c er: BE1 .. GEViM ESTATES Site *NCB SITE ADDRESS* Mail :8925 ; SIN ...BEAVERTON HILLSDALE awe POP.TLAMD Use :100:t V kourr, RRSID IAL cennua :Tract 13 7 oek HapGrid: 'SE 'tr. : th * Gar: Pool * 20 MetroSoan /Wa: �� h Gto1 rrJirrnArnlvric„W wwrr ®sal ► Q Cesar ALb RMCOULX ALB O 1 Site ADDRESS* Mail :15362 SW VILLAGE LN BEAVER.TON OR 97007 :*NO SITE US :1002 VACAMT,RESnustrexAL Census : Tract Block Maya... id Bed : B kp h : B : Gar: Pool: • 21 .. • /.� y� Wa 'uy� ql `' r r fc w a r as .n w wi. a r uu n,,� er1 • M 6t.li+�oF✓�r �(Yi.�.l�dihr6ngtodi Owner NAiOTO S OZO f FAIR a 1N' Site :*NO SHE ADDRESS'S Mail 6802 UOZENJI KAWASAICI- aSRI': Use A0ANTd gESxDI ceu tin :Tract Block ;:. .NCB �{,� th Ee t: E 01 rlV U.ir60wrem- w60:4i:sirea 1000,+0 ld�6 Parcel :0000329 Xferd :)\ 972.2e. Tot {��1l'//''e /i11 :$41,180 p '/r■�pA- ■■//pp�� //��■■. -. ReifC`liaz* :2S: 04DC 01000 B1dgSF r'�' AC: .24 *R2000330 fea'4 97225ce v Tot „AV : $4'1, 180' RefPar #'; S104DC: 01100 B14gSF Ac: v13 •. II 40 r r' 44 6.0 id is dr ad r re r 60 Ib r 64.10,16'6i (ai 60 641 o r' Parcel :R20,00331 `ford CAF, ,97225 (de rrat AV :$41,180 lialtfrar#32S104DC 01200 B3„dgS1r . Acs m t w ct i. 40 a 66.6 00 06 166 6616 .6 i.rr Parcel :R200033 Xferdl :12/02/92 Price 448o000 000 Tot AV $41,180 RefPa r0 :2 104DC. 01300 Ace 41 :�12000333��iwwd;�;* Pric : 4 ,� 50o Tot MT : ► 1-1 0+, RefPa r :281041)0 Gay: pier Not r®MAQi/�f eta . i i� er:GR GORY CO) IE !r Parcel ..R2000334 S��e :13'9 'aw BCi��!',YSLC� CT' TI si1 .13' 7 45 '�'SW� R 'CHVJ EW ACT 'DTI Use 101.2 S, �` MPRO ED r'•r ni �j� r s is eii rn w �a r nJ r; r £0 CS siea ut� � ,1 �ee s urt s 4 S'aA : NPTb CrI+, r' 'C awE8 S cr J 1 r s si W E 3r: L 9!lr '' d°.7 ba Or �. R1 o1 E ri ` r r c9„ k2 k .ab. Jr : r M Use : " 002 VA�i`, t 1,DENTI Census :Traci 'Block n O er: LLE EDWIN' P; SEARON L Site ;613673 SW BV,NCAVIEW c TIGARD 97223 13 X43 SW B Cz xEW CT TIGARD OR 97223 Use 002 VACAN2, RESID X CensU :Tract 31 9.01 Block 1 MapGcid :655 Bed s Bth YB Gar: Pool : * 2 5 et VScan Wa Allington 0w er Md ar 4R EDWIN P 1 Site 136,. ..s SW BENCEVIEW CT TIGARD 97223 Mau 3643 SW BENCEVIEW CT TIGARD Off 97223 mile :1012 RES, IMPROVED Cen u :Tract 319.01 lock 1 MapGrid :6$5 Eed w Bth: YB: 4aY : C6Y\4 i iPQolo * 26 a +roScan/6ashingtcx GARD '97221 2t ' rd 02'` 00;/93 GIRD '04'`9723 `''Price '4$235,000 ,p ��.;,�� Tot AV : $3 98�;,7550'. MapGrid: X6 5 5 fb% {! • RefPax# a 2 S1 O4DC ?01500 : Pool • ,;E1dg5F 3 , 051 Ac : • 27 . o��.rio% .,�IG7Ai�g LsVB/,. i ray �i Lug y r r s:,..lwi nl r d - w S• en r �¢M ai w hsti: n '' "r ':. Owner : RIC S ARK A, Y iLEEL M ► * .1i• O9e ' NS G r 1 : Bedri: B th : ' YB: Gtr: Pool: * 24 etloSc /WaihingMo. Site :13221 SW CLEARVIEW LOOP TIGARD 97223 Mall :13221 SW C!., ' TI7W LOOP TIGR OR 97223 Mae :1012 AES, IMPROV b Census :Trac 319.01 Block 1 Napezi1:655 Belo 4 Baa Y:1992 Gar: CO UNXT Pool * 27 liet.oA6ti8 /.asliing on Owner: MAT R EEME RA F, POONA Site :13189 SW CL 'VIRW LOOP TIGARD 9 7 223 Mil :13189 SW CTAEAMVIEW LOOP TIGARD OR 97223 Use : 1 3 12 IRS , IMPROVED Cen81 • L., ,tact 319.01 Block 1 Magdxis :655 edrm : 'MB:19 92Gar : 1DTIKPR®VPool: * 2 tim{roSCA n/rash7ngtob Owner STARLING CO OS . ; RATNLE N P Site : 13167 �W Mg, iTEW LOOP TxC 9T223 Mail :13167 OW CLEARVIEW 100P TIGARD OM 97223 `Tse : 1012 RES, X M PROVED s �rac t 3190 01 Block ek 1 A€P Grid: 5 5 5 Bedr : 4 B th :19 2 Gar : CO ONXT!P0O i : he nfo do . Provided Deemed Rel b'et 1 :R2000335 Xfer4 :11/04/92 _ M Price, v To AV ` :$41,18J. Re, `Par `h25104 0 01500 i.s1dga ,I ' Ac: . 22 s r !n siri' iiq r'�r i,. w w d yii his, "r io`ri r r d r • `w ii yaw Parcel :R2000336 Xferd :09/11/92 Price :$46,900 Tot AV 1$41,1E0 AS RefP&r #' :2 S10 1DC ;1,1100 a :1gSF: Ac 3.24 w •i L• al o r r �o r iw ai r• r r r r r -:rd r 1� w o w /� r w d 'u Parcel'. :R1000337 Xferd :11/2O/89 Price :$64,900 Tot EV :$414,040 5 Refgar :2S104DC 01000 ,1t1g,3F:50255 Ac x27 : rrrLi wilk' •11rr5a�rrwtierrr�f uLu 'Lnr WLerrir ?s,r'cel :R2000351 Xferd :07/13/92 Price :$1990900 r, Tot AST 4148,750 A► RefPar :2S104DC 03200 Blc gSP:2,1,05 Ac::.11 �• .Miwlrii iw fd Lrd�rdi t• H.^. .: ' ris iatismdwo•iwo�Q rJSrrrear Pa ; .el :R2000352 Xferd :02/18/91 Price :44' 2, vs 0 tot AV 4158,750 A4 Ref?ar# 2 2 S1o4DC 03300 BlcigS 3 570 Ac :.29 O '�iee s rw 7s,: .a d r1i ri ►,s ri.� r � r aei Lw a� !�• � r eo w w dl�s r ew Lei: {�. arc ''. :a 1'000353 ? for ! O9/0�t/92 Prue $2,3,!0 Tot AV $202,350 A4 Re��Pa�r# ° 23104�DC 03400 Bl4gS ' :2,956 Ao: •20 • Sill CO 1110 till MP OS k11.0 O. 'MO ear Z, OXPSON J °qFI�' UC L; S ' Site 1e31.4a SW dLE3 RV3.FW 7,100P ,TIGARD 97223 *11 ''.13145. SW L 1VI ''W .too TIGA OR 97223; rise .1012 .R.SS, II PRO trzi; Cenaua : Tra6ict'r' 319.01 Block I pGr d: 5 , Bedr1R : 4 Bth , 3s : 1, 99Z oar : COleglJc x g+ 'io0 l s a , $et roS can /Weshi,1'nu"�1'>,� ;:,';, tn'. DONALD G; ELI; AB t M Site *ISO:' SITE DR 50* it i1276 W DVTN -RILL r RIO.' PO'A Off`, 97235 'Use . 20 02 VACANT, ItSSID" :EA Ce13,su32 : Track" Block Xe r: d: I Bedza: nth: Gar: Pool: * 31 * r detroScatt/Wa Ahirir'to n Owner : $ XLL DOIYlaLD G Site :13130' �3 a �� ;�s► �� GAID 97213 CLEARVIEW LOOP `i'1GARf OE 97223 Use : 1012 , RRS, IMIPRO D ' Cerlaus:Tract 32,„9.01 Block 1 MapGrid:655 Bed= :3 Bth: ' :1S12 Gar : BASS Pt o1: * 32 MetroScan /Washingto n. Owls er: ELAN scams 11W try?Scan /Washington Site • *IBC SITE ADDRES0* mail : 71 9 MS a cv CT PORTLAND O R 97225 V l 0"e ei eW'.r r 'r - or Ye .�'r' w' r eo Ivy /p ljq r r eri R2000354 �rtld 10/11j1./92 Price $192, 500' Tot .AV $1t8,750 4 RefPar * :2si,04DC 03500 IdgSF o;'2; ACt �e'ici t r ei d r air �ew r'r r e. r, 'f r rN r r'. PParcel r ,1 R2 0 0 0 3 5 5 Xferd :e 04/09/93 P 'ice :$45,7;t) Tot AV :$41,180 RefP .r,J :2S104DC 0360+ B1dd$F : c:. 3.18'. 0m IMP e • ar d ion rrr sou es drdcy' irul ion iwr•}ww its o.?so v:' oil Nis ror. Parcel ` :R2000356 Xferd :02/01/93 Price :$214,222 Tot AV :$168,750 eAd ,Reif ar *:2S104DC 03700 Bleig$191,2 ,,478 Ac: 19 � r� d ♦,e rr d r w :�i ee7 r es a ew w r r r rw' r r o..iw d ar: w irw Par'ei R2000357 Xferd , • 07/2.8/93 Price Use :1002 V ^1k T, RESID 1'T Tot AV :041,180 C ensus : Trec t Bh%k gePGrid s RefPer0 s S±O4 C 03800 BR rM i Bth: YB 4 Gay o Foal: B14g8F : Ac: • q Q a• 33 ma croscaniwashtng r " ` Ov'nner: WILLh SAN AT R; VICTORIA Site :1$194 SW ICLE 1RVIEW LOOP TIGARD 9722?, Mail :1050 SCHURiAIRT Lg LAKE OSWEGO OR 97034 use : 1012 RES, IEPRO O Nom^ Gp1 fed 5 r . s 1 Census : Tact 319 rp 01 Blocs a� 65 Sedrm:4 Bth: 'ate:1992 GaR�dSeyrtt:CA if XT 'Pco1: * 34 : �edindelrrutrrdwaoaearrnuddatii: M®oScan /Wciihiagton der MILLER PAUL A, ROB T Slte ,,13 5 ,,�T' TIr 97223 �� .1.2 SW CLEARVIEW C EAU. :9835 SW 90TH AVE TlO OR 97223 Use 1012 RES,IMPROVED Cettl us ar.a.e.. t 319.01 Block 1 Ia p r id ©6.. 5 5 Bedrm3 Bth: 3:1990 Gar :C O ilVPoc1: * w 5 * r d ► d s e r r - : Me r Scan /wash ngton Ownen:YOUNG BRUCE A:DEBRA J `ih1 S .t0 13534 SW CLEAOVIEW CT TIGA►RD 97223 M'4M,l uu *1012 SES, IMPR. OVE D CE suS : Tract 319 1 oc ��FGrid. 65...5 lelrn44 Eth• � • 196D Gar � � I Poc1: Parcel 82,000358; Xferd :0106/93 Price 1'ot ':XV .$-48;75() AA ReEPar4:2SI04VC 03900 SidgSF:2,251 Az^ .1:8 ens d re' w Pit d aLr W .a d :r d es ar r • m u r ,d d tie Parcdil 82000359 Prec;e $1.90, 0009 Tot AAV a$186, 90 A5 RePar:91aC 04000 • Pidg'SF ... 549 :-•• • s is d.-. b ardb emwas dI dw erdd dioa.'aa id 5, Parcel : 2000360 feed y 05/1,9/92 t,1 Price .$239,95c tot A5 R3fPaac # :28164�;DC` 04100 a 9F 4,r 267 . c 17 The In vmatign Provided Is Deemed R .:aI 11.ee Eut Is 1Tot GU ,rt, teed. "A� ,.�. r iw r ai'r r ra -r dy.e.l;lr{ is o•l a' _ l�d a4'.;'w 6. S i,TAVIEW' RttteS GATE' 40,_ O1ISi' 7r 12 11215. , tB 'RC ract 319.03 B O :1 '' i■Gr4� 99 A Gra6rsti UX ROV P00 ,�rp�� tad afc' ri__•r -._di :. 4rrdri__rd �Y i etdrOSM r ld�L•YiE'I',�(� :a , FPR iE FEZABETH 4.. SITE D SS* 85t 8 . i CLEARVIEW CT TI t, 9722 2 RES,IMPROOED Q Block ock ] Grid: .....�. ,� NS.,1990 �Co r : � C�I�'q �1CIa�I"! �r 001r�4yy ,--c.----------,---: . . IVNiirr roS'[I �ir1i /Wasidi�ng!:ildiel : Cer:atts : "r'r, * r3S* w,► �1a�;t " LTO RIr 1 .. - wil�.,(� .` 1d3� 5r 6!.� S►pf , CyL q�R�tVI . CT TIyGi �/�y: 97222 'w8 t I'w 1 u7 • 4r7 �r�' '' `b�'Vni1�1iR 1/ �#ni:1rM �� 2 G/iEW' OR 91224' 'tJse� 1012 .RRS , .OPROV CeasOli o Tract 319 04 Is1oe k Nt apGricS $ 6 5 5 tedrivi 4 : 7,13 t 19 SO b��Gel wh/:�BA �EME ?yob 0 i ��a� 9 3 :. r tld _: fj+r r it :`w w r a r 11L _ r.: >� ii ro :.' 3 #e lfs /i Scud, / *Itiishii#gto Oviziet,tELAL,t x,145 x�w�� Site SITE ' Ai, 1EV SS i1 111'9 ; $W ASCOT CT PORTS cut 9, =1402 V ENTI 'Use ��"�►�,� r RRS�L Ceti/3110 : ac 'C� Block Gar pari i s ' Seth at 13th: A Gar: P001: * 4 0 aw m _ cid d a e _ w r itatroSctol/We,x1:hingtOt, Oveklat : F C X ESTATES Sate v*.i'A SXTE ADDRESS* ai i� 9 5 Bile B AVnRION HILLSDALE Rift PORTLY Ilse :1092 1ThCANT, SASIDE'T1iAL Cenitrila : Tkittet 131oc1s, taipavid Redr a: R VS Gar : Pool 1' mettostan/Itioh:tugion OwtkortRWUR WIL AI ' Site **NO SITE 7D D ES$ 4 • it :7229 {W ,4MCOT CT ORTLAND OR 91225 use t1002 41.4 ILEiTt L Pedrin: Bth: 1St Gat: a oc1e 14 42 u.rtl msiw_eit_is ars rr~: Vtitt ts50°!1'0IW ip hitigtOrL Oaa►�c�r :MEIER DANIEL Z S'A'ANCY T Site :1331`,2 "• CLEAPVXEW LOOP TXGA t 97213 2 SW CL _ .'� �S�i �.:. �. 3 3 Z� ,, ' 3 �'I :LOOP 'I'I�ARY►, OR 972,E tJ' a :100'; VACANT, tESXD TXAL en5 to a i t c a 32%,.,01 .. kYs Nr ...� pdrid m 055 oxi Itedx l: Ltl,: ` 3: Car: Pool: A4 lote ,��-+VV.y��,II'jj'��°°p�s.�.r��p (/�_'�■y¢�`�y■ ;mow■ ,� i. \..,rMj •Ir VA Ir WffiJ•GtlO �W.R1 Vf�IWI roV .i 00.004 ._ Y O w • rylW tni i w _ S06_ r 0003 i,Par* : 2 ae, O,4I arce1 3R2'600362 3Card :06/02/92r 1Pe :$229,000 ' Tot AV :0217,090 t+ RetPar# t29104DC 04300. 1t igei at3r4 "':6 A a.19 ®I r .d'o'es u rir .pM r•�e .�� 'tu. i 3 •. _wIC d r �. irr _ eli r r o r d r -ir t�Arce3. ': .0 0363 terd : 03/30:/90 Pry ®' . $,34, 950 - /� Tot- ,AV' r :$260,140'. ��pp ,,��RefP�,cr# : 2$104 t 04400 2.41gS:d : 4,245 Ac �',Kia d Mi;rdu'rr L;w+Yr ad s w Irr rr w ril'ir6 _ w Ija r r r.�,sr. r q a Parcel Xterd P ?dice trot AV Ref Par# rdgSF,: P rc:e1 Xf e►rd 5722 2Je Tot , )R,c5f Par# BldgSF : . .rrirs.0dr1c box` Farce! • ro Av RePar i$140bc70 a Xferd k4 RefP°ar • IdgSF +,r gut Itt :R2000364 :07/27 /93 :$41,180 :20104Dc 0451)0 V My" rru iac rt.•wit itW irew'M')r :14,2001:i ,0 b $41, f :2SIi04DC • 041600 Ac:.19 Si d+•wSSSijii Qrr>•r.al64 ord ®Iii ea :25104: 04' Old A, Si 44 is _rid Si r 4 ii4 44 ad sir •e iir aL . : ,.2000367 .06/20/93. • $1Y80 2Mi04 04300 luatentee ly TITLE, LACK ▪ . 19 10001 30 0z1 86141 Wa b. :, ,i City w * * * *w *rrrlvrw�ps **11.�avi -• **(1,0�Ydb *, +F** **4,#stw r*w 1rw.rw�i,.**6 **04: ******** *** *' • �YdY�rh�►�d�Ur��c�p►�le�r4rd► ;N c mm6; labrrimimm^jitI..mwiiics t3:L�e4AC 94,;000 Paaa113, .0 U ,!!t38 ,rnss�t , �PX,'1°,i4:I► �Tlty %A7% H = a, title Lodz rind :13419 5� flat AE9r* 8 :1,3919 'elrethone V C ; , 'L p TI , 'S OR ' 2123 t.6.44'stiiroidithTtait ■aicld ieee.a cir *miie*ii!1r�r'1 ,*i*** T#0,Ofex trdg Ott /2°7%93 DO1h166rit * ,70102 pesd Typo tstramASO, gwitied :MOO Isis�el�mm****00ao Ottoildtixtet Otbes 1$1071,506 icciummags. pump antereN1� o ®la e.. a.aiaoior►wwm ASSEBBMBBT AMP TAX Z117014eATZOIK 3jt t O 1 L Cods 102374. 92 -93 ''°maw $$9� ,0.6 .gseaglbti� ee®wsswtimmo tegmoeenee!mia 1mi�1BM1111rlMisbi 'gap Orid�ad55 A4 C100"4 6:140g deomus *Tract 3619 p3 tiowit b 'hddd, iP084 VallItste LAM 1346 s 1002 , iA0 w9`a�.ua D Gaga o nalair ,.: w t6TAITS% zOT 0 17ad Bedrooms gethrOoms UM At fl th d s PAcpl • tishwasher t _ • N*od Yep 1 * Deck 1 AtedI TY' COAMI1 $c7;,$Titg Lot ACr.-lF dot 0+0 e 7 r 403 eumi►'in Sr ... �I,ana1`ih! iD3P c Attic ` 4rt s 000,4 $t. ggt ,. * Ce** ... * *44*** * *ad *d�44� ** .:. a�, �a�i�eere� .r.k�►l�db�+a�.r,�i�ww**ww�r*0b i��r+M+k��isr *W�'Wlr .�r �,�i ;u, :9AfO I O* Srw�4dOd Ze P ed it ®�, e► .., T�e�, T49 Pl *or CaNiar s oondetiOA g Ro0g alltOm i Rolzg ttt11 s Intl►z tordat 2' V 17 iV 17 1ix�1. I .i '1,14 r, P, d imI ry b 11v • •ZCA1O T TLT :NOURANCIN , 10001 OR f NynzD!` R CL C�A9, r) .970 19 •� l Z? P N C A N ii, R, 13 ' c� �l�A 9C i� �D10ITA W ehirgrt n City, * *** ** ,yew* ** *a * * ** *** *** *** * ►*** * ** ** ** ** ** *>ere *** -.: itiu■omptsa o*NrpgDloamw„„. * * owniggSg2P INFORMATION Red' »li1 1@l # :20 104VC ,,06000 geerce41 eR200 369 TRI10e 01S -04 -04- ie Ow CWnttr r, :0 ClgtNPAS t EATALINA IIAT VON C tO �093r�1er: '' W �&arA�ivi LOOP ITO= 91233 yii►13 A4 dxaaatS : 1343 6 9g CL1.ARV'1a�1 t+C ► T c ! ; Q 73 Tel hhxai a m■■it a, ale■ *mmulurrri> **** **P0mm :MALEC] AND 2/64( 41,70AWNT2W w.a *** rep ■****Iplo*)l ooptauimi ** 7'457 S4141 3'rit0 44243.000 De04 Tyot AMARRAOTt 11100 *eew��+lr,� ® �bsai msstdi��)rAaserst;�swi.v�s� L010 mount i$194,400 FAuder WoColts Irt0 Igtere4t J t0IPXX Pa Vootng Type i ■**motaftwommensolitmom* m**iwai*w **o* .ai l,1 , g$44„120 R t 4111' 9irir∎tur® c TO� i 441, l;�p �e ?r4 v* N e► (Aldo 102374 92-93 Maxim 140.40.36 artuPERTT » BORIPT3!? ' 3,44 ®rie ;l' bs9 A4 Claf& C®dd a 4!S0A3us it 319.01 Block 1 MbrhdCd Mi11at4 122.8t 54 Sub/Pi/IL ,VIRW X'pTATN LMdd aae x l: Zog43w 4 W0i8R Esw EstRTRS Lail` 10 .17A,1; ole�Myd,iimmo4l aerie+8lei� y�ee�.ga oweit,08,6, Pt(ONER ' enitAb�t ksits4Ck btac A0t4o 1,11 ag?t 1040$ ei Op iibOffUU t gidg idek a Piitoli ;Ott Attic §446 00tI 6'i0iet otkitit ar * ** ** * * ***********W**ii www * *rd*** * * **** i; *w** 40,004 - govi+ied fit, »4em4,3 rRe114b14, gut is Woo auk *gt0 Year Built EttYnavillt yy� 4:h 11i 1100f J „1 g P 'ei061 Maki, L. * • N ' It ~%h A 0. ir �rc7abM,1a,N 3 UE► CI, RC 4 � 1i CIO ZTLit IN 10001 SE SUNNY XDE d IaA►It�ir1S: �] I7, 0. Wagriiri t �IIAt��i�71�1�iMiMl�Eit�4 SY11�1�A1iR� t��i a� �f 4% �j."*. O Er$uIp XmO er of , s ZE1O4tit. 05901 ar-a, doe. :HERITAGE : R30033 4 'Y!40VF�;bde�ffi DEVELOPMENT' Site Addro : *NQ SITE ADDREs s* bail Addr016a: 4,6050 s TIPPER ..1500NEs Telophon1 g . 0 1 *t % *;** * *s * * **' **********iii Y RD TIGARD 97224 maitecASyqemos immammadimmaA +i...imans***'7a SALE$ AND /NPORMATION salmaraamaaeE L A m u s DocOme at 0 '414414 LaUd ar E�� P�i�e a $142r 0� Loan Ty a Desd Typ, m$eamiummmapil ei°°r♦auitrsmunsimin mumamarei***ftm l A$5E $MENT AND TAX /N', ORMA x01 Land :$20 000 ,.. . other : Total 4, OOO Lei i Code d 4 � 0�� Tama ►roved a g '9 Twc t �` L4ap Grid Census iii1 Rata sub/Plat Land Use Legal bedrooms diftmanftiummietWtsimilitommistoilitram PROPERTY bESc mxpTxnN o :Traci Block t22 0354 • 1002 VAC NT VESXDENT /AL :ACRES 2.01 �tA�i"lnkel�il mk.t g�s=ftmFmmllaii�l®a+ :eexs*msw PROPERTY C LAC 'EN `STYCSj llea^�t tli�mi roncami�q�lammu nimi ,!iiis►�iml mm Lot Ames 2.00 Lot Scirt :87,120 The x® 31d qIt x *******0********* -****** But 10#0t. 9.3 tIC, , ' 601 • .1 CAGO 7;I IL C ACK" 0 S 1°001 SE otnilasizoz Ii EA ►S OR 9 * � 1k*Si* 4 . Wma�ahjngton count , ** Wilk**, * k #*ht * *, *h ***tip t *fi**o r1ailnaeo.imaatiai:.rwi 1, *► + *r *******0 Siff INFO' RMATT. zawai sRi eNS0111t10l11i1ki sea dint , a dial farce N. •r4,0il790$4 Q6� lI r ' : PAULL. " b Address t *NO SITE ADORES'* 'Mail'' ddreaal 12 "277 It W 'NULL MT ,ROAD TICARD 0R ri 72:2, maarromgFu +ua #®char ma®rsinr aiffini c aeir SALES MID :LOAN IMITORMATION aAae�ara�iara e. �rnus l�i�res�s� ®�aouc,��6�ri�iisa;�i� ' Dociltieb1'1'4 # :83031837 Sale' Price ;$620.500 bead Type Loan Antoun' Leader an T s� leawies�x��A>�a��4it�a4ao " ��iiAe>•�ae t�otlaoaieaai�e��amr�' ASS GSIIP.I T AND xNF'4 ,ilerxoN 44d84�ig li�Z$ulS�Bi��iidll�a�Wil��ll�i� �1��1��{Gf�') l� /,�a3l�E�i1Si • * Land Exempt ount: 14 EXempt Type other a � t��,��00 '� +otal $150+`100 � � :0 37� + �i e%.1M� Otl�d i 92- 93 Tax. $ $31�! a 83 PROPERTY ESC? ?XP' 'XON �;l�isa�a�r>�a�caurraae�lu! iin i�aim�lA�iaci vir ?Op Grid Cu emis; . ; Trac illOOk N . a ►Nab.®:20, 174 0141/Plats, Land 060:140 VAc T, RESIb8LLTIAT 14‘,441, ACRES. a aeaaaata�ai:9 PROPERTY C`H`ARACTER *SPXCS Lot 65' '3 :O Bid � • °r;; a * ;; * i * *l� * * ** * * * * ** *:•* * * t l S " • • r ov .o6 otte , z __a ._ ' iiE f C TLE A E y� �/yy��p �y�e��`M mashingbon Coun 1 s titwili al#mivial wiimslt:mtirase seem O '! °R&HIP' 2M 'ORMATION rce C **or : ULL 'ORU'x ?� "&sEV RLY CoOW041. AO.,tt5ts ;13217 Mafia :Addre i :13277 SW BULL ,IMTN RD SW BULL MOUNTAIN ' I tt' TI', rARD OR 9/2 misssAmar SALES AND LOAN INrORr TIoN imaoams wom amilim nmei isinu>mosttaasame mm, Document ' 7920610 fJaleN 'Pr , e INmmd Tygre, Loan kmoarit: iecnl In Ty p* ammemammamiumeamadmmInWinsassigimWmmalliiiiimosam ASSESSMENT AND TAX INFORMATION r mmummammilw*mitmugm,1.1ftw=meimmearmiminiiii4i,pfm Land z$122/060 Ss tuctur : $109; 750 Other Total :$231,810 fliproVed : 4 ? Exempt Amouots E emP v�. T1tPe LevY Code 02375 92-03 Taxes :$4,015 0 PROPERTY DESCRIPTION IPT ION ci inmam ulasimmsotii millegnim Oaairssd n C000 4.6 : Tr�,.aaM�Iyir p • M letates2Ke t O48 Sub/P at : Lah 2 Ube 012 tkES ! 1M Rd vEb Lei► 3 rls erne ommummsiiithat si i+eiasmeas tmommu6sri hge,isi, P Oi ?ERT°f CMAR CT RIS ICS ®issrommess wiS gmm sainegl ua+, ala=v4 aee ff¢ Be roof ms ,4cr 5 .1 % Ye et atilts .r; x:979 > ,� ' ' *ik ak * > �k�t Lot q t m 219,4 580 Bld Ft j 777 * * *a a* * * ****** **** * *,Ali* aid* * *Vr*** * ****4* * * **4sk The Itiformation rovided Is beem d gft1ia 1 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] IL 5700 Morn#'ngStar Planned Dev lop .ae t 16.08 Actors II. le 410 13/271 UNITS [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] CITY Gr TIGARD PRE-APPLICATION. C I4 N. E NOT Meng M Appl czen t ' �,� Mi� A 3 i 8 � . '11801108 .r, K2 fc'� Phone PROPERTY LOCATION j4 �r LOT: TAX NIXESSARYAPPLIcATION 8): i nii/J /) a /. OOMPIRERENSIVE PLAN D IGNATF 1 C..,mr j/• ZONING DESIGNATION: sswmnaAesiirm . nn'w maaAesrer.fni+.FAOwAV C/Ti%EN INVOLV=ENT TEAM it L"- CHAIRPERSON: _Win IMONE: 2ONXNG DISTRICT DZMENDWRAL A8QUInENENTS Minimum lot sizes _2.12.4?____ s . ft. minimum lot width: eSetbacks: front ft. " t. vide fit. rear garage ft. Cotner .� fit. frCm street. Maximum site coverages .' . s vegetation ��aAr1C�,i1g1l�1 �,�� ®�°'&3 or �l�"1tL17�1��. �/1 i�t�'�i�bif� �� Maximum building heights ft ADDITIOISL XIGT DIMENSIONAL REQUIREMENTS Minimum lot frontages 25 feet Unlo,K,m lot i created through the saner land partition. process. Ltvize created ad part co! a partition mast balm a minimum of 15 feet of frontage or have a minimum 15 foot Wide a ecese easement ',`•W y.. �PLC Cbt � _ t�► Adm :re u fi',4. e _ _ f t 4A 'lour®-- -f ' _ kv � _ � r�r atien between build i0. a esao � ®truetur. up l be ,, tted on lots leans than ~ 2.5 ,-Jree in O 5 "dt. Minimut setback, from s y . r rein'; lot lines. ` AlcmimMmury structure up tai 1000 eqc ft. CbaiNutbelci�t at 1t ` .5 eoroo Y ize gee sPPlicable to district setbacks for PrimerY strnottires.* Prim rthf 1,4'g 4 RUIL G YL T PROVISIONS e.. � i ,.4 height of 30 f et in B -i ® nag, R�aa 3 tad is 4 5 . Zama F�a� iu height of 35 feAet inx R .7 and 2 3,2 so* eaa 1 itil hoight of 45 .�,2 &t in the ,;U 25 cone, linen •height of 6t 'feet in th & R-40 gone� d DDrILDING '`r�,IOH7�' VISION 0 feet, ohevev le ' l.eea in o h��•i+�ht of �. -»A/2 t+tcriae o 2� Sal yQ~9� 2a1/2 atoriec� b or 35 facet A.6'7 a .R '61 , !f-25 oaY1 40 one pr6�vidad that, th0 i Ra dar de of Code flee on 1.1 • €d L L rare rte: , :Y.tri'3Xl'! a + lTI0N D wait y Aovel opaent o �Yahr°�yyter� 1 e neeLf .ea th the yp' . e 46: ;A . �:1ata�1 by edenti,al, Ua�ita al�.owec� on a� �aarti.�a:�.�' eit® ;�'� � ��m � �� of dividing the area of the dave1opah1e ia1�14 b the m$. : quar'a feet v� iara+ Per dwelling anit•, • s specified the a ., is 1e on n deaignatiga. Net da vPel• rtent area is ,g .atar� by r *•itihr tit,* t;hle foil:001 g la nd are au (a) 'tram ° ho grow sit Brea s, f 1. All aenaitiv�e laanda areas eluding � within th ,00 ye f lccrdplain gloPeed exce ading 23% a, Draina,, awayo� 2 Land dedicated for, k pre a I. Pub1io ri ht cry' .l f dedication 4. All ' land to • pz ovidad for privra� , etreeta (inoltd ,a ad seaway® th ugh parking area® y • r 811x 1 TXAL DENSITY S r w of The city of Tigard lows a Re ideatiaal. Dena it , Transfer of up to 2. +rl, thee unite that o . d o hArwise have been do lopes on anai.�iv lands areas listed in ) aahove which may be pplie to the dev lopabl povtion ct the sit (, de Section i 3Q ) d t a t e ;.B•'p,na 1. t;• a °° t e .1 for a reaidential development applicatin to provide a 491211,21, oato ,. lstion fcr both the permitted resident al density and the d naLty transforo RESIDENTIAL DENSITY 1 SZTI0N Re and ae Of, the alleNed g d ict j any g g �' a �on:�n �i.etr Shall p y 'within �, AO feeet a f ha�de gn ted aet be 04volo d at a den i ty greater than 125 'ern : of the not u Iomproh,;,nai " ( �) p tiro Plait d� ®.gnaati.ora �aot oniat ®f the ' ad• ac ®gat, • arcei.. RESIDENTIAL DEVEL.(314014T lI sip di via iona OAR a s3 REQUIREMENTS and miner partitiono at o a requirements, hh •.. a reguiretonts state that a miiniamis of ad% , of a11. lots bntrhieaC ta Must .be Oriented tor dole,: aco gt.e. mi3trata u1 6s . et at o Lept �a:ad c�. nonar 4 )Wort � �ia�a hca of a l+ea4 7 t a.. r... ... n�:�i9t..w, .:. , . ent The y- tot roved ter the following re a®o, as . tion of a �lte fr�r the ao1� w Cac�ec�a r® it May be r arti.al� �s� ��' de ' a oa�rare,� et amt's #e tat 4 Ead t, eat or north e1e e® tee per been ®ff -altar ahe. ( r t,�E�tat3.oxg, toiaie#rtpilyl con aite Shade iourooto (ta gotriti.ot"o Page 2 i , gr -the 044161414-;',' ' .0000' ; 0a , M a a ®r *ng d x " '0 zc e8 d+ i0Lty .or a ,ia ssad 1 00 t , .eaSt ' .lire,', s. r' 1* o 3t Oi i' 1��?- "tort "' °i Tis it * i tilr ad' ',or tO tifg;\)at erXt t rte.: t e ie ' =gnat n.i'G:S.d�e . pry =e� i$ � d d , a a y■� jI �gp,��`��y— py:�{ �ylad daaa�!.r.v r� -' ,1 K1, 413 tit id. sAFI.. , '��1111 - , , Ag„ �+,; j,, , a“ it of on the 000016 Eote' o Id' be ; e p ,a+ oar :adjusted tom he I to 1owiag ..t ® -a 1Z\ • i. d 1rdo .0"; 'tea. '.1640' . 41y ei nti h sOutb a lot di tnlo3.O n ,aaed.. r�><v rio tin ,orient:atLoaa provid60, Lott. priat ad eol but,lding ee nd re3aw�` r t ict . cte . ,p Lci le .. � V t ir d ►l :a . da� p r p r a dle , r the purpo 0 idean U f .ng trCh hwing a iatit&g trees w a ce eve � ri s' £ o 4 ` a 4 hde ® itt . Thia map hail .a a ciei, d .a atateii At decliming, twit. ac0:BL�t eh � d. 1 ► pV ple7 .� r�otr i, CtiQE0 r� La e . ' a { ciharacterlsilos • Of , 6► developed sOl Orie*' ;to,& lot are taiga, Zovela of teiota sun, etriking the south wall a a d r4 )c� f a o h '1,1tAa riiitsaa hoaae orLavi atioS sititimisitig south wisadow a'ean a eibxa th.« 0la 1 trel tOot °® aahiave tY iao 0110, may; utilize Ole deal . q a 4 • Pray ^ cteU S3olar 1301,1 C n dai#seiiPC4 .., �'h® d�a��lar ' �a41,�rdia1t� �,;� a,�t �4 oriented td � th t 30 dQ S' :6t of ' aa e4' t a Ait* ) i e a mi i m ',®tench 6 thy iddid a`a South pro a y Aen and A r�fide ;S . try ',the rOrt r ttio it• t { od ,pt the i4jltp the xor property iitlae a Perforriumoe Optioheo there are 'Otto &eft:4116=1de ortians whit *.a y \t ati.»�.rd�d+ The ti.r ®t i.c� r® �e Ott . ho�a+� dagrvl a't ath taditt aat awe /a tie,Outh Y ll prot®ete4 f.1 Thy eCOCcoi*4 kbptiott #414t04' . thekt at least S2% o thS gla ®a tad SILO Sivitire feet' ttlg the rota ea face south ayad ho praahed fry d hdo g ttejoLogoaw ,. ayala stua alo u a k a � arrccd a a+ ustit pripliviiktitaoxaggataikitAjityksztp x i tnd d nits g arm fie; as erect Pevking 0 e `par e tt t$ e , family u041 is L h , : th leki tq ePacee per slab.. + paarkLaq tiOticito4 id I ap ►s" P + tag ;. a 11 ' .e 11 lam? n 600, di/War/141W 8i,e e 01: * j9 t... el e 5 f * 6{�,�y� e�lyf `dlE2si4�; gam. I,{� ! v ,r':_w ..> M i _ It •.. a to d a d 6 ne . dia " ' • C!#14eara�A$ �v sa�,o�s atrn`. a ar3►awm .+w�uar ,era.mwrw ' t ` o disabled. tOt6a � ;i o Ldad , ° *t 4a 1/ d 44i eb ate s t+anda � a a t pia .i ' c i r; . Asido'ut ie a'irit 8 a t , ` �g ei 0 A , t i rfaCR P rkL " .'r ?r br4 , e a .. 3 y a .nte on acsaa aautr ai and sign seto cyclic racks ar Y litqu A tor; rn i:t . -t tt developments. Oleo .o rafts ka ri hall be lec automobile traffic and in coimnient 'Coati etwil pp s vi ed On th baeis .oe: one space fe I co erdg.a '� � .n n r ai tam' IA areas } p `0400ted ,'Atom tic VlicYcle Ptii10:419 114114°)C66 evett IS VeiVIOtitar Parking �U pm,* Y ara at4 as d d iv ni'aye et hie, pa eQ . . riutberr of aace+sews: sseaa wL.dth. ��- �l�.in18'i�8 41� + � 1N�� iL1i 8 ,ccaee 4 d hs ..�.... » �.u:.:. .a r • Eb ..' a ntrLan ' acct etie' mat be ,0 Ovided between building entria nae'e3 aeis areas, m outdoor , c n arena; g ad pubtic a idoOta'1k ,and ittreetS., A aiinimutt of one tr.tee for eve and around ail Parking araae +m effect. tadea;ap+ed Perking area whic4i effeCtiveW screen the park boat r °= n may include the . use of. a.•a ieed planters. W. parking apa, ear kunst ptas ntee is .::r to protri*It a Vegetative cO scpJ shall include Special d sign 10atires vg lot ate from Vi so These de sign adecaPed berme decorative wailsq end 1?or detailed intoritkation on design rorAguir tits for g • ateeas ��aea o� iaee Development C a i 111111 �' �a 18.100 10.1 18,100, acc "" V The city mires that o3,4 1010 x► „ttesitiip . 0.nt41.0.64 t en tkarae a d eight e4 in h ight at roa Id/d ivtwaai . road/ toady d c road ititAtit-ttilktIti-0 tad Sid tit. '00 e4i0SV/,'40144/ft Atli/41H otitititA,.upoti th offing Stretat'S find ioaa1 a as aitifttiOh b _ : •� 'I t„,41' E' ERI G AND SEEN /NG In nrdea» to increase' . Privacy and to eit pier redco or e1iminat advdare a, noise or '�nisual nct between adjacent develoixrdentse esPeciallY batmen different land uses, the City requires, landscaped d buffer . areas along cart in site perimeters. Required buffer areas are described ed b tha code in terms of width. ;puffer area must bpi oca a pied by a mixture of deciduous and ®v ® r r ven trees and shrubs and a d lust also ao a < pee a and between vertical and horizontal plantings. Jibe oba cu~ ing screens or r fences msy also be reqnir®ck, these are often advisable even if not required br the Code The required buffer areas knay pA1.2 be occupied by veg: tationte fences, utilities, . ad walkways. Additional information on required buffer area material + - and sizesa may be found in Code Chapter 18 The rest,. ired buffer widths which are aPPlicable to your propoeal area: ft. altang north boundary ft. along at boundary ft a along south boundary ft. along west boundary In addition, ei,giit obscuring uoreenin .s required along , e . 210731 S'IMEET TREES Street treOU are required for 11 developments fronting on a public or riv .. to street as well as c1.r ewaya which are? re public right-of-way et ,.oncgtan. Street trees must be pl,aaced either within h p or on private property 3 feert of the right -of -way boundary. Street trees must b a minimum caliper , when of at least two inch+�aea laeured four meet above grades Street trees should be spaced 20 to 40 feet apart depending on the branching width of trees ea at be at ?Lty. ; rrther information on regulations affecting et y inec froM the Planning Division $iO 1$ sign permits wait � b e ®btain®d !prier to in a��? lation Of any +i in the pity oTigsrde lino P , i revue ®t o Additional ai s �ea e� g hb�yond iie stexdto rtittsd if the elan pr opoeeie reviewed, as part of development review applicationo klternativel.ys a sign code libtoteptioa application may be fit rd or review beioare the Rd _jugs Officer. • r / r ....enuewww ii..�a +' aea:a�nsww +asmw:ws1 ... Ywws+"w+ SENSITIVE LANDS enran � COde .r . Ce' 1 h aptor 14 6 dd pe cridos regalatiare for laa de •_ ig hieh are 1 J AOati a aiy une �it�.�e for de lo �n� t:� to areas Within n h. f 1ooddiainr , dtaina evaa � e, 141.4tiaad kottei on islopee n otee of 25 _ rtient if u t table groand Staf f will atte pt to preliminarily identify e .� nde areas at the r a 1i oa'atiOn o ani a rendo batted mi.ti.�e 1 �� de f n seni iaafaall �de a real en t b rise ie the ree ean�i_ ti of the ali l t as meet n the diet i itians oSenui tine la tititt be di -art" indi, oo �a, t e+ ®Lt3 1.80.0 subAi1i#ed • with tho . dd99�' ®1tD lnt .iCliit Page 5 t, Chapter. 10.84 also provides regulations, �a� t �e ns e� ��wtectiano modification of tanaLt V® lands , , iced _ W. LLI f lam' i e gn most oases*, dedication cation a . 100-year ter! xr, .+.+J space areas 4 dw. «�` rlai�oa �y ► n ` ..F r �, k, a�� is 9C'e9�.i� ��.as�dpi.a�.is g�a��s to the City ��a �t nib c�ti.�ann. i ' a srov of a de�vela ► i _ al. and tbdn� of YYW ' �/ • Cy • �I f ,a<< as ] iU�.. l ,rte .. the Plaaning rLrodI X IAL CONCERNS Off, COMENTS fit✓ u�-q : ozi •••••,....whonwerwir,loosasmr:na--.,;.....tivmsweirsritiww.eirerossaiolearrPrearsoniatiossmwerrisses.;zeungil■mworrorisoman:ersososvi Who d�G PROCEDURE J Liministrative staff g®B iew. , Public hearing before the Land Ilse n ._ " "' �' ♦�..�....� . earinge o f f i : e : it hearing hs f ®... re Public hearing before g the Plann ing Commission with the Commission ® al to the it Council. i the pr+ making a recaa endst on an ey hn additional public h = aring °ha lt be held by the City 0=60 11. APPLIC TX®k ' 1 UXTTZ L PR S be as ep�e+3 by Planning Di i»' �. ®ai �t®.f member at .3. �,�,��.ca�tian City �In�Ji a 'P� the unity Devel , +� � De ntr, counter at at Ea u p�. ant d i.fa »ate cn�_ sul ait ntx sk y� a i a�� at t ems . Ag i cet i,®ns sub u tte a fter 4 30 P.M. on ihr ®dy y will by the orte iaa a with t following week' app,id&ti ono m i at� i� t ® �� :.l.a.aj_Vjei aet jr w .th .� a� ited R gut , ,, folded IN„_ii .a . br ] r san Kxe.. Sly aDna ^g N1�wt6&Ml.X t M � erae' eJ1I1lf 4 d�3d ; sAL �.a Dividica and E or Division w9 �.i. prrfa p oa +' 9,�°11k�x p, ,n�� ®w�aetr a�liea�ti�,� review of the a if J aaation and will Q1 . i a te vi th in 10 dad of � ` i , ittal Staff will notify an n applicant if additional o nd'ti i s &f the sub Materials are need. 1.1 °w ,i ,� The doaL iOn or pUbliO $ a iu a; +ately 4 to 60 dog a� t o a appl datian ' c , .. . ad 130i14, ' �..aea�.iaas d13;3.1t ot �a �3.et� by the �1.� Di.�ri �.a��, �� a�' � � t additional acted �. ®au ®ti og roalaiyc'iln9� . ark ,. Otit tJ ndatimns f the P ,a ing r to ad _. lic heaa?fnag. 10 g �� e� � ln$s�g tai ra�ari� public appeal tic foil s all L fee deoialotto a app. s a f Aa �e ttet itiOt ld be beard by a ,, „.. i • .ti Page 6 »i ow chart wh4-ctit la - atinitio Divi i in uhf ; vii}, asa e' pIL.* t 4 ,cOOke6. w bWlm� �i � r r�o�titek ' �nl�Jrf t�jt dRa' 'neyy. of o WdW7A °W M 6! W ,di ,R �#�e�,�;t t� .�iVr • � - ,�oo ai iii �,� ,, � .� ,i��. ; 'p iou :' vita to a1 ' City a ii..s •,,i0k 11:6000i pp .ia & *it to tt . ?o� doug e,fv 0 6 d xotcie.' cover ,a 1 " :r vat ae t of, , g ait p1 g that 43 oii ppiy _ rs to .deva10 a t'e ytou \ .sits p1 „ !aL1, this e*f ta4 i040 0 L or ion *io it y h 0ar;4, to,* l lOt i to a uoi'or � the a ti .e' .0 + '' r `t k ilito i L® s • Ended that ` a ro cC i `+ i 4 "'it** 0 a --.oend read, the CestOmity DevOlopentl Code a m e O of 'city 0i ai ,r v01430:114 • to a r iV aeatfi *,ior:: or Iu in+ , Another 114.'0-ariPlication CanfeVenoe . glacluirda if . a. alp d t ,az • tanbMittOtiod move than nix mehtho aftet, this pres.applicatkon „ boater unleaol, .< d conference £v d wartecesitery by the . "p . Div pier4s DIVIBXO PkIONE: 639-43.71 blAllla/ mom'_ a.a,+ FAC CLXTI30 lihe purpose ;4.$f th - pre-application wl�ceni:�;ere;�n cei . ie to r � (1) Ide1Yti�,y applicable comprehensive Plan policies s and care e e pre' visiono (2) to provide City staff , an opportunity to comment on specific c th rtne; and (3) To rrview the Land Use Application r view p' the applicant cant and to identify who the ` final decieion making authority shall be for the application. The extent of necessary eaa pr blia improvements and dedications !da s :,all. required red of the applicant wi,U be rooms nded by City staff , e, j to approva$., by > th appropriate authority. mere will be no final . teams/send Lion to the decision Making authority on behalf of the City staff un Cil all co kern .a commuting agencies, Ci t;# staff and the public i c reri ew and have had an opportunity �" wo d col/MeKal't On the application. Me following comments are a projection a public improvement relatced requirements rements that may be rewired a s condition ' inn w^. evelr�ant a��ii �' 1 of d for your proposed pho je.t m di�a*ahk _of_zw;a T de '1 le:a�ti:.e nt The City f Ti.. and iet; giros that land twee be edicated the publics 1) to increase abutting pub'Llo a�i.glJited •of -wa ; to specified by the Community )ovoi,c nt Code; or 2) for the creation of new the ultimata functional street classification ri vht of wa width stre t Approval of a development a p licetion fop this Site w i rewires a right of- way dedication fora cl.+ o' i 3 2 .p_M ..�...._..+,�. to .�,..��.o.r.._..��..p,. eiot from centerline. M a. V..wwn.�.u.r...rwenr► to , feet from centerline. m M_Mr t®i . feet from centerline. Inetromommooksomaroarom treat _'ua�ro�e�airterl<t s ,1m M. ,�..,.. ®trot improvements wi]la be neiOessary alone 2 street iM roW't� 'Ants will 1 necea- a ao U 6 s'rs 3. Street imps, eeei to shall include �„„, . ' as - arm 440..a/S6 {, 44;44: centerline, pluai the iva tallation of civarb a6 e gtie Underground 1,1acement of utility vixen (a (e4t44( d termined agvi opriate bye+ the ligagineering Dap ,+ ,,01 ,, ... er g aidesewalk a idewa1ke Mail t e me ire to i I O i Jc °il, a1 q collector Stria'', lo or in •t t∎ Central 5adineSti I , Signet, streetlights§§. and a soda Irr etreet1ig ► ka/d In 6.1060 caagetd; wiaero at Amt ..: ate 0 . imprcv m nts are net onarrently practical the , U t eh•µ forted. 1n such isk/Ac ee/ tit ' ®ndi.tion roP. e'kej .. t hich re c, icon the t►f'v y 'ottale3 epeci.f ie�3 reMoristratio,e ae eeai,ent 'which Wai es the p reariettCa'te. against the formation of a lesOai: ii to improves 1 2. Page 8 dridoodrarieks cila e 510 541" •II 4 p set PA uiiiwra.+Ma+�aiM Avail c . • INAMIONINMEPORFIF as®er !9 r '01,01141d,,, 4.. F4C LXTXE a f thn " : t g zse ( tot Identify:, p $ • tirf ri1icablo ComprebeneiVe ,t'Qlest policies and:, ordi Aa ce 'pravisiora .td provide City etaf f "tint +a ppnrtdni y to cossIaent o: 4: is concerns # ,�e and.- (3) T® eviet� the ,Land tt�n+an Y�Pp�.aYo:ati.an ' ar±eview .'pr.,.r:te® with *he A01144(11* 'and ,to ideattify who the '2ina1 dlleaibo ion n g tut cri ty Shall for 'the pp1 cationb The extent of necessary p1,thlic gprovelnente and dedicatione whicf ehallf Abe required ; of the applicant will be recootiended City staff and Subjeat t s. approval'. D7Py thy+ appropriate aauthoritya ThCre wi.. b . he no final sr e t t endation to the deal. ion taskia4 authority on ba half c t1r f, City at' ff until all. Cosianrtiod Commenting aaevciee, City etaff and the ►u ,i..c � M � ra�'� � ia�dn have bad opportunity to review and „comment on the following .c nente are a pr j W ottion of Ali p t rotated requirementa that may lbe required as a oondi ttion of development a aiacr al for your proposed project. t +dam a,, t ent Th city of Vigard requires that land ar n a, he dedicated to the public: 1) to increaEe abutting public rights-Of-way F to the ultimate functional street classification right- of -,W ` Width\ as specified by. the Community Development Code, or 2) for the creation of nett streets roval of giat application ® this site right-4:1- way dedication for: �1,40 e - o„ s� :bY>r feet from centerline to .�., feet from , cent r1 it to feet from C e Y{�, TO .. ' , �._:. . -. .. . y ��14°l�I►6ts{i 51.0 ... � etreet ,improv enti will be taeceileary along , .. etreet imprOVemetite 14ll be nee = dearly along � 3. ittre `' t'.. ski pa rrtt from t it�ap�'a�va�ntaaa shall i.na�lud'� :M�: f�® centerl ae, plus t in tallati o n o fct OUrb and tto ta, Storm stitallf01,0 underground placement ent oil Utility *tires gay fee May h COtletsted i • deter:01 A approprtate by the ngine g re t nt) r W y Wider, on arteria le or Manor cell tot,, St a to oar in the atre,l nuaaaibnea e aalida�w�i.1c ai�a�,�taQa.l�1a May be required to, � a � D3Y ®trios' a+ needasary street ®Lana, a treet .bi ghta y and a two year atr , etlighting + d In acme caseate where attest o entaac or moo_ n ee®: ry iii.. sate are not ctr..rrent, y pra,:ticaaal, the &3trIllet improtteasato, detottmtl. In much daeee, A condi4LINii of dtrobt00460t iIPPiob#A1 litlAV be ,p�tcibf $. which bse� e�la�a waited t�'cerar8 owaer(a) ms. to aCrad�atte a�, �xia�Y� reMoiletreal ce tyros p .. pe y right ro nettate against, the formation o a L .1 ima va nt diet-riot fbi tc improve b 1 Page 8 Y ; , EAREVAABEARIMalistAtEK- swimmamli' Iseult r Sow =rj. Thy; nearest snitry sewer 3.1.n to tivat56 propel y iae a(n) inch line I,rhich is located .�. • Thy , Prcposed deve.lont must be crnnstteal to a ha nitaa a rd & e the developer#4 re® ansihiiity to feud the cerwe17 ;Along (.:he 'Ect;:oposed develonot,nt • gLialTAARRIAL The , ar — Water District (Phone: pro 'i.deas public water as v(4, area of this it The Di = tried should be irontacted for information regarding water supply i'or your proposed development. d Ftge et Tua .atin Valley Fire and IlesPue District (Contaott Gene - ectionct services Within the City of 5�5 •�� pre�f�des fire pac4 Tigard,' The Dlet�i� a�h�ld be contacted for information regarding. the fire h�'d��ta��o or other i�e�ieguaoy° of cirs:t�n ��: fire �"xcate�3.eara� need for questions related Othe' Agency° Peraxeita s ` lalaafia'Aaaat�ttaama�+:a fat foal STCO,IVAT.ER QUALITY FEES The Sewerage the City has agreed to ray e� Agency has established, and � enforce, Resolution No. 9 0m 43 5?rface Water tianageteent Regulat,rt ns w i 4 i M quality facilities. At the :tee the construction of on-site water requires discretion f ered a n opportunity to pay �tie�n ®f the City, the a 7.ie�aa<at n offered .. , y h facility. The resolution requires the construction of a water quality facility a ,ent fee in 1�.®�u o� the construction of eanc itt faci�.ia�° and/or the � 3!'� of a fee. ',oho fie ®ha'°l be based upon the amount of impervious aauefaceitc y r portion thereof, the fee shall be $285,00„ for every � a 64t� square .feet, �� • � � '�` be p �� Id' or a facility The City of Tigard Elba' de m zp ine if - f 't shall be constructed. .eG y .. ,... 1.. ' Spossrommenisitirris .Y.aaaattaa.rattd .. � .. t/TEAFFIC IMPACT FEES 1990, Washington caunt y a e�d �. cent t am ide Tr f upa Fee (TZF ordinance. The Traffic Impact lee program collects ," e -`s from new development based on the devellVdeatee Proieoted impact t�'� pp a eye based a s The r4 licaant shall required PAY the aa traa��= �p✓o�ta�t�.on s stew. + s thepr' upon the number "�'A�f� �4 ��la�ti �h are !�j�'� to result � .. .. � of c on the d ®lO"� based prt�etie� use the 'Land, fiche cioe o$ the project, and a gen baeed fee category. hg� eraaa� aee Xn .. °. (,.tod0ir eta noes payment of the IF May be allow to be deterred t ' �i�G�$ated , until. the i ®euance ittf, an a accU , ' permit. Deferral of the pa3; at unti.z. gaup ncy Xpergaisaible in 0�S9 the ��6 �o g i®n ter than $d7 page 9 once* 1.1114,4 the . applAmarit as clibt * te8iriz g , foopartgleate zs tsti "Moog. . EI X NS, *11;°1141°t4'' i twat t' �+ a g" playa 1�ti requite t a a , p liiaa �L11 `, iu 'ilt .,a t o l. floor P3� . ' eor . ash 3.ot a h .� �. la ' shall .1: :X."tl1u' 0.!;ii •�,". the etevation of the f i IP.°!� ere of that I " along' with: el vat a {i t h cornet of .0h),„ lot, , PROOAEEO PROM 69.41.731, RP:PkthPP.MST CITY OF: TIGARD corimunItti oEVELo,P$EElrr D PA 1 APPLICnt : 7 . ECK$IST ', he ipdis ion the checklist heiow re required for the successful completion 0 your appliOation submissu n requirements, This checklist,` .ds tif'ie 14 t is requiredi to be submitted with your applacati tb. a This sheet MtiST. be airought and submitted with all other materials at the tulle you submit' our a 'y� tee your a n ication for os lanation of �� ese i�q�:p. p�l� ca�� ,�s�d. � P �° - r call Planning at 63'Y- 4111. BASIC MATERIALS �) Application form (1 copy) 0) Owner's sig .ature / written authorization t) title transfer instrument 0) Ass+ ssor' maP t) Plot or si'A plan F') Apps, I cant " s statement 01) Filing fee 4', S`" j SPECIFIC MATERIA0,t ; A) S ,te Information showing (No. '' of copies ): 1) Vicinit l maP 2) Site size & dimensions 3) Contour lines (2 ft at 0 i0% or 5 ft for grades > 1O%) 4) Drainage patterns, courses;, and ponds 5) Locations of natural hatard areas ,ncl � �tding tl k a) Floedpiairu .ar^eas C' b) Slopes in excess of 25E i,;) Unstable ground''. d) Areas with hi; :h seasonal raa .te" table e) Areas with severe soil erosion osior tential 6 Location of resource are.,: s ,eat fc,u atioc+ s!�ails t ) � s at shoe 14 the ��apr~eh+errsa�e f) Areas �� se��4 Nip inventory including: u ) Wildlife habitats. ,✓' b) Wetlands '7) Other site a ►t 4 s a) mock.outcroppings ". i Trees with ,1118ei ' ifeascired 4 feet, `►'r^om ground level R) Locr >>tion of existing strUctrrrs .and th+�iM uses '9, 9) Lo4ation and _ cif on and . ff ite . noise saUrCes tO) Location of existin0 utalities at e 6ement 11) Location of existing ded''icat . i i fight -of yes 3 tits P`lar� " ho ,o° �) The p oposed site and, saarNtr QrOai 2) Cont,otle line dint! r°�ai 3) The location,' its�a , t►�tre:s of � & latted 1�. tl aeaset�e al.s .o t �r'+�let� �.. ,.other~ ,pr.4�l �,� rod � ",� a n t. s he it4 � or .ad jointing A(PLICATICA Ci ECKL G T - page C) )) Posed streets or r t er oh the site:, ' Alternative routes cif dea 1 The a) c) d) e) .. f) Above ground u1:11 }ties ) The location, dtmen':A*ns &. setback dis ances of 'a a) Existing g perm anent str'ucture's, i 7v arovet nts; utilities and easements 4h are located On the site and oil adjacent property withln 25, feet of the site b) Proposed structures prove ,,nts, utilities and easements on the site fatotria drainage facilities and .analysis of downstream „conditions ') Sanitary :ewer facilities 3) The .location of are to b landscapad 9) The location .tnd type of outdoor 1ig0 t ,nag conider ng crime Preverition ted% i.gngs 10) The location of anaiibaoxos 1) The location of all sta^O tunes and their crierltaf:ion X2) Existing or proposed sewn rei!l rsevrent agreements Gr (No of copi As O ... s n e a r a s s streets that regtIire, facture location ao,-Itd dl.mensiorr of; Entrance!, and exits ian 'the sa'.' tis... park irrg avid c i rculatiofl B.reas Loading' and services ac-eels pedestrian and bicycle circulation Outdoor Comm On 'arrea} ,► '.., ,, ,. propose tram ion ►seMe i The r i te development plsin hall incl�tke a grad in+ ;plan at thy, same scale as ':he site analysis dr aO ngs and shall contain the following infor tion 1) _:e location and extent to which grading will ta►k�� place nog ntour l ivies, slopes ratios and toil dstabilizati stabilization ll and time of Year it is �aa*oposec0 to b'� (} {st�er`ed engineer. ;, 2) A statement firo�o a r, , i ems. upparte� by data f=actual substan iatanga a) ^ubsurfaaa�e explo atio;�a and ceea►technaica , er li eelri . rep rt b) The vaaXidit�e of 'sanitary sewer and st 'Or drainage service p p sa1irditfi.. l c) That all ai 90�'ob'�t�ill3 will sated how they win 1 he ce;ttigaated 0) Ar'c h tural 0r•awin „s (No: of copies .a...,.�) The site deirelo . ent 1) . p lan pr opo a l !h ell i noh U de �loor plates andaCatang tho s q e a Iooti e of *1l str ct eds proposed for ase on"sit am of each structure. 2) Typ%cal dlevartioro �di^�i�.r�rgs , a Landsca/ r rl. (No of copies ) � ,• " .the :lanidscaPe Pith s li be drag wt at the aim arrta)1e chi than site analysis plan or a ]aver^ scale 1f 'r'eecer;s6 y tot ( ihaa 1 indicate"; ' d 1) Descript9on of the irrigation system where applic0b16. ( ] 2) Location A000 height of fences, buffers and sere hircg* E APPLICATt(M Crti tKLXS1 pane 2 . •y , 'rf Y Locat of terraces; ticks shel.er•s, car and common open 'spaces 4) Location type, size and sPoCies of 10: istaI' g nC proposed plant materials. Y a 'landscape plan shall int,lrtde a narrative t ich a 1dtres!e 1) Soil conditions 2.. Erosion control meastires 'that wall usad. i n :ir, man Si gn; drawings shall be submitted in accar+ aice :with Chaptehr 16.ii4 of the Code as part of Site bevelo a t' Review oar prio► � o obtaining a 'building Permit to , ronstV ict the sign ,Tr aenecation estimate Pr nay Rettiti n t a�._....ad...cA' item a ? , 0w,,,i (No. of COpies _,...) 1) Yht� d ►der of the 'sub)r_ct parcel r 3 2) The owner' s authorized agent C 3 ) the map scale, (20060,1 ► orr,,200 fee "s), inch north ' are w and'datta (] 4) Description of parcel location and Ipos n4a le E 3 5) Location, width and n trA$ Of streets, eatements a other public ways within and adja(tent to the parcel ( 3 6) location of all permanent buiiclitigs of and Within 26 feet of all property lines E 7) Location and width of all water courses ( 1 9 Location of any trees w th • 6" or greater caliper at 4 feet above ground level 0 greater r.. 10 Location ofe *isting utilities And utll ty easements 11) For Major land partition which created a public street:' a) The proposed right of- -way locatiOn ai-d a dth ' C 3 b) • A scaled cross- sectian of the proposed street plus any reserve strip t I A2) Any :Applicable deed restrictions I 13) land partition , wi ll no t prep e J E'!� i,d�3nce t�'9�It ar �ud efficient TuturCh land division Where appicablo t 3 f dtvision pre1i atl.Plt ati ltt20 09( + i.a a Copies )t 1) Seale ectLiaiing 30, 60,0 100 or 100 feiFt to the inc�i and limited to one : Phase r; r sheen 2) the proposed rase of 'they, subdit isioh 3) Vicinity MAO showing pi000Ortytt re1atio ►ship► ..10 arterial and cdllec'`or- ;streets des tad telepriohe to 'the' owner • , 4) N�Ni� � y a�dr ®s tears of F . y �-� - esigne�i, sis .�pp��r�b ��iie�,Op'sr; ew �ineer s+t�d+'ia �; +d 5) Date of application, 6) Doundary lines of tract to be subdivxd l 1) Thames "of adjacent subdivision or "names of rep ordei owners of adjoining °Parcels of 1 nsubdiv0 ded 'land at -w oot t r to ls for City—established -1i rade w'eatr B, Contour lines related ) mark 2 f in a '�'a g e than 101t APPLICATION CHEC tL. 814 —Page a a• et • 1 • 9) The , : ate, Location• tYPe and sizes olf' .th0 following (Iwithin and adjacent to the propo.sed subdivision): a) 'public and private right --of"ways act e.. easremeni s b) Public and prow vgri a sanitary and stor sew2r l�Unes Domestic ,r`r e►' maitrls ` int' udi n fire hydrants d) fiajOr polder telePhorne 'traansmissioh lines (50.4)00 volts or greater) e) Watercourses f,) Deed r^eser'vati is for parks. open space; and other land encumbrances 10) Approximate plan and ,profiles of proposed sanitary as tinway s' 11) 12) stow ,,a sewers with igrades and pipe sizes indicated Plan of the proposed water distribution system. showing Pipe sizes and the l on of valves a'ihdocati, . fire hydrants. ApproR irm►ate coOter1 is a prof i Res showing the fini..ned grade of all streets including street extensions for a reasot4able distance beyond tie limits of the ; Pr oposed subdivision, 13) Scaled cross, sections of proposed street right -of -way; 14) The location of all reas subject to inundati-.1-ir$ or store water overflow 15) Location width and direction • courses and drainage ways, 16) The proposed lot confnconfigurations. appro it mate lot : dimensions and lot n Piers . Where 10 is are to be used for purposes other than residential, %: shall, indicated upon such lots 17) The location of all trees with a diameter '6 inches or greater measured at 4 feet above ground level, and the loc ation' of proposed tree plantings, if any 10) The existing uses of the property, including the location of all structures and the Present uses of the structures, arlda statement of which structures are to remain after platting 19) Supplemental: infor^matio+^ :including: ) Proposed deed restrictions (if any) 'ii) Proof of property ownership c) A proposed plan for provision of subdlivision 2( Existing natural improvements features including rock olla- croppings,, wetlands and marsh areas. 1' 21) If any of the foregoing information cannot practicab y • be shown on the preliminary plat. it shall be incorporated into a narrative and st bmitted with the . application' C of flow of all water be C�- C :) der I nfor matiOrn r,. pcYOt �� 'y11.iIY41�e.YrrYw.�M�Me ! ., , • '. (2362P/0028P) IM l Priow- APPLICATION CHECkUST _• Page 4 .' • [Page Too Large for OCR Processing] • 1 ngineerin , Inc. September 22, , 1993 fro Victor Adonris City of Tigard 13125 SW hall BOulevard Tiga?d, OR. 97223 SU JECT: MorningStar Planned Development Dear Victor: is the project tha t we discuss ed on �onday, I've enclosed csed six copies the draft Concept Plan showing proposed lot layout, open space areas, approximate parcel sizes, n i � in c" and proposed osod utilities. The draft Concept Plans are provided for staff and ex st � p g p p distribution prior to ow' pre-application Conference at , i.0 AM on September 30th p � The site is an 18 acre - . ° � P � ' iery alircet �t the south end of SW 132nd �verrue, ne�ct to �er��. Estates I subdivision, A previous preliminary plat (Benchview Estates 11 with 42 t s) had been approved for this site. The proposal fir IM�ornin Star Planned Development more �.hp�n proposal e n r 8 acres tt�ent rater �., ,;i0 conservation C includes 36 lots, : a " • onsexvation easemernt areas, and special building of open space and "no buY�d c, The envelopes that restrict home construction to land which lies at less t han 25% V slope. building envelopes also will serve to protect existing trees on the lot perimeters. pp ° i j . alignment for the continuation of SW 132nd Avenue through `1'h�a application includes ,'t`n alp � alignment. This alignment provides for the the site along the existin ` sanitary sewer to the alignment be boundary p future Minor Collector street n c gun on the east boundary of Woodford Estates states r�� Lull ' 1 l�� ©�xntan Egad. 132nd Avenue within this Planned . t proposed 36 fot pavement width within a '60 foot i pp p Development is ro o�ed as a ROW with five P foot wide sidewalks on both sidesn The internal kcal streets are aligned for future street extensions to serve potential future roperties sQt�th of the site. �'``� intern wide streets are proposed . as 26 d .... � deveopment � local st foot F a ernent width within a 40 foot ROW with five foot wide sidewalks on one side Of the streets. The maxirntun longitudinal slope is proposed at 15% to reduce Site grading requirements, site disturbance, and tree removal, These reduced Standards will reduce .. ., , •- and�rds .:.. .. , the disturbed graded area by 1.49 acres, will save Y3 trees which would otherwise be ■■•■ie.._._...: Civil Engtneering, Site Design, Drainage Planning, Storm Water Quality & Wetlands Hydrology 700 N. Hayden Island Drive, Suite 340, ParVand, OR 97217 T Y (5O$) 239 -7411 PAX (5O3) 289-7656 ( Nl AP'FXUAV T .O ' IIAIti6: STATE 0? .O t GON Coax my of WaehingtOn City of Tigard being f hest duly stool's/elf f iri , on oath depoee and say: (Plega a p):int) d That I am a dC :.. 4 '1 p tor The City of Tigard, Oregon That Y served NCiTICY'3 OF P LYC SING FOR: „_...,sue . That 1 served NOTICE OF DECISION FORL pity of Tigard P1ann# .j Director Tigard Planning C. r��miss ikn .� .Tigard �i Officer Tigard Ciy 'C�unci�, A copy 1Public Searing Notice /Notice” of Decie.ton) of which is attar hed (Marked Exhibit "A► "' was mailed to each named persOta6 at the _ Address shown o be L9 bulletin NOTICE posted on . appri,p, iate . board on the DECISION of er attached, he was 19 _ _ % and deposited said n ®�. � OX+ �� 4i.n the United States Hail on the . , ..:. day of postage prepaid attached list marked exhibit "E" on the ,,...21EtL day of a1 i�.1.1 Prepared Notice Sub gibed and bWoim /af f Litt to me on the 19.r 1 4-, OFFICIAL SEAL P� (�; , ►, � � � DIANE JMC3EtlIm NOTARY PUI3LIC•ORE0ON COMMISSION NO, 000977 MY.COMMISSlON EXPIRES ;SEPT, 7i1995 any of NOTARY PUBLIC my Commission_ r d V ° J vr„ • N'CiT E OF LIC : 1...R I NG G '� Tl G O© MMX 3XON, AT ITS M ,.ETIN'G 014 M0J T CE, IS HEREBY GIVEN THAT A . 30 , pY,N THE 'IO CIVIC P y� rj 7 XN THE TOWN CONSIDER T E TIGARID} C C COATER Q JC' Q1Jruai"��%' � a r. �,� 7 4 / OREGON, ,� siJJLk; ✓IiY1�N's� CENTER b � 312 5 SW aiAlLi, ILL JD . , `�'�¢ e WILL TAI APPLICATION .. 93-0006/VAR 'VAR 93 -0016 00 FIDE t�Q: SUB .9�:��r 0012 /PD1� 93-0011/SLR 93 a FILE TITLE: Cascade Communities APPLICANT: Cascade ComMunities 700 North Hayden Island R1 Portland, OR 97217 (503) 289 -9011 SUB 2:00 2 r PLANNED DEVELO►PMEN a for a S kaLE1VR REQUEST: _._.�._. R ANNE LAN�iSV SLR 13 approval of :� �.o. iOn� 1 . development app].icat � 0.0 6 A request Pk� tho f�ll�vy r,ng P' IANt:E VAR 9 � Subdivision preliminary 6 V • Flan approval to divide an 18.06 3 0 plat /Planned Development conceptual p PP rots ranging etween 7,670 square preliminary 1 o 2746 g re feet t�© 22 ► Plans squa.:eafeet; 2) Sensitive Land r '' � s reVieL apex` i ons � of i tine s�.xb j eGt for grading and road Construction of Ports • , property that exceed 25 percent grade; 3) Variance approval for the : l3 0 e requires of as much as 15 percent Code on 18.164. () a maximum local street following: section whereas Code �' i wher r a) to allow local street grade _ _.�o f- of grade of cal street right whereas Code section 18.164.030 (E) requires o. i street right-, whe t � c) to allow a 32 foot pavement width for a Minor collector street w c) : 40 of-way section i. eet whereas Code (E) requires a oo a minor call Tres foot width for LOCATION: southern to lot Avenue and south of L South of - the souther terminus of SW �.3 end Benchvaew Terrace. (WCTM 2S1 4DC, tax lot 5 700 . APPLICABLE APPROVAL Comprehensive Plan Pol �` .1.1, l . 2 , ' icier � � e 1, 3 1 1 3 �. �, ... RIT�RIA. 8 • 12.1.1; Com t�nit�r opment r, Code C Chapters 7.4.4, 7.6.1, 18.840 • ' ' . �, 8.102, 18.106 50y �,B4OOn ].8 7.l•2 88� 18�? 18 96 18 �.OUi 1 18.108�,a18.114, 18.134, 18.144 18.150, 13.160, and 18.164. ZONE: R-4.5 (PD) .. (Residential, 4.5 Units/acre, Planned NEVeio p men, t) The R -4 5 zoning des.natr �9n allows Bangle- famil residential units, public supp ort facilities) residential treatment homes, farming, [a � la yur d homesr tamaiY da other care, home occupations, temporary i3se� o and, accessory structur�s att�ang uses. OWNER:. .Same THE PUBLIC HEARING ON THIS MATTER W CLL BE 'CONDUCTED IN ACCORDANCE D . WITH THE RULES HEARING COMMUNITY DEVELOPMENT CODE AND RULES E ADOPTED ... CED�9R.� , . OF CHAPTER 16.32 , OF THE CC:�M � ' r ... .. , OR RULES UF` PROCEDURE SET CHAPTER PORTO IN 16,3,0, AgoigrivE BY yrRE TIGARD CITY COUNCIL AND AVAILABLE AT CITE' H OR PERSO .., WITH IMPAIRED- HEARING THE CI WILL ALSO�ENDEAVOR I To ARRANGE VOA QUALIFIED SIGN LAFiGUAGH INTERPRETERS AND ..... ..:PLEASE CALL 610-4171, lab LE S, THAN ,� . � .. EO BILINGUAL �L�1T,F;RP�.DTDRS.. UPON REQUEST: QiJ'A �,IFI .,. r DEVICES FOR THE D ) t'(TCi�CE� (JL�t 6$4 =27'2 � A'DD .: TELECOMMUNICATIONS D�"V3C ti PRES ! LE' SE OT, ISSUE`, I %, PERSON 0R B'( LETTER AT SO E DINT PRIOR TO ':TH ,i CLOS EMIN0', si E REQUEST T C 'FAIL RE. TO . n E SUFFICIENT SPECIFICITY TI HE DECISIO ` DER k QPPOle u tIT T E PO 'TO E I�5SUD ; FR C ��:Yi ES USE • BOARD :OF APPEALS : RASED ON ALL DOCUNEN VS ANb APPLICABLE CRITERIA IN TH ,A O'� 'OTED PILE, ;b '"'CTION Art NO COST OR COPTES CAN BE OBTAINED Fdj TFri CAS PER PAGE, .T LEAi $E LPAYS PRIOR TO THE E aING, A. COPY CF ; THE WPM" REPORT , WILL BE :A A ' T E � NS !ECTION AT NO CO-Ts OR A COY CAN BE OB'AINE + `FOR'. TEN ' TS' PER PAGE, C+ TA T TEL ST '1114 '11 a:a 281O4DV•617O1i • o o .e e. o e 1C LLB t jk lmDw c,N P18EPARON L. 13643 841 `•.PRN IEW' TIGA 4t 4a 972;3 • e • • 281,104 2 01 20 e o b• e o« e« m OHMS ' 2 a A &. V E M 13221 SW t r IHW e• ii • e b WAY TIGARD OR 97223 2S104DC•0340 r woe e • .. • • R • STARLING, .CARLO TAT/NATBCL13EVI P 13167 8"4 tARVIEW WAY TIGARD Oit 97224 264040c-0:4600 ELM liONOS INC 7279 SW ASCU CT PORCL1 lND °R. 97225 • • ♦ • 2810400,03800 n••...so.../... lb 6 • 6 • SPIOERe WILLIA14 V 7279 SK" AS OT PORTLAND CR 97225 25104D•040O0 o • o • . .. • e 4100.11000000 SGBhlO TNE, STEPHEN J % MILL= , PAUL A/RODIN >ft 9835 SW 90TH TIGARD OR 97223 2810400,44200 e u e o . i e o• o• e w.4444..41 b• 140031WERFF , SUS A ` & LOTJISE 97 Z1NGSGATE RD #G•42 LAIR O WEGO OR 97035 25104DD -04400 WIL ON, HARRIS T 13563 CLEAR r T. TIGARD OR 97224 .• m . • ... • . e • o e ea S e e e 2$104D0 -04600 e4 e44 44e.4•4e44444web BEN VIEW ESTATES 8925 SO BEAV,411 ALB PORTLA b OR )7225 28104D0.-04a00 e•000000boie••.•m 1 R WILrL /ANSON CONSTRUCTION 1050 Seat/KART LANE LAKE OSWEGO OR 97035 aS1O4D —018Oo MUELLEP', RDWI»' P HARM' 11" 13643 MU H • IEW 97223 TIG1 P 0'6 `.•. • • . • •" d • o ,S.4 • 4'4. 2SiO4D0-03300 eo.s,o• •os• oo 1ATHta'R 9 stmENDRA It AND IOON 1 aCi :13.1e0 '� W CX ARVIETi vat �TIG OR'' 97223 • jy 2S1O4,an—o35OO • • • o . • « • • e e o. •.S ." •' TzfSPSON, Bitua L & SArDRA 13145 SW OLRARV W WAY TIGARD OR . 97223 2S1040C -03700 4.44.4 eo•eee'••+aeo•ji• 14 ILLIMSOB!, ALAN RseVIOTO 3,IA, ' % SILL f, DONALD G DUTHXE, ELIZAHRTB R .13130 SW 'crkte..Alavlaw WAY Y TIGARD OR y i223 28104DG •03900 00000000•0 a •a0,•a•4 0 r6 WILL OW, 'ALM' rtifinclaailt 1050 SCHUEART BINS ME OS "WE O 611 97034 2810400 -04100 •• die 4e•644••.4o4e «• YOUNG, BRUCE A ND DEBRA. J W 13534 . ... CG+SA>ftVIEW PL TIGARD OR 97223 2S1O4DC 043QO m . o w .. • 444•4 • • • e • • • • LINGLE, it GEOFFREY/ELIEOFFREY/ELI %ABETS A 13578 SW CESIUM/MY PL TIGARD OR 97233 ei 2S104DC04500 .. w` w b e e it b e '• e •..a•osa• PI Rs WILL' 7279 STS As t)It x`1225 20104Dd...44100 0444 44040. 404444'44,0 6/R1 14414E 111451" 11080. %Bw tridrinktit TiRIVs PtyttLaD OFD 9722 mese J(S104DC 04900 4iewiY44i «o '4.440 R WALIA SON CONS iUcT/ON 1WC 1660 SOROtART thES 6. WEGO. 97135 } 4• * OORt d GORDO ' ELAINE 13535' SW '"121ST iVE'' TIGARD 97223 2S10400sO1.100 •i•e•a •e•••wni•m•,b• ►• SIERRA 'PACIFIC :DEVELOPMENT /MC. '5285 8N MEADOWS #300 LAKE OSi EGO OR 97135 251040 C1w . w �a�,QO •,•41 •a•era•4•a •,•.a•• i:TEPON 9836 SW ,90TH TIGARD OR 9722a • o • • 2S1 4DC 003OO • • • • • • . • • • •' • 'A • f7 P • e • QW LTT1' t.:RAFT BUILDER 'NO 13135 ROGEP4 RD E OSWEGV, OR 97035 2310400.00500 seem• •r •••• •r 1/4A0ELANe RICHARD A AND LILLIAN L 13398 SW BENCE'VIEW TERR TIGARD OR 97223 2$104Dr2rP 3070\ f, o • .. a • • .... • • • o e e • • R��RRA� VICy'OR P & AN lETT"E L 13552 SW F')ENCXIVIEll P TGatD OR 97223 2 ;184D B0011VIEW ESTATES 8925 SW AV HILLSDALE iithr PORTEND OR 97225 2510400•011100 •••••••••Oi■•••••••••• EENCW IEW ESTATES 6925 SW BEA.V—EILLSDALE PORTLAND OR 97225 283,04t1041306 5104D►C413O0 soio•'•s ••rf•om•i•sw•c BEND VIEW ' ESTATES % ALEAMOULIe I ARit,`OU]LI 1 15362 SN, VILLAGE T;AN " BEA ' 'tTON Oft 91007 25104D0 O1EO o•6wuF�Ikoo•meeueruaa- GREGORY, oIHH S 13749 SW 8ENIIEif TTGARID OF' `9722? 10400-005 12275 SW ,,.132 0 G RD OF, . 97223 r ro!� ,� O •, 6.�11 Ur • O ! r • • • • d • •� IS • • ,r� S ItQR' .' ' ANA 2S1040OaO 40O r•••'••e•b•••,•••• ••• ' it' $ D ,i►PNIST, IIIiC, °Y 'UAES2DRs IRG HQ ' ' 1990 's B D! . D sU%E 725 L ASS G lli> ' . 90025 25104 0O200' •�r•rh•iso e•••wr',v BUXLDER 1NC. QDALxTX.. 13135 Wes • 0R 97035 2S104DC- 0O00 ••••es•oae.e••••••• • IRMA, VI4 O R P AND A,NNETTE L 13652 SW BEN. "' VIEW till TIGARD OR. 97223 2S10400.-00600 • e••oae• •o s,a E STADT' INVESTMENT INC: BY ERZ STMT BONES 13765 NW CORNS RD PORTLAND OR 97225 2S104D0- 430800 •re ••• lace•••••••• JOIINSION, WILLIAM G ' 13690 SW BENOVIVIEW .Pt■ tiIGARA OR 97223 2S104Dd- o3_.Ooo ••••••.:o•••.s•bi*Soil a. BENCSVXEW EST S 8925 SW Ei , fiILLSDP.` i PORTLAND 'r 97225 2S104DCO1200 s e 41 e • Se. • al: • e m iY r o d .j, • 7. -c NC 0,11 W ESTAT a 8925 'SW ifi V ICI Dim EBnT9C' P('i1 'ibr AND c t . 225 Ap, 281.E 4D0= 01400 •oorsditari•g7 680-94 ONZENZX ASAD -401 AAWA.' -s15Y 21 88888 28104D0- 01600 • SPICER, a'WI3tiLLI 11 V' 7279 SW Jt+SCOT PORTLAND ' OR 77225 N • •e is •o • ¢r •ro•0•∎060, •i'•e0006 ' lid t C t •.•7 s 4O O -00300 ' •, e • •, i r RDO1C R&AINil 13535 ,. W . 1.22.1Z AVt 1G 7223 ea,.o ••••a•0 • • 18/104P :OF" 3100 0400.0. IYl SS XE1 M PACXPItC LEv'ELOIbFxMA 5285 sW leDCADIaWW #:1100 LAKE osWEGC OR 97035 2S1041)C— OOZ)#: • o • • .' • • SCHRogTitt, StEP''E 9S ¢3.W 90TH, TIGAA±L txt 97223 bm • • 40 • • o o •!e TINC ••4•0•44..,••• 2+91046C -00300 ••• ♦• ••i• .. 2• Q'OALIrY4 C,9Rivr C .9UILDER INC 13135 'RO0nRB RD $ ' C4N GO OR g7,015 2S1O4DC•yO0500 •YO •ae oe'e •O• oY•d MR.CHL M, RICHARD A AND L/LLU N L 13398 SW ia.L N(..l PxEW TEAR TXOAD OR ',7'7223 2SiO4DC-00700 o♦e ♦•••n•me••aea••••• ICIRMA0. VICTOR P ANNriTE L 13652 SW DENC VIHW PL TIGARD OR 97221 S10 ►CmO8900 m•••60e00•eeS6•••O4 •■ BENCHVIZW ESTA.'ES $92 s SW DEAV- HYLLSD1LE HWY PORTLAND-0R 9722'e 25104DC- 01100 e +e•• 0i .4000000600 EtiCHVIEW E;sTATE 8925 SW sEAVag1ILI JDALE HWY Pc,'uLAND OR 9722 a` 281°40C-0130o •• 5 a %i $ a d� s t. • C R 7i s d o e Y a BENOHVIEW ESTATES % ALBARK ULI it ALBAB1{OULI A 15362 Ste V'IL9t AK E LANE BEAVE'R ON 0i 97007 28l104D0« -01500 •eea�•e «5s•:�0a SaSU•S 1 GOH Y; NN1E S 13149 SW BENC6d?IEW Pt TIGARIo OR 91223 • 281040 pxEis24 +4 MAMAS .:POBRrRT AND MARI�' THLtEYE 1 x275 SW 132ND !'1',;G CR " 9722 3'f I r t 2S1O4OO- 014 OO M 8 D E''VELoPNENV: ,, ZNC 8 ` 'QUANSTOR, INC' Siff] cE 725 1`4%S ANGELE8'� I' 5035 23104DC °002 O o• a•e •e uo•N0•• •• QUALITY CBAP'?'° BUILDER INC 13135 P003. AD LA'! 00W$40 ';OA 97035 00• a •.,/► a •. c I O l •1r,:'A • e. •'N.��f 28104DC -00400 Ia••aIaa•Iaa•ae 00 RIE A, 'VICTO 4 P AND ANNETTE ,L 136 '42 SW BEN'CHVIEW PL TIGARD OR 97223 2 3104DC 0050 a:• a• • baIm•o E J RYSTADT I V STT14a AFT INC BY ERIC RYSTADT H®MIaS 13765 NW CCRN)tT4 AD 'PORTLAND cr 0,4225 2S1O4DC- 00800 I ala�'ed'eoli•a dbso•• +; JOHNSTON y WILLIAM 13690 SW BEi aavro? PL TZGARD OR 97223 25104DC 01000 i••e••Ya••a•••e•••• 8ENO"►TIEW ESTATES 8925 BW BIOW- RXWASDALE POAttiA17D OR 9`3'Pt 25104DC-01200 s e•I ••u•• ed0d, ad• BENCIIVIsa��E .: T W Ep yATItO 8925 sw Iii AVr•- iiixxiLsri'A' B BWY PORTI:'•JD OR 9121,5 281041)C•101400 •040 0,•4••••• 43.• MA CANO, $NozO & I 680-94 08ZEN4I ?�ASAO —KL AWAsARI =8 9Z 21 08$88 SPxCrR' 7279 SW tSCO PORTED' oft 97225 .eda'0aii4K}456.a 251O4DV - 0'320 L 1 , A • n C e` MM . .& 471;1471;117 ••i e'iu ••4r♦•4 114: VIKW WAY 13221 TIGARO O R 97223 2S1c4DC U3300 •i• 1,'44.444444444d4 lud• MA �lRo ; RA K \OD POONAM 13:919 SW +CLEARVISW WAY TIG7,D ,d R 97223 • 23104DC- G34013 t'No•a o••eed••� •• • STARL GLOB ii = /ir1ATFCAt P 13157 SW CLEARVIK'3" WAY TIGARD O R 97224 : 281043300003600 ;, E HONES INC 7279 SW ASCOT Cr PORTLAND OR 97225 4,4 • e. • 4 S .3 •• 4 •, n 4 28304DC- 03800 •...•s•'r•1�w THO 'SON, BRUCE ,L fie SANDRA L 13145 t W CLEARVXEb . WA TIGARD OR 97223 •.o•• 231O41Maa03700 4••;••••••440•4")• ! ILLIAO3ON d ,ALAS R /VICTORIA' SILL. Deduitn G IIU�1.'13IE ;I I `ZABETH M 13130 OW MSARVIEW WAY TIGARD OR �{ X5722;3 2aisci�f,'c- 0:300 i •• • 44J••4• 41 . 4 WiLLIAMON, A 1'N :�_ /VXC '� IA ° :050 SCE'7YT LANE LAKE OSf t3C' OR 97°34 251041'4'd 11'03800 i n 000.0.0..4 SPICER• WILLIAlei V 7279 SW ASCOT. PORTI',,ANP Off'. 97225 2EiO4Jd'C •O4000 00000o•47I,••b••e41y SCBROE; STEPHEN J % MILLER, PAUL A /ROBT,d R 9825 SW 90TH TIGARD OR 97223 .4.0. 2S1O411C.O41OO 40.•ti4 4 e4 4 4•A.4i.e ! o YOUNG, • ''`BRUCE A AND DEBRA J W 1353 4 CLiis attV IEW' PL sljIGARD OR 9/23 «.« , HoO4EWERa� J;/e� tiAR:�6YS d'� d & 1 JOSS,►ISE • 2S1O4DC 04200 s•da4•••••e444. . e 97 ICINGSGAoE RD #G-42 LARCH OSW;GO OR 9703" 2810400. 0440® i e 4 4. 4 0 4 4. 4 4. 4 4 4 HILTON, HARRIET 13583 CLEAR .VIEtia P, TTGRRD OR 97224 2S104D0°04./C Z ' • • 4 . • . . 4 4 4 4• • LINGLE, R GOB` RE'1 /ELIZAEETh A 13578 SW CLEARvi Va,Iiw Ina TIG9 OR 97223 4044 25104D0- 04500 e4♦4Yi♦•ip......iai , r•C ,SPICER,r "t111A141 7279 Sw ASCOT pORIO OR 97229 8925 SW HEAD` --i IL� BENCHVIEW ESTATES S*:AL HAY PORTLAND OR 97225 2S1C4DC�C347OO •44i.,4u4, •641 4'0444•• G! IPIn',tg4 141010121 J 11060 60 LYNNTt DRIVI PORTLP) O ( /22 A R WIL LI.AMSOH CONSTRUCTION 4 e 4• 3 4 4 0 0 s Sto4DM 04800 e••odrs &e•4NC .O50 SCH 1�T LANE OSWEGO t R 970935 o� n �} tom, �y y� , , t 231041k :44900 • a•4 •• •sa• A R WILTAM' SON CONSTRUc'' ION 1050 S KART tAiim L+3RE OSWE O OR 97035 : • "In" Pi, • .1, n • • b A a 1: .Y7 • ,1 Tiqard „,,, la0.4,00,00siottoo: 4tAtAlltatL,..iLittlatULakbit 1112.01t.0 IIINge,L22t09. •'S, R 9.3.4006 ,'.4s:. ;Jf41231AQ,W: ;31,190100.,1 0At1,A„ 4i10,p2o0:.,„'y*„,,,, L..' ,the Rgt1'erYe1W1;md:4Venle01140ai-;*ell,HP,99)* request f '-Po401'0ghi'follerii44lPnii1t"i0Piietti,trI;' 1) ,.1 to divide an 3;43,,00, ilteke,riaiaeil,Lrito 34,1,,Otai'-taiti004:,,.bihtivailliti.,;(17-4. • loiart,,,',:t 2,,146',,',*quar40., rfaeiti' ''.2);;, ,fleiriiii').-i,re ',Landa.,:eltriii-',,api**al .. ,. of relairOihaty:pithe; lot grading.. ,•iiitid: „road ,001tructiotiiOV1,0iiiitiOriebt'' the Ublatet property that eirOaed 25 ';;Sie#ceflt ' qii* Eli ', y.,:-'"Yite..gr$1.1tnee..appovax. for he . following: , a) to allow ,106441 „,iit0it,- ■2,. itdii. 'ofLitioucti,:',,,,0 -16-'1100416i' Code section 18.3.64.610 ' (E) riaVirOa r..0,1',10cal. • ort.,010ci'. '.*,1.0.,iti.,:0,toosair 'of. ,SO yhe#eafti'.00de istdtiton: 184184:030* (N) eiluirele'‘,-,--":,,aeocirtsi 1.996.3,:r',n, t#ii ''.100,40'',.. 16t.,1.14,0toe4ti ':k4 to a:tie* i' 40 toot -iod4,,404*Ootii444.-440i,t40erOAi':'','-.,, . feet;' C) to allow a 32 toot paveitoot."vidtkator,,,d O01140t‘'.0*.-"'Ottiott t''''' • Otie4ea3 -.0644 sedtiOn. 184,164.030 '(p) teoireis il.;,40';.‘loOlz,. width for a !ilirt,or,, '•,••';., '' "[' •,• doliebtor • otle.tato ... APPLZCAtIat „- ' ., R, ltHW '0Hprit2ta'l‘0oi,o,hlriil,*', Plan Poil6.33 2,A,li 361.1, 3.2.1, , 7..2..2, 73.l 14.4ii:7:6444St2Ai .,'',:•7 f. ,,'',,:,' , ,. •:., 8.1,.3i 12,1.1$ COlioutt4tY, DevelOO*Otit'61646-. OhaVtotal.0t04::,-15:,,aPi400,84i, :: H":: •°:' -, 18B5, , 15.02, 3.8,06,, 104100, '' 184A01i''18■1106# : 134 ,06#' ' ,1113Y414* ' '.8.134,i 18o3.44; ' 18,150,„ 18.160, and 10.154.*, ZONE: ., R-4.5 ' ('1 ' Otiiiiidigottati .4.ot unite/acre, „Planned ta elon6nat) The R4.5 t-,,4 o 6 zoning ,deighati odh„ ae „llOW .i .tngle.-emilY reeiden t a un it , public Ippo et f act 1 .i1ei# reid ti.,,., „f., • , ,, , ,• , t*eatment homed, ta,t01,roy, toexit4a0t4r3d.liorOaa 0 latitjaV , day ” :!cite,' haa , tticUpittiontis, temporary use. and 'aamiteeorettruOtOriees, among other - neerf;* , ', , . • At;tainhOil, its the Site P16,0 and 601515.otinee, statement for ;,',VOUV,. ireview. ‘ • :Pr* iradr614.ijOiri aupp"„ied by iratiOue departments I' and ,agenOiOie .and , from ':ather inforaietion available to our staff, a re07‘....t an teObitinehtlatiori.‘41). be piteprired' and a decision will be tiindored on the proposal in then0ae',Iint, If you lath to cOrtwaterit on i.*as apicationt we need your laionsota by glas.....10 1994* totz, inal,,,,-,:- use the egfateprotridwA ;below :iv, attach a separate Utter” to ,itettlien'Itmst Poitialtiata.6k • ' t' ' ' ' ' - ' ',Le 'is 'p o tr the - - ' ' ' xj_latp are hhable to , Vs or,..p....,14.11,1....._ jie &poi:p.A/1,4 p, a e 1.1h , the staff ,pi ntaat-i., noted below with yoUt, 'dditittintO and Conti to your dbattittatt' 3,,o.thititiOg as soon as poi463.o-lee it you have any .clUitoi;ionit regivAitig„tt'aittl matter, Cort-t- tt Idtbia Tigard PlatA.4 Dciyarttnent, 13125 SW Hall 13:11.vd, tigarditl OH 91223e ''.PHCIOHi I' 630-417,1i. szkrt cootAa.ts . Victor ' AdOnri . , , , ' . :::,.• .,',. - ,,,,, . ,:, ,. , , PLEASE CHECK, TEE FOLLOWING ITEMS THAT APPLY: ' ' ' , ,, • , :, , ' , '' ' ,' -?!,! '`,,'•/,t, ,, -,; , :,:,,. ., We have reviewed the proposal arid have .411) obitootionti to it: a ....m.... -.,....PleatO contact ,._._, of Our offid. NPO 10. (21 s CITY DEPARTMENTS Building Official/Dave S. Ci Recordor , Pe raita ac31�itat or/vv4 ! a., inmaremeo SPECIAL D +IflC ION LII4T ; Pon nu APPLICA' TCli Firm District !Pick -up hex) TigaLd Hater District 8777 4W 9tlitcha a 8t. t'i9ard, OR 97223 Tallatin Va11.J tiatar District 6501 .� Rd. SW Waylore FO d. ai 0 atd, OR 97233 APPSCITD JURIGDICTIONS flash. Co. LAM 0te i T1 cotes. 100 'R. First . vet,. Hillsboro, CS 97124 Draiat Curtite mart Mkttliri +.css 1 orregi n Scott ling Fred Pbtrls City.oi Deltestion JIM Principal plaaaear PO lox 4755 Eat 'aertea. t, OR 97076 city of Ping City City i4aO8 er 15300 9W 116th Ring City, OR 97224 City Oft Lake Os>tego City katagox 390 15W Like Oswego, OS 97034 Doran g DS "i a Rihv ij siott PO Roar 25412 Pear'tlend, OR 97225412 5. 6PEC3111. Acacias genital Tslophoas Raginsaring , Of4100 P0 Con 12416 tigaass, OR 97261 --3416 NNW R4tOral 0 icctt, ale: 220 MW Odin: .Awe: , . Par�ttoad, OP 97209 T ± cOnlevioioo og obi** hike ilioak 3500 ow Soria! At. yot tlaactl, OR 97201' edit-Albin Cablo (Fran'. Rtono igado4 Ct. 8eserOvs to OR 9700.' 6. 1324113 iNOP.10VbR'lii ...o�. Aaas�onatatioee D�.'�e () Divislan of Onto 4' LD0 t5Pa ek Flab Mi1i s ._.e itiJC 660. of Ptvikon Qom, it# 7 • 14Bpitinkt 1t8 o>Cst gidOsid Pst Otticl. • at** *antic= vaoi ti o Tr 44 8poriet} r Daans M. Voxnay, IP1I1 - Proj)we **lime; 800 *DOA A 0 #0,1tgxs .,51: 32 �, Onion 'Utation Pd rtlandl, A 97209 ' Parks I Recreation Board Fo1i'cr . ield Operation &abaci Dist lo. 46 POOJSox 200. las&ver°ton, OR 97075 Cohool Hiatt. Via. (Tigard) 13137 8W Pacific R Tigard, OR 97223 g".1..2174178 3Qs a &io n /0P Progrsm 15irst St. 8111sbs.,+re p 09 97124 S' =duty Cie.. iaeion 2e0 SW nark Itoos 530 Pont: 2ed1, OS 97204 1t - OPERSkPACSS PROGRAM -Mal Hole . 1 A's /Z A'a) 600 11 Grand Porfgsud, OR 1 232 -2735 DLL j; 9A'sItO&'sr1 1175 Court 8t., PS aslan, OOR 97319 -0590 City o!f **stet, . City ,11an.", .` PA RC* 23443 -303 Tigard, OR 97224 City of Portland itiettOr i g5 DI Vaire14t74, OR 97214 COOT 101604.61 1 nO 9002 OM ilatetaghlin :Bled.' 1111Catskioq, OS 97222 City on Tue wet .ni PO no* 69 *Await* OR 04662 ro labd Gsnsn'sl. tied. iaae 14isite 14055 49 o .d . _ CCholls Pry. Peavirton, OR 9700' 1ttblCe o Aura 'eatioui5 Milted Baeitt *in Oaks technology Canter 11815 MK .169 Pl k 64020 Heads�rtaene th oft 97006.4;66 !)A teat.. Ps * 1leleon 471 ,it Oak St. Post; lands, 021 91204 Tr -1Mtst 'Tied/tit awe. 1st* woot 4012 i E8.17th A i. 4o*tli'lOd, ott 47202 boamt • Cascade Communities, Inc. • November 23, 1993 Mt 'actor Ado City of Tig trd 13125 SW 1H9al1. Boulevard Tigard, OR 97223 SJE': ldornin g Star Planned Development Dear 'Victor: Transmitted herewith is the application for a 34 lot single family residential planned development A total of 2,5 copies of the application document are included. Please let me know if Y ou need additional c e p yes Also included is one copy o f the following documents (1) an 87 x 11 reproduciblia copy of the plan, (2) a of adjacent pro et ' owners and (3) proof of ownership of the site by Cascade Communities, Inc, the developer. The site is an 18.06 acre parcel at the south : end of SW 132nd Avenue next to Benchview s previ us preliminary en lat lienchview Estates U with 42 lots) Estates I subdivision. A previous p had been approved for this site The proposal for Voru � g star Planned Develop m_ e nt includes 34 4 lots, about 9 acres of o p en s p ace and "no-build" conservat io n easement area, and sp ecial building envelopes that restrict home construction to land which lies at less than 25% slo p e. The building envelopes also will serve to preserve as many existing trees on the lot perimeters as possible :. street extensions s.. "' p proposed streets are aligned o to serve potential future The ro Deed stye .. � ned for future .. . the approved p p adjacent .R ,_ n .... development re ernes to the site and are consistent with t1�e , ... Mountain Highlands Subdivision which is located immediately to th east of the site ?lease let me know if any additional information is required t for tivy.� .Ale review of this application: Sincerely, CASCADE C OMMUN TIES, INC Donald W Oakley„ Quality 1esi rietiul Dcr e.. lo 1 mert MY he !'a- fc No rlWest • 700 M Hayde Smite 840, Portiodi OR 972 7 T 14'00 28990 1 FAX (50$);49 -765'6 ■ SENSITIVE LANDS: TCDC 18.84 Residential Density Potential Analysis Summary of Proposed Land Uses Solar Access Summary FIOURE 1: P.U.D. Street Sections 1. ?4 60 Foot Right of Way (8.5 x 11) 12 40 foot Right of Way (8:5 x 11) FIGURE 2: Profile along MorningStar Terrace (11 x 17) FICTRE 3: Water Quality Swale (18.5 x 11) FIGURE 4: En'trattce Monument Concept (8.5 x 11) MAP A Location Map (8.5" it 11 ") MAP B: Vicinity Map (11" x 17 ") MAP C. Concept Development & Phasing Plan (11 x 17') (Color) Map D. Site Conditions Map (11" x 17 ") MAP a 1 ad Pattern Map (A1 x 17") MAP F: Grading Plan (11" x 17 ") Tentative Plat Map (22 34 Fold up Map) Map Map , . . (22 kl -up Map) Map It Ut Pili .ty Flan 22 x 34 Fo MAP I Tree Preservation & Removal Plant (22 it 34 Fol cra p Map) " tary Sewer Capacity Aa1ysis Attachment 1: �ari� Attachment 2: Stormwater, Management Analysis attachment 3: Street Slope & Grading Comparative Analysis Eihibit : Site Grading with 12% MM, Street Siope gxhi.4it Ste Grading with l 15� Max., Vax: Local l Street, S F p e Attachment 4" Draft �Ur ��1�, Covenants & Restrictions cti 0ns (.4 CeNt iR '$ ) u, AI of C4 , PPLICATIOlN AND B4 fi 'VVNIEtt. 01;11E11/ELOPER: Case Canmunides, 'inc. Donald W. kley, P.E. ,01 ]President 700 N Hayden Island Drive, Suite 3 40 o tla, id, OR 97217 ' L: 289 -9011, FAX 2894656 (UNE : a Donallti ''. Oakley, P.E. Oakley Engineering, Inch, 700 N Hayden Isi . d Drive, Suite $40 Portland, OR 97217 TEL 289.9011,1 2894656 1WID, IJSE PIL.ANNIERt Greg Winterowd Winterowd Planning Services 700 N Hayden Island Drive, Suite 200 Portland, OR 97 21' TEL: 735 -0853, FAX: 289 -7656 $T'RV O Mark * '. SS G&L Land Surveying,: inc. 7905 SW Nimbus Ave, Beaverton, OR 9100S TEL 641 -0308; PAX: 671.-0877 The propmed Mox nin Star Planne d �� (PD) �!� nent _ • r ; singe i residential lots, ranging hi size from 7,670 to about 11,000 square fec t n sevea iar g e r lot& The 'average lot size is 9,580 square feet. 4 The site ��, I located in t re t ► of Tigard at the south Avenue between n • a 0 uith end of SW 132nd Ayers .goad. it previously known , _ _ .. � is the parcel that was previously . W, . , P but never Walnut Street and Bull Mountain :approved as a lairned development, on Ma 'Vic 'Vicinity �Ca �i which to Map" and planned � � •�, � Benchv iew Estates I1C , vv et See Map "A", 'Location constructed. a�� o� The proposed development co .. rice e t is 'consistent with the Tigard ��p� ehensive , a (TCP) and Tigard Cinumi tY DeloP ment Code (TCDC) and inciludes the following n g features: Locates development iivithin the site to awed the steeply- sloped and , wooded natural drairtage' aye •r ; • Provides building envelopes on the. sites to rr;strict construction to s' less than 25% slope Minimizes adverse impacts on surrounding properties. Retains trees, to the extent possible, on building sites. Minimizes cuts and fills. Provides �' � ' es for passive storm water quality treatment despite generally hilly site. Provides for safe internal circulation with driveways located only on local streets. Provides access to adjoining properties consistent with the NE Bull Mountain Transportation Plan and the adjacent approved Mountain Highlands Subdivision. Meets solar ace sS requirement. See Map "C', 'Concept Development & Phasing Plan ", which show the+ concepWal site y • g conservation easement areas, and open spice lands to be layout, including streets, lots; �,,��s�ervatn dedicated. This repot ; and supplemental figures, t ables rap ps, and attachments tachnents aic a intended to demonstrate co. n P liance ;. with _ the applicable criteria and standards of TCDC. Applicable rcab- le approval criteria t�rna are .�.i . � A hrased, or quoted in italics, and followed by proposed findings. A. Nature of Land 'ike Requests Required Under the Tigard C�rnmnu ity Development Cede TCDC) This application seeks Flaming Ctn,nssion approval oY the followin g land use requests: Planned Unit Development Approval: Tentative Plat Approval: Site Development Review: Sensitive Lands: Variance Requests: TCDC 18.80 TCDC 18.160 TCDC 18.120 TCDC 1&84 TCDC 18.134 proposed +. _....,: or + Star PD complies with the relevant This report demonstrates how the lirlornnn� p approval criteria for each of these discretionary land use review processes W •4 • B. A►pplicable Development Standards i t 1� "i. i e•. � r • � r 9 i In ' iddttion to oiscretiona,ry criteria, compliance with the following ,Tip, and Community Development Code standards (or variances therefrom) must demonr4trated; x-4.5 Single-Fancily Residential; T DC 18.50 Solar Access Requirements: 18.1,4 Density Computations and Limitations: Ti D( 18.9 TCDC 18 96 Additional Yard Requirements: . Visual .earanc Areas: ,TCDC 18.102 Landscaping and Screening: TCDC 18.110 i;.yii Off= Sttect Padldi g and Loading: TCDC, 18306 Access, E TCDC 18' 1t�8 egress � Circulation: .•r Signs: TCDC 18.114 T'ree Rethovlo TCDC 18.150 Accessory Structure .i: TCDC 18.144 Street and Utility Improvement Standards: 'TCDC 18.164 This Y o oa t demonstrates that , proposed Morning Star , the relevant code � p � � � « she _ rc� c►sed Moxn><r� Star �'D meets' � the amenities standards;,, or explains why a Variance from these standards is justified by t and public benefits that result from other ,.Mlements of the Morningstar PD design. G. Variances Adjustments in loot size, setbacks, right-of-way widths and ofivEr features through Tigard's planned development pre considered variances by the TCDC. TcDC 18.80.080 i, states that the lot dimensional standards( (minimum lot size, setbacks, lot depth, lot width d developments, nts except :. for (a) the 20° apply to pl . � . anne p s and building height) do ��, a ,,n of the . project, where adjacent star.dard setback for garages and b at the perimeter o.... .li 8 h (� .. P P J � �, ,s of the base zone, and, by imphcatzon, of the Land Standards sections of the code do setbacks apply. All other standards : S d sections CO de, and Street and Public Utility Improvement apply except as modified by variance. Variances p • .rig iyisio regulations processed under TCDC t© provisions of the Tigard subdi • . n re lat�or��s are 18.160.090, even through such variaixces are an essential feature �� ' platred the P.n� �� d . q ..`..F which tire developments, The applicant xe uesl�� that the variances ro�t�sed �J y . . . ••.i g iss�lon as an . g combined Planned 'considered b the Planning C:o�rnm>:N:., >!n, a cal part of the Development and Tentative flat applications Variances for the following standards a re requested: (1) local street right-of-way width„ (2) maximum local street grade, and (3) minor collector street pavement wa.dtki • purpose using p is o ' ''� P approach to this site and to request The u dse of us�n � the planned dev��o went a rt►ach variances% foi the above items is to avoid impacts to sensitive lands„ to preserve trees to the extent possible, and to minim ce grading impacts on the site. e Existing ; site Conditions The Mornin gStar PP is located on. TL 5700, Section 4dc, Township 2 South, Range 1 West, Inc, W.M. w.11�L �'�.a.,.ad. �onu'nun�.`ae±i, l is the owner and evel.o developer for thee. property. c' p P P p been ut�mit ered separately. Proof of ownership has bee s The 18.0.6 acre site is located on the north flank of Bull Mountain. Approximately 52% of the property is > 25% slope and /or within a significant drainageway. All sensitive ficant drama ewa ,�1 lands will be retained with conservation easements or as permanent open space. A major drainageway is located along portion This steel alori . the northwestern orriQn of the. site drains ew` g ay flows in a northeasterly direction and crosses the 132nd Avenue extension just south of Benchview Terrace. This drainageway serves as a major buffer between Beeichview Estates I and this cite. Most of the buildable portion of the property slopes in a northerly or northeasterly direction. A second major drainage is located off-site, to the east of the subject property, and flows in a northerly direction (only runoff from Lot 10 will flow to this basin): See Map ' D", "Site Conditions Map ". i enter the dra g public g y Estates I streets, Two existin abbe storm drains ins ewa � from Eenchview The flood 1(O- ear lain is contained inth -� bottom of the existing di ng ranageway a y A and does not affect developable portions of the site. The site is mostly treed with secondary growth and is generally quite A tree e. �� and rttsi later. in y' Bpi E. �d� s presented survey was conducted to identify all. trees. larger than 6" I� this application. . The soils are Cornelius and Kinton Silt Loans. These soils are assigned to Hydrologic Group C (moderate runoff) anti have relatively low shrink /swell potential. Surface sells are relat vely permeable. Deeper soils (greater than 36 inches) are aces permeable. A mottled sin loam fragipan is generally e ticountered at depths of 3 to 5 feet, The fragipan _. h heavy equipment. depths These soils have suitable • , � , it a *L� ,w_ bee infirm very .,... �+� t a to firm l,�ui. can be won e characteristics to serve as road sub -base and building foundations. SW 132nd Avenue is p eyed to the northern property line .._ • road fill has .. _ . .. �;, of the site A roa for already beeii placed across the drainageway immediately south rew Terrace . h o 1�en ; ...... . the extension of 132nd Avenue. This fill crossing was placed under a prior pent in conjunction with the extension of the ` sewer main A 30 diameter corrugated sanitary se metal pipe (CMP) culvert provides drainage through this fill. • e e 8� sanitary sewwsr main crosses northe?Ist corner of the site arid . is at a depth which' scan adeguate,ly serve the site The sealer. main has adequate capacity to serve the site. See Exhi'b t 1„'"S;:aiitary Sewer Capa�'dty Analysis", fo con!�putt ' pans. Tl a existing 30" corrugated metal culvert it Ott ,,trainageway under the 132nd Avenue i1i has adequate pad,ty to serve the existing k.;t &d titure development Storrs rat ,1 flows. Sse Exhibit 2, "Stormwater Management Analysis ". A►.ra 8 inch water main is located at a north boundaiy of the site in $,W 132nd Avenue. This water main has adequote pressure and flow capacity to serve the domestic and fire flow requirements for the site The topography of the site, cc ip1ed with the need to extea�ld SW 132nd Avenue to serve the previously approved Mo;inta n Highlands Subdivision 0a the east, largely determine the 1VforningStar PD designs. y Existing Flan Designations and Zoning Th_ e plan d_ .e sigxation for the sub ject property is Low Density Residential. Zoning $ r the y subject property is R� f». PD( ,500 square �uut lots). No lot within this PD is less than 7,000 square feet. tinder iR -4.3 �►.esidentiti . . F. Permitted Densities ��_ � ,� • 11 Plan Desligne #ion Density Computations and Limitations TC C 18.92 1. TCDC 18.92,020.A Den„Sity Calculatio* Net doel©pment area, in acres} shall be determin rd 1 subtracting the pllowing land area (() from the ,.ass acres The gross land area of _ t_ he subject h ject roper � is 18.06 acres. The net development a re a determined by subtracting, the following from gross land are a 1 r ina ewa s an/or land greater t an 25% s lope, 0) park land s, and (3) street tights-of-way aidow 20l The net developable land' is shown on Table 1, Re sidential Dnst ty Potential dal siO e 2. TCDC D C 18 92 020.B . To calculate i e net units per acre, d'i Wade the number of square fee in the net acrd by the mink/taunt number .1J square feet required for each lot by the applicable zoning d riet. There are 6,50 net acres, `rho R-4 »5 District has a m, i »0 nui lot size o f 7;J 00 s m�A Y� feet . . Therefore.,, the net unit b . for �4.5 portion of the subject proper** is 37.75 .. ��er acre gor tie � p � un ts. �y. 1 3. TCDC 18.92.030 Units per acre calculated by "subtrac� Ling land areas listed M Subsection 19.92.02041 from the gross acres may be transferred to the remaining buildable land teas subject to the following limitations ... 25 percent of the urnbuuldable area o 125 percent of the maximum number of units per gross acre petitted for the /applicable zoning district. The 9.43 acres of sensitive lands allows an additional 13.69 nnit.4. Therefore the total density allowed on this site it 51. The proposed number 3f units is 34, thus the requirement is satisfied and the site is only bung developed to 66% of maximum allowable density. G. Surrounding Land Uses ro osed planned development is located . r• of Bull Mountain, in t o�yatc�.. on the north flank �P ly P P dev doping area of the City. Adjacent lurid Use are as follows North: Benchview Terrace, a developed single family residential subdivision. SW 132nd Avenue will b extended into and through the site along the existing public utility easement. East: Land immediately east of o rningStar P D is vacant land zoi ed F4.5 /Pt o The Moaaitaxn Highlands Subdivision projef.1 was previously pproved for this property. The proposed Further to the east, Quaesta, r s Vista Point subdivision has been Prpproved land is to approximately of he site. No street connection c��d�d � rox�ir�a ±r1 600 feet ��t �at -� is proposed or recommended. City a al property - _ thin the City's 's ' JGB but outside South: A moral i °esid�ent► lying within ty of ty a single family residences , exists on Pend current Ci limits. One A st�it a. n fool reserve strip i immediately south `of th inane y the sate: street with a one is proposed to serve this property with access and utilities, if t i i property is ever developed. T ' A natural d fines the iorthvvestertt border of the subje��'t props � Beyond this isa e W► esC mina y Benchview Estates. A street connection is not recomwended in this direction due to the sensitive lands. H. Transportation, Street Entension and Site Access p " ai transportation issues art related t, extensions: d y extension "�, � o street � ► � oxte . ii of SW .p P (2) a �.��2ndo a rsiinur collector street, and (2) extension of local street access south to the mm *. Ifs PREVIOUSLY APPROVED PD (BErCk +'IIEVV 11 ESTATES) This 18.06 acre property was previously approved in 1990 as the 42 lot Benchview III 21) (PDR 90-0003). Benchview II included 4.2 acres of open space and was approved with variances for local street right-of-way, sidewalks acid pavvruent width. The street design for Benchview III did not provide for local through streets and included many double frontage lots. The PD application did not include a water quality facility. g 3 'Iviori in Star PD design has been modified b g � design ' ' d t�'r better address site - specific; design issues rotated to topography and tree cover, 4.1he northwest drainage corridor, the extension of 132nd Avenue and the need to provide figure local access to properties iaxmaediat;1y to the south. m - Comparison of Benchvie`r II a d, MorningStar Planned Development Proposals Number of Lots Open Space Acres Conservation Easemer fs Local Street ROW Local Street Pavement Width • ti.r sommiramommotr Arassonunonerammer.smensemonvosali .in• soar® Local Street Sidewalks Local Street Maximum Grade Number, Length of Cul de Sags Front. Yard Setbacks Side Yard Setbacks Benchview II MorningStar 42 34 4.2 8,Y 0.0 1.3 34' 40' 28' 26' one side both sides 15 -18% weamil 15% 540, 600' 300' . �, . .. 10' 15' Min 5' Building Envelopes Defined rough, looped lo■.. streets Collector Street ROW Yes No 60' Yes 60' Collector Street Pavement "Width 40' Collector Street Sidewalks wegsommemessmaaWasseseaanammacareanrna Double Frontage Lots both sides b :th sides 1 Water Qualli Swab Ida ` es S' !' 132nd Ave Extension es Yes ° • General Planned Development Description proposed for single family residential development, P -'' project l� P �' r�,� . g . �, with 34 lots ; The entire �'�D e� �s i!Q o � � �,.,y� ranging in size from 7,680 square feet to over 12,0 0 square feet. All houses and accessory structures will be constructed within building envelopes on slopes of less than 1. Extension of SW 132nd Avenue SW 132nd Avenue provides access to this site from the north. SW 132nd Avenue is currently constructed south to Benchview Terrace and to the northerly property perty line of the site. An engineered fill has previously been placed across the drainageway to provide for the extension of the sanitary sewer and for future access to this site. SW 1 proposed g � this previously � is ro ose extended tha �u h the site along this revic�usly ' Avenue d �o be exteude; . 132nd Av cstablished public utility corridor. Due to terrain constraints, this alignment also happens to be the only feasible alignment through this site which will meet the design a static, r s for a minor collector street; i.e, 12% lon g. itudinal street slopes and 350 foot centerline radius. The proposed alignment of SW 132nd Avenue is r4so consistent with the Street pattern of the previously approved Mountain Highlands Subdivision on TL 1400 immediately to the east of the site. 2.. Space ace Area Open P f?pen spaee is preserved in a nugnber of ways in the MorningStar PD. First, 80 acres of steeply-sloped land in the ravine is dedicated outright as open space. Second, conservations ... e � �ene at:_ s a_ r. e provided for l and with slopes of 25% o' r . � more, t ot alling 1.1 acres. .1 acre. it trees DBH areas outside of building envelopes on individual lots are protected, totalling approximately 2.1) acres. Thus, acres, 66% of the site area will be retained in open s ac. See Tab 1 , 2 , "Summary of Proposed Land Uses". . Solar Access J n .. is g y by Via) tree cover, �h) the xgortla- facing slope of 5 Solar access �� gar a determined _ buildable laud on the propel (c) the need to orient streets ` g y north- south and c in a generally ... . north-facing l olar lots lear .... A are those located in a clearing ang on the .. property; soot irectia�i o solar slope. Table 3, Soia Access Summary' docu which has a moderate comments 1.° ,4 12 ®C r, r . sog�� lots an ,w is i are a temp A�G drr ��yy J to oust_ 5,4;1 e or nort yen'': .ithb the; nor la stoping and; 'mostly treed terrain, 12 of; the 34 piop°spd l is ire 0 icy �s'(e.;` oriented in ah,dorth- sou1Eh direction with'"at least 90', in -depth), dues to the oc street cuni oration which maxuunizes east /west streets within the developable ' ~':a total o?lots are N e xer /1rton1 meeting solar. �� .Nerients;; eased '©r oa SAte r site shade, or north�faOing. slopes of 20% or ,more. gar � e 'remaining 5 lots are "adjusted" b ,,see; on the need fa north- south streets and o xeessive reduction in density on the sitl. Sin project densities densities are alread y nsz i �e rawly below allowable densities (based on topographic features), this adjustment: �► s'w arranted. ' 'P ° 10;final Subdivision Plat Approval: Tar 1gd m the public facilities and the final subdivision plat 1nt;��eer�fi� construction drawings for �, p � will be provided to the City within six months of Planning Commission final approval. unstruction of the subdivisio a is planed for the Spring of 1994. PLANKED UNIT DEVELOPMENT APPROVAL: The purpose of the,, planned development is described in relation to TCDC 18.80.010(A) 1 p �� l� l� as indicated below. The purpose! Pectin'; allows the Planning Commission to vary from zoning and code standards when the Commission determines that the proposed development plan is satisfactory. Appllca4zGn of flcxtbk sta ndards for superior Hvr . g environment. superior living environment will be provided by the Mornin Sta A p living l` � y Morning Star PD design, which preserves steeply- sloped areas associated with the northwest drainage corridor as open space, maintains the wooded character of the site to the extent possible, and minimizes the need for unsightly roadway cuts and difficult driveways accesses. Flexible standards, are needed to accomplish these objectives. Reduced right -of -way widths (40' rather than 50') are sufficient to accommodate the 26' local street pavement width allowed under PD standards. Reduced minor collector street pavement width avoids unnecessary impacts on natural drainageways and allows trees to be preserved. d 'Reduced front and setbacks (20' to 15'-16') sallow for increased flexibility in siting .h r' ,1y r yard ( 0 15 1� trees from building .sites. Increased local street gradients (12% to homes, Thus reducing the need to remove ecuts and fills �n 15%) greatly reduce and los of tree cover: , arlance g Y standards are addressed : in detail in Section 5 of this report: Efficient land use. The project design maintains 66% % of the W itt e in open space. _ �unldable n disu used efficiently end development is ke p t out of sensitive land areas. The minimum allowable ab le lot size in the R-4.5 district is 7,500 square feet. The average lot size in MorningStar PD S is 9,580 square feet; 13 of the 34 proposed l ots are lar g er than 10,000 square feet and only two lots are less than 8,000 square feet. Economic arrangement of land use, building circulation systems, open space and utilities.- p_ j designed o • f : . only one cul de sac of 51,10 to avoid double frontage lots and has on1.. n Bement of single family residential The project is des` reed feet thus ensuring an economic single Y Hots and with n .: rj ii�dalale open � ace and conser�ati ®n easement areas correspond with buildings. 11� b ... p s. P _ l steeply - sloped, and gener'alllr treed, drainagew y areas: The proposed development is confined to the most buildable portions of the site. utilities are locate, _ . the public ` street ROW. except where the sanitary sewer or Public ........ need 1 be located on the downhill _ side of the building envelopes. site-drainage pipes _��d. 6 public facilities do need to be located outside street RO P to Where l�u 'V s, 15 Foot wide pubic l utility easements are provided. • orningstar en , iese, ts 00 do re4en'.7 a st thcape f eatte s ant, t r�t • �D is d geed pr .i arily to preserve e i sting lindscape features value' of the no h slope of Ball ri�iounta!ri'for re s dential purposes' 1i' character � ,, (b) its pr� n i�& to Open Space areas, (c) its `i ;; ►s. / pp natatYh t°o alf. of« the'site *ill be preserved as forested open' space.. ` mode charactp�r" of indtvxdual lots, is preserved. by care fut� tocat tin of build izg,''�nvelnpes.' .' wooded character' -of streets serving Morni ngStar PD is maintanodHtOrtht, xna ain um eztte f practicable ; y reducing; local street pave +erit width t reduce° �;. t` slop s eco nize the relationship between buiklings, their i se, open space ' a actesswev and maximize the apportu ty for i ►iovitive arid diverr4f ed hvi envoloo tents 'proposal. recognizes gnizes the single iarnl y residential racier of approved and TVe cA in g subdivisions the north and east. Individual building enwelop es ,aie provided to maximize privacy and to maintain the wooded character of the site. Thirteen of the 34 roP open .. osed lots abut o s p ace areas. Pedestr an access iis p 'avided P from MorningStar 'Ferrate to the Northwest Open Space area via the existing public ty access road originating at the intersection 9.. Imo/►/• originating : „ «q d Avenue and SW u�ala a�:� .., a 4 p �y dA 6J SW �' �r Bench view Terraced e 'Process: TCDC 18. O O The site already has a PD overlay. The r quest is for concurrent review and approval of tht PD concept plan an d the tentative plat. g a . proposed • in two phases. Phase I will inch"- de tot�� to be The l�ornin ��ar :� is . developed in 1994: Phase II vviild include 11 lots to be developed concurrently with Phase I or in 1995, based on marketplace factors. ° "Cone • "Conceptual Development and Phasing Plan" and Map f 'Utility flan" show P� P P g �� P diet public facilities wall be congtructed in conjunction with each of the two gases Hof this s. project. No temporally public facilities are contemplated. is 1/ a PD Standards and Requirements: TCDC 18.8112 � Stan 00 1. R-4.5 Single -Family esideattial (7,500 sq ft): TCDC 18.50 This zoning district applies to approximately the entire site. Ffoposed land uses are detained in Table 2. 2. TCDC 1830.050 establishes dimensional requirements fir the R-4.5 District. The proprind Planned Development provides buy ing envelopes for each single -family detached residential lot. The following dimensional standards generally shall apply: De ehe h, ngs to ,�, yl Standard Planned Tot Area 7,500. sf Front Yard Garage 20' 20' House 20' 15' + Side Yards Interior 5' 5' Street 15' 15' Rear Yards 15' 15' Height 30' 30' Lot Width 50' 60 -80' Building envelopes and lot dimensions are defined for each lot an Map 0, "Tentative Flat Map". Driveways may extend building envelopes J , ..... nd bett�ieen the buildin envelb es and the adjacent � 1 that trees shown as protected .an Map I, "Tree Preservation. and Rem a P that P P street provided Plan "" are not disturbed. , . p may that .y beyond the building Open decks and patios rna also be extended ��e o - into . . p provided y (a) into any envelo a to within 5' of a lot line, , rovided til�at ^ ,hey do not extea ,d , , r (b) into the front yard or street sideyard setbacks, or (� ) conservation easement acres, oryt ' q u. any tree larger than 6" DBHY which is shown as they " ey do not the removal Preserv�at�on and Removal Play. "': protected on Map I, 'Tree 3. Solar Access TCDC 18.88,040.A Solar a�,w,,�ss is to ,e. h f g determined by (a) tree c�a�Per; . the . -facing slope of . .: �° °a ly y (� (b) � Wort buidda late property; .. () d to orient stns.. n a g�;neral y north. .1 streets The .. nee 1 and (c) the i n© The only solar lots are those located iiri a clearing Ora the property, south direct o y r'y which has a ;Moderate north 'acing slope: Fable 3, "Solar Access Sarnrria " documents .... : � r lej which , are solar lots, and which are exempt, pursuant to TCDC'', lot. � 1i��SS. D Ib mt, due p >�u tc� shading or nor�l,i.facing . TCDC 18.100.030 Street 'Trees: Street trees -pill be planted at less than 40' intervals as required by the TCDC, except for lots which already have Writing tr <,es % orti�g the street. I'. Visual Clearance Areas: TCDC 18.102 A visuaa contact area for all street intersections . shall be thai triangular area, 30 feet distance from the intwection of the right-of-way line .. Where existing trees are located within the vision clearance area, their branches will be trimmed to a height of 8' to achieve the vision clearance objectives of the TCDC. Existing topography wig be modified, if necessary, to achieve this vision clearance requirement. E. Cuff- Street Parking and Loading: TCDC 18.106 TCDC 18.106.030(A) requires a minimum of two spaces for each detached dwelling unit, one of which must be covered. Four off - street parking spaces will be required for each single family ily residential unit -- two covered an two within the front driveway. The CCMR's will require that (1) each space be a minimum of nine feet by 18 feet, as required by TCDC 18.106.020 A and 'TCDC 18.106.050(B) and (2) have direct access to q by ( , a public street, as required b y TCDC 18.106.050(F). See also the following section of these findings which Address TCDC 18.108, Access, Egress and Cirmlation requirements. See Attachment 4, "Draft CC &R's ". F. TCDC Direct e. i d`t:. �B.Q �O.i� c r e c t �nvrd'ual a c c e s s t o . . collector streets as gn the Tigard comprehensive plan map: transportation element designated on the from single. f unily dwellings shall be discouraged, No lots will have direct driveway access to SW 32nd Avenue. (The driveway and parking area for tot 'I will be accessed from the stub street.) Signs: TCDC 18,114.A 3. Every platted subdivision shall be allowed one pear ertpreestarartg sign a t each entry point t o the housing complex from the public right-of-way with the site properly landscaped and not exceeding J ti 2 , square feet per face in area. The conceptual development plan shows one permanent Marker located ot the southwest SW 132nd Avenue and SW Morningstar Terrace See Figure 4,, "En, rarnce corner o . �t n tr Monti ' eilt Concept. The existing monument for Benchview Estates which is located CO - • • 17 0 n. • • on Tract "A" at the corner of SW 132nd Avenue and fenehview Terrace is proposed to be deeded to the l onchview Estates }1omeowner's Association, Tree Removal: ` TCDC 18.150 the unnecessary removal o trees ort The purpose of this chapter' is ito prohibit �° f developed lots in the Oily prior e`✓ the development of those lots. At the time of development it may be necessary to remove certain trees to accommodate structures, streets, utilities and other needed or required improvemet s within the development. . r permit q consistent with the approved PP Conceptual A tree removal cratut e�r�ll be .ues�ted consist ", fIan. See Map 1, ""Free Preservation ;Ind Removal Plan". Diseased and d a s h ��r a.� past �,�, the final dangerous trees �'�' d l� will be identified � Y�?�� , . �,� i e and rernave approval process. The trees within the building envelopes r y be removed only if they particular `r lot. are required to be removed to construct the rt.cular home :. selected for a particular y It is anticipated tlsat many of the trees eying within the building envelopes will, in fact, e retained. There it a necessity to remove certain trees in order to construct proposed improvements or to otherwise utilize the applicant's property in a reasonable mariner. Trees to be removed for development are those which (a) are required to be removed to P i� q construct public streets or to install utilities, (b) to construct houses within building envelopes. Communities, ties Hnc. recognizes that tree�t are an important asset t' Cascade �.arr .. , to the City and to future homeowners, and trees will be preserved to the maximum extent possible. 2 There is not a need iro retain the tree(s) due to the topography of the land because there will be no effect from the tree removal on erosion; soil retention, stability of earth, flow of ► ace waters. .trees will only be removed b. the developer i they r,hre diseased to er if c� dangerous' or where �' by la � � or din- er : is construct homes. streets or utilities. it As rlecessa to remove - trees. to c ®n5 . key . G 4. :.- g r,`.. D i .: retention h`t. would One of the ,�e natures of the �ornin 5ta� �'� is the retentctsn of trees th � wo normally e down to accommodate ,�aubdivision ..... o d . down on development. mate under the "Variance section of this rep ort3 trees are saved b... allowing a 15% nude on report, by � F MorningStar Terrace, rather than the standard 12% grade. 3. There is not a need to retain the trees, to protect nearby trees as alance between shade awk.� open space. windbreaks, and as a desarabte b 1 1 1 1 i Trees will be Maintained in clusters to minimize: the potential for windthrow. 4. The aesthetic character in the area will not be vi4,x lly adversely affected by the tree removal. Because trees will be retained in the Northwest , e Space and in conservation arthwest ®p,�n S ace area easements, the MorningStar PD will be largely invisible from Benchview Terrace to the north. Also clusters of trees near property lines will be preserved by the CC&Rs and the location of prescribed "building envelopes." 5. The appticant's proposals, if any, to plant new trees or vegetation as a substitute for the tree(s) to be cut, will restore the aesthetic value of the removed trees. Street trees will be P lanted where there are no existing front yards trees. L Accessory Structures: TCDC 18.144 No accessory structures are proposed wititi this Planned Development application. All accessory structures must be constructed within the building envelopes shown en Map Cr, 'Tentative Plat Map ". J. Street and Utility improvement Standards: TCDC 18,164 1. TCDC 18.164,.0301) The location, width and grade of all streets shall conform to an approved street a'an and shall be considered in their relation to exis t in g :and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed ' use of the land to be served by such streets: ... b. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: (i) Provide for the continuation o . _;�; inuation oY appropriate projection of existing streets in the surrounding arec.s, or (ii) conform to a plan adopted by the Council, if it is impractical to conform to existing street patterns because of P articular topographical or other existing conditions of the i The alignment of SW 132nd Avenue conforms to the intent of the NE Bull Mountain �Ti a� site ,g . � .. y previously . Mountain Highlands . impartation Study and asp consistent with the rev�e�isl approved N)'ount Subdivision, which adjoins the site to the east: The proposed alignment provides transportation access to the potenti l future development parcel to theme south. _ 1 .., parcel .s currently outside city ' but is sou�th This areal as ade � limits V/ r 6 located within Tigard 's UG13. No previous street extensions have been proposed for this property to the its.loath of the MorningStar PD site. 19 { Was T; DC 18.164.030.E1 1 Where :necess ► to give access or ermit 4 r sat is, actor), future diviston of adjoining laid streets shall e tendtd to the boundary lines of the tract to be develope4 a a. reserve strip ; across the end of a dedicated street shall be deeded to the Ciiy and b. a barricade shall be construdted at the end of the street by the property owners which sli dl 'not be removed until authorized by';the City Engineer; the cost of which shall be included . in street construction costs. SW 132nd Avenue and SW 133rd Terrace will be extended to the east and south f Moaning Star PTA, �A barn constructed, an ` s property inner, t°espect� v,,.ly, o � +fade will be e , reserve strip dedicated, ' in both instance. 3. rcDc 18.164.030.14 Intersection Angles. e intersection angles prescribed in this section are met in the preliminary plat./, 11 i terseetions are 900. See Map 0, '"Tentat vc Plat Map", One cat de sac of 300 feet is proposed. Generally, through strec,,ts are provided, consistent with the, intent of the Oregon Transportation Rule 4. TCDC 18.164.030M parades shall not exceed . + ..12 peirent on collector streets, or 12 percent on any other street * .. and centerline radii of curves shall not be less tha.l .. 350 feet on minor collector%% or 100 feet on local streets, .. and Streets intersecting with a minor collector . shall provide a landing average five percent or less: Grades wilt not exceed W 132i id Avenue and SW 133rd Z'% on S Terrace. Grades 0f 15 `'o ° proposed ' r . . ,�. . .. are P �` . MorningStar �°e. SW MorningStar c� ed 12% to for SW iVi 'terrace and �� Profile _ . is r report. Fi e 2, 'Street Profile fronn requested in Section 5 of this r� � t � , Court: A variance Terrace" and Attachment 3 'Street S1® °�,� � g . .. g . � 'S pi and g ° . , .• � . p M w along morn_ in Stu ,. �, Grading �o� �,rat��re Analysis" " n . grading and tree removal impact which .. . yens show the reduction in �h results from allowing a° axiw,nin of 15% streeet grade along orningStar Terrace and Mon�ngStar Court. c enteriine radii iof curves have been designed to meet code standards. e 5. TCDC 18.164.030. X Street ll g lts shall be F�s al ed n acco 'an e with regulations adopted by the Citys direction: Street . lights will be installed accordance with �T n��d C ti �ts�nd arks. S. TcDC 18.1C 4.050.A Easements for sewers d7ainage, water Inains, electric lines or oti' r public utilities shall either be dedicated or 20 provided for in deed restrictkm • Where a development is traversed by a waicrcoa se, or drasnageway, there shall be provided a storm water easement or draina .3 Y ght -of -w confonning substantially with the ernes of the watercourse, and such further width management exposes: The natural drainaf, away will be dedicated in its entirety, to the City of Tigard,. and private utility easements are shown on the preliminary plat. Public °►'. TCDC 13.164.060.A�. Lot size, widths shape and orienta�ion shall be appropriate for the location of the d Wzfopment and for the type and use contemplated... The depth of all hots shall not exceed 24/2 times the average width. Lot sizes 2 000 square r square feet t® over 1 �� r$e from 7 6T0 s uar feet. Lot widths (average width of a lot) range front 65 feet to 80 feet and lot depths (midpoint of front lot line to g P midpoint of rear lot line) range from 100 feet to 140 feet. In no case does the depth any lot exceed 2.5 times its width. 8, TCDC 18.164.060.1 Each lot shall abut upon a JtreN other than an alley for a width of at least 25 feet A All lots abut a public street for a width of at !east 25 feet. 9. ,06 ;r' r ° r . e avoided . There are no through lots in MorningStar PD, 10. TCDC 18.164.070.A Sidewalks 'Marbside, ' wide sidew i,lks are proposed for both sides of all streets. The curbside desk' for SW 132nd Avenue is i consistent with existing sidewalks constructed as pet of Benchview I Estates, and are consistent with minimizing cuts and fills in this often steeply4loping area 11, TCDC 18.164.080 Public Use Areas A. Indicated in Development Plan: Dedication Requirements: 1. sere a p .. ro p • osed park; p l ayg r o or other public use shown an a development ply adopted by the Cu 1 y rs located in whote or in part in a subdivision, the ":"arnmission may require Nation of such area wdt.sin the subdivision. q udr� dedication or rase. Dedication of 8.0 acres; of open space 1,, proposed in the Northwest and Northeast Open Space areas, assfciatei with the dralna- ow a y and wooded ravine on the site No parks are indicated on any C tY P ark plan for thi 1itrea. 21 • 12. TC13C 1 g.164a090 Solt ry Sewers }� will be provided for eacli proposed( lot. S y i Sanita� 'sewer services � �► p, proposed' .: ►,�anitar sewer r�aans real 132nd ,Avenue at Be it cliview terrace. connected to the existing sanity � sewer an SAN, oty •,.- . sewer h adequate capacity. See Attachn iunt 1, "Sanitary .Sewer ,Capacity Analysis", ��s se�v se��'er maiti �_irtentds though the site front the adjoining property to existing sat/lit/ay the, ear't, This sewer alignment will be ma�+ltai:ied. Sanitary sewer extensio .will also e rovided�`to the ends of the two other streets that extend to the site ,boundary and are h► provided to provide future service to adjacent parcels, if and when those parcels are developed. 3 TCDC 18.164.100 Storm Sewers " ert are no existing storm sewers which serve this site, which has a natural drainageway transversing the site. All storm water will be collected in storm drains and conveyed to the downstream tweet st • g. , s e 1 s '� manhole will direct low flows side of the 132nd Avenue drainageway crossing. A cantr�l n�a Unified Sewerage �»�� will direct higher , fl , through a passive water quality treatment swale Meeting current ` e Agency (USA) standards. The control rranho g flows back into th,. .� � � � _ . all also, serve as an RY�r�rgy dissipation existing drainageway. The control manhole w n device to reduce the potential for erosion immediately downstrea ml of the storm water discharge. See Figure 3, b water Quality Swale". ; S See also, o, t t achnent 2, ` Stortnwater Management Analysis", for computations ®n Swalo d esign. Attachment 2 ais� a capacity . lysis 7h two primary �� `nc��ttdes cdrr� utati ®ass for c►�lvert ca �ci 'era,; ' � �,I ,¢ attach "' p . ,r, � ram 1 : I ,, ,�a ewa. at 132x id Avenue within the site, vents were examined: the Avert in the drl , ,a culverts the downstream cults: t at Walnut Str�;et. Both culverts are �apa�l��>� of conveying and t � � � ,. � • . the existing and the post-development 100-year event flows within safe limits. ., . fAj TCDC 8.164.110 Developments adjoining proposed bikewr4's Shall .,; include provisions for the future extension 'o of such bikeways through dedication of easements or rights-of-way. is. No bikeways are shown on the City's Transportation Plan. 15. TCDC 18.164.120 Ail ut lities ... shell be placed undetgrour4 All utilities will be placed underground, as indicated on the pram-Autry plat. a 4. 1 ritEsC 18.1204)0) A►ddltionsr P anned veloprnent Approve o' Criteria TCD ; 18012O(A)(3) a) RelalioTashi, to the natural and physical environment: a. The streets, . buildings, and other site elements ,�pi, be de i ea and located to prese.iiid the existing tires, topography, ns to a ' drainage to iht eeatost degree possible. As described above.. the PD dcsirpn protects the entire:, natur,..it drainageway (8.6 acres). Na congtruction will occur en slopes greater than 25%. sting ire preserved trig ~bugh + ±emotion easements and restrictions on tree - cutting outside' "bx 'ding envelopes." b. Structures located on the the shall not be in areas subject to ground slt4 mpfr g and slating: public .... _ proposed c . utilities are ,crop on slopes greater Again, no �trdD.��;,�t es other �g1afl7� fences and than 25%. c. There shall be adeegr.cee distance between on -site build dgs and other oars to and orb, site br.dtdings on adjoining propertics to provide for 2dequate light and air cieculation and for fire protection. Adequate s ep acacfl ®n between buildings W9 be provided, as indicated by building e we1opel, on the preliminary plat. da The structures shall be oriented with consideration for the s and wind directions, where possible: ion maximize The street design and lot or�� tat: maximize � solar. acca�ss, recognizing �a� the north ., :. pee, and (b) 4 p cbr�inant north -south direction of and northeasterly orientation of sloi ' b the ' �` r �. red streets. Trces are retained on all tildes of the D to minimize wiln disturbances, .. caliper measured at four feet in height ��. �r��'� , with a six inch ' from n rottrad level, shall where possible. mall be saved . As indicated above, trees es are preserved fl� , Dumber of ga� s, including r� ` � a dedicated � : „ open space ,areas, b� conseivation ease, . .,its and c ,rest &iretions on tree ctt g oii i skde of building Egnvelop & See Map I, "Tree Preservation At Rei nova1 *`ion" e •1 .. rE :i4: 4, :1L" r ••• EGI C4)C` `18.12o(A)(3)(t, ffe �s, re+ rlll�l�+, ►til Com,�atzb:h eiween adjoining KCAL CL )C 18.120.(A)(3, d'i fereni typees of land i'ses. 4 ffering shall be pi vid d between Detached angle family residential development abuts the Morni g &tar PD, and only seta` hed 81e family resideritial development is fga pnsedb Therefore, no specific buffering other than required perimeter etbacks are necessary TCDC 1f1.80.120 P'rvaiy and nosed his "'secttit,J ;f1s applies otdy to anon- residential smtzi °turns. c'. TCI; ►C 18 80;12O(A)(3)(t 4.40cors. acrd': do Mario*. :Adequate' 6. iergericy vehicle access is provided. Grades Yor'132nd Memo. and 133rd �ti les' ' g_ ade . � proposed osed for arts of M`orningStar Terra: 'A e�r�e� ire 12°,�� ._ s: The 15% r . � .. 'minimize loss of trees arad excessive �,uts �u ornyn Star Court are necessa 'to and: ills9 and are accessible for emergenvy vehicles. The street y been redesigned on the reeonme d staff. ; , : system has � �„n red ndat�on of st aff � han�tmetrla�a cul-de -sac has been provided at the west end of yIi orni igStar, Court, and Morn'ngStat Court h?s been extended eastward to connect with 133rd Terrace to provide better r circula,tioz and shorter mil-de-sac length. 3. Fmvisions shall be m f " �� for and biCyCIP wv gyiacCh facilie s are shown on an adopted plat No bicycle , � �. ed for this area of Tigard.. indicated above, �,idewalks.arr,;: paths ate proposed for provided on both sides of all ,streets. A pedestrian trail is ideated on the +orthwest side Open Sti .. of the 1� ®r4;h�✓��t C�. -eat ,� �•�� .. r�:r�l� tar PD via sdew �1a a,.a, and connects to 1Vio 4w TCDC 8.80.120 (A)(3)(g) Landscaping and open ,,pace Approximately 52 percent of the bs site is retained as Open space. It is estimated that at least 60% of each building 5� � will be landscaped or retained tained in its natural vegetative condition. TCDC C 18.80.120(A)(3)(h) &oarsit Provisions bear' ptcblre to t it may be required where the site abuts a ttassil m°ouNa The proposed, site does '14tot abut a pie transit route, e• Olj • • • -.. f a -11 r A . DC 18.80. 20(A)(3)'(i) S .' In addition,to .the rdvistons o haptee 18.114, Signs, , of all s ''proposed for the uelo, pment site; and the signs shall not obscure vehicle driver's soli istance, g i ` sed at the southwest it� to � ®rtbiiygSt�'�!� is p�ol�� o monument marking .:the entrance t ' . ,tea >�r of SW 132nd Avenue awl Morningstar Terrace. The sign will be constructed as part of a'br ck deci r ,tire wall which will be located outside of the required; 3(Y' vision clearance triangle 'Arid within a wall easement as shown of the Ti tative Plat Map (Map TCDC 18.80.120(A)(3)(k) Drainage: Al! drain provisions shall he genera#y laid out in accordance WO O the requirements .Tett forth in Chapter 18.84 and the criteria in the adopted 1981 master drain* per' L site drainage will be discharged to an existing elli def fined drains g eway. . . drain. s � e a is over 2� ��et rise a�d is now used for drainage discharge froin 8enchview estates subdivasioit is draina g eva Y cnrrer�tt yrceeivc� runoff from nearly the entire site. ^a piped c and � i ed All street a�rain�,�,a �i11 be olllected in catch basins to the drairiageway at a plirit downstream of the 132nd Avenue crossing. A water quality facility nieeting USA standards is pos°opnsed to treat this flow prior to discharge into the' drains ewaj►, Lots whic i cannot drain to the street due to sloping topoirt hy; i.e., Tots 1, and 14 24, will be required to provide seepage i, their building . � . .. epage trencheo S at the d��yVniaA 1 Mlle of tit envelopes to receive p portions €aft and �® distribute . p ... these lots rilno from the impervious �a that flow as overland sheet flow to the draat►age way: 8. TCDC 18.80.120(A)(3 )(1) Floodplain dedication, Tki buildable- portion property is +t affected by the 100-year fioodplain The n ®� the is na 100-ye-e,- flood li�,an is contained ei irely within the open space land proposed for dedication. TCDC 18,80.200 'Shared Open Space. Where the open , pace is � the desig �•rt ed' on the lava as common open space thefc:al9wir applies (1) The open space area shall be shown on the final scan and', reeordc with the Director; and (2) The open space shall be conveyed it as witk the following methods (a�) By dddica "s acc:irdar�yv �ctl�� one of �` 8 to �n to the City as publicly owned and maintained as open space .: or by leasing or cunt' qL »g title (including beneficial ownership) to a cprporas!oa 25 (NW .,06 at' ri, . proposed ?,'. „ r einit),P;;4411:11ai''''tit;:rph:ri,,,p9'01':$!e:i17,f'pleiaiiltg7110dri!,,, of therssdliiiotiiis,,e,,Ivmaotirolitiin:sastaer1111;b111,” so ,,.Atwtp.„,,..eh rz14_7'0t.4b•lel/by ftt•ibCo,'COity at the r xigit:ely:, ' ,a,crplo,Piettnakanditio-ii, conservation does rot .: cori, on other' ate that ria.,_r greater slopes or along Lots , , t ',.,,4ittii4‘;..A.I. ,..4,egePtei;r:ioliPilsc4tsisia‘i'n. tEt;,iri.etscl,26all.d3c,i°orlt7cstt!s°?n'utttib..iooji!sirtic9de'aa°:)ri'ieby'at)4j4e°daerv. '6'*.1111:16,Pe'il:' 25% or , .. "Drift _. _ City , ,,,_ .r, will b,PPI . • &R , tstillei°clit'l4.Prz:b4:'Ytnihsit)()Mrisc°f!‘i'v'fihe coiiietrati(on eastrient'illaY also be Inf6itia ' t City and the • , , 1 ' i's14'6,60vitiSoi°nnt1511: through the 11[4 s° °f211 'enf°rc:71elli'a, greer1:-, eli'e"I'veen 1112:7/':,''''''' 6ve160er. . ,41.cr°15c° Planned it)evel9Pmerit se • Li' C(Islleill'si°sntsti lip comps with all a'pHp' :icable CiiteriEt,iirid rOtill:trette7ls of The p' 11) -aoc'74' Morning Star section , , 1 I . ? ATIV E PLAT APPROVAL: TCDC 18.164 TCDC 18.164.020.A states that subdivisions are reviewed in two-step process: a preliminary plat and a subsequert final plat. TCDC 18.32.090:0.3 states that subdivision plats are reviewed by the Planning Commission P � y ' �, en part of a Planned '�3evelapa��ent. w TCDC 18, 160.040 requires that a final plat be submitted within one 1.5 years of the date of prelirnary plat approval. A. TCDC 18.160 080 Phased Developi.2ent 1. TCDC 18.160.050.A Schedule This provision n �eds to be read with t hTCD TCDC 18.80:100.A, which allows the Commission to approve Planned Development phasing up to seven years without re- applying fo� conceptual development plan review. The "Concept Development and Phasing Plan is iaciuded as Map C. B. TCDC 13.160.060.A Approval Standards: Preliminary Plat 1. The proposed preliminary plat complies with the city's comprehensive plan, the applicable zoning ordinance and other applicable ordinances and regulations. This 4 a low density residential development within the MR, plan designation Policy 3a4.2 of the Ti gard Comprehensive ?la•n is of particular importance to the MorningStar Ply: by re ir,n . that areas o Protect fish aid wildlife habitat .. y qu � ` r and of standing trees and natural vegetation along natural drainage ci��w,., rses and waterways be maintained to the maximum extent possible. b: qu " development proposals in designated timbered or tree areas be .fie aa°e that develop t ro rasa reviewed through the Planned . Development pwcess to minimize the number of Frees removed; and a~d Require cloistered type development in areas having I portant wEidhife habitat valise as delineated on the 'fish and wildlife. habitat map" on file at the City. 1 he MorningStar PD protects natura . l veget atioo along the dr a ir. a ge course through dedi cation to the City of public open space and by designation of conservation easements, The ZS protected by construction ®� a passive water quality facility (biofiltration swa!e) to treat storm watc,i discharge in the Northeast Open Space area: � � . ....., ^^ • ` � � � • i ._,._y 5.. _ _ � rife ... 27 e site is currently ; treed with extensive underbrush, ` 6 prope;sed Mo inetar P ', lies been .designed to minimize the number Of treirs removed /Although the site doer n'i3t appear on the Areas with important values for wildlife map (Comprehensive Plan Report,1 ( N ,ral.Feaiures and Open Space, Diagram V), the wildlife corridor in the 'natural draina;geway will be preserved through the PP proe: ss. . ,a�t'dve or �atherw le Avtis es th �. T�,a�►r��p ©xed' plat atone is not duplicative , provisions of ORS Chapter 92j.(690(01 The name "MorningStar Platted eveloprent" is 1inique in Washington T, ounty and has been resery d through the 'iounty Su reyor by Cascade ' i development, preliminary plot as been designed to comply with City as well State sufdivisi6n. standards, " e streets aid math: are laid out so Gs to conform to the plats of a • su,�Edivisi�rai� and maps of rrac�r ter partitions alrea -�y approved for adjoining property to width, general direction and in all other respects unless the Caty determines it is in the public interest to rnodi 3 the street or road poem. .. : u the S ` to continue in a soi thtast SW 132nd Avenue and �'�.��3rd Terrace are proposed direction through the MorningStar P1), to serve properties to Haar, east and South. For reasons' described in the vaviance section, of this report (Section 5), the pave o,nt proposed be redo to 3T with no parking) in order to width of SW 132nd �s ray ��sed to � d t . :. _ .. �, : ... . minimize disturbance to natural drair,ageways and to adjacent sloping topography, 4. An explanation has been provided for all common improvements. lanations for common improvements are found in this report and on the p reli :ina P p p" p plat map. TCDC 18,160.070 Application Subrr issi®tdi Ito,t151renientst Preliminary Plat are satisfied b y supplementary . _information provided in this These re��ui�enaer ��s y . . ,. document and by Map C, "Concept Development and Phasing- Plan "; Map , 'Tentative Plat Map"' and Map H, "1tiiity Plan'. O. Conclusions The preliminary plat complies in all respects with the requirements of the Tigard Comptahensive Plan and the sward Community ity Development Code, 28 1 SEN•SI7 LANDS: Tax 18.84 TCDC 18.84.010 defines sensitive lands as those which are potentially unsuitable for del elopment due to their location within the 100 -year floodplair;,, natural drain geways, wetland areas, steep slopes or unstable ground. The purposes of TCDC 18484 are to minimize erosion, promote bank stability, maintain and f,nhance water quality and fish and wildlife habitats, and preserve scenic quality No development iv MorningStar PD is proposed within natt ral dxainageways, steeply- Sloped d ( 25%) or ,geologi cally unstable areas. 'hero are no wetlands or flog dpla i areas on the site. A. TCDC 1c1,84,015 Permitted Itohiblted and Nonconfrorming Usa,s 1: Permitted uses within sensitive land areas include lawns, gardens and play areas; community recreation uses such as bicycle and pedestrian paths, athletic fields and parks; public and Ovate conservation areas; removal of noxious vegetation; and fences. A pedestrian path exists on the northwest side of the Worth .i . west Open Space area.. ( onservation a zetnents awe provided for Lots 1, 10 and 14 -25, which pre bit all developincnt except essential sewer services and fences. The conservation easements a ...... � . i strictly - prohibit r mov�al of existing serve,,. as private conservation areas and P native vegetation and prohibit activities, which would be detth,nnental to these natural areas, for example, dumping of yard debris. See Attachment 4, "Draft Conditions, Covenants, and Restrictions". 2. Separate administrative permits are required for installation of i .. , permits �°egi.�grc . installation underground utilities, construction of roadway improvements and sidewalks, minimal ground disturbances short of landforrn alterations, and repair or reconstruction of eldsting utilities. . e no additional envhtonmentar impacts resulting ultir� from the extension of SW 1.32ind`, There are additional 8 across the drainageway ravine, because the ravine has aiteady been filled and adverted. . er'; a reduced pavement width of 32' is suggested so that in . owev duced av additional fill nrn thus sensitive area can be avoided and so that excessive cuts /fills for further extension of tt hs road can be avoided. A publi c utility ., '. ea.. sene. m t is proposed towards the rear °..f tots ot, s 14 1. 7 to provide .. rov id e ... sar•.t 2v seWer services for these s p Yn lots, The public utility acr45s Lot is required to �iYov sewer service to be extended to the Mountain Hi g hland s property � to t h o east. See Map Or 'Tentative Plat Ma p • 9 Its T The 1a foot °o de cotservation easement proposed for the rear ofr Lcsts 31 fs not reiluired, since this area is not sensitive lands, but is, proposed as a voluntary action by it the developer in order to n'iovide scrnmP visual buffering for the neighboring property to the T CDC 18.844040.B and C Approval Standards for •Slopes Ont. 25 . Pei cent ad ?)raingeway o t110 approval staadkArds for both types 0f dist rbances ere the sine, unless ndicated other uis - below. The extent and: nature, of the proposed land ,form Alteration or �- development wx l not create site disturbances to an went Erg` txt • . e� than that required for the use. The existly "c:mbanir.*riernt across the drainageway is re- vegetated, with many young alder cotton*ood and other relative species. This crossing will be used as the road crossing in its ci rrent 1 cat on. The intent is to construct the extension of SW 132nd across this erect fill, without significant disturbance to young vegetation existing e�.� 'n�; etat�on on the sides of this embankment. Utility trenching Ali be done only a� necessary � • to install sancta. services o h rerr of Lots 1 and 1447. The to osed land onn alteration or development > lli not result in, 1� � f eye o me erosion, stream bank sedimentation, ground i snosh ty, or other adrrs e ore-site and of -site effects or ha srds' o life or - property. The e t 'asst effective erosion control measure is to minimize construction within drainagevays or on the steeply sloping oa nin star PD will le l building n g activities tb lands of ?a y � slope or leas: Sanitary Sewer c nstruction within the sens it ►e it serving Let 1 and Lots 14-11: The twilit, drain lands area will be limited to the. are water quality a�iars area and construction. access +o the .. to Lot 1 will c (Slopes' g o . pipe from SW 132nd Avenue to t tiny water quality swale area. adjacent toss sensitive lands en�aS�£Y' than 25%). Therefore, d eve`*?.ilent within the sensitive land li.as been stetly litnitedo Tile following additional erosion control measures takcAt COXIsingtigagthil e� or ' control sfiai�dar�s io�► prescribed by the thy of Tiga� d grid . Unified Sewerage Agency (USA) shall be obser vea. so + J. ,r p 1 EL i�1200C I� A PDES e + oh control permit required by DEO for resiresidential , erosion dcvelOpnient sites greater than 5 acres dull be prepared and submitted as required. ,Silt fencing shall be installed on the downhill aide of the 1h its of ' constivetion and shall be maintained place vegetation has been ,deer, ned xn lice u�ttiY site �r � sufficiently re- established. Storm water shall be shunted away from the erosion control Swale until vegetation in the Swale has become sufficiently established. The high Pow outlet for the storm deetlnage pipe shall be 4p-rapped e the outlet into the 'existing drainageway. Existing the building g tuts w .. i�g envelopes � shall be left in place and shall be removed only as necessary to accomplish site grading as shown on Map F4: 'Grading Plan" and as need � as each home is wor�structed ii � 11 �, K .� e � Chopped p p straw shall be applied to steeper areas as necessary to control erosion. control in very steep areas such as the 2�-I:1V' drainageway �, � t ai.nageway i.��a5sing cmba lari ri t which becomes disturbed b. utility trenching shall be tY �. controlled b� using jute mattin5 or similar: with hydroseeding. All disturbed areas of the site shall be reseeded immediately upo completion. of p ublac facilities construction with a grass seed mixture at tb rate of 5' pounds per 1,000 square feet, Q All silt fencing:.. shell be ke p t in lace and r. si ntatn wd until site vegetation becomes sufficiently established. Any areas of erosion within the site shall be re- graded and re- seeded as necessary to control such erosion, Euiiding en relapes a' ill be cleared only as necessar to 'r;, qstruet each particular home and only as such hone construction is scneduled,' Catch basins prow ping street drainage will be protected with geotextile fabric and drain rock placed over the catch basin rims w • 'r it •t it • 1cpes > 25 0 ' Tiv'strualtres ensure std rer stability tr:fi � space areas for developrrre et, i h water table; high 's! compressible/ organic, and 4ha r, snagged ys not decrease r ure prnpr r"�dy'. sites des roper elairlage cf f0z tort crrad cl it lt. ►ny: of the followin '' ,roil'; cos ditioa nk del , apaz idlity flow depth-to- rocJ c (:tr ,ca racily oaf the erainagew line sites will be located well above (at k st 20 feet above) the water . elevatko in. ►e drains e g way,, Buitdxrig design is not expected to be adversely impacted by `, 'Qundwatere Also, all home sites will be located on lands legs than 2'9'0 slope. [' V1► ter o to the dr nageway wi11 not be r duced, Ali stria a 'al er sows 11. rahtihx to dram to the c ane ,drna � ee r y � 13 to' ��lll dr2in direct4 to the draft age ay upstearn an S 132nd Avenue � ,through had ya *d;: flow -,Spreading, seepage trenches. 4e r t natural vegetation Iias beer,R removed d'4e to lam f arms alteration or development, the areas not covered by strtect gy res or rmpervioas surfaces will be replanted ' to ,prevent t odor ,in'icteidance Chapter 18300, I.,andsceiping sad iScreekin . °. Xll dlstbrbed areas grill be replant 'J to prevent trosior i 111ep'iately uPoti,coniPletioit of p blic a cil t ► constrUction, 5. The draanajg way will be replaced by 4 to public faclity'.of accorrnod'te low in accordance with t he rdopted 1 9, 8'1 e gaddaate t eQ r e Ma!aage Plan. dranna ., .. c "...:. , " existing ui ,rte ��way � °tr�ie4rnres are proposed to be consts�act�� Che - are Iry ne � culve adequate i serve etestin g and future development requir �Ynex tS4 See Attachment Z J "Stbrmwa,ter Mana ,ement Analysie» C. TCDC 1$°84:050 % ppllcntio n S ibmissnt rt Itequit eni' nts xi gsi �. analysis' ., y,',asi plant grading In F g l ��. existing site conditions anal s�sa site la�n a ra�dxn� plan; and a l�lndsca aai p . are provided with this Pb application: 0• u • • 'I 4 • • 1 handle irelnor col'iector traffic in this steeply- sloped area Other impacts can be reduced by allowing this variance to the minor collector pavement wit ch standards. It.EQUESTED VARIANCE #2: Local Streets Right-of-Way Variances (from SO' to 40'). Reasons: There are three reasons for requesting a reduction in right -of -way width for local streets in the Morningstar PD. First, 40' is sufficient to a ' ' sufficient accommodate the 26' pavement width allowed for local streets in a PD, plus the 11' feet needed for curbs and sidewalks. In addition, public utility easements will be provided in the front or street sidle; yards of all lots. Second, MorningStar Y providing � 1 acres of dedicated open space, thus ► +ond e PD is a.lread Yavidin 7.1 . the � � . Q reducing s; anificantly the amount of buildable land in the subdivision without a correspondiixg density increase. A slight reduction in local street right -of -way width will help to off -set the amount of buildable land lost, and will allow for slightly increased lot sizes for prospective purchasers of lots in MorningStar PD. Third, the reduction in right -of -ray is equivalent to reduced front yard setback since it allows �A �� homes to be placed closer to the street. This reduction !,;ows the building op p. further r out of the, sloping lard adjacent e drainageway. envelopes to be laced hurther . lands ad ac.ent to , This step further reduces impacts on sloping lands, minimizes fill requirements for any this . .: �b � home placement, and fuel s to preserve backyard treed areas. The previous approved _;P P p kY Benchview II subdivision plan for i site included kt 37 foot street ROW with 10 foot front yard setbacks. MorningStar PD only asks for a 40 foot ROW with 15 foot front yard setbacks. REQUEST FOR VARIANCE #3: Loc .l Streets +gradient Variance: Increase in MorningStar 'Terrace and MorningStar Court *alumni! Street Gradients (from 12% to 15%) The st °ee si in MorningStar PD have been carefully located to minimize grades by following g p an contours wherever possible. _ adherence t�:� the street gradient . .. � :: ��.��,1�1e. hTevertheless; :: _ . •, � .. standard of 12% for MorningStar Terrace end Morningstar Court would create encessive i'acavation requirements and would significantly and adversely affect the site. As Figure along Morning . ` , .. �reasing the allowable slope Stir 'Terrace inc indicated on Fz re � "Profile on these two streets from 12% to 15% would mean saving 53 additional trees, reducing the extent of site grading impact by 1.6 aeres and reducing site grading requirements by 32,600 cubic yards (2,700 dump truck loads) of excess cut. With the 12% slope standard, cuts of up to 21' would be required, resulting in unnecessary disturbances to soil and vegetation, and inc eeasing the potential for erosion, despite even the most careful construction practices. • 34 1 Again the proposed Morningstar PD contrasts favorably wit11 the previously approved Benchvlew h[ project. which allowed street gradients tip to 18%. A. TCDC 18.1(.0.120.B p � pruval Criteria f ©r Variances This section states that the applic abl-e criteria for variances from subdivision (public improvement) standards are as follows: I. There are special circumstances or conditions affecting the property` which are unusual and peculiar to the land as compared to other lames similarly situates ID process .gn ..ty site . specific concerns. The subject The r.� . allows for des flexibility to address traversed by a ravine. These factors, property ids steeply sloped, co �ered with trees, and t in combIiation, result in an limited amount of buildable land, and justify the need to minimize the amount of land that is devoted to public right -of way and ;street pavement widths. 2. The variance is necessary for the proper design or function of the subdiv on The above variances are necessary to provide an aesthetic and efficient use of the most buildable portions . allows the large increase in g c�rtxons of the site. Efficient use of these areas i public open space and conservation easement areas compared to the previously approved plan. Benchview plan, only 4.5 acres of open space were set aside; �eiachvrev, II Cana f .. . acres o io open space dedication, pius 1.32 acres of conservation In the MorningStar proposes 8.0 ac p P dedication, P easement areas. . . proposed eq .ate pavement width (2 i The ro osed variance for local street. ROW allows for adequate sidewalks oil vel.vpme,nts as well as allowing for curbs and s feet) as allowed for planned d� both sides of the greet. The additiona") right-of-way (5) feet instead of the proposed 40 feet) provides no additional benefit to the street: 'Tice reduced right -of -way only affects the effective y t . yard setback is advantageous in active front and setback. - the ,� Mbar . k Reduction of front and see, . o3 �d . building envelopes off steeper ground and is more consistent with ,o help loci) b ; . g : �' P g r to hel ^ ,� . recent neo- traditional planning. The proposed posee C vari 19 ce for pavement width h . on the minor collector ctor is nece,lsa r y for the p ro p er design of die subdivision because it provides adequate vel lanes (by not allowin g parking) and i. minimizes impacts to r ,ia way s and exceJive embankments cats in the hilly terain which averages about 20% cross slope to the she et. proposed omaximum street grades des ( ., grading up ,, , of • ., ra va�iardce fon a"Xlaxir�'rUlm focal � .. local streets The �. .. . �., .: � (to allrtw five site olio to a maximum of 1y% instead of 11%) is necessary to save trees, red fir' g 5 . tf L V ►is an do re lice the .massive (21 foot deep it which yifrott ld be Mused by�t' e 3 ?'he granting of the variance Will a detriment to th �,pt bl k health, sa ,tety, and welfare or, inju "bus to the rights o, I,ot r cwneos o, p roperty. g g variances swill serve a vale ►, - ub b r llr a�hl to eaccav /tlo i Tae °antan of the . , k lac purlac�se; Y �� l chits and rol) environmentally sensitive mil% ingl?li1t�dnan tree cover, ao� rr�lnlnllzin� p P . P .b i,� potential erosion �� acts The 15% sla �� ill nod ,1t1�►�g ��`�._ ��er �vxa4 vehiete a�;cessd s tL. n , y�y� The reduced pavement width on the, r,inor , ollecto sir �t iii of impede ` traffic. reduced right -of -way° 'width for the local streets is su ` Cie t to allow eonstroctl®n of ' streets, , ,sidewalks, and utilities: 4 The ; variance` ra neces4 wy for t ; preservation .c enjoyment of a a substantial property right because of an extaor' Flkwy harishl p which would result from strict compliance with the re 'ulattons of this Ole. Proper interests would be adversely affected i' se eral ways First, the lots in the subdivision would be substantially less attractive if the streetscape orningtar PD were defined by 10' to 21' cuts, Secon d, thy ,, reduced right of way width far local. streets allOVvs for larger lots In this sitrataon, where 52% of the site is air ady dedicated as open space and where the site As ' aximi ?e the .. _ .. � allowable �. .. :. is - °�i� ®#'Hilt to rl'd being � private 9 � rl Ile 1 a�.ou t of buildable land that as , n �. s � at (�Il 0 ® its density„ it ) ` : s +. . i .. . .. Finally, the proposed l�iorlln�,Star PD requests sa�ii5tarltally f e�vei and teas d�cas:�natx variaricrds than did the approved 3 enc1vae ► I1 Estatss; y reducing the number of lots • and b. restricting the ro... osed d nt to the oil situated r�.�n OP. the site �Slt4i �� i , I�dS Y � P ,� P eve op�ie p �,+��'d on l�; with sloppy less than 2r r%, most of the variances requeste► by, and granted to, Ber�chView, 11 were elin'Lintted in the design of MorrdingStar PD. games meet the standards for granting variances e three requested vat ... W .. . :. fn. � .. � .. . and . �san consastent with the efficient a.nd nctional desipt of the site and are 'based, on sound enviroairnenial a �d punning princples. d • ■ 1 i VI. VA. ITAN'CE REQUESTS; 'TCDC 18,160.090' TCDC 18.80.080 states that, for planned develaprne ►ts, the lot dimensional standards (rninirneanx N ' size, st bttcks, lot depth, lot width and building height) do notapply, except for (a) the 20° setback from garages tand (b) setbacks at the perimeter of the project. All other standards of the base zone, and, by implication, of the Land Division and Street and Public P Utility Improvement Standards sections of the code, do apply � a ty Imp N unless adjusted through the variance process. Variances to provisions of the Tigard subdivision regulations can be processed under TCDC 18.160.090 as pa rt of this combined land use applications No variances are proposed to the base zone standards. However, this Planned Development proposal involves the following nod fic atio n s of ilpplicable public improvement standards of the TCDC: 15.164,03 Streets. TCDC 18.164.030.D.1.a Minimum Rights-of-Way and Street Width 40 foot Minor Collector Pavement Width 50 foot Local Sired ROW r TCDC 18.164.030.1:1. Grades and C'uri'es Grades shall not exceed . o : 12 percent on collector streets, or 12 percent on any other street. REQUESTED VARIANCE #1: Minor Collector Strati., Variance educed pavenient • width for SW 132nd Avenue extension (from 40' to 32')o P o � width _ ,; 40'. However, the itaasOns, The standard pavement; for a minor ' or c4 lector street is SW 132nd Avenue is 36 feet in width as Benchview Terrace existing .. _,...:_ . , • , • . w , . , the �,rtersecti ®n with ,, 32 �'�:�t at the entry to the site. This 36 foot ,vidth is recommended to be reduced to g . g ;t .... extended ..... g' n the adi��prnrng the MorningStar site and as � is further extended throe » through due to the steeply l.. sloping areas and ravine crossings. Also, no parsing properties .. � y required or reeoinmended on SW 132nd Avenue since no lots will be accused dire+ ire from the minor collector. south from the � l Construction of a street across these ravines further =. a l�t��rnan► Star site require extensive fins. Such fills will adversely environmental values with impact the envrronrne � ... .. associated with these drainage courses beyond the eartht project. Qtt and fill, s well assoc' � "� g �► '' F J .. ; :.., rat width of 32' environmental degradation, would b � minimized by using a pavement as en�rron ,i• � me throughout for the extension of SW 132nd Avenue. sh uld be prohibited Also, parking o on both sides of the road. Two fire foot bikeways and two 11 foot travel lanes ... alt adequate to serve this future corsnector street: This eonfiguration configuration tould be adequate to Ss , OrisitiVR ! fl 8 Area, of lope greater thoP 25% Drainageways less than 25% Total Sensitive.. . 9 Acres 4.44 Acres Acres "NET' DEVELOt'anENT AREAS Millifnur51 Araa Or Lot unbe,f _uttsia Sensitive L,anc Density Transfer from $Anse rive Lands To WI ens the Land Area 9.43 Acres iv!ded b y Normal ma Min ►'gum Lot Size of '7,500 SF/Lot G��ltgli� by � f-,: reduced all®wvable den l TOTAL ALLOWABLE LOTS 51 'Lots TOTAL PROPOSED LOTS % 4 lots Percent of Maximum Allowable emit TABLE By Oakley engine6ein i ce. November 199 .FHA 1 PHA ,, TOTAL AL „a Ac 1 AGE 8.00 ` ' edlcate� Street ROW, 1...42 031 .13 Poled Aria .14 0.56 1.79 L ride a Gd AreaS 0.28 0.05 0. v.p eN e3 3.43 ems►' Mme1, 1I In` erviot.ue Ara , 1. 1 1.92 3.5 1 . ittliti ni Yard L ,dsca d /Native Aeon 1.27 .'1'.51. �... l a f dic ted 0 en S . ace & Tract "A” . .w 2.52 5a 4 .00 0.15 Percent of Site Open Space/ Landscaped ped 9 79% NOTES: L Ma %: Impervious Area computed as average building envelope + 400 S for Driveway Apron. 2. Tact WB" to be deeded to Benchvlew F.states I Homeowner's association for landscape buffer strip adjocent to Bend :Mew terra tee 3: Development Land does not include the portion of lots which Are designated as Conservation Easement Areas, TABLE Summary of Proposed Land Uses Oakley Engineering inc. November 1993 >20% Slope :-Aw4g*Ked.mgeWo, .44:1,ASPAR5.4WWW98,0:n :ff-1-.1:::za:smiaM, A.:Mao* YES YES YES YES YES YES YES 'SST' YES-- 35% NO NO I NO _Ji NO NO, NO NO NO NO, YES YES NO YES YES YES Pacent Meeting Solar _ant:lards Percent of Adjusted Lots Percent of Exerrvi.)teci Lots TABLE .3 53% Solar Access Summary 12% Oakley Engineering, ho. November 1993 4__- •..••......... -.-16 •.■••1*,, MINOR COLLECTOR STREET F `U'IoW (Through illsi a A ,P ,t) ASCAP 2 COMMOVITIELINC. �f OAKLEY FNG!NEtIZING; IN DRAINAGE PLANNING & DESIGN, I1YDRO 0 ► CIVIL ENGINEF Rii�G, & SITE DYNE! PMEN"T TEL (q�269 -7411 ulkr�FAX.' o w) 289-76 5 RrA era unR ..... y ;u�q -ar .. bfC 9 9$ C{ 7!t QQtl. Maier to sta7r JP1 i ► d 1)0 etopnnent Tig rd, a tre • . 26 --- TYPICAL LOCAL STREET SECTION (Within PAID.) • ■xSisrrsi • 4 r NOTE: WHERE EXISTING CROSS b a% , A CROP SLOPE SHED PAVEMENT IS PLANNED GRADES ED®y i fU REDUCE DRIVEWAY SLOPES ON UPHILL LOTS LOCAL STREET SHED PAVEMENT R OTION CAS CEDE COMMUNITIES'. INC. OtKLEY ENGINEERING, INC, 1 DRAINAGE PLANNING bt, DESIGN HYDROLOGY; CIVIL EidGit RiNG, & SiTE bEVELOPMENT 70ti 14, Hoyden 13, be, SthI. ,340, Portland, OR 97217 TEL. e50'� 289 -7411 PAX. (503) 209 -7656 l:; \BOBS \CCI\MORN1iMQR —STXS„ 11/23/93 AT 09118 FIGURE STREET SECTION MorntngStar Planned Development Tigard, Oregon [Page Too Large for OCR Processing] PROPERTY LINE � 441 'y LOW FLOW DISCHANGE CONTROL MANHOLE / ENERGY DISSIPATION ION MANHOLE STORM DRAIN PIPE CASCADE COMMUNITIES INC. taY OAKLEY trotGINEERINGi INC. DRAINAGE PLANNING & DESIGN, HYDROLOGY, CIVIL ENGINEERING; 84 SITE DEVELOPMENT 700 Isle Hayden Is, on suite 340; P'orOond, ON 9720 TEL (503) 289-741 — FAX, (6603) 289''7G56 C: \dO &a CC MgRN\j rt -WQS, 11122 r Ap 13150 1111torriingSta,r Planiied t e elopTrien Tigard, Oregon 44:1, I lin iy. PEREN IAL SHRUBS AN OUN COVER (DOE O GHT DIVAN RACE • II'Ifj`�,'F'[I llI' tl 111111111111111111 a M n- OH CURVED LIF C. A s ti '6 K WALL:, IIII 4 WITH CONSTRASTING lui,oltSONRY CAP f1� AND ACCENTS. NAME IlioraiigStar IN HIGH TO „ LE-T( INi AFFIXED TO WALL FAC:E ----- LYMSi'i BFICK WALL V-5' HIGH, WITH CO4STTRA6t1NG MASONRY r, AP. 2*X2i SOUAtiE BRICK PILLARS AT 12' CENTEFIS �Y OAKLEY NGINEERIN , INC. DRAINAGE PLANNING & DESIGN,, HYDROLOGY CIVIL ENGINEERING. & Slid DEVELOPMENT Y� N. 289-74 1 ►e G (503) 289 -'1 6 cNout IG V 1AA oN, 11/22/93 AT 13125 MorriirigStar Planned Developrrieti Tigard, Oregon SW WALNUT St SW TUALATIN R'D, CASCADE COMMUNITIES INC, [ LOCATTON MAP iPe OAKLEY ENGINEEINGI INC, S..... . ` v.. .. � Ca�Ai OPME DRAINAGE PLANNING St DESIGN*, HYDF�OLOGY* �� ,�, �{� �. E9�itai�EEf�if�G � SITS wi�E�EL NT _. Ibb W. n lay r. Suit 340. Portland, Hand, Ot? 1a/t/ Tigard, Oregon i FM. (50.3) 209-7666 OA:tonS \CC `MORNAWCG -NICN ,1Q 10/93 AT 12173 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] o 1 . served hy' an, existing sita 7 'h..t~lows port vdard along SW 1132nd A venue. c,a ael ty of the „pipe d e t m ted on the ' tt h �sl c€�tnputation sheet. a pipe is iameter P”` ' pipe with a lope of 0.304. ie'pipe has an estimated capacity o i ori. 385 gall iris per minute. �, , his capa i '� is su cient� to serve 533 household which is ire excess off ` the existing ' or anne4 usage for this limitary main h onosite sewer m ..leis shall be a minimum of 8" diam ter PVC SDR 35 an d shall here a slope in excess of 035 %. Sanitary sewer service lateral ..(4" diameter PVC) shall be emended to each lot with a minimum depth of 6 feet at the property line* Where the lot slopes downhill ,away from the street, additional depth sell be provided, OAKILEIr ENGINEERING, INC. 00 N. Hayden Is4and Dr. Suite 340 PORTLAND, ()it-EGON 97217 (503) 289.7412 PAX (503) 289-7653 ~° - 01.0.01 00.10+01.444.14 0.17•77..�� ~_. -° .441. .00100 ~�11.4__~.._~1.~ -_~ =~ ° 04.4446 41.6.111. 61010.4114.114.4.°10.1014.1." -= 1 1404111.4 .116.11.410 00000 40600.1 ~~~ ~~~~_ 710 1/.17771711, 71.1,...117616 -~ ~_1.11.=_ .~ ~~ ^_. = ~ '`..^_ °- ~" 0.1 0.40 1110461 - _~~ __'__+~~~ � __. .1611. 441 =-11PPF,==~ ~.`.+~^-~1-'~~---~-~^~~--~~ 117,01.116. 1.....•11.7 .41floolwarammoombomommonganowymmieflwrisoro14,1404 • ,... .., . . • • t 111 Cascade Cunnnmunties Inc. MorningStar P U.D. Water Quality and Drainageway Swale Capacity Calculations By Oakley Engineering, Inc. November 1993 WittabtalitatedgneCtilibillIkAl area The total Morningstar site draina e a is 9.0 acres. A total post - development area f .77 acres was calculated assuming 2, 640 s.. uare feet impervious ervious area impervious a ,a of � � � q �' per residential lot and by measuring the area of streets and sidewalks shown on the plan view. For the purposes of these calculations, all site runoff was assumed to drain to the proposed storm drain discharge. As required by Unified Sewerage Agency (USA) standards, the water quality design flow for the site discharge was calculated using the Santa Barbara Urban Hydrograph Method assuming a 036 inch, 4 hour storm. A total water quality design flow of 0.9 CFS was calculated. required ired phosphorous removal rates, USA standards require water In order to meet the d c qu ' quality swales to be designed to have a 9 minute minimum residence time. Residence calculated by dividing the total swale length by the rater quality flow velocity in time is US r' ire flow velocities be greater than 0.5 feet per second s the Swale USA standards l and less than 1.5 fps for the rater quality design storm. P �' q tY � Flow velocities were calculated using Manning's equation assuming a trapezoidal cross ' side slopes, bottom slope of 2% and n- value A. swale with 6' bottor; � width, �r�� Si value of 0.15 was found to result in a flow velocity of 032 fps. For this flow velocity, a total swale length t h of 281 feet g s required red to meet the rru ru rn u.. n 9 minute residence time required. Swale stability was checked for the, year .. design assuming a maximum flow 25 ae�� n storm, qty 1.5 fps and maximum flow depth of 1.5 feet. For the 25 year design flow id velocity of 5.4 CFS, a flow depth of 83 inches and flow velocity of 0.9 fps were calculated, which are within the acceptable range for swale stability. x.,.dV rue .lve .. A g .. y in the northeast Runoff from the site is d1 the discharged into a well defined d�a�ua ewa portion of the site. The flow capacity of the 132 Avenue and walnut Street .culvert crossings of this swale were evahiated. • �_ Flow' �. Avenue. culvert has an invert " .. _ onvey the s flows �.� . A 30" CMP �Y art c a�i�� .venue This G elevation of 356.9 feet. ugly the culvert is inlet controlled. For th+0 existing `1 . t: �r,�w flare 9.: ,Yn upstream :water le el of 59. 4 f alicti` , l e it ert rove ryas calculated. roll botld+oiat in the enttire wateirsbe 'eupstrea veatue -at enchv ew Terrace: results in x%100; year fl iv w�of ��a ' a , �, year water'��level of, ial ori. y of , the. site runoff is disc 'fir ed � ►r tr � ` ' of l e' 1 2 i►venue a culvert; develops 4n#t(i the site.'cloes not resoi�=io ,a sij cat t . n r asc In water level° 2" venue.. er Ore; thee t n 30 1 " r culvert is ' adeq t r Y y. t w r lout 'street��p,flc�ws area convey d by a 36 CMl?' , culvert. T hts :r ilv t has an' ati upstream invert elevation H of approactrnat ly X20.0 eet. ,The ow p+�i it in the road ;Zs, at elevaition 226.8 , `et, Jl+low at, 'this c hi rt i inlet controlled. ` ` e existing 100,year',�f to o .36 $ *C��oltS r "in a wat . level o:k7,#:,., 22. . aft below the, top f roa) at S� ah ut Street. ;Development of the Morn,migStar site' `results a 1o0 f +eat flow' of, 313 S ai d resulting water level of , 222.9, or. a {:Q.2' 1n,:1 ease from . existing c nditlons. Estimated full buildout c inditioir in the wiaterslhed upstream ,o Waltilit uStreet .was fOUf� Vto resultr;in a 'i` r, flow. orb 5 s. For the frill buildout 25 year event, a'water level o 224.8 (2 0 apt below the, top of road) was calcatateit;;; The. above to ► ealculatk ns indicate that both th 'alnot,,: Street and 132' , ►venue f cii verts' have it4egnate capacity for anticipated 1lpw increases from ;the prop©seC '. Morn ingStar site. 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W4. 1.44 W 4 . . f l !4 11•..1.1 • 4111.11 •! 1 1.44.4 4 1 1 1 1 . 1 1 ,111.,14•. 1, YI{I 11 1 .•1 •. • 1 1,1. 44.11.. .•4{ 1446.. 1.•114 41.4.11.4 .344 • n 0161 44 . 4 1 frl•14r•.•r,64 •,.{ 0.4014.44.441.444 O . . . . 4 1 . . 1 . . 6 . . 4 6 . . . . . . 4 1 6 1 1•f:. .44..{11 . 1 • • 444 4 .14 •4 •.• r ~. 4444 1 !« u ' .r ,... � 144'4. .. . 4444.... -, w. «., '• -4444. Fnobouf MIA* iced has` ra1 Ord ttit E# lODG I .,. 1441• 4411 ........,I. , 1'444 OAKLEY ENGANEERING, INC. Civil & Water Resources Engineering 700 N. Hayden island Dr. Suite 340 PORTLAND, OREGON 97227 (503) 289-7411 FAX (503) 289-7556 SHEET' NO. ••••••••4*,•■•••■••••••••••••••••■••••■••••••■■•■•tat c••••••■ OF••■••••■•■••••• moomm• CALCULATED ST-. - DATE .ib.1.3 C1ECK.EC2V DATE INIMMMOOM SCALE 1"°"""1"•""1"'"' •ASC-Pi NIT/ Eas JN cr) sr+, 1.4 /re" 1)A04-14/4-66-- MA- C-C-r1 re/t7A-P--7) ... ........ . t 11/4.74' ■ • • st,:s • • , • • :it: I, n 114 . . . 6660 'Affrillie Grow, gia.011171.1o0thof 011oki ht. hid I ; t c�chmeS reet Slo a and Gradin' Compar aitiive Analys ,ice is requested 4 fib to 15% or increasing the maximum. :oi�tudiital slope 'for 1sca street t`e 2, "Profiiile along MorningStar Terrace , . in' she moat dOcuryent shows tt e,`+exxst ig ge aloe the proposed road, renterlmne• The-road locatior�� bras $ele.,°ted. to iumnuze es and" to provide gicceys `w lots within buildable iortions of the sits►. ,The 12 a standkardr slope requires 'Cats from 10 fe �t up to I, feet, n omparisox, te slope requested I reduces these cuts to a maximum 'of ,7 12% ;slope does not "daylight" it the end of the street., there is still a cat in °excess of 10 feet at the west end of MVfornitngStar Terrace.. .. .. ,� � ,,, , ., for 12E ired o ° xeu °�' wd mch wou A dhe plan h 1 � 1 to this ,A�tt��,�nm�nt sh��v� the grad �t� � he � site will b�, ,severely graded by this m xim a local street slopes. Extensive areas of t �.re y ' a maax�ni P pmt on street slope, comparison, Exhibit 2 to this Attachment shows . the much less xte ive gr g p Ike wst j din �� an ; pas• which would be possible with a variance for 15% maximum iory,.dudinal sire If 15% ina imum str Terrace and Moxm . ,� �.ex slope for 141 ®r�ingStar terra „.. �.. � g ., ��, . � . . � . .. gar Cot allowed through the a,ariance process, the following reduced impacts will be realized: 53 less tilts removed p 1.6 less acres of grading site ra 1' site g 0 32,600 less cubic yards of cut The benefit of these _. .pact . through the : m°ednCtmons are e rea�uced the environment . impact on . � .,. �ese � . ., smaAler preservation of a sflgruficant number , s ask of erosion 'because of a sr .. .urn er of trees nt slo es and ' a More natural ��lsual area of exp ��ed soils and less steep emnbankme rQ In functional vanes, the drii c vat's' will PP i�isioti• ��d �� . be n'mo' 'Suable exiting rivewa s.wi i. be ins roved• The appearance o Qt�e siabd �^ and the visibility on ex�tau d � improved, .�.a - I �' :...p • � �, lame. duex� <, nt. so e,,,a reductkon 'La excavation volua a to 7,600 cubic yards large, , but not unreasonable 9uan ti*), will reduce fill impacts on this site te o� onnearby other dis bsa sit .r. • [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] A 1 1 1 grrime..tirtie-Or DECLARATION OF COVENANTS, CONDITIONS AND RESTRIC1ONS FOR MORNINGSTAR PLANNED , niiVELOPMENT CITY OF TIGARD, WASHTINC TON COUNTY, STATE OF OREGON DRAF I Page DE AR.A' iON 1 ARTICLE I E 1 Definitions 2 ARTICLE II Restrictions through 10 ARTICLE L III Architectural Control Committee 10 & 11 ARTICLE IV General provisions 12 & 13 ****** ts * e***** * *II* * * * * * Cd *4i ** * * * * * * * *4 * *** ** ** * **$ 4*** * *****. THIS DECLARATION, made this day of December 1993, by Cascade Communities, Ines, a registered Oregon Corporation, hereinafter referred to as DEC WHEREAS, Declarant is the owner of certain n real - op ery in the County of 'Washington, State of Oregon, which m is more parYi cularl Y described as follows .. I a duly recorded subdivision' within Mor��n ,Star Planned Development, Wshington County, State of Oregon. AND WHEREAS, Declarant will convey said property subject to certain p rotective c o ven a nts conditions, restricti ons reservations, easements, liens and charges for the benefit or aid real property and its present and subsequent owners as hereinafter set forth, NOW, THEREFORE, Declarant hereby declares that all of the said N. Tracts it n ii oe ei a "D", ... �� 0 property, with the exception of Tracts A+, ► , "C", and E of said Plat and with the conveyed rt , are dedicated to the City of Tigard, is and • open space parcels which P�P shall be held, sold exception of the ope � y subject to the following. easements, restrictions, and cnnve. e covenants and conditions, all of which are for the purpose of enhancing and protecting the value, desirability nd attractiveness of said real pr ty property. . These easements, . i i onsiit,'�tc covenants to run with covenants, restrictions, reservations the land and shall sand conditions shall c them . _ ,. binding p.,. aiming under acquiring s � e ndin on all e�sotx.� cl ��,r t%��rn aa�d u all right, title or interest in the described - ro i r or an. having or �' � , � : ; ....... .: . ,._ any part Qthereof, and P P �Y y shall inure to the benefit of and be limitations upon each owner thereof, and his hence and assigns if an individual, or its successors and assigns, if a partnership or corporation, Page 1 of 13 1n d'4�i i'� sintent "'shall- mean °a�i rp►etu'al" per spa � °aseni faits idiot rr c 10:„ � ' ct1ng its 1, f4 X0 13.41,-,,,.,- �1 ff I cia to all #440: 0 refer to c*de' Con mumties, Inch nd its sot(' tthd . itf, sued successors' of 'g nws should accputt more than WO ondevelo elan t, or the purposes of,,:development , � eclar tio " shall mew and refer to he DEL .T C OBI COV' 1!1� �' a► 0 l $ ANP'FISTRICTiONS, apphicable to the'►: operti�es as exoCutcc by'� tlae eelarant t the ..,.; day of ]December 1993. ' sell , can and War to any plot of lard shown p �m the recor1;ed 4O I "OST PLANNED, IDE LOPME 'T . '1 the exception 0 is � ay and excepting the 'Tracts. specified ho e "Off_ - Street P pIi ng Spaces" shall m6an paved areas a cessible from paed a p tl�lic r street' s ' r. to sti+ � �a 'ste ee, including 'spaces enclot ed by a gi raged each having Size ,Of at least 9 feet by 18 set Cr shall and � to the record owner, whether; �a 6 6t ',pox''persons or ail inea�ti are refer entities, of a fee simple title to any lot Nth is part a i ine p `opertaes, ,i� gab ding contra tt bm ers, but .excluding living such interest merely as security for t± larniaiice o`r' ar '� e ' i p .. _. part V y mot_,_ ` i pled' by �.,s�denc� shall mean that ��;n or art of >�►.� st��"��3r�, intended to be e►cc�. one faintly as a dwelling, together with attached or oetathed garage; as the case may be and the pattrus, port, or steps annexed thereto. j ARTICLE ZZ The following restcictionr shall apply to the occupancy and use of said real property and shall be for the benefit of and limitations upc►n all present and future owners and authorized users of all said property; • ' LTSe aan . No lot shall be used except fiOr sin roily residential, purposes.' Mobile homes are not permitted . to be placed as a residence on any lot, Char temporarily or permanently; No structures of a temporary � cl�eract er, such as a trailer, re cxe ateonal vehicle, basement, tent, shack, garage, barn or other outbuildings shall be used on any lot at any time as an additional or only residence. D. ! buildings . such Exterior such as a private greenhouse, storage unit, private swimming pool or similar detached structures are permitted if the location, size, design, and decoration d 'I eon or such s�� is � rriwarY�,e with the r��.tr� .� an cari,Fo residence as determined by the Arcs, tectural Control Committee, as deFigiaated by Declarant. No such eve a 3r structures shall `be, constructed, or placed on any lot prior to construction of the residence. The dwelling, exclusive of open porches and garage, shall not be less than 1;800 glue Kde feet in floor area four one story homes and not less ! than 2,0 square feet for homes more thar one story. All easements are shown 'on the Final Plat for MORNINGSTAR PLANNED DEVELOPMENT. Building setback lines ..� _ ; s are shown on Attachment ��;�� ►� ((a copy of the plat tachrnen with building envelope line will be recorded as Attach%er.,t A: )) Ti ;setback for the front of r ,. �' the garage shall be, 20 feet from the rlg:lni.of- way line regardless of front yard setback shown. Page 3 of 13 1 ",onservatiou easements affect its A, 10, and sots 13 - 3 . - swat on ement restrictions are stated'in. Paragraph 4 below. �ioh E11t Restrictions: liNGST p b for M�� DEVELOPMENT indices the � • FIlh�91 plat fo areas restricted by c w ser�►ation easeirnents° These cor ervatio easements i ;1ay be i. , enfo�r d by the 'Declarant by the City of Tigard, or by the owner' of any lot dvith e, , :iztlir ��OST4' �` PLANNED DE I PMI3N"t ,The followin restrictions shall Lt +a��sY�,4,;�11,i 1 � �. apply to the co �servatioa easement areas shown on ° the Final Plat. A. The nature scenic and open space values of tlf�e conservation casement area shall be nutintained and protected. Any uses Within the cod, er cation easement .shall` protect natural r.,sources maintain o e ��t �� i or enhance air and water ~wain and reseitre an wi ll fe habitat'' or natu 'vegetation, (panty, p' y � characteristics of the real property. 1 is � Any trash, `lawn or garden debris, ' or othr6r unsightly or offensive material which may be found or deposited within the conservation easoinent area shall be immediately rem ved by the owner of such conservation :easement` area No temporary �r per�at �i �e of any kind, including garden or tool sheds, patios, decd , cork cincture accessory structures, shall be placed oil, or above, or p 4aantained upon the easement area liawever, fences within the conservation n5ervatieu easement area are permitted subject to the provisions of section 9.B. Camping and fires of any kind are within th e easement area. The use of insecticides, pesticides and /or herbicides is prohibited within, the conservation atgon easempni area, I stallation of above- ground utilities, structures, cables, or lines shall not be made above or within tr,t conseivation ea entcrtt area 1 &otos in topor ohical conditions, land surface, or s'crface watot,floiOs includin g eccavation road constructiono or see- o raira e ate permitted within the conservation easement area except repair Of prevent damage from soil erosion, Cutting or removal of vegetation is prohibited except under .. ... - the foliowin circumstances: Page 4 of 13 1 5° Vegetation may be gut wily as necessary to provide pedest access, to public Open space area. Non - native pest species sa. ich as tnalaya i I3lackber y May be removed provided the area is immediately re- planted with non- pest • species 'which are native to the State of Oregon and appropiate for the local growing„coriditions. (A list of appropriate species may be obtained from the Declarant.) bead, tying or hazardous trees may be removed„ Trees may not be removed merely to improve the view. No irrigation facilities shall be placed within the conservation easement area except on a temporary basis to assist newly planted vegetation. No permitted use �f the conservation easement area shall be ermittied which could contribute to increased run-off, siltation or pollution of the dra inageways serving MOR? NGSTA3PLANNED DEVE PMENT. Oil, grease, paint, detergents„ household cleaning chemicals; or substances shall not be used or disposed of in the conservation easement area or in any o tfez location where they ma y later enter the conservatio n easement area,. Motorized vehicles, bicycles, sleds, skate boards, and other similar ,vehicles g and toys which could cause excessive , . ' _ i within J damage to the vegetation r�►a�.rain the easement area are expressly prohibited from crossing through the easement M. Fences within the conservation easement area shall comply with the provisions of section 9.B. All residential site contraction and a ement work performed in or near the oe en space o. r conservation easement area boundaries shall not impose an .prmanent negative effects to the described are" as. All construction surplus grading .. .: i mL6, stumps, snags ((Id debris, . material, cut or fallen i� shall be removed or other material, sha. chppgngs, or other deleterious foreign mitigated: A. Roofing material most e (1) cedar shingles, (2 coda s- h a. ke , or 4. tile. Page 5 of 13 e,: ti '1 1 .�i terior siding shall be cedar, cedar •shingles, brick, or composite lap siding. T.111 plywood or other pressed weed sheet siding shall not be permitted. Windows shall be wood or vinyl clad in white or e.olor coordinated with the house, but may not be mill finish aluminum. In appropriate circumstances the Architectural Control Committee can approve other materials necessary to facilitate design, provided they are in keeping with the character of MORNIN'OSTAR PLANNED DEVELOPMENT. Uniform g more restrictive, shall *pply. Building Code, if ano" rata �. ib iriis and Carlo r: The exterior finish of all construction on any lot shall be designed, built and maintained in such a manner a, , to be compatible with the character and existing structures within this subdivision. Exterior colors must be natural earth tone colors and must be approved prior to applications by the Architectural Control Committee Itivity of any �. No trade, craft, business, profession, commercial or similar o,�d any .i, kind shall be conducted on an lot, nor , equipment„ ,, , shall any with � +n trade, e, se . goa�N�s, `, s.�� amen 9rvice or materials or supplies used An connection y vehicles, ma ... y ,red on lot.... business be kept or stored . The provisions of these CUR'S do not Prohibit the fright of any home . builder to construct a residence on an y lot, to store construction materials and equipment on said lots in the normal course of construction. . The provisions of these CC 's do not prohibit the right of any home builder to use any single family residence as a stiles office or model home for purpose of sales in this subdivision for one period up to one year. Es il�Sk' A. MI residences private, fully enclosed garage with two 1 parking spaces and with a minimum floor area of at least 400 aquas'; feet. A total o& four off- street parking spaces shall be provided for each lot as follows (1) at least two spaces schall be provided within an enclosed � � le � x two spaces � � g� ra (e. area, and (2) at a� shad be provided on a paved driveway area outside ` p,. _ street right -of -way tside of the public str�e 6 of 13 A M a 'hazlking of bats, ti ers;.Motor homes; motor, ctes, tr ,cktn ckca nper i d' like eguipl ,i:ent. shall be parked behind a fence or within t1 a confines . of at enclosed g age, ' and' oat of direct ww fwin the street. No o ner shall pct .lit any Vehicle of. any ,kind, '` .. g . �� .��cip�dnn autOanObnies boats, trailersr/ motor homines, motorcycles, trucks, campers,, et‘ t.b be abandoned Or to remain parked On :The street, front yard, ;or dria�:way for p',± o "i• No outdoor overhead electric or telecornn�unications wire, service drop, pole, tower, or other structure supporting said overhead wire shall be er ,tted, placed or maintained, Ali connection. to TV cable, 'telephone, and electric service shall be underground. o animals, livestock, or poultry of any kind shall be raised, bred or kept on any lot, except that a reasonable number, not to exceed three (combined total number) of dogs, cats or other household pate =ray 9 be kept provided that they are reasonably co cgronsd so as not to be a nuisance No signs .. be laced on an p y lot :excluding fence easements shown on plat on i shall which Declarant may erect a brick corner monument) except that not more than two signs, each up to six square feet in size, may be temporary displayed on any lot by the owner, Declarant a or by licensed real estate agent f ®r real estate purposes. (This restriction shall not prohibit the temporary placement of political signs on any lot.) 13 Rmbhistuallashl p space, No lot, open s ace, or l street shall be used to , dump trash, rubbish, yard debris, or dirt resulting from landscaping work. All garbage and other waste shall be kept in appropriate sanitary containers for p ra p er disposal. Such containers shall be kept out of public view except on scheduled trash collection days r ,11! •. • 1': • :" • The construction � � y... including private lot drainage, _ .. ,....� � .. building on any lot, in � :._.. ,. ...:... and .. ,; ..... of any boil driveway entrance, exterior painting, and all other oast sidewalks and drip exterior finish shall eu.c ►��n of s� p within .. � .. months from the beg:�x�ing of i a 1 die completed sup nn In the evert of undue hardship due to weather conditions, this c�yii��rl►�tieDi�� .:.... .. . provision may ezteilued for a reasonable length of time upon written approval envision rna be ... , from the Architectural Control Committee: 15 aitsalitattigm .,.. or land filling on a There shall be �i�t� grading c� lot of more that 25 cubic wards of material, exce. to backfill around a house foundation, .. w: p � i without the approval of the Architectural Control Corn.:ittee, 8 of 13 1,1 tae eve nt +of t and b t r aa1 r �ic i o tt n rug app htc t . oa n ips made � too ec ln� tect aron a roa t o h�(ei t r �v may itend the roins on roval ' is ol,tan ell In the case of initial or s'ebita' ntial additional onstruction of -a thelling the lot owner shall prepare and submit to the Archite,ctural• control Committe such plans andr•specifications for the proposed w'irk as the Committee may require. Materials required by the Committee inay:Incitiie, but not necessarily be limited to, the following: • (1), A plt'Ati indicating location' of all improvement, including private .• drainage; • . . A drawlig showing facade elevations' finish floor elevation of ihe ground floor, types of exterior materials to be used, aid exterior colors proposed for all improvenients. The Architectural' Control Committee shall render its decision with respect to the proposal within 10 days after it has received a!I raquired materials. B. Itifinotilapads, In the case of tnitiOr additions or remodeling, change of existing color scheme or exterior materials, greenhouse, or any other work referred to in ta) above, the owner shall w.. r. • • y 04� 1 submit. to the ,Architectural Control Committee such 'plans and specifications • for the p: posed work as the Committee determines to necessary to 'enable, ,ifl to erii'�ate the proposal. The .Architectural Control C.on ttee shall render its . lion With respect to the proposal within ten days after it has received all tiiatetal required by it with respect thereto. : ,N1' 4 The Committee n1ay, at its sole discretion, withhold ,cons nt to any proposed work if the Committee finds that the proposed work weld be ilnappropriate for the particular. lot or incompatible with the design standards that Declarant intends for the subdivision. .Cons` .e siting, shape, size, color, desin . height, impairment of the view .. 'Considerations sui�h. �, p design, hey t, � ' er lots within � which the Committee reasonable from %nth the subdivision or other factors believes to be relevant, may the taken into account by determining . into b the Committee in determining whether or not to consent to any proposed work. 'he Architectural Control Committee, hereinafter referred to as the Committee, shall consist other p ° file :.. r ... Declarant may from time to tine ist of the Declarant and o� er er:�!:►iys that the � The Declarant shall keep on at its principal office a list of names and appoint. P � � addresses of Conunittee nt:_mbers. A member of. the Committee shall not be entitled to i pursuant these covenants The powers and any compensation for services performed, puxsuant t�+ duties of such C mm oittee shall cease one year after completion of construction of all dwellings on all building sites within each phase of this project ar.. the sale of said dwellings to the initrt4 owner /occupants. 4. Liabilitt Neither the Architectural Control Committee nor any member thereof shall be liable to any owner, occupant, builder or developer for any damages, l .,ss or prejudice suffered or claimed on account of any action or failure to act by the Committee or a member r � member has, in accordance with actual knowledge 'possessed video p that the thereof, o... in by him, acted in good faith. 'The Committee's consent to any proposed work shall µ revoked one year of automatically be r after issuance unless i nc d or the owner has appt d Committee, construction y s C ®n1ll�enl�e� d ®n�tlt YctY . time Q1r!! I�1C the Work a for and received an eetenSion ok ime from the A Page 11 of 13 Y . t :•�' • a t 1 1 �qp ARTI IV M "~Jl \....: BAU D SIQ .. 'tlr ilk "rhe Architectural Control Committee, Deela ant, or any owner shall have the right to by any proceeding equity, i . V conditions, covenants, enforce, h �an rc►ceed�n at law or in e u� 4 all restrictions, condit� reservations, easements, liens and charges hereinafter imposed o provisions p dbytheprom - n owner now enforce any covenant or restriction herein of this Declaration. Failure by any Y contained shall in no event, be deemed ,a waiver of the right to do so thereafter. In any action successfully prosecuted to abate or recover damages for a violation of the provisions of this Declaration, the prevailing party s Shall be entitled to recover all costs including reasonable attorney fees incurred in such enforcement 2. ,",r: any ons by judgement or court order these covenants and restrictions � in � r,�`�� Invalidation of ain one of other provisions, which shall remain in full fora;, and �� °aect. shall in no way effect any oth p 3. An relliCIiant The covenants and restrictions of this Declaration shall run with and bind the land, and the benefit. of and be enforceable by the owner of any log subject to this shall inure to ' ,, be � rf s�ntatAVes heirs, successors, and assigns, for a legal re I�eclaralion� their respecti��,> ,g p. term of two (2) years from, the date of this Declaration's recording in the Deed Records of Washington County, after which time said covenants, unless revoked, shall, together with any amendment thereof, be automatically extended successive periods of five (5) years. The covenants and restrictions of Article II may be amended, or revoked by an instrument signed by not less than seventy,five percent (75%) of the _.. • r Any o • lot owners. /�.n g revocation a y r.e i instruments affecting a or an amendment of this Declaration must b t properly g County, Oregon. erl recorded in the Deed Records � ►f Washington oun These private ctiod tions and regulations con • p i a g among e „re • st�t�,�t� a ovate agreement � g t ,.� � f owners of lots within MORNINGSTAR MANNED DEVELOPMENT It is the duty , ment within .. �- development .. �'hED every MDI�t�llldiC�S'TAit �� f person engaged e�� In eve those � Theo C��cI.Z� s wilt not DEVELOPMENT to know the requirements of �C � , ... _. �Rs.`1`li be enforced by the City o Tigard , .. i .. t x hts� Of the City . . of'l i and nor do these �C�R s �inlit the rag �,� c�¢ Tigard; The City will not be• liable for any approvals or permits whkil are gabled in compliance with City regulations, but which are not in Page 12 of 13 0. !� these s ' , ! lie mad �e c '' uirem+ nt e regulations. ,o f l a. r � � tr thy es. ►eft vf' a, (X, m, R's he more rc trictaive canditic �r+b• The foregoing instrument was ac l no halced befo ", me this day o becember 1993 by Donald W. Oakley, President of Cascade Cobras rn ties tape., oari behalf of the corporation. � rats ©n. _ _ , i ©tart' Public for Oregon y Commissio My n txpiresa�,; 1 . obireton 0 ,6 20204 �+ : tt r No: 0 000i *tititwe t9+ste r �v�y�MI111111f.1MO7�� rin.. •. .... anus 25," 1995 TIE• 4:37 Nod of Fagots ( including iig caner E quipment C! r+ Fa L/70 4 h tit automatic) Iv, case oferAh,'�°�t 503 )2 Matt VlaalaiLJ,a pia* coataixt cc tate raftI 4t 3 C bl.en tis4t 1e 'pOeitadimd :b!y the aktotj y,412,61, riQak, priTile the • Ig the to tde of " t it a ai. s .ae -t & iot t or; an � ® r.a j�� rib ds4whA�� ieoa.lcy p1�acdb ase d ato ib�a � t tithaasa iac mJ10 d9 a sttr�r 'r�l a g i5 503 220' 2480' STOEL;'A�i�I` -...JONE5eaCKEi. � U(T 23000 $TANDA D iJ 'i3UiRANO4 4)00 +3W ( &PTh AVitrtws 1'D�:T Ahl D, of gw: ON 47204 -1268 Ti•!etale s& tN 3) 2244380 Tefrro►e/ 1,10.5) 3a[3.a4ddi Ph.: 703455 4`Vrif t'r'S Orn'L, DM) N'idwbi'r 003) 2101,9194 anuary 25, ' l99 Mr. Pic); Blewk,trOetrorff Senior P1a 'ini r' City of Tigard Planning Department 13125 SW' Hall Boulevard Tigard, OR 97223 s Dear Dicks Or2'01;1. r��: and ?l'aatte find enclosed a memorandum From Gr`e,, ' '' �ai�ra�� nterowd i ` • , 3 2 and g � leg the ��tua��c�.n with �� city a 'ove�d the lots as i ae+�tlra�sthe � basic �'� �zsc�wetF�a solar ,�, _ . ,,w ,� . tee .ode (tTCDC -) ols ..88.04 C 1 `:'L' �c �'�d a�cCess in ��...3?tL,tn -ty De�eq�a� ,:� .. ds eR As no4 appears, the lots do nOt meet the basic requitement because neither has a north /sduth dimensioh of 90 folet or sere aL7 aeith;'J,�. has a lot degrees P 1 �'cxa'� l0 line oriented ��:��.� � 0 �u and �'� t a�c�. _ .. f � . � to , the d�.sclas.S,�.ons �. r y mark have had with G` t "ate east /west V � � c�r� the enc1,�s�.d Memo�:aa�d:� �7�'r Mari has and I�o�� J��k.�« j �• a ar r a r o1ar exemption use( rr�r�,�st�r�� for Lot 32 pursue nt to TCDC 18.86,04o(D) and an adjustment rot Let 33 pursuant to tcbc 15.88 e O4 E) Prior » s,. � .. the solar eX��n tam a�ad��sol® �a��x�� determination on solar adj , melt X br l e. � e You oan find that 3e'� �� is L� �r�3. ..: . Planning a�l�i g Co miss o � s decision ��p1 , subdivision in .. , judged ,.. Lots 32 and 33 'Q'erlit to the basin rectaitat7ents camp n h par" y p' d that d � ai�in and o Mar Ch, �' ,� ,�a!' may' tali c�� se now. � : ca TCPC . . g 8 : O 4 0 (B) "A t cah .1 it' o e" P7C`t" "V'ides in part °The solar design Stanaakd in secti n l8 a 88.0040 C shall to �'bX�•;7 64 .37 a 2U Q4 p00j 0016 ,AND. St,ITTtt, oittcON Wit,MNit1Y1iu. ib4m6 u,11,14, " "4, 00IIIWGl' t4 .. A a �a 7 + ' Bon a e ''ca 643 .. , cn o ysd L ''� a 3 a i.'.. , i 4' . ' .MANS M y,.. * E ,1 �44 r c� x��: 'a ecis o a ; ,' hie :s+i� b, i �►g % p�`'' 'i1'h :ii: —{rl' .r a3- 's ` tO 4:62 :ua c � /‘' ' n ► he s 'r nr rn ' a, Abe ye `?the; ci. � . ti ` + ml :� ► ► aaa a .l t g a 'ical g+ed :er �ed � � i owe the bu ld � ng pew � r� o fix.+ ,1•-a, nds 3 3 'it ' daterAti inq n h then the x� 3'� �,_�;` retimen e . ilot ri tai d: +: a c u ri�n�� t you still bel a� a olar, exatptit►n tot - at. "' X32 and" `t` solar a '1us iiai nt ,1t a itl�• ned essa 1 I would l k6 your to a ii 0 Greg' ' y N iu° t ki4 iii. Don Oakley ,TR a 001 11 y ou m'b: ejh s . arL* .4,.. - tc isc tts this Oatter.. Don would ' pprrciate your ' r'.4":4' k .7pe0 t -this tia t . Feel fr a "'to all +� if 1 c :�r;' cri er ny rss'ti;Qn s pr' a do a infor'tu 1. io i.i aC"' Enoloatires de: gra Mark %oherts (u/�e Ara, Gr4�g :ntar�o d! ( e a Mr a Doh Oakley y (ui, /p en ar. t /! i0: 30 Z03 2 2480 STO i.' RIV 004/011 Mark Roberts, City Planner PROM: Greg Winterowd, Planning Consultant ultant SUBJECT MorningStar dots 33 and 33 DATES January 24, 1995 Mark, this mere orandun is a request to correct a mistake made when MorningStar PUD was approved in 1993, Lots 32 and 3e� Were labelled as basic sour lots. Lot 32 should have been exempted because of slope. Lot 33 should have been adjusted based on increased cost and loss of del /isity !his me °" ' rn,o supplements Don Oakley 's letter t® you dated January 23 �� i i J 1 995 concerning Lots 32 and 33, and their compliance with T DC 18.83,.040 (solar access for new development). This first states our position, second provides background applicable to both lots, and gird provides justification for a solar exemption for Lot 32 and a solar adjustment for Lot 3 porn AS you knew, applies the . T i 3��4� � lies at tl�� time of subdivision approval when single family lots are approved and created. In our li w i ' app' ca�ror•��w�o. �, had incorrectly l��b�elled Lots 32 33 as ..baswo ��bdar�, • v n � • lots. The City's findings and final order approving the preliminary plat for Morning tar subdivision in 1994 .hated that Lots 32 and 3 met the sic lar, : g1 (page 13)„ This finding was in err r: Tho City also revievved the final plat and the final CC&Rs prior to reoe rd rig. Neither of these .. �. restrictions for Lots 2 ,.. , hest der L��en �� contain any solar restrlcto and 33� if the City wanted to impose special restrictions on these lots: this action should have been taken at the time of subdivision approval, or at the time - of final plat and. C &' review.; prior to recording, ur at least h For the City to decl, re that a performance option applies retror.ictively to these two lots, is contrary to the application and the approval arid laces s an iinneces:�at hardship .. �y dshi�� o►n the new ho�eo�rn��rs of Lots 3 P and e. • M • �� dP 4 \I • '. • t. r. Ia 6 • • 25l9 'g; vii " 6®o. 2 ® ,;,2480 STOEL,' RIVES iM . .rr► ' , wPs 7R'/ /Ootendum Page 2 )8/011 For reasons stated below, we believe that a finding can now be made that an justified i 32 t� an adjustment exemption �.� �u�tifred f ®r Lot ��b and �istrrrent t® ih solar standard is justified for Lot 33. !.k:ounc 1. For reasons noted in Don Oakley's letter of 1 /23/95 Lot 32 and 33 oiearly do not meet the basic standard. On page 13 of our application, that ail 12 lots labelled "Solar "" on Table 3 iron. s we fete t were labelled as such b • i i as because the met t�'�1� basic solar �'�t�Lirt"e�°'n�:r t of depth and ovientation• We did not request any lots be tIolar tots based on the performance option. In she Final Order for the �A ,. i i City �j/q ® �� .,.. .... � and 33 met the si�bdr�c rsioi'r, the . .. ... ... a .... .... i� solar �itv rncorrec�h : .- ,, incorrectly stated that � t� p r e t nts of basic solar lots, de ih and o� r.,n r: ►,a�eor'1 requirements 2 TDC 18.93•04•0.0 states that "a d ;v6-lo rent may, but is not required toe use the options in sub,sectiofrs C.2 or C:3 to complvt with, this section." Rather than limit these hillside lots with options C.2 or C.3, the application narrative classified lots in•tvvo" categories: meeting the bat: : of r e ones n eriher a lot was listed as standard -- or an exemption or adjus tent was indicated. Nowhere in the final order or conditions of approval is compliance with the " performance � ui .. _ * . lots., Nor was ante standard required for any of the i "solar .. Cascade om unities or the City's intent. thl., ever' 3 Significantly, neither the final plat nor till subdivisions CC&ctRs indicate any solar restrictions on any of the lots, in partic ular, there are no solar restrictions on Lots 32 and 33, Had the City intended to rf;strict these Lots 32 and 33 to the solar'' pkIrtorrnanCe standard, there should have been imitation indicated on the finial plat or condition of approval, H ad Cascade Communities intendeit,i to then this limitation would have peared restrict either of these lots, ,ad �.a+�e ��p .. q 1i as a deed r o,striction in the CC&hs, Cleanly, there was no de.> re to propose such a ruArictlon or a demand from the City to require such a restriction at the time of subdivision approval, , i d als �lattrng, ari construction. :1r . r. Q; . =5 I, animmennummormfma s N'd�idY i0�, /28/84 04.31. tr503 220 2480 Memorandum Page 006/011 . B3 th its are now owned by hornebuyers, neither of whcm desire to Orient their homes to the south. The view to the south is towards other houses which are apps ►xim4iteiy 8 ,- 10 feet higher in elevation. Rather, their homes are designed to take advantage of second story Mt. Hood views to the east and vista views* to the have pr a'thased a northeast. In the case of Lot 33, the buyers $60,000 lot, purchased house plans, taken out a oqr` stru a loan, oairti , paid a loan fee, signed a contract with a builder, and are o�eerwise ready to� me t �,tart construction. In both � cases., th�Q pbuyeri by purchased t he i t t with the understanding that the only special r stTictohs applicable to their property' s ere fund in the detailed ed h. on the final plat. The first time provisions of the ��Rs or shown � this issue came to our attention, was on Friday January 20e 1995 when we were contacted by the purchaser of Lot 33 who had been informed by the City's Building Department that solar performance option limitations applied to this lot. Due to tnd, site's steep slo .e�, ,r eq t . Iy�m � ,G� ��sred north-south street 5. Ties a orientation, titian, tv��thrds of the. writs in iVir�� r�n�tar already are exempt or adjusted from the solar standard. Had „ "e requested an exemption for Lot 32 and an adjustment for Lot we would havti received them, in all likelihood; at the time of subdivision approval, because we meet the relevant standards. Seed further discussion ssion in the ',. he n�x� section below on these lots ' -meet the standards.) �t fist �r� t o pt ' Z. Lot 32 is exempt from the solo. standard . �errrop .. because its its r:r+�ss slope 9;� 0��. tree the attached �iAgrar�n showing p Lot would �• for an ) me slope), a ,. v 32 �ro�:ld else q��a that Lot � fy ,.- adjustment, i o �,, a for the same reasons a Lot 33 qualifies gis descrtbs i to .dte t .��..a _fgilor:t 33 Loth 32 and 33 meet TC 18,88 �0. standards for an adjustment based on El .a.(1), (iii) and M., trt p G. ►a 'eon a ge a1 em! ren 40 :UUo "P48 OEL •i ) The portiofl of the site (Lot 33) tot,' vvh'iaPh. t llu trr t is ' l sod ht has a grad that is slo 04, more than %end ' I e slope is 'cirented more than thah,46:detirees east of so . . A the site : dopes east -nc, rthe 8st at % „t,nd alrha-St quralif i ;s f or a slope em thn� oct /01 r H) The preliminary design prese ate o the. dt staff 'o ginally shovved 36 lots, (S(we attached preliminary ?pil ,) However, during the course of the 'rI�:vie�a 1 process, the ' ity engineernng �\ g i required the s�a staff r . ,, +psi ro ©f the internal street system to � c der to con it with include a cross street as shown in! "` applicable road standards, This cross street inc;reased public rightoof-vvay at the expense of buildable ari a. Thfs cherrge resulted in a loss of 2 lots (from 36 to 34 lots The coat for the 220 foot long connecting street also added a apro Rrnate "y $ 55,000. or more than 10 %) to the Construction costs of the MorningStar protect. Otherwise, the streets art located configuration , t • order to acces ' the �r� about the only Po�si�a��. �n ... steep site The intent for frontage on Lots 32 and 33, as tan be h attached preliminary plan, has always been seen from the front the north\south streets. We have already paid the costa to meet the requirements 'sf of this section of the code. Further, in order to meet the solar " pc,atormante Option • this time, the horrleowners of Lot 33 would bear the costs of y o ��'b,�r es� n of 'their home, delays r .. �,d °� r these a„ ,`" in e�li'1�tr'lJ�a�'o�`i, �n�l re- o appraisal, Had es homer r er's received any, 'a! dic 't oin of b i purchase pri ' might specific solar c�r►stroctr�ns on this lot, the urcl��s� .., � , Ilkaly have been less, perhaps $8,000 to $10,000. le ;a ►r they may not p , l e <��' have el�,�ots�! �o purchase '�h�s lot. In short, not easy to assess the ',,rnpact to these horileovvners of a decision sion by the City to impose the solar pe "f0rr iande standard at this time: To e; tend these two lots to additioial 9 feet Would cause a loss of buildable density on the 'ether throe tats • M • V;), 01 0 • 4 nr, wimmiamm • � 1 ,503 220 2489 'VP's' Mernotand im STQE L RI island", Therefore, density world be lost to comply with theta solar requirement: on these two lots. If one performance option were required, significant development i e impaired and home , F , �, ., IOW would . rn nt a�e� i� i � � a e , Lots 32 and 13 :because �;�ecause construction costs would incre of their elevation and eastern orientation, both 'enjOy Views of whillsides wooded h and Mt, 7,4o t to the east and nortthe :sty For this reason, most of the windows for these ho mes are designed to face to east and northeast. The performance option would require. redesign of both hemOa to add glazing This i ng to the south to the sou ._ south side, I h ►� extra amount o has no view amenity and is definIteIy not desi ��ed by the homeowners New home buyers typically buy as much house as they can affords If the y are required to add significant amount of additional glazing to the south, we can only s upp ose that glazing elsewhere on the , house would be aacrif. r ed• The homebu y ers will not choose to sacrifice views for solar glazing to look across the street instead of Kitt. Hood and it would be a large burden to require .. m o Hood i them { tRr� do so. Cascade Commurtitie esti t.e s that it would cOat ae app o imately $1 0,000 r�' ore per residence to meet this standard. The application ti fif-. eof the solar pt 'formarRce standard to Lot t ul'd the honnebuyer based on a tieoisi�.an �o P' place �n undue burden on was , ��. �� uired at that not prey ?ousl'�/ proposers or req i� `� had ,, _.. . f su�z� sior the time of platting, If it had been addr�: sled' at the time o these sofa .. ° �'� �" .Z.:o�J► � the be compelled to make ' �, ` �1�'s approval, the developer street coi�.,�r�ir'�,�, P hie other site slope and performance lots and, �ive� � as discussed above, these lots would have been exempted o r dj tai ,Y Ther'ef are, we requEst thEat the C ity r '° gndze oUr h , �� on de� I �'latin Lots �� n 1 [T po °�itio that Ldt should a as ed and Lo h ld.: tq a e r a solar adjustment {r. is`a • ^* `o rdr :''� ih. ■S ei r. lb o.to /oi�. q'FtATENooF THE CONSTRUCil, CRUSHED ROCK F ..., 2 i� i .wca /f"" , THE DEVELOPER COND11 ONAL At PROP R FUNI •N,,\ M1111ENANCES PRIOR TO ACCE OPERATild OF T EVALWOONf • ,r' Ca CO 0 Cascade Communities Inks w January 23, 1995 Mr. Mark Roberts Community Development City of Tigard 13125 SW Hall Boulevard. Tigard, OR 97223 SUBi i ; : MorningStar PD. SUB 93 -0012 / PDR 93 -0011 / VAR 93-0016 / SLR 93 -0006 RECEIVED 'JAW 2 3 1994 * , M DEVELOPMENT. Dear Mark: As we discussed Friday afternoon, Lots 32 and 33 at MorningStar should not be required to meet the solar performance TDC (C () owners of Lot 33 standards of TIC 18.88.040 C) 3 as the o have been told apparently by the Building Bureau. In ewimg the subdivision application and Fin. a l Order of approval when this issue arose . it is our opinion, r' ... _ y `lammed these two lots ... , l� ruon, , E�, � : _ y g that we had incorrectly `were basic so)ar lots. on Friday morning, Xt xs Clear, in o and the the City had incorre�tl found that t to be basic solar lots � y �' These lots should have been "Adjusted" lots due to north \south streets and loss of density. Table 3, "Solar Access Summary" of the MorningStar subdivision, application. identifies 12 Ta; lots, including Lots 32 and 33 as Sol .r Lots". Page 13 of the MorningStar g t application states including io �� ,g n S��tir .. are (i.e., oriented in a north south direction with at 12 of the 34 proposed u ii � . :. p pi+ sed lots statement is clear that the intent of the application was not to least 90' in depth).::: This solar restricted under the requirements of the. Performance designate these two lots as being 9 Fo solar restrictions placed lots by (or final) Option. . , _' �, included � y b .. the draft t Further, tr�ct�on.5 were laced on these tvic�, ots CC &IZ s which were i in the, application as Attachment 4. The City, in their review of the application on Page 13 of the Final. Order states that "Lots 32 and 33 meet the basic solar access mquirex ' ents as specified in Code Section 1 -88- MOLD (Solar): The front lot line orientation of these lots is within 30 degrees of true a , ^ north/south dimension of at leas 90 feet," . North P least � .. These lots also provide a minimum east west "Tentative ii However, Mal~ C, �i entative Plat of the Mor ningStar Subdivision application shows that s . ::. :on Further, 'T "For south dlnaen�� with :.. . .. .,..., .. these two lots were proposed Mort lot line is that vr�th the; narrowest . at n 82 feet �n es For corner lots the front o �1�85,030 l� T�efinut�o� , Lots . frontage". Therefore, Lot, 3 n 32 and 33 front on the north/south streets and do not 'meet p � .... , +. .. have been either the depth or orientation requirements for basic solar lots and should not designated as solar lots. Quality Residential Development in the Pacific Northwest 700 Al, Hayden Island Drive, Suite 340, Portland, OR 97217 TEL: (503) 289 -9011 FAX: (503) 289 -7656 e subject f of sox ar lot for this sloping sic a was not discussed at the 'lanni o ", ,'sia; Tins when this project was approved. ► o l tha , requi g , these two tots, which are now undor the own,ert n i�ri ai c neo hers, to retiro T, ively meet the Peafor ani a Option requite . i it Bode would be to impose an undue hardship on these' homebuyers. ee, decision has been reached on t, s re ues to see a � q � Tuesday , t call you, �esda afternoon n you for your consideration of this matter. Sincerely, CASCADE COMMUNITIES, INC. 20 eAstt =ar J1' = -1,..L11111 $11111111111111111 It! WWI - tin 11 PaihVyintilth ';‘!' - - - - - 70- Sir AtranzawStai---, Court (irate teRiltil1111-151Ni e foot- irese „maxi') deeded theTCgy of 1•11•■•11•11..... ISM N istrOri `�1rSwal 132v Esztersion _ res Ogneral Planned Development 1/ascription The entire project is proposed for single family residential development tstit'a 34 log ran r in sib from 7 ,680 square feet to over 1000 square feet. t. All houses and accessory structures will be constructed within building envelopes on slopes of less s th 1. E,Etests on of SW 132nd Avehue SW 132nd Avenue provides access to this site from the north. SW i32ssd Avenue is currently constructed south to Ber chview Terrace and to the northerly p operry line of previously been placed across the drain; gefty to the site. engineered ill has revious � d provide for the extension of the sanitary sewer and for future acres to this site. SW x 32. " n d Avenue is proposed to be extended ed ;trou the site established public utility orridot, due to terrain constraints, this alignment merl also appens to be the only : visible ali gnment throu g h this site which will meet the design esign sSa ndards , longitudinal slopes for a minor collector street i.e, 12 /� Ion itudmal street sio t,s and 350 foot centerline radius. The proposed alignment of SW 132nd Avenue is also consistent with the street pattern , previously y �'L 1�t��I immediately �® " . approved Highlands ��t�i!��ivisit�'t� on �f the � a r,o�ieo Mountain �i hlands S the east of the site. Open Space Area, Open space is preese 'ved in a number of ways in the MorningStar PD. r rst, 8.0 acres of i dedicated outright as open space. Second, steeply-sloped lai�� n the ravine is � � , totalling ; `, i • 1.:..6 building p conservation easements are provided for lane with slopes of 25% �r mote; p... ,. lots areas t.: envelopes p individual .l� trees � ., ... . _ ens onside of e n�el� es on andbvici� o fl s over 6 ��1� in 12.Q acres or about 66% of Om acres. ¢ approximately 2.9 acres: Mss, , Gres. 'Whir arc protected, totalling . � , a b�,. 'r'etained in open pace. See 'Table 2, "Summary of Proposed Land site area will be P 3. Solar Access Solar access is largely deter gnintsd by (s) tree wiser, i� a north .facia slope of ... wiser, �� h . g P .. b buildattle land on the property, and l01 th need to orient streets in _a genid,rally north south direction. t�,iose leeated a cleaning on the ptope solar lots ace g whi ch r e o slope. , Table 3_ Solar Access 'ess Sutntnar- documents has a .�� moderate north-facing . s� _ p,» 7a nt a • , • •• • 4 MoraingStar Solar Access Summa SOLALti >20% :Slope Off—Site Shade 0 --Site Shade vi I 94-* .e.S*Viz4b1722Patiaia .._. YES NO N0 YES YES YES YES PercentMeeting Wm` Standards Percent a Adjusted Lots Percent ot Exern ted Lots TABLE 3 Solar Access Summa? Oakley Engineering, Inc November 1993 18.88.010 Purpose , 18.88.020. ' Applicability y of Provisions 18.8.8.010 Definitions r .A a `�s for xeew �jevd'elopmeht i�,��.p4p, � Sala, cc �. 18:88.050 Solar Balance Point. The purpose of this chapter is to implement' coapreherisiv© plan Policies to p`oimote he use of renewable energy sources by establishing Criteria ,'to allow' improved access`. sunlight for single family and duplex residences. (Ord. 5 120.. A l icabil'ity of Provisions s , to the creation of lots which are intenMe. �+t�e'p�rovi� ions of this chapter s1,�11 appl.Y for ,single family or duplex residences and the canstru."tion of single family or d4p1,..r residences. (Ord. -02) 18.88,g10 Definit-ions The dear' nit ions to be used in this chapter are in addition to chaotWr Definitions. In the case of similar or identical terminology, the definitiotis'in thts section shall govern for Chapter 18.88, Solar Access Requirements. A. Crown Cover: The area within the drip line or perimeter of the foliage e!' tree. Development: Any partition, subdivision or planned development th.t is created under the City land division or zoning regulations i Exonnpt tree or vegetation The full height and breath of vegetation ti at:,e I .,. r ' a that are listed and kept o: fild ^w::. Director has identified as solar f d i.enoly the office of the Community Development Department: and any vegetation n a plat map, a document recorded with the plat, or a solar access permit ..s, exempt, w l.ar access regulations, � a lot- abutting Front lot l ine a pot purposes of the .�� a street, 'r >dw corner lots the front tot.' line' is that with t~he narrow43t frontage. ' lot � ne abutting a street is ,curried, the fr an flaot tie when the lcit l� 'line, �� the chord connecting g the For g t • ends of the curve. of the ,.�,..,, front line is the shortest lot line . adjoining the pole h ord or Straight line co . , . the ale (see E'gure l 1 excluding the unbuildable portion of t p Not - exempt tree or vegetation: � eget ati on that is not exempt. Northe:.•n lot line: The lot line that is the angle f robe a l i ne.. parr► east -west and in'ter'secting the northerntdost point of the t+ t, excluding the' r.,J°3.4t p � flag f the north; line adjoins an urtde'6tio ab ed reo cart icon of a E 1a lot, � w « than a required yard area, the northern lot shall. be rx . the g tu'hd°vie lopable Area. If two lot lines have ati 'ld n!' ica1. angle elai ive to a'11,114 x, o r less tha a ,allel t o �?S»awR east -we�C, or if the r�orinehn. lot line �,� � northern line shall be 4 line : s t.eet in length Within the l p at a maximum distance from the front lot 'l i.ne (see Figure 2) r' Landscaping r creening All disturbed are *' ,prevent erosion '. diatei y� upon completion of pry, with grass' seed mixture at the rate of 5 pounds (i 84.O40.B C) ter now capacity of the dray nagewav will not ire decreased. All The �a „•.11 all be replanted to . facility construction per 1,000 square feet. r • — K,; continue to A rrifl for the n..ane dr i nageWay it stcarmwate P + currently does.. Lots 1 to 2 drain directly to the drainageway upstream on SW 132nd Avenue through backyard, fl ow- spreadh , Sdepa ge trenches. Plans verif3ying this shall be` submitted to, and approved by, the City :gn seei ing Ilsisp ent. (18.8. 4L0 :1t0.C) The a ewa will be rep ° -4 y by a public facility of adequate size td accommodate im flow tin ac rda c with the adopted 1981 Master flow , Drainage Plan. No new drainages? y Fitt—actin—es are proposed to be r � �„ existing and future constructed. The existing . Me. are adequate to serve development requirements. (18.84.040.C) The necessary C.S. Ay Corps of Engineers and State of Oregon Land Board, Division of States Lands approval shall be obtained'. This criteria is not applicable to this development. (18.84.040.C) applicant is dedicating . to o en space There is no 3. The app p p all draY�.age�vay' areas. �' plan provision that establishes these particular planned provision xr ° arras as part of a ',Vert space in the pathway system. (18.84.040.C). 2 and 33 m e. basic solar access 1, and 1e�� 20 24, 26 � � meet the. , Solar Access: � �loa, `' , a `�lae front lot line requirements as specified in. Code Section 18.88.(10=01 (Solar). . fro row dQ a orientation of these lots is within 30 degrees of true east -west. a nese lots p minim= n ©sir z at least 90 feet. The balance of the lots do not meet „ ts. Se dimension of ia lots .a�� be equated as the standard 20% exemption from the re�qup.re;�.��nts. Seven of the these solar lot requirements. The balance of these Iota are accepted by staff as exceptions t , � � sensitive lands to these et�w�s, ada�rds as per Sections �,a.33:040 1 a ii.Land n i There are retain p Sections s ,�» sh proposing to , as open easements this fit,,. which the applicant will remain i�. existence and conservative e � . nts on � n This sensitive lands spaces and conservation easements. this development. In order to utilize the buildable portions of this site and after �? continue the established road patterns `iv, this area, is limited in ability to c�n� - _ .... » the applicant ° Therefore, . crew igni amber ...: f 1 . it is create fully solar lots without significantly reducing the n�, lots. requirements recommended that 22 34 lots J » q t 2 of these 34 be exempted from the solar access re u according to the above referenced ad j tineats to design standards. Y . developable public right-► fe d ' ay �enslt The nee, db velopable area. of the site, a are in r deductnon. ®f the lots a arid the existin.. residences square feet. The proposed 34. to for existing . , ..rnce..� on site is 283,140 . and the Development- Code the ve Plan p . , developable .. • , by ®nnp�ehe vied for � • site a t�� density range provided by the area. The lcataY number of lots silo � � � this gin'; e is site after deduction of a 51 possible lots. i The subdivision co plies with the criteria provided • • p hased, . ed fe�� p Phased `evego ��._ . w ... .... .. . canon and p public . , upon the constrw development because �improvements. � da �o� rely .... � . Phase I annp ov�axnea�ts�ent and occu anc� of any phase 11 I ,t development p for V $ operation of Phase II The application o phased not be dependent on the Use of temporar, facilities. '� '' 9300.8 3.00 it) ', 1 FINAL ORDER , 93.00 20DR 93-0011/VAR Januaz 1994 Cascade Communities:, x�c. .Don ak ey, ".L. , President, 700 jai., , Hayden ' eland Drive, Suite 34 PortL,i,ni , OR, 97217 is�� , �.4.i��S+ �riA�l✓r�1wr4 °�� 'r- •��'�66i��4A'iP."�� Y� €: ilioa: i ',lgstar, S divisio sil?1, � Dear on; in response to y o u r ` 1.�e�, e t for an a emp ion to tte� - �.d, C%'�ite�', �.8 . 8� 'of the c�~�nl.t Perfo maflce wtan rds o �+y�, des "'t'o Lots 32 Pa,nd 33 of :'the: Morningstar ��+� c�se�.t code �� it ��e Sub ivisiO1 ° of t.x'Ae information .provided,. Within' 1' mar. teModn dated Iota atid,, 33 art4 �,sn r� 24th, exempt Iron compliatide. With the adlar �ts�ed� sue " to the, topographic elope of both properties m l ,with the Ire ix ement8 for an exemption . $ action is . 88 , 040 '� a properties which, contain a cross slope, To 0+ provides e � � e in excess of 1O oriented more than 45 degrees east of south cilualifY for an exemption to the solar AdceeSibilitY re aireMe Tht topography of both parcels have this 'topographic , gond� tionw configuration of these parcels vas. determined due to the. The oa�rn�,�.. � with provided through the oidi�pi��':�on connection b local street , �a.de�� ^��,no,�e �4��ra�.��a� . �;� �dd�t ��n�l 1�� . . s li ance with the rfoa4 difficult due to 1imiti ►tons to i ,�.ti,� similar ect r�r��'� ie�v �a,�ss►� c�� ec�an�igu��lt� ea�a o:� the s�a� parcels . d] oin ng parcels to the north ha s to a i must of topographic � 3 � The �' . � oornd�.� �ox� recorded duhd�.�isa�xn �1�:. �lace�� an as Lots 32 �n �1 t+�r� yr`y q,�y}q streets ,�y �r �g �a�,tYn��a this �id3 �1.! rJ4.J.1�.1/+b� is Jb4o dir ii a .. a `! ° 1 J �f ` " addition7l constraint to com p lianc.e with the Performance standar lease feel free to :contact me concerning this information. Mark Roberts, A.I.C.L�. Assistant Planner iF, '13'125 ' Hail 8dvd.,1igarda O (503) o3 X4171 TI C+ (503) 2 Y din '- Lynch, Enc. '111th , Avenue. Beaverton, OR,'` 97095 ;;Setback .cont ,:nation for Lot 26 o the Y� � � '. uh do ear., M a'�9:, lette response to ur ' xe em s; � x e�hte _ s rch 9, coon r Feb a 24th coild nin(. setbacks At the time coma rte r a ley Preoident cif Cain dade._Cai oa ities an ,'asked .that ,"he, fo 1l ask the City , to revie74 the aetbacks stet � h in provide an . temized l .§tiu 0#0 tphancei e exivsit s b.o t ween the Itianai Order apprOv i�� the e � + d a peg. t a ining h v� r ha not : ; b � ®o�rxnin; this y d s. ' d relop t 0i ion tine xnatUre Of thiO chau the tea; i e tbcough • e Planned.. Dei a opment procOee a reduction of: thy; .corner sideyard .setback -tr im 1 to Th a 10 feet ap is le Planned Deve io ent s i dards of ke .. Dteh*e O ip�r.�O:,ent - code a, correct paid �� . �p��e the "Clear V 01on0 corner requirements and that . t .e seco . gauge . � : s a min .mau setback Of 20 Zeet to the rop erg ii a to all,o v ides !be, up, to tali off . !;he street Please feel free to contact me concerning t i Sincerely, W=: Donald oakley Dick , ewersdoref Development Servieoe Tech ici ans 13115 say �� ti �� o�� P i WING-LYNCH liEAU5RTOh1 t� �a ImpitiotriAtA . `'go c' 'lt .070695 L$0 , . CO' l hvrP, i 29 Mach 19 a s Nark Robit:9" t C/O City of Tigard, Pi anrang Dept, vloot 639-6705 E *1001x.; 3jm Ba'n►klau sheet transmitted Voi.c phone (day): (503)-643-5567 AX! 643 -10 9 (Beaverton) b1 s �• p r •A II •• e r i r• b V 0 V 1• 4 00 b si b r . e i e a b 4 a ,i b i 0 1 4. e b b e► p,s ; su a C Setback o nfirmation on Morning ;star Lot 26 (Tigard) met • you ry 24 +.i�l i s yea t, Tt p p yy d n• City a (,�]S ■��y�, a {y�p� J�j� ww . r` a p.{ {rC ip� WM �,11 V 1+a� t y Hall Ns1} • `r" N.P.W � t'. �• 1/! � M�.B k� • � WI 1,�a.��'� on lot setbacks in prep�a atioa for building a ftew . . � . At that time, your records there were not updated to the fry Ap A recorded plat (shooing building envelope). s �. -.,. Pleas e confirm that the setbacks as shJWn on the final aPProved pjat are correct! East to neighbor r North to io�,dshire y 15 West t© Edgetie1d Terro 10t south to neighbor You a'kse refered me to JOhn Hagman 4t that time, teq, r d.in ► driveway placement/curb 1 'd our cuts. �w+� °��s called �d ��c;� ��d tentatively o* dal a4. 4 Thalrlk you, y 4 copier VN' in! Brow i . tero''td Planning . Servi. c Fax . x'2697656 ice #: 7 1Mp7`- os 3 ��riioce'�sr...;J,�4 nue!sis:l►;diLawiiFmna: n Michael 1Rcbixiso CJ.ie'rtt Xto i it 2O2O rrii t .Natant Mater 000i tolattiet ' DATA : March 14 , 199S m 701.0 Nizi. of pa e tiiio corer a : Equipment a Canon Pax tal �'� .,, � "� �. ' - '�,'�ottiat . In case c. f srx'or' can + '��0 or' 2494Q1 .. .w.�r�1a...r+i�deuiaMdna9r�e •; , c i +ila y j ai' lbilE,W4 at4i0. o tq ,�io. tk t �� ji! rta' t c i tit tit" r, N� iel ,or ,r at th itttitniid,. P10 001i flat dt: tar to t g faoeirni1�ii* carat:. y. i itt iltAttely by'.. 610 i �', tit': 'a�iiv Lb pza+►a76��e�. �� xe�+z +�� Shia tn��ag� is a�o� tr�ae� �,>rota� � �t +lea :t�sPt �� aht 0403,610440' facniile bb' tsnt a ., Tic i rS i , see fcglatting,,ilefOttit doted, Molex uraisessiserwmissitilingsvatin 3,1A/9 ° 7:5 220?,480 9TOEL 092/003 Arptimos AT,„nW 9 tiers 2300 'ANDMtD tN9UIItAINteE CEN1feFr' 900 $W FI +TH AVIIfUt PORTLAND, OdteG0Cr 97 044,,69 .1.fcp4one ss5O i 224.330 MWecopitei, 1 c ) 2$0.2480 CNhhr li+wpt rt tam 76034$5 Writar'v, Direct 61121 h tQntiter Mr Dick gewersdorff senior Planner City of Tigard, Planning Department /3125 SW Hail, Boulevard PO Box 23397 Tigard., Ag 91223 The purpose of this letter is to don, r i otlr telephone week. We discus the application ionconversation o f eTigard Community Pp �' y Deve to mexat Code ( " TCDC i1 ch apter 18.88 with respect to the lots in these subdivisions.. yuu , p twins an e�ectpt.ion clause As u�a ]��i�a� �'C�� Chapter 1 � � � � �o�i 1 believe that exemption clause is relevant in this case while the City does not. Mr. Oakley' s concern iS that the eoiar balance point dent in TCC Chaotilr 12 8 8 di constructed with less than 30 feet ic�ht��e�, require houses t� be re ire e in h, fight at the center of the lot. Yott indicated in our telephone co ve satin that houses may b,e at least 30 feet in 'height at the center of the lot Thity c.et is thA makimtttn heiqht in the ,inning district. ". Based on that re resenttt tio n- r Mr. 0akley does not feel need to Process a blanket v.r�anc e for the txe0l0 lots th n ®r to reest a Director's interpretation of the ptavitlio4,, If this 1eZter is inconsistent l 'pith. 6"3i1..d '�eZ�eph :'�,e conversation, lease be sure to call 14e so that x can cO rest it p toxl.-1TYD29 11 20294 iys3o itAVLANti, !tkMTTLE, �IFciLi. i1U f 'lFhl C►ISOtti �M' :T i Diu CTfi'o', kinact.10 WAsiiit tTb 4 WASI 9Nocht I:Td A sa4hY� ki �� i tiic 1 1X9.- 171029 1 20004 0 l Oa 'r 1 y i '� open ► , I� i � ra r� �e foot : re) peva istri p� ' M„ .,...-0071t.''.° e..4-lenti"-.00#11et:sts6 fl,.;,,,Hte-4:,5,.-mi,-,A.P.-k-iiipieses--',, '0460.044 ✓ .. , E �. e. •ii(" To. n 1ro ose eied �, • 'r ct :a go t0 the' ho eown r4 association of & chvie Estates A ropo a to retain ®gin 'rh ,of r ,, �W a tO gliaW a olio ktior 14101: abutting tti ter leg 111 h ergs responsibility to rn it' these trot h dMM du el 'oars h Hl re, . i for r n bdd c ' f ! ro Wit hi n :., a i �. '. tpiiiq{ Overi4.: d 'City and the meow rs s'oociation Shall have the authority 'Its ,enforce : terms and 'conditrIons , of : conservation easement as specified ` in tithe lican 0 s r nd t o s Covenant 'at' R strictions.' Owner , i and rhaihtc n fCe responsibilities for all dedicated and deed ' trait 'of and sha e spefied Oh ci t .., plat/far the covenants, codes, and r ,iri on for this subdMMm oh. 4s ". V/ aC a '` 1, PUBLIC NOTICE: Anyone wls ing to speak on an a fr:aa item should sign on the appropriate % nnup sheet(s). Assist ye Listening Devices are available for persons with impaired hearing and should be scheduled for Pl. ain n g Commission meeting s by noon on iho Monday prior to the meeting. led.se call 639-4171, E xt. 356 (voice) 6dr r /� -2772 (TDI - Telecommunications Devices for the Beat). Upon re uest, the City will alms endeavor following � � tjr ,� to arrange for the fry �Vvarrg setVices, Qualified si gn language interpreters for persons wit h speech or lomring impairments; and Qualified bilingual rrterpr ter Since these services odu ' r . e must b9 s�� . . ei'vr�es rn led with outside s�t�r�� ro�rder�'b it is rr��rtar� to allow as much had time es possible. Please notify the Gittr ofYoar' ..y_. :� . . ,,. � need by �C� rn on the Wednesday p g same phone numbers as U VVd da preceding the rr�eetrn� date at the saw above. PLANNING CO MI QN 2/28/94 PAGid,11 it PL4�f ING CO � iiS I • PEC tUAR(' i ALL TO ORDER ROLL CALL APPROVE MINUTES PLANNING Nll COMMUNICATIONS MUNICATION PUBLIC HEARING .� �, . , �, , 1 .., t.-1477071 !frz-0 P(.',6 . 6,1 S -t,J D,IYAIIC3t SUB 93-001.2 PLANNED EVE . iPMENT 93 -01111 SEI9 iL6'l a °L LANDS SLR 93.0008 VARIANCE VAR 93 -0016 CASCADE CO NITIES LOCATION: South of the southern terminus of SW 1 32nd Avenue and si►uth of Berichview Terrace. (WCTM ( TM 2S1 4tC tax lot 5700). rA request for approval of the following development plan ppli applications': 1)•St \bdivision preliminary plat/Planned Development conceptual pl apprrv∎ .1 to divir'e an 18.06 acre parcel into 34 lots ranging between 7,6 _ •. '�. ��0 Sn a fee` 22, <46 square feet, ) Sensitive Lands review approval of preliminary plans for grading' and road construction of portions of the subject property that exceed 25 percent grade; 3) Variance approval for the following: a) to allow local street rradeof as much as 15 percent whereas Code • section 18.164.030 requires a maximum local street grade o ,12 percent, b) � � ,� rid to allow a 41 foot local street right -of -way whereas Code section • � � � � s4 030 (E) require, a local street right-of-way of 50 feet; c) to allow a 32 foot pavement width 18.164.030 (E) requires 40 for a minor collector steet whereas Code section 'd8. s a •� -: foot width for a minor collector street. APPLICABLE A,; PPLICA�L� A� PR��AL �f�l�'�RI ,ap�, l 7.4.4, 7.6.1, .. 1 Plan... � . 2.1 i1, 3.1.1 t 3.2.1, ( o1.i2d 6. Y4I. Y Qy� ��°yd �q�•t�,qi, . r � � � > t� i 914ir8®,166aii4i , 18.88, 18.92, Comprehensive PI ;n� Pc� ��e� Community �,el�a�� r�,..� �c Code Chapters 16�6d1, 8.2.1, 8.1.3, 12.1,1; Community De p ? p 18.96, 18.100, 18. 102, 18.106, .8.108, 18.114, 18,134, 18.144, 18.150, 18.160, and 18.164. ZONE: R-4.5 (PO) (Residentid, 4.5 units /acre, 6 zon�rig designation allows jingle- family Development) The R-4.5 � designation d Planned D .. support facilities, i . �ti�i treatment homes, farming, residential units, public support facilities , reside rrianufaclured homes, family day care.,, home oocupations, temporary uses, and accessory structures among other uses WORKSHOP AMENDMENTS TO PLANNED DEVELOPMENT ORDINANCE i THRR BUSINESS ADJOURNMENT • •• PLANNING n.. lUMM1$.a0 2/28/94'. PA: 4d IZARD PLA:NNING CO $SION' ar sating Minutes .�, 'ebryiaryf TO O'4DER: President 'y e 4a ied th 'tteeting.'to ° 1• The meeting was h �.id in the Tigard .'CiV1c Town Nall 13125: SW ' Hall Bott evard. • ROLL CALL: Present: Absent: Fyre,', Coto Holland, Moore, SaXton, Wilson. Com*issione Boon , orta. Staff: City Engineer Randy' wooie ,j; k Senior Planner is Bewer'sdorf, f , Ass','Jciate Piann r John Acker, Planning Com n•issioxn 5Ogcr tart' Lorrdins Catipbell 3 APPROVE MIMMES Commissione' Moore moved and Commissioner 8aXton seconded to approve minutes of Commissioners present . Commissioner Moore moved and Commissioner Schweitz seconded to ` January uary 17, 1994 Motion carried approve minutes of � an `�° �p unanimously` bit Commissioner present. 4 . PLANNING C01011 881.011 COMMUNICATIONS �� ° �r Planner, .k Bewersdorf, f , said due �:o FGbruaey 21st �. e• intc a holiday, the next Planing' Commission Meeting will be ran Febr u arv* 22, �e also stated that the Planning Commission meeting s4e1 was sched'1/ ed for 7 :3'0 p.m at the Tigard ]m�ivic Cen on March 15 and will be addressing the Metro Civic '4etro will 1 at e ding, . e.... , ... � , ► octal �'i� MiA: dJd 20/40 Plan A staff member: �� invitation �- �r a attending, Prior to that a� c to the Piaiw nin Commission to a t` �ce tion from 5 30 p. m 7:30 'which will be held in the Water District auditorium. a City ,. Engineer, Randy Wa sl e y, discussed the roc�ss for r Developing a Long-Ter M Capital Impit ement Program (19 � -200i) which will take place FebruazT thrtyagh July 1994 Discus810n followed. r' 7nLXC COMMISSION VORKSHOP ��I Sr .. .t it �i¢ :h •_ �r� `k � .�. - r .0' • a 4► Associate Planner, c' b n Acker : reV :'ewed ' i'e deaf 31an, and ' a matri7. , showing the. changer in land use `w=hat will be Bey t .th& Tr'iangle: plan. 3o . n said , on M: ±c ` 1.st +';froT 57 .,,'p. n tY a City` vial Meld an open house which .will, have a hihi=s and .nformation abgut the Triangle { or; property . °tillers in the Triangle area. resident Fyre clarified that the isain focats for the Commissioners regateLi, rg thy; Triangle is that sotne; of n roperty Of a higher economic value is being down' Zoned to a lower economic vale. Discussion follovied. Associate Planner, John , Acker, /:e Viewed the Tigard Triangle specific Plan Design Standards. Cor rissioner . Wilson raised a question about lith; ` fences an Nsnsard roofs were being prohibited in the Triangle;b Commissioner Holland explained that hoteo ner$ can apply for a variance an staff is trying to set general standards in the Triangle. C nmmissioner Saxton had a question about two o the terms: zit. cOverage, and floor area .ratio. Associate ?fanner, John Picker said, site coverage is the area covered bxr a building and floor area ratio square footage � tAO ]I.s S 1,� and the footprint. John Acker .... k ' asked the commissioners what they wanted to spe in the 'iricngleo Com .issioner Schr eitz said that the Commission reeds to consider the Transportation Rule and be aware of possible traffic congestion. co eiissioner Holland said he would like to see a good mix of commercial retail with the reo,idehtial it, similar to Portland. o The C�o��a�.�sione�"�� revj,,e�er�. the g�.o osed Tans .ortat:i.on Ordinance Changes and made the f l loch q recommsnda.t`ions . Page - pla ►nin Ca�ivai;,�sic eet .ng ,;, Febr {nary , 1 94 ��J r ita age . • , ' loped Local atreet network0 shall be designed to provide . ter- connectedneso of h nea.ghbOrhoods � eocest to co nmercial or institutional rises , servin g those ' neighborhoods F safety, street and uf.�. i 1 itv maintenance efficiency and maintain resi dential c' l ity « Local strieet (s) networks should facilitate and provide fOr pedestrian bike travel. Rage « Minimum of r Sere rt parker Re _tin tints 9. Bgboo, TVo bicycle paces per clan Srooma Coordin lion of Accrma In order to eliminate the need to use Public streets for movements between commercial l o; designed to connect � �with Parking shall be industrial ro erties arkin areas sh j g with parking_ areas on adjacent . i i The Director may feasible. properties not fear .. _` .-requirel access easements between .ro.. er- ties where p � necessary to provide for parking area connections. Page rage 4« Culs -de -Sac If a cul-de-sac is more than 2. 300 feet long, a lighted pa thwa y to an adjacent street "should be encouraged to bo provided and dedicated to the City. ADJOURNMENT 11 9:15 p m . until 9:25 p. i . 5.3 TREES Commissioner Wilson a;.si he favored subaszdizing thosfw WhO ad id maintain trees rather than penarize people for cutt.' ng them down. Discussion ensued regarding the planting of trees,. The Con nissionea. s Made the following end recommendations regarding the Draft of the Tree Ord inanoe 18. 150 « o10 ?urpcases D t thefte afdevelonet. remccal of p p_ Page 3 plan ring Comr fission Meet by F brt ery 094 "J.?!-- • . . 6. "Tee;• (s)" woody Pa not gole,:h:lc,,i, so0. 4:0.7t0; ,,15„.0'.c' '',!?111' 1, ci , .__tto ,4... ... ,4;,Ee'' ,...pro4uctit,c0.11,/,•,,,,7,rt'. t:ii.taAL • stand _ .1.."','It. cibit'r''',.'s,''s.iliti't/e .-'7‘dar' is 3- g11.,: , . ' ' 'ilitIrli a'' r . ' 2.4' 3.0artt ,a . , . sL, , aeras, r gkeerlway 0 ,•Page 5 , i ',No. ',`... ReloVal ,Of' the 'i,t60(s) Will not have,,:a' . .' signiifcarkt, rtegative'illupact. On erosion,,' Soil, stability, flow f ' ..• , ' . of....Ourface --ttaYtet., j..)OteOtic)t.1 of ad:,adeel."6,--,-,,,trees,,,• .. water quality, ..virlvelilittit and trzit-;3:pe'poliuttortg},2,0,17,ellitm,12iii-Vind breaks ,' • Page 8, A. (Continued) ch4ter, th he ibt' she ?tribal:1 do any ok' all of the fo31.1ot,4irt'it omtnissioner Saxton 'moved and Commisioner Scltsleitz \seconded to acloi3t Chapter 18.150 as modified by staff's recommendations, for approval to the city iCouncil. CoinmisSioriers voted with one absterAtion. Comissioner Moore moved and Com.taissic)ner Saxton ?.4edonded 'to charge a fee for cutting down a tree if its beyond 50° of a residence or on undeveloped land, in the anie.A.Int of $75.00 per application plus $10.00 per tree. Commissioners voted 3-2 with one abstention. inmissloner S'axton moved and Coramissicner Wilson seconded to forward to City Council that the city Council develop a, pro- active program ith fi:nancial incentives for the retention Of trees for the public good. Motion carti.ed by majority of Commissioners present. Commissioner Holland voteel no. OTHER BliS3:NESS . ADjOURNIONT Ioiettting , adjourned at 10t 30 p.m. Presi.dent Fire tc/PC2-07.min Lorraine 'Campbell Plahning ComMission Se-retary age 4 Pla nirig Corarnissiori Meeting brarr7 1904 •. [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] Febrtta SENCIVIEW TA SIOIE ER,9 S ASSOC Na 13130 S.W. C1earvie, Tigard £.OR .972 ;23 ; Y , 041.10I `4. %tP, SSIOt1 7,°' CITY OF,,, T I'b ARt). Y," 1312 • S.W. . Hall .Blvd. •. Tigard OR 97223 Tel: ..;503- 63.9 41J1. , • ;, . tter ,�S �.n zf. ash 1: ©=a � on Qa�1OY:i •��es�.d6n� ‘,- Or .:•Ca'aca:e'- This 1_� e pplicat .,an ,fair Ca�niatt�►ti�:S e- Inc p 'ppra�'�,Z �f® T� rW��be • ��x I�VlII��r • T an :8 ' pad ra a�. •ou h �T�N'� : DIaQ�� e . .. „.: � t acre: '�, '' �r3.�,� $ ':"�, �• ° ' ' tl 132nd A , tc�" Bench r�.em-•iEst of ��5� v�nne � next I �>~xbd� . , V . ua 28, 1994:1ne4. ring • w�l.e .on the', aenck� ,�,, Maur Fbr . �, "! of 13125 SW, Hall 131v Tigard, OR 97223 1�IorningStar - Amendment to Covenants, conditions. cz Restrictions (CC& 'S) dear Will• Attached please find another amendment to the origin, d CC &R's for MorningStar u CC&&R's establish . the building set backs for this development. We had to adjust a set back for Lot 9 as shown on the recorded Atnendnent and on the attached Lot Scheitratic. Please make this document a part of yeilf axle and attach this to the mylar set, back Plat` the building department refers to when reviewing plays for permit If you have uestic y questions please cantac't uallty P0 410(14J tial Development : the Pacci is Norlkyest 700 N. Hayden ,! land Drive, State S O, Portlan , F 9 21 TEL 5� � -��01 ,� (503') 289 -7656 • • db 9505,1ti, ect: 147/95 07/26/1995 11:3 :09 WHEREAS, Cascade Communities, hic. is the Declarant for MORNIDIGSTAP., a platted subdivision in the City of Tigard* CourktY of Washington, State of OrPgon, and IlliEllEAS the Covenants, Conditions, and Restrictions for t1/44ORNINGSTAT, hereinafter referred to as ''CC&R's" were duly recorded on June 30, 4994 in Document t).09-s No. AN 6.2222,_, amended August 26. 1994 in 13ortiment Ni . _9407 April 6, 1995 in IDocutnerit No 25,Q23a2, May 1, 1995 i Document No 2$.1/2_9/51,, and May 16, 1995 in Docoment No. Ei()336Ia of the Washington County Records, and WHEREAS, Article IV, Section of said CC&It's provide for the aniendment of said CC&R's upon approval by the ovniers of seventy five (7:3) percent of the platted lots. in MC)ItNINGSTA.11 and WITEREAS9 the undersigned are the owners of at least seventy five (75) percent of the platted lots in W1011/.41114GSTAII; NOW, TIIEREFOltE„ the parties owning (75) percent of the platted lots hereby amend the Amendment to the Conditions, Covenants and Restrictions for ivioioniNcTisTAR subdivision !N:corded August 26, 1994 in Document No 94079059 a folluws: The South same yard setback for Lot 9 shall 'be 5 feet. The setback from the conse.rvation area shall be 5 feet. The rear setback line shall be 81 feet east of the front property line. IN MiluINESS WITEREOF, tic undersigned, being Declarant herein, has hereunto set its hand and seal thiscgday of , 1995. oamity uJtnorn h ,oregoinginotnrment waty acknowledged e 0 mq •, 1995 by Donald W. O�,!dey", Presidgnt of Cascade Co?r r uni ie , tl corporation. ,� OFFICIAL SEAL' JANET M .JOHNSON �5. NOT'AIY�u,�Ielor�r� CQMMis,Ah c, I NO O1151Si A MY COMMIS$1oN ES 144 AUG .16. 1996 The foregoing instrument was afelooWledgdd before toi 1995 by Wayne A. Young, Jr. arid! ioamie C. Young. oFFICIALSEAL • JANET hi, joHNtON PIOTA,FPY PUBLIC -OREGO Y �f �llAdll COMMISSION I".. Olflhl SSIOI4 EXPIRE AUG ;'i6 t9 +r■� y!�yi� (j. Comer otaMiSSi011. oF�j,�i�l s�Al; `. ?' JANE ' M. joIi 1SON NOTARY F'UBLI'Cr �REG0N LAMISSIONNti 01rh'Z. X G�J '��UIISS ON EXPIRES AL G "3, 19 �: 4, 4:144:. 4:14 44;i141.:44 4 4 i 4 4,4 4 1 4 4 4 4 44444,,44664 4 4 4,4,4 444,4 ---I 444444.44 . :kt ,,,1•44.64:14 .6::,...:::■:;,..1........1Q ti...1.. ".:;;,iiiiit........ii., i....4,,, ,:i.4......i . 9.10, FElitilkibt18 TeHOIACE hforrribtlon deemed xreeurote but not guornteed. All irifotbibtion,bohibioed herein must be iterified With the QitY Department prior to dorietrUtitibii`; 700 N. Hayden iond Drive, Suite 34 Portland, Oregon 97217 • ." Tel. .• • .• •,.•• .....•• 289-9W ,•• •.; • • ,.. • • • . . . Ot\il\M52-PI.PNi ti7/19/d5 FiT 3:42 , �A�cJ%,� �UU4 4 1 1 1 1 Cascade Communities, ,Inc. November 23 1993 Mr. Victor AYdonrm City of Ti.d 13125 SW Hall Boulevard Tigard, OR 97223 SUBJECT: Morningstar Planned Development Dear Victor: Transmitted herewith is the application for a 34 lost single family residential planned development. A total of 25 copies of the application document are included. Please let inc know if you need additional copies. Also included is one copy each of the following documents (1) � an 37� x 11 reproducible copy of the plan, (2) a list of adjacent property owners, and (3) proof of ownership of the site by Cascade Communities, Inc., the developer. parcel Bencbvi • _. ._ .. to. o.. 'e�W }e site is an 1S OG acre �ax ue next . Estates � -�' The ce1 at the south end of SW 132nd AY�e�� I with 42 Es ates I subdivision. A. previous preliminary peat (Benchview Esta1 es I t lots) had been approved for this site. The ro osal p p for Mornnetar Planned Development includes 34 lots, about 9 acmes of open easement areas, and special bty ilding envelopes P� space ace an n ®- ��a11. conservation •e � lies 1 n �� building that restrict home construction to lad which es at less than 25% slope. The building erivelopts also will serve to preserve: as many existing P c�i5tnn trees on the 1�',t perimeters as possible streets are . te . p: p P �_ e aligned the .. fl future The ro � red stye r � . d for future street extensions to serve potential development properties adjacent approved r a scent tot a site and are consistent with the Mountain Highlands Subdivision which is located immediately to the east of the sited Please let me know if any additional information is required for the review of this application. Sincerely, CASCADE COMMUNITIES, INC. Donald W. O ley P Quality Residential Development in the Pacific Northwest 700 N. Hayden island Drive, Suite 340, Portland, OR 97217 TEL: (503) 2.39 -9011 PAX; (503) 289-7656 do 9 Sbz Pl 1 'FABLE 1: TAB 2: TABLE 3: FIGURE 1: 1.1 12 FIGURE 2: FIUME 3: PI.JURE 4: LIST OF TABLES, MMUS, MAPS, & A1TACH1V NTS Residential Density Potential Analysis Summa of Proposed Land Uses ;polar Access !um r P.U.D. Strer,.t Sections 60 Foot Right of Way (8.5 x 11) 40 foot Right of Way (8.5 x 11) Profile along lbforningStar Te race (11 x 17) Water Quality Swale (8.5 x 11) ]Entrance Monument Concept (85 x 11) MAP A: Location Map (8.5" 11") '' B: Vichrity Map (11" x 17) • MAP':. Concept Development p p ant Phasing Plan (11" x 17 ") (Color) Map a Site �nd� 'tions Map (11" x 17 ") p( ) ® 1VA1'' E: Rona pattern M% 1I" �c 17" MAP Grading 1'lp rr (11' x 17') Map 0: Tentative Plat Map �`' '� �►1a (22 x 34 Fold-up Map) Map Utility Plat (22 x 34 Fold -up Map) MAP I Tree Preservation & Removal Flan (22 x 34 Fold-up Map) Attachment ent 1: Sanitary Sewer Capacity Analysis Attachtac nt 2: S. sr. water Management „Analysis Attachment 3: Street Sloe e a Grading Comparative Analysis Exhibit 1: Site Grading with 12% % V. ax. Street Slope E thibit ; Site Grading with 15% Max. Local Strut Slope ape Attach me t 4:, Draft Conditions s Covenants & R- estric ti ons (Cates) NATURE URE O THE APPLICATION BASIC FACTS INNER & DEVELOPER: Castade Communities, Inge Donald W. Oakley, P. E., President r ', r, �i 00 N Hayden Island Drive, Suite 340 Portland, OR 97217 TEL 289.90111 FAX: 289 -7656 ENGINEER: Donald Wm Oakley, y Oakley Engineering yep 700 N Hayden, Island Drive, Suite 340 Pod, OR 97217 TM 289 -9011, PVC: 289.%56 VOID USE PLANNER: Greg Winterowd 'intterowd Planning annin..g . Services ate N ay din Island gve, Suite uite 206 Portland, OR 97217 TEL: 735-0853, FAX: 2894656 S ►R Mark Lichtent tiler PLS. Land Surveying„ Inc. 1905 SW Nimbus Ave. Beaverton, OR 9705 TEL: 641 -0308; FAX: 671-0877 Meproposed 8 P ��e �� r� osed Morns Star Planned Development (PD) fists .of 34 single family �{ « py� g 11,000 g several larger residential lots, ranging in size from �' 670 to about 1 � 000 s �.r�s a feet with seve�a lots. The average lot size is 9,580 square feet. The site is located in the City of Tigard at the south end 44 SW 132nd Avenue betwee , Mount Road. is . h previously known as Mountain Rr��d It p Walnut Street and Bull . � :arcel that was _ . d development, hut never "Benchview Estates II", which was a pp , planned „ � o e .. 143p. �s a roved a ar�ne constructed. See Map "A", Location Map and Map B "; Vicinity 'The proposed d_ e velo F mp nt concept is lopment con t Code crimp Tigard includes the following features: Locates development within the site to avoid the steeplyesloped and wooded natural drainageway Provides building envelopes on the sites to restrict construction to lads lest than 25% slope. w adverse impacts on surrounding • e • • �kM�in Minimizes ding properties: e detains trees, to the extent possible, on building sites. w Minimizes cuts and fiii provides for passive storm water quality treatment despite generally l lly site. • Prove les for safe internal circulation with dt ivewriys located only i on local streets . • Provides access to adjoining properties , consistent with e. Bull Mountain Transportation Plan and the adjacent approved Mountain Highlands Subdivision. Meets solar access requirement See Map A "Concept Development � _ P_ ha s ing Plan", which whi ch show the , c oa e tual site lay out, including streets , lots, conservation easement areas , and open s p ace lands to be dedicated. This report and su PP lene n� � figures, tables, maps, and attachments hnents ° intended to o demonstrate compliance with the applicable criteria and standards of TCDC. Applicable approval criteria are parapht as cd , or quoted in italics, and followed by reposed findings. Na ;fur of Land Use Requests Required Under the Tigard ard ��nnini Development Code (tCDC) This applitatiM seeks Pla nnin g Commission approval of the following land use re uets: Planned Unit Develo pment Approval: T CDC 18,80 Tentativ :Mat Approval: TCDC 18,,,160 Site Develdpment Review `� , Tafic 18.126 Se acitive ,ridg: TTDC 18:84 Vari 'r c: 'Requests: uestsd °CDC 18.134 This report edemons each e proposed gS , ... with the relevant gates how tip � used lbiorniin �tt'�r 1'l� complies pp each of these discretionary land use review processes° approval criteria for 4. Applicable Development Standards addition, to discretionary teria, compliance with the followinr< Tigard Co uanunity'' Development Code standards (or variances therefrom) must demonstrated: `. .J ,Si a -Fa y Residential: TCDC 18.50 filar Access Requirements: TCDC 18.88 Density 'Computations and Limitations: TCPC 18.92 Additional Yard Requirements: ; TCDC 18.96 Visual G'lrance Areas: TCDC 18.102 Landscaping and Screening: ` TCDC 18.100, Off-Street Parldng and Loading: TCDC 18.106 Access, Egress and maculation: TCDC 18.108 Signs* TCDC 18.114 Tree Removal: Tapc 18.150 Accessory Structures: TCDC 18.144 Street and Utility Improvement Standards: TCDC 18.164 This rer rt demonstrates that the proposed MorningStar PD meets the relevant code smut/Ards, or a alains why a variance from these standards is justified by the amenities and public benefits that., result from other elements of the MorningStar PD design. C. Variances Adjustments in lot size, ,setbacks, rightsoffway widths and other features through Tigard's p lanned development p Deese are considered nsidered variances by the TCDC. TCDC 18.80.080 states tiny' t the lot dimensional standards (minimum lot size, setbaekk, lot depth, lot width and building height) do n apply to planned developments„, except for (a) the 20' 8 ) of the where adjacent standard setback for garages and at the perimeter o_ _ .. e adjacent . .. _. e. a .. � 8 (b) h tba , _ ... zone, and, by implication, of the Land o setbacks apply. 1 other standards of the ale zone, .� , „v Division and Street and } blic Utility Improvement Stz .dards sections of the code, do apply except as modified by variance. Variances to provisions of the Tigard subdivision regulations are '�� e S�. ce.essed 18.160.090, even through such minces are 8 ,- ,, �e r�� planned essential feature . . p applicant . _et, nests that . �. � � .. which are proposed be develo o7entso The a lucent r � . , .. hat t e variances _ .. .. . considered by the Planning Commission as an integral part of the combined Planned Development and Tentative Plat applications. Varaances for the o l. ovin 8 .. s. t a ndard s are requested (1) local - street right-of-way (2) naxin,o heal street grade, end (3) minor collector strut pavement width, wid�h, The purpose of using the planned development approach t o this site and to requmt variances for the above items is to e . avoid impacts to sensitive lands, to preserve trees Ito the extent possible, and to minimize grading impacts on the site. D. Existing Site Conditions The Morning Star P) is located on I L 570,, Sectzeo n 4dc, Township 2 South , Range 1 WW eat, W.M. Cascade Communities, is the owner and developer for the property. Proof of ownership has been submitted separately. The 18.06 acre site is located on the north flank of Bull Mountain. Approximately 52% of the property is > 255%® slope and/or within a significant drainageway. .Al i sensitive lands will be retained with conservation easements or as permanent open spaco. Major drainageway is located along the northwestern portion of the site. This drahnageway flows in a northeasterly direction and crosses the 132nd Avenue extension just r. tits of Benchview Terrace. This drainageway serves as a major buffer between Bencti' j Estates and this site. Most of the buildable portion of the property slopes �ew' l�satat in F. northerly or northeasterly direction. A second major drainage is located off -site, to the east of the subject property, and flows in a northerly direction (wily runoff from Lot 1C1 will flow to this basin). Sat Map "19 "Site Conditions Maps. Two ex1 t ag public storm drailps enter the drainageway from Benchview Estates I stratus. The 100 -yeas floodplain is contained in the bottom of the existing ,drainageway and does not affect developable portions of the Site The . ite is mostly treed with secondary growth and is generally quite brushy. A tree survey was conducted to identify all trees larger than 6" DBH and is presented later in this application. The soils are Cornelius and 'Chao. Silt Loam: These soils ti i e a. sx g n d to Hy d rolog i c Group (moderate runoff) t d have relativ el y low shrink /swell potential. Surface soils s are relatively permeable, Deeper soils (greater than 36 inch %) Are less p;tkxneable. A mottled silt laaa` a o g i an it enerally encountered at depths of 3 to ✓ feet. The fragipan is firm to very firm but car be Marked no th heavy equipment, These soils have.soitable 1a ,, , characteristic to serve as road sub -base and building foundations. SN 132nd Avenue is paved to th e n o r h er e propetty line of t yz, site. A road d fill has as already been placed acr ciss drainageway immediately south a enc vie' Terrace for the extension of 13 2nd Avenue. This �11 crossing was placed un der a prior permit in � conjunction wit h the , .p. r of sewer malt, A 30 diameter corrugated p e metal pipe (CMp ) culvert P rovides drainag e throu g h this fill, � ro 1 sanitary sew rc malt crosses the northern corner of the site and is ..�� pt Which can adequately sere the site. 'Vie sower train has adequate rapacity do serve the sib. See Exhibit 1, "Sanitary Sewer Capacity A lysis %', for computations. Tlxe existing 30" corns _ ted metal ` divert in the draigageway under the 132nd Avenue as adequate Capacity to s''zvc' th4 existing and future developient Storxnwater flows, fee. Exhibit . 2, "Starmwater Management Analysis". A. 8 inch water main is located at the north boundary of the site in SW 132nd Avenue. " water main has adequate pressure aid flow capacity to serve the domestic and fare flow requirements for the site. The topography ` of, the Fite, coupled with the need to extend SW 132nd Avenue to serve the previously approved Mountain Highlands Subdivision to the east, largely det mine the AlorningStar PD design. Existing Plan liatios+s and Zoning The plan Zoning for the : A p desxgnatx ®� for the subject property is Low Density Residential. g subject property is R4.5 PD (7,500 square foot bts). No lot within this PD is less than 7,500 square feet. F. Permitted Tienshies under R14 .S Residential Plan si gn ation Density Computations and Limitations: 'CDC 18.92 1. 'T'C C 18.92.020.A Density Calculation. Net development area in ^rep, shall be determined by subtracting the following land =ors) from tim gross acres The gross land area of the s sb'ect property er is 18.06 acres. Th p ea is � d � . � j p P � ��, net duel© nxent ar by g `° ..g. gross land area: (1) drainageways � subtracting rY ►� following fr ®� gays and/or 2) park lands yids 3 ,street rights-of-way allow 20%). ,� 25% sloe, � � � � .' � Potential ��_ land renter than p o � � p r "Residential y The net developable land is „shod n on Table 1, 1��5�d�.`��a1 Dex�si �oterxtxal .A.�al sis TODC 18.92.020.B To calculate the net units per acre, dive the number of square :Pet in the net acres by the minimum` number of squen feet required for each lot by the applicable zoning district. There"T ar net , /�. cr s.:_,.The R- 4 5 District has a minimum r' iot size of 7,500 square feet. are ��li:�� EfA�Ia eolP s Therefore, the net units per acre for the R45 portion of the subject property is 3735 d- • .tl 1 Q 1 11 1 TCDC 18.92.030 Units per acm calculated by subtracting land areas &ted in Subsection 29.92.020.A.1 from the ,gross acres may be transferred to the remaining buildable land areas subject to the folrowing 'limitations 25 percent of the unbuildable area .. 125 o the r�radrirn f ,percent of um number unity per (pra acre permitted for the applicable zoning district. The 9.43 acres of i nits. additional 13.69 u f scnsitiae lands allows an addr Therefore the total density allowed on this site is 51 The proposed number of units is 34, thus the requirement is satisfied and the site is only being de ve o e d to 66% of maximum allowable density. G. Surrounding Land TJses The proposed planned development is located on the north flank of Bull Mountain, in a developing area of the (City. Adjacent land apses are as follows: North: Benchvi w Terrace, a developed single family residential sib tirisaoxi. SW 132nd Avenue will be extended into and through the site along the existing public utility easement. Est. Land immediately east of MorningStar PD is vacant land zoned 2..S/ D. The Mountain Highlands Subdivision project was previously approved for this property. The proposed Further to the east, � � Quaestar's VAS. t a Point subdivision has been approved and is located approximately 600 feet east of the site. No street connection is propesrd or recommended. South: A rural residential property lying within the City's UGIB but outside of limits. land City limits One single family residences exists on lam immediately i south of the site. A stub street with a one foot reserve strip is if proposed pPty Ppegis ro vsed to serve this x® et � with ��vess and �..dritics, i� tl4�s ro ever developed. West. A natural draina.....ewa defines the western border of the �$ /��o¢ t��+ s�� e ... r property. � 47 � northwestern e Beyond this ravine is Bench view Estates. A street connection is not recommended . in this direction due te the sensitive landed ins ;a►rtation P , Stmt �. ensort and Site Access ns� o issues are related to street extensions: (1) extension of SW The principal transportation nation i . (2) , extension of local str�eerj access south to the 132nd, a minor collector street, and ) ex • This 18.06 acre Proie was previously approved in 1990 the 42 ' •'� P @ � �� AP lot Benchview l� PLC (P ) ludel 42 acres of open space ;-•nd was approved with . � l • inc. laid 9Q�oQ�3 �t��ch�ev�r variances for local street right -of -wry, sidewalks and pavement Wei . The street design for Benchview II did not provide for lccn , through streets and included many double frontage low. PD a pp lization did not include a water quality facility, 4 S P design better addre s site specific ' The IV1�.�rrun Star . - design -�� -• � PD des has been modified to �e +.w �o;�idor the issues related to topography and ,ree cover, the northwest drainage corridor, &tension of 132nd Avenue and the need to provide future local access to properties inimediately to the south, Comparison o ' enchvi I and MorningStar Planned Development ant Proposals Benchview II MorningStar Nvaber of Lots Open S ace Acres 42 8.1 _ 1 nservation 1psetne;nt Acres 0.0 a..... 13 'ocal Street IOW s4' 40' Local Street Pavernt:nt With 28' 26' Local Street Sidewalks one side both sides Local Street Maxis iu Y Grade 15 -18% 15 9,i) Number, ngth of Sul de Sacs 540, 600' 30v Front Yard Setbacks 10y 15' Min Side Yard Setbacks Building Envetlopes Defined No Yes ...... -::'._ ®ilr7.. ...__ __..... , isru®rm:.ui Through, loopedol streets No Yes Collector Street ROB 60' t,4 Colkrtor Street Pavement Width 40' 32' '_,bw vmn�+mveurr.s^..amn.mr..iv .. ..... ... ........... J both sidr�'s Collector Strut Sidewalks both sides - Fm®- �,. ...m...® Doubli F* tatage 1.o *atenSQuali Swale SW 132nd M'e tensionn A. General Planned Development Description Yes Yes .:NV: N o The entire p r project is ro p Dar: for single family res 0 0en tral development, nenl, wi th 34 l ow ranging in size from 1' 680 square feet to over 12,000 square fee. All kluges and accessory sory structures will be constru ted within bui ldi ng envelopes on slopts of less than a. n 1. Extension of SW 132nd Avenue SW 132nd Avenue p ;; ovades access to this site from the north. SW 132nd Avenue is currently constructed south t Y . to Benchview Terrace and to the northerly property line of the site. An engineered fill has previously been placed across the drainageway to pro Fide for the extension of the sanitary sewer and for future access to this site. sg p through along SW 132nd Avenue is ro ry�ed to be extended turroB� h the site aloe this previously to _ . public utility condor.. .. to terrain constraints, this alignment a isc. established u�lrc u � .: .. ty ��e t pper. to be the only feasible alignment through this site which will meet the 350 design Standards for a minor collector street, i.e„ 12 %® 'longitudinal street slopes and 350 foot centerline radius. The proposed alignment of SW 132nd Avenue is also consistent with the street pattern of the pr v lously approved Mountain Highlands Subdivisio s on Tim 1400 immediately to the east of the site. Open Space Area Open y g t, 8.0 acres F preserved land . in a nuanher of �v�;. s hi the 1'�[ornin Std �'I"� Firs l�. of . ; e..._ dedicated outright as open space. Second, I O steeply-sloped l P ano in the ravine conservation easements are provided ed for land with ° . _ d .. ._ . _.. .o .. . - . lopes of 25 J or n7 ri, , t ot a. lling 1.1 acres. Third, trees over 6" BH ao areas outside of building envelopes on individual lots a s are protected totalling approximately 2.9 acres. Thus, 12.0 acres, or about 66 % of the site area will be 'retained in open space, S ,e Table 2, "Summary of Pi oposed Land Use?. 3. Solar Access Solar access is !grotty deterrrnined by () tree mover, (b) the north acir¢ sloe of e land on the property- and (e`► the heed to d . , south r .. ur a on 9 raer�t streets in a generally north . only Table g t The �� ated r�tr a cleating on the property, direction, � solar lots a� � ttaos Which has a moderate . .�.. � "Solar • north facing slope. Table 3r olar Access Summary'" do naentts IIll �R 1 4 0� i Y' he� �� rase osed lots ace s�+t ��.no slepxng �d ��,trced t�rrailx, �2�'of t � P' P �t .fir" �, is n path at least 9 , n ce tb , due to'the local rtGnttd � in a north- o�so r, �k ;� ' '4 p Kira on which n �r -aft f rest streets ts w th in the evelop lc are ,1ets ��r,� exempt from rneetin�,,, solar re,��iternents, based a,,��. ®rte -site �r +��f or , orth $'a n slopes of 200 or irore. Le re ng 5 lots) are 'adjusted" 'oaed on the need for north outh streets, and 'n ce'ssive reduction in density) on tht,, site) Since pr je t 4ensitios are llready Onet era bly► below allowable dcnsitifa (based ` on tope pblc f* at'urt s), this adjustment warranted, 4 r Final Subcciv sion Plat Approval: TCDC 18. Ititineenng construction drawings for the public facilities and the final subdi,sion plat will be ,providell to the City within six months of Planning Cornmission final approval. Co traction of the subdivision is planned for the Spring of 1994 R 1 1 1 1 1 fJI. PLANNED UNIT DEVELOPMENT APPROVAL: TCDC 18.80 purpose p development in relation to TCDC 18.80.010(A) The u o3e t�f this planned deveto rra.- nt rs descr�bedannin Commission t��' vary from as indicated below. The purpose section allows the Planning g ry zoning and code standards when the Commission determines that the proposed development plan is satisfactory. Application of f exible standards for superior living environment A superior living environment will be providetd by the MorrangStar PD design, which preserves steeply -sl. p northwest drainage corridor as open o to areas associated with the nothe extent possible, and minimizes space, maintains the wooded character of the site to p a the need for unsightly roadway cuts and difficult driveway accesses Flexible is standards are needed to : ycoioriish these objectives. Reduced right-of-way widths (40' rather than 50') are sufficient to accommodate the 26' local er , e e ?' cape featu • Motri4 Star g is designed ri only to preser ►e exiting latiOscapei eatures and a ***ties; e value of the north slop, pot Bull 'Mountain for residential purposes .lies in ( its wooded, character, (b) its prokimity f to open pace areas, (c) its vie it . , • . ` pprOkit rmatvly half' of the site will be preserved as f, reste4 open space. The Wooded elia,oraetcr of 4ndividual lots is preserved by ea:.eful locstion'of bull ing envelope,,,, The wig tided :'charact r of streets serving Morningstar PD ws air aimed to the maximum ektent practiccable .by reducing local street pavement :width to reduce cut slopes. eebgnize the relationthip between jiii d n ,' their ' use ©j z .pace, a accessways and ma unize the opportunity for ' innOvative ,and diver 'l ed divan enOirorunents. proposal recognitL;s the sanide, family residential character of approved and cieveloping;'subdivisians to the north and east. i building . s ��di�rXdual ba�ad� env� �xopet are e • provided to matanize privacy and to maintain the wooded character] o� the ,site. g irteen' of the 34 proposed lots abut open space areas. Pedestrian meets is provided fro MorningStar Terrace to the Northwest Open Space area via the 1 Dxisting public ntiliy access ro ad originating at the intersection On of SW 132nd Avenue and SW. len,heiewr Terrace. A. Process: TCDC 18.803015 TL site already has a PD overlay. : request app �► o�verla -'The rd; est as for concurrent re��iew an approval of the PD coL cept plan and the tentative plat. e proposed in ,� s � y phases. Phase .� will include ,t�` lots to be P p . P The MorningStar PD is two ha,�e n rren � with Phase rop Phase YI will include 17 lots to be developed co cis t y oevelo ed �n 1994. Ph I or Yid 1995, based on marketplace factors. Map C, 'Conceptual Development and ;Phasing Plane and Map H,' 'Utility Plan ". Obew that public facilities will be constructed conjunction p this i� r��ea �� eon u�n,Ntyon w�rh each of th�I� two � bases of project. , No temporary pbrblic facilities are co tte, + a.. le 15 .t� �. PD Standards and Requirements: TCDC 1$.80.12004.) 1. R-4.5 Single &eamily Residential (7,500 sq ft): TCDC 18.50 This zoning district applies to approximately the entire site. � PP PP �" srte� Pro used land us.~� � are detailed n Table 2. 2. TCDC 18.50.050 establishes dimensional requirements R-4.5 u�re rnertts or t District. The proposed Planned Development provides building envelopes for each single-family detached residential lot. The followh g dimensional standards generally shall apply: etachcs i e'ili a s Standard Planned Lot Area 7,500 sf Front Yard Garage 20' 20' Howe 20' 15'+ Side Yards Into�srior 5' 5' Street 15' 15' Rear Yards 15' 15' Height 30' 30' Lot width 50' 60 -80' Building envelopes and lot dimensions are defined for each lot an Map G, "Tentative Plat Map". scent 3. . Driveways may extend between the building envelopes f: and protected I, 'Tree Preservation and Removal street that trees shown as rote�ted ��n tea. I provided tna not disturbed. may . t1 rbed . Open decks patios � cP�s and ar�� . extended beyond.._ into Plan" are f s �ma also be the building envelope P i extend (a) into any . t® within 5' of a lot line, provided that they � u� not exte . _ .. area, (b) into the front yard or street sideyard setbacks, or (3) conservation easement a the do not require the ....y ei BI-I which is shown as they require removal of any tree lamer than � I� protected on Map I, "Tref; Preservation and Removal Plan". 3. Solar Access TCDC 18.88.040.A ,: s is largely determined by (a) tree cover, ') north-facing slope of orient n Solar access _ .:.. _. . _ ... . _ (c) enerally north= the property, bu�lda1�sle land on t and the need to oraertt streets in a direction. those locat., a clearing on the property, slope. Table ,.. � sir ed 'Ta�lw GI..� "Solar �,� .. .... , .- �J( which -has a moderate only o s _� r Access Sumrn,� documents • :A 41 1 which lots am solar lots, and which are exem P t, pursuant to TC�C 18.88.040 D, due .;,10 .;,10 shading or north-facing slope. 10 Tax 18.109.03G Street Trees. Street trees will be planted at less than 40' iiaervals os required by the TCDC, except for lots which already have existing trees fronting the street. )D. Visual Clearance Areas TCDC 18.102 A visual clearance area for all street intersections . shall be that triangular area .. 30 feet distance from the intersection of the right -c f -way line . . Where existing trees are located within the vision clearance arer, their branche will be trimmed to a height of 8' to achieve the vision clearance objectives of the TCDC. Existing topography will be modified, if necessary, to achieve this, vision clearance requirement. E. Off- Street Parking and heading: TCDC 18.106 TCxt 18.106.030(A) mini requires a 9 . minimum of two spaces for each detached dwelling unit, one of which must be covered• Four off - street parking spaces will be require r for each single family g f • y r esidential unit e•. two covered and two within the front driveway. The • require each space nine feet by 1S, as �C&Dt s will re airs that (1) �v (� - p be a minimum of � it feet, access to ;. required by TCDC 18.106.020(A) and TCDC 18.1.06.0_ 0(B) and (2) have d e a a public Street, as required by TCDC 18.106.050(F'), See also the following section of these findings which address TCDC 18.108, Access, Egress and Circulation requirements. See Attachment 4, "Draft CC &DA's ". 1� o TCDC 18.108.060.B Direct individual access to : „ collector streets as designated on the Tigard comprehensive plan reap: • transportation element nt from single - family dwellings . shall be discouraged. geed. will direct driveway r SW Avenue. (The driveway and • access to � ��' 132nd A. rr No lots w1DD IA �ver �re�t' ivew�c accessed from the stub street. parking area for Lot 1 will be a c street) a Signs: : ...T TCDC 8 . 1 avcry platted ed sub division shall be allowed one permanent freestanding sign at each entry point to the housing complex from the public r ght - of way, with the site properly lanakaped and not exceeding 32 2 square feet er f ,ce in area The conceptual development plan permanent marker located at the southwest ,, lan slows one er�axier�t rna ....., P 32 entx ., and SW MorningStar Terrace. See Figure 4, 'Entrance . r of SW ��riCi ��d corner Monument Concept''. The existing monument for Benchview Instates I which is located 17 • . • 6 on Tract "A" at the corner of SW 132nd Avenue and Benchview Terrace is proposed to be deeded t o the Benchview Estates Homeowner's Association. Tree Removal: TCDC 18.150 The purpose of this ehapgee is to prohibit the unnecessuty removal of trees on undeveloped lots in the City prior to the development of those ;pis. At the time of development it may be necessary to remove certain trees to required roy accommodate accommodate str�tcture�, streets, utilities; and other needed t imprOvetnents within the development. A tree removal 'permit will be requested consistent with the approved PD Conceptual Plan. See Map ►, °Tree Preserve pion and Removal Planbe„ Diseased and identified and removed as part of the final rxd dai��,,erous trees will. be �� a pproval process. The trees the building envelopes may be removed only they required d to be removed to construct the particular home selected for a particulr lot. It is anticipated that many of the trees lying within the building envelopes will, in fact, be retained. 1d There is a necessity to remove certain trees in or, d er to ,constrc proposed improvements or to otherwise utilize the applicant's property in a reasonable manner, Trees to be removed for development are those which (a) are required ' o be removed to construct public streets .. (b) t • i • building ets or to install utilities, p rlrtres, to consftrnct Douses w��ti�rn envelopes. Cascade Communities, Inc recognizes are an important asset to recu nines that trees the City and to future homeowners, and t;< ees will be preserved to the maximum extent p4assiblee There is not a need to retain the tree(s) due to the topography of the r land became there will be no effect from the tree removal on erosion, soil retention, stability of earth, flow stability ry of surface waters., Tees will only be removed by the developer if they are diseased or dangerous, or where it .. only ;maw trees to construct homes streets or utilities, �la�5necess�ryt�,klP � homes, One of the, key features of the MornrrigStar PD is the retention of trees that would • ,� accommodate subdivision .; ►.: development, As noted' under the normally be cut down to acct _ • i . Y are saved by allowing a 15% grade on Variaine +•� se this h �.� art, �.. rather than the standard 1. . r Terrace, Fees ar� • Section o g .. 12% grade. lVharnrri eta e, ... g 3. Therein not a need to retain the tree(s) to protect re arby trees as windbreaks, �ad as a desirable balance between shade and © er space. is eQ 1 1 1 1 1 1 1 Trees will be maintained in clusters to 1ninirize the potential for windthrow. in will n 40 The aesthetic character rn the a . not be visual* adversely affected by the tree removal. Because trees will be retained in the NJ'4rthwest Open Space area and in conservation easements, the MorningStar PD will be largely invisible from Benchv;iew Terrace to the north. Also, clusters of trees near property lines will be preserved by the CC&Rs and the location of prescribed "building envelopes." 5. The applicant's proposals , if any, to plant new trees or vegetation as a subs for (� value of the substitute or the trees to be cut, will restore the aesthetic v removed trues, Street trees will be planted where these are no existing front yards trees. I. Accessory Structures: TCDC 18.144 No accessory structures are proposed with this Planned Development application. All accessory structures must be constructed within. the building envelopes shoe on Map G, "Tentative Plat Map". J. Street and Utility Improvement Standards: TCDC 18.164 TCDC 18.164.030.D 64.030.D The location, width grad grade of all streets shall coi form to an approved street plan_ and shalt'_ be considered in their relation to existing and p dann ed streets, t. o topographic conditions, rss, to pablic convenience and safety, a d i u their appropriate relation to the e proposed use of the land to be sewed by such streets: . . a. Where the • i "w : street plans the !ocation of a street rs not shown in. �d� approved w Provide for the arrangement of streets in a development shall either: (r o f continuation or appropriate . : �; . the cor�trnu . ' to projection of existing streets in th surrounding rro�rtdrn ,f .. by the Counci4 if areas or is .cot orart to a air adopted at is impractical to conform to existing, street patterns because of particular ... ar topographical or oilier existing conditions o � the land; � � r j � � f r alignment of bl� 1- �:u Bull Mountain 2nd Avenue n owns to the intent of the The Transportation Study dy and is consistent with the previously approved Mountain Hig hlatids � t Subdivision, which adjoins the site to the east. CD The p`�k�nposed alignment provides transportation access to the potential future tenth � outside Ci+� to the south. This • arcel zs cua r' /o but is development .� -within ... areal ' ..:. , ..,.,', .. • \ . , .. � limits iilstS b.. _., .:. � •�... .. g . B, p have been proposed for this in �.ar PD sate: located �th�n i axd s �JCi o previous street extensions property to the south of the lVir�rn g5t r 19_ v rh u j ti.` • TCDC 18.164,030.F.1 Where nezes.5.ory )o give acees ' or pi emit ,r saAiractory future division of adjoining lunar' streets shall' be .extended to the bounda y lines cf the tract to be deveFt>;pe4 and : Aa. A. reserve strip across the end of a dedicated street stall be deeded to the City; and b. a barricnde shall be constructed at the end' of the street by y the property owners which shall not be removed until t, uthor„, ed by the uty Engineer, the cost of which shall be included iwtr street construction costs. SW 132nd Avenue and SW 133rd Terrace will be Bate, ‘led to the east and south property lines, respectively- of MorningStar PD A barricade will be constructed, and a reserve strip dedicated, in both instances. 3. TCDC 18.164.030.H intersection Angles g prescribed in this section are 'net in the preliminary plat. All The intersection angles resribe �� ohs are 906. See Map U, ontative Plat Map . �rltetseCti P neeui de sac of 300 feet is proposed: Generally, through streets are provided, consistent with the intent of the Oregon Transportation Rule: 4. TCDC 18.164.030.M Grades shall not exceed .. . 12 percent on collector streets, or 12 percent on any other street . . and centerline radii of curves shall not be less than .. 350 feet on minor collector or 100 feet on local streets. and Street; intersecting with a minor collector .. shall provide a landing average five percent or less. Grades will not exceed 12% , ... . eed 1� ®n SW 132nd Avenue and SW 133rd 'Terrace. Grades of from 12% to 15% are proposed ~ p ased fo r SW ..M... nrni n:. gS tar Ter race and SW MorningStar Court. A valance is requested in Section 5 of t is report. Figure 2, Str eet Profile alon g MorningStar Terrace" a nd Attachment 3, 'Street Slope and Grading Compara tiv. , e Anal y ,��s ,show the he reduc . on in grading and tree removal impact which results from allowing a maximum of 15% street r � grade along MorningStar Terrace and MorningStar Court. Centerline radii of curves have been designed to meet code standards. Sn . TC DC 18 164.03 0: Street ligh ts shall be installed in accordance with regulations ado p ted b y the City's drectio.: Street lights will be instal led, in accordance with Tigard City standards. 6. TCDC 18.164.050.A Easements for sever, drainage; water main iectnc lines or other public utilities shall Oiazli' otther be dedio.ated or etl s iri • 1 i 1 1 1 provided for in deed restrictions . Where a development is traversed by a watercourse, or drainageww, there shall be provided a storm weer easement or drainage right- of-way conforming substantially with the lines of the watercourse, and such further width management purposes. • g y will in its entirety to the City of Tigard. Public The natural drama ewa �ra1i be dedicated the 'preliminary plat. and private utility easements are shown on t n, ry p . size, i shape s �! 7. TCDC 18.164.0600A Lot s ize, width, a orientation shall be location of the development and for the type and st.P,pro,przute,for the log w use contemplated, The depth of all lots shall not exceed 2 -1/2 times the average width. Lot sizes range from 7,670 square 000 square feet to over 12, feet. Lot widths (average width of a lot) range from 65 feet tot 0 feet and lot depths (midpoint of front lot line to midpoint of rear lot line) range from 100 feet to 140 feet. In no case does the depth any lot exceed 2.5 times its width. S. TCDC 18164.060,8 Each lot shall abut upon a street other than an alley for a width of at least 25 feet . i All lots abut a public street for a width of at least 25 feet. 9. TCDC 18.164.060.0 Through i!ots shall be avoided i There are no through i lots in MorningStar PD. 10, TCD �. '' 18.164.070.A Sidewalks Curbside, wide sidewalks are proposed for both, sides of all streets. The curbside e sign for SW 132nd .Avenue is consistent with constructed as part of w itr� existing sidewalks c�.is Bend view I Estates, and are consistent with minimizing cuts and fills in this often steeply - sloping area, Areas A. Indicated in 11, TCDC 1Ea „16'ii08® �'ublac use Indicated : Development r vents, 1. Where a proposed park, playground Plan: Dedication Requirements; in merit plan adopted by the �t is or other public use shown in a develop p p y City o whole or trpart in a s ub divivon, the Commission may, re quire dedis att fo or reservation of such area :thin Me subdivision, . . Dedication of 8.0 acres of open space is proposed Northwest and Northeast Open _ w and wooded ravine on the site. No parks Space areas, associated the � this .., . with area. t e plan lfo� a drainageway p are indicated on any City park _�� s a 21 • 12, TCDC 18.164.090 Sanitel Sewers Saner sewer, services will be provided for each proposed lo'. Sanitary sever mains will;, be connected to the existing sanitary sewer in SW 132nd Avenue at Benchview Terrace. This sewer has adequate capacity. See Attachment 1, "Sanitary Sewer Capacity Analysis ". existing sanitary sewer main extends through the site from the adjoining property to the east. This serer aligmt ent will be maintained. Sanitary sewer extensions will also be provided to the ends of the two other streets that extend to the site boundary and are intend to provide future service to adjacent parcels, if and when those parcels are developed. 13. TCIDC 18.164.100 Storm Sewers There are no existing storm sewers which serve this site, which has a natural drainageway transvessing the site. All street storm water will be colt eted in storm drains and conveyed to the downstream crossing.. control manhole will direct low flows side � ©t the drainageway _ .. . e 132n Avenue li treal;ment Swale meeting ��^urrenti Unified Sewerage ~� qua' Agency (USA) standard... The control manhole will direct higher flows back into the eMasti n drainageway. The control man hole will also serve as an energy dissipation device to reduce the potential for erosion immediately downstream of the storm water discharge. See Figure 3, "`water Quality Swale ". See also, Attachment 2, "Stormwater Management Analysis ", for cot potations on Swale desig . Attachment includes computations for Culvert capacity y t, �achni�rt 2 also or c The . within primary n _ . ... P the _ . _ vert ca aci anal sis e e two the site, culverts were ��tar.�ined. the culvert rn'h drainageway at 1��r capable of conveying and the downstream culvert at Walnut Street. Both culverts are c p. the existing and the ' post - development 100-year event flows thin safe limits. �.� 14. . 18.164.110 vOo iraents adjoining proposed b bikeways shall l include provisions for the fture extension of such bikeways t hr ough dedication of easements or rights- of -waa. No bikeways area shown ou the City's Transportation Plan. 15. TCDC 18.164.120 All uti idle ... shed l be placed underground. All utilities will be plaad underground, as ind kcated on the prelitolitarY plat ti Lig TICDC 18120 (A) (3) Additional Planned Development Approvssi Criteria Relationship to the natural and physical environment: a. The streets„ buildings, and other site elements shall be desiqned and located to preserve the existing trees, topography, and natural r drainage to the greatest degree possible. As described above, the PD design protects the entire natural drainagevuay (8. 0 acres). No construction will occur on slopes rater than 25 %. Existing trees are preserved l� • will slo es g,. through conservation ease i tree-cutting outside 'building merits and restrictions on tree envelopes "' b, Structures located on the site shall not be in areas subject to ground slumping end sliding. Again, no structures other than fences and public utilities are �� Deed' on slopes greater _ p P p p than 25% There shall be adequate distance bet een on-site buildings and d other on-site and off-site buildings on adjoining pmperties to provide for adequate light and air circulation and for fire protection. Adequate c e garation between buildings will be p orided as indicated d by building envelopes o n the preliminary plat. d. The structures shall be oriented with consideration for the snit and wind directions, where possible. The stree :.� n and lot orientation maximize solar access, recognizing (a) . "lesig �� ... � the north maximize ct; I9lzln and northeasterly orientation of slopes, and (b) the redominantnorth•south direction of Y t p �) P streets, Trees are retained on all sides of the FD to minimize wind disturbaneeS. e. Trees with a s inch caliper measured at fear feet an height .. a m ground level shall be saved where possible. As indicated above; trees are presented in a ntrbP" r ways, including ncluding (a) 'dedicated open space areas, (b) conservation easements, and () restrictions on tree-cutting outs: le of building envelopes. See Map 1, Tree Preservation & Renihvai. Plan ". • 1 I' C 1t.120(A)(3)(b) Buffering screening and compatibility between i. joining uses. a. CD 18.120.(A)(3)(b)(i) Buffering shall be provided between 'if re types of land uses. Detached single family residential development abuts the MorningStar PD, and only detached single family residential development is proposed. Therefore, no specific buffering other than required perimeter setbacks are necessary. b. TCDC 18.80.120(A)(3)(c) f va ► and noise Tltis section is applies only to non- residential structures. c. TCDC 18.80.12 0(A)(3)(f) Aeces�• and circulation: Adequate emergency vehicle access p 1 d provided. Grades for � <r � ° ro Znd Avenue and 133r Terra= are 12% or less. The 1.5% ' grade proposed for parts of MorningStar Terrace g p �� p � and MorningStar :. � ~s � ... . and ssive cuts and � r Cu ��t are nece,a to minimize loss of trees anc� e��ce, fills, and are accessible for emergency vehicles. 9 g cy The street system has been redesigned on the recommendation � : ' . hammerhead y g o.� staff. A cul-de-sac - and M provided at the Wiest end of MorningStar Court, �:a�d. _. a�rningStar Court has been extended as been r � e e ded eastward to connect with 133r d Terrace to provide better circulation and shorter call -de -sac length. 3. provisions shall be made for pedestrian and bicycle ways if such facilig es are shown on an adopted plan. No bicycle paths are ; ropose' for e g t above sidewalks are h, �i this area of Tigard. and indicated ` pi .. ended on both sides of all streets. A pedestrian trail is located on The northvweq side of the Northwest Open Space area., and connects to Morningstar PD via sidewalks, 4. TCDC 18.80.120(A)(3)(g) Landscaping and open space: Approximately .. - y 52 . percent a i the is si te is retained as space. It 1s estimated t h al at least - o each ui xn g site will or retained in its natura l vegetative condition . A , TCDC . (.:...)(3) ) sbl ° Provisions for public 1g 80 X20 A 3 h ePl � rc transit: Pro�V�t . �. .., transit May be required where the site abuts a public transit route. The proposed site does not abut a public. transit route. ;i. j 18.80.120(A)(3)(1) + 1 .�, y � A B "on to' o !oV', dons o ter 1 &114, Si : Location of all 3,,ns`; ipposet of, the eve!opment site; an the sigras sh ell not obscure ' ;!ehlcte - dr'over's s tet Clxtatic n onu; ent markdng 4 ttrance'to MorningStar FD is .proposed at the southwest ;arner of SW ttd Avert and MoktingStar ,Terrace. ' The sign will be constructed as P« of a iri �k decorative wall h co re; il, be located outside . of the required 30' vision A I arance trit ngle and within a wall easf'°l nerlt as shown on the Tentative Plat Map (Map 7. 'TCDC '18 80.120(A)(3)(k) )raingte: All drainage provisions shall be gent s lly laid Dolt in accordance whiz the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 Master drainage Ply All site draina g e will be dischar g ed to an ;existing well-defined drainageway, g y over, 20 feet deep and is how used for draina a .g. - iew drama eta � is d�s�;l�ar � frown JOen►ch�r Estates 1 subdivision, This drainageway currently receives runoff from nearly the entire , F All street drainage will be collected in catch basins and pipe to the drainageway at a point downstream of the 132nd Avenue 41 roasir ,g. A water gup ity facility meeting USA standards is proposed t� treat this, flow prior to discharge into the drai,nageway. Lots which canno t raiv to t e street due t4 sloping to P gr� �y4 Lots 1 . will be required t o provide seepage trenche3 at the ,ide of tkeit building pq. envelopes to teceivo runoff from the iniperry uus portions of tt,,'. se lots and to distribute that flow a . !overiand sheet flow to the draitageway. 8. TCDC 18, 80.120(A)(3)(i) Floodplain dedication The buildable p toetion Of the property er is not affected by the 100-year flood Lain: 160-year floodplain is contained entirely within the open space land proposed fox' dedication. 'T"CDC 18,80:200 Shared Open Space. Where the open,spate on the plat as commo z open •" designated o" ,pen ��ace kite following applies: � (1) The open space ace area Shalt be shown on the final plait and i ecardQd with the Dire "tor, ,end (2) The opera spate sho.11 be conveyed in of _ g methods? () Ry dedication to the accordtance with Drat o the �ali'o�varz � r'�etltods. a City as p tblxc owned a�d r�inta.. Rn ed os ?Veil Spate :.. or by leasing or conveying title (including beneficial a wnetshl) to a corporagonr 25 i..1 ne _. � � .�,ii. ,r .. ., �. �i �.... .r .. .� i.. r ..{..n �,.•.... .i x �, .Y� .n.... 4.•+ � Y n,. ... rn...f.. t. rMAlr i as Ni U rli b di l I: I 1„ }''•t 'FI - ... ',.. ;�,. y/ i, °app; yate1y 8.0 �tcrc$ of opt n aee. ate pr pos '"' �: i no tot Qtr `ig 6 p nt Spa ;es). In additio , cris e emen Ore proposed toe mire re at Pia: n al t ti�>< { is maintained, aid ` z ± ti►, �n o s' of 'oc titr,C O. t oil otarre�' a, or Tatar, slap64= ar Aa` ong Lots 26 », , , n the 0 bounda,,i 'as a buffer. tt iat ; prov scions of s the a ci nsorvatio c ? n1t� its viii be a iforceah a by the de �clo ` r d p/or hit bo eow,a ers it in, oiliiiigSitar :P D.. �`wtte JAttacllint�e t 40 "Dra �a,� Fi c provisions o the con ery & & &rr eas' �' �; 1, ° s �' Y r�'e�it may ails' ��,,� �� cabll by the pity's option through the Aize of i(ii enforcement agreement rbetwee ,' " aild the y y e roposed MorningSt r 'I complies with All applicable criteria an e ' `t.;i C Planned 13cmetopitnent section. • • e Ws TENTATIVE iATIVE PL A APPROVAL: TCDC 18.160 Ti DC 18464.020.A states that Subdivisions are reviewei in a two -step pracesi a preliminary plat and a subsequent finial pled TCDC 13.32.090„a3 states that subdivision plats are reviewed by the Planning Commission when part of a Planned Development. 'CDtw 18.160.040 requires that a final plat be submitted withift one 13 years of the date of preliminary pat approvals A. TCDC 18.160.050 Phased 'Develepment 1. TCDC 18.160,050.A Schedule • This provision n: eds t® be rea d with TCDC 18,80.100.x, which alriows the Commission to approve P an & D ove10 p nent phasing up to seven years without re-applying for conceptual development p lan review. The "Concept De velopment and Phasing ;P lan ' is included as Map c B. TCDC 18.160.060.A Approval Standards: Preliminary Plat 1. ?le proposed preliminary plat cr aYtes with the city's comprehensive plan the applicable zoning ordinance and other applicable ordinances dlCes and regulations. nit is a low density residential ti,al development within the LDR plan (designation. Policy 3.4.2 i e tin Of the Tigard Comprehensive Plan is ®' particular importance to tl� MorningStar PD: wildlife , Protect fish and ? wildl habitat e a by reoarrngthaw areas of standing arses natural vegetation along r atural drainage Courses rind '.te ways be make lned to the maximum extent possible. Requite that development proposals i o sags �a. t e r timbered or gre; areal be reviewed throut!h the Planned Dev,elopr ent process to minimize the number o trees removed: oved; and Require cl�c+ x. re ' type development in areas having important wildlife habitat , value as delineated on the Nth and wildlife habitat map" on file at the City. The M ® ra ta g t ar PD protects tects natural vegetatio n along t h e drainage course through detlication to the City of ULlia open space and by designation of conservation 4 . easements. water ql�� g, protected by construction of a as+ive water facility l r�ticnswale to treat storm vtater discharge in the Northeast Open Space area. . °s _y fir. 27 a• •erw,� t4 p. • The site is currontlytreed with extensive underbrush. The-proposed Morn ingSt ° Pp g o Although the sit does not nos re,:n d�sn tred to mnrnm�ze the tiiun'1ber of trees removed �tho�i n tlt a p f appear. on the �re� �rit�� saga ort��t values for wildlife map (�'oa�e,�r�taensive Pk Report, Natio l Featuirs and Open Space, Diagram ) the wildlife corridor in the natural dramagew y will be preseived thrc ugh the PD process. " .otherwise sa�tislee the 7�'di proposed plat name is not di�plicatsy ,, ar provisiond of ORS Chapter 92(.090(1)1 he sritO*VbritlingSOir Planned Devela Ment" as unique in Waslningxon County and has ben ! )�.e. �s^�.e. . ty .1 thi � g the Comity n ty � rwe o r b � ascade Communities. i esb .The development rres' e i. . oloa� p nent plat h� basn designed � , end comply wath �.�y as well as �fi,ate subd� y, pn egard s. The streets and roads are laid out so as to conform to the plats of subdivfsions and maps of major ma J � rpartitions Y approved fir adjoining property as to width, gen direction and in all other r. spects unless the City determines it is in the public interest to modify the street or rid pattern. SW 132nd Avenue and SW 133rd Terrace are proposed to continue in a southeast direction through the MorningStar PD, to serve properties to the east and south. ith. (Section the pavement described section of this report ��e�� ' 5), g ement For reasons dP� � � 32' , width of SW 132nd is n variance . . proposed to be reduced to .32 (with no parking) in order to minimize disturbance to natural drainag rays and to adjacem sloping topography 4. An explanation has been provided for all c.i nrnon improvements. Explanations for common improvements are found in this reporrl, and on the preliminary plat map: TCO g.16 ? 7O Applicsttio a Submission Requiretrientsg Preliminary Plat These requirements arty satisfied by supplementary information provided in this .e do Anent and by Map C, sac Development , Phasing g Map Tentative Plat Map" and Map H, "Utility anal �'hasnri Mane', dvla G. '"�ernt p a d ap Uti ty D. Conclusions p nar plat p ' . i Community q ... � is of the Tigard The r�la�nlnna c.orna 1n�s in all respects with the requirements Comprehensive Plan and the Tigard Community Development Code. irk • L• SENSITIVE LANDS: 'CDC 18.84 1t'DC 18.84.010 defines ;sensitive lands s those which are potentially unsuitable for development due to •their location within the 1O0,year floodplain, natural/ rral drainageways, wetland areas, steep slopes or unstable ground. The purposes of `111CDC 18084 are to . minimize erosion, promote bank stability, maintain and enhance water quality and fish and wildlife habitats, and preserve scenic quality. No development ment in MorningStar PD is proposed within natural draix ageways, steeply - y � �' g'S p ands ®r floodplain sloped (�,, 25%) or geologically iinstable areas. There are no wetlands p areas on the site TCDC 18.84,015 Permi tted,ProhibtQd end N ® nconforning Val �. Permitted u Permitted ses within sensitive land areas include lawns, gardens and play areas; community recreation uses such as bicycle and pedestrian paths, athletic fields and parks; public and private consei vatien areas; removal of noxious vegetation; and fences. A pedestrian pati, exists on the northwest side of the Northwest Open Space area Conservation easements are provided for Lots 1, 10 and 14-25, which prohibit all development except essential tial sewer services and fe nces. The cons. ery ation easements serve eme nts serve as private conservation areas and the CC&R,9s strictly prohibit removal of existing ng native vegetation an d prohibit activities, which would be detrimental, to these natural areas, for example, dumping of yard debris. See Attachment 4 , "Draft Conditions, Covenant, Restrictions1. 2. Separate administrative permits are required for installation nf underground .. �, +�, anti. utilities, consti action .�fYrr�adwa.. improvements a�i�, sidewalks, minimal gron.nd disturbances short of 7a,ndform aaF eratio � ns, and repair or reconstruction of existing utilities, en'ta im • ants resulting T'► the extension of SW 132nd There p resit taa� from e are no ad,� it�Qn environmental .... ., ., y been filled and culverted. across. the drainag��a ravine, because the . ��. already bee .:w: ... :. yep ecausP a ravine has alt d. However, a reduced pavement width of 32. is .suggested so that additional fill in this sensitive area can be avoided and so that excessive cuts/fills for further extensions of this road can be avoided. A public utility proposed • . .r : �... r , . ., ..: c , .. ....... ...... .... . � �acc, .. 3 ;... .... . � �° t�;' pr'�vlde sanitary .... rc z�t��i . ea.,�eriientis ta�vard�. E►fte rear a� �.,ots 14 �, � .. , .,.. . sewer ser•.��ce` for these sloping lots. Te , iblic utility easement across Lot 1 is required to alio* sewer service to be extended to the Mountain i h land� property to the east: See Map GIs 'Tentative Plat Map a• jf, e 10 f'ootwide constIvation easenient proposed for the rear of Dzits '2 c 31 is iiot- required, since this area is not sensitive land, but is proposed as a voluntary action by the dv%veioper in order to provide sor. ° visu l b offering for the neighboring property tc u south. .i*CDC le.84.040.5 grad .0 Approval Standards for °Slopes Over 25 Percent and Draluage*i ys The approval standards for both types of disturbances are the ,same, un esS indicated otherwise below. 1 axe c, .en�t and nature 'of the proposed land form alteration op e developnz nt will not create site disturbarrwes to an extent pleate than that required for the use •y, the existing embankment across the drainageway is re-vegetated, with many young gidor, cottonwood and other native apecies. This ` crossing will be used as the road crossing in Is current location. The intent is to construct the extension of SW 132nd across this x existing engineered fill, without significa ^tit disturbance to y'utig vegetation, growing on the sides of this eniryanhmeut, Utility � t er chi g will be done only as necessary to install sanitary services to• the rear ©f Lots and 1447 The proposed land fortn oaten'do or development will not a.esatlt in erosion, streare bank sedirn, pours' instability, or other adverse on -site and off -sate effectl or ; aartis to 1±fe. or property, The most effective erosion control measure is to minimize const� ction within l , MorningStar PD will limit Al uilding drainageways �r on the steeply sloping lands. � �� -ciit �� i i ...' ` •.... th area ... will , ,. sensitive activities to lands of 25% slope or less. Sanitary sewer construction within iz_� drain lands a w ll be to the area serving Lot 1 and Lots 1447. The storm limited to SW 132nd Avenue r water quality Swale area and construction access to pipe from � e to thew q � �l ual� ..... ... idy swale area adjacent `to Lot 1 will crass sensitive lands (slopes greater the water cl � � � �. ;�� . than 2�i%) Therefore, ,ale'.elopntcnt within the sensitive lands has been strictly limited. The following ddit.or ai en sion control im asu„ ake � shall e a All erosion control standards prescribed by the City of Tigar and by M Unified Sewerage Agency (USA) slain be observed,' ,'a "p• • fl 77 • Pt ,t, ►.. i2 �; PDES ea osioki control permit required for residential evelopri ent sites greater than 5 actet shall be prepared' and submitted OIS requ;ke Ott fencing shall be installed on the downhill side of the limits of co struction and shall be maintained in place until site vegetation . has hen sufficiently r'-established. StO m wat f{i` shall bct <h rated away fro, i4 the erosion q ontrol swale until egetation. in, the Swale him become sufOcientl;yr established. The 'h , h flow ,outlet stort,n pipe shall be riporapped at •tine outlet into the exis ins d caiaageway. Existing treet within the building 'envelopr s shall be left hi p1;ace aid shall' be removed only its necessary to aec ernp ish site tgrading as shown on Map F, "Grading Plan" and as dieeded` as each hero is constructed. Chopped straw shall be applied tr steeper areas as necesviry to control ,erosion. C Erosion control in very steep areas 6tich as the 2%I 1 V drairiageway crossing embankment which becomes disturbed by utility trenching shall be controlled b y using jute mating or > x similar with hyds+osecding. All disturbed areas of the site than be reseeded immediately upon completion M public facilities construction with a grass seed ,eetl nuxture at the rate of 5 pounds per 1,000 square feet. C� All silt fencing shall be kept in place and maintained until site vegetation becomes sufficiently established My areas of erosiorii within the site shall be regraded and re- Seeded as necessary to control such erosion. Building envelopes' will be cleared only as necessary to c onstract each particular home and only as such home construction is scheduled. Catch basins prove g P : r ., coed �vath ge�te�tle. d��a .��reet • dry :3.a e x+,11 be a;ot • fab� i and drain rock placed over the.: catch basin • r ,,� and . ,. p � - inns. • l 31 1. •• "�i 11\riiriager4s,:: Th e water flow capacity of the dmingewav Ls not decreaseti l ,f)tue site will be ;11Ocated Well above (at least 20 feet above) the ,watt.,r eli.tyadons'in e oliOnageway,, Bui1dg design is not exilected to be arse1y iiritaeted by tliteiwiter, Also, all home sites Will be lell:cated on lands less man 25% slope. „ t fti the, drainagevvay %via not be redu.e, et_. tsgtoriti wa,ter flow w� A fl' ritt:timuaeetre; same drainageway carrka Lots l3 td 25 will drain 14.,‘ tt the drainiagewaynO6trearri on SW 132nd Avenue through backyard, flow-spreding) Seepage treitchea. 4 Where natural vegetation has been mitoved due to iiand form toteeation or develoihments, the areas hot covered byst_nactures or intpelvioi4s sutfaces .7"idil be replanted to pleven# erond,n m accordance with Chailter 114,104 L,artchcaping anti Screeni*, All itlisturbed areas will be replotted to prevetit erosic)ft inunediately upon eotripletiloil of ii" ction' ' , (irietinageitAy will he reptitaed by a pi41)11c , adequate size to (reer,)mpitOdate floit):'140fceordeitolce with the adopted ,F. Draiage Plea, No new eitairtagviay Otriiiritt/res are prolii)ted to be ntrcted. The are adequate to, terve,existitig and fuure development rei4oiaenietitp,' See AttatilMeiiii..:1; ''Stprrivvatele Management Mayis I. C. TCDC 18.846050 App!icatimi gabidasion Requirements „ An existing site colinitions alysisi a site plari a grailitig plan, avIld a laiidscapiitg plan are provided with this PD application. , • „..r4 '• 32 1 1 VI. VARIANCE REQUESTS: TCDC 18.160.090 TCDC 1880.080 states that, for planned developments, the lot dimensional standards : b' a • r � • 4 (minimum lot size, setbacks, lot depth, lot width and building height) do apply, . ,. • perimeter t for (a) the ; � setback from garages and Co) � setbacks at the er:raeter Of the p �� g 8 f'� �' P J Division project. All other standards of the base .�,o��e, and,, by i�nplicatPOrY, of the Land �i and Street and Public Utility Improvement Standards sections of the code, do apply unless adjusted through the variance process. Variance & to provis ons of the Tigard subdivision regulations can be processed under TCDC 18.160.090 as part of this combined land use application. No variances are proposed to the base ..gone standards. However, this 11. Planned Development proposal. involves the following modh ficatfi® of applicable public improvement standards of the TCDC: 18.164.030 Street TCDC lt81649030.D.1.a Minimum Rights-of-Way and Street Widths: 40 foot Minor Collector Pavement Width 50 foot Local Street ROW TCDC 18.164.030.M.1. Grades and Curves: Grades shall not exceed . o . 12 pt.mfmt on collector streets, or 12 percent on any other stree t REQUESTED VARIANCE 01: Minor Colle ter Street Varianceo Reduced pavement width for SW 132nd. Avenue extension (from 40' to 321s s• The standard .... pavement width for a mi • p � minor collector street is 40'. However, the, existing 132nd Avenue i� 36 feet in width at the Intersection with Benchview Terrace g ,. at the e MorningStar the . : + . w m' d : . 32 feet through ntry� to thc� site. This 36 foot width is recommended to be reduced to 3? through the MorningStar site and as it is further extended through the adjopining SW ;,� areas and ravine crossings. • Also, .. . t required ages due 1 , • since , �,� parking is properties to thy. steeply .sloping ar�, no lots : no p directly , equired or recommended on S� 132nd Avenue o ots will .. accessed from the minor collector: Construction of a street -4(.. tiss these ravines further south ti'lim o ,? ,w MorningStar site will require extensive fills. Such fills will adversely impact the ear famitental values �ted with these d &�ainage courses beyond the current project, Cut and fill, associated - w as well as environmental e .. n ` , �.M of � �" nYnental degrada Yican� would be �nA�n�zed by using a pa��,�:�c,�ei�t width o� 32' thenughout for the extension ., :. Also, parking g il' e p onibited be ' of SW 13�rad Avenue; �A: lanes r :t� should � a ll 4r on both sides of the road. Two five foot bikeways and two 11 foot travel la should b ade »uate to serve this future connector street. This configuration should 9 � be adequate to a 1 .a .r eti M r. 9, 'At 9 1 handle minor collector traffic in this steeply-sloped area • . ° Other impacts can be reduced by allowing this variance to the minor collector pavement width standards. REQUESTED VARIANCE #2: Local Streets l ght.of- Vay Variance: (from 50' to 40'). Reasons: 'hers are three ;seasons for requesting a reduction in right -of -way width for local streets in the MorningStar PD. First, 40' is sufficient to accommodate the 26' pavement width allowed for local streets in a Pb, plus the 11' feet needed for curbs and sidewalks.. In addition, public utility easements will be provided in the front or street side yards of all lots. Second, MorningStar PD is already providing 7.1 acres of dedicated open space, 'thus reducing significantly the amount of buildable lend in the subdivision without a corresponding density increase. A slight reduction in local street right -of -way width will help to ones the amount of buildable land lost., and will allow for slightly increased lot sizes for prospective purchasers of lots in MorningStar PD. Third, the reduction in right-of-way i s equivalent to reduced front yard setback acc sAnce it allows homes to be placed closer to the street This reduction allows the building envelopes to be placed further out of the sloping lands adjacent to the drainageway» This step further reduces impacts on sloping lands, minimizes fill requirements for any home o placement, . . and helps 1ps to preserve bac kyard treed areas» The . � e�iou..' 5 approved . nc a w II subdivision for this site included a 37 foot street with fo ot front yard setbacks, NorniugS.ar Ph only asks for a 40 foot ROW with 15 foot frcort yard setbacks_ Qt1 ST FOR VARIANCE #3: Local Streets Clradie :t VVarlanee: Increase in MoniingSftar Terrace and Morningstar Court Maximum Street CraJlents (from 12% to 15 %) The streets in MorningStar PD have been easefully located to minimize grades by _ Nevertheless, adherence o the street . _ ° to gradient following contours wherever possible. ._._ » :..... g ... p of 12% for MorningStar Terrace and Morningstar Court' would excessive standard » would ..., . excavation requirements and w significantly and adverse affect the i �i��yu.i�eese7�ces�aY� q � adversely ati ect � e slit indicated on Figure 2, "Profile along MorningStar Terrace, increasing the ',lowabte slope on these two streets from 12% to 15% would mean saving 53 additional ti ees, reducing .. .. • .; grading g » ...p by 6 acres and red '° g site grading " q... irements by the extent o din im ,act tr: .... f site ra 32600 cubic yards (2,700 dump trues Loads) of excess cut. With the 12% t'e u .. ...a. �d slop standards ° z .... disturbances to soil and cuts of up to 21' would .. . P. ^+ , �._ e required, resulting in unnecessary xstur .. . , . vegetation, and increasing the potential for erosion, despite even the most earth! n practices, racticesz r) Again, the proposed MorningStar PD contrasts favorably with the previously aporoved Eer►chM ew II project, which allowed street gradient. • up to 18%. A. Approval Criteria for Variances TCDC ]�.k�o�12.oi3 A � This section 5tates that the applicable criteria for variances from subdivision (public improvement) standards are as follows: ;-at circumstances or conditions affecting the property e 1. . ��e��. c`r+��rtasta�c�r a � P .� which are unusual and peculiar to the land as compared to other lane which are ,p similarly situated. The P1) srocess allows design • : ; .ty Ns site specific concerns. The subject �� ws for desa n flexibility t® address ` projserty is steeply-sloped, by ravine. These factors, tee �l slo wd, covered with trees, and tf ��►�;;�sed b a a°ava ire combination, result in an limited amount of buildable land, and just* the need to =utilize the amount of land that is devoted to public right- of-way and street pavement widths The variance is necessary or the proper er design or fiaction of the subdivision. The above variances are necessary to provide an aesthetic and efficient use of the most buildable portions of the sgte: . fficient .:se of these areas allo ys the lar g e increase in on easement areas compared to the previously approved ,�.�c o' e � are public open space and c ®�aser�rati h In the Benchview plan, only 4.5 of �k space were set aside; '' enc' +�ievv II plan. � only P ar dedication, plus 132 acres of conservation IViarn�ng��ar proposes �.o acres of apei�� space . , p easement apt Oas. The ROW allows for variance f© local street �tJ''� al adequate ..: ,, . . v�d proposed r . r a�c, pavement (26 allowed for planned developments as well g . and sidewalks ort feet) a� as allowing fir e► �rl?� an ' a both f sides of the . . e t 7 e . additional ..' right-of-way - (5) .feet . . . p. f the . proposed 40 feet provides no additional benefit to the street. ,ereduced right-of-way only affect a the effe ctive front yard setback. Reduction of front yard setback is advantageous in order to help keep building envelopes o f steeper ground and is more c onsistent v ith recent neomtraditional planning: ... .. Can t The proposed variance for the minor (collector Ii necessary for the p.. � , � the r pa�►ernent Width provides adequate travel lanes (by not proper g e li because it p q ( y des��r! .. f tl,e su iii ', i cs fill impacts to drains ewa s and excessive ay, h g 20% slope to the sweet .ditm �.� a ovv►i�a parking) M n ,. o � averages about �0�10 crt�s� sip �� ., en ba�nktnents kltuts in the hilly terain wh c ave tr.. : au variance fir The proposed ._ _ : -.- ,..t. �tim�.gn. local street , grades .. ,..- . , local t� grades u' ... ,.. 8 (to streets r �R, 1 up to � to a ma uni of 15% instead of 1. la) is necessary. to save trees, reduce site grading, 35 W., • PIM ,pay o reduce tie 2I fy t deep eut,wbcl won lc "be caUsed,.by t 1e 12! lie anew of the variance WV l ro a detrimental o the pubXiic lea l , safety, and welfare or irettirious to the Fight of othe owners o to oily. e granting of the;vai'iances will serve a valid Public Purpose,, by siir nnizing excavation cutt and fill) in environmentally sensitive areas, xnaint fining tree cover, and minimizing 'Otontial. erosion impacts. The 15% slope will not impede emergency vehicle access. reduced pavement width on the int* collector stVezt Will not impede traffic :. reduced right-of-way width for the loaf streets is sufficient. to allow construction of street, sidew;'liks, and utilities: s.. for the preservation The � .. rv�'�at� and en o .... , cnto,fa, variance is �cces ' f � P ,� y substantial property rdghht because of an a traordinaiy ha h p which wau` -., �d substantial property strict compliance with the regulations of this XitXc« 'rooey.interests would be adversely affected in several ways: st, the lots i the `subdivision woa.�ld be substantially streetscape antiall less attra4;t��ve xi the escape of ; Mor, ingStar fie') were defined by. 10' to 21' cu Seconds the . - i t- of-way y for local struts Allows for larger lots In this reduced r� t of �a width , situation, where 52% of the site is already dedicated as open space and wheAe the site is being developed at only 66% of its allowable density, it is important to maximize the amount of buildable land that is in private ownership. mall.. the .proposed Mornin Star PD requests . � .. and 1��s� t�ati9� substantially fewer: volutes than did the approved Etencliv w II Estates: By reducing the iiumber''of lots and restricting the proposed development to :the portion of the site situated on lands ,._.y o.. es less than 25%, most a by, l� *tit s�, p � ost of the variances ire • nested '�: ,arid ' reinted to, Benchvietiv II were eliminated in tie design of Morningstar PD ,4 ! u* 'tic; three requested variances meet the standards for granting mting vair,ances and are r,.00sistent with the efficient and functional design of the site and are based on sound envirortrnental and 00,410 r�nc1 les: 36 • vitt. P ENT A " inir rium A es per Lei;, 7j5OO quare Feet umbiir of �� • i ��si�® Se��tev en giy TrOrdafeP from Sensitive Lands • is l eosi ►e Land Area x,43 bees Divided by ;i:� �t�n�M �I�rix�ri�sr� Lot Size of d �:� SF /Lot 1 s 5 l uit� 1 ed ,k, �5%, for reduced allowable der'sso TOTAL ALLOWABLE LOTS, TOTAL PROPOSED LOTS Percent of MR ximum Allov_vaLlsi i ldential ill ll�'� $ cail"cula ions Oak! y Engdn�a+ rin , Inc. NOTES: _ hoitit Itutrervic)ut Area Computed as average building eriveli.pe 40') SF for 1)tiVekviray Apron, 2. Tract 43" to be deckled to tlenehvievy Estates I Hottleo*Iners Association for landscape buffer strip adjacent to BenchView Terrace. 3. Development Land does not include the pc non of f0t$ which are designated as C()zserVt,ItiOlt Easement Areas. IMEN ' Eli ME MIN M rniz g$ ar PAID. Saar Aettcss Summary 4 z rte# ,ti�' {.mfeg: N NO NO NO NO YES YES. YES YES NO YES YES YES YES= YES Percent Meetino Solar: Standards Remelt of Adjusted Lots, Frercentof Exemptsd Lots TABLE Solar Access Summary Oakley Engineering, Inc. November 19 . YI` y�/ l�' yi%• i%`•'+/'►'! Yrii�..✓ i�rl�. ',I/�';f�5►..r.i.' "�/';►l'„f�t• ,�•.rSw,.,��,�`lI MINOR COLLECTOR TA CTI N ernrough Hd i Areas) �,� 1w .ws rr amm +.iio�:.Jaatem'�snen�stwkat.+o; mad tga,mm�d I��.rJ ax� DRAINAGE PLANNING & DESIGN, HYD1 OL OGri c.PVIL ENOINEEMNG. & SIVE )EVELOPMENT 700 N. tiloyden ler. Or. Suit' Soso, Pori luliil OR 9/217 TEL. (503) 200.4411 PA k. (503) 209—/656 .,� .:•�,rr►n=, er e,in�+tirxrvi�i � �4 na.nrs MorrAngStar Planned Developm Tigard, Oregon EXIST. GRADE LOCAL STAEET SHED PAVEMENT SECTION NOTE, WHERE EXISTING CROSS GRADES EXCEE )10 , A 4 ✓ CROSS SLOPE IHED PAVEMENT Is PLANN1 VD TO REDUCE EXCAVA11ON AND TO REDUCE DRIVEWAY SL.OPE,S ON UPHILL LOTS BYOAKLEY ENGINEERING, INC: DRAINAGE PLANNING' At t ESIGN+ HYDROLOGY CIVIL ENOIikitERINk, itk, SITE ©EVELOP $ i41` 7P0 Pl. itditdovt is Dr, fit 310, Portland, OR 9721/ n L. (SON no-7411 i - t:, t, (503) 289 ».7056 'tdOatQR-STXS; I i .2ric d1 01.if3 ; ,J. w,' �,I'._ +,,1 Mornirn Star punned Development Tigard', , Oregon [Page Too Large for OCR Processing] LOW FLOW M HARGE- CONTRO MANHOLE / ENERGY DISS FATION MANHOLE A , \$TORM LRAN PP tseamiatntsupieni CASCADE COM UNITIES YNC. by. OAKLEY ENGIN ERING,_NG , DRAINAGE, PLANNING & IOESIGt+I� HYDROLOGY, CML EN :INEERINO. & SITE DEVELOPMENT 70I ►:. 14000 o. Cr. Sub 340. PottianQ.. CII# ,97 17 TELL �Oa �a9 - 74 0 289-141i -ti FAX.. (505) 289 -7656 c,tiuoas t ,c WATER QUALITY MorntngStar Planned Development Tigard, Oregon ' w a ,� ��, • �; tit 4 ►, }►r � „��► 1111101111Pr PEREk` IAL I ' . GROUN _'DOVER .,(DOE OBSTALial',PIGHT e. 0111 off:•. ,: �I f °'°6' HIGH CURVED B ICK Wt4 WITH CONS S11 MASONRY CA' AND ACCENT: NAME ,,, or�,geftr 10,0 MI BRASS LE TERI�'NG AFFIXED TO WALL FACE BRICK iALL H, WITH cONS1 RASTINC) MASONRY CAp c 21x2v SOUARE BACK PLLARS AT ` CENTERS CASCADE C0 ` ¢ INC. ENTRANCE MONUMENT CONCEPT � � OALE LNG Ai`� ' ° �•�ia�� INC: .. C1. ENGINEERING. & SITE DEVELOPMENT rnxr t� � l T9©RAINAGC PLANNING & DESIGN. 1YPROLGGY: � No don IC, ; lin 5■itst , 340, Portland, Oft 11Zi T i c Ore th TEL (503) 29741 i - F'A�6, (503) 20944656 .... :. . • . G: J4BS CCI\AiOR MOR- B101+1. 11/22 03 AT 13225 SW GAARDt ST. C M CADE COMMUNITIES INC . BY 4A'JEY ENG VEERING INC. p NAGF P ANING & DESIGN, HYDROLOGY, CIVIL ENGINEERING. & 'SITE DEVELOPMENT 700 N. No dtn Is, pry Sbild 340, Portland. OR 9721, TEL.' (603) 289 -7411 - FAX. (503) 289 ..7656 CAJ005\CC M ... 10/10' .. .0° f,S -ViCN, p3 AT itl3 LOCATION MAP Mer nThgStar planned Development 1r)gards Oregon [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] The onosite sewer mains shall be a.minimum of 8" diameter PVC SDR J5 aLd all have slope in exeer4 of 0.35%. Sanitary sewer servke laterals (4 diameter \ extended to eacIiii lot with a minimum depth of '6 feet at the property line. Whte the lot slopes dOwifihi),1). away from the street, additional depth shall be provided, 4:4.'.444 ••4 00044 1.14 �j4Hr4.1 01441.{4 inn 440 4 •444il4. 04114. 44 4.41;.0•. 44.• 44••••• .14 40 / :1: +... 14.44. 4 ll •4. :4144. 44.41 10. 4 I f IN 4 1 4111{413:1 44400 441 . 000404. .0001•« .444441.14101404 01:41+:., 4.0444•01.1.141 11{44.4• 1414..••.01 414.1 YUE! 444r.4,r i«44 N. 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W4L� .7 C t 11aee 1l1I,Td0 414 liE N411,r +:,4 ..w1�.Y,• ..10•1 1 11441444( 14111.41111 40,1441/4• •4 11 1! r+llir4 %1 C.4 144.4• IxM4.•4. 44..4.01 0 .414+•.11,.1.,14114 4410,,. 144441111 \11.11411 41114{».0 O.UIiNrl++4 •41141 J INf4.1�41NN•44• 4.44.4. 4.4.110011414.41 H gr.444H1�1 it 1 . Cascade Communities, Inc. g i Drainageway Swale Capacity �[�rratia Star P�.�. Water Quality and Calculations By Oakley Engineering, Inc. November 1993 psi ,Ca1cU rat � area is 9.0 acres. A total post-development The total MorningStan site drainage p development . assuming 2,640 square p • 640 s oars feet impervious area • and sidewalks shown on the plan impervious P sous area of 3 T� acres was calculated a of streets an per residential lot. and by measuring the area F view. T or the purposes of these calculations, all site runoff was assumed to drain to the propesed storm drain discharge. As required by Unified Sewek age Agent, (USA) ' quality design for the site discharge was calculated using the Fly - standards, the wa�to.,� ual� de�� n flaw.., Santa Barbara, Urban �...,, dk ograph Method assuming a 436 inch, 4 hour storm: A total . water quality design flow of OS CFS was calculated. In order to meet the required phosphorous removal rates, USA standards require water queity swales to be designed to have residence time. Residence a 9 minute minimum n the total swale lens thAbl� time is calculated by dividing swale length by the water quality flow velocity in tine sward. USA standards require flow velocities be greater than 0.5 feet per second (fps) and less than 1.5 fps for tl, e water quality design storm: Flow velocities were calculated using anning's equation assuming a trapezoidal cross section. A swale with 6' bottom width, 3H 11V side slopes, bottom slope of 2% and n- value of 0.15 was found to result in a flow velocity of 0:52 fps: For this flow velocity, a total swale length of 281 feet is required to met the minimum 9 minute residence time required • stability for the 25 year design storm, assuming a maximum flow Swale stalbalg � _was checked for design year design n flow of fps maximum flow depth of l,: . y 8 velocity of 1..� i� . �: inches ._ 5 feet For the 25 calculated, �... .._.... FS ` p . ^ . e ty .9 fps were calculated, which 5: T CFS, a flow ��e tt� ®f 8:5 and ........ flow velocity e� Q are within the acceptable range for swale stability. Venn lv `°t . ed into a well defined drainageway ewa� in the northeast discharged g y► rt' Runoff Avenue Walnut f culvert ..... u the site is ss ...,. .. - . f the 132" 1�:venue and vl�alnut �� r�et �:ul''e from portion of tie site. 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Hayden island Dr. Suite 340 PORTLAND, OREGON 97217 (504 289.7411 FAX (503) 289.7656 SHEET Mca. .. s., OF CALCULATED 81'.,_, bL.S ._ _ _ DATE q CHECKED BY. .. Ij �m . � trr.;+rrrs SCALE c p 06 �.:w%^ 9 r w Wen, 0 err.: ® j 14 4.. ch r'id ?'"' i ate' ' ^1,,! 1.-t) an �lzi, OPhl l to Ohio PPl IE ttAL iftt 4 C e ttachinent tree t glope and Grii►ding mparative abrsis v ice requested ,for increasing ma*4munt lon tudinal ,slo pe : or local street re'rofil along • orningstar T`elsaace' "y in the rinain dneament shows the existing gra a on the proposed road. centerline. The road 'locatign was;+selected to inininize grades and t(ic provide access' to lots with:nt`buildable ,orti,ans ,0,5f the si ae. The ✓o standard ope requires cuts from t o feed, to 21, ff)et. In o nparison; the X15% slope regaues d reduces . these cats to a Maximun,. the 12% slopes does not "daylight at the: end of the street. Theiiie still ii, cut m cess' of 10 feet alike rest end of Mor ,ning" tar Terrace. ibit 1 to this Attachment shows the grading plait which watld be required for 12 a maximnrnn local street slopes. '' xten$ive areas of the site will be severely graded by this limit on street slope. By comparison Exhibit 2 to this Attachment shows the mush less extensive grading plan which would be ' .. possible with a variance fair 15 ra maximum ' ; h longitudinal �t�,.d�na sl��pes. nl If 15% maximum street slope for MorningStar Terrace and l !orni ngStar Court is allowed through the variance process, the, following reduced impacts will be realize O 53 less trees removed O t 6 less acres of site grading 32,600 less cubic ye, ds of cut • • The benefit of these reductions are .:.., r. e. du c e impact a ct .. . o n the environment t r ° ugh he preservation of a significant number of trees, I ens risk of erosion of a smaller area di, exposed soils and less steep embankment slopes, and a more natural ',Amid appearance of the subdivision. In functional values, e driveways will he more suable due to flattet entry slopes, and the visibilil on exiting driveways will be improved, T''he i volume to 7,600 cubic y ,.. ;. .l . o .. .. ; not �iin easonahle reduction in excavation v .. r , ,. -.A.. rids (a large, but n .. ... ,��. .,. quantity) will reduce, fill impacts on this site or on other nearby disposal sa oS. [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] tric DECLARATION OF COVENANTS, CONDITIONS AND RESTICIIONS, FOR MORNINGST? R PLANNED DEVELOPMENT CITY OF TIGARD, WASHINGTON COUNTY, 3TAT'E OF OREGON DRAFT INDEX Page DECLARATION 1 ARTICLE I Definition.s 2 ARTICLE II Restrictions 3 through 10 ARTICLE III Architectural Control Committee 10 & 11 ARTICLE IV General provisions 12 & 13 **TAB * * *e •ke T.0 i}s eF4 •st ** ** * **iiss ip 4 R.* ** � * ** * ** * ****** * Ne oei ***** ** ThIS DECLARATION', made thi s _,e, day of December 1993, by Cascade Communities, Inc., a registered Oregon Corporation, hereinafter referred to as DECLARANT: AS, Declarant is the owner of certain real �;' o ert , in the County VIE rl described 113ed as follows: of Washington, State of Oregon, which is, more particularly d s. Monln g Star Planned Development, a dul y recorded e. d subd. visen within Washinngtoii County, State of Oregon. V1EREAS, Declarant will convey said property subject to certain protective covenants, Conditions, restrictions, reservations, easements, liens and charges covenants, for the benefit of said real property and its present and subsequent owners as hereinafter set forth, ® NOW, THEREFORE, Dec with Declarant hereby declares all of the said � esthata property, the exception , .. .. " "B", " ", " ",.,.. " of said t t ro ert� with . of T acts A � .; ... , . dedicated �% "D", and .� City of d flat and ..� d exception `on of the open space parcels w Tigard, is which ate following easements hall be held, sold, and conveyed. subject t , , .� ... . �-. shall to the o q restrictions, covenants and conditions, all of which are for the purpose of enhancing and protecting desirability' .attractiveness ideness of said real p�ra�perty. These easements, . _ d attract the value; � reservations :and- conditi ©ins shall constitute covenants to ra�t�ni;'��oitI�' Hants, restrictions, the la,nnd and shall be binding on under having . all persons claiming ru e t them and s t tv$r thereof, end . a acq i in all right, title or interest in the described o any r to .. and be limitations upon each property thereof and his heirs shall inure 1,o the benefit of a 1 and Assigns if an individual, or its successors and assigns, if a partnerrliiip or corporation; Page 1 of 13 ff`+ treet Parking Spates " shall nean a d area acceas b1e fro a„ p bl c street an axed, to such street in lading, spaces eiclused by a gar having a size : o f at le feet by 18 feet.�r "Owner" shall :mean and refer to the record'o aer, whether, one. or more perso gar entities, of a fee situ le.'title to any xkt which .is. part of the properties, including coftt! :p buyers, but excluding those having sub ;: h interest merely at. security for performance o. obligation tesi portion ur , �, derace °� shall mean that for � . p art of anv struetrAe intended to be net.i�►ie� one family as a dwelling ,° together with attached or ,detacbwd garage, as the case ma and the patios, porches, or "steps annexed thereto. �'4 am w r ( n ti e foll aw?g restrictions nhall apply to the occupancy and use of said ,real property and shall be for the benefit of and limitations upon all present, and fv,re owners and authorized users of all said property: lc No lot shall be used except for single family residential .purposes. Mobile 411es are not permitted to be placed as a residence on any lot, either teaaporarily or permanently. No ovocNres of a temporary character, such as a trailer, , recreational l� rY vehicle, basement, teat, shack, garage, barn or other outbuildings shall be used on any lot at a gay time as an additional or only residence. D. Exterior buildings such as a private grewliouse, storage unit,, private swimming pool or similar detached structures are permitted if the location, size, design, and decoration on or such structure is in conformance with the residence as determined by the Architectural Control Conmttee, designated by � Declarant. No such exterior structures shall be constructed or placed on any lot prior to eolt.tructiou of the residence. vnylliteig Size The dwelling, exclusive of open porches and garage„ shall not be � less than 1,800 r square feet in floor area for one story homes and not less than 2,000 square feet for homes more than one st ely. .nd get. basements � All ea are shown on the l .�. Al easements , ,�y Final Flat for MOR1r1INCaST� PLANNED DEVELOPMENT. .:. . ,. ., ii ei y: Building setback lines are shown on Attach rent A Ca copy of the plat � t building envelope line will be recorded as Attachment "A" ». The set b ac t for the front of the gaeage shal l be 20 feet from m`the right-of- way fine regardless ess of s o �k shown, ge 3 of 13 D "' c onservatipn easements 'a`�ct��'I`;s 1, ernent restrictions area stated in Para X2175: `� and its 13 aph 4 13e.cori. e l nal ' Plat for ORNIN G TARP � E) : DEVELOPMENT indicates t a i restricted by conservatIon easements.. These corservatio.0 easements may he ent Ced by the Declarant, by toe City. of . llgarct ,r by,'the' owner of any lot with apply to t OSTAR PLANNED D g � PMENN'T. 'Thm fox owing restrictions Fha!i app to the conservation easeineTic areas shown on he IFinal Plat: ' Ike natural seep b and rapentspace values of the conservation elasement area shall be zaintained and protected. Any uses within the conservation ea- scalent shall protect natural resources, maintain or enhance air ' an water qutility, and preserve any wildlife habitat or natural vegetation characteristics of the real property. Any trash, lawn or garden debris, or other unsightly or offensive material W1ii h may be pound or deposited within the conservation easement area shall a in mediateiy removed by the °weer of such conservation easement arse No temporary or permanent structure of any kind, including garden or too sheds, patios, decks, communication devices or accessory structures, shell, be placed On, or above, or maintained upon the easement area. However, fences within the conservetion easement area are permitted Silbject to the provisions of section 9.1. Camping and fires of any kind are prohibited within the easement ar 4. The use of insecticides, pesticides and /or herbicides is prohibited within the conservation easement area, • Installation ... -gr .. structures, . ��f above ound - p�trlityes, . gables; or lines shah not made above or within the c1 n nervation easement area, No changes .. .:... topographical conditions, land sn'rfaeo �n�; p •r , tin " conditions, � � surface water flows including excavation, road construction orr re �.han,ielin of draina gewa. s p within soil �a se_ . conservation a ,cement area, eicept to repair or are permitted wi ire the c�'�n .... sere prevent damage f o er cutting or removal o f vegetation ' 1S prohibited except tinder the foy_o Wing , circumstances: age 4 of 13 �4 • Q'a J. .A "ji Vegetation may be cut oiily as necessary to pro id destrian access to public open Nonlnative pest species s Bch 0$, imalaya 0 Pia.clt fi;;v r 'i ay toe; re loved provided the , aria is immediately reapla i e non -past Opecies which are native ri3O the State of Oregon at'id { 'propriate for thee; focal growing conditions. (A list of appropriate species may. be. „ z obtained frown the Decla� ant.) r. Dead„ dying or hazardous trees May be rembved. Trees ma removed merely to improve the view. .ot be No irrigation facilities shall be placed wit ti the conservation easement, area except on a temporary basis to assiet newly planted vegetation, No use of the conservation eakl,ement area shall be permitted which could contribute to increased run -offs siltation or pollution of the draii ageways serving MORNINGSTAR PLANNED DEVELOPMENT Oil, grease, paint, deterents, household �c paint, � household leaning chemicals, or substances p of the conservation ea�serrient area or in shall not be used or disposed of in they may ' the conservation easement an., other location where fiate m� lacer enter area. ▪ Motorized vehicles, bicycles, sleds, skate boards, and other similar vehicles and toys which could cause damage the within > the J excessive to ... easement area are expressly prohibited from crossing the i ighr the easement area: conservation easement area shall with the ►� � °ences rvtlliA�. the co 11 corriply �...5� provisions of section 9.B. • All residential work performed in or near . and easement v�o site construction E. open p► c ... a..:; ,' ► . r P..., t( impose e t-�� s �`e or conservation easement area boundaries sell n� IITI os any permanent negative effects to the described areas. All cons ru ction debris, surplus grading material, cut or fallen limbs, stumps, snags dir clippings, or other deleterious foreign material, shall be removed or other mitigated. t fir..Materials: Roofin g . must be (1) cedar shingles,, (2) cedar shake, or (4) tile. rr material Page 5 of 11 .• . fj it UI x Xterlo *,siding shall be cedar,, cedar shingles, brjc or compOsite o sung. `' T-111' plywood or Other pressed wood shal sheet 'siding l: not p►ernr�i,ed. Windows shall be wood or, vinyl curl in whit:: or color coordinated with the b. house, but mayr'nl$t be !`fillKfinish 'al, nunur : ` In`appropriate circumstances the Are hitectural, Control Commit ew can apt rove other Materials if necessary to faciii tM rc design, pr'avided they are, in keeping with the ' cliaracter off'' to4ORWIN ST e. PLANNED DE TIOPMEIT• ' Uniform E ild, ing Code, if more reStrictive, sh tl apply. regatarlilictudirAkra The exterior finish all constructi on on any lot shall be designed, built end maintained in such a Bart er as to ,he compatible with the character and exostin structures withun this subdivision. Exterior colors must be natntal arts tone color and muss be approved prier to application by the Architectural Control Committee, ttee,; A. No trade, craft, business, profession, commercial or engin activity of any kir,c1 shall k douducted on any lei, nor shall any gods equipment, vehicles,, materials or supplies used in connection with any trade, service or business be kept er_stored on lot. y. • The provisions of these �'CA►�'WWs ci not prohibit y the.. r,�'�t of any home, builder to construct a residence on 'any lot, to Store Ce astrtict o a materials the normal course of const.tion. and equipment .�:n s said lots in th .. ;�w, C The provis s of these CC& s do not proNibit the right of any home builder to use any si 4le family residence a+. sales office Or `model home builder n �:�� ► sale for purpose of sales in this subdivision for on period up to one year. p. Ein ,All res Iden,i include it • . private, fully closed garage with two es shall �n � ude �n morn floor area of �,t Least. 400 s care feet, parkins, apart5 and with a q J . A total fJf four off-street parking sp��ces shall be provided for each lot as " • (1) at least two spaces two � .. .: �„ provided . �• ..: � � � follower shall be provided within -an e::c ➢^��d garage grea,. and (2) at least two span s shall be provided onsa pave driveway area outside d the public street right-of-way, 13 kg of bots, trailers, 1'' :11, ower street, ItiatifS#,,,;, within ` trks9 truck-campers an of k6 e4 e 77k;.,, ' • , tor,' 2 parke, 4DEVELOPMENT '" "r0 of, be abandone'J o to remaii ark61 kind, , 14° ' . c 1°. e • unloading. Any constructed of oi;toi-oeppnv.ptinttuieo, pressure-treated ; ,aii..tes,,eolistrutted",:along"any back lot line. or side, more than six fet. in height as measiired ftOrkg1160.fid',1elettaiid shall he wo4b10,,Coloi-, finish. In addition, all fences,,,niist, comply, with City of:.".tiga,r4 • standards. Any fences within 20 feet of the front,, lot line „ , , , ' , , I , ' • A , , • , height and shall not oli,$'itrtict sight diritance froMany,Stieet or • • , driveway. • , •• Fences co'itstrticted withia ttiniervatiOn'easenlent'arce$,'4hall:0t exceed 4 feet in height and shall be Chain link fericing in a ciatii:.,,,,iegr*%1 color . 4 'Declarant riltiy, tkrect oyie 'oriekc eritry monument within the fence easements shovv1,.. on Plat If such triottiaients arc erected, they shall b ma,intairaid y the ewer of eath lot, on hich they are located and kto fince,:or dbscuritig 'vegetation shall' b placed, orlplaitte0 in front of ud monuments. Further, owners ')f, earth '11.1,)t on winch such rfittiiqualiot or walls are located shall be responsiile, to maintain the area betwci aid monument and/or wall and the back of sidewalk,: • 10, Mg- ,LiggilmAgglivt_E$4,4,11greiglit ...... No exterior anteniL, titept satellite dishes mounted at ground leVel,iii the , backyttd, shall be permitted. Clothes lino, air conditioners, heat 'punipS,', and other Service equipttient an, pernutted outdoors, but, shall be screene0. , ' # . • . . , , . so as riot to be viewed from any street, B. All 'ekterior. equipttont Wall as but not hmaited to , 'air conditioning et heating systems, OA swimming pool pumps, shall be sheltered, inStilat4;d:or , otherwise baffled as ntary to confortriA to City lioise standards.' - t• ' , • d • • w, J loo outdoor, overhead electric or telecoromunic tions,wi e, 5ervicci 4r pole, towr, or other structure supporting said ,riverhe .d wire shall be ere ted, placed or rnaigtained• ' All connection to TV c able' telepho n and electric service shall be underground: No' animals, livestock or poultry 0 any kind shall be raised, bred or ept on ny lot, except that a reasonable ntin7 ber, not to exceed three (combined to w other hasebol ` nurt�ber�.of dogs, cats Or d pets may be kept Provided that xhey ar reasonably controlled to as +a not to be a nuisance: s s 1' n'+ � ii �� D 1 I1 plat 014.. easements shown o signs placed y lot (excluding fence ease p No si shall be laced on �n which Declarant may erect .a brick corner monument) except that not more than two signs, each up to six square feet in size, may be temporary displayed on- any lot by. the owner, beclarant or by a licensed real estate agent for real estate pm °poses. (This restriction shall not prohibit the temporary placement of "political'" signs on any lot.) 1 3•" ro 4 open space, or str eet sh all be used to dum p tr... ash, rubb is h, , yard d e b rs, o dart r4rsultin g from landsca P gwh All g arba g a and other er a ste shall be k a' � � o1 in �,�grcpriate sanitary co ntainers for proper disposal Such con'twi ers 01411 be kept out of public view except on scheduled trash collection days., 14. C c r a f hald anr .1 any s. g y • g U i b • ., � �ructiori of an building on an � lc�t, ncl��a drainage, e, The con,, .,in Private lot dr construction ©f sidewalks and driveway ent �arace e,xte for painting, and , all other exterior finish,' shall be completed within six mo, ttlrs from the beginning Of constriuction ... event undue hardship due . to weather cot��tiit vns, this 1n the . of und.� provision may be extended for a reasonable length( of time upon writtet 'a . roval, it the Architectural Control g p pp from t Cocnr�� • i. i There shall be no grading, or land filling on a lot of more that 25 cubic yards material, except to backfill around a house foundation, without the approvai`oi the Arc li,tectural Control Committee. 8 of 13 i�. stnrag shelter ion plans an an pro ►ose+ is app ved v r u inn cSc,of th! is external elesign e elevations to the chiteetnr, otltro i,gcorn lene d, ereete ,� 40 5,' -the structure - o alteration `h hitecta"ral ontrol ' oinmittec issue" quality try workmanshi , and strw► Lures a s to loatiou top(ogra etitlo i� i rprc to t vii, "viii from ad1ace it ittee�s c rime is regaireo. n the cast: i itia or ubstantia `. ad f tional construction of a dwei: Ong 'they of or es shah pr pa °e ,;�� sub pit to the Arc iteelural Control 'i~:oY x�itte such plans ha specif'icatio s fors the proposCd rorlt s � h C a rnittee may require. Materials required °the Committee ay nclu e, but of necessarily be lr�nnt to, the following: ication of all im av `eroents dud* (2) A' drawing sl owing Facade, elevations, finish floor elevation oft i ground floor, types of ext riior materials to be used, d exteY colors proposed for all improvements, The Architectural or tro Committee shall render . its decision with respect to the , . ro osai *ithan '10 days after it ,!las received all required material3. B• Vorlc or . e �+� r dolts ®YI liY� change e � e�k��lQ e � - s or retne►de c�a u a the ca,� of ��xo .. or any other �ferred to � �� a: above, e eri erials greenhouse, o.. a� u ove, the: e�teri�r rat , Q Y �) • ep . • iti to the Architects ral Control Committee such, plans an specificatxor � � is i?.' o pro dosed work ris the Comrrmittt�e determines to' be necessary to enable i�Jit to afluate he proposal. The Architectural Control Committee, hall render) ;tit ecision' With respect to the proposal within ten dlys after it bas received �sll material required by it with respect, thereto.,, „, ,u..,• , • 1 1, • • ,o. . ! 1.1.4” • e Committee nay, at its sale discretion, withhold consent to any proposed Work if the ao ittee finds that the proposed work would be inappropriate for the partie lar lot or �. p tible with design standards that Declarant . i ds for the subdiv ition incoao � ` � the, �,�sig 'rnten o ns 1erations s'ueh as sating, shape, size, color, design, height, impairment of the view from other lots within the subdivision, of other factors which the Committee reasonable'; bolieves to be relevant, may be taken into account by the Committee in determining iliethe'r or not to consent to any proposed work. Tlhe'tcliitectural Control Committee, hereinafter referred to as the Committee, , sh � all t and other persons that the Declarant ay from d. consist of the Declarant p ` dine to time Declarant � . _ p .. .principal , .. , � ,.. shall .. and app?aaat: The shall keep on file at its office a list ,of of names addresses of Committee members. A member of the COmrnittee shall not be entitled to p any compensation es performed pursuant The,powert and n corn � ensatian for services � to these covenants. • , rsuant duties of such Committee shall cease one year after ror.�ipletion of construction of all dwellings on all building sites within eaoh phase of this project and the sale of said dwellings to the initial owner /occupants. 4. Velabilirlyi Neither the Architectural Control Committee nor any menib r �� thereof shall be liable do . b.. ,r any damages, l- ., prejudice . . • .,. ed or any owner, occupant, builder or developer for an dan�a es, ass or suer claimed on account of any action y y the �onln��ttee or a �err�ber .... la by . . nor failure to act thereof, knowledge possessed eof, pr ®ended that the rryea �tbe g r as, in accordance with actual kr�owl by him, acted in good faith. 5. i The Committee's �.. .. any automatically �. , y .. .: proposed .. p k shall , , , . • ' applied, �' OnS� H'Dt t� an�i war ��e revoked' one ear after issuance unless construction of the work has commenced or the owner has ' for and received an extension of time from the Committees rr Page 11 of 13 1 ARTICLE IV GENERAL I, rile Architectural Control Committee, Declarant, or arty owner shall have the right to enforce, by any proceeding at law or in equity, ty, all restrictions, conditions, covenants, r ��;serv�.t�ons, easements, liens and charges now or hereinafter imposed by the p� %o ^�sions of this Declaration. Failure by any owner to enforce any covenant or restriction herein contained shall in no event, be deemed a w,Aiver of the right to do so thereafter., In any action successfully prosecuted to abate or ecover damaR-..:e s for a violation of the provisions of this ]Declaration, the prevailing arty shall be entitled to recover all costs including reasonable attorney fees incurred in such enforcement. 2 &utak Invalidation of any one of these covenants and restrictions by judgement or court order shall in no way effect any other provisions, which shall remain in full force and effect The covenants and restrictions of this Declaration shall run with and bind the land, and shall inure to the benefit of and be enforceable by the owner of any lot subject to this . g p es, heirs, ft :a r their respective le al re rase " , ' 9 successors, and assigns, yr Declaration, representatives, h .laces . the . two (2) years from the date of this Declaration s recording in the Deed Records term Hof tv� (� y g of Washington County, after which time said covenants, unless revoked, shall, together with any a be extended forsuccessive periods of five (5) ngen�drrgent thereof, a ��utQt�Iatic;3 l ext years, The covenants and restrictions of Article II may be amended or revoked by an instrument signed by not ot less seventy-five percent (75%) of the lot owners, , Any instruments affecting a re oc at ion o r any amendment of this Declaration must be pr operly recorded in the Deed Records of Washington County, Oregon. gU c. ... %ode nd ,eaulati 0 These private conditions and re lations constitute �� a private agreement among the ute owners of lots within MOP NINGSTAit PLANNED DEVELOPMENT It is the duty of eve p within MORNINGSTAR PLANNED n person engaged in development DEVELOPMENT to know the requirements of these CC&R's. "These CC &IZ s will not be enforced by the City of Tigard nor do these CC&R's limit the rights of the City of . City will not be . any approvals permits . h are granted in �e d t ,... �'he C � Tigard. lialii� for hnv a royals or erin�ts �rhic compliance with City regulations, but which are not in Page 12 of 13 At 4; : 1} The foregoing instrument Was acknowledged before cellit'°1° 1993 by Donald W. Oakley, President of Cascade communities, sc., on behalf of the corporation, [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]