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SDR1992-00022 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. ,y r".. ��G\-'v• e '.. ,,-a - �. , ,'. ),.,Vr',-.x. ,�i v •• y'. /l !„r r. r • ° v r - r • ' .r .. . w v15dr a r,,,,,,..w.,S 'R.,aw h tu.'� 1.w.�1?a.��.y,Y.w:•y. ..J +�..t. .�`Lx '� ',�;i^d9 rj vk4h{'-a v,,r,,;,4J1.t',�I.",.yfI:JY;i,le :w.I.{.nMa.'.:,+=rv:,4I.,,u l�'=�,m�oo-.si�Y`«.�•-•.m1Jnni,.,M.�.^,rv�h,Ya..,;.,-ar-w,.,.o-si.M',h,,,i;n�-3,«aei::ai�.r..s, r i..rr:.vic,r•Iii:,�ii d=,=��-drR'...ak•�','•«•:;i+�u+..L. .x•r r .. ,.,, v w � 1 l •...• .,. . '. -, .. I Betweeni Ash ' M4ti�, sty.\, MR. 92 5 ) File 1 of- y :; . 1200, 1300, 14OO , 1500, SLR 92-0004 . ..”' 4 7) . 1600! 2200, 23)1 VAR 92-002 �.• �. :..1,:..::,sMwwn'eft."=.s:Pr.w...,,a..w.,uww.a.M.e,w,.u.�..+.,vw,,.�a...4,,..w-....r~..,......,wM».nw1.�w.ww�,.,',sw, vh.,el..,..t:.....,.:.+.w.wwwh..,.....rue . ,..,, .�i., . . v Y.,......',n.r«.:.,+,.:,'iM.',n.u,:'�t,,.ww;ar...�-•+�N..,.-..,,.o�.,rwr aw�.r.:«.v»,.wv— ''.A, 1 : I • • ,II 1 i d i r . ¢. ; r ■ r , 1 �. I. $. • y ' � - ; • �: p'r i ) . , I I I ' r , i i I 1 b� • ■ ,•/.'I , ' -c :'' I�� ` ,k' i Vfl I:r� __ ,ri q. , ' .�I, h' 4 .. `'1,. ' II ti tl . R 4 il,, * ' U �f.,, Cii F GAD GON • T N E SITE EV DELOP M E R VIEW APPLICA TI , CITY OF TIGARD, 13125 SW Hall, PO Box 2339'7 Tigard, Oregon 97223 (503) 639-4171 FOR STAFF USE ONLY • • I CASE NO. �� . p, 9 -o M u OTHER CASE NOES: _ • ` `- .ao f/, , [�"� ,) RECEIPT N0. ..: APPLICATION ACCEPTED BY: 07-- DATE: J _ L:?_- 7,.,,. i 1. GENERAL INFORMATION Application an elements submitted: i `, PROPERTY ADDRESS/LOCATION' 71 ) Application form (1) 9 ril ;cue AMA ' NW .,• * J4/ I3) Owner's signature/written \ .4, TAX MAP AND TAX LOT NO. authorization/' at�.on 17A& 1L' '',, ,cr s , "_�, "' �.. u� (C) Title transfer instrument (1) SITE SIZE( 1 � „...--"ID) Assessor's map (1) ., PROPERTY OWNER/DEED HCLDE R*5e �-� ►�'�(E) Plot p lan (p re-a pp checklist) ' ' ADDRESS 5 ��. PfONF2„46D 15"7 ( r' F)' Applicant's statement ; ';" CITY e- WA ZIP ( - 01 (pre-app checklist) ' APPLICANT* ..� (44� i��t-w i' ADDRESS 3 � ;1 � ,.. HONE 24' a vwc 'm'� 0 ", „°, l ' CITY ZIP RIO 1S `'/ (H) Filing fee a /j2.7460) When the owner and the applicant are different ✓ (1) Construction Cost Estimate Y '" d ",,;, people, the applicant must be the purchaser of record -- w ;, or a ieasee in possession with written authorization DATE DETERMINED TO BE COMPLETE. 4 i owner or an agent of the owner with w �, ,' from the. 'own he written .T, trthorization1 The owner(s) must sign this ' appl,ication in the space provided on page two or FINAL DECISION DEAOLINEs' „ ' submit a written. authorization with this application COMP. PLAN/ZONE DESIGNATION;; „ r 2. PkOPowersucGtAR - aQ.C .f � �.._.� The record of the sub leek •property request site development review approval to N.P.O. Number / A A rov Date: L�,� Approval , Final Approval Date Planning Engineering _.,. . • 0524P/13P 4 � I Ttcv d 5 t37 1 lipc, i I I ' r It • 4 +}; .. ti Y • 3. List any variance, conditional use sensitive lands, or other land use actions 1, to be considered as part of this application: 4. Applicants: To have a complete application you will need to submit attachments . described in the attached information. ' sheet at the time you submit this application. . 5. THE APPLICANT(S) SHALL CERTIFY THAT: r,- A. The above rec lest does not violate any deed restrictions that may be attached to or imposed upon the subject property. r B. If the application is granted, the applicant will exercise the rights granted, in accordance with the terms and subject to all the conditions and limitations of the approval. • C. All of the above statements and the statements in the plot plan, y . attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this day of SIGNATURES of each owner (eg. husband and wife) of the subject property. • • • w t C1524P � . I ' a , ., { • 1. ' .„«,J<.,«..�. ,1.......„}',w,,..,1 .,..._...,..,...x.„�._, .,,...i. >..I.. ,'4.. w.,,... .�._..,.,Ir..:... ,. ,_.,. ,- .._..,,.„ .. .,.......,• .,...x., �d,,....».,,,....,.-..rw«,..t«.,,...,.. ✓1...+.,.,.,., 1 j`:' { • 1. 4\ �I � IIµ4 low - i ,1,1 I d 1 r n�.l r 'F. x•µ ' 7.r M. 4 Y,..- ,, '� ♦•�eroy`, »n Mr 1 ,J �" v 1 wi." 1 ,�,�, z �A1: ,ti:, � N;f.. , ..En. � .: 11.x ,N�u' 1�1, � w<%�.�„kk. j l� t M tl.,,�tt f 6 yy t !! p } t* r p �L �y q ` dyY� r „ n fa. .,: �1 7, 4 t'.I'I�d.p 1�a)... ,1'! Vii{• 1�'' 1 .,S?°E ,h,'' Brae rC f"1r�y QQ ( f ev y1,y , #i iirJ 'i' IW ,N 1 1. 4 t," i,Q �4, 1+«11"M�,r1. }) t�. i'ry I N,v w�„»a xr. } a,l r.,. ♦HT , 1 } k .Yry nn+i �e ,., 1' @,.»;'t, ii w !v a e a, r! . "1,, "w Y h 14. 11):Yo,i, •' ,1y yypp, .4��t''r'T ,.(} 'sr,) ��;I.11 'gip l a 1'II;, �6'lgpl '.": �`. a' �'`�f' ;, ( b"y a1, 5p l,']av 'P i,,'i',T; 'T�1'"7 - ` 1,,i pp Et J �p+ k,;lr "„)1\, , ' f� I. r'I.��Yr�Y�'1� r i i• a.�, u�+�itxk�.k,,f'tr Rrt, ti 1 �� 1 . ' " � N r i 1 ti a i " ,,n tft,'; G 1 : g1,n .) 4 „', „ (:„ :,'1. ,„ . t t„ 4. .1,'t' ' (.1r/11. 1.l q; t,';;4 .t4 G wwkL,11t (w,,(.$”, w.,x C?I'we te;N"tV)�W�IvIt; N'1 x lgis,1°'',.t'3 An !: ,) i _� �{ �r n 4•aV�,I h,h v.+l.«a tlY,pf.+„r1rn1,AV.!,pnu .,” �x Y•♦�-e..,in.Y r x ,r, M„I+1 k . .�u,fi,xM„N x«.F.N:a-r.x,aN[x+,NrEt Y'YIN.xI'+',+n »Inr#„Y,rLY.yy ' ,, "�kG`,at„!'nk MI b al,I.a-n ♦-.W! 6 't„n,"a1,L ll,M #j F,l`1 4)r..'':0n 'i'k 1,)1 t1'1..)f?,r,*,'.-.: t t t�I y,G i; �� ;:I.^�a MI Y,Y ttg.� •1,. 1 t1i �� I ntE: o. � ��G a:'�, 1;G�=�pl i�,�Grna'„a �� tx1tlii� ht�1'1,�zcr�”; I:'1. i'+'yy x:y± ,Y» 4.{adp+', 'r�i'"'4,l x le 4N♦`”1,.,:ilt a'Vh.wi',y`1j::.'f 1,,t:, 64vY tf„u„N,,.n"U t L.;t fi,1 '$„.t a 8 @'•'11r,'. 1!c,,,tJA, f,41,4'►1af Nt aa. V�'"4 4`.)G'»"'s e ,l°,p'I., �a tt 4;f im 1 Y # 1 w) t„ $.,,ft,1)31 71k,1 aY i)„r1 i,,:,1 1 ii, '1'G,' �o'r ti.)r;) ,Y I. A K • I .'I • 1 1 1 • , 1 1 1 , 1 ,•` r n � , " : l - '..t'1' t . {r I i I YiY , e.. ''''....,t'a','lY .f., . . ..-a..• r ... ''. 4• .A t ,j,'w,. ',"T i(r,*- •-.. . ' '' 1 VI ., 1. w*nr. 1tn. v,„ ' � ' � .. ,.V..... w.,.... �...,.1-:r..............tl...,u 1,..a,—.,..u.,.,,..1'wf+1........J...,•.,...« I......;n7,-e�..,,..,,1,,...I:-.4._I.,r..a, , ,r,.;•..m..L.,..>ff..r...,t.kH a}..i,u..Y.�'wti.,eu..........Hr.,....t.L,.��,-.,...,,..:,�n�b,....lw,.,.�:�.,.:. wH r.1� l r I.,v.n d...».+..r.-•...�L.....Iw.-..a,1.,.,..�.1 _.w.. ..,.. ny � DEC 7 '92 08 s 56 SEAS F ITRST F @B 29 P. � . Ltilc,C .7 "'a� 05:X16 C.FAMO I 1 i I, Dec,( at t 160 12 9 l I 1'. u; Mr r,lei (:)$:fge,r City of T i i� I I p ComrSAUJ'l d yclloprnelt T+ ppC. icy SW Hall as l cir Tigard,OR. 9'722, 1 ,/, a Via , Property �: 1 ,r Oregon n Dear YL Y 4W 1 yql n 5 lt,�cis b advised i t,as, wirer of the subject pro;Jett Seafirst hereby ,utitatizes r'tmOr Detireid�p6' e t art W6,,� ; r� ;w u l lxY '��r th ,Site evelopmertt Review of its , h } v � 4 I ' pr�pc��c�� t��ca�l�P ., ory Truly Yours, I 1 1 l cif , , • I 1 , {I. G. . r David Hoyi CPM , AIstiaxt 'bt Vim esido r I a „.-.. , + I UI' . I I , , • 1 I i I { ' I I C• I v I I 1 I i 'I n rr I . `, A I 1 r Z I I .I i I 41 1,4.. • b I 1 aft #0,. • ^ �' .,.• ie is i 'K ji J' .. r tl, ` 1. r >o t S r'�•Sfr1��1��/��i�F,��,,,,`y�,,,,� rJ,tA'y�bt y i g ,.:',!1 e �IENVIwON (M'ENTAL m F L 1 25 October r 1992 i David, C. Copenhaver ,Gramor' Development Northwest r Inc . 9895 SE, 'Sunnyside Road, Office P ''' Clackamas, Oregon, 97015 Re : ' Proposed Farina Creek Apartment Site ,� Main Street & P'acific Highway h Tigard, Oregon r�eve1 One Envi o �mentai Assessment Update ' ' PBS Project No . 4997 . 00 r, • Dear NIr, Copenhaver . Per your authorization on October 5, 1992, PBS has performed the .q necessary investigation to update the Level One Environmental Assessmen� issued by PBS for the above-referenced property in December, 1991 . . 'hi, report presents the findings of that survey. S Cop I OF WO PBS investigated those aspects of the Level 'One Assessment which ma have 'changed since the original report was issued in December', ','19.91 This- consisted of conducting an agency file review and a physical sits reconnaissance . AGENC'Y FILE REVIEW PBS reviewed Oregon DEQ files to identify known hazardous substanc violations, contaminant discharges, and' other environmental concern which occurred since December, 1991 within a one-mile radius of to subject property. The following is a summary, of those 'findings . Li St National Priorities L:i,St', 1 The NP;L identifies abandoned or uncontrolled hazardous waste sites ' .ha warrant 'further :investigation to determine if they pose''' risks'' to hums , . health or the environment , Sites on the 'I NPL' are eligible for 'long,-t,er 'r remedial action's under GERCLA1 None lis ted since December, 1991,,, ' ii 1 .,f ,'1ur tSt N'i`,ANn I 17,0NSt-rt.11Nc,, ' • i i i , ,, � : '1220SW.Iwkwr 1sr rt I(lrl:i td.Or ,ut; 0.7205 : 303/2181,i�t�i�' r�, � ti's ,� X 3 VAX ..,.....w........,,..........._... ,. ,,,mot_ .....M....... .... ... .. ..« ...,.,,....w,, .,..,..... «..,,.a... ,........«. .M.,...,_. ....., .,,,., ..:_a._,,...._.. ..,M1..: ._. ,., «.,. .,., .^ ,,.�� .•+.sfw.., .. ... 4a..,:-„,.....'. .-..,.-.... .,w,Y,i....-,..,vt.,+11...«w.,..,_wu._..'...-,I.'. ., w L{t Cramor Development ' r, Mr . David Copenhaver . 26 October 1992 Page 2 CERCLIS Comprehensive Environmental___atspoElai Compensation, and .' , Liability Act Information S stem , CERCLIS is a database used, by the EPA to track activities conducted t 'under its Superfund Program. Sites which come to EPA' s attention that may have a potential for releasing hazardous substances into the ,, ' environment are added to the CERCLIS inventory. y None listed since December, 1991 '\', DE M less gent Databa Q se 1' ..., 'the Department of Environmental Quality (DEQ) maintains a database of reported releases of hazardous substances , Appearance on the site ' assessment database neither confirms nor denies the release of a „ hazardous substances at the facility, but instead it serves, to document k, 0 ' "reported” releases . None listed since December, 1991 r• LUST Leaking Underground St ra e S anks The DEQ maintains a database of leaking underground storage tanks, �a frequent source of hydrocarbon contamination of soils and groundwater. The LUST files include leaking tanks, pipes, or overfill spills . A [.' a listing of any LUST sites in the area is presented in the Appendix. { None listed since December, 1991 . UST , Underground Storge Tan ' ks ., The DEQ underground storage tank database includes operational and "' a " decommissioned commercial tanks . A listing of registered underground — storage tanks within the study area is provided in the Appendix of this report . , ;; • None listed since Dec ?bex, 1991 Solid Waste Disposal Facilities , The State of Oregon maintains three listing s of dis p osal facilities : 1) Solid Waste Disposal Permit Mailing List, 2) Closure and Regular Solid Waste Active Disposal permits, and 3) Closed Solid Waste Disposal 1 Facilities . None listed since December, 1991 Y' : r, ` I m a ` 1 k , t ,.. �, r,• i •• • s n ', . a• . 'l , i• ' 4 , $ o , , , , .N•s„ . i / - 1 Gramor Development -, Mr . David Copenhaver 26 October 1992 . Page 3 ,, , FRG Oregon Hazardous Waste Handler_s_licItifying__Las._J,L12,1y_agallaLed Generators ' '' ' • F(11.1.41DYro2MV:ealT2,)247rgndsw !.t30(?7,21otn,):)sOPrniirceeo• any 1-Eg' it,--)=111s10w0a0st1;?,* _ or more than 1 kg of acutely hazardous waste in an . , . / . . None listed since December, 1991 . . l, ' SQG Oregon Hazardous Waste Hand31prs Notifying as Small__Ituaatity ' Generators Small quantity hazardous waste generators produce more than 100 and less than 1000 kg of hazardous waste and no more than 1 kg of acutely , hazardous waste in any month. Milbradt Painting, 8250 SW Hunziker Road . (One mile northeast of subject property) - . City of Tigard, 12800 SW Ash Street (One-half mile northeast of subject property) , Tigard Main Street Cleaners, 12155 SW Main Street . (Five blocks northeast of subject property) Of these three sites, Tigard Main Street Cleaners is the only site which ., is close enough to the subject property to have warranted further . investigation. According to Helen Buschert, Hazardous Waste Coordinator for DEQ, there have been no reported hazardous waste violations for this ' site . . . SITE RECONNAISSANCE A site reconnaissance of the subject property was performed by Erik , , Anderson of t,BS on October 16, 1992 . There had been no apparent changes to the property since the site reconnaissance was performed for the original investigation in December, 1991 . No eVidence of environmental contamination was observed. . ,.. ' rest Pits Seven test pits were excavated on the northeast corner of the subject property on October 16, 1992 under the supervision of PBS . The purpose 4' of the excavation Was to look for evidence Of subsurface contamination and underground storage tanks . The pits were dug in areas which showed - . significant signals from a magnetometer survey performed earlier that day . 1. H A total of seven pits were dug, and soil sampleS collected from six of • them. All samples were analyzed for Total Petroleum Hydrocarbons - Hydrocarbon Identification (TPH-HCID) , and one sample analyzed for halogenated and aromatic volatile organic compounds (EPA 8010/8020) . All analytical results were "none detected" , , • • ' , :',',f/ ' J ' ' . 't, "',1* ' . .\ . , ' , ' 1, ' , , • , , . 1 • . , 0. 1 0 ' 1 . ■ • r � .., ..-.uJ..,- • ■.•............r,..M,■.ti.-.-... ,.....ewe...-,i,.m...,.....a.wr. _t_,., i,...kF,...,�hu,.r r,e.�l.,.Sld,-..kw.,.u..,..w:,.w.,,,...,�....�ie k,,.w._... c.r.MFJ' k�;:��....�It��AK .:"..,..Y.. r r Gramor Development M:c; David Copenhaver 26 October 1992 Page Asbestos Survey. An asbestos survey was conducted at the Michael' s Discount Plant store at 12620 SW Main Street . It was found that the joint compound on the gypsum wallboard ceiling in the main showroom, the textured ceiling material in the basket room, and the built-up roofing membrane over the garage contain asbestos . These materials are currently in good condition, and do not appear to present a significant hazard. RECOMMENDATIONS . Based on the findings of this investigation, no further environmental investigation is recommended. If you have any questions regarding this report, please call me Sincerely, .y 1" , Erik Anderson Director of 8nvir'onmental Services ;fi \wp\9997\reporh,11 • i r I• n I yy 'r; P .t'.' i o' r , Y ' : ( ' t e ' b' f 4\ �n 0+ f •, ..«.....:t..,....., ;f ,,.. ....1t.,., ,.,,.,..,,.,.,..•..._, _._, .,.I,M,.„._..e..„__...,..,....,._._....«,G+.. ............-.M.._,;rn 4...«+..dl,„.,...«u:Yrawu .+1..,..w ,.tip.. M.,,..,..,..,......-,.+.,m,++..,c,;,:..M.,.».,,,.«+......» ....._.u.,..,.:,iv.a..-,.,.:u-»i...w.s-=.-..........w . yr r .. { l f 4!:::4:.;`,:,!,,',1;,-,,I;!. k i r L a � � i � � �� I E N'W I R O �'4 M E N T A L .?' ' .' , . 2'6 ,October 1992 I o .. •i,' � . °" David C.' Copenhaver �. ' Uramor evelopment Northwest, Inc . 1,.. 9895 SE Sunnyside Road,' Office P .• . , � Clackamas, Oregon 97015(��.5 � Re :: Proposed Fanno Creek Apartment Site I': t,• ,� Main' Street & Pacific Highway Tigard, Oregon l,' •' ' Soil Testing Report PBS Project No .. 4997 . 00. 00 ' ' Dear Mr Copenhaver; . Per your authorization on October 5, 1992, PBS conducted, a soil,' "�'' investigation on the proposed Fanno Creek Apartments' site ,at SW �, •`.;., Main Street and Pacific Highway, Tigard, Oregon. , The .,purpose '9f , F4„. the investigation was to kook for ''evidence of subsurface k. contamination and underground storage tanks This 'report presents ('' the 'findings of that investigation° <ti .. FIELD 7 /T !/wy� �yy•��.y.X11. yNy / 1 O y /� IN+'Y'iF:.I�S I GA.4 IyOJ.�•y �'y •`' dug /^•� 'p• On October 16, :L 2',, seven test pits were d1.lg on the the subject' " �t property in an attempt to locate evidence of underground storage , .. tanks and, subsurface contamination The focus of ' this I. `,,, , investigation was can the northeast corner of t'he property, since most of the historic deveopment of the subject property has occurred in that area., 1 f' ,;. A magnetometer survey was 1erformed prior, to 'excavati'on r The test ' ,' 'r'...':'''I''' ', pits were then located in the areas which gave indications of ! subsurface metallic objects (figure 1)', The pits were excavated by: i'1 backhoe by the IJ&S 'Constructors of Fairview, ,Oregon. ' All soil `''a , samples were 'collected and transported to.' the laboratory by PBS , ' ' II, ,,7.i1 samples were placed in clean '9-ounce glass sample jars with +,,, ;Teflon lid liners , Each container was filled to capacity to w, � 1 1 , - minimize headspace , A.11 samples were kept at 4 C during storage ;.. and transport . The H4Mple.s, were analyzed 1Hwithin f iVe days of ,. receipt by the ,lab, i a ' , 'In the. absence of evidence of any deeper Sources ,Of, contamination ' 1, (''i'.e y, underground storage tanks) , 1 soil samples were collected from 1 . ' a . ENVIRONMENTAL i ' 1 C'C,NSUL:I/ [i I ' lW O S V,Mnirh ui PtittL tnl C'�tl��glill (1)720 yt)1,2484 9 5012$(tl. 22; f.i-n1 0 < L' a ' trig• Y - i. i ra 't �.yj,. I ° � b . ...• ,.,.„H.- 1- «w...ai.... .. ,. ....,.-..J',iw..un.... ,..+.a..- ,.,,_.,-...1.,,'F. ... r.,......,.-.wU_.._.,.....J..,.,............•,a�.t•.,:e.,..,d r.+,.-.,u,t,-..w,.Nr,«..-.. ...4..,......,..i...'a:..:•. ...ti.,..,..-.. .w..,, ..a4.,e...•a+r.,,,..,a,•..................I:u4_w.a.a«....,•«+,t-w+.H-:,.-.-H..„...:...u_.:.,...,,. ,, . I II • Gramor Development , m Mr.. David Copenhaver 26 October 1992 n ,. Page 2 a depth of 2 feet in order to detect potential contamination from • surface sources such as spills or contaminated fill materials . ' The following are descriptions of subsurface conditions encountered in the test pits Sample Test Pit DepthSoil Description Meth_ TP-1 Surface Asphalt slab 01 -8' Brown & grey mottled SILT 2' 8/ -9' Grey moist clay SILT • TP. 2 Surface Asphalt halt slab 0-1 . 5' Fill (construction debris) 1 .5' -6' Brown & grey mottled sandy SILT, 2' , 6/ -10' Brown moist silty �SAND •, • TP-3 0-4 .5' Fill - mainly brown shy sand, 4' w/ small wood stove 1. TP-4 5urfaGC. Asphalt slab • r• 0--3 Brown & grey mottled SILT 2 - Brown moist silty SAND • TP-5 Surface Asphalt slab 0 Fill debris) 1 .5' -8' Green/blue silty SAND 2' 8' -10' Green/blue SAND seepage •gyp � Slight ig'h'� ' ' of water into pit at 10 feet . NOTE: All fill and sand in TP-5 exhibited a distinct musty vs• TP-6 Surface Asphalt slab None taken. t 0--3' Brown & grey mottled SILT ti 3'' 9' Brown moist silty SAND TP-7 Surface Asphalt slab 0-2' Sandy fill 2 2 -8 ,5' Brown shy SAND I . 1"1 , "• :m r. . 'r.1 it I i r n n" e A . . ti j J` .. tt ..,.._w,. .,_ ,. ...,.._.,,..,.....,.....,,.,.,.. I, ,...,,,,.._.,..».,..., ., ...__.,»...................,.,. .,..,, ...«,«,.... ',,.. ..,,......,,C,m„ ..•.+......,. a_.,.«,...;,'..,'%.,.. w; ..tw.,.,.w,.,.„...,«..........:. ,.,...Mo-n+...ri.:.,:..a.i,.,. »..,,,a.,.. ..,,,d_.,.-. ... • , t ✓` 7 , '• • • Gramor Development , • Mr. . David Co p enha.v er • , 26, October 1992 Page 3 . INf1DINGS No visual evidence of underground storage tanks was observed during ' this investigation. The signals received during the magnetometer ' survey appear to have been caused by metallic debris in the fill materials , 1 w No visual indications of subsurface contamination was observed, 'in`' any of the pits . The odor in pit TP-5 is probably due to decayed organic matter. The soil in this pit was significantly sandier . that in the other pits, suggesting that the south end of the , parking area may be composed of fill to a greater depth than elsewhere on the property. '„ TABLE 1 SAMPLE ANALYSE } I All values in parts per million (ppm) , ;, - :Test not run ND: None Detected ' Hydrocarbon Chlorinated {, k, Sample_( Identification Solvents '�. TP-1 ND ND j;. „ a''P-2 ND ND . ti TP-3 ND ND I'. TP-4 ND ND TP-,5-1 ND ND I 'r TP-7 ND ND ' , Detection 20-50 2 . 0-r10 '' Limit CONCLUSIONS 1 ' Based on the analytical tLCa� results tlts of t h e samples collected ected durin� II. �. a , this study, the potential for significant environmental fi contamination on the subject property is loci Based on the findings of this investigation, no further sampling or other • investigation is recommended • , • 1 .+y• �Je..,�.,�:. ;......,17.,.«...k..«.: ....w,X,,.,,14.w�a...,«.. n':....II... �.._.., , ... ......_,,.+,,..-,.Wui.«.L.,..,..:.J...,�,-,e-.,.ar.l.�.,....,.., ,w..�. .�,.._tm,4,,....o•441.• ... o...I.or,,.,...+M ....nom. ».._,. r ,.,o.. w...,.,,-.«I4s..:.F«...,:...,,,M.,+l.f�w..a11',:.a::_.. o Gramor Development `lt Mr. David Copenhaver 26 October 1992 , ; Page 4 the tests, locations, and depths as [, was limited to the tes p .� :., This study as � � indicated to determine the I' presence or absence of certain • contaminants . The site as a whole may have other contamination • that is not characterized by this study. • Erik Anderson, P.G. Geologist/Project Manager Enclosures : Site Detail Plan Project Photographs • gal, Laboratory Reports Sample Chain-of-Custody Form • • • • I• 11 ', 6' S Il' ' I 1 X11 ,I •,�, ,ttiy 'b ,I" '?n' _ I 4• I •b'r • I • a. ,,.,•..r.1.•M,.i.....,,,n,,..al,..,,,r:,....Nr.,.»..•„,»,.n'..•a.,.,.,.,r w w..r ...., ..,..•..,..... ,.........,•_. ._.»,. .. ..,...e,.,,_......,..L,..•. ,,.,,r....1z.,, ,_.;... !!' L ,,c..+..,....,• r „.,r,...,.r. ' ' i , 1' °?1^, w> i l '' Lp.a' ,'• �, M /4 � ..\ • `'7'__77 ., / • / 1a. I � a Ilk ' _fir. ip� (� {,. � x • '1 ) 0110111 �C ca L cn • • • L, •' rn • • • ( 1 1 1 0 t 1 i,I YrLLII 1 I k �, ' �� i • u / • TP-3 0 . -', • • lip+ ,;,,I'= ''- ...•:- y`� • -, ;., 3ti .+1 0 I .I • ` 4 I' rr Gi b 1,I0T To 6CALE - --��----: iii- il 97'205 `1 C C7 CJ CJ' , I` • � 5w/z"-ozz�c, AMOr tE�v 0�MNt P r Y r.+L' r • �I n, i, w li r ,i i V—' r I , 1 r `' 4 y. • ItI , t' U" 1 . . 4.F}. • I , A , Y I. —•^..174.4 A iril 'S.M.N� I Y V v:ffYxl:32'73., " .. ' A r ''' ' t., mt.04. RIFA .14. .44 4.•,.0.✓><N"A7'+H 77 p ,kj-'M""F"n +{ y'"A°i"""Matr rn� dv:'w:�."U xm t t.. rr w 1/1 h , V rMj i r n 't I( * C�j:ay rr�7�,,Y1'7.i} iXld�I��,,.,,,Sr Iri'^.r� 1HYhY i f Y+4�Yr"��t�r _ •/ r ,�1,1�fK SfP•}(fVf��i•2q§7Tt�rili;'�yryIw`Y y�M�'•.�P at ' 'Pl. G,. 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'"A' ,�, yr?rt,f, 1• tr, i�i ,.i ri oNht�'S ,� ,k }f 11 Yr y , J '.: (t+tr ;„w J,�. �: ,: .+kr,rd - YI4yi rM (,� t ``ar r-5.:, At ilf i 13 a,: h ;,ti wl, �� 1''..:4''r.', 4 r y f .1 t t J,'1N N e j.M ..MytJa r�Y^, ,, n t;'ri'M,J tt3. r ,i„"00".;.:!$':1..''': ;,''...:,%.' i ��,'{'�"j{s"W A' rw r rdl yy q ,''Fy•�na,�'Yi r' or l;, 6 ,,rte fu 4irl. s; •r iT .r it•i,t�g rt,a"�,,il :.,141,,,Nt:t r!• w'h41. a. '•.e,y, .1. 4s, 'Yt t.- fti,J'• A 9a `• "; il,.4t, .iajiitot:4 ,if�~r-n: '''art',',0! in't• •,C,1 9„7.}`,y,. .... ,yz.. _ r„f, �..,,e�i •h: ;;'�1, 'r tl,i 4ayYr,,, �i't e 'g3�'r't ,J}i, a ! 1Wti tt+ , y�nom' [ ct ?,� ,4 .F ,, , +'r r c � d +'r �,t i ( a;r' r t•xi c R n!i k ,i r ti.,'y nr „in,'' >>>>�;1 "I'''''''I'''''''. ✓�.:'- t 't",i r P� ,: x t..1i 111 .�, a ,a ((F O.r,'� } a' •r- ,�i'( .. . « . '!,••�'. 'Af,l r td I µ,r+Y J'si'Ft+hi .1 y jaJj..r,l nr'j , v r:'it n.'' 'i"i'r.? „x. -""A'4 ■r, a'a....' . • ,.n _ h� Syr,, ^c-- f L1, ,t r!3r u�ra 1'v 1 LI •1� ,..,„u CY. r Mrs. ia i,Y^' .1.'1...11,0,4477,N"Ut}h K,r ��r4 Aa4 ..i f,i.:y r !': a �3re--c �. dea soil removed from tt pit TP-5 , lit. gy , ..._..,,....:.,..w.,..-+ ...w..,.v u,....i.s.-..:;.:,.;+.,H+ ,,.a—a_..,..:;,rt.L.,._.,aia .,.,»,.w. .r".....ri...,_'.�».:......::.�. iN-, „,.,.., ..r .�.. ,� .r..,,,,.r........,.,+rw.:1 ..,..:,n.w,:..,- ..,.w.. t.:u.w.�.4-�.--..r..r..»+,...:=1«;. -•.Y_.e:..f.... ....,r1..,.....,...««._..,�+.Mu.J...;i..--r,.»..�:L.�+•,�«.,.a.',.,..:1....+.:.:.;.r.,. .»1�.:._,»..w..a.�.Mww..,-,..�e-..r,,..l..,..w.�w .a. 22,Report Date:October 22 1992 p Job#: TP-921016W--7 '' PO#: None Attention: Erik Anderson Project#: 4997 . 00 PBS Environmental Buildin g Project: Tigard Main Consultants, Inc. ' 1220 SW Morrison, Suite 500 Portland, OR 97205 SAMPLE INFORMATION: a"w Date Samples Were Received By Laboratory: 10/16/92 Lab No. Field Identification Sample Matrix Date Time 1 TP--1 Soil 10-16-92 0915 2 TP-2 Soil o l 10-16-92 0945 3 TP--3 Soil 10-16-92 1015 4 TP-4 Soil 10-16-92 1030 . 5 TP-5-1 Soil 10-16-92 1050 6 r P�'5- 2 Soil 10 16-92 1100 } 7 TP-7 Soil 10-16-92 1130 i + t the client's request, this sample was not analyzed. ANALYTICAL RESULTS ARE ON THE FOLLOWING PAGE(S) Sincerely, Renee Chauvin Technical Director 1 RJOnlh / - This report exclusive u��poreport ta�a�e-named re is for the sole and `ve' client. Samples_. . e retained 15 days from . date,' I are e retained pertain 'submitted. client. holding time expires. ResultS p only to samples submi d ' i ill i ' I , I t I • I I COPP5Y LHBOA"'1AT'. PlE!w7x INC, 12423 N.E.Whitaker Way Pottland,Off 4 97230 (503)254-1794 .a I`AX,(503)264-1452 • 1.A+.FIN.:-.,......-+...:h•l✓,..,n..G l iw,L.",n-.iL+S4...„,.M"w,.h....JN..., ..wn..n.y, .1 4.A...4 . .♦.w n.1.,.µ. .:.G„ I “..r.. 4M,4.n. a∎+,.+;�..-...,,i.,.1 N.J4.. 7S.J..••...∎...n...,w.. r ... !!.1-r•.,-. —..1....„, ,.. r - - 1 ,�-.,a.:..A�^L.Fa-.��nW—k k,,.d...,,..,..rA...dt:rt,.dLJ A4A....S,,.1wk.,rmu t: h Job#: T P-9?101 # OW 7 PBS Environmental Building Consultants, Inc Page 2 Analysis Performed: TPH-HCID qualitative scan for Hydrocarbons, by GC/FID. Summary of Qualitative Screening Test: TP-1 TP-2 TP-3 RESULTS _RESULTS RESULTS ; Gasoline detected by TPH-HCID ` Gasoline not detected by TPH--HCID, v� tit y� Diesel detected by TPH-HCID h Diesel not detected by TPH-HCID .v''' ;‘,/ V _., t;,,Tydr ocar kons heavi e r than C2 8 detected fr, Recommended further analysis . ; , . „ TPH-418 . ., None ne , Surrogate Recovery % 97 104 133 ' REPORT CONTINUES i i COFFEY LABOPIATO RJE , i tAC, i24P8 N,E".Whitakor Way • PorfJw id,OH • 97280 4 (508)254-1794 4 FAX(503)254.1452, i� • 7' k Y .Y , 1•. t 1.' 1 , ., .....ell.. 1 ^„ .• P N h ,-.4,........---,,,a,-M«,.....,...u. ..,.,.,.r,....11.,..-. ,a..�..—kw.+—,;tNa4'iA.wL,.-..,la.r..:.h... ...w„r.,.r ,,,-+.:r.....i m.,...M...» >1ww..rr?i mu,.W;:.wdM..W.w .4.i«..-w„rw.., .m11,-,.....s.a,4...i;i.,s,•.w.,+w..,.':.t.-..>,.....1 r, 2,..imi l' . • i Job#: TP-921016W-7 PBS Environmental Building Consultants, Inc. Page 3 r.� Analysis Performed: TPH-HCID qualitative• scan for Hydrocarbons, by GC/FID. ' Summary of Qualitative Screening Test: lw . TP-4 TP-5-1 TP-7 RESULTS RESULTS RESULTS , t Gasoline detected by ZPH-HCID Gasoline not detected by TPH-HCID �' y' A/ Diesel detected by TPH-HCID ffff Diesel nOt detected by TPH-HCID A/ -V Hydrocarbons heavier than C28 detected Recommended further analysis: „r TPH-G PST-� A � TPH-413. 1 None e 1r A/ `t/ � b ? 1� s 104 Surrogate Recovery -6 d REPORT CONTINUES CC I FE " LABO ATdRRES, It41 N.E. �lhl�.� nd, 2� "� �a X(503)25471452 , o1' " i..'S 1 . I w . ,• - • •.a:J+t... ..:.,,•x,,....:,ka.,.r.,1=,..:i:CS'n 4.,1.4a.,..w...aa,...:..,:.k.. ,• MME ' , D , ,. AC LI. Job#: TP-921016W-7 . , PBS Environmental Building Consultants, Inc. Page , Analysis Performed,: Purgeable Halocarbons and Aromatics in soil by EPA Methods 8010/8020, GC/PID/HED. DETECTION LABORATORY TP-5-1 ,. . ANALYTE LIMITS BLANK RESULTS r Benzene 0. 2 ND ND 0.2 ND ND N Bromoc�.�.chlorome.t�hane ; Bromoform 0. 2 ND ND Bromoxnethane 0.8 ND ND Carbon tetrachloride 0. 2 ND ND Chlorobenzene 0. 2 ND ND Chloroethane 0.4 ND ND 2-Chloroeth lvin l ether 0. 8 NO ND Y Y Chloroform 0. 2 Nh ND • Chloromethane 1. 2 ND ND Dibromochloromethane 0. 4?, ND ND 1,2-Dichlor obenzene 0. '2! ND ND 1,3-DichlorobenZene 0.2 ND ND :t; o en 0.2 ND NO ,�-D�.chlox- k� � ene Dichiorodif luoromethane 1.2 ND ND 1,1-Dichloroethane 0.2 ND NO 1,2-Dichlorothane 0.2 ND ND 1, 1-Dichloroethene 0.2 ND ND trans-1,2-Dichloroethene 0.2 ND ND 1,2-Dichloropropane 0. 2 ND ND . . ( cis-1, 3-Dichloropropene 0. 2 ND ND trans-1,3-Dichloropropene 0.2 ND ND Ethylbenzene 0.2 ND Nth Methylene chloride 0.2 ND ND Toluene 0. 2 ND ND 1, 1,2 r•2 wTetr achicroethane 0.2 ND1 ND Z'etx~achlor o e thene 0.2 ND ND 1, 111-Trichloroethane 0.2 ND NO ' 1,1,2-Trichloroethane 0.2 ND ND 0.2 ND ND �r1C� ,: ��uo � 8 � . . �ND N... '� �lc�x tae hey . richlorG romethane 0 D vinyl chloride 0.8 ND ND Total Xylenes. 0. 2 ND ND Results egPre88ed, as mg/kg mg/kg unless otherwise noted NO means none detected at • or above the detedtion limit listed. I. • C,`of rtv LAs OFAToF UES0 INC, 124.23 N„E,Whitaker Way 6 Portland; OR 0 97230 a (503)254-1794 e FAX(503)254-1452 ;. r no s- r?• c - , - Y - - - b - - -- - - j - - - - _ COFFEY LABORATORIES I CS COFFEY LBO TORIES PENDLETON BRAN_-C- H ?3 r V=f K WAY,-PORTLAND, OR 97230 287 S.E:=FIRST, PENDLEIOrJ, OR 97801 (503) 276-0385(503) 254 1794 = FAX(503) 254 452 = - - , • AC Leni _ -- = CHAIN OF=CUSTODY - 1 PROTECT#:' i PROJECT NAME: f of ( PAGES R �I= Q 1 a ( t PLEASE PRINT OR TYPE ',------`�' -------rf" .4� h �� SSs ice 'LY1rF `- z•` fz- 4 `�� g -'` -' - x. ,COMPANY NAME ? };ro ( ` * t.tea � p� � ,,,-may- n, - Ek `"Y �y . _ _ 9 - ' REPORTRTTENTO ....,r1 1.c.__ r .6-- " _ a.ueral ' 6,6 � y-"=,--,;... "-{'y--,,,i'''''''.4.e (SAMPLES COLLEG I ED BY_- .'� - t r £��( 5 �� " ; �- Fes.- e - �� COLLECTION ( ANALYSIS y FIELD IDENTIFICATION:- ¢, x�-� �,� y�- ( ,�- ,�-��'- 4 MEDIA A(VALYSIS REQUESTED REMARKS ONE LINE PER SAMPLE CON T A1NER t� ='_- 7 DATE E TIME - f r i— K DIU s 41.117—i°i �, i2 qL/ - ' -3 _ _ to i k- RCT.j - 2 I, Q t Tftt rtL1 L [i b'� e t3 3 ;£. :�-. JO 0 k '` -_-�- - 13 6 1ff - ii CEO : i 0 - .r...":"'. - ' '',..ft:-7 at-;-.1:' " mac S _ Kb - _- -- _ -r .iS. "7!_. '; i r v� - 10 l DATE fME RECEIVED BY: DATE/TIME sx :srrt RELINQUISHED B,. �L -- s'- ,.--n k7}y RcLfNQU � �� `� / =f O / /p 4 I RELINQUISHED • ATEIME RECEIVED BY ,:. n I E I _ { -- - - - - - _-- - - - - - -- - - - 'teY�j-s'-a1c„ t ",,,,- - 3^ ,,v" 1.1. , .,us=': .. c `l"a Y` �t,:rcY S ^,zt, -- T..,4,-..--F ri' 3.-fi"x`, Yae " '- r- q -• , -C . mo _ '7: 4, _ ,i '.� -_ - K��' -_•;w r..- `+ r ?� fsc ..Tsx. i sJ f 3 ` °' SAMPLE REMARKS: k � : s---tl,i"'="' '� .h ',. ' ", 3-_„F . ��a 4t.'�,. T. Q s .t T.P- -p -• va _� `,-P�` �� z _- 3 ? z-� -r•� , - �� _ � S ♦_9 -.. -J P-',4=-4.--,-..--'-z-" .4 i v.� 1- ^:�. _ .t �^ s� ih,,. »s-.n- ._ � _ . � °!N K COPY=CLIENTS COPY t WHITE COPY-- lABORATOR(ES _ _- =- _ SHADED AREA FOR LABORATORY.USE ONLY (7f90) CHAIN OF CUSTODY INSTRUCTIONS ON BACK OF PINK COPY .A- .• I N .�� e - »:i;:Ml:.l.+kil.,-.�,w-�r w�.�..»,�.....rw,."...�M-,+�+I,xx.�:...�,4;i;:.,..�...iau..,.,i C.....,�.L-La_.,•��u.,s�..v s� .�a: a, ...,,..,..�...ra,..�aa w....,:....x� ..,..�r.,i..,�_._a.r...,».I.......ui.-:k•�.....;x...�.�w.iew.a•c....�a::^..,w a.......,.,...�. .�.- .., ..,. ..s,a��,..k,�,.. �, i .� •..nw-* '.,, t .tit N E 1 WETLAND D L,INEA`TION IAT THE PROPOSED HUNT DEVELOPMENT COMPANY PROJECT SITE IN TIGARD f' 1 Prepared for: F mIunt evep p• Portland, Oregon • ' Prepared by ' Scientific Resources, Inc.,' ' Lake Oswego,Oregon V V, Nov`ernber 26i 199 a ■ 4i;° n 77I • i 1 .,. ,..,.. iw",.......,.,. _.. ._u.w...................i.,nl,. .,.„.u.,.�.r-.-,�-.,.,_...,.,a.,�..,....sw.....+a•...e.�-iu.,..«�...�w,k.��'7..r.ai,:::...r v,....�u�.., �. .,..•.r..�H.. ....�,+.� ..,r= ..,,,..,- ., ,.,,a<w.+.., ' , r, i » 'y , WETLAND DELINEATION AT THE PROPOSED HUNT DEVELOPMENT COMPANY PROJECT SITE IN TIGARD f' 4t ». ■ Prepared . p ed or . • J. David Hunt Hunt Development Company M 3030 SW First Avenue Portland, Oregon 97201 • it Prepared by. i ' Randall Jones Leslie Ariderson Scientifiic Re3OuirceS, Inc. 11830 SW Kerr Suite 3 7 Lake Oswego, Oregon 97035 { November 26, 1990 j ., �' , 1 i n 1.0 INTRODUCTION Scientific (SRI) by Hunt Development Company ' • ientifir Resources, Inc. SRI was contracted� evela went Oorr� y to perform a wetland determination and delineation on an approximately 21 acre ; area in Tigard, Oregon (T,2S, R.1 W, Sec.38). The subject property is located n north adjacent south of and adjacent to S.W. Main Street and o rth of and ad nent to S.W. Ash Street.; Fanno Creek forms,Creek part, the eastern property boundary (Figure 1). A site reconnaissance was made on 11 October 1990 and the major field work was conducted on 1 and 19 November 1990. .a. 2.0 PROJECT METHODOLOGY 2.1 Source Material - The main source document used in our investigation was the Federal Manual for Identifying and Delineating Jurisdictional Wetlands (Federal Interagency a ( g Y • Committee for Wetland Delineation, 1989). Other sources of information used in ' the site analysis included the U.S. Geological Survey topographical quadrangles (IJSGS Beaverton, Oregon, 7.5 minute series, photorevised 1984), the Q.I.S. Fish and Wildlife Service National Wetlands Inventory maps (Beaverton, Oregon, 1:24,000, 1981), U.S. Soil Conservation Service Soil Survey of Washington County, Oregon (SOS, 1982, sheet 44), the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1989), and e, detailed 1 inch 40 feet topographic contour map (interval of 1-foot) of the subject area (Westeeh Engineering, Inc. June 2, 1989). • 2.2 The Federal.Manual The Federal wetland manual provides mandatory technical criteria, field indicators, and recommended procedures to be used in determining whether art area is jurisdictional wetland. The manual represents a consensus of four federal agencies: the I.J.S. Army Corps of Engineers, the Environmental Protection Agency,The Fish ah and Wildlife Service, and the Soil Conservation Service, as ea ch • r.. relates to wetland jurisdiction Three mandatory technical criteria are required to be present in an undisturbed `. natural area before it can be considered wetland under federal jurisdiction. These criteria are hydrophytic vegetation, hydric soils and wetland hydrology. H dro h is vegetation consists of those plant species that have adapted to in substrates which periodically to saturated growing . g - ' h are'periodicallyPdeficien�t�of oxygen due purated . soil condition 1 ., that have formed u i. 1 wet ' conditions, H dric soils are,those that armed exclusively under conditions (soils which i characteristically( ich c teritipally have high water tables, soils which are pond frequently flooded, or soils which are otherwise saturated ed or are frP , for extended periods during the growing season). The criterion for .wetland e p win ,seas . hydrology is dependent on soil saturation to the surface for at least one week (seven consecutive days) during the growing season and is related to soil • consecutiv �t drainage class and soil permeability) • 2.3 Field NMethodologyi Prior i compilation of available information and i to . -nati and data was w of soil series the detailed • • t ginning field work a comps � vailab conducted, This included a review �` se boundaries, y • • • topographic map, and the U.S. Fish and Wildlife Service National Wetland Inventory map. These efforts were made to develop a preliminary indication of • . where potential wetland may exist and to facilitate the on-site gathering of data. • . The actual wetland determination was performed in accordance with the On-site" method 'in the Federal Manual. Specifically, the Plant Community . • Assessment procedure was used in determining wetland/non-wetland • boundaries. The procedure involves the identification of those transition areas of given site where vegetation . � give, community composition changes from one dominated by upland (upland to facultative upland) species to an assemblage dominated by wetland (facultative wetland to obligate) species. Often, these 1 transitional zones are sharply defined by topographic "breaks" or otherwise a a hydrographic boundary. The appropriate use of this method, however, depends on site specific characteristics, The nature of the subject site, as discussed � below, justifies the methods used. To corroborate and strengthen the determination method selected, soil pits were excavated to confirm soils and l wetland hydrology characteristics for a given area. Data was not recorded, • however,for all of these soils/hydrology "check"sites. 3.0 SITE CHARACTERISTICS • 3.1 Topography The topography of the site can generally be described as slightly rolling from I south to north. The southern third of the property is a broad, relatively flat low I ,. area that gently slopes both to the east and south. The extreme southwestern and south-central margins of this area slope slightly steeper to the south. Toward the western property boundary in this area, the land surface slop es upward . slightly. Near the center of the parcel, in an east-west direction, a rounded ridge separates the southern lowland from a broad concave swale on the north. The P • ridge crown is very uniform in cross-section as the topography suggests (Figure 2). At the southern edge of the ridge, on the extreme northern margin of the southern lowland, is a stream corridor that flows west to east across the entire I " parcel: The channel is sharply incised throughout its length to an average depth of 6-feet relative to the adjacent grade. To the north of the ridge is a moderately concave, broad swale in the center of } which is an,incised ditch. The north-facing slopes of the swale to the south of the I ditch are slightly steeper than the south-facing portion of the swale north of the t ditch. The swale slop es unifor mly and gently from west to e ast. �. Fanny Creek flows southward parallel to the eastern property boundary.with The ,? creek occupies a very incised hannel adjacent to p ry d �acen t,� thy, subject property, with'an � average drop in elevation of 9 to 10 feet to the channel bottom from the top of the ! west bark, a2 Hydrology origin direction o o.. ce and subsurface hydrology of the site�� The . ri iii and f both surface y e are a function Two small trio r��tion�of landforrr� tributaries to Fenno Creek flow west to east through the parcel, with th the southernmost of the two the larger. This drainage originates oeir �s channeled through a existing As noted above the point of origin on-site to where this draag e enters s Y Fanno } cif htilia Re oUrc es,ItiA Pagel g • • w I w • '*+,, 'CAS. , Creek the channel is very incised. The smaller northern ditch appears to haves been excavated, but this has not been confirmed. This drainage originates on- , . , site from a Tarr.)e paved parking lot adjacent to the property to the west. While the . . uppermost reaches of this drainage are only somewhat channelized, the middle and lower segments are incised to at least a depth of 1.5 to 2.0 feet, Water was I observed in both drainages on all three site visits: approximately 1.0 feet of water in the southern tributary; and approximately 4-inches in the northern ditch.' d s, In the extreme southwestern corner of the property, just east of the existing house, between 2 to 3 inches of standing water was also observed on all three .• site visits. This water apparently reflects the point of discharge of either or both groundwater from off the slopes to the west and stormwater systems from upslope. A sewerline occupies the margins of this small depressional area just to the south and off the subject property. Aside from the more conclusive, direct observations of surface water in the above locations,the only other wetland hydrology indicator observed in the field by SRI was oxidized root channels (rhizospheres) with living roots. These features were . observed in soil test sites in the area adjacent to the southwestern depressional :. , area. Oxidation of the root channels occurs due to anaerobic soil conditions. ,�" Certain plants can utilize atmospheric oxygen transporting it to their root zone, causing iron in the soil to oxidize (rust) along the soil walls of the root channels.i As a result a distinctive red color is observed. This indirect indicator is Manual e t they strongest wetland hydrology indicator as outlined in the Federal Manu• y i , are indicative of stressful plant conditions in the soil as a result of a high water table. 3.3 Soils I Five soil types have been mapped by the SOS as occurring on the project site' • (SCS 1982; Figure 3). Quatama loam (soil mapping units 37C) has been mapped I' • as occupying the upper areas of the main central ridge, The northern one-quarter• . j of the site, as well as the western margins of the southern low area just north of ' the existing house have been mapped as Aloha silt loam (mapping unit 1). The . soils of the broad swale just to the north of the ridge, the lower slopes of the ridge ' itself,and just the channel of the large'"tributary on the south have been identified as Verboort silty clay loam (mapping unit 42). McBee silty clay loam (mapping i unit 30) has been mapped as ., straddling, Fanno Creek north of the ridge center, • while Quatama loam (mapping u nit 3 7D) is f ound both sides of Fanno Creek north ' of the confluence of the larger�tributary.`The bulk of the low area south of the ' � ridge e Huberly silt loam (mapping unit`2 . g has been mapped as I-li,�berl 2), Of the five soil types, only Verboort and Huberly s hydric bill have been listed'as hydric by SAS (1989), Verboort silty clay loam is poorly drained, very slowly permeable, and is classified � � � I as a Typic Argialbolls. The soil typically forms in depressional essional a reas along n g dr Gina g ewa y s. A p ersistent hi g h water table occurs urs fro m December through April. Huberly silt loam is also a poorly drained, slowly permeable soil', but is classified as a Typic Fragiaquept. A slightly cemented layer occurs in the upper profile of the soil, This layer can perch runoff resulting in a saturated surface horizon, and the soil has an aquic moisture regime (i.e., the soil is wet longer than it is dry) scionbfiC R s o CCCt Inc I r 1 1 Page f • .r •. .fie. Z e , a9 ^, I Y.4, McBee silty clay loam is not a hydric soil, but is often found in areas having • positive wetland hydrology. This soil is clayey, kaolinitic, Xeric Haplohumult: a ,1 somewhat organic soil with a high kaolinite clay content. 3.4 Vegetation i °. Most of the site can be described as an open field, with scattered areas of scrub- } shrub and emergent plants. The open field description, for example, applies to most of the low area south of the ridge. Colonial abentgrass (4grostis tenuis), 1, Kentucky fescue (Festuca arundinacea), and creeping thistle (Cirsium a aarv'ense) � are the dominants found in this portion of the parcel. The southwestern corner of #' . this area, however, is dominated by small-fruited bulrush (Scirpus microcarpus). Himalayan blackberry (Rubus discolor) lines and dominates the larger tributary banks south of the ridge. As the channel is well scoured little vegetation occurs in the channel itself, but scattered individuals of small-fruited bulrush and soft rush (Juncos effusus) were observed. Isolated individuals of Douglas fir (Pseudotsuga . menziesii) and Oregon white oak (Quercus garryana) are found on the ridge, with an areal dominance of upland field grasses such as bentgrass and orchard grass , (Dactylus glomerata), thistle, and blackberry occurring over the entire ridge crest to base. In terms of areal dominance, the small drainageway on the north is characterized by colonial bentgrass, fescue, and blackberry. Along the ditch itself, clumps of willow Salix s occur, with soft rush and 'reed canary l� ( pp ) ry grass (Phalaris 1,„.. " arundinacea) as common herbaceous plants as an understory. in the lower ' I reaches of the swale near Fanno Creek trees such as willow and' black :• cottonwood (Populus balsamifera) are common, with an underslory of both blackberry and reed canary grass. ti I ' 4.0 DISCUSSION AND CONCLUSIONS The U.S, Fish and Wildlife Service as part of the National Wetland Inventory (NWI) program has mapped wetland on the site as palustrine emergent wetland \ associated with the channel only of the larger drainage on the south side of the ridge (Figure 4), A larger, more expansive wetland area was identified adjacent to • `, , and south of the subject property. The NWI maps were generated primarily on•�, � � � � p 9 p y , the basis of interpretation of 1981 color infrared aerial photographs (scale of �1:58,000). Selected "ground truthing" only is conducted to con irm the ,i interpretations, As a result sampling of site soils, y; and It of our site � esti aria and . p �g � hydrology;. ur site investigation ri an ag vegetation we have identified wetland • in three areas of the site (Figure 5). s. ping only confirm. Selected soil :yam �lin onl ��was conducted to con�r the presence or absence of . hydric soils and wetland hydrology, The primary sampling rationale used (Plant Community Assessment procedure) is applicable;to this particular site as the site t area" by definition Was not considered a "disturbed a �', .y ` , it7� the federal wetland � " manual the plants ,ty at any given point must be dominated by ,; � � `Therefore, commur�. i ! h dro h la wetland plants in order to qualify as wetland, A very narrow Wetland strip was identified as limited to the northernmost ditch' x This wetland begins in roughly triangular-shaped wedge adjacent to the apartment complex parking lot on the west From the apex of the triangles the Scierififie tieaburces,thd. �' Pa o Ji • ' wetland boundaries are limited solely to the ditch itself, extending for an average estimated width of 3.0 feet across the entire parcel to the confluence of the ditch and Fanno Creek. The approximate area (unsurveyed) of this wetland is 0.085 acres. A second similar wetlanc; rca was found in association with the larger incised stream immediately adjacent to the south side of the central ridg . It was apparent that this drainage originates well outside of the subject property. This • wetland is limited to the width of the channel itself which averages eight to ten feet t wide throughout its length. In no are does the topography of the channel allow for water to escape the stream course, resulting in water being effectively routed • directly through the subject property without an opportunity to saturate surrounding land areas. The approximate area of this wetland is 0.11 acres. The third and largest area of wetland on-site is located in the extreme southwest corner of the property adjacent to S.W. Ash Street. The actual source of water supplying this area was riot clearly identified as part of our study. However, it is .� highly probable that the source .is groundwater, this being a groundwater dichrge zone from the slopes to the west. The presence gof a much larger cattail (Typha latifolia) and willow (Salix sp.) wetland area off-site to the south • sipperts this conclusion.. The northern boundaries of this wetland were defined on the basis of both topographic changes and where hydrophytic vegetation such as small-fruited bulrush, soft rush, and creeping buttercup became non-dominant over the upland land and facultative upland field grasses For the purposes of this ?' . report,the dimensions of this wetland were measured using a line-measuring hip- chain to determine more accurately the area. The approximate area of this wetland based on our measurements is 0.655 acres. The total acreage of wetland found on site as a result of our investigation is 0.85 acres, This figure excludes the area within the property that is within the banks of Fauna Creek. The area of wetland directly associated with the creek is limited to q' the area between the stream banks only. It should be noted that our wetland determination is subject to review by the appropriate wetland regulatory agencies. As a result of such a review, the determination of both final wetland boundaries and any jurisdiction taken rests solely with those agencies. Scianiti'ic ResaUrc es,Inc. • • page'a { d' •'1 f. 1 , Wti1,1 ..y..,...,... v.'� _ _ » ....r.,...,r.,._.t, ......wr i._.. ,. - „ M-..._..r v........:.t.w..a,.r.1,r,dn-..rwl v ,.,.. •- .r.�+•,.M+,at-'f1..0.aa,.,W-.r F.-..F,nJ.-...-,l:?�r1:geW.;.,.,r><'y -.., t .,... 1 ' A d(n • • 5,,0 REFERENCES Federal 'Interagency Committee for Wetland Delineation. 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers; U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S.D.A. Soil Conservation Service, Washington, D.C. Cooperative technical publication. Reed, Porter B., Jr. 1988 (May). National List of Plant Species That Occur in �,.. Wetlands: Northwest (Region 9). Prepared by the U.S. Fish and Wildlife Service, St. Petersburg, FL NERC-88/18.37. Soil Conservation Service. 1982. Soil survey of Washington County, Oregon (sheet 44). U.S. Department of Agriculture in cooperation with the Oregon Agricultural Experiment Station. U.S.D.A. Soil Conservation Service: 1989. H dric soils of Washington Chun , Oregon. In cooperation with the National Technical Committee for Hydric Soils. • U.S. Fish and Wildlife Service. 1981. National Wetlands Inventory quadrangle (Beaverton, OR 1:24,000). Mapped data derived from 1:58,000 color infrared aerial photography. U.S. Geological Survey.g y 1984 (photo-revised). Beaverton, Oregon topographic quadrangle, 7,5-minute series, 1:24,000: Westech Engineering, Inc. 1989. 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" fir•,/• V )' +, ` rltp;'t ,, •• • 1?0.% '`'.--_,...,,.......--7-11' R2OW P t�C -1 y` r ,rr. .; "�_„ utl 1i '.�eRwr+.+.,.,...w.rn,�'ua..n,r,r• •,..., ...,.. ., ty r c� • 4 , laF-O n , '" � 'r+.w..wrrrii•"'�""'.'•. :. 1 ' �+ wrf•�+ rl-...,:.•..�v+,d...+.;,...,.,w • !'t r Figure 4« ate o nal Netland Inv e t map' ,of 1 •' 'U� ,, =iSh and Wildlife Sev ; i ,1 981 ' •• MM D} „ , UNDISTURBED ES O O f APPLICANT NAME: I APPLICANT NUMBER: I SRI.PROJECT#q X 1 a Ck tom/ ,I' f'V f.3 COUNTY AND STATE: I LEGAL DESCRIPTION: 1 , . Township: �� Range: 1 li°�� Section: .� Plat#: 4 DATE: C0 I qd I PLANT COMMUNITY NAME: RU v SP T H t- K/ 7. " S U r 1 Series and Phase: ,AX 12-(3 60 41-- G C L6/p A 1 On hydtic soils list: Yes No Cf,1 ✓5" w ec�K .,,�3A...„,Matrix Color. Mottled. Yes No Mottle Colors ,I/ , 1 I' . 1 0 Gleycd: Yes. No V I Other Indicators: ,,,e. , (/,Gay�✓` '-c-')4,,,,, s„. ,0„2i ', . •' V] 0..,E � Hydric Sails: Yes No.7 I Basis: G,l. ' J,, 1 , I , DOMINANT SPECI ES FWS INDICATOR STATUS' ) PERCENT COVER(30 RAD IyS) , TRIES f E____3___AS:___ZI k fr__ _,_ r, c - ,t-i-aii /e) ,2' 3. • SAPLINGS/SHRUBS f I 1. .t, gE5.4 , ''''-' i HERBS , . H L_L__.e.k.g6.__ _____Aggtste.00,- _________JaiAi__ 2-0 1 , . ..... , /A) ,(4vt.,U N of.:),4 6 44-) le _.._ 0 3. . ' WOODY VINES i . 2, ( ( Percent of Dominant Species that are OBL,PAM,and/or SAC ) Other Indicators: i/1)-j,,� _ e. I 1 ro hytic Vegetation:'Yes No✓r I Basis: . in Water •-�- / , . Inundated: Yes No t�� $ Depth of Standing.. • . 1 ~ J Saturated Soils: Yes i....-1----- Na / Depth to Saturated Soil: I Depth'toNaterIabIc. e . '' , Other Indicators: ' r I. I �ctland Hydrology Yes ...... No./� Basis:' '4 , WETLAND DLit;I� CIVAIICV• Wetland Nan..V ctfand(N)y I i , 'CommentSt /,,,,,e44,±1...' , // , , ..,,,, i', '1,' a.. , , :574 16. .._..z ''.• ' 4te ,,,,, , ;i �I y , ,,I $ Investigator: ' . SCIENTIFIC RESOURCE 5 INC. i 1 r� tm - . 1 UNDISTURBED Si:. ES R O.GA INR ONSITE 1 . . APPLICANT NAME 1 APPLICANT NUMBER: SRI PROJECT'#: ` I----,a=-- .� _r (3( c 'COUNTY AND STATE: I LEGAL,1D, $' w' O. Gd1 dV•__ I Township: 2_5 Range: �ix) Section: 3g Plot#: 0 \" DATE: I I PLANT COMMUNITY NAME: Cam. e (/..D ,Crl es an d phase; v.E. (04:T 5..( 1" 6 i z4�� 1 On hydric soils list: Yes /No i , C4) I Matrix Color; Mot&th Yes No v'''im Mottle Color: / �i i v..,.,e44eikir r0 N-0-tA-A--- ", 0' talc ed: Yes ,4,a� ,,.�/ �d ; Y No�� j Other Indicators: � �� ,v •, � � , TYYdric Soils; Yes_ No Basis: ► I --4-1-1"-L P , t E'A- //t(i;}�L -Od `r - — _ l ,,,,„4,_ DO I M MA.NJI"SPECKED FWS INIDICATOR o �-rATus PERCENT COVER(30'RADIUS) SAPLINGS/SHRUBS .�_______. .. E , HERBS L fe6:5 44-- ('-K.0 til Vir±% -=.Q- F4c CA '/o 3, • . V�GODY'IrII�ES �" //., 2, Percent of Dormant Species that are O13L,FACW,and/or FAC, 0 I Other Indicators: /tea-+-,.e._ • I I ydrophytic'Vegetation: Yes No I Basis: e ' 0 Inundated: Yes No, I Depth ot Standing Water: Saturated Soils .__ Soil:___ es �No beptftt`o Saturated,golf; --�� Depth ttaWater' able, Other Indicators f d'''.:- L L)�2 /, . �tn� , Wetland Hydrology Ye .�I.,�, n No �,✓'� Basis: '1 WETLAND DETERMINATION: I Wetland(W)' 4 Non-Wetland(N),t' 'i:-- Cot arit a: ,, ., ',`.. ,;,'yf, ,.,, L» )!:'„ L r 1 investfgatox 24 1 1 1 1 o A4 I 0 SCIAN JJVIC E5O U IZCdsg INC. DA TA tr J k8 A UNDISTURBED Sc,..ES ROt\,•JNE ONSITE M ETHOD APPLICANT NAME: 1 ,APPLICANT NUMBER 1 SRI PROJECT#: , 1- vgt', 1A ____ qo(.3�,� {. ' COUNTY AND STATE: 1 LEGAL DESCRIPTION: �` W ° 0 ( 0 iZ.. Township: Range:/ GO Section:3 Plot#:dial • Q• DATE: '!; ( 0 1 PLANT cOMMUNrrY NAME: p11 e G/!2.5(.nI) ' 7 . Series and Phase: Mo 04... 5/61- Z.,04 6API.. , I On hydric soils list: Yes No L — tir Matrix Color, )61/14._ '3 r; 3 1 Mottled: Yes No 7 Mottle Color .:...�.- , � nleyed: Y s No ./ 1 Other Indicators: pv v ::_i_of4/ 1 Hydric Soils: Yes No J j I3asis: ,, ..•. , . ) . ________ DOMIMANT SPECIES 1 FWS INDICATOR STATUS PERCENT COVER(30'RADIUS) TROTS • d 3. I SAPLINGS/SHRUBS 0 - HERBS 1. A - Ad' �'i - 1 Gel' .-, ' C12'510 4 0/ 56 .. .1 0' k rt� va�- I -- I . . • WOODY VINES I: • 1, 1 4. I 3. II . Percent of Dominant Species that are 013L PACW,and/or EAC: 3"z,1'. Other Indicators: /1),0-14,1e__ 1 I•Iydrophytic Vegetation: Yes If No 1 Basis: r,1, In Inundated: Yes No V 1 Depth of Standing Water: ,14 No t/'' Depth Saturn ed il: Sv s: Yes N,3�4-, I to' t 5tr Saturated it � lv.j" _._.,.. - Depth to Water`I'a>rlt' >/e/t ' • t Other Indicators: !Y y o T No Bt sis Ytt � 1 'Wetiand ITI dtol � ._., �1. :� AC f t�? -° WETLAND b1 n3 M1NATION: Wetland(W): Non-Wetland(N): ,:," ■ , Coirinients: A:{".4_, ,.,.6_,,,, „,..:61 , . . ok. 4.4,4,8Azi ,_,L. _ lotA,#,,,a), ,941,frt,i,„ ..A 4—,, Am/v‘-lae'644d14f11'4 (114.71.'41" dr/ '° ' ' " 4rj, '`. 11 I tnvesUga�ttrl - i ,� SCI { TI RESOURCES,W S' d4!Y Y 1 DATA i • • \1 " F: UNDISTURBED S '':ES RO4. : NE ONSTTE METHOD • I • • APPLICANT NAME: I APPLICANT NUMBER: SRI PROJECT#: is I . 'Y°0� Cep, �� i q©/3 COUNTY AND STATE: 1 LEGAL'DESCRIPTION: l Pkstt, CO( OK__ Township: Z$ Range: / j Section: 3g Plot#: 0 �• DATE: 1 I r MX I Seth and Phase; ' / '. CID V eci,e,ky 5?/.../...., 2_0 f On hydric soils list: Yes No ' Matrix Color;, 1 Mottled: Yes $/_ No Mottle Color 1 1 0 Gleyed: Yes No V 1 Other Indicators: Ate.t.,...x., I Hydric Soils: Yes ZNo- 1 Basis: C DOMINANT SPECIES - ( FWS INDICATOR S A.TUS ( PERCENT COVER(3?RADIUS) ( ' TREES 1. 1. z, 3. 1 I SAPLINGS/SHRUBS I " L I * 4 2, 1 --- 3, _ I 1. A-• 5 '. gFArv""/s I u P ..� � 5-0 • wool)?VINI 5 I 1 2. Percent of Dominant Species that are OBL,PACW,and/or FAO'3) ( Other Indicators: ... I ,...G4` vv ,! Ilydrophytie Vegetation: Yes No I Basis: ,vt.i / N^t Inundated: `Yes No�V l Depth of Standing Water; - -- r Saturated Soils;. Yes No 1 Depth to(Saturated Soil: ( Depth to Water`r ble: '?, I Other Indictors: d,,I -• 1 Wetland l-ydtology `Yes No 1 Basis: r Ahlt4i , W tI JA ND'SI NiNAT17N: Wetland �. N on.'Wetland(N): C".oMttient5:' " i " 2,,,,,liti.4?. a5,tt o . t LIB''„ , , 0 f tttr,:z, A - / " I invettigator: IL-0,, 1 i 1 SCIENTIFIC RESOURCES, a. . 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It ( 1: I i 1 I i\It .p '.1l `:,.i1h`:•f•:'•:• lJ ii•i f,i.'i•ai-w•."i.':•••• / f� �, i ! � ' •iii:::•.•.:i:i•a•4j,.+a:.Y:1:��1 4 i 1:/i«i�4Y:::i♦\ri ' 1 ( ily {{i iYi4:♦r:::: is I. : •{.: 4ttll 1 / / 1; I r. i«i•;i:fi. i..4:ii:4isA::: :••i:i 4:•4$".1•r,. 'l 14 61 i i i N 1, . / / {4I II I , ! ',.� J j 1i ai i,., ii: ,i•,iY,i•• .•�•4.•.;4�:.4:•+a:i:':•�. a' \►L (A! t►f , i X1,4 \'! 1 1 ii•' 34 f•Y 1 :J /.I I \y t �°10 i /,. F/0.i•.':•.i.: `:.,:i.:::i::•:.::♦•i•Y i •:• ,, 4y • I) \ :,4. .,•:•:,•: :/,,,: {. ••iia : r �', }•1 ,,/ 1 t I , 1 j 3NC0 �� '4•fi:•::::.::•: :•,..4i. i•%` i•a:«'i�•.• yi O ,r• ,, '1 i / *4 '.i:iii:•:'1a 4444•. :•::i•:':.::•i•: , , . I� "..%"��Y!f Y11Jjf7•1' .. r 'J•":i•y.a:.,.,:i•"•Y:i,i :a::;/;/ / 1 :'w,/// w ' /I . D , INF / i 1,,,,, / .r i _� i 1 v �y t1�" APYAru1WP MUICirf4t \ iwU3t ••\ y' /01:4'cP a �1 Yt Y AO Li ) il I . ' '' .■..--. ''''' .--"' ''"* ":,1" '. --.'"—"*''''''4 ' tsi,; i : ! I il D ��yyy 4 I. ale , ' CI i `'`--- its ,\ �t6b� r� , by tinily �3CUf GSA: �h y ,ax is j `-'� 0., iw ..,a,! ti ,i iii ' 0" 's �S1 of _hi 141 1 1 ~o i I \h K ,G 1 �� 0 r!•t ..4+r �w i.. l�it� I, N 3 C+Y ' �f1 tolNN N � ��, ��, �`kii s^' j I ii , .. . •u.r..-s..,. .... .. I' _ ._,.r.,.+...ru.a.l4vw...MW.w3a J4FUl.u4x.7:tpW.4Yrs%F..aW.xG •rv'� . DEC 17 '92 15:30 GRRh'K)R P.2/3 • _.__ _________ DIVISION OF STATE LANDS April 1 1991 STATE LM'TD BOARD .� BARBARA ROBE 'S . �. � Governor Scientific Resources, Inc. l�f YC. EL L .I : acxetaxy of sta.t4 11830 SW Kerr Parkway, suite 3°7 Lake Oswego, OR 57035 o MEEKER State neas!uzer Re; Hunt Development ,Company' Site, Tigar T2S R1W S3 Dear Randy: •I, X have reviewed the wetland determination report for the • Hunt Deve1oprnent Company site in Tigard. I concur with the determinations and delineations you have made, Areas of jurisdiction .include Fanno Creek, the two drainages and associated wetland at the western end of the north drainage, and the wetland at portion of the the ��►ruthazn, port site (Figure 5 of your report) . I I 'ho areas are subject to the State Removal 'ill Laws �� area 'L&�� . J , federal permit tequireienta or local wetlanda regulations may also apply. ''A project 'requites a removal-fill per n t g, from our agency if 50 cubic ,'yards or more of Material is to be removed, filled` . or altered.' I apologize for the ale1ay and appreciate your patience (�l� your re��n . ers) , I e anet C. Mor"i alb Wetlands Progra jan!3a3 cc: City of Tigard Plaini q Department 476. Hutt Development tpahyR3., I)I) Salem,OR 9731U I I (5o:43) 878-3805 PAX(60)378-48 • • . . DEC 17 '92 15:30 GRAMOR P.3/3 try' 4 - . ",'"'•4 . T f1jn 7+''yi;.. 4 t.4,6J i !.'» :6 DEPARTMENT OF THE ARMY ftii 4. . 'Z PORTLAND DISTRiRT.CORPS OF :NGiNEFRS P.O.atX 2446 1.\ `"the POFYt.ANt),OREGON 97208-2°x48 `:;.Z.,>, '�4 ,.!, 'Reply to March 18, 1991 , � r °'Ji ri_,.0+�+��""-'" Attention of; , Planning and Engineering ivision SUBJECT: Wetland.Determination at the Proposed Hunt Development Cormliany • Project Site in Tigard . Scientific,R'esources, Inc. ATTN: Randall Jones . , 11830 SW. Kerr Parkway . Lake Oswego, Oregon 97035 Dear Mr, Jones: • , ". We have reviewed .the subject determination for property located.at T2S, R1 ', Section I (indicated as Section 38 in the report, which is the Don'atio'n Land Grant Number) in Tigard, Washington County, Oregon, As i ni Clouclzw<rard, Wetland Specialist, discussed with. you on March 8, if mottles were noted i� the Verbooyr`t silty clay loam'soils of site 1 and 2, these soils should he classified as hydric If those e orgy x s ent then soils hid pion c�sistent �tottle,s (c'r so faint as to be considered n � r t �i they would be considered as non.-hydro! However, the criteria for vegetation and hydrology at both of these sites were not met, and would therefore not he considered t wettanrds even if the hydric soil; criteria were yet. The Porttand District LLS. Army Corps of Engineers concur witkl your conclusion that the site contains 0.85 acres of wetlands subject " ttbjeirt to jurisdiction under Section 404 of the Clean `water Act! oweNier, , • . because of the project's proximity to Fanno Creek, it may not qualify for a "nationwide" wetland fill permit as ytnt stated in your letter to Hutt Development Company that accompanies the wetland delineation report, A permit Sapp4lctittiton outlining the project,should be submitted to this office, This wetland juris.diotional delineation is valid for a period of three,years from , ', the date of this letter unless new information warrants revision of the detineatlon before the expiration date, a If you have questions about the wetland delineation review, please contact Jim . Loudzwa rd at the above address, or telephone (503) '326-6995. Richard Joimsoti may be contacted ted at the same address, nt telephone tor qtestirm rtlrtrvo to other J urisdictional concerns, , i,,. I 1 Y ' gobert t. Willis ,,�, Chief, Resource Protection and . E'rslli and Wildlife Section Cope et Flt en lshed O D SL f. EPA (Portland Office) " r a , � y . ; ' • HETLAND LAND USE NOTIFICATION FORM DIVISION OF STATE LANDS WETLANDS PROGRAM 775 Summer Street NE., Salem, Oregon 97310 I ' 503/378-3805 1 . County: Local Case File No. : 17 CI?~e ,a 2, City -7-_5c - t DSL File No. : 2. APPLICANT: ,G'r ..ot- :c 1, � .�,.�,,,f- LANDOWNER: .3tUrs ri k Rol, ' s c '. name name J 'ic Sc..:) Sci w ry�/Cdr KO e� .5c.%l 0 I: . ©1c � ^ +a street street J. c laa I ce•..S . Z IS— Sect-it le. vv'A- 18,r 3 ii--/1/al' r city. state zip city state zip 34..a.-- 7 . fNT phon ,CIS 6 ., 7v phone ' R Ce74 3s- "5'"° - ' kt,.I,_ . 11�?� p> t I �' I R ,S' S / 1/42i461 Tax Lot(s) I S-0,!�, 16 2 22© , 2a o/ ., NWI quad map name __. (attach copy with site indicated) ,w: Attached: 1X NWI map Parcel map Site plan Other . . . 4. SITE INFORMATION: . NWI Wetland Classification Code(s) , ?Et '1-_----- __ . . Soil Series Name (optional) ° Adjacent Waterway (if any) F7/1,000 aReerfc In Floodplain? V )( N Current Land Use V e4cAA r . Zoning CerN-trAii Zosi v s.S D r,` .7 5. PROPOSED ACTIVITY: . , site plan approval subdivision . - grading permit planned unit development ; , conditional use permit . public works (specify) } building permit other Zone Change to: Project Description: e;, it'' �a vim+ , ° tom' a '/c l: p_Le. \ :I • Completed by/Contact. .I Date j Address 31.26- ct.) :ac:..,R.' I 0 u `T � o' .. Phone ,6 '-- 1 (This form is to he completed only by planning department I staff For mapped ietlands) 'i DSL RESPONSE A removal-fill permit- is.required from t he Division of State Lands. ds • U A removal fill permit Will be required when the development project proceeds. 0 A removal-fill fail p er Si t may be required. 1. 0 Information needed includes: A wet l and determination/delineation report. 0 --_ . CState permit 0 was issued 5 d 0 has been applied for. I U No removal--fill permit is required for the described project if/because: I ee A ,permit may be required p � red b the Coups, of Engineers (326-6995) Comments� • ilesponse completed by: mate - ., If the project i s changed to involve v'e fill or removal f N 3 g � remov from the wetlands area, a state removal-fill permit will be required • Hr. Byron Steenerson "BP ,� w R e S Development :.• ��. (' S. p Lake Union Tower Building, Suite 700 CITY OF TIGARD 1700 Westlake Avenue N. Seattle, WA 98109 OREGON Re: Seafirst °:Propert r Development Approval Time f r:_'t e Dear Hr„ Steenerson: You have requested a brief assessment of the time necessary for the City of Tigard to review the development applications necessary for multi-family residential development of the properties located south of Fenno Creek along Pacific Highway. These properties are commonly known as the Seafirst site. This site is presently zoned CBD(PD) (Central Business. District - Planned Development overlay) . � j ; The City of Tigard's Transportation Plan Map designates a corridor across this site for the future development of a collector street extension between Ash Street to the north and Walnut Street to the +r��_north. A portion of the site is within the 100 year floodplain of Fanno Creek and may contain wetland areas. Because the site is designated with the Planned Development overlay zone, any request for development of the site would, need to be reviewed and approved by the Planning Commission. Typical processing time for. a Planned Development review/Site Development Review application is 45 to 75 days, largely depending on the 1 complexity of the issues involved. and the number of affected neighborhoods and service-providing agencies. A ten day appeal period follows the issuance of a decision by the Planning i Commission. Any appeals would be heard by the City Council, typically within 30 to 45 days after an appeal is filed. ,G In the case of prospective development of the Seafirst property, substantial interest could be expected from the downtown business community, the City of Tigard Park Board, the City's Transportation Committee, the Oregon State Highway Division,, and the neighborhood ' ' ' planning Organizations representing nearby residential areas, It would be advisable for the prospective applicant to meet with the fi neighborhood groups to discuSs the proposal aS early the r iew .gal in i�. ear process as possible. This often helps head off appeals later on. Upon final approval of the site development plan it is the developer's responsibility. ell detailed s d . u. c improvement e , pl ans and Surveys as required x red by the decision �Vew an d approval of the public imp rovemen t plans and/or surve y s b y t he Engineering Division may take. as little as tw o weeks if your engineer or surveyor does a good job and is familiar with City and Washington ., . County' s an , l . q plan` submittals s or surveys obviousl y can eat, lot of time while y ou ar e waiting x or building permit issuance 13125 SW Hail Blvd„P,O,BOx 23397,Tigard,Oregon 97223 503, 639-4171 •• Wei i, - L..+,..�Y.«,..:.:...0._...1_..a. ..u...,..wr...•....'., ...,,.. ,.«. r-r....,,+«..,,.wa*«.:. r,..w.a«u..-.. ..a.«.a........'e..`.•.•.+.,c.,u'.i..,o....:nt-'1..,.......».:;ki-;•. .».-,.r.r._a•..-;. 4<.tkm,:.... .-au r»' In order to develop the site in conformance with the Transportation Plan Map, the developer would, be responsible for dedicating the necessary land and constructing a segment of the proposed- Ash Street extension across the site The City may instead, however, k` find that right-of-way dedication and a fee in lieu of the road construction costs may substitute for the road construction at the time of development. This may be preferable to the City so that the entire Ash Street extension may be constructed at one time • rather than in segments. This also may reduce the amount of ppublic '�y t nprovement plans that you would be responsible for and therefore �. .• reduce the review time. In addition to the Planned Development Review/Site Development Review and public improvement plan review processes, building permi ,. 0 r ..,.we..-4,:4,;.....,,,„,, .d_....,..,....u.....L.''' .,-a.....»...-w.....—..,..�'.ri,..._w.,..�.. .,,..x,..•�......,..k.t..l..,aa..a,...�t•....�,x ..•.....•..........,;u�._.dr.,'-4.,...-,x..m �...,..M,w�.i...r>,:t.�..�..—„..................... ....n w�......�x.A.s.,w.. ..:k.w..;c..a�,.,.+,,.-..a..r.,.�.....�-,Y�...i .,.mow.., ">-4,r...«.ww....w.a,�,.,..,.r.s, •v� �w.„ FLOOD ZONE. - �,4 it I • . • ill . ♦ . . , 40 a .. . . .., . . .;, ,, . . . , 4.4147 , , . . ,. . . • . . . . , . .,,,,,,.,,,, ., . , . ,, .40# ., , . . . . , . , . . . 41PF-..• _ ...,\ . ., ., , . ,.1 11, . *P. ' ' , ' • . . '' '4P° ' .' 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Eto ,,,i . . • y . .,..ioa 0 g'''''' coA` . > isip,,,r , ,....... ., ,...... a 0 IpTP- # . , kt .4ki --% ' %i'm C1_, ...L___:11,4ARA MIL "Nil. :. „..14i,;"4,-+Ali A''' % , 5 , .. . ,,i,_ vo 4,00. , 401 iiiit al I 0 i + r, I . ....... ,.. 74•... ., .r ..r...��:r ,.'ru .,...,•,..r r r. ...,.... .,., r x.rrr .... .r.,rr,u .. .. r. ..r .r•.r..nru nrr. v...... -.w, .,i .. r,l,.. .r» a•r+ ,. .. .. ... .. r .�. , ., 1' i I • Staff 4L V Date , CITY OF TIGARD COMMUNITY DEVELOPMLMT DEPARTMENT APPLICATION CHECKLIST The items on thy, checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet DUST_ be brought ; and submitted with all other materials at the time you submit your application. See your application for further explanation of these items or call Planning at 6B9--4171, ITEMS TO BE , BASIC MATERIALS INCLUDED: A) Appiicttion form (1 copy) [ Y 8) Owner's signature/written authorization [1 ! ,C) :Title transfer instrument ( D) Assessor' s w p --,144 ►1p1 T gelOgi* [' . E) plot or site plan . � F) Applicant's ;statement'°� �� I•.1" . (C) [ ] (H) Filing fee ( ) i SPECIFIC MATERIALS 1 A) Site Information showim (No, of copies ,_211,). ; [ 3 � 1) Vicinity Map c " 2) Site size &,dimensions [l,r- 3) Contour lines (2 ft at 0--10%, or 5 ft for ;(grades > 10%) [ 4) Drainage patterns, courses, and ponds [ 5,) . Looations of natural hazard areas including: a) Floodplain areas [ b) Slopes in excess of 25% [ ] c) Unstable ground I d) Areas with high ,seasonal water table [+► '" e) Areas with severe sdil erosion potential [ f) Areas having se verely weak foundation soils [ 1 6) Location of r esource areas as shown onthe Comprehensive � Map inventory including a) Wildlife habitats E%1 . b) Wetlands C I) Other site features: a) Pock outcroppings [ b) Trees With 6" + caliper measured 4 feet from,ground level Gor $) Location of existing st �t�" � 5 an d their xr LSes Dor' I is 9) , Lccacion and type of on and off—site noise sources [ 3 10) Location of existing 'Utilities and easements [ . yy r 11) � Location of existing dedicated right—af—Ways a Spite Ueyelo ment Plan shot�Jin No. of cop ie's � ) t 1 ro osed site and surrounding 1) � The p pp �� praperties � � � [ 3 �; 2)' � .: Contour line intervals E J !` 8) The location, dimensions an d names of all: t . a) Existing & platted streets & other public ways and easements on the site and on adjoining propertie APpLx CATIOU CHECkLIST w Page 1 , r l ty wp` . ...ms vw. .......-._.._..._...,n,...... ...—T...._ »..i , ,wi.n.,.. .>.,.+,.+,....-,v....,...,.,....,.r».._.-.4e. ,r,...«_..,11r:w, ..4.1...».J...0....« ............. . . .. li } b) Proposed streets or other public ways & easements on the site. [ s • c) Alternative routes of dead end or proposed streets that require future extension [ ] 1 4) The location and dimension of: a) Entrances and exits on the site [ ;.]• b) Parking and circulation areas [vj � c) Loading and services areas '' d) Pedestrian and bicycle circulation f-EJ e) Outdoor common area [u.r. f) Above ground utilities [ 5) The location, dimensions''& setback ,distances of all: t a) Existing permanent structures, improvements, • utilities and easements which are located on r ` the site and on adjacent property within 25 .� p P y feet of the site [►.3'^ b) Proposed .structures, ' improvements, l." utilities and easements on the site [+ 6) Storm drainage facilities ae -ara s— . 7) Sanitary sewer facilities 8) The location of areas to be landscaped [‘,1- 9) The location and type of outdoor lighting • considering crime prevention techniques [ 10) The location of mailboxes [ 11) The location of all structures and their orientation [ • 12) Existing or prroposed sewer reimbursement agreements [ • C) Grad ing Plan (No. of copies 6 ) [ ] '• The site develo m ent plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1) and extent to grading will take 1 The location a which radix will place indicating general contour lines, slope ratios , and soil stabilization proposals, and time of year it is proposed to be 'done. Del 2) A statement from a registered engineer supported by data factual substantiating a) Subsurface exploration and geotechnical engineerihg report [ ] b) The validity of sanitary sewer and storm drainage service ''proposals [ ] c) That all problems will be mitigated and . how they will be mitigated [ � I0) Architectural arawihc s (No 4 of copies' )n [ ] site development plan proposal shall include: The o 1) rloor plants indicating the square footage of all structures proposed for use on-site; 'and' 2 ' Typical ele drawings of each e. elevation draw ch structur E) Landscape Plan (No of copies ): 7 The landscape plan shall be drawn at the same scale of the site analysis plan or, al.arger scale if hQcessary, and shall indicate: 1) Description of the irrigation system where applicable plicable ' ) P g 1 pP [ Location and height of feFcos buffers an d screen in s APPLICATION CHECKLIST Page 2 ' w.n-r....w..._... .a..«....-.,...,.-.+ ....L._.H4 . .. ... ...,... ..W....ix....n..........t..M...—...»`•-rt..4....1.........—+J4,....a .A-:+r.w1A:.. '. • 3) Location of terraces, decks, shelters, play areas n and common open spaces (. 4) Location, type, size and species of existing and proposed plant materials. E T' The landscape plan shall include 'a narrative which addresses: 1) Soil conditions. [ ,:i 2) Erosion control. measures that will be used. [✓S F) v Sign drawings shall be submitted in accordance with Chapter ; 18.114 of the Code as part of Site Development�Revi.ew or prior to obtaining a Building Permit to construct the sign. [ ` p g g G) Traffic �ene ataon es tim a t--e` [ H) preliminarq partition or lot line adjustment, map- showing (No. of Copies ): 1) The owner of the subject parcel E 2) The owner's' authorized agent 3) The map scale, (20,50,100 or 200 feet=4), inch north arrow and date [ 3 • 4) Description of parcel location and boundaries [ 5) , Location, width and names of streets, easements and other public ways within and adjacent to the parcel ] 6) Location of all permanent buildings on and within 25 feet of all property lines [ 1 7) Location and width of all water courses [ ] 8) Location of any trees with 6" or greater caliper at, 4 feet above ground level [ 9) p All slopes greater than 25% E ] 10) Location of existing utilities and utility easements [ ] 11), For major Land partition which creates a public street: a) The proposed right—of—way location and width a s' b) A scaled cross—section of the proposed street plus any r eserve, strip C ] 12) Any a 1icabie deed restrictions [ 1 13) Evidence that land partition will hot preclude efficient future land division where applicable [ I) SubSubdi vision Pr^eli minar1 Plat 11a and data showing(No. of Copies _ ) � 1) Scale equaling 30,50,100 or, 200 feet to the inch ] and limited to one phase per^, sheet � � � [ � r 2) proposed t C ] } he sulad;ieisi:on to 2 The ro osed name 3) Vicinity map showing property's relationship arterial and collector streets [ I Names, � �) aid^esses and telephone numbers oftne owner developer' engineer, strueyer, desig ner, as applxc able[( 3 5) Date of application 6) t3oundar'y lines of tact to be subdivided [ 3 7) Names of adjacent subdivision or names of recorded , owners j subdi � vided �land [ 1 � �Co tou� lihe��•ae,l�n arc city—established xn gp parcels 8) Con tout related to a bench ' mark"ark at 2—foot intervals for 0--10% grades greater than 10 APPLICATION C E CCLIS I T — Page ( ' n I F a r»a d, w CITY OF TIGARD PRE'--APPLICATION CONFERENCE NOTES • DATE: Oa P C3 I irk,"" . r .' ' APPLICANT: CrA 1 ,r . AGENT: . ,DAv Cr 1:1 at 17,—L— - : 4., A . �,.,, ./ e ∎. Phone: ___L.46.Si7l'�, Phone: r • • PROPERTY LOCATION ` ADDRESS° ' . '` i IS gi ert,k . # (M I/i /4 TAX MAP & TAX LOT: ' NECESSARY' APPLICATIONS . i`i"i v `1.. ," 'R` 1 ` t1( ' a' yt.6rO 1 a O . ' ,, _ p:∎\.1 i2,+~. O tom' c,..1" ...,�..�._:....�.... .. PROPOSAL DESCRIPTION: ._._..' 1 6 rF I lLr' k E, b V4r''ELL... COMPREHENSIVE PLAN DESIGNATION: -� 1,-J'L-":�� C• t�-:�t.� +t :" .' =: t.,,p1 .1, '1- . ZONING DESIGNATION: 1 4?1. 1 Pr. 0E.b 1,L •P k _.. ' NEIGHBORHOOD .PLA.NNXNG ORGANIZATION #__I__' CHAIRPERSON: ef. (it 11=''FflitL r PHONE: .) 9 ZONING DISTRICT DIMENSIONAL REm.. REMENT" . " �, ��4d �'� r k , Minimum lot size: � ,*!! -' _�« tv�.a" mil:AA/tr.° ' :r L ' "'s ? `'6 "` Minimum lot width:. k. r�A ,ft. s►. +x,.) � Y Setbacke: front-- °,y�,. ft. ride-12_-12_ .ft.a rear—Rt. ft. , garager�- 1 ft: Corner--A0 ft. from both streets. . Maximum Site coverage: Q, Minimum 1andecaped or natural vegetation area: r.;17 '% aXimum building height: - ft. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS '', Minimum lot frontage: 25 feet unless lot is created th of gh the minor land partition process. Lots created As part of a partition must have a minimum feet of frontage or have a minimum foot wide access .s, easement. Maximum lot depth to width ratio of 2.5 to 1. SPECIAL SETBACKS streets: JO ft. from centerline of �, a Established are �cine�i: ---ft. ft., the mite aa9� i ��"�'i boundary Lowe. intensity ! f Flag lot: 10 ft. aide yard setback a p q ft. ft. eetback from side ' Ac ee� � � and rear lot lines ceaear etructusr I ft~. in size=5 f � rap s AdCee structures: up to Accessory 7C s�t , 1, � p ,. 1b40 e . ft. .�whesre allowed) � See lot line Zero lot zoning district Setbacks lots: minimum 10 tot separation b ►tureen buildings Multi-family residential tutiidin sae ration: Sea Code Section 1,©; 96 030 Page 1 . r n o r u p, •' t . 1. �, • • SPECIAL 'BUILDING HEIGHT PROVISION:; Flag Lots: Maximum height of 1-1/2 etoriea or 25 ft., whichever is lest !' in moot zones; 2.4/2 stories or 35 ft. in R--7, 1 --12, R-25 or R-40 zones if standards of Code Section 18.98.030(B) aze met. !, • Building Height Exceptions (Code Section 18.98.020): Buildings located in a non,-residential zone may be built to a height of 75 feet provided: 1 1. A minimum FAR (building floor area to site area 1,,., ratio) of 1.5 to 1 will exist; 2. All actual building setbacks will be at least 1/2 the building's height? and ` 3. The etructere will not abut a residential zone district. ". , I ,. ,� RESIDENTIAL DENSITY CALCULATION 1 ;,,, Community Development Code Chapter 18.92 specifies that the net �, '. residential unite allowed on a particular site may be calculated by, . • dividing the net area of the developable area by the minimum number of square feet required per dwelling unit in the applicable zoning district. Net development area is calculated by subtracting the following land :. area(a) ,from Z.he groan site area: 4s 1. %, All sensitive lands areas - land within the 100 year floodplain elopes exceeding 25% n - drainagewaya 2 Land dedicated P for park u�seE P I. 3. Public right-of-way dedication All land provided for private etreets (includes adc esswaye • through parking areas) r The City of Tigard allows•a l residential density transfer of up to 25% of the units that could otherwise have been developed on sensitive lauds �. •areas listed in (1) above to the developable portion of the site in accordance with Code Section 18.92.030. It is the reap neibilit� of the applicant for, a residential development Po X PP Pm \'<,, application to provide a detailed calculation for permitted residential density and density transfer. ,;' r RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS • Effective aoces® e May 1, 1991 a bdivi" ans and minor partata.c kas are subject to ; ' solar r quirem kits which et-, e that 80% of all lots developed must 4 ". - be solar-oriented. he characterie> ice of a solar-oriented lot aye high house >, orientation aimiin south Via. doww"'ar� fiid roofs of the house,eve a 3 striking , and a south sloping roof area. To achieve this- one..,may-u Jize the following A l: Basics requirement: Deli:,•n a to with at least 90 feet of g north-south lot dimension degrees and must a)dimension an orJlenta�corn within �0 de reeg of south; � . 2. d Solar Building Lin : The solar building line ,mu t a' be between , b) minimum of 70 feet �.' degrees f � l:ot to the have ' oriented within 30 - of 45 feet between it 'he northernmost it and the middle • the C) have a minimu .i .. 1 � and �° et buildarsie boundary- of the 167.7. en, which the bui l.d< r line is located. r Performance /the f requites I e to be o riented within 3 dOgree rof an (Met-West axle and have t �i 80t of the 'grotAnd ;ioor south Wail protected from shade. The second ' a , V , .. . • r y. option requires at least 32% of the glass and 500 square feet of the. , , roof area to fa u nd be protected from shade. • e, . F`, Total. or partial i emption of a e a from the solar access requirement can . be for the Pol wing reaeonat 1. East, •scat: or north slopes et per than 20%. . 2. Off- ite shade sources (struot refs, vegetation, topography). 3. On- ite shade sourcee (vegetat on). . Adjuatme qts allowing reduction of the 80% solar lot desi quirewent can be for i, a following reasons: , 1. R:c:I :3d c density or an increase coM f at least fie percent due r� eaa west or north sic _.eater than 10%, - eignifl �ra3."' ature 1' d existing road or lotting p tern r , ,' public easement or right--o -way. 2. Reduction in important deve opment amenities. 3. Pre-existing s ha d e (ve eta 'on). . 1 Maps and text sufficient to oho the development complies with the Solar , • design standard, except;for'.to.e for 'which an exemption or adjustment as ' "''• required, including all of the- following itezaa: " 1. The north-south lot d .0.encion and front lot line orientation of each proposed lot. 2. Protected solar puilding •lines and relevant building site restrictions, if atTlicable. 3. For the „purpose j f identifying trees exempt. from Section F, a map . . „ showing exietL trees at least 30r.feet tall and over. 6 inched diameter at point 4 feet above' grade, including their height )` �,. diameter an species, and stating that they are to be retained and e , • are exempt ✓ 1 4. Coptee of all private restrictiona, relating to solar access. . • i If an exerp on or adjustment is requested,.• maps and text. sufficient to . show that Iven lots or areas in the development comply with the standards for such an exemption or adust<.neiit shall be submitted„ r RESIDENTIAL DENSITY TRPi,NSSTIOrit� � �Ct any . 'R'ega.rdless of the allowed housing density in a zoning ds. try. . y property w` 100 o! a designated d developed at a deneit greater than within 1. [? feet established area shall, not be Comprehensive.Plan designation (not zoning)�of the cadjacent parcel.maximum g +el. PARKING ACCESS 1� ' le of use: � � tom" . Required automobile parlci,.�g f�o�. this typ f �--��,�-�: - � 3e,> .tantis•PY-.i „ ..,,r pared parking: 14,.. . ct.:rA ee.A, 3 L r 44.4tr' " 25% of red spaces may be designated compact -only spaces. p may parking opade d ndion+i3i .9 ft. X 18 ft. Compact parking space dimandionsi 8.5 ft. X 15 ft ltia.ndicapped parking All r parking areas providing in excess of five required automobile parking upadee shall provide appropriately located and designated handicapped parking spaces. The mthimuin number of handicapped Page . i ' parking spaces to be provided and parking space size are mandated by the Oregon Revised Statutes (see handout). A handicapped parking space . symbol shall be painted on the parking space surface and an appropriate ± sign shall be provided. a Bicycle racks are required for civic uses, non-residential uses, commercial uses, and i.nduetrial uses providing 15 or more ahtomebile ` • parking spaces. Bicycle parking must be provided at a ratio of. one '. ' bicycle rack space per 15 auto parking spaces. • Bicycle racks shall be located in areas protected from automobile traffic. The Planning Division , I' can provide specifications for approved bicycle rack types, LJ All parking areas and driveways must be paved. , " � D�. : .L.]t 3 �uing av e'e +, * : t'. (5 , w'414: "„_,0:4114:41.64--4 i ( 1 lanamum nu mber of accesses: Peg �� 3 , ' ""/A �c � ± ° !. , Minimum access width: , I . Maximum access width- __ - _,______ Pedestrian access must be provided between building entrances and parking •M, 5 areas, outdoor common areas, and � � . public sidewalks and streets. . For detailed information on design •requirements for parking areas and . . accesses, see Community Development Code Chapters.18.106 and 18.108. i`' CLEAR VISION AREA The City requires that, clear vision'be maintained between three'and eight feet above grade at road/driveway, road/railroad, and road/road ,; . intersecti:o a in specified clear vision areas. The size of the required . cl:::if : :n. area depends e th tting street's functional .� � � '. sw M/4,./'e uA t LANDSCAPING Street tre required r all developments f onti a u' Stre es are aged fc� r ng on public or private street or a driveway more than 100 feet in length. Street trees , >c,,,, must be laced either within the p public right-of-Way or on private property within, six feet of the right-of-Way boundary. Street trees must � �� , � um caliper inches a t four feet above g ade. Street trees eef trees sho;d be spaced 20 40 feet a par t depending on mature tree size. 'urtherr information on regulations affecting street trees and a list of recommended street trees may be obtained from the Planning niviEtiona . around parking areas tree ��irde ve parking spaces iriust be planted in and minimum per n a nt' aroundin of - to provide a eano• ' effedt. Landscaped - r ' P py 9 parking s le : ar}ciin areas from Views from pubic rights-of-way must be provided • • aZ g _ _ l` - , ..Miu-+f...isx..i•:!0.."..6i......,-.,...,....,..M-u,,.s,�a' .+.,... '_a- ..w�.........w»., .,,H,..s».,......,_..-...-w>_.,......._.. m.w»,:....u,+.t+«.Y..<r.....w......a.....,.u...k:,...',-'»1.s.,«.:uax•.+..+h....Al w,.:..:-n�.l..-+.L,ar,r.'.-:...•u.-n,w+..,a+w..:..........:.r..:..,•F..:ur....kti.wY:::-ni...:,__, r..ww,u,.«•..,....w w...W..G.....«.rug.,. ' • + I^ � 11Vua �4 F '• BUFFERING AND SCREENING In order to increase privacy and to reduce or eliminate adverse noise or r . visual impacts between adjacent developments, especially between different • land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied, by a mixture of deciduous and, , evergreen trees and shrubs. Site obscuring screens or fences are also required in soma cases, and often are advisable even if not required. Required buffer areas may only be occupied by vegetation, fences, utilities, and sidewalks. • Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100 and the Planning Division bulletin on landscaping and buffering. • 1 ' Required buffer widths applicable to your proposal area: "...° ft. along north boundary ft. along east boundary .�� JO ft. along south boundary --. ft. a.long west'boundary 4c e4Y d �' i,sr4 A,e ittle 11�,( I. t , In addition, sight 'obscuring screening. is required along ' ' samite Joom GSA 'w!;;' r SIGNS ' ' Permits must be obtained before erecting any sign in the City of Tigard,,' A "Guidelines 'for Sign ]Permits" handout is available- upon request. Additional sign area or height beyond Code'standards may be permitted if ` the sign proposal'is reviewed as part of a development application. ) 'SENSITIVE LANDS- e, ( . .,1,+4v 4 IN S1'A 0'e,'"^' t "" , a c:" '4 P` ,e, .,1 0 6 kio,A",;!I�`.. ,et" r' 4 V'eet,. `Ai 4: r4vn ' 6,,. ' Alit. t„te.•, .61 IPS'd ,111 ,de.S. ,: ,XS eCe.JAI Y10rl. ty te,,. to el "aeltitWA t ts, c),A,s esiNsiv eat, ion c AZ.�;,2s : L, • ' ADDITIONAL PLANNING CONCERNS OR CO1 LENTS ' ' ". '°. „ ... ... .. .... •. •4.•.1 •”' ' • } ,, ` fi I .. yew-..w—..........•..... �..'. + i c I ;k. Page ■ + • il 1 • , r .u.�ur:_,uwtttt , uuuy i ( , . L i w w. PROCEDURE .. Administrative staff review. Public hearing before the land use hearings officer.' ._ Public hearing before the Planning Commission. r . Public hearing before the Planning Coamiieeion with the. Commiesion making a recommendation on the proposal to the City Council. Another public hearing is held by the City Council. All applications must• be accepted by 'a Planning Division staff member at the Community Development Department counter at City Hall. Applications ° submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's • applications for processing. No applications will be accepted after 3:00 P.M. o,n Fridays or 4:30 on other days. . Maps submitted with an application shall be folded in advance to 8.5 by 11 , inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. The Planning Division and Engineering Division will do a preliminary • review of the application and will determine whether an application is ' complete within 10 days of submittal. Staff will notify an applicant if additional information on or copies of the submitted materials are needed. The administrative ' decision/public hearing typically Will occur approximately 45 to 50 days after an application is accepted as complete r by the Planning Division. Applications involving difficult issues or requiring review by other jurisdictions may take additional time to review. Written decisions are issued within 10 days of the hearing. A 10 •` day appeal period follows all decisions. An appeal on this matter would. • • } be heard, by the to (. io' N,.. __�• A basic flow diagram illustrating the review process is available from the Planning Division. • The pre-application conference and the notes of the conference are intended' to "'inform the prospective applicant of the primary Community Development Code requirements applicable to development of a particular bite and to allow the staff and prospective applicant to discuss the • opportunities and constraints affecting development of the Site. The conference and notes cannot cover all Code requirements and aspects of . • good site planning that should apply to the development of your site plan. ' Failure of the staff to provide any information required by the Code shall • not constitute a waiver of the applicable standards or requirements. It is recomMended that a' prospective either y and t „ aCommn Y Development Codeor ask questions of City staff relat e to Code requirements prior to submitting an application. Anothttpre-application conference is requir d if an application licati on is to be submitted more than ohs after this pre-application con ference, unless the second conference is deemed unnecessary by the Planning ry Divison.: tt L.Ah1NY N DIVISION PtloNi: 63q-4i71 Page '.ra.,....._.h,.............f,4 .f...ru...x. .,,•..,.at... . ...,..... .. ....... .w..,,...,....«1.,,,. .... s_„y t f l 11 C 4 •'''''' PUBLIC FACILITIES The purpose of the pre-application conference is to: (i) identify, applicable Comprehensive Plan policies and ordinance provisions; (ii) to provide City staff an opportunity to comment on specific concerns; and (iii) to review the application review process with the applicant including identifying who will be the final decision maker for the application. The extent of public improvements. and dedications to be . required of the applicant will be 'recomMended by City staff and approved by the appropriate authority. There will be no final recommendation to the decision maker by City staff until all commenting agencies, City staff and the public have had an opportunity to review and comment on the • application. The following comments are a projection of public improvement related requirements that may be required as a condition of • . development approval for your project. 1 Right=o,f=way dedication: The City of Tigard requires that land area be r dedicated to the public to increase abutting public tights-of-way to the ultimate functional street classification rights-of-way width specified by, the Community Development Code. \” o t ) Approval l of a development application. for this site will requi . re t ., ,, dedication of right-of-way for E- �ft4 . x r; w roc, Atsr �� . �0 to c" , feet from centerline. fey. "( , ' *f 2 to feet from centerline. a . ap,,r Street improvements. k �,{�l1fy yl.'4 o ,�'")' 1, ' :/ street improvements will be..necessary, along " .1. ,ti ,,. ,. 2. _ street improvements will be necessary alon ;, yr- . Needed. street amprove.�.ents will include feet of pavement i - � " from centerline, curb and gutters, storm sewers, 'I a .:Give-foot Wide , ••• sidewalk,, necessary street .signs,' streetlights, and a two year streetlighting fee. c_ In some cases where street improvements or other 'necessay public t � e, improvements are not currently r .al, the ,street improvements may be T s, a� a can ovemen � ar practical, ,,.../10:4' ,, °10 deferred. In these case dlti.on of development approval, the property owner(s) must execute a non-remonstrance agreement which 'waives 1 C t;hi L p erty owner's rX ner's r4Lri to i remonstra te against the formation of a local r'f i ,aa " 'impr vement district formed to improve� 1 In,l ep y U {' 0 +01 1. G1,,,1/4.) F 2. i y . ,,, .„ . The clo s sewer to this property is a� sanitary_Sewers:,.• set Sanitary se o t ' �1* inch line located at e'l' kla �G 't' ov, raw,-lI cte " veto.... ent must be connected �'��' The proposed • sanitary�se�v ue pe 'd rem ;��!�+ j,, yon d�rthe�� sa y ., r�ec a .t>`he..^ rya p { development nz sewer. �t�e t-'kte�de, r-s~ �4Y, tcireactem °e�r�wal�sORt p' pasd,�denreca meste .:!4�0,U''RY',W1 a^.v�� e I,s r y e d, N•�»,w•� I f 1Yui.GSU�I"'li'�"*'1"%'stt'x„;e,wwhiMVNWfiY�,%fi.'�Yk, y. ♦� , ' Storm a ewt _ i i ►K x' 1 l Al' improvements:•C C1 t1i etY1P IY t f!. t,.+� � � '�.�.�`�„�ye1 N ny y+�(yJjl� Iq1 `"!l�a 4' �k{ /, �� _ V.rrrnln 5y�M 4\i"M � NY �^I by y' Ea 1: '1 I''' ,I. ` 1,, Y+ °. 6, /�y.� y e f ,''1, It off" ', �. S i, d 9l {„ j N Y ... "Y. 4 %.' '`"y w+ - W h". rJ f rep+ r,1�its C',I' �'' r �..t1,.,,,, ''"1^,.;.;.a, -,� .1, "��1�,�, N ■'�t�.,6»y"d''")'.' �t' t.%�'� r'2 V I ,t,., t. 1 _.r..' ! �,.---... l w,rte I I Pag e 7 I • kk .1 II gyp.. ';t..,, I ,. • , k ot i 'd 1. 1 ry Water Su 1 The , Water Distract (Phone. , -1551. provides public water service in the area of this site. The District should be contacted for information regarding water supply, for your proposed development. . Fire Protection: Tualatin. Valley Fire and Rescue District (Contact: Gene B3rchill, 645-8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. other Agency Permi t __�__ _ IMPACT E I TRAFFIC I xM W issioners In August, 1990, the Washington County Board of Commissioners adopted the county-wide Traffic Impact Fee (TIF) Ordinance and referred the measure to ' the Washington County voters. In September, 1990, the Washington County electorate overwhelmingly approved expanding the TIF program throughout action placed into effect t' ns� within the county. This �p « all 3 urisda.c i+o �' increased street development .'fee on all new development in Washington . �','.- County. The City. of Tigard has adopted the county's program. \, The City Traffic Impadt Fee program will, collect fees from new development " based on the development's projected erted impact on the transportation system. ' Developing properties will be required to pay based an the number of tripe they. are projected to generate., The TIF is calculated based on type of use, size of project,, and a general use based fee category. The TIF shall ' be calculated at time of building permit issuance. In limited l' circumstances, payment of the TIF may be allowed to be deferred until . issuance of occupancy permit. Deferral of payment until occupancy is permissible only when the TIF is greater th4)11 $5,000.00. 1 STORMWATER QUALITY FEES ,ti; The Unified Sewerage Agency has established and the City has agreed to M enforce,' Resolution No. 90-43, • Surface Water Management Regulations, requiring the construction of on-site water quality facilities or fees in q g lieu of their construction. The resolution requires that a fee and/or construction of a water° quality facility be built. The fee is based on , the amount 'of impervious pn ash; for every 2640 square feet or portion ., thereof, the fee shall be, �` ` w 4. The City of Tigard determines if a fee or facility shall be built. r401=0- WovL,t, 8E. Wile,AINIC,r0 • ,, STREET OPENING PER M IT a No work within a public right-of-way Shall ll commence until the applicant . �� , has obtained a street opening permit frO M the Engineering Department. FINISHED FLOOR ELEVATIONS On all pro.j ects t hat requi re a grading plan the applicant shal l Submit with the grading plan a typical floor plan for each lot which shall have the elevations of four corners of that plan along with elevations at the corner_- of each lot. r, PR.EPAREb Y: iii 1 1 � ' ? ", ENGINEERING DtVxSI, t PPHONE:. 539-4171 (TO:PR8APP.MST F • • PaeA i e r •'I .n..............a.l...._r .41 r. r,.,.....x..,r,.xr...J.. .+._,. . ,r x .r..,. . .r.n..rr.yG .r...r.,..r.w.. _ 1 , • 1 Staff J, 04'e V Date CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT • APPLICATION CHECKLIST 1 ` • The items on the checklist below are required for the successful completion of your application submission l requirements. This, checklist identifies what is required to be submitted with your application. This sheet MUST be brought h and submitted with all other materials at the time you submit your x r a pp lication. S ee your application I for further explanation of I t ese x iems or call Planning at 639--4171, ITEMS TO BE j, BASIC MATERIALS INCLUDED: i i A) Application form (1 copy) [ ' F l , 5) Owner' s signature/rrJr�itten authorization . Ett;: ' Title transfer instruent D) Assessor' s s map Lore . ; I I I E) Plot or site plan F) Applicant.'s statement C ' (G) 4-164. f---prpope-rty ,oc r er & a 9 lree-se»s.-wieth ,.r. > { -fe'et (I-I) Firing fee ($. [M:: I'�vr ;6�' !"' „p l/ .�'. kit . I r,r ti SPECIFIC MATERIALS • • A) Site Information shotii:ng (No, of copies r -~..:.._) : ] 1) Vicinity Map C ,' 2) Site size & dimensions ". I r 3) Contour tines (2 ft at 0-10% or 5 ft for grades > 10%) 4) Drainage patterns, courses, and ponds [i, 5) Locations of natural hazard are including a) Floodplain areas [te' b) Slopes in excess of 25% L ] c) Unstable ground Et le-;- d) Are wit h high seasonal water table celly- e) Areas with severe soil erosion potential foundation soils f) Areas Navin severe/1/ .weak. f o r oun 6) Location of resource areas as shown on the Comprehensive Map inventory including: a) Wildlife' habitats Ld b) Wetlands , 7) Other site features, roea) Rock outcroppings b) Trees with 6" + caliper measured 4 feel; . i • from ground level Lt 8), Location of existin structures and their r� I 8) g � their uses L,� � 9) Location and type of can and off--site noise sources [ 3 ' �, ri /0) Location of existing utilities and easements it Location; of existing dedicated right—of—ways r �r� B) Mai Development Plan shoiiing (No. of copies ) r [ 1) The proposed site and surru, Urdxng properties [ ] 2) Contour intervals [ 8). The location, dimensions and names of all: a) Ki st an c 6 platted streets & other public li c ways s a n d easements s on site a n d on adjoining � � C r 4 proper'ties tp P CCA 1ION CHECKLIST - Page 1 I I • . , V • • . . IV • t0 :. 211 I,, I f, M ' i,.x.....A...,., 1 . .i . i. is i, .: u...3 ...«.n..l r. .....1 sc. ...m...r...-..w....0 ..N._.- ........,_• i _:. b) ''''-Proposed streets or other public` r lays & easements on the site. C 3 ` c) Alternative routes of dead end or proposed streets that require future extension [ 3 4) The location and dimension of: a) Entrances and exits on the site [44�,' b) !harking and circulation areas Cw , . ' • c) Loading and services areas r ,,,,, d) Pedestrian and bicycle circulation [r " e) Outdoor common areas, [w, ,,- f) Above ground utilities uor 5) The location, 'dimensions &, '.setback distahcesr:;of all: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 '� feet of the site [' b) Proposed structures, improvements, ;, 4 utilities and easements on the site L° 6) Storm .drainage facilities awd–xrra4/-i4s--x – d•owr sk-re –c+ nd it on s [v1"„, ' 7) Sanitary sewer facilities [ w ' [ ' 8) The location of 'areas to be landscaped 1° 9) The location and type of outdoor lighting considering crime prevention techniques C , ', • 10) The location of mailboxes [ „w. 11) The location of all structures and their orientation p 'f 12) Existing or proposed sewer reimbursement agreements C 3 C) 4 radina Plan (No of copies ) C 3 The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following. informations 1) The location and extent to which grading will take place indicating general cohtoUr limes, slope, ratios • and soil stabilization proposals, and time of year he, it is proposed to be done, , C 2) A statement from a registered engineer supported) by • data factual substantiating a) Subsurface exploration and geotechnical engineering report i ] , b) The validity of sanitary sewer'and storm i. drainage service proposals c) That all problems will be 'mitigated and how they will be mitigated [ 3 0) Architectural pr auings (No, of c opies (.7 .)i t The site development plan pro po, sa. l .shall include: 1) Floor plans indicating the square footage of all structures proposed for use on-site, and 2 T ical elevation drawings of each stru�cture i „ i ., ); L 1 , _ -. ` E) � Landscape tan �(No, of copies r be drawn at the sale scale of the The landscape plan shall n p }� site analysis plan or a larger scale if necessary and shall indicate: , ' i �y irrigation � 'cable �� r��,'' 1) Description of the irrigation system where applicable t,� '� i. 2) Location and, height Of fences, buffers and screenings L APPLICATION CH . Page 2�pLl� A�'I CHECKLIST� IST • , .. i 3) Loc(.i'Lion of terraces, decks, shelters-:., play areas • � � � � and common open spaces � � � � ��°',»� • 4) Location, type, size and species of existing and proposed plant materials. coc The landscape plan shall include a narrative which addresses: 1) Soil conditions. ,,,�,, 2) Erosion control [� measures that will be used. ef'. F) Sign Drawings Sign drawings shall be submitted in accordance with Chapter 18. 114 of the Code as part of Site Development Review or prior to obtaining a. Bu,ilding Permit to construct the sign. [II" G) Traffic generation estimate "y' • H) pre1iminarijrtition or lot line a_d, ustmen map show] g (No. of Copies ): 1) The owner of the subject parcel C � 2) The owner's s authorized agent [ ] 3) The map scale, (20,50,100 or 200 feet-:1), inch north arrow and date C 3 4) Description of parcel location and boundaries C ] • 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel [ ] 6) '" Location of all permanent buildings on and within 25 feet of all property lines C • 7) Location and width of all water courses L � • ' i, 8) Location of any trees with 6 or greater caliper at 4 feet above ground level ' • 9) All slopes greater than 25% t 3 10) , Location of existing utilities and utility easements t ] ii) For major land partition which creates a public street: a) The proposed right—of—way location and width [ • b) A scaled cross—section of the proposed street plus any reserve strip 12) Any applicable deed restrictions 1 3 • 18) Evidence that ]and partition will not preclude • efficient future land division where applicable 1 I) SUbdivis ,oh Pt e1iminat^y Plat flap and data showing(No, of Copies _ _ ): 1) Scale equaling 30,50,100 or 200 feet to the inch . and limited to one phase per sheet C 2) The proposed name of the subdivision L � 8 Vicinity Map showin g pr. o ert °s relationship to arterial and collector streets . and tel hon ' 4) Names, addresses� .an ep n e numbers of the owner developer, engineer, $urveyer, designer, as applicable[ ] 5) Date of application C ' 6) Boundary �lines of tract to be subdivided � � � t 7) Names of adjacent subdivision or names of recorded owners of adjoining parcels of unsubdxvided land L 3 8) Contour linos related to a City-established bench- ' ' mark at 2—foot intervals for 0-10% grades greater than 10% L 3 w ,, , APPLICATION CI-��,GKLIST Page 8 • 9) Th ,,,,urpose, location, type and size_,;,;,' all of the !` following (within and adjacent to the proposed subdivision) C ] a) Public and private right—of—ways and easements [ ] b) Public and private sanitary and storm sewer lines [ c) Domestic water mains including fire hydrants [ ] • d) Major power telephone transmission lines (5 0,000 dolts or greater) ] • e) Watercourses [ f) Deed reservations for parks, open space, pathways F' and other land encumbrances [ Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated [ ] 11) Plant of the proposed water distribution system, showing pipe sizes and the location of valves and fi fire hydrants. C ] ' 12) Approximate centerline profiles showing the finished d grade of all streets including street extensions fora reasonable distance beyond the, limits of the proposed subdivision, [ ] � , 4 A 13), Scaled cross sections of proposed street 'right—of--way, [ ] • 14) The locatioh of all areas subject to inundation or storm water overflow C ] 15) Location, width and direction of flow of all water-- courses and drainage ways C ] 16) The proposed lot configurations, approximate lot dimensions and lot numbers. Where lost% are to be used for purposes other than residential, it shall be indicated upon such lots [ 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any C ] 18) The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain sifter platting t ] 19) supplemental information including: a) Proposed d eed restrictions (if any) [ 1 b) Proof of property ownership [ ] } c) A proposed plan for provision of subdivision improvements C ] ? 20) Existing natural features including rock out— , . croppings, Wetlands and marsh areas. [ ] a 21) If any of the foregoing information oanhot practicably be spawn on the preliminary plat, it shall be incorporated into a narrative and submitted with the application, . C ] , ') Other information C (2362P/00280) Ir . s APPLICATION GhlrCKLI,. r t gage t a. �t I ' • s ', ,, i • u jJ of 3�4' ., •f. , i f y . k 4 . : ''''''I I I ',.t 'll 4;47 , ` .. +�1 _ Nw�', ., a ....._.._, .i, , ,. ..., - ,� .• ,� � d i, 11 ,. . j, t .01/A )i' ''''''''' /'''e'''(.1 \J Z.A CP „ i,!., '''' ', /271/1, - (1 '1'26.r 1 ,. .//t'fi/t/).-,( ' ' '6,,'' . ,,, . .. , , , . , ...,.. , .,„ , ., i Rc,le�rr ti.C.ul,,A.'I , . 9 5,; 1t011i 1V.1'S,1,1;,M1M AitC i.l'r1h.0:"C'S �� &PLANNERS , 1 ,,,. . }' 4 , . , t • u ' t W Sr , � TI �s X'C)TtI 1.A ll Oli1 C O 97204�; i'I;1..1's111 tt f1,11',503.228.2840 w J,DAVID HUNT PR SIDENT r 4:�i ,. a F-40,6*,,,,,"...t, HUNT DEVELOPMENT COMPANY '' P 4 ' 0b30 SW ASTAV Nl /1'' i .. POD TLAN D,DA E Gp,lV l';',� "rELEP DNC5O'241,4'l66 f i JIB 7, • I .°. f ' 1f • . i • y F . , 08:57 APR �,� . .. !. 1 �r t�A �r REAL ESTATE COMPANY P.1 Ai a DO GLAS F. OLEE C• °�tureiaC !� Ettate Broker a �. 2 Dery u n � yet 15800 Scent west` BQo Fell Roc Suite A-8 1 . La, Oswego, Or o9I, 97035 503 699-9401 Fax F 50 699-912 , if' 1 3 Y iv wd4 ...__,,.~^1 ,uY....�.. ..M._..../r 4."".'„.0. ....1..__n/_......u'”."w'rJdM'.^.jr, 6` i z. I. y{ y�i .y r� 6 Lam/' /ten 1 0 i.e.., e7T/74:27 r/74 S'''' ,,0/4,. { i'' ,�+--4ft N 1� Ir 1..1 • '-"e"'") ..,—, ("' `,41:e 0..-4,0';‘-.,,g,- 4:,7, //?r,<.. ot7 e$1,,, 7 , S t" lam, car 4,t, ,74,/,,,.. `i"'4'.,5 --''fit �.�,---, , , , "" , ,1 p" /.�'''✓, r` 1,27-'.e.. -'- R•,--,..' " I '-')/4,7 4‘..-e 11":4".•'''''''‘ /S /7,- / li/e: e.-,- / efl 94e,"1,e`hot .4' 'rt rr z‘,..,2 / : +,, `:�`", `'� ;lam p 4 r r ic,".4 /4' /4"..‘i r�' 1 7/.."' ark ‘1*-'.'e ..�'' r • 1 e ti a ,....v. /4. ■ .4 w a II ,ri..-"I' 1 . ‹,,,,si: � I Ir • on DIVI ioN oN AREcEiveio STATE LANDS April 1, 1991 STATE LAND BOARD: • • APR 4 1991 BARBARA ROBERTS Governor Hit.,KEISGING S oxen t ifxo Resources, Inc. Secretary of State 11830 S! Kerr Parkway, Suits 375 � Lake Oswego, OR 97035 ANTHONY MEEKER Stat e Treasurer Re: Hunt Development Company Site, Tigard T2S Rill S38 Dear Randy: x have e� reviewed h a the wetland determination report for the Hunt Development Company site in Tigard. I concur with �. the determinations and delineations you have made. Areas of jurisdiction include Fanno Creek, the two drainages and assaociated wetland at the western end of the north drainage, and the wetland at the southern portion of the site (Figure 5 of your report) 1 �e� areas are subject `hose t t o. the State Removal-Fill Law; federal permit 'requirements or local wetlands regulations may also apply. A project requires a removal-fill permit from our agency if 50 cubic yards or more of material is to be removed, filled, or altered. I apologize delay and appreciate your patience '�e for the d y ' ate ��to (and your reminders) , Sincerer Janet C1 Morlan Wetlands Program • JCM/jCm 3 •'a i383 cc: City of Tigard and Planning Department :;f rer,m Hunt bevelo kent Company � 775 Summer Street'eet NE Salem,OR 97310 (50 )8784$05 • • • CI.RCULA:TE. BR �B RW JO Staff. Rev i ew j�_ L " ... � CITY OF TIGARD • COMMUNITY DEVELOPMENT DEPARTMENT PREP-APPLICATION CHECKLIST t. M 41/4 OIAj6/ Date � 1:. APPLICANT 2. PROPERTY LOCATION Address ' , Tax Map/Tax Lot . • 3. PROPOSAL DESCRIPTION/NECESSARY APPLICATION(S) " :• j ', it ek 4 E („?' P 4 ��w,•n:.acn .e,1 a r r v\ USE L t" 77 Existing Adjacent Property r na, ter south ..��• FMnYlrnrr.�r.rr.wni... .. .... east It west i• COMPREHENSIVE PLAN DESIGNATION • 6. ZONING DESIGNATION P t;, 'L L 1tor , i� C kf�`' .�� MW '� }r xr` 7. as RHOOD PLANNING ORGANIZATION NO (6,..t.A1) NETGND CHAIRPERSON .. , � ►��. ;� , PHONE Le 0(0 g. CODE REQUIREMENTS ,46 PftfriX114 41: 1, 6 i Mir"rxmum lot size/width P) Setbacks front, corker side rear Special setbacks: streets established areas "... lower iriths y x t yet zo�r1 s �� and s _ � fla g lot �.��. accessory st^uctoret zero lot lihe 1 altimUthn lot coverage 151.44LL4.2.___, maximum 'bUildxng height' 41' . , . ., k I 1 i '■ ' 1 c I •. ' ' ' 1 ' ''Special height limits flag lot other _ ,. ,----_- oer sit'y Icalculati•on �e ' ,s a, ( 4&d4 ,i , 1 , , . 1 . , , , . , , . , ________, _______ , , . , , , Density transition' fQra'" CL '' ,.< k 0,1)11 • . Landscaping: minimum % of lot, area O w' Street Trees re fit/ta t6k. ?` ' Ii t 1-1•,1i,,.,71/ apla /1sd: voithf a. Buffer Areas a Parking Areas f Ica•• +V t.' ' j' " / ..` (, '' , ,,, � I Visual clearance j y e.. ',(' . , X104 ei' G W'w , � lug' 4Aik si •.5 echpo .M Park inch and loading` .� �, �... J5ip �J • • � , , ,? ,e w per r �� a.,:..�........�:... ' Access an d circulation :` , th' i! . COI .u:.r N.,:' 5 ' - q , , Signs , , tok,4 1,rk 0". •1 !7 4.,. ki V ,.,"!Gott o ,9. OTHER CONSIDERATIONS (See a Pp catxo� check�ist for s ecific items) ' Sensitive la e floodplain '""I cirMna! eway ' - )25% slope .r-- �et�an lands ;1, ��G��1 S � .4� �. .6)k)4,"61/41,4'," PSL / et/,� 14, f I I . --- UPI ii i e tic,, 4pI4►Pr 4� kid6 cite r li.r i . open s pc ------7--- .' " ,,b aced is ica -,or�cit 4 /":,,,w e , � /oil er•; Historic' overlay Wr-. ' Qii c 1 r .i 'a ,( iW , a, �� i �<,) � e Stret improvement /connection /bikewys lt t� � vt 0 ti3t b 41,- 'µ 1 ' ' . '" . 4' , 4i!t�elG, t � t, 6 -It k6( 1Lie -, 1 � "I .- 1 64 a " l'm ot d ft , I ' R ic ht—of—way do d ication ' i h 4 C;Ai:� ,°0 , 4o t",ci , • 1 ' I Sanitary Saver improvement ttd t�..,t,, ,i� ? a u ice, e ° , e.k.':— -f' . ' 'e„ , : , Storm Sewer improvements . t'�' - W i.e�,.��,.g � 4� -ta "'� Ytlt'f"I - it y*.•. fYk 91"lr 4y N'�I';I; : 111 ",e,' IIF41'N.!'* ' M1..�AIY"Pea �_,'S.^tay ,,I _ __ 0 T .f1F ' G+'„ „4,',k 5 t+ �h `•.4 L y� i i 1 . Zmprovemi nt,Agreement Permit; Bonds: e S ,_.._, , Other agency permits _ P j lO, PROCEDURE Administati e staff reuio �I Public' Uear�ii•ic /Nearings Officer Public Near ingiPlanni.ng Contthis$io " ,;,•' . I The AdministratiVe dec asxo h r^ �, Public, �Hearir hg :shall ' occur ' k . � � f . l �lt l AI . ^oima e 30 , a t x r a I complete a Pp �ca x on s fied •4 ay appeal period fE llows all dedtsibrrsl 1 ',44 i (,;. . ' ' (057gP/OO22P) I I I I I I . � ', I . .. ...,... ' • . , 7 , ' ,.. _.,,.y.-7,-_.,.-, . . p� V L • f,M R w I 'Special height limits flag lot - other Density calculation e •e . cd + 001. tr5 r� Gam- ,.CG1 Density transition v�'` �• 11 ,1 I ,• I I I I4, Landscaping; minimum % of lot area 5gA. Street Trees V Ij yens ix& RICtf-ic , vit " Buffer Areal ..._., Parking Areas -- - ..W"._____1_,OLVILvt, Vlisual. clearance I .I V4, tat_ iPet k r5 OH �r Parking and loading 5 l w�— , Gi,ry,,,___�r{ �L _pa.c . y - a pew UP�V e� er sA't 1 • M Access and circulation• a, Asses ' iVC3 � l ofr0- I I I I r I Signs a 1" ' s a n 1�1s1■" o • .9« OTHER CONSIDERATIONS (See application ch cklist for specific items)' Sensitive a.ax gyp: ,floodplai ►i ,..._.1_.� drainageway Wetlands f� iieAni" •' o4'/i e4a UoM sit/ ®1f or d 4 / l/if/ ' Wet/41445 Open space w Uhufie'I'ize4 pfd ill* we-dime/5 are re in be d dt cdee t r 4224e-hogtek 4,0,144 Iii storic overlay :,.. S 14.11 pede6ficol f Lwe. pa.. ► .#a0 Ia r • Street improvements/connections/bikeways et9iiktd ,Orecoo 614.1e Hwy' Piu/Steii r to 4q't,t7 r5gy...soveAts -rwe, 414Viret Street 'Iovetike dVee-k, c Right--of--way dedication j1(21 h ek4etk ,___��_ Sanitar y Sewer improvement c« `K�e. - Sl i Lk. � - - - _L.•Yf e k t 4 Storm Sewer improvements i V ki v■,.01r p.IA I+N. (1.L. 73 Improvement Agreement Permit• Bonds; re s Other agency permits o ._..,.. ..W..�._..._.�..: ... .�.r... .. __._._.:.._.� cg 10. PROCEDURE tA Administrative staff review • -:-'----- i Publa r Hearing/Hearings Offic er 1 Public Hearing/Planning Otmmis. $i h y The Admini�strati '.I •decision a or I.. Public Hearing a occUr .,.. r ar ngh 11 occ r sl appro�drateiy � ays after a complete application is filed. 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' ' ''','•;' '•'",'.,,,';' • „ ''''t,,,'','''::.',.'‘,V e,4.‘",'„ ,, •, , 1 , •,,,. , , ,, , • 1 , , 1 , • , . , . .. 1 1 ' , , 4 „ , • ••'I'ff. , , .1 h. , , , • ,, ' • .• . , , r, 1 „ • ■ • I..:AF:M .n....Lrw, L ..r...�.......... ... r ....a...... ...}..•.__..-...__u. _ _........_..x..,WJW»I-.....H..4a.,•.,.Jn,,.,.. ...,. ...Jn.n... v....e ..„WU,.w.x..�4,.+.w.a.u.+ t .—..n».a.. • • IY 1 dr _•se DEVELOPMENT COMPAN - , i (wC la �# a 1700 Westlake Avenue North,Suite 700 Seattle,Washington 98109 PHONE(206)284-9971 SAX(206)282=7940 j„ • • VIA FACSIMILE .• • April 8, 1992 1 gg • Mr.Ed Murphy Director of,Community Development • City of Tigard • . 13125 SW Hall Blvd. • Tigard, Oregon 97223 ' FAX 503-684-729 a. . RE: 12600 SW MAIN STREET FANNO CREEK APART1NT SITE 1 Dear Ed: L • It was a pleasure m eetirig with you, Jerry Offer and Randall Wooley on Friday,April \ 3. I really appreciate the three of you taking the time to discuss our potential multi , family development on the above referenced site. As I told you, I currently very short feasibility • � • ently ha�'e an option on the site with a short period. iven what you told me regarding the planned unit development (PUD) process in Tigard, I am going to need to extend this feasibility period to allow us to secure final approval from the City of our proposed use and site plan. To this end, I would; most appreciate receiving a letter from you detailing the . required process and the probable tiz n e frame to secure a pp roval through the Plannin gc®nmiss ion of the Overlay. • ed pictures of three of our previous multi-farnil developments in 1 • p p �' • Oregon and Washington. The develb m .ent in Tigard would be similar in q ality and have en,c o� y (fir e on a design: Thank you very much for y our timely assistance. Sincerely, Byron Steenerson Executive Vice President Enclosure • 1.134IS/tvV 1 . to •ti' ,a14. I1 . 4 1 e aA • ('6r{y y.�,.' el 1' I�:fJ ::4 ' ,..,C „ S. DE LOPM N'] INC. „1 /ar 4 . wr 1700"Westlake Avenue North 1 ' Suite'700,Lake Union Tower Bldg.1` Seattle,WA,9810 1 ; TEL(206)28.4-9971 FAX(206)282-794 ,, TELEX 6730636 `ACS'�E'R N MV' . 1 .LIME: 1 'NUMBER' F PAGES T f is ,6' FACSD4118 NUMBER: 603— `' °" ` 4 , . . • TO: M ' I� (�t ' J FACSIMILE [ ! (20 7940 ' • .. CSAGE , vii,1"" 4%),C,AiSb OPT1041 CoNTrefIc 7" 641,ri /1„ SZ, 4.c et r.,,,,..• S// 0F, , r• I Doti _ 7 P __ 1/6....,_1,1,.., 0.c,,,/4"mit) . 7;4edee.5_, i '.,...4_,A47-.. 1,zapote .51 .._22..$)._„,...8211,./1. , FM. y • yqI, ,.�6 +‹.. 4 � p� "'WS 4- f , I - ,f ♦ FOR QUESTIONS 1 pPliBti S, BASE C A� r IFr AT(206)284-9971 ro i , it Ir Y ooe aznro a0 Az') 4•4- Z/14' 8 t tio..h 3 Pog va cal 'PT 36 1. i, u wr�,ix�.^ a ,. � � 4 'll. 1700•West ake Avenue North,Suite 700 Seattle,Washington 98109 PHONE(206)284-9971 . FAX(206)282.7940 FACSIMILE April 8, 1992 Y. Mir.Ed M by Director of Community Development k, City of Tigard • 13125 SW Hall Blvd. , Tigard,Oregon 97223 ° FAX 503-684-72(A RE: 12600 SW IVIAIN ST ET .FANiNO CREEK APARTMENT snE • • Dear Ed: it was a leasure meeting with you,Jerry Offer and Randall Wooley on Friday,April 3. I really appreciate the three of you talon' :g the lime to discuss our potential multi- .• f imily development on the above referenced site As I told yob I currently have an option on the site with a very short feasi�b ty period, Given what you told me regarding the planned d unit development (DUD) process in Tigard, I a going to need to extend ails feasibility feasibility period to allow us to secure final approval from the City of our proposed use and site plan. • To end, I would most appreciate receiving a letter from you detailing the required process and the e probable timefrate to secure approval through the . Planning eornrnission of the PUD Overla,y. i , • 1 have enclosed pictures of tree of our previous raulti:$f 1. developments Oregon and'Wasliin ton. The development m Tigard would Oregon � gt r development � r �� be similar�.qty and • • design. Thank you very much for your timely assistance. Sincerely, , r • 'I Byron Steenerson Executive Vice President Enclosure - 64:„ rrt, 7:A t.S 'ce,■(- 4,1'111AP,V E E-<- 's 1 a,. i'u•, r •,, , • ' .: /ham ,,i,- .y t`Y f . ^'•p-�'v.., 'r„'' ., ir. .{..,..r�,;5F 4',,LV..f r 1 ut,'-f....'�5:'+ rl(1',;4'd rY,:.,,il� .r - .',w u-'`i'•,,.�),�rr Xt."Y.1 e.:t�,..'.,;- �v A,+i{.._.,..o: A..4 f r,k t.�`xYd r�.. r:.}-'�f�_r t.r.:'.,.t,•-,.r.f I t�',,'':'1}'.t at{; ,.t::r,f p..yy al i a'sJ."1 P :' Jpr7.� iM1 p d 1X t.,r•.t, 4"..s 1h1 4' N'1 :b t a:y 3 �'t e ,. r e ,1Nr S,sF3 11 ,gg Wt[ ° ' , Ir %t i ,t , 1 ',1::.'., " ,,,,,§�`1 2C� N r^7'f ' ' 1 ;Y r J ,1 a,r, r 1 k t.t t Sy t 4 f w t yl f s {414.1't iir 4{�i2(„t r fn{1 Jr1 4*• 1h t, Nd••f r '„ -<, .t +r t, „.,yny d I'R A' fi5 . rf'� t: tt T 41•(� �e IFr t 1 r'" +' r' T ✓' ,}•r '1.1:t J tr,) h.hl G!l,�1 fra c t ", v «7 1 : •• ;, , 337 4`! ,i , � uV.f '.�1 y r 'o d( r ri: ° 1 • •k}!i k I j �, , p 1 I, k 4,,'/:,',2 r}t + s.f rp,r i 1 j ` •! f t !{t . 4 1 Y f Cy t p , ',r ! „• , e ' 1 .} ' i'tf P I Nf 1 r t't l I ,,,,,id;Ft t p , a r` 2'' is h pd fl tT 1{ , ' v r « t4';, r T N{ If. , t'+ , !t M+ r.'w "r." 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I' ,J,7p, 1:, I ,,, W,aaHd., 10,1 rF' - '' hT 4 {pkN� �.•:* {a, .iii', u•- !I''l A, ry. I f lilt f// f1 '!'' »k T, ^,FJ k Yi'„„ ., ., ........ ...,, ..,... ..,..,r,.. .,. v'}1 •• I 1 r r •„ S�,yy � d 1 tle� {t , P t .n. 'e�. ��' 4�1'1 � - - - ,:t. :s•. ,• i , ”: ,,,/,',,,,,y.,' x.'"u',,,,,,U, ,fig##CYI, „ „",.N� M ,, i;II , r' � • •• .r.r-., rrx......+n....+.,.i...,.h.l.r..,....»......«.. r •,..........u» :Mx...w M,'._«.n..r.,,. _.•,., _ .....,, ..i.s. ,..u...,J,.l'.S d ul «„«...._v..,..«a. .,a ua...w..•> --_. - -,.•, r ... .w..a.a.'.- ..A,,.r.r+al.,wa-._.:ua.. ..., .., { BRENTWOOD APARTMENTS IAN COU ER,WAS JTO N OFFERING SUMMARY ,. 11 1 ., LOCATION: 4701 NE 72nd Avenue Vancouver,Washington YEAR BUILT: 1989-Phase I; 1990 a Phase II , LAND AREA: 14.8 Acres , r7 ZONING: A-2(Apartments,medium density) NUMBER OF APARTMENTS: 296 • UNIT MIX: 68 1 Bedroom, 1 Bath @ 734 Sq.Ft. (approx.) 156 2 Bedroom, 2 Bath @ 1017 Sq.Ft.(approx.) 72 3 Bedroom, 2 Bath @ 1 145 Sq.Ft,(approx,) TOTAL RENTABLE AREA: 290,7S8 Sq.Ft, PARIcING SPACES: Garages = 90 Carports = • 105 Open =I 323 I CONSTRUCTION TYPE: Tvvo and Three Story Wood Frame UNIT AMENITIES:' Range,frost free refrigerator, dishwasher, garbage disposal,washer,/diver, fireplace, deck, patio with storage. RECREATIONAL FACILITIES: A community recreation building with approraate1y 3,600 square feet houses the manager's office,lounge media center, spa, tanning salon,fitness center, and racquetball court, There i yr , 4 KEMpTi.IN DOWNS APARTMENTS G R SHAM, OREGON ' • OFFERING SUMIVIARY I . . LOCATION: 3181 NE 23rd Gresham, Oregon YEAR BUILT: 1990 1AND AREA: 11.59 Acres • ZO G: MDR-24(moderate density residential district) f' NUMBER OF +NTS: 278 }' UNIT Imo: 66 1 Bedroom 1 Bath @ 734 Sq.Ft. (Approx.) 140 2 Bedroom 2 Bath @ 1017 Sq.Ft. (Approx.) 72 3 Bedroom 2 Bath cx 1145 Sq.Ft. (A.pprox.) '::. • TOTAL RENT2t.BL1 AREA: 273,264 Sq.Ft. CONFIGI AIIONi 18 Residential Buildings 1 Recreational Building PARICErsIG SPACES: Garages 59 Open 390 { 44, 1 I I CONSTRUCTION TYPE: Two and Three Story Wood Frame I I I UNIT AMEN 111LE�n Range, refrigerator, dishwasher, garbage disposal, washer/dryer, deck or patio with storage. Many units have i I I unobstructed views of Mt.Hood. I I �31'�,A.L��.0 �T'��: A community recreation building,� 'n� with appi oxifn�.tely 3,600 office, utzi, suntan beds, and racquetball court.lounge,h rfireplace,is heated swimming pool and an adjacent expansi'e patio. immaiToNitw C. ..i ', . ,f - - •' :. I,n " ,• .'�(• , bbl, • r ......v».,V......................a.,.•..A•....r.0 r.�f........, .. ,,.,. ..... nV..a.c...,.. • � � ..._ r. �L..-.,t.w ,,.r......,.,.,.....-«..,I.xl4.,•v..xu,�k�•t..-.:I.a�.L...............,•,... ..w�.J�uHti:n.-'..t.,,,..•..,I..rrv..x........Jm�r.�T..«.A.. t .,-....Sl ln:.'vL..c..........ul.-:M,-i,t_ae,�,..rv,�._....:.4m_. M • I " , : 07:iret.F44. e4,-.'.4,14.:44e.eitked,i, i,t401604., • •.,• . - . . _ , . . , . neae d.,, , . , . :, ' :'' ' ' C.;)1)licerff M ee.e:' 1,15A eodiee i . , ' ' ' 'l' • ' ''j• ',., 4/11//10elti Yitaillide , c , . of ,../1744tifrioe.6Y'' e>,/,' , , ,, 1 , /Aea. '.' . . „ i , „d • • • t,r I , . e,. r I I , I I I • I ,7 ,•.,,, ..,,-' •'..I •..r.,I 1. .. r.. . ,, . '''' r��r .....�" •., ., -. ., .. ..• ...r.rr.• r. '- r 4 pia , U. , -" " n v 4 " , ' : / , . ._ Special. height limits flag lot othee. .. ` . Density calculation Pre;,.(/Ede,. („e,1-it:414././ 41 pev ( k' ,5eciliosq / 1C)e)a'' r ' ` 1 Density transition c , � dti / ti O 4 1 IP1141 il /6Q` ''.' L/ To ki ed ij ,. _ y `�} �y �p 1, � , ,fie y , �, 6 ,�W�4,Jk"' t ��i� ��' V .aby43 G� G, 1m� 4" � k Landscaping: minimum %' of lot area , 0 !!1 Street Trees reel.0 `�GI M'1, 1 '2, t prr'. r ie C"r1 d % , Buffer Areas 11S 1ti)!rat f 1.5t,t, . Mc . "I.�'4i 4 Rtf(`�!.. rant. 6 e r rAa!o , &ti .a 'i 4th i z.a" Park ing Areas *CI L' �, 4:P'` , • , 4 r3/,r 1a� C' .; . Visual clearance , ?i;vC Mired' / v' t.PdA 1/\4t e er./r w1s " Parking and loading I ,Ac v o),- •. oiPPd 0614-$ra' 4zio.v.el ttar 'ot.:M( '' I >1ake ', 44 w,• . pax r S #artet i._.5?4cf-; a—•--- a a.) ,l�' �' r c e "` F�,t �`AJ''G" f�ccess and circulation (' ,fd� '�' � , :•y ' ,,.A4 �, .�wx ; ,, , ctrl! ti e }*. / fx .: f '�.;t"w d i f�' '"' •��t `r° ° !" '[, d .. ' t a�'d k' �1 d lSl ►• tt l p,',�,. , Signs wE' '`r re- t tr '44,_ Is L• .• .9 OTHER CONSIDERATIONS (See application checklist for specific items) Sensitive lands: .fioodplain V"' drainag∎.i4ay `", >25% slope. ',gi pia., 1 °.4r6,k y tray` . Wetlands t 1! � r,,w.,l �+ ✓ r ��M •�.! : Open space ' [AMMO,M 6' f '" Historic overlay /14 w"`1p'tzt.tr• P 4 6/06-0\-'1 . Street Improvements/connect 3.ons/JbikeWays ,P, 'd r, �. 'x ! ►za f, 't•r;. ,,i,I, 4,7,,z`. tie: .' , / , f i C I(�,01,' , w»a t _`.:,►�' A g t P'i r' 'P'f , ,40. a t` ,�` f ' d ,, l' ''''''9'''''',//r//:#''''''''''''' '',"1' MKf��d ,,�'1 w'��!4°�a'fi� � . Right—of—way dedicati.on70 30 /"t'd,�s .i �'.' j r ' Sanitary ,7ewer improvement onP&(1 l'e> '` " jf, ', • ,0".►ki)F.1..,t"_. 114 e r"s• �k P ik , ; e. Storm Sewer improvements dtG7 '(r ib P",' �1t' ( V v e?/4 0s, r " . Improtiement Agreement Pe*1nit; Bonds, Fees A/4"_j( / 'i 4 t7 s't *. • • Other agency permits yr i y. .� `' 1 'r , + " (,h:1''Ar1 1v Ir1 � clue 1;4. 10� "RROCEOURF ,. • Administrative staf=f reties • . Public tHtearing/Heart g s Officer „ Public Hearing/Planning Commis, Ion t y: The Administrative adeci.si.on or " Public Hearing shall occur approxiMately 30' days after a complete application is filed A '; , •d0-day appeal period follows all decisiOnS: (0573P/0O22P) F • . ( �' rf r r�, 1. �I' _,c,.0-.a..,..._._1.,._._,,,w�_...,.... ,w�... :-.c.. .•_ R. - ••- ...,,, «.,_,...w:«,......;.,,,..:,:..,..,,.r.........._,.,..a..........� _.,v:a.:..M.»:.......r..,l..;,...�..........�.,. ' fi' . I ; ' 4 CERCULATE. _ BR 3H . r .C A ' ' , ,,• JO.-- ,Staff Review " ,! .a CITY OF TX CARD COMMUNITY DEVELOPMENT DEPARTMENT 1 PRE—APPLICATION CHECKLIST • Date //Qfri /9 1. APPLICANT J{/�'r i/h / iL + /I ' r4e..... 2. PROPERTY LOCATION }'.; . Address , '`, a„& ? ..:.P7 1 , / ,',1 //1y ``E F I ottlaty f Tax Map/Tax Lot , . P 3. PROPOSAL DESCRIPTION/NECESSARY APPLXCATXON(SY Peit,',1 ; E '.+. 5 ✓ 1,",',11 . 1 f) 0 )c 'M i”,, 'C .2 1a,r ,,e v E" ' 5. _, __ ., 64 4z: ' 1 I i 'i(C ;0 A � , "G ':: / /iil t;,, r 4. USE j ; EXistincC,�`/.!,,r)+1 1 `} Adjacent Property north _ —:.�.._..... _..:_.� —..._.:—.. h • south exist , Wiest , 4 s k ai � 5 cOMPREflENSXVE PLAN DESIGNATION e-L.,/VT re ti,f,::. ,,�, f.6,,, + ,/A)-6,..,4,,,4,' ., t ,' (/ IC i,.1 I', . 6.1 ZONING )ESIGNA 'lON, . ' . .. P.. qi); /'rd e t 1 "'c ei " 1. ;✓ + . ,y if i ?, ' 7. . nJ IGIU3O1 HOOD PLANNING ORGANIZATION NO 1_:__ cHAXE PER$ON%..„. _) _4 i ',; , I • PHONE .,.r" +gig 1 • l, . 8, CODE REQUIREtiENTS 1 l Minimum lot eize/Oidth 1 a . Se bactes z front .�,� .. roi�'atier- _H._ side. rear 0, ,. IIP Special, setbacks: streets estabfts-tech areas lower intensity. z,ories ,.. 1 Wetlands :� 4 yya.l flag lot --,. accessory structut~e.s zero lot line ''""• 41 A X11 a 1 01(''''',,4 65'1'./.,t+ 'Maximum L.ot coverer H,,, , ,, "' t Y H M • � a , I � r ?� f.f f building A fa P"�a xm �s t� ].d hei. h't. �. gl J ,...«..M........-..ai,. t.^M. ,»...-.a-«..r«,.., »4 .......ti ..«..,s,.,..,,.. .. . ,,... ..,.,,,� .,..»._..,,",.-.....-.....,.m,wt..•:. .. ...*, .,MS.,.1,r...,Fe,.r.w.. .. I ` t ..t..... 4...a,+w:W....,..,,..:..;,d+-r.;.k.»,,.:• ',........».,=;:,,N.,ue,w_.,, .....«...._..,...,«...•.-:w,«•a., »....,.c,,.. pk:,� 04%, RECEIVED PLANNING ,�,�i+. e ,• 7 I I I •(Yt (pry/, es MAR 3 0 1992 1�°r""_`1 .. •`� it ' I , , r 0 I , March 24/ 1992 Mr. Dick Bewerstdorff Planning Director City of Tigard ; 13125 S.W. Hall Blvd. Tigard, Oregon n '9721 Re: A Lew Income Housing Tax Credit Project Proposed in Your Area Dear Mx.1 Bewerstdorff: This is to notify you that we propose to construct, purchase and/or rehabilitate a 100 unit apartment project to be eligible for an n allocation of Low Income Housing Tax Credits as rova�ded by Section p 31' 42 of the Internal Revenue Code. As the Chief Executive Officer of the local jurisdiction within which the existing or proposed project, is or will be, located you will be contacted by the Oregon Housing Agency if we are successful in becoming eligible for a reservation l' of Low-Income Housing Tax Credits . , The location of the proposed project is 12600 S.W. Main Street, Tigard Oregon 97224 If you have any questions, please do not hesitate to contact us. ~{� Sincerely, I , Jo fph F. Bradway Executive Vice President m. Licensed Real Estate Agent • o I a JFB.kart.ceo:ltr r r� I I I I I I I I p�,�y�+py� ACCREDI L EID • e ' ') MANAGEMENT ►,;,o, ORGANIZATION® 1526&W Park Ave., Suite 200 u Portland, Oregon,97201 ° (503) 241-1525 " •rC •U r.,., .t; ...rr:�rti.0...a �..,,.. _.., ., .«........ ,�- .__ ,....,.,w,r r.._,a.....,..a-....�...,....../,.......�,..,�...,.,.�..._a......i.,._.il.,,.sU„, ,..,., .,.......,�. .,, .. ......�.,,. ........,u,.,�..,.....u:tu.�a..,,r.,... ...,.. ,....a.r,r.-......�..,..w.,.e«,..,!.. ILIRCUT.,24.'TE. T f �RC ,. J7 Staff Rev e et# l 'CAT; Pk__ D S }y h . I Hwyy CITY OF TIGARD Jr COMMUNITY DEVELOPMENT DEPARTMENT ?R : ""-- PRE—APPLICATION CHECKLIST '' 141,--L, p a NJ w f•k(-' t P 1,O.4P F fl a , ( •, - 'vI ,,,,,ig ( .T,' ; ,. (�y�y��,,,�}”:4 ' ,A1 .., Or ? A ffc; 1,y+ ++((� •ki `J/y�,yy�1i"°,M.T' akYW r.~ .. , , , , - 1>iL:c t be It) ''''' ' '' 'n 't Mii-PCW ±:IPILic;;L_ 1 1. APPLICANT r L(cam. /1"6:-'e..t'u.: I. �. ... 6, Iv, i,-)i,, . r / 62,� 41510 '., 2. PROPERTY LOCATION 1. Address ;561"ot)• 1r.'` `" c)Ac.,04-n. i'lA,id b a a A I 1-t1'eV C. P,4: ,j>c , Tax Map/Tax Lot a/, it,..H C (J ) 1 �� I • 3. PROPOSAL DESCRIPTION/NECESSARY APPLICATION(8). 1 4, :►a 111> ) ,`: l t t ' _i 4P/06.1 C.ATI 0&R • .. 'ii t.£r1! i. °„a5 f 0 r 7t' ,(,.� I ro Aetr kjr f",w ,v .4y1;‘) r'"()r USE ” C':TA 1 L ' .r,,, 7,>f 1 c C , "' 1 -,,, '.'. 1 , Existing .L.V.LACY.tv'A', . G Adjacent Property it Pt'°� �ce�r e' north C-1:3 t,; +lilt° ,: .'1 )(.1,y.„'. f" (.'.J' I(-I t_;.., i f' V� I'''�, ■ 1 aWrrrnnn.�.Irlww.r.wsurrwr. :,q 1. 1 W '''''s R W r 1��' R h I C � Lr I r we ... Cr ` 5, COMPREHENSIVE PLAN DESIGNATION i tr«.' ,'LU _` �u t <.r..�.'-�,r[ e C l' r r 1 1 6. ZONING DESIGNATION „ ,_. , CHAIRPERSON �n ,� 17. NEIGHBORHOOD PLANNING ORGANIZATION NO. ,�,,''° ,_...�.:.., I • I t PHONE 8 CODE REQUIREMENTS YY p py' 1 1 tliP1ifoLim lot sure/Width, 1i0 At;to , 0.Zo, 'r 1, eel t�;littry 0P" LJ1Id1 , It'e+ y //e, ' , n1 �I Setbacks front corner , Side l' 'rear t Speciai. "s tbaPks1Y streets � .fir=tr. t s roe i- e '' XoWer'' intensity -zones w w wetlands .,-----.._ , r � I flag ltatl � sot s . . tt��.tc • Maximum ll� t tO erag • S ?,rte 1 • r yam' y 9' �,;h,�'"., . ,ti I � I .r . „ �� rf �' �') �rN.+" '�r`n �. app ''�Y.'.. � ��.r�",�1�,�"`�` �'',Y',�i��j'�,h�', `, d a. 'w' 4 Maas imum bu x A xrr nes h , �. �,r,,. a,� .lcy,.j,y µr�{P'�L '°Y'' 1 µ 'tl PPP f / � II 4 r/oG �b .a a , � . rtr ° it ' , r x r ' � '.. .., .. .t. _ i - .,.. ._,. . .... ..,...4. r-,. _ ...«.......• •.ur.I.•r ,-,1,..•'..,A.J.,4)... u.,,........ t, '1 + r r y •d ■ .......».rte-,.. 1 4 x, ' Special height i,.._jnits flag lot othy -- ) Density calculation Density transition ------- ,___ ___________. d A ,1 __ {4 Landscapin minimum _ _ mi �imum 96 of lot area { , Street Trees r"�:Iarf,(4. .,4 7',c' 'v i erhi:'>r.fek, Sac" a 'C ., 7 a a ma. t r "a. «� " Buffer Areas t+� �n►uI �,sa�r it.`"��rcf � a �a,a ,r�,� wti� '�- !� tar( �tt '►1. " i. o, 1,' Or: yak°�'tl'„4 t ti,�"(t �;pr Ifs,u1 `r(A t, 1. il4t'tt 1. �l 4 "'14 p,'V 7 / f"i e �, Parking Areas 4...14111p.,_:./,,,n1 +w �.� e ing ..._. Y% t 1,441Aa • 1'kti�1 1'a;Qf!`!f1 1 ,,'"'�", i.'G/j'1Cr,��C'dt'' t,o'L'eE',' t;6k; �r pad Visual clearance t Park ing and loading I � . "r U 'o. 64°' tt ., ip ,u,: alvrel, .. 47 ,rx be C to-Apr.1 , 4,J rte. Access and circulation }i'1t . `I`cc -Coal- tacc 35 ° " - S i g ns -.0.,, �'�rA-i 4";i �`d'».9■kf'u' e "(r ` ', &i �, t,t..L. s .L.4R �ri rte if.et,, 9. OTHER CONSIDERATIONS (See application checklist for specific items)' ' !, 1 ,'" Ck✓i-i,IA e,4 n-fffia,l,4t lig ,Allen (K'*Imo: �bg ` Sensitive lands a .floodplain'4t°r''' ' , �`s r�ain�ageewayr�`! >25% s lope , , Wetlands k,.z,. 4'f f.; ',�, , y, i,,,,• t /' . Aoll .. Open space � ...._. ,41A=�,i',f, r ei'M1.s r by tvkitl^ e l 1r• °• - ar 1, u 'il J ,r a L, t G,'7yj( Fn p ki.G t wig , Historic overlay wwwe y . .�. ' „ " , "` 'l. 7cp 1 t �" Y f, „ ','t � .' a ( !g".) , •;', `- ' , 1 ! , , a 1 !t�,M1 - � ' W' ( aM�d 1 „p, � p�b ,, � � g F t r". ' �, r 'a� /,'!..._____ n� y �'D r''' b t q 1r w t ,IelitaA4 ' ...:: r Right-of-way dedication , k °1;.� ' fl i,,' .l,p A Huai V'e N, rr 0:41,4�'4� 'i,,'d j.l fr,,?',j ,,� i'l " 4 Sanitary SeWer improvement c tiw`r"` 1, ll` ax:” _ti,ll_ IL rr c o 2 2 ;3/" I,4" P.: L,pt, xq,,4,,;,,,y . „y Storm Sewer improvements ..x° . �' ;(:•,,1'�J,^ - qiC; 1" V k 1 r L'' •' . Improvement Agreement -- Permit; Bonds.; Fees ' • ?u Other agency permits 4 4 i'01,, I l , #01, :_ I �p � LIIL,. ,a vh'1 t t r Jrt , P �'_ .,. .�......Aiii Ia,' A ,s i,,'', }d'�'F i'''.''fit).,r....� it .10: PROCEDURE 1 • Administrative staff review t 1 ° ! .0 4, it10,1 ° a i" kc ., Public Hearing/Hearings Officer v L� W►iP d' ' f �rte. "� " .. � C'� � l:•ti k " ,�1�� Public Hearing/Planning CommisAion . The Administrative =decision or Public Nearing shall occur approximately 30'' days after al complete applcatioh 'is filed. 'A I a40-day appeal period follows' all deci,siohs," (0.573P/OQ22P) , • I • i 4t V ;., 1,, _ .0. ; ' ' 1i,, t.�/•:. - y ., ... / , ' 1 ' �•.. t - _ i " .. L ,. a �, ` _. 1 ' n. '. � • ` • n G r y w d t 1, ( �7 'rte . �� " 1'1 .. � MEMO , i 3\1\89 • TO: Ed, Liz r., PM: Duane 4 ,, SUBJECT: CUB ,, Notes on "pre--aka" meeting with Bruce Kelly, engineer for Planmark: Two sites are under consideration for a proposed CUB supermarket. One is the Seafirst property. The other is a Tigard Triangle site. Seafirst is the • preferred site. They have completed pro formal for both. Pro forma works out for the Seafirst site. It doesndt work out for the Triangle site. The later is not a developer site. A grocery by itself would not be feasible. A compatible two- or multi-store project is the only feasible development option for the Triangle site. The problems of multiple ownership and lack of visibility to drive-by traffic are the main disadvantages of the property. 4 They have completed a market study that indicates sufficient demand for a new supermarket. A second market study is now underway. [The Hobson study concluded that over the short to medium term, the grocery market is well-served . by existing centers]. They are fairly committed to establishing a . 3l existing � y y g grocery in this market area. The only two vacant, available sites are Seafirst' and the '' Triangle location. Mr. Telly is working on the preliminary engineering study. A'67,500 square I foot supermarket is proposed. This is slightly larger than the existing Clakamas store and a new CUB now under construction, in Portland at 102nd and Wasco. Speculates that up to 21,700 square feet of specialty retail space could be included in the initial first phase of the project. An additional I 11,700 square feet of supermarket Space could be added in the future. Parking for 5511 to 638 cars planned. Would. attract 5,000 cars a day over 24-hr period. [Average daily traffic on Pacific Hwy in 1987 was 29,300 at the overcrossing, and 38,100 .01 mile SW of Main. According to a 1986 estimate, ADT on the east end of Main was approximately 7,700]. No pedestrian trade. - % All drive-in. Not a perfect traffic situation. Once people get use to ( . location, it will work better. '. Typically, no windows. Could be different in character than other CUBs. But, as a discount grocer, want to keep construction costs low. Site plan is very preliminary. Tried various schh e mes for orientin g store. One shown in • drawin g works beSt. Preferred orientation. Most effec tive use of ground. 1' But not final. No plans for developing southern third of property. Willing to G ft include pathway Shown in park master plan in site plan. Na objection to granting ROW for proposed Ash extension. Site work will cost $600,000. Another $25,000 budgeted for off-site work. F: Construction cost of structure is estimated at $40/it. Anticipating $100,000 for connection fees Plan' to come in with corporate deoision makers for prs-application conference on April 3rd. Will make go, no-go decisi on sho r tly that eaf ter. Site con siderations will be i�aa . fa ctors entering into d ec�giori. If decisio n is I ;• • "r � ma de to go ahead, Robert P e sr r on wi ll make final p.ese n Cation Traffic study will be Sent to Gary, when it is in final form. 1 , . .,,. r .. ,. • F• 0 •.i° ;. 1 r 1 ," •,,,:,r ,, Y '.i.':;1,•••,' ) ,.w 1• a ,,.li ,1 ",''i'7'S ,, r _C' . � ° � _ � it 1. R .\%■ 1 1, I I , 111111111110 1 .,i • 30 —T7.,, c c„, . , •• • . , . ,................ k „.......... . immilim . • I 56 CO t 56 A 5O , if .. '. ( 25 • • Milli , . • r kl •.. I ..t. r-----. .,, Il ice.. 1 II ■ il iE (2." 1 1 , , . . .Td� t_ 1 Cpl �. 1 . ■ 1................c.tp................. 1 9 j ,. 'i • lo i , 11 7 ,„ J Ns..y mmo°■LIMSe i 1 : I I I 'tq VOLT H t� I I I. • I.f • I I II lC.E"T"� r I I I a , I I . I , I.. �'1. •1 U ' Ifi r«r,�«rwwr..� ' 1MW '�� i • a Ti at . r ...........„ ... . , t....1/:/...../- a U / �t 2 . 1.] - a tn • - - N.\\\\\\,,'\ ,\X, N 1--1____________TI y - tt irli ii-- 1 1 G........._______........\_______ .01] . .. • • r* 9 . -1 •-t :4- 1 - ............„-------1 .....___._L______s.cf jr4 ,- _ 47 �.- tai. - crl NNNANNN.. . . 00000 - . / r us / .. 0 ca 7 / , PROPOSED DEVELOPMENT F OR. _ TIGARD / _ -_ QRtA1Mil Nonwassommamomma - - - - - MARKED gEK- MAIN STREET&FANN.O CREEK 11840 VALLEY VIEW ROAD,EDEN PRAIRIE,MN 55344 , C EP`i`ts i S�€`E: PLAN `� .y_� g MAIL ADDRESS: BOX 243;n�sIN�v ►POL s,nrtN 55440 ,. •. CC TELEPHONE E. 6,2/82.8-450(3 . , r , a • • • ro . PPP` CITY OF TIGARD w Washington, County ;, ;' NOTICE OF FINAL ORDER BY PLANNING COMMISSION • 1. Concerning Case Mumber(a): SDR 92-0022/PDR 92-0001LEJ 92-0004/ VAR 92.0021 , 2. Name of Owner: Seafirst Bank Real Estate __ } t NW Name of Applicant: Gramor Devmen 3, Address 9895 SWSW SW Rd. Suite P City Clackamas State OR Zip 97015 I' 4. Address of Property: Between SW Main and Ash Streets Tax Map and Lot No(s) 2S1122AQ tax Iota 201, 1100, 1200 1300', 1400 , 1500, 00 1 ,,, 2200, and 2301 5. Request: The applicant requests Site Deve1opmentReview approval to 0. allow: 1) Avl.opment of a 218 unit' multi-family complex•` 2 Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the_provision ion of two access oints whereas five are re. ired. APPLICABLE REVIEW G' CRITERIA: Communitgr Develo ment Code Cha piers 18.56 a 18.80, 13.84, 18.92, 18.100 6.102, 1.5.1.06, 18tICC18L 18.120, {, 11.111,.._18.150, and 18.164�,Com�rehensive Plan Policies 2.1,.1,, 3.1.1, 3.2.1, 3.2.2,' .4.. 3.2.4. 3.5.3,' 3.5.12_112,1,_8.1.1, 5.3.2, 6.6.11 1 7. .2, 2.2.1, 7.4.4„ , , 8.1.1, and 8.1.3 - Zone: CBD (Central Business District) The CBD zone allow public • ' administrative agencies, public support facilities, business ,• support services, financial, insurance, and real estate , -, Services, professional and adMinieti:ative services, retail sales, multiple-family residential units, temporary uses, and accessory structured among other uses. . - 6 Action: Approval as requested � . Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall, and mailed to: X The applicant and owner(s) X record within ' The �.on . X ' Affected governmental agenoies ' 8. final Decision: THE DECISION SHALL BE FINAL ON , UNLESS Al APPEAL IS FILED. The adopted f ditio � � P findings �of Fact; �decision, and statement of cd�a�� nas can . be obtained from the Planning Department, Tigard City Hall, 13125 SW Hall, P.O. Box 23397, Tigard, Oregon 97223. a n : Any party to the de `on mays appeal, this decision in 9. Anpeal. d�.sx. : accordance with 18.32.290(B) and Section 18.32.370 which provides that appeal city - , ant. The appeal may be submitted�oft city formS and must be accompanied, by t i i�en p y appeal the a e$500.00) .fee , 315.00 and � ,p, � � � des u� to a l (� ) �raiascri t costs, (vac up to maximum of The deadline for filing of an appeal is 3:30 p.m. o questions, le City Tigard 1.0. Questions: eyt.. '639-��.7 .�� . a the '�� •' . ° If you have an.'. e , p a e call Cast of Ti a Planning Depax'tm• ri, ' . w ir...l.tw.,..'''l,v..,q.w�r:i.'i+n.i1«.....:.....e«....,..•......_....,.,s... •. ... ...a.......... ...•. ,, - ., .....a:us �..r,• - .,C»w a........:::, .:.... ..s, a.. .....•.•.Y ..a-a.w.1.W...::.a...,e,.. ... i, J .,.. - ..r+ :,4iH ' A' • I , AFFIDAVIT OF MAILIN G STATE OF OREGON ) County of Washington ) ss. City of Tigard ), '-'3f12YaY.N. I, )49_ �(.�..� � V\- , being first duly sworn/affirm, on oath depose and days (Please print) That I am a 101`' �l � � -� ` for a • The City of Tigard, Oregon. , That I served NOTICE OF PUBLIC IEAR T G FOR: » ' That I served NOTICE OF DECISION FOR; City'of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which is attached (Marked Exhibit "Ae.) was mailed to each named pe; ons at the` address shown on the attached list marked exhibit "B" on the ;`"/ ° day of l9_ . " said notice NOTICE OF DECISION as her•p�t attached, was posted on a appropriate bulletin board on the day of �1'rV' � �► 19 ; and depo iced in the United States Mail on the day of �,\, ,, ,, , 19,� -r ti postage prepaid. Prepared Notice ed and sworn/affirm f f i',. me on the . M day of "d�.� � , Sub�!Tp�,�: ib .rr1�a rid to 'im � ' w• • ,, . '!/L0._ Apra, `ice 3 aI" N'0 ::"Y pttLEC • O'»EGON •mmiesion Expires: • II I V a • f /6 • 4 4 NOTICE OF PUBLIC HEARING NOTE: HEARING HAS BEEN RESCHEDULED TO FEBRUARY 22 5 1993 NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON MONDAY, February_14 1993 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC ? : CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: - FILE NO: SDR 92-0022/PDR 92-0005/SLR 92-0004/VAR 92-0021 1 FILE TITLE: Seafix'st/Gramor NPO NO: 1 & 2 r9PLICANT: Gramor Development NW OWNER: Seafirst Bank Real Estate • 9895 SW Sunnyside Road Suite P PO Box 34401 Clackamas, OR 97015 Seattle, WA 98124-1401 REQUEST: SITE DEVELOPMENT REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 SENSITIVE LANDS SLR 92-0004 VARIANCE VAR 92-0021 ' SE4EIATEE1514211 (NP( #1 & 2) The applicant requesta Site Development Review approval to allow: 1) Development of a 239 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the proviSion of two , access points whereas five are required. APPLICABLE APPROVAL CRITERIA: Community Development Code Chapters 18.66, 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134, 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, 3.2.2, 3.2.3, 3.3.3, 3.2.4, 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. LOCATION: BetWeen SW Main and Ash Streets (WCTM 2S1 lAC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600, 2200, 2300, and 2301 ZONE: CBD (Central Business District) The CBD zone allows public adminiStrative agencies, public Support facilities, businesa support services, financial, insurnce, and real estate services, professional and administrative serVice8, retail sales, multiple-family residential units, temporary uses, and accessory structure 8 among other Uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 or THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECIEVE A STAFF REPORT PRESENTATION PROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE 50TH ORAL AND WRITTEN TEsTIMoNY. THE PLANNING CoMislISsION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION, IF A PEASoN SUBMITS BVIIANct IN SUPPORT To THE APPLICATION AFTER Pebruary 2i, 1993, ANY PARTY 18 ENTITLED TO I 0 , • 0 ' • . . , • • " • r . , • ■ • . l.. • , . • . . . . •1,1 „ . . . • ' 9 • .• . I , . + 0 ■ ' J i ,, , . ... REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE . HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN . FOR AT LEAST SEVEN DAYS AFTER THE HEARING. , • ' . . . INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST , , , FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. . APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE 'CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS 1 : , , RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. . . i. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE . OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN . APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. - ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR , 1 , INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PACE. AT LEAST . SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. . . .. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Ron Pomeroy_ AT . . • 639-4171, TIGARD CITY HALL, 13125 SW HALL BLVD., OR CONTACT YOUR NEIGHBORHOOD • PLANNING ORGANIZATION (NPO) # 1 & 2. . . . .. CHAIRPERSON: Ed Duffield PHONE NUMBER: 620-8494 . ....„___. y..... ,s,,, , . . -, A 4). ilolep 4 \\ , : ..6. .... ::::.'• ia, # . . 4p,„th - *Ak' IP .° 111°. .. t eV ' '' 0<• ' . . NW'441111 ' %I° •' . ' *Sk■ +,*1 AP\* \*■•4 '11% AsE" 40,,. ......k 44400, # 41101.110 \ s• . . . . 40,....;* ,..0h ' • <P* , • . "..' 41111110k ' AirOMMINkli. N.,,,, „400P x ...dmikam, „--- , , ... 14dilillisim4 • , , • > 0 11111P *Ilk 6 . "••• +Cf. 'NOW 1,416,„ '..)k \47/ 4;.0, \ . • . , . A k..- • 4 . lc, 1 , . Allivr, ... . . ,Ali 14.1{1k . f 446vordLT#20.7 i . * 40 ilgir Ix* v4iir- ' , . . TIGARD ..---, . CIVIC ° ' 1 3 ..401' .t.. • 'fr. `' • . --,"_ \—..... CENTER Te, Le . . •. ,0 4111S 11110 ,.. lit4, I sst TIGARD . 4.).• 4408ENIOR 1 I A • 1,0110 Irlir ;'.4•P' agtet . c/' 1'411 *II% ilk la p' -TB1 ' ' IP 6t' ÷Ce• Mil PIPAiiii MIN II STREET . e'V'' ,., It.digi 1101r. 02:,:itt:441114, 4..... , all'ulliatat lama! mai ' . . 'Wrolk liPti" -4"1 111111 'DmARAMINii ;NI= " I 1 1 . . . . 1 • • 2S102CA-00218 •...•.••.•.•••....••w,• 2S102CA-00219„ •.' MCCOY, MARVIN IC DORIS A SCHMIDT,, ALFRED . H 13155 SW ASR ,DR ELIZABETH TIGARD Olt 97223 13145 SW ASH DRIVE 'TIGARD OR 97223 ' ' ', 2S102C00220' •.o•' 4,M .•o w•.•. • 2S102CA 00221 . I A BETTER, JOHN fV O.I VNGVIRT, ZORA 1 13125 'SW ASH DRIVE . ' 13135 SW''ASH DRIVE TIGARD1 OR 97223 . ' . . TIGARD OR 97223 : 253.0X. —002?•,2 . . ,2S102CA�-0022 7 .,.'.'., . ,t • ,' ' . HCBATH, JERRY R. BLUM, JOHN E AND BARBARA 4.7,'' ', ANNA KRISTAN 13110 SW ASH DRIVE , , ,' ' :' ' 13115' SW ASH.DR TIGARD' OR ' 97223 TIGARD OR 97223 1, • 2S102CA-00228 .. 2S1 02'C A-00229 _ JUNGVIRT,` MARX IV'AN A 1D SCHMIERER, CLARENCE ' ' ' LAURA ANN 13130 SW ASH DR' ' . 3 S DRIVE TIGARD OR 97223 1 20 SW ASH R 1 ' ' ' ' TIGARD OR 97223 1 2S102C i.-0O230 2S102DB-00301 .+..*'w.....4 4..*..w.. ;'' VA CHRISIAN CHtE a $ BCJDLIVART? TERRACE ELIZABETH A. , JOHNSON,' , JEFF E All LORA 14 , 13140 SW„ASH DR PO 23162 ' ? TIGARD' OR 97223 TIGARD OR 97223 , , ' ' ' ' ':": ' 1i „ t �yT� /� /� n /�+�ry� y p� 2S102DB-01100 •..,•«a.6.e o•e•••a.0 0. 2S102DB--01000 ..... • _ ". BARNES;. TERRY N GAYLE L ZIMMERMANs STEPHEN E AND 13215 SW HILL CT DEMPSTER, MARY: 3 , ' : ' TIGARD OR 97223 9400 SW HILL STREET, ; . ' TIGARD .OR , 97223 • ' • 1 25102DB-00700 ...•.. v.** 2S1.02i B-00600 »b....•-,4' d ..a.•, ., LOEI IANN r MAURICE A AND' FIFE, ROBERT D AND jMICE.IE R CHRISTINE L 13140 SW 'ASH AVE . 13160 SW ASH AVE TIGARD OR 97223 TIGARD OR 9 7223 25102 00900 :.......•••.. ' . 281020B-L01290 ...:,. •... r;7' t0., AtdftAtip 1 AND 11ERBE" OLZ a ALBERT 4 AND ' ' J'UD'Y BURTON RCI D , ' . 131:20 SW ASH 13235. SW HILL CT '. TIGARD OR 97,220 ' '1 7[ OR 97223 TIGARLi is 25�1.02BT�� -00300 2S1�i�� cAM ��Tr:��s.�4 �.� � , � '. � ,., FRAr�rc�s�oa�.0 . . . r s. +! ., - ISdAN PA-- RS 'OF OREGO OF CALIF FN • BY ST ,ANTHOt1' S CHURCH BY ST ANT YS CHURCH ' i615 ,8W SW WRPACIFI'C You` 12675 SV 1ACIFIG HS+ ' ' . 97223 ' TIG: R 97223 ■ ryS 2 d, 00201. .u....W '. 251.02A.C'-=01600 . ....v.d...'. . 1. .i � 2�5102AC'- :fir ai.'.'d r�i� i�, '' ', R.ST REAL HST'ATE GROUP, ' ' PIPRYN; GORDON �S - HARRIS SPHCIAL CREDITS k',; A`IT'N. J' � � �� EAFIIt.,9'I 'READ ESTA'TI: �� PO BOX:�, 3401, � :' 'H ', ATTNi 0' HARRIS -- 'SPECIA7.a CREDITS ' ; SEATTLE E 'WA' 96 2 PO BOX 34401 9012 SEATTLE "A �• '� : ',7d ti. ,. . . . . . . . . . , : ,.,.,.. . ', ,• . , • ' .. ,..," . . ' ' ' ' ' .'.,• '. ., " ' . , : % ' . ' • , . '. • • ,.. ' I ' , . S ' „ . „ 1 .4 • ' , , , „ , . , , , . • , - • „ . . , „ •,....,, 4 . A,,1 . kk,A:, ' , • t , • ' 2S102A0-01700 . ................:4.. , „. 2S102AC-01701 .... 1 . '''• • 'I GOSPODINOVIC, ROPE , ,'' ' , ', ' ' '', ',.:, PATERSON, J ALLAN & „ 12770 sw PACIFIC HWY ' ! : „: , ' : , , ,, ,,'DOLORES T , TIGARD OR 97223,, ,' '. '. , 11605 SW MANZANITA ST ., ,• , . TIGARD OR 97223 .: --, , - , ; ' 4' 1 2S102A6.41703 ' ,i.44.0*: ' ' ; ' 23102A0-01704 : . „ ' SPRINGER, JERRY C 1, ;' ' , ' . , ,i ,, ''', , , SPRINGER, JERRY '- ' , 7400 SW FAIRWAY DR , .' , : ! ', : 7400 SW FAIR DR ' : : WILSONVILLE OR 97070 , , WILSONVILLE R ' 97070 , ,, • ., • , 2S102AC-01800 ....4. .,........4.... ' ' '1 ' 21102AC-432200 ................ . , , ' i',':„. ',. ' ALLISON, KENNETH V/LA VELLE D , ' 1 , ' SEAFIRST REAL -.STATE GROUP .. t GILSDORP, ROBERT 1.5/LESLIE M , ' , , ' ATTN: J t.,*; ..., SPECIAL CREDITS 593s. Ni ,51012114ENT0 ST : , , „ PO BOX 34, d1 H • , • PORTL : AND OR '„, 97213 , ' SEATTLE ' ,:, 98124 . ,, , , - '2S102AC.,02300 ' :: h ' : :' ' ',2S102AC,.02301 ' ., . .., ' SCOTT, GORDON 14:&„LOUELLA F , „ ', : ' ' , „': SEAFIRST MORTGAGE CORP - ' 11075 SW ASH ST ' , , : ' 701 5TH AVE 14TH FLOOR TIGARD OR ',,,' 97223 ' : SEATTLE WA 98104 ,, ,' . , 2S102110.-00200 .. ' .. a 41 : ' ' 2S102AC 00700 . STEVENS, PAGE N , ' DOLAN, JOHN T ' :” • 9180 SW BURNHAM ROAD 1919, '''' 1919 NW 19Th AVE , TIGARD OR : 97223 „ , 'H :PORTLAND OR , '. 97209 '' • ', '' 28102AC-00800 ..4..4...............'.' : , ,.,' ' 2S102AC-00900, - . ' . ., ' BEUVELH6RSTMICHAEL j1 : , ' ' DAVIS' EUGENE t & Vrvrau m : / '.. ,-; ' , % KADEY, GEORGE S JR „ '„ ' ,H' 13095 SW HENRY % ''J ' 1.2851 SW MAIN ST ,, , , , :' BEAVER TON OR . 97005 ' f • . ' : TIGARD OR ' , 97223 . , , , „., - 4 A'- • - .2S102Ab...Ojai:a . " ' - - ' ' . • ' taillatltql/ pAle'A ! : ! : : HARMON)); DAVID E AND, 12005 sw RAMA BLVD , , , , , , , CHRISTINE N TIGARD OR ' 97223 : ' H 2090 8w ERIN tERRACE , ' 101AVtgToN OR : ' 97006 ,. ; ., :, ' 1 ' 2S102AC-00300 4.'.14.... .... 4 '-'- - . „ 1 , , : . 2S102CA,000216 :, — ' h• - 40 DOtAtt; JOHN T AND ,FLO RENCE , Ruslit RicRARD L 2ND : ' , H 4025 SE BROOKLYN:ST ' H , , ',' ,,PENELOPR POIkTiaillb OR , .! - 9720 ''. ' ! ' 13178 sW Asti bit 1IOAR0 OR ' 457223::„ : !,f2,81020A0021.7 i,„,,,,,„,,, e!i„, ,,i!, ,,!-!- ,- : ,: 28102tb-,00600H!„„„.,,„„,..„,!, ',.,..* „„:,:., CANOE L 4 H ',. 13168 SW Asii bktitt ! !! ! ! ''.. • , ' L.: : A SEROMANN, rriejkb R & RARINE 14, . ! !, TXGARb OR , , , 972 ,3 , H , , ',' ', y „ ,, ', , 11600 SW 90TH ,TIGAitb OR 97223 , „ 1 .c 2i1.§41.0ab...:*00600:,..:,..ii,44 . 14:4H ,,,'4.i , ' ' ' H 81.028b,,,,,00661 ruiti: amies g ',V ( : i:,' '' ''h '',, ',,,,,,,',:' ,H , pugki iyAitg H'1, c,EigA0MARtti ,''r' sit g &HgAgigt k ! , !' ' , ' t RERa""-:: FLOYD H 11800 SW 5s,, - .! ! , . ,! 1 : : , ' 4 /NE '' TidAgb itik, , ,H07223 , , - : :11600 8W 90TO AII,V0 TIdA6 OR, : 151223 ! : : -,!: !t:'±:.-, • . : I, ' ,■ a , . ' ` ...w dr K.:.... , +1,-wJ. ....,...ur..._a_ ...- ..a ., a,..k,..,_.,.....,•.... .... ......r,U 4H ,.. a.A..-r ..u.J.i-1 .v.,, ..._ _. .. ,.,r, .. . , .._...t.....ar+•..4JY.».6c....rl.h,-1 `f1 ' ( 1 ' '' , ' . ,` 2S102BD-00701 ••........••• 25102BD-01501 ..• , ➢a SPADA, FRED �z BUTTERFIELD SF ,.r 1137 SE UNION AVE 205 SE 11T8 ET 100 „ PORTLAND OR 97214 VANCOUVE13, WA. 98060 - 25 �+y/� t] 1,, r w e•w'a e••w w a.. 2a3.4'k,f2l�D 0150 . ....•r••••'.....w r'r•r BUTTERFIELD -. PM SF : . TATE, NOAH ,' ''.0 LYDIA A ' 205 SE 11TH STREET *100 % KINGS —•4 ICE LTD ,,' . VANCUUVERr WA 98660 BY :'M5I PO BO p� �y� /.j r/� VANCOUVER j WA 98666 2,81028D-•01502 ••••••••r.ew•a.•''•ro• • ' 2S3O2BA-01200 TATE, NOAH AND LYDIA A MORLAN PROPERTIES' •.% KINGS CHOICE, LTD r 5529 SE FOSTER RD •BI PMSI ' PORTLAND OR 97206 �,' PO BOX VANCOUVER WA 98666 ;' 28102AB-02000 .u w. FINRE d ALEX AND r,OTT I A ' • ' HANS .CHRISTIAN PO BoX' 23562 ' !, TIGARD OR X7223. • . GRAMOR DEVELOPMENT NW, : , 9895 SE S1 NNYSIDE RD SUITE;P OR 97015 CLAC S " • . THOMAS W BAMMA1I, AlA ' � , � • ' ' 17355 SW IBOONES FERRY ROAD ,, LAKE OSWEGO OR 97035 ' ' 1 ._ SEP,F"7CRST REAL ESTATE PO 80X 34401 r ' SEATTLE WA. 92124-140/ �' [ ' 1 , 7' DUE'?,TELD : : , 8895 SW EDGE 13OD , n ), �. T G• D OR 97 ?3� � �� , . . I R • n.1..A+,.iAr:«J.41.A...xx...w3...l,.w-..n...IR , ...„u, ,•- .•n- .. -,.. ._.r.r..r,.,,c.r•s.. . ,. ....r.,._wR,..w...e..,_..,4-w r+.4 4714 A- 147,74 „ .e.n.e.. I � rt AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) • I, ) .(A , being first duly sworn/affirm, on oath depose an say: (Please print) That I am .a (01` ',51,3h-/t1 for . I The City of Tigard, Oregon. • That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR; , ,.City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer 7�i `t Council _.. Tigard City y y A copy (Public Hearing Notice/Notice of Decision) of which is attached (Marked Exhibit "A") was mailed to each named ptlitAsons at the address shown on the attached list marked exhibit "BO on the day of sk.ft, . 19. said notice NOTICE OF DE SIGN as her-to attached, was posted on.,ahi appropriate bulletin board on the 14/11'' day of s ♦ , 19 2', .p and deposited in the United States Mail on the day .f A! postage prepaid. I I 1 J� '/�f J�' . .- .)/(Cam. •repared Notice I . St .gibed and sworn/affi rm to me on the clay of . ' ; �' .c, _ , • LIB•OI .,, jr µ il 1 NO O i• PUBLIC 0, OREGON Commission Ln �x pi r es� s • • • • • • w., ',',, ,,.,. I., ;.I.,r.id, " r,,,, ,.',I! ..rl .,.I„' .r” ,r lwu .- ,., , ,.�.W .,., r.e+,, .,, .., .+m rrl»n nn rr.. n „-,.i.: ., _ .I,,,,,,, ..1, ,.,.•,r ., rd, _., ,,... .,.a. I ..,,.'� t i 1 "CyIAA9 • • c j .. r f" 1 N O T I C E O F P U B L I C HEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON . MONDAY, February 8, _1993., AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: a FILE NO: SDR 92-0022/PDR 92-0005/SLR 92-0004/VAR 92-0021 FILE TITLE: Seafirsst/Gramor NPO NO: 1 & 2 APPLICANT: Gramor Development NW OWNER: Seafiret Bank Real Estate 9895 SW Sunnyside Road Suite P PO Box 34401 Clackamas, OR 97015 Seattle, WA 98124-1401 ' REQUEST: SITE DEVELOPMENT REVIEW SIR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 SENSITIVE LANDS SLR 92.0004 VARIANCE VAR-92-0021 SEAFIRST/GRAMOR (NPO #1 & 2) The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are requited. APPLICABLE APPROVAL CRITERIA: Community Development Code Chapters 18.66, 18.80, 18.84, 18.92, 18.1000 18.102, 18.106, 18.108, 18.120, 18.134, 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, 3,2.2, 3.2.3, 3.3.3, 3.2.4, 3.5,3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. • F LOCATION: Between SW Main and. Ash Streets (WCTM 251 1AC, tax lots 201, 1100, 1200, 1300, 1400, 1.500, 1600, 2200, 2300, and 2301 ZONE: CBD (Central Business District) The CT3D tone allows public administrative °4 agencieis, public support facilities, business support services, financial, inOurance, and real estate services, professional and administrative services, retail sales, multiple-family residential units, temporary uses, and accessory structures among Other uses. � THE PUBLIC HEARING DANCE WITH THE RLDS OF CH APT�R 18. 2 O+ THE CC�UN TY EV�LOPMENC CODE AND RULES OF PROCEDURE ADOPTED �.. 11'x'` THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OIL RULES OF PROCEDURE SET FORTH IN CHAPTER 18.303 • • ANYONE RESENT WRITTEN HEARING. ORAL PROPOSED ACTION MAY DO SO IN NE 'WISH PRIOR OR E TESTIMONY G PRI TO THE PUB N TEJ�IIMO ON THIS BE AT WRITING RAT TESTIMONY MAX PRESENTED A I' ' A k E PUBLIC �3L d � A� THE PUBLI C HE A Y THE E ER ;NNIIG COMMISSI ON WILL �CIE VE A STAFF REPORPRESENTATI4N PROM THE CIT PLANNER; OPEN THE PUBLIC HEARING; AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY E THE PUBLIC HEARING ANOTHER MEETING TO OBTAIN ADDIIONALNFoMOR CLOSE S PUBLIC HEARING AND TA ACTION ON THE A PERSO N SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION 19 1992, ." ANY PARTY IS' ENTITLED TO REQUEST A CO NT INUANct of THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE , 0 n 4 • . I ' .. I . .,• . . . .I ' . „ . J . ... • , 1.At. . ■ , . . ■ I \ ., . r''■, .,, . ' , . HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN . f FOR AT LEAST SEVEN DAYS AFTER THE HEARING. , . " . INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST I I FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. ., APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE ' CRITERIA AND THESE CRITERIA'ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS • RELATING TO THE REQUEST PERTAIN SPECIFICALLIt TO THE APPLICABLE CRITERIA LISTED. . . . ,. . . . FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE , _ OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO i,tESPOND TO THE ISSUE PRECLUDES AN • APPEAL TO THE LAND USE BOARD OF APPEALS EASED ON THAT ISSUE. • ,. • , ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR ., INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER'PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF 'REPORT WILL BE AVAILABLE FOR . . INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. . FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Ron Pomeroy AT , 639-4171, TIGARD CITY HALL, 13125 SW HALL BLVD., OR CONTACT YOUR NEIGHBORHOOD . '. PLANNING ORGANIZATION (NPO) # CHAIRPERSON: Ed Duffield PHONE NUMBER: 620-8494 .. , .. . •,. "•••■., lip `"..... "',,....,......'s.....,...""--...,,..„7.,,Z ' /*---- e# ir \ e ,)•\'Po \ . : ... v4,) /it4/1111111*. ....::::::::::,;.;;;-..:44111110411; .,-. . , e. 40 • 401'1Ij'*' :OP NN \*N-N It* j. . % / '''• ixt ILLS\N\ INIS0:04,4. 401141,1 . , .. „,f, ti* *\\ ' c'''' ''' . \\,,,,,, <1 4o, P 10 ‘*`.p • - 1 •5" • . . NO., 44"- ■,. C *4- 1411111 .' 41111111 " • " -.\ . • \ , >- '4-0,1„ ' • siTE r ' . 0_ . . 4 •1.0 9''. NOW . ..i 144. • ST. I AlI 111.. . . / . • \ I * 441 i If 2IPPrIk.""-' ...--,,- . 100 ' . . 1 I 101 1 I 14air : \ 4 4, t • • 4.1111k " . TIGARD qe- ..t.. , , .10 # 1 - . CIVIC ' ....... '1/4...... CENTER 41414111OLV * . .3, - -. , — .s. . .. ... -N\ '""*..' ...AL da , ,,,■ c,.,.41 4i■ . . . it 4,0, TIGARd: .- ik tk. 4iht. 4401 ilp le 0 4v win, ,,,, Alis - - 4 . all -yr- 8NIOR -- 1 ' V4, ' 114 AO iii 1.e. . 1 ri .0 Illb.....'41111 5111120 111111 it- 44 it:I.61-4 SF 4,41.114 " all ...aim MIN EN STREET MIL e. ,,3. tit 9 ay,"11111 a I a I I I WW1 114:' 41 ' VI5' ail w aii nu , TH -11 I i I I I 1 n 1 ' - ,.........„ . , • . • . .n. ., »«..el.u.......«»Ir..waA.... «_.a« - r. r.... .. .. -, .,l.r •. .nw._ .l.0 �n r.l..__.« I «. . , , JO (5) 02S102GA�-00218 :. r ' 2S102CA.-O�` r9 o•.. a s e a a•w.,a s . MCCOY, MARVIN K 'IDORiS A SCHMIDT-, ALFRED . 133:55'SW ASH ,DR I ELI$ BETH TIGARD OR 97223 13145 •SW ASH DRIVE .'< • . +. T.IGARD OR ' 97223 2S'102cA-00220 y �1 O22 aa'•risl,da•e•••ao•••eon 253.02CA-0022.1 ••••d••iU • :REITER, 'JOHN J JONGVIRT, ZORA R.DIANE 13125 SW' ASH DRIVE , 13135 SW ASH DRIVE. TIGARD QR 97223 ' • ., TIGARD OR 97223 ' r'. 2S102CA-00222' ..�• e•.v •'•r•aea•a a• 12S102CA-00227 a...a a... a..r. MCBATH '1ERRY R BLUM, JOHN E AND BARBARA J ANNA KRISTAN 13110 SW ASH DRIVE 13115.SW ASH DR TIGARD OR . 1 97223 ' TIGARD OR 97223 ryG+ �yry�p� /�' rye 2S102CA-00228 " 2S102CA-00229 o'•ada•o•aear•••e•ae•• JO,NGVIRT, MARK IVAN AND' SCBMIERER, CLARENCE LAURA ANN 13130 SW ASH DR 13120 SW ASH DRIVE TIGARD OR 97223 TIGARD OR 97223 I • /� /� p paa. Yg{ R 2S102CA--00230 -•r', a•• s b•s n o Y b••e•e o d••n r,et♦,;;0E�`•,00"°5L7r../•'.7.L1`.:.,�.S ' . CHRISMAN, CHARLES S JR HL, S eS S3.AH) ELIZABETH A • 6:, H'?t'eSa .SIB H ' 13140 SW ASH DR 0 H 'A WS 0 XE,z TIGARD OR 97223 ESSV4 £tO OD'ti'`C 2S102DB-00301 daao• 25102DB-•01100 .w o. .a.a..a.a a'a BOULE'V'ARD TERRACE BARNES, `TERttY N GAYLF'L ' JOBNSON,. JEFF E AND LORA I ' 13215 SW HILL'CT PO 23162 TIGARD OR 3722:3 TIGARD OR 97223 I , • 2S102DB-01000,•a i••�d•d....a�6•w•w•,d•+o ud 2S1026B-00700 d.l Iii d••.d a d a i►d ZI R * STEPHEN .E AN)) LOEB MANN, MAURICE A AND DEMPST'ER,, I MARY B : ` CHRISTINE'L 9400 SW HILL STREET 13160 SW ASH AVE TIGARD OR '97223 97223 �TIGARD OR '" P2ISE1 R02,011-0080 0 i r••a•dd 'd*•w',• 2D B-O 0 9 0..0 • ROBER� a y�y prM . CARKI�r RI , E AND 13140 SW ASH AVE JUDY BURTON 'TIGARD OR 9 I 1223 13120 SW ASH T'IGARD OR 97222 I 2S 120 . ,.• d...b. 00g10- aG r k0l8g ' 10Eiuio0z, ALBERT J AND H.CaRBGR170J.� t y'ii 4„1017.glt7l+it10ra MARCI 1235••SW HILL' CT I:'eIH. N3 :5� TIGARD OR. 97220 0 ' ' U.m,It 2SI02SD"-V01t10 a a 4 .' I . I a 2102BD"'.OR1300' ■i a•a ►• d a 4 P• 4 C 1ANvISLAi FATHERS OF CALIF� FRANCIS OF ORGO BY ST ANTAONY5 CHURCH BY S r e S CHURCH 12675 SW PACIFI4 III 12575 5 P141�GIFIG; 1riWSL' G; ' OR 9223 I • TIGARD OR 372'23 I TZ� i • , . .'c- 'i n , C 4 i 2S"102AC-00208 >• ,..... 2S102AC-0.i..((I ; e, I ' SEAFIRST REAL ESTATE GROUP .PIPIIN, GORH T ATTN: AT HARRIS — SPECIAL CREDITS % SEAFIRST REAL ESTATE GRP • PO BOX 34401 ATTN: J HARRIS ,— SPECIAL CREDITS ' SEATTLE WA 98124 PO BOX 34401 SEATTLE WA � 98124 ', ' 2S102AC-01700 ' h, 2S102AC-01701 • • , ' GOSPODI&OVIC, ROSE . ' ,', ., ' . PATERSON, J ALLAN & 12770 SW PACIFIC iHWY DOLORES.T TIGARD OR 97223 11605 SW MANZANITA ST : TIGARD OR 97223 2SI02AC--01703 2S102AC-01704 ° SPRINGER, JERRY C , , SPRINGER, JE C 7400 SW FAIRWAY DR ' ' : 7400 SW FA AY DA ' WILSONVILT.R OR 97070 WILSO OR 97070 ' • 2S102AC-01800 :.•,••'•bA Of.♦•b'•1,'•••• 2S102AC-02200 .., ......r..,• • ALLISON, KENNETH V/LA VELLE D , SEAFIRST REAL ESTATE GROUP ,. % GILSDORF,, ROBERT M/LESLIE ,M ATTN: J HARRIS .'"gPECIAL CREDITS 5935 NE SANTO'ST PO BOX:3440 ' PORTLAND OR 97213 SEATTLE '', 98124 2S1O2AC-02300 le...,.....'....•r s':.•. •.• 2S102AC-02301 .i► • SCOTT, GORDON L &c, LOUELLA F SEAFIRST MORTGAGE CORP ' i, 13075 SW ASH ST 701 5TH AVE 14TH FLOOR TIGARD OR 97223 SEATTLE WA 98104' , ' n . '2S102AC-00200 . '�U h M •0 / >'�d b , J- h, rc ' » . ,�N Mt+1, „ STEVENS', PAGE B' . < :014.. r : 9180 SW BURNERAM ROAD w, . •u TXGARD OR 97223 1, K •�S ' y k, w ap�p 2 y■■0■ —0p■■��0A■■ ■0■p�Y■ ' - '' ' - ' 2S102AC-00800 .*••.•e e'o e.b,... •r.. •2S102A4.'° iJ1W700 .M i'•�.•.b DOLAN, JOHN T ' HEUVELHORST, MICHAEL i 1919 NW .19TH AVE XADLY, GEORGE S JR' ` PORTLAND OR',. 97209, ' 12551 SW MAIM ST • "' TIGARD, OR ,, 97223 , 25102AC--00900 •a r r ....'rii e.r 2 S102AC—"01000 •M s w iN s..e�ii e•.ii4 4 '♦. ' �} DAVIS, EUGENE L & VIVIAN i YA } 13095 SW BEr � TIGARD OA' LwD DEAltkATON OR 07005 ' D OR' 91223 : r p•�e��•p 41 s /� Lr 00300 bs.b er•n.w..•sfn OND DAVID E Affil 2 2d� 01103. . $��++efifi'�+T LA�I, :WAN ',l',AND �`.LO�NCL" ' � dG,:1 .e. rh o OmU �pINE N 5 SE BROOKLYN ST' 'i 7..,[1dt,L,Sfb.LJl'9,GY� 4� '� " � :� � , i�'' � � � , 02:.7 �7ril Lb1'��R.!+GW.L L� SA ' i 20930 SW kAIN, TEAR i PORTLAND OR 97202 : , BEA'i EI TO 1 OR 07006 ry, r� 1�r �y,�.y� p�, �y s 2CA-0021 "I 28102CA--00211 b.'x ai, ,i.ii r..'.r 1i r.ljl -. G „ .. ,. .. .., .� 6 •w.i.r e'e Yi a eb .. ., .. �,, , ii w � .'Al a I RUSH, AICAAAb L AMTS GA OH, L M PENELOP,E , 11.6 5, SW ASH DRI 13115 SW ASH PR,!', , TIGARD OR 97223 TidARD OR 97223 , i 4 r ..M-,w.5,1-..a+ic.....-m-v.u� Y• 3.....w u.,,xA,.IY,nr„nl.A th:. 4.,.J..........w.....x....-....ul.-. x ...u.....0 x..r.. ..u--+.,Y.-, w A.r s. Yw 4 I Mr 251O2BD-0O5OO .....a e• • .,, r••o•• 12 �O + 2SO1Vir"l a r r •r r'•e,•w®••r'•r••r yi FUNK, JAMES H FUNK, JAMES H ' ,. .Y. % BERGMANN, FLOYD i & MARINE M % BERGMANN, .YD R &.'MARINE M• 4e 11600 SW 90TH 11600 SW TH , • TIGARD OR 97223 TIGARD R ' : 97223 , 2S102BD••00601 2S102BD-00701 •. r...r ..a m.r r. FUNK, JAMES H SPADA, FRED % BERGMANN, FLO H 1137 'SE UNION AVE s I 4 r MARINE M PORTLAND OR 9721 1/600 SW 90 AVE 1 1 TIGARD OR 97223 2S102BD •01501 ....r•a•w•arrbr•e•... 2S102B)—01501 , • TATE, NOAH AND LYDIA A BUTTERFIELD — PNSF I « ,. « ,' ' • . % KINGS CHOICE LTD• 205 SE 11TH STREET #100 BY PMSaz VANCOUVER', WA 98660 ' , PO BOX 7 VANCOUVER WA 98666 ; .A H 2S1O2BD-01502 1 2S102BA--01200 ......... ........... , TATE, NOAH AND LYDIA A MORLAN PROPERTIES % KINGS CHOICE, LTD 1 1 5529 SE FOSTER RD r BY PMSI PORTLAND OR 97206 PO BOX 7 1 VANCOUVER WA 1 98666 I 1 • . 1 ' 25102AB-02000 b...r r♦r r •w r•♦ � , . 4■FINER, ALEX AND L OTTI AND 1 ' . BANS CHRISTIAN . PO BOX 23562 ; TIGARD OR 97223 •• • • GRAMOR DEVELOPMENT NW { s 9895 SW SUNNYSIDE RD SUITE P . ► CLACL<AMAS OR 97015 • Y ij J • n THOMAS W. y 4�r 1 a y r l I , 17355 SW E30ONES FERRY- ROAD ,, LAKE OSWEGO OR 97035 SEAFIRST REAL ESTATE 1 ' PO BOX 34401 , SEATTLE WA 9212 11401 .. . i x , I . r , ED DUF 'IELD'. « -; .8395 SW EDGEWOOD ti TIGARD OR 97223 I. r' • it r t x acr • 1 IQ+' r r Oi l , . y iiy.A. ..,,,.....L.L„.Imr,M,..:A.J.. w., r u. rr,. ... n.l..-.a,.w..,w... „r,.r. r.r...>n...,-w- . w... .-..n..+nr.....e.._.-.F.+«Mll'f..++F=.r.«i+,-....-.raM"•,...r,.".1.-.:In•r+r . �1 • .w4:..rvti..r r', .,fx,r<l,--b-,u,..-:..;,+'U A«,.,a. :a..x+, d : 2S102AC-00201 (-,,,:, 2S102AC '600 •4 .• •'.••. •••.•..••..• • ' SEAFIRST REAL' ESTATE GROUP l PIPKIN, CORDON T ' ATTN: J HARRIS SPECIAL CREDITS % SEAFIRST REAL ESTATE GRP g PO BOX 3441. 1 ' ' ATTN: J HARRIS — SPECIAL CREDITS c, • '% SEATTLE 'WA 98124 ', PO BOX 34401 ;° c • 4r SEATTLE WA 98124 2S102AC-01700 • o• •• • •o• •• e.•o • • .. .. 2S102AC-01701 ■•« 'r GOSPODINOVIC, ROSE '' ' ' PATERSON', J ALLAN & 12770 SW PACIFIC HWY DOLORES'T TIGARD OR „'7223 ' ' 11605 SW MANZANIT ST ' TIGARD OR 97223 , , ' 2S102AC-01703 • •• •,• • ••• . •• • • • . . • . • 2S102AC-,01704 ....... •.,•• SPRINGER, JERRY C ', '' SPRINGER, JERRY C , . 7400 SW FAIRWAY DR ' ' ' ' ' ' '7400 SSW FAIRWAY DAR ' WILSONVILLE OR ' 97070 ' ' 'WILSONVILLE OR 97070 ' K 2S102AC-01800 • • •'•••a.'• • ••• . • •• • •. • ' ' 25102AC-02200 „• ••••• •. * •• ' ° ALLISON, KENNETH V/LA•,VELLE D, SEAFIRST REAL ESTATE GROUP. r,. ' % GILSDORF, ROBERT'M/LESLIE M'' ATTN: J' HARRIS — SPECIAL CREDITS „ re, ' ' 5935 NE SACRAMENTO ST. ': ' PO .BOX 34401 PORTLAND OR 97213 SEATTLE WA ' 98124 ' , 2S102AC--02300 i• 2S102AC-0 1 ' SCOTT, GORDON,,L & LOUEL LA IF SEAFIRST MORTGAGE CORP ' ' ' ' ' 13075 SW ASH ST ' ' 701 5TH AVE 14TH FLOOR ' TIGARD OR 97223' SEATTLE WA 98104 2 Y • 51o2AC—oo2C?,o /•� . . •.. •. . k 25102AG-00203 nla,l ' AGE''N ' STEVENS,u ' CITE' OF TIGARD ' ' 9180 SW BURNHAM ROAD ' pd BOX 23397 TIGARD OR ' ' 1 97223' 12420 SW MAIN ' . r, T I GARD OR 97223 ' . r 2S102AC00700 ' ' ' -- .', •'.'•.'i . . • • •. 2S102AC-00800 .i. ...I•.. •.4 k•i . DOLAN, JOHN T' 1 ' ' HEUVELHORST, 'MICHAEL J ' r ' 1919 NW 19TH AVE ' % RADEY, GEORGE S JR ' ' • PORTLAND? ORr ' ' 97209 1 ' ,12551 SW MAIN ST TIGARD Ofl ' .'97223 1 ' f '-X00900 •" • k',• r,k i : .d 10.00 i . 2S102Ad . . • . . . . iio. •. • 25102:�C 0 • i••••b• i •iii'ii .. . DAVIS, 1 UGENE 'II' & VIVIAN M' HOFFARBER, RAY'4 ' ' }} 12005 'SW HALL BLVD f' . 13095 SW HENRY • BEAVERTON OR 97005 TIGARD OR 97223 25102AC-0110.E iki •iii • • • ti• kilii•. ii . 25102Ad'•-003oo au . iaiik ' ' i ; C OND DAVID' E'AND DOLAN1 '►7OHN T AND FLORENCE N 4025 St SROOILYN ST . 20930 RACE 97202 SW BA IN OR PO , ' � ER PORTLAND OR R' ' ' 97006 • • Y 1 i • • .,• ••• 102CA 00215 r' . i o.f,'i'lIA"'o1.liG I i i r�i i i k i s i Ir Ilr i•i N k i •h a i i,•e o •� i i 2 1 9 • R'US , 'RId1•AT D t AND CANOE, L M , P'ENELOPE DR . 13165 5W A5� .....IVE i 13175 SW ASH DR' T1 .RD cyR 97223 TIGARD OR 91223 ' l . i. . , . ? 1 . . Y '..r ..., �. ..A ..� ,.., �.�............_...�.y,....................a.�.».,....w,..;iSµ.,..r....,, .._.M,..�u,...«..,..,...,,.,.u,::.c�:,,....�rx.�,..��,.,+i..y.....-..,..,,.,....;.w:.Fw..,,�.r.>�a.....o-..T :�..=..4-«....::.,,.,-,,..:w_:,. r.-.....,.`r....:. .�...-...:...m...�,w.;wA...,o.� r,' ARM., . u , ' 2S A CA—40 2 1Q N•••• • • •O••� Y.OI• f,b,•Y •' i 2 S1n2CA :219, L a . •MCCOY, MARVIN •K DORIS A 'SCHMIDT, ALFRED ED f ' J i 13155 SW 'ASH DR' ELIZABETH - TIGARD OR' ' 97223 13145 SW ASH DRIVE ' TIGARD, OR '. ' 97223 : : ' ' 2S1.O2CA�,-�O0220 ••�:•• O •. OM • •,R• •Y •.J •• 25�.O2CA--1�n221 r , . , REITER,,� JOHN J '' ' ' JUNGVIRT, ZORA .i , ' , I ' 113125'5W ASH DRIVE ' r R-DIANE r�.�„ r I 13135 SW ASH DRIVE I TIGARD OR, 97223 TIGARD OR 97223 ' , ' 2S102CA-00222 . ...• • • 25102CA-00227 'd. • • •o.• .,•rr•Y.. (,; , , MCBATH,' JERRY-,R' '' ERRY,R' BLUM, JOHN E AND BARBARA"J ANNA KRISTAN 13110 SW ASH DRIVE , ' ' 13115 SW ASH DR ' TIGARD OR 97223 223 ' TIGARD .OR 97223 2S102CA-00228 ' •• • : ' 2S102CA 00229 ''• • • •• . •. • •• ..• ••••••' . " • JUNGVIRT, MARK IVAN AND ' ' 'SCHMIERER, CLARENCE , LAURA ANN 13130 SW, ASH DR , 1; r 13120 SW ASH DRIVE TIGARD OR 97223 I r TIGARD,OR ' 97223 " � : 2S102CA-00230 ...'.. . ... . . . . A .• .i •. i 2S1n2DB--06302 . .• •b ' ' ' :CHRISMAN, 'CHARLES S JR. I : TIGARD, CITY 'OF '' ELIZABETH A' ' 13125 SW HALL . ' ALL r,. ' 13140 SW ASH `DR TIGARD OR', 97223 :.,,� TIGARD OR 97223' ` ' 2S102DB-00301 ... ...". ,.. . . '. .4 , . .... . . . 2S102DB-01100 .. .. . •'ll•..•••• lYY I... .:'BOULEVARD TERRACE' , BARNES, TERRY N GAYLE L ' c r� JOIll ON, JEFF HE AND LORA, M '' 13215 SW:HILL CT . , PO 23162:I : TIGARD OR. ', 97223 , TIGARD' OR , - 97223 ' ' 2S102Dk3-.01000, •'. . • •'or• • ••••..-:•'•,'.. ' ' 2S102D13--00700',•�i .W. • .4 : - , ' l'r - -Z IMMERMAN'' :STEPHEN H AND LO 1HH NH MAURICE'A AND.: 'I ' I r 9400 S DEMt''STER, MARY B . . 9400 � W HILL .STREET : 131�a :�W ASH A�� : , ' ' : ' ' y . 'TIGARD OR '' '197223 TIGARD OR 97223 I '{' ' 2S102DB-00800 . B . . - , . - 2S102D B-03:09©0. . •• 4 44.. . •.'4'.. .. ' ' .FIFE, ROBER T' D AND MICKIE N : CARKIN i IICHARB' E' ANz '' '' ' ` 13140 SW ASA AVE., JtSDY AOATON " T1G AD OR 9`7223 '13120 Sw ASA. ' ( I " A• , TIGARD 'OR 97223 : 4 S1S102Ax b. :ha �� , '� lA1.Gi.6✓!J""U.L:fiOn .� ry /'� 00 r i,,,, , '•' i •.�r'• . . i 8 i . 2� �a.-n3nno ' I , ' HF.AAAAAOLZ,' ALBERT J AA '. TIGARD, CITY f3��, ; • 'C3� 33' 7 B 2 MARCI D P 0 � 9' I 12,56 SWI'HILL CT ' ' ' TIGARD ' ' OR '97223 , I 922 0 I IGAP D OR 7 28102BD DO 1 . .. .. - - � '2 S102BD on30r • i i •• i i i••4 .i• FAM CISCAN� t RS 3; :A I1 . FRANCI SGAN FAxH 4 LFS AP ORII r :' :HY 8T ATHONYS CIIURRCH BY ST iNTROXY8 CHURCH ' ' ' H . • ' - 126751 SW PACIFXC'"HWY , H • 126781:8W PACIFIC, HW ' TIO pit., 97223 H T1'�G,I OR 91223 yyff 4744. n.7474. .n...7447 � ",�. ....4447 ., .". 4444 ...,....� ..�. ., .. ,...� h • ,.. - r • . ', Hi.,.,....44. ..._..•._.,.-,»-n..4,,' .«u.,-.....y:.,.............. —...v..,.,,.•-..»....».....M....,._..__. ._,...,.1....................,w...wi...._._.. .. s4...—,„,.,,,—:..a.....:._..•......-.,S_a....4, 1.n11.:.,t,J+;•...,.,..+.::....1:,.......,..,..,,,,,.'..;..,c.,:L.w`5..,«a..,nw..»:, ».:,.,;a..W.5,,,.au +lu i.t,,,-,.:1.64.,,,w:.:iswti«;.n.,.,.,,..•....,.....t«.;,i.H,.: ti+,,14'ti.:i.. ' 25102BD—.00500 1f a 2S102BDl %,600 FUNK, JAMES''Hf FUNK, JAMES H ' % BERGMANN, FLOYD H & MARINE ,M '' ' ' %. BERGMANN, FLOYD H & MARINE M ' 11600 SW 90TH .1600 STS' 90TH r TIGARD OR ' 97223 TIGARD OR 97223 • 2S102BD-00601 2S102BD-00701 FUNK, JAMES H SPADA, FRED . ' % BERGMANN, FLOYD H ' ' ' , ' ' ' ' ' ' 1137 SE UNION AVE MARINE Ni PORTLAND OR 97214 ' 11600 SW 90TH AVE ' TIGARD OR 97223 2S102BD-01501 . .. .. ..I.... . . . . .. . .. . ' 2S102BD-01501 ......... . .'. . ... ' ' TATE,, NOAH AND LYDIA A ' ' ' : '' BUTTERFIELD PMSF rc % KINGS CHOICE LTD 205 SP; 11TH STREET #100 ' 1 . �, BY PMSI I , 'VANCOUVER, WA 98660 ... PO BOX 7 :4; ' VANCOUVER WA ' 98666 ' 2S102BD-01502 '.. ..A'. . . . ..''. ..,.'.. . .. 1 . 25102BA-0.1200 TATE, NOAH AND LYDIA 'A ''' '' MORLAN PROPERTIES ' ,, % KINGS CHOICE, LTD ' 1 ' 5529 SE FOSTER RD . BY PMSI I 97206 ' PORTLAND OR I I PO BOX 7 ' ' VANCOUVER WA ' : : H:198666 ' 2S102AA-02000.' FIIKE, ALEX AND'LOTTI AND ' HANS CHRISTIAN PO BOX 23562 ' ' ' ' ' r TIGARD OR ' ' 0 23' ' 2 7 a. `4, i it •, T t.�i. is ✓� . , I j I 1 I ti • 184 pi'F et" � I //// i'e 1 y', 10 . . , /to ,, ? 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T-t _0 trc - r 4 8\ „,- ..-- -\ _v-•_ I ! t-'- =•-• E ,� GD tom' g 3 ; t ? >77.-.10. s iil \ /' _ #..... r.i. ,\\\ rm.. _ 'lc -"-- ."'” U I'. r'i I] ---.1 CI N „. 1 - ,,,_,,,,, 1 • \---, \ , : ._ _ _ - ix,_ ------_. , -_ \ ,_ \ _ - _ - F! .. i 7 • r _ 1 , i- ` �@ SEE � A P i - IT.PARTIvil',"A:T �� _ _ 2S 2C Q ESL :" - fi z -_- � _- kr' x_ oz` p g E • - - T I_GA R Ct , 1 .--..,-"- *".77'51 ' - - 3 1 BD ',-., ' l.: ,,,, : - I • - irk.;``''�-i`y' 'i4•=s'!9.'�,''ssT i=its{:°' a - - _ - - _ 4 - 1-. 1 - - - - --!''t i1'.t rr�•.ae+•F ar'd'...- t .F` tgvt c*ti.`a/+Z .-s. - �E 14 Nt 1 r S .C1 !UN 4 1 .4 11 WASHINGTON COUNTY OREGON .rte _ SCALE- !it_- oy�1 t` :- uu \ fl° 0`10 e k ,yam° �0` \.42 .3; ,:•':,--' /.t \\<\\ t -__ f o i .:_ Z I N \ - dle.4 a so SEE ' MA ' 1300 ° "e g = 2S1- 2 B = .95A c. �, a�"o��62© ati- 0 0 '). 4 '' .58Ac. e �c �d • . Ix• � ._ :+C-.5.tiae 128989 2p. r �2 f f` 4 8_ ! 1. 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A e, B U R 1\j H . -1 J.\1i ti�� A �.- �� r �° S a 4 ., �� ti GREENWAY �c' ., J , , 4' 1 4pay 'r., 1,9,4 COw 1t _ .664c, m ,. ,.t 00 I ��1; �,:%�, '4 2(7 ?r� "��' 4 ,' ��,,, k �, .4c s. 506 `. k 204 a . it , ;� 6't' .//A0,f '�°,o ©a-...er -.6'T,i2. in `�` k 4 ``.. .y'°, ,y0�.Sri • t1140 � �c ,o. aa, �� ; � / GR'EENWg1� � ' . <71--, ,-ti 1 700 'c 0'N ✓✓✓ , • O e g..,....,,-,—, -0.4, 41.i iSi* r". c 4,$) Tt+,,,,,t1, 04 , . ' , '4, , '4, . 4.4.,..2_,,!,,,,i,.., ,,,"` tea,. c' q.. , •. i. , . . , . - w^w.s.. xns•w.....u.ar,r�:nrL. .w�'.w....,. �...� .�.....r.,r-...... y - I.- . ' . Fel t Y�l ' AR.t` ,x ' t•.. ~ .1„, y r. r. , r' ,r 1. • _ r " .} .1V u,i,.'�'�;n /i„ r�•,h kl f. is �,•; IC' .07„,a4,..%•.,, i'.,.,J. w1.44.,�t'lj 4„ ,,..1 - e ,1 1.It . • .r^ cF d� s.;;gq47•,1. vi,pt lj wr 444.1 4 '�,.' ,t 1‘,AA,! „M ', r�rµ »w !k '4'i ''''t is ..-,- •V'4,14!).,,,'',•.,1,�tf�J,y��;Me r: ,!' at.-.., ... 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S 9.51 AC. .e,te, it 4 i FOR ASSESSMENT See, I PURPOSES ONLY / ), CITY PARK "�O,,b' t� DO NOT RELY ON Q E E 4 't'l ''*''' \ I , • i FOR tn' ANY `t'H a �;S pry• 1 ., ti ) 1 , �_.,.. ,�, .. ..�.... ,.-�..�........ ... ..- .,., .., ... i._.,,.a+.,w,.,..».v,...,....J.,...; / lWNGR,...jai....a.+.r.Vw:+.i-1-;i•:.Y ' SECTION .s ,. WASHINGTON 1 $ � V�r 4 t •`,,., -Z218'''''''r . • 2 Z1)4,-74 • ' 34 fr I Ifr 00 , .. st„.,.6. , .., a�LY.rrw cfla: �nrr 1 14 .1 MAP SEE MAP •215 70 - R s40 l o y 2 1 2E 3D dl I T'o "°° V I � •, 14 lJc 93 A * ,9'� ( I29'22 . r A S30 0 1 ■ ,a" '' 'PO Ow. 4, is 13 I cad 4b 6g �✓�.,,;% .0,23. ` \+,, a • 4�o • y�� 15 ft,. j' i2 % .dpi 1) V0.4:37.‘:,,,,1 /� is • Tr►��► to COMMUNITY' ,� • METHODIST CHURCH , A �• ' s , � IT • t ea R �y e �� 23� � t ,e 1+,.... ;"am 33 „,,,,ti,- M 1 ' a b , , 0' till It M r •� de,,,,, 4 6 " � A '� '01'a2 ?Ra in • dP29 , bti e , ..� + ' 8 a' A � . � 74 ( I a ,.b z 100 �J" u 234 °� ,rfl 6. rb t . 4, •`�S, .4 IG tr t. 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"F' .� �, 1 / °.100' 0 .4,4i, ' , f. r .Nca.i2061 \ �. 6 I �s d v _, , , I '' ' ,/' P Wyk '� ..63 Ac o O K E •0 C.�S.No:H945a �' /,,,,,/// ,,''' NN. 1.4.5tAa \ 0/ , `+ 9 1,1:0 0 4 • 1400 S/Az;./00 --A 0+ � a . ✓r'.�” a' 1 a° a0) T�j 22,0'0 E'n �.� et , —438C>,4 fb ,b 1100 � �/ � • ,,I`, Ace, try ixti4" gty .r ,/' ,• rh a• mo w•„, n� I i rO \" k lit ti 1 . ,,,,,,1,,,,,,,,,.,,,,,,,,,,1,::::::,:::•7;'..•'")"". :" '''.,,,,'',''''Ili1.1:-',,:,"4,-.,',1:ii."-'1' ''''' :' '''.... • .. .a{.�...-... ..u.....1_ ....4 ,.ems._. .., . ,. ,..,..�� .,. .....,_..,.. _, .w.A...................w..t.., r..�..1...;ti.:..��..__.«..h.,�..a...._�.�.....-µ.....w r.....u..r.,........�.,.., .......,, .,...,... «..�........_..wm,_..,..�..,..w.u.u.+-,.....-+wuw..,'.��'.��!�.�' to R I W W M 03SI:Y N 32°551E TO N.E.CORNER OF THE {,;x 2S I 24C i /'� SOUTH 1/2 OF JOHN {'.;' ,i�,!'` ✓ -1,%A .0 _� 1iiCKUN'D.L.C.3TMOST �' ,/.t''' QO'�T"t - O NORTHERLY CORNER OF r,y x , V ,/ ��c'..,�,I,'Z •=s., NU RNHAM TRACT. , i� £ci�`p •sip. „��.9C �'p ` , ./J(AC.p tT 0 yp p .mac f , TOO r aQ O � ��'�A „ a. 4340. .OIAc�'l' . 4ti SEE MAP 'b �r, 2S 12A6 1 � I &1/AC. 0702,41101 A.•I*MOO . �•�, 2001,2100 rlApOo. J V 202 SEE MAP /.2FAc. 2A� i nD U ..1 ' 1\ .1\i'.1 , . . r ''.:.-.,,......\24.: y v V1 1 .,0, I ' i r (j 4 it . .., ' <Z4-4 I --jr, r . , r 1-, . 1 41. , 0.01 , -- , , .,., s.,.;.; 1 . ,v, i . 4,,i i 1,„. 4... 1 , ./., .0 , ,,4 ,,..n q 1 d 2301 l'tt , A a5r'4D� do Trs t^ r. a . Ir` 1 Y • e , ; ' 4 , • • _xca.;.........•...ce:, ,»:.:...u•„..�..'..�xx,.+.._,., _.n..wae,:.....c.«..�..,.:L,a<-.i,:�.�'„i'�...,..;,..,Y4.,�+r., N e ,,,,, 44\ \\\I'I. ', '� �oo>/•4 \ \• • N�/a ,gyp \�\�` �yF • ter° 3c :,w, /gyp 0,4 ?1' 4c?7L .• ., e ., ' Jkq't. '.4/41\ . ,, .0, ,sjil'.' 1800 - ,e' , \ /(0,42‘.('' • 'VI °,�/ %, � \ Iry \ / ' \ /iA 4 ,,1/ ` 9� � b • / • 'ta - •/ 1/.9\ `day/A 1, $ `s /,.0' „,$.• to $0• SEE MAP ' o,, cr ,' � .. ..,,,,,,X\s„Itt'k,,.. t! .„.. , i r , r 6t. s ,;'?:4 ,:,,4,,,,,,„,/ ; y r'. e. r I. t*, �, .L'..50 4C • . . . . \• i .' e . �i �. N. , , „ r ti'C9 Y i y , w. • • I r " � ''s +i.V, d�J,ti.l.. w,».�.... .w:JL.A.v.A4-.... -.t.....-..,.tww1—�,:..-.-«.,.,.....,..,i.�.-...t.,...,�..+.1.,.....--w....-+—::.I_.a4+lln��'-a.�..-.,..1•.e.+-I��r..i....�,.,�,',µ. ..,a. .,,__ .. ,.,,..,,.., a.,.. ,..,....',-n.....1.....w...4+.�, 1.3..r.J»...Sian.:..i.1+4:n.r;:.;:7»4ww....�t'+r".x..m.a..1NJ.,..arA:.x, w,�' , . \ f.7l Ac. b. t tth o�h(fi I{ .. 4 l a206 1.. {., �y 0 1 C "(d W M ` n \ry • `4� 1, QJ {' ti" ,t1 Q,`Q• O' 0 \ 5 40'°Ac 6 ..74 s,. , .1. 11, 1 W ' SEE MAP �� " / 2SI 2AD {' . (C.S. N . 1 3229) ((( Sal t.,,,, ; ` y 9 11 Y Atia r r M H FOR ASSESSMENT PURPC)SEs ONLY DO NOT RELY ON FOR All'i eT1.11F,A ust, ' - L., sc',..'te ,,,,4 7,e. ///q/73 +b III • . fro ., SEE MAP " g?'SI2D / 1 i r,:.-1 1 ■' . qy rr • r� \ ' . „G c•� "--W 121E9t7EST FOR COMMENTS 4,-..1 ' / DATE: December 23, Jk992 , FROM Tigard Planning Department • RE: SITE DEVELOPMENT RRVIEW II SDR 92-0022 PLANNED DEVELOPMENT• PDR 92-0005 SENSITIVE LANDS,,,, S «R 92-0004 VARIANCE VAR 92-0021 SE.AFIRST/GR2U (NPO #1 & 2) The applicant requests Site Development. Review approval to °"' ' allow: 1) Development of a 218 unit multi-f amily complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are required. ' APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.66, • 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134, 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, 3 ,2.2, 3.2.3, 3.3.3, . 3.2.4, ' 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3,;2, 6.6.1, ' 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8. L.a LOCATION; Between SW Main and Ash It'4 • Streets (WCTM 2S1 1AC, tax lots 201, 1100; 1200, 1300, 1400, 1500, 1600, I'., • 2200, and 2301 ZONE: CBD (Central Business District) The CBD zone allows public administrative agencies, public support facilities, business support services, financial, insurance, and real estate services, • professional and administrativeIservices, retail. sales, multiple-family residential units,, temporary uses, and a.,cessar7 structures among other • • uses. Attached is the . Site Plan and applicant's statement for your review. From " information supplied by various departments and agencies and from other ' information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish we need your comments b r Jan. 4, 1993. You may to comment on this application, Y i .�.. use the space provided below or attach a separate letter to return your comments. • • If •you are unable to respond by the above,date, please phone the staff Contact noted below with your comments and confirm your contents in writing as Soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hail Blvd., Tigard, OR 97223. ° PHONE: 639-4171. STAFF CONTACT: Ron Pomeroy THE FOLLOWING ITEMS THAT APPLY: PLEASE ]h� CHECK We have reviewed the proposal and I have no objections to it.' Please contact of our office. . Please refer to the enclosed letter. Written Comments: • i i • Name of PeESon Commenting Phone Number I • . I • • , !•- NOTIFICA I N LIST FOR ALL A?PLICATION S � 1. i , NPO NOG , pies . . f _ ' 2. CITY DEPARTHENTS ' ; L-i;;lding Official/Brad R. P & Recreation Board ce C rder ield Operations ngineering✓Chris D _ Permits Coordinator/Viola G. ., 3. SPECIAL DISTRICTS' o District � oo 1 Di a 7 (Pick-np bore) (Beaverton) Jogs.PrAtsl PO Box 200 B OR 97075 Beav n, �' ` /,.,Tigard Water District 1 School Dist. 23.7 8777 SW'Burnham St. (Tigard) { Tigard, OR 97223 13137 SW Pacific Hwy. Tigard,,OR 97223 ' Tualatin Valley Water District 6501 SW.Taylors Ferny'Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS ' ' Wash. Co. Land Use & Transp. Boundary Commission 150 N. First Ave. 320 SW Stark Room,530 , • Hillsboro,' OR 97124 Portland, OR 97204 ' Brent'Curtis a/ � r Kevin Martin -�M6T17A , 1/ __. ,aa�. 1,Y►1 h gdi �� 2000 w'a st ave. Scott King Portland, OR 97201-5398 . Fred Eberle Mike Borresoh DLCD (CPA's only) ' ' City of Beaverton 1175 Court Sty. NE -Jim Hendryx' Salef,�, OR 97310-0590 ' • PO Bole 4755 ' Beaverton, OR 97076 Other ' City of King City _' City of Durham ;' . City Manages;- City !tanager .. x5300 SW 116th 17160 SW Upper Boones Ferry Rd. King City, OR 97224 Tigard, OR 97224 City'of Doke Oawega __City of Portland C ..___ City Manager Planning Director 380 SW A 1120 ' Lake ego, OR 97034 • Po and, OR •97204 State Highway Division ' ODOT Bob Doran Lidwien Rahinann . • PO Box 25e12 9002 SE McLoughlin Blvd. , I 'Portland, Olt ,97225-0412 wacikie, OR 97222 ' 5. SPECIAL,AGRNCIES , eixeral Telephone / Portland General Elec. ' Ross Walla Stun Mopre 12460 S6J Hain'St. 146550W O]d Schtilla Pry. , Tigard .,OR 97223 Be. d"rtonY OR 97007 . . Natural Gas i/Piei:ro Area Communications Scott Palter .tat;.:., HeWitt 220 NW Second Ave. Twin Oaks Technology Center Portland, OR 97209 1815 NW 160th Plate 5--6020 . Beave" .on, OR 97005-4886 TCI Cablevision of Oregon r Mike few 1 lock US West ' 3500 S'r1 bond St. Pete Nelson i ' Portland, OR 97201 421 SW Oak St.. Portland, OR 91204 L , . , . Columbia Cable (Prank Stone) 14200 'SW hrigadoon ct. 1 Beavortoii, OR 97005 { ' 6., STATE ACEHCIF.S F-tginecr QDriTj ivitsioo of State Bands 4'1 ct� ,"0. !/ ;' 1,.., Aeronaotica Div. ( til�{Z r H -o Health Couerce Dept. k.t. Pork �. hG� ct. i�t! �roc ?F1fe r— ,• P a rk a 1'2ecreatioi nzv: LCOG. , Subdivision Supervisor, Dept. bf Energy PtJC Dept. of Rnvirot. Quality w...._. 'ire Marshall Other 7. 2PEDERAL'AGENCIES h Cap§ of rineaa Other' ' "'Post office • 1 O. OTIR 5cuthern^i?ac3•fic Transportation Cate an •bhane•144 Forney, PLS .y Ptaject 'Engineer 6 800 NW 6th Avenue . 2d ri' Station,' R 3 llni n i Y i i I rio tlattd '0 7 0 r r R 9 2 9 • h -1 h „ u ..a „,,„bi..m.A.. ..-—., t,„....—.`a. ,....L:..,..-..w.,�t ..- v-..w-»...S.x-._4:.,.,, —,.......„.,G.N.'u.,-,,;y:....,..,.,., ,,.-,.»hSC+wa..,....., ..,m.h....f.n-.. .,..tt,:—,:....,:_..4,....,,M.«.n,.,_..A._..,..rw,„Lh., ,.�,..n.,_ 4 AFFIDAVIT OF MAILING , . STATE OF OREGON ) °Y County of Washington ) ss. - City of Tigard ) I v .x.1 (illgaJV ,.�..+r being first dul y sworn/affirm, on oath depose and say: (Please print) �' That I am a0(�( Q (�L2 :,/ for - _ The City of Tigard, Oregon. k, • • That I served NOTICE OF PUBLIC HEARING FOR: P That I served NOTICE OF DECISION FOR: City of Tigard Planning Director 4,,%'tigard Planning Commission . �,_�, Tigard Hearings Officer _ Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which is attached (Marked Exhibit "A") was mailed to each named pers its at the add gss shown on the attached list marked exhibit "B" o�n the day _. � ” of l�mx. 19 :$ said notice NOTICE OF DT,4CIS ON as her, o at ached, was posted.on an appropriate bulletin board on the _, , day of , 9 ; and deposited in the United States Mail On the day of _ .,, ';' postage prepaid. 1 . .' I �i V/ y 'I,. Prepared Notice , 3 ■ Subscribed and sworn/affirm to me on the day of �,, , • I, M t ,.. . o. . • NOTARY PUBLIC OF yRE ON ,„ ' my Commission Expire S. s C I , , / r • d. C,4KA CITY OF TIGARD Washington, County NOTICE OF FINAL ORDER - BY PLANNING COMMISSION 1. Concerning Case Number(s):SDFt 92-21 2. Name of Owner: Seafirst Bank Real Estate Name of Applicant: Gramor Development NW Address 9895 SW Sunnyside Rd. Suite P City Clackamas State OR Zip 97015 4. Address of Property: Between SW Main and Ash_ Streets Tax Map and Lot, No(s).: 2S1 2AC. tax lots 201 11924._110,_122g,_1122,___ 1500,' 1600. 2200, and 2301 • S. Request: The applicant requests Site Development Review approval to allow: 1) Development of a 239 unit multi-family complex; 2) Sensl,tive Lands approval for flood plain modification; 1. and 3) Variance approval to allow the provision of two access points whereas five are required. APPLICABLE APPROVAL CRITERIA: Community Development Code Chapters 18.66, 18.80, 18.84, 18.92, 18096, 18.100, 18.102, 18.106, . 18.108, 18.120, 18,134, 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, '3.2.1, 3.2.2, 3.2.3, 3.3.3, 3.2.4, 3.5.3, '3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. Zone. CBD (Central Business District) , The CBD zone allows public administrative agencies, public support facilities, business support servicep, financial, insurance, and real estate services, professional and',admiiiatrative services, retail sales, multiple-family residential units, temporary uses, and accesspry structures among other rises. fe `�. 6. Action: - Approval as requested C * Approval with conditions ( _ Denial Notice was u and mailed to: published bli newspaper, �- " Hall, ,. 7. Notice: 'shed �.n the Posted �a�. City owner (s) � The applicant and �own (s) X Owners of record Within the required distance X The affected Neighborhood Planning Organization Affected governmental' agenciep • 8. Final ,.. Decision:. THE DECISION SHALL BE FINAL OX March. 1A 1993 UNLESS AN APPEAL. IS FILED. Th e a..dopte d f i id n s of f fact, de' c ision and statement of conditions can be obtained from the Plannin g Department, ds ai c City Hall, SW Hall, P.O. Box 23397, Tigard,rd Oregon 97223. '. 9• Appeal: Any party pp � � decisio n` in c P � �8 �2290( ) andSectioi1 837370 Which provides that d a Written a� eal may be filed within d ays after notice s given an sent. The appeal Maybe sithmitted on City forme and must be accom p anaed 1 transcript ' by the appeal fee ($3� S.OU} and transc ;fit iosts,� �jv�:��.es ��p �to�,a � � � maxinu*i of $500.00),. The deadline for filing of an appeal is 3:30 p.m. Macah 4L1993. any te,etio a please call the City of prig ues�t,zong.. � �1 f ou��have r n p �" 10. �. y qi� y and Planning Department, 639'-4171. . o iay • r7................ ...Ir ... .,.., .....,I. m .,u+,.Mc —„...«t....,».,,,,....,...,, ... ,.,..,....i ....,._,.........._.,.,_..,.--,w..,..1'u,..;.....r..,,._....., ,..m...,.F„,-,..,,...rw,. CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 93-04 PC A FINAL ORDER INCLUDING FINDINGS AND CONSLUSIONS APPROVING AN APPLICATION FOR A SITE DEVELOPMENT REVIEW, PLANNED DEVELOPMENT REVIEW, SENSITIVE LANDS REVIEW, AND �I VARIANCE BY SEAFIRST BANK AND GRAMOR DEVELOPMENT. The Tig a rd Planning in g Comm ission Z ao reviewed ewed theapplications de scr3b ed below. The Commission's review was held at a public hearing on February 22, 1993. The Commission has based it's decision on the facts, findings, and conclusions noted below. , CASE: SDAFIRST �AN K GFAM O DEVELOPMENT NT N W INC. C Site Development Review SDR 92-0022 Planned Development Review PDR 92--0005 � Variance 92-0021 2 VAR • • Sensitive Lands Review SLR 92-0004 APPLICANT: Gramot Development NW, Inc. 9895 SE Sunnyside Road, Suite P • Clackamas, OR:97015 ,, OWNER: Seafirat Bank Real Estate Group PO Box 34401 • Seattle, WA 98124-1401 AGENT: Thomas Hamann 0TAK, Inca 17355 SW Boones Ferry Road Lake Oswego, OR 97035 REQUEST: A request . for Planned Development Review Site Develo m pent .Review • approval of plans for development of a 239 unit, 25 building multi- family residential complex on a 17.3 gross acre site. A Variance request is included to allow two driveway 'access points ' x�e ire: two acres Community Development Code section 18 , r the development whereas y Develo ment Cod 18.108.070(D) access s points for the 100 units and • one additional access point for each 100 additional parking spaces. This project provides 478 parking spaces which would require the provision of five driveway access points. . • Se��itive Lands Review approval is�� requested •1�:o allow modification ed modification � of a portion of the 100 year floodp .ain which cuts across ' a substantial portion of the eastern portion of the site. The proposed excavation within the flood plain ie approximately 2,500 cubic yards. future edest is within the 100 . p � stria.n/bicycle 'pathWay is also proposed wx. h 1 year floodplain Fanno Cr~eek. LOCATION: Between SW Main and Ash Streets (WCTM 281 2AC, tax lots 201, 1100, � 1200, 1300, 1400, 1500, 1600, 2200, 2300, and 2301). PLAN DESIGNATION: Central Business District (Central. Business District) l. ZONING DESIGNATION: C�I�D � � APPLICABLE LAW; community Development Code Chapters 18 40, 18.66, 18.80,' Code a , • 1884, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, 18:150, and 18,164. Comprehensive Plan Policies 2.1.1, 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6,1, 7.1.2, 7.2.1, 7.4.4, 1.5.2, 7.6.1, 8.1.1, 8:1.2, 8.1.3, 11.2.1, 11.2.2, and 11.2.3. 1' 2 SEAFIRST/GRAMOR Page 1' . STA�'f' REPORT SDR 92 002- � � � � � �� • :Y / ... .....i...,.,.,.Mr-.,.5...:_5...x..,....f_.»,.....e«..,a..., .o.,,.__..14 ............. (1"i i." SECTION I - FINDINGS OF FACT: 4 • 1. Vicinity Information The site is aligned with SW Main street and sits at an angle which runs northwest to southeast. This angle makes it problematic to determine which frontage is the north frontage of the site. Therefore, fcr the purposes of describing and analyzing this proposal, the Fanno Creek frontage will g Y g p be referred to as the north frontage. This corresponds to the north arrow as shown on the applicants' preliminary site plan and should remove any • confusion' over which lot line,is referred to as the north lot line. • Highway,a t Properties to the wept, across SW Main Street and Pacific H y w y, are , zoned R-12 and C-G Residential, 12 units per acre, and General Commercial). Properties to the ':north are zoned CBD (Central Business District). To the south of the site are C-G, R-25 and R-4.5 (Residential, 4; 4.5 units per acre) zoning districts. Properties to the east are zoned CBD and R-12 (Residential, 12 units per acre) Saint Anthony's School, George Morlan Plumbing and a few retail uses are located to the west. Dick's Color Center, Stevens Marine, an impound yard for Ninety-Nine Towing and a large amount of undeveloped land are located to the north. Fanno Creek borders a portion of this north property line. The City of Tigard Operations Division and. Shops are northeast of the site. East of the site lies undeveloped land and the Alderbrook 'apartment �. complex. Land to the south of the subject site is developed with private residences, several small offices, a Century 21 Real Estate office, '.a f • barber shop and the Pacific Village apartment complex. , A ort ion of the subject property abuts SW Main Street. Southwest Main p p Street is functionally classified as a major collector by the City's Transportation Plan Map. A portion of the site also fronts' SW Pacific Highway. Pacific Highway is under the jurisdiction of the State of Oregon • g HL 2awa�Y Division. The eastern boundary of the site fronts the terminus of SW Ash Street on the south side of Fanno Creek. 2. Site Information and Proposal Description ' • The subject 17.3 acre site contains evidence of previous • commercial/residential activities. The applicant's Environmental Property Assessment provides a fairly detailed analysis of the, current state of ;>. , • these properties. This analysis states that at one time the vicinity L previously consisted of homes, businesses, a greenhouse, and a school along evidence of this is recently''found on the site such as • Main Street. Some evi n e p y a foundation with deteriorating floor tiles which is located near the northeast corner of the lot. Two asphalt-covered parsing lots also, occupy the northeast corner of the property. Construction debris' including have been dumped near the south end asphalt railroad paved areas. At the ,. of the e p and r 'l.road ties have p o he northwest corner of the property there is an old below- ground swimming pool which is filled in with vegetation. The majority of thin site vacant with the of the aforementioned items and to retail building housing Michael's nD sccount r lanta. +morasses, and berry ' y open with clusters s trees at the west end, a cluster is Pla �. � lusters of most of the � The • relativel o en' .per of c . Douglas firs on the south side and a few scattered, trees throughout the rest �- � g Fanno Site. : g y cut across then of r of frontage of the �'wo draina:ewa .B cut a a portion of f the site. Creek abuts the site along . northeast the site with wetlands ,occurring along the southeast portion 'of the site t' and within the two drainageways. �.nageways. STAFF REPORT - SDR 92-0022 SEA?1RST/GRAMOR page 2 • • i is • • • + • + w -..,�....+,«. « w..t41 ...r:-. ....,.., w,1-..« ..,..w :.«....L.,....7..,......,,,+..._..».i...»,...,..:a..«.....vn„_.,..i.......4.-.«..,.».,...ur.... ,,._...✓...,weµ..•i,..,.•..+u,....a,. .r.w.W.,J b..,_..,.,,�,. .1«,.:::..i................. ,f-.r,.,,.,:.....,„bl.,.-w....., »L-,.:;«..-J..,•_...'..,i,..ua�.,..a�..:::e..........«'...4:,.-....knx.i..�... 4 i 1�`�l,,, I, The applicant proposes to develop a 239 unit apartment complex on this site. The development would include 115 one-bedroom, 74 two-bedroom, and 50 three bedroom units within 25 buildings. The proposed development plan necessitates a request for a variance regarding the number of driveway accesses. The applicant has submitted a justification statement for the requested variance. This will be further addressed later in this final order. q A recreation building and outdoor pool are proposed to be located near the • Main Street entrance to the site. A lounge/video room, a community kitchen and an exercise room are proposed to be provided within the recreation ' building. Open space will be provided throughout the development including • two childrens' play areas. A future pedestrian/bikepath is proposed within _ the Fanno Creek floodplain area along the northern portion of the site. • Parking would be provided by 478 total parking spaces consisting of 239 covered parking spaces and 239 uncovered spaces. One of the uncovered .• spaces near the recreation building is designated as a handicapped ac arkin s g parking p building • . parking space. The development also provides 96 additional driveway f. I parking spaces for those units which have attached garages. The proposed I development would be served by one 30-foot wide access driveway from SW Main Street as well a s one 30-foot wid e ac cessva Y from SW A s h Street.' These access drives are located at both ends of the development site. The City's Plan indicates that ISW Ash Street will be extended and cross over Fanno Creek to the northeast of the site and then connect with SW Burnham Street. The applicant proposes to be responsible for a half-street improvement to SW Ash Street up to the northern side of the proposed access drive. The remainder of the street would be improved upon the future formation of an LID for the Ash Street exten9ion. The applicant proposes to add a curb, 5 foot wide sidewalk and storm drainage connections from the „ Ash Street driveway to the (southeast corner of the site. . a An eight-foot wide public bicycle/pedestrian pathway is proposed to border Fanno Creek. This pathway is proposed to be located within the floodplain 1' boundary. If it becomes necessary for a portion of the pathway to be placed outside the floodplain„ that portion shall be provided within an easement. Sensitive portion Lands Review approval floodplain requested to allow n a port n of the 100 e v cuts ac. �o � The rose a the eastern part of p. year p which cix portion � proposed I substantial ortion of the site. ro os excavation within the flood plain is approximately 2,500 cubic yards. A network of � walks would be provided along the primary roadway ' ne f Internal side Ion ; • . • within the site and between parking areas and residential buildings. preliminary landscaping plan n sh s existing that are well as proposed osed, additional landscaping. pPurple Ash The reliani landscap g a ow g trees are ro� :red as street trees” and parking. area trees. Buffer area � be retained Purple plantings on contain a variety of trees and shrubs and are proposed throughout the site. A 5 f is proposed he southernro property ant 5-foot tall wood fence i p p. g p p y I � • boundary and a portion of the northern boundary near SW Main► Street. Aoency and NPO coMments k, l T,. he City of Tigard and Engin.ee ring Department has s ubm.� ed connen is and has ., 1 recommended Conditions of approval w hick ar e included in th e analysis I outlined in the next section of this report. lia• • The City of Tigard Building Division has rev iewed the proposel and provides the following comments: • I I I 11 i . STAFF REPORT - USDA' 92-0022 SEAFIRST/(7ROR 1 Page 3 1 s I I' II I f I I I r I J d a I . ��., a . . . •. �.., ..., • ...,..,. `,G1 �.... .. ,.. ;.»... ........ .: ... ..... ..µ.. ,.. ..., + ... ,...... • , . . • , . . , . . . . . . . , ., . . . . . . • , . , . , . . % ( ea,, , , . % 's, ' lig,k . , . , a. A demolition permit should be obtained prior to the destruction or . , " moving of any of the existing buildings on the site. Any existing . , . , septic tanks will need to be pumped out and either removed or filled with sand or gravel. An inspection should be obtained after the , tanks are filled. A copy of the receipt for septic tank pumping , should be provided to the Building Division. . , . b. A credit for sewer fees, storm fees, and traffic impact fees towards permits for the existing commercial building to be removed should be . granted. . . • ' C. Multi-family dwellings are subject to the Fair Housing Act and Americans with Disabilities Act for disabled person accessibility. , , . The buildings should be designed accordingly. : d. Chapter 31 of the 1993 Oregon Structural Specialty Code for . Accessibility will apply to this project. . e. The limits of the 100 year floodplain should be marked prior to * . building permit issuance, and the marking shall be maintained throughout development of the site. . . , . . , Tigard School District 23J has reviewed the proposal and has noted that the . proposed development would be projected to generate 17 new students for . Templeton Elementary School, 7 students at Twality Middle School, and 4 . students at Tigard High School. The School District notes that school ' capacities at the High School and Templeton Elementary School are already . exceeded, although Twality Middle School is presently below capacity. The ' District notes that the core facility of both the High School and Templeton Elementary School are insufficient to be able to consider portable additions. Additional school capacity may be provided by other options under consideration by the School Dietrich, including: grade leVel - reconfiguration, rescheduled school year, boundary adjustment , double . shifting, busing to under-utilized facilities, future bond measures leading . , . • to construction of new facilities and other school housing options. .. v The State of Oregon Division of State Lands (DSL) has beet notified of this proposal due to the floodplain portion of the site which id included oil the National Wetlands Inventory. ApplicatiOn has been made for on-site . mitigation of the disturbed portion of the wetland. The Division of State . , Lands has not yet Submitted comments on that propoeal. It 1.0 also the , applicant's intent to apply for approval of any offsite mitigation plan which may be required by either the City or DSL. . Tigard Water District has stated no objections but notes that two . - additional fire hydrants will be teqUired and relocation of an existing • \ hydrant in order to gain approval from both Tualatin Valley Fire & Rescue and the Tigard Water District. , The City of r.1.1,,,gardpi,ceeeePaaasol: tment Share concerns regarding traffic . , impacts at the entrances to the site. The Polite Department notes that, due to the layout, it would be difficult for them to locate a specific unit in an emergency situation. This development also ilasthepotential for . , being„4 target crime area because of the layout 01$400000000,00.80 •, Odili.11,46141.1111,403**64. gaiiMaigiaiiMagiOrigangigad'r.•' ''----"''''''''''''''''''"'' '..""'" :.•.,...::::::::::.,,,,......,:,.,,,,,,,,x,,,:.::•.,::.:,,,os,:,,,::::,,,,,,z,:;:::::::::„,:w;::,::::;;;;:.::;„,,wzw::;:;;;.„.;:;;;:;::,,,,:::;:;:::::::;:::;:::. . The applidant has net with Neighborhood Planning Organization NPO 41 and 2 to review pteliminary Site plans fot the proposed projeCt. Irhe Nits . . were proVided with a request for comment and a copy of the applioation . materialp. & 4y4ary .c4 the NPO concerns has been ,prolrided to the City.. • • , 0#110,010.44041,010.004.0160.000060MOMMEnglifigigiNilitealriSWOW . STAFF REPORT - SDR 92-0022 SEAFIAST/GRAMOR Paig 4 •. . , . V• .., , . . • • .• . , . • , - , ., . . • r • „ r .,.., �.�.��„.n.,.._ .... �..•..:.-..........u.i...,::...•,-.,. ......- ...._.•_.., ....,.•.,u,.�..•1_....,..M•.........., »..��.u......�..-«M..« .....�...+.....•..,. n...•._._ ........-....... ........0�..,a._,....-...N�..•....•..�.,.•+.....1,-,w_..•..,M..r�.«n.. .w«..._.....•... . , , . - . C . . , ('''' .. r r :w:• ,q y,, ,�,, r.. !,�� y� '••,Sr' yy{.. +�,!� 1 H�:tdtf�M',♦71:Y:%N.•%%'r}::titi7fiirl::;r:%:� i' r r . .... ..:..1 .r1r ♦ .rr.r ' Neighborhood Planning Organization NPO #3 has also reviewed this proposal and requests that a traffic stud y y be submitted that analyzes the effects, ' . • this', development will have upon SW Ash and Main Streets, and on Pacific' Highway near the Hollywood Video, and future liot 'n' Now arad Taco Berl. •r. r sates. Having noted this re est !��,�•O••f�:�•�} �yT.{y��/� :r'::�){�iµ. !�{�(rI :.O:': '�^I.1:fM�:TR'ti1:r'rN'MtM.•frfl'::NFK°' :•:•M.•.1f:"':SIS'IF:.Y'••••:•!L::•:, ••1 'r :M ..4• :v.•• :1.•N •:r.•::. r.v1:�r:, xr✓.•.•Jrrr:r $•:n•..•�F'::.• lrr; %.y1�:. Y.. d� .r. 3 4'r.. :;y I tir;• %i' .. r>'r%'r'r'+'r•�•SY.b,.r,r.rr,.i'%>::.% :%'ij: .r::. :r5:•r::y:✓ :i�•'J•,.. r:.r, r'•'%:•r::, r•'r:•i}i'Yi,$'•%ir,•'r'.•'r:%:%'r:%n•Yi:Ar;::%S7:%;{::%ril ii'r.}}:•'I/r'.'riirr+'rrXr'+r,ux.r✓i✓::r::r✓✓is4>Ji'rilr:lr•:'.v:rrrr'r:•}i}r�ii7:•.•r'r,:'r'r.%i: p The orpgon Department o . 'Transx�ortation has reviewed this proposal for r ' . review. ODOT has made no comment as of the date this report was authored. c'' ' . . Portland General Electric, Northwest Natural Gas, and General Telephone and . . - Electric have reviewed the proposal and have issued no comments or ' -,,, objections. ��' ' 4. Public Hearing Comments 3.. • The staff report and recommendations were summarized by Assistant Planner 11, , ' Ron Pomeroy. Staff recommended approval of this proposed' development ' [: subject to 31 conditions of approval. . ." Attorney Ed Sullivan testified on behalf of the applicant. Additional ,, testimony was on the applicant's behalf was provided by members of the r, firms of OTAK Inc. Architects, and Kittelson,,& Associates - Transportation • Planning,and Traffic Engineering. The applicant's representatives accepted • the analysis, recommendation and conditions of approval as provided by City • staff. ,,. Additional testimony was provided by neighboring residents and basiness • persons, and representatives of the Friends of Fanno Creek, The main ,concerns centered around traffic impacts on adjacent streets,' the location ' and number of driveway access for the development, and the impacts of the • A bikeway placement upon the proposed wetland mitigation area,. ' ' r• After much discussion, the Planning Commission ha® determined that the projected traffic impacts on ,affected dtreets 'is within acceptable levels given the design and functional classification of such streets., , . Additionally, the Commission has found, 'that there is no feasible alternative or additional driveway acceca ,for.' this site. . The, Commission has determined that the pedestrian/bicycle path shall be • -- directed to work with tFish wetland nd Wildlife Biologist Mt.Dug Smithey sin • staff h approving the new location of this pathway. Any portion of ,this pathway I which shall cross private land, shall' be provided with an easement: to guarantee public access. i 1 Thee names of the c . ..e ;e s 1 • (. otnm ni r and Surnmara.es, of their es�m�entc are contained • in the minu Pa Cs meeting* m inutea ar e being prepared at this ti me. Ail audio tape was asomde of 1 this meeting. �� ,SECTt0N l 1,: 1+INDSNGS AND CONCLUSIONS ; . � ,•Cater 1S.' - Site Development aeview i.�0. Codedaredtio 3�gea that A) 1, (Site Development I evie�w - Approval ) ► t a o�:her C inmianosal bve�,otient�Ci�deg nsaatent%development proposal o with the various standard i'ty be Chap i � � ters:� �� STAF�.� REPO cT - SL)P: 92-00 " . A 'IiZST,�GRAIOkt ,,Page S 2 .aE 9 r' �... �, 1, ,a • . , , . . ,.. . ' . , . . , ' . • ' . . . . ' . VP . , , . . . . , ,. . , . , , . . . : . . 1 , : ,; . • i , • . . . ,, , • , .- -. . . . . .. , . . 1 • : ,. , [ . , The applicable criteria in this case are City of Tigard Community . , - •• Development Code Chapters 18.66, 18.84, 18.92, 18.100, 18,102, 18.106, ' . . , 18.108, 18.114, 18.120, 18.150, and 18.164. The proposal's consistency ? .: • with these Code Chapters is reviewed in the following sections. The . ' • . .. , proposal contains no elements related to the provisions of Code Chapters . f : 18,94 (Manufactured/Mobile Home Regulations), Chapter 18,98 (Building Height Limitations: Exceptions), Chapter 18.144 (Accessory Use and . • . ,9„ ,, Structures)., or Chapter 18.96 (Additional Yard Area Requirements) which are . also listed under Code Section 18.120.180.A.1. These Chapters are .. therefore found to be inapplicable as approval standards. H • 1 , , The balance of Code Section 18.120.180(A) provides other Site Development • . Review approval standards not necessarily covered by the provisions of 1- - those previously listed Code chapters. These other standards are addressed . , immediately below. ' . .. . , 4. ' The proposal is found to comply with the applicable portions of Code L . Section 18.120.180(A) relating to Site Development Review approval , . standards for provision of private outdoor areas (balconies or patios 1 • •. . • attached to each unit), screening of service facilities (see details on. ' . sheet A2), design offsets along building faces, and buffering and screening ' of the proposed development through compliance with the buffering and , 111!1. •, T ' . screening requirements of the Code as well as careful positioning of on- , i. site plantings to provide privacy between different units within the . ' development. Multi-family residential building separation will be . addressed further below. . Code Section 18.120.180(A) (7), requires multi-family developmental to provide , ' ' shared recreation facilities based on unit sizes. The proposed development ,. . . . provides shared recreation center including an outdoor pool, pathways, and : two Childrens" playgrounds to satisfy this standard (approx 52,800 sq. ft. • . . . • of shared recreation facilities required; approx. 54,000 sq. ft'. provided). . , Dwelling units and the open space areas have been configured around both , , . . the drainageways which traverse the site and the wetland areas 80 as to „ . , _ reduce possible noise impacts on neighboring properties and to increase . : , - , visual privacy between adjacent uses by increasing the distances between • opposing buildings. Reasonable care has been. taken to preserve a number of mature trees on the site as shown on the landscaping plan (sheet Li) , . although with the amount of development proposed and the grading necessary, . , a number of trees will be removed. • Code Section 18,121.1sg011111 states that where development is alloWed , • within and adjacent to the 100-year floodplain, the City shall requite the .. . ' , . dedicatiOn of sufficient open land area for greenway adjoining the . . . . . floodplain. This area shall include appropriate portions Suitable for the . construction Of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedeStrian/bicycle plan. The applicants . statement does not mentign. if_ tbe,.floodplain_is_ihtended,to. be, dedicated . . t9 th04.Y.t' 0400001WWW40600004410000004006#40$040g 60,04yoggiiii:WgiligiViiiiatil:4,440,§NgUMMig,MX0, ON.RggagiitgMoiliateiwaliiiiiiMA maivaiONoN6w444owiiptogttagotor-- - ---- "''" '"-m--- - • ; _ , ..:::„...,:........:„.....„...,,,,......„.....:!.:::::::::::...::::::.0,...•....:.:i*:•,•,....,:::::*.:•.::::„:„,..:::::.:::.* Code Sections 18.120.180(A) (9) and (121 require consideration of crime , . . prevention and Safety in the debign of a proposed development. The Tigard POlice Department has requested in similar developments that appropriate' . dignage be placed at entrances to apartment Complexes and that adequate addressing be placed on unit entranced sc'that emergency ,servicp,Troviders, . . , . g0.11 locate lii4t8. qu.1751.1r. Og$00*#4010.0000arg44#0400N0000040000f§ ' 0.6.44:40.#000§ig.0.04:iiii0140 009§401iiiiggiiiii000#4401iii&W#FOXV400.00,X0kAti aaiPaiiiiiiitatiiiiiaRialiWinfainitOMMatt4iiiii440010040010100:000041600C" 1 , :::.x.x.x.:.;.4.:44::4:::::;.:,;.:;:i,$:•*:•:.**:•;.::,.::**:.:•::Mikli.x.x.x.:$;:•::,....,,:::0:iii.:•:1:.:.:.K.W;i::::,:i.:::::;:opx+x.:4,:■:•:•:.x.;.;;:•:.:...::::.:,:ve,..x.,4-:...::,,N..m. ::.,4.::::$..:•:::;::::.::::;:mi.;.:: . „ . „ gr ' STAFF AgPOki - SDR 9.2.40022 StAPiR8T/CRAMOR , , Page 6 , , c . , . . , • , , , , , •,, . " . , - , N '- ' ''' Iltt. , . 1 . 4 . r r I 9,0■ ir,1..J„4i....,..,.4...,.�.. �...,.,... .ash,_...«..,... ..,....,.a.�._r ...,.... .__,,., .......i.__ _.,,,,,_„..,_.,.,.,,, •...,..,.,.......�.r~.+._,._._.,n.,M.mM.�.w.,..u......,...._,.,....,M„.,_.._...., ....,,r.,• a_T.., ,m.,._............,..,.�.,...._.,._......._,_,....-,..._.ui,...._ n ' • r 7 1 , 1 .•F 4 ry .;' ', • , r'• . '('Z . I Code Section 18.120.180(A} (10). also requires that lighting be provided ,;in • areas vulnerable to crime, areas of heavy pedestrian' or vehicle traffic, and' in potentially dangerous areas such as stairways and .abrupt grade, I 'changes. As noted by the Police Department, such lighting i.s not shpwn on the relimi_nar plans which have 'been submitted. ' i ` : t •' :t#4' ? r,•J. n �'}. {� '} t '•e•' %::�:i•;[L4✓it •rb1lrS:tif a •: `::i t tlo '•'gei4'.:ao ..i�!• ,�. :•}Y?}}' •:•:•%}r r.r.• .. .J...,.rr•Y.. .f::::::•rr;:;}} .7• :G.• :•✓:. •:r•: r•n••..rrJ.; :F•}Y: v{i:{. ..:C:::J...r,..r:•;....:.............•rr...•,•,..{. :i%:::Y✓:•:rr:•l..f.. ' '::ti:L'r{. %:fir�' ::r:. .:k.:;•:{.; };.'.$,:;:; w :io• m �' :}}: }%:r::•}%:.i:•""•ti,'• }:•:i'}}:•:::i4:•}}::':i':•.rr:}:':•,••r••r.•r.•:r.•r••.. r•,•J:••:`:;;r•...•.••• Code Section:18.120.180(41181 r !✓: .. is for construction of a pedestrian also cal . I bicycle pathway "within the floodplain” in accordance with the adopted pedestrian/bicycle plan. The Tigard Area Comprehensive :Pedestrian-Bicycle Plan, which is incorporated within Volume, One of the Comprehensive Plan, i• ' 'IP' Calls for a pathway system along the, length of Fanno Creek. The proposal e ' provides for the future development of a pathway,Iwhich would be'consistent • with't`.he Plan. Code Section 18.164.110(D) requires a minimum bikeway width of six feet. The proposal would provide for an eight-foot wide. pathway • which is the preferred pathway Width that has p r eviousl� be en:•sppc i fl: e :d y the City of Tigard ,Park Division. a r{: 40;.: � �; � 140: YY 'itis iL W oY Myy l T :.0v: : : 0:. ^ r { : ��:AV SotoTsT T . r: " r Jr ' .� y �rr � y: oJ � r �: : : % r vJiw • {-.. ,r• r , : :}.:: }}: r r : }. }}% . ..,--.:lr:.r :r r % . v :r :w .v %:rswr::Y $:r %%r: J} . 1 I It is intended that the pathway be located entirely within the proposed ), 7,,- boundary of the floodplain. The pathway shall be aligned so that it lies out of the wetland mitigation boundry as much as possible. Where this new �, pathway alignment crosses private land, an easement shall be provided to ''n ensure public access. I Chapter 18.58 - It-40 Zoninct District and Chaffer 18.92 Density ✓ The proposed use, multi-family residences, is a permitted use in the CBD • zoning district. Two hundred and thirty nine dwelling' units are proposed in an area that provides an opportunity for 473 units, at maximum, density; ! I subtractions for public and private street right-Of--Way and sensitive land r areas already been taken into account thereby leaving approximately 11.83 ., acres of developable land. Therefore, as permitted by Code Section 38.52,, the 25% density transfer of units that would have been permitted within the' ° \• 100-year floodplain of Fanno .Creek is not necessary. , ' Proposed Site improvements comply with the. CBD zoning district requirements C. ' for'building height (60 foot maximum allowed for multi-family 'use in the1 ,P . CBD; 40 foot maximum height proposed), lot coverage (80 percent maximum ''' . allowed site coverage in the CBD zone; proposed site coverage of ,less than 50 percent), and landscaped area (minimum landscape coverage of 20 percent r I • proposed l. nd s ca.1qp.} covers a. n} ?e•,x c•ess .•p f+ '50 '}pe• r • cewn ::• " ' „ ; r 4? v i + , poNyt� r g ; ✓ : YJ r � r ; � i : v Y � , 1 r � v : v 1 re •rF , :�:l w . }r rt 0 :{ r:,.rr+ :! % r r ? : ✓ vN } � J :: , �aX C ' i . `w i: K %i r}r ✓ : : !JiS . Yr :r. J:: •: r v . } f r , ' Additionally, Chapter 1x3.40.0401 (Residential Density Trane :tion) states , . I that any property' withit 100 feet of an established area shall not be i • •. L P 1 .;, 1 hclgaeatea: than of ortiQn of the develo ed at a rer3idential housin r percent I ''�r�' site 1 s adjacent single farAly residences. The 100 foot deep sttion densit t in the ad acent estLblis re s "southeast zone is, bo abuts thesenres dent e pproxim y 42,000 square feet-.' The which d i a.s a+ mateZ •. i . „ 11 _ L 9C4 acres maximum nunib�e appla.cas�a.thin this tone id f units within this ,t I' P,. p yn . 1 '' ur u 1 . live 4 units ® nsit,i.on 1 �5 The a.s ro osin� ado r'a , zone'. Therefore, this site plan conforato with this x.'equ'irement. { ,.c'. Chapter 3.8.80 - Planned level pment Review " 4 �. Pa Iel 7 STOP REPORT SPA 92 0022 8VAPf" O. sT/ctt I N j': : I I I I I x • ,,x .,. .......... .—...._,.,,,,... cM.,,.._,,...,.-.,............... .,....,...,.._.. .,., r� ....... .. ........._,,..,.c._,...:.,,...,.......-...«,,......_....,..,,. n...«... ,._„_ », «..,«,.........._...........,,.r.,.,. ,.,...............,.„x,a.._..,..-m...a..,............«,4....a.x.w....,-,._...I—,.,,.a.,,....:1«.ix.,,...,.M.0 w+ . .,. . •' !t* I `f ar ,, , Chapter 18.80 provides a process for creating planned environments through the application of flexible development standards. The purpose'statement notes that it is the intent of, this, section to preserve' to the greatest • extent possible the existing landscape 'features and amenities through the ' . use' 'of site planning 'procedu,res that relate , the type and design of a , development to, the site. Since' this development site carries a.Planned Development designation, a review of these standards is necessary. ' : The'minimum, lot size, lot depth, and, lot width standards of the' underlying , ' ' . � zone shall not apply to' a planned development except as: related to the density ,computation. Building height requirements of the,'underlying zone . , - shall not apply except within 100 feet' an Established area. Front yard, ' side yard,' and rear yard setbacks of the underlying zone shall not apply except on the perimeter of the site. Garages must maintain a' twenty foot setback from public rights--of-way.: An applicant may request special setbacks to be applied to the development or the Planning Commission may . establish special setbacks, however none are requested ai part of this • application. Code Section 18.80.120 identifies development site approval gcriteria for a planned e plan.it o c f partiular note with regard to the current request is Section 18_80.120(A) (8) (a) (i) which states: .., streets; buildings, and other site' elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the • greatest extent possible,.” The proposed development scheme is consistent with the approval Standards ', for a planned developruemt (Code Section 18.8m.120(A) (1) and jail as demonstrated by the findings presented for the various Code Chapters which ; • have been found to be applicable to, this request. The, requirements of the' • . ' following Code Chapters are not directly, applicab1e to the current'� review although future improvements on the subject site will need to conforM with the requirements of these Chapters: Chapter 18.144, Accessory Structures; Chapter 18.96, Additional Yard Area Requirements) and, Chapter '18.98, Building Height Limitations Exceptions. Staff is charged with reviewing the conformance of future, improvements in relation to these standards through the bu�:lding permit and sign permit review, processes as well as as ,• through continuing Code enforcement actions. With regard to the additional Planned Development approval Criteria, only Section 18r80.120(A) (8) (a) (i) and (v) are applicable to the review'o this • . multi-family residential development proposal. These Sections state that streets, buildings, and other' site element's shall be designed and , . . located to preserve the existing trees, topography, and natural drainage (, to the greatest extent possible" and 1° gees with a six inch ea�li er shall be saved where os i ..: ' ':1::> 11 ::;,; ' •..: **;•. .: :... .f,��:�7'r. y • ,va•. iva. ••,,,. rn•, 4'r., yr•Yr': :r� :Y: ..�: .•r. •�.•: :'S�`':•fi: W•. • n{y�. jy�[ • }�'�{{y..:�{. ''MI'H1'Y^:Ii'1'l�,tt'Y11. 'e�'R' •.'!i.•Ji.•i,•✓., '•'li, i �i: .•T 1. ..f:. I:� ',4i. in: d. ' ,i{r. r r..�r t on a i .r.•: re s ery ; "i'''iu the :'i'' tf r �>i 'o�n �.. sh �h s is 0 '''thS Wextn -area'�tfrt e`•iii east corner of the site 'in addition to:the retention of much of the sites'" existing grade,. Additionally, many' of the , • existing firs, Ceders and Conifers p d ate incorporated rote the propased landscaping plariare to be reserved an . C p --ter dot Aeyiew • �a 15.84 w 5iens�ityve Lan Code Section 11a.84.01.5(A) permits ' bicycle and cede strian paths as a la , permitted a: Deal x.ndi' including y ��p above; pr indicates the location of s bic Cle/pedestrian `tted use within sensitive lands areas noted ove, the p . . � x r fie, path tha ould intrude into the 1007-year f oo p package).n t e northern t ry load portion of the site (see sheet 81 of the site plan ' gra ing Si) ndicate ,, of plan sheet ) s very iYl3�r�a. ► il' gxading in the southeast portion'of, �GEtAAKf. PCJR SHl2 1]02.2 Sb .E]�Rb ' Page',8 ' • • • • ._,,,...._«....,.r-». .,....,........ . ..........w».,..........,. ...e...,...�.,t....t.....a..x.._»..,.._.....,......-�.r.....,.._«..„....,..,..,.._.....�._....,.,.......nr.,._..?,..,...,.«.-.,x._.»w....�«.,Jn...�..,.,..;�«. .rr r.+..�-.�...r..,.>» i.....,•t.,......»...... ,r.. ...r.!.R,., ,r,...,.+., —.�,. .._.........,w......w..,,+w.,_. , LLL Y' • f 'the site to accommodate the proposed pathway. More substantial grading, ' behind buildings number 7, 14 and 15 will be necessary for building ` placement. Subsequently, adequ ,provided for the ate grade will be p ' i.' construction of the edestrian bike path in the „proposed location. ' * �y. I .�• {�'� �jd�>r �} �! ��y ' �q��y �y �•r'4''' 1'�1 y�j '�`�t .141. ''}'4�+�7}p}�•:�:M{W:• ': 4th. 1+t, ••H?•.�•:•::.�::::::.:�:: r.r' vi}:.r... ... n?�•••.?^ .:r?,. �]` •::• ':n'�i:'r:'•i:v::•r!:'rY, •}r..•... ...,.......r n. ...r..r rr.. i. ';' • . Section 18 84: .015(B) permits installation ,of utilities and minimal ground disturbances ',Within sensitive lands areas, including,' floadplains, as a permitted use subject to receiving permits from the Community Development { Department, Two ponds within the western drainageway and a filter area along the north ”' 'side of building number 10 are proposed for the purpose of providing r' adequate on-site water quality facilities in order to satisfy„ 'the USA , requirements for a water quality facility. Storm drains from the ',development will outfall to this facility within the 100 year floodplain. • • Nfo details are provided. It is assumed that this reject rmay involve , 7 minimal but no importation of kill. ': ;�#O :6.#�;;�;;:;.; � �`�' h�� 1, :•• r.4. J, �q/�►;� :'r:'::th may: :y��j r}�,�'.�::''� `:ate •�ib ,�y� may'.`►)JC�:Y'i+l��:;W •rrr:,•:•:.�•::::::•. }�y�.�y�/•r�Vy ��f�'•.�''.:� i✓.•�:1'-fR':M ,,y��7 .�y{,,,�,,� •:r::•:: y.' f:S::r: i:•i:7};• �:'i7R.i{:'}i{J:a:::::ii\i:M .Jr^::•:::•:•: •:r::riF:•:i:{••. .n:•�i:•'r'•i:•:•:•Y'. I •:'1 �{�;�y� ,�1�y�}1�: ■J-y=�;�y` �'[r1�;�y�;[� /:►�� •' •ytir:M}'RT. •rT I !7G„.. '!44. :::5?N:?f.11 .ra:..n,.:7.T.•.T.Y'.. :. vr: 1:, f:. •}:`:•:�fi'•'{:•'�: .•:::::;:tip::::}:::v.::•:•::.:•}..r .....r.,.;.....::: •;.•::.;.;.;..}::.: , . �r�'��[,�!y�y,�y .�;�!.�•.y r�v �q:�bzni:��:a:l::.c��::d:�lw:�:��+�.. :�.,.;.;,. j:;* �{:1 .�yyy�••f�(�.�!� �q�y.`•:1 ri.TrISA:LiC�Fit•:•:aiJFTi'.:�:.ibh�y'.•�Xi•r ..r............... .:P. :•rr::::.•:.,•.::'::::: :.,'::::.•:.• +W: vi:: :::1J.4%4%•Ni;'.`::r •NiiM ..7:1: •rr• .i:«n'•'. �° :J''•''' �}�� .ry /� •rfr fi�rr!!�(( .yy��g�:;,�,� y� :X111G{r►:,4. :•.?'Sa.. •:r:::::r:::rr:.•l... •�:, ..:vi: :'4i:: ... ., .r M1V,•rrM1•.::•r:,•.•.•,'.v:.:•,r.....;::•� The landscaping plan (sheet L4) indicates approximately 0.75 acres of wetlands mitigation to be placed within the northeast portion of the site and within the two existing applicant has retained drainageways. The app , . , Scientific Resources, Inc. (SRI) to perform a wetland identification and delineation for the site due to the'probable existence of wetlands`as noted by the. National Wetlands Inventory and la city-wide 'wetlands study prepared' 4 ' by SRI in 1990. SRI has identified three areas of wetland on the site • which correspond to the areas shown on the applicants submittal. �` Additionally, the applicant retained PBS Environmental to conduct an investigation to update the Level One Environmental Assessment previously' issued by PBS for this site in December 1991., The Oregon Division of 'Scat/a Lands and the Oregon Department of Fish and Wildlife have walked the site with °TAX and have reviewed the preliminary, 1 plans, Their suggested modifications have been incorporated into the proposed design. The wetlands application to Oregon Division' of State : . Lands and 2.rmy Corps 0± Engineers is being Made concurrent with the review _ V ':•!' •;.Y•i•:•J':• 41';:l:•i. ;.;ti; •,;:,:•, 31. Y3 review 4.3 f' r of this Sate Develo Dent Revs. g,, '►pay+ .1.' t a. .n. .� :.}v:r ;:,ry5::ti+r}: .:%; :r'!.•: :i.•}':Jr: frr.•:•r.•.•.;r{ti•' ;;•;•;.ti{ti,{r. j ! • `J” `^,`• 4rr:. .rr;:r..:•rtrrrr..r.•. :{.;: '!:: .i,;, ..{,,1,. r► P.'.`4rr.Yru•NrN::Vrr ..(.,. d!4�y.y� :•!.; jy!fv:• �y;�y �y �h 7 �],`:�y!{ ti'r'• ;�12 �! C iy► •A' i �7L�,�'khW?�'•'r:'1M�;Y.':' �:fft•" '•'�..� �7}!}' .n..,. .Ti:. .r.. .•.. •, :.�:?::r.....r::J.•.:':::•:: :^r {A�,,,i�yy. ..��,^f�µ�y{ :...7}..: ..r!"'r.: ... ••n•, :•r ••r.. ..:r.•:.•::..r.::v.• .. '::ti" �•f�!�� l ,t''' �} .rw.�•IAiC :e �' ��7i14•.'r ... t•>:'•S::•5:.:�J}:...::r:: •:'r:'!r:•}:•:}to. .r::....::•i:vr0 ....::1:'rii:v:.''I::•YS:r,....::•'r::..::�}:.:?r•:::Y............ ..:r::::•r:•:•:'::•r:•i.:r::•'r:Tih:''rr?:`;•:}'r;:r:9?:•} .. . 'I�: I �, Code Section 18.96:030 (Additional Setback tback Requirements) provides for minimum multi�fam y, strz tes e n other buildin gs on the. te si sdP rkin g The, plan indicates tha t building setbacks for a ew of the b uild nts measure less .i than the PP ro P riate buildi n s spara o However, • although these dis.tarices are stated as being less than the standard, the measurementg' are taken from balcony to bal cony. Due to the angle of these ' :{r,3Y 3,. `;y`:,?,.;I,:11 1 'rr 1 �.!.r•!•',•:r�;•;r;r,•;•};1 rr...r,'�:q1,..r,X1.111.+,•;';(';'1,.4 I! rrr�,�x::r,•}:::{�•:}:, bLly j i� .ea r a that ��jj�',;'��.��++ :::A*04nrr e:�::::::, ii: � ;:%,:;: om: ::.•:•:: it 1i :co :e<%:.m i urn.0 l�ld:i.n •� at ��a�� , r T,,;F,.'i:ti : .�...,MS;:,V,7,:6. :•:• :.�rr:�,•rr:r: :•f.•r f..•:::,• .r., ;�.. .r.Vr ,�y p.,,�1,� ,�y :•trr:d ti:: 1 "�''.?.• '''''f..4''G?�t L'''''':$4::'r<:� :�. :rrr.., :4'•: 'Y !,. rrr :': :' r r••l:' .r ':':r r. r r.r.: :.r:: :�r::i:4'r:•9'riiii'i'.i:.�r:':• .N r �i�,!�, ,.}� �`};{.• �:.:i�;:•�:':�:..r r:• :ii'�r✓::;.,ni::}..:'ri::.:S,'r.:•5:•}:•rr..r,v...is.�k. ....r.i'r'.�:''✓'.::v::i:iir•.....'r':rrr'$i'•'�''i'.• rrr::F::.... .. '•i:.,.. . Cade secticn I.8.g 5,020(B) (1) f a) requires a min m im o0 s' e t b ack ftOrti the centerline of 'acif ic Highway in addition to thesta and 20 foot setback I ty rtoning 1y p a Tsetbac from the centerline both SW Main treetand5NAshAveriue id 5 feet P th 20 building setback: : The proposed buildings on th ark► ahon id site to , 8TA F 'RPC2I : snR 92-0022 SF ArIRST CRB as pag , i I I I I . I I 0 • , • ( . • . " r 4• I ' greatly exceed these setback requirements. This standard is therefore' ,A • satisfied. • L Code Section 16.100.030 '(Landscaping) requires street trees to ,be 'p'lanted„ , : in accordance with certain detailed standards for all developments fronting on S.H public or private street. Code 'Section 18.100.0351A) specifies ' a minimum caliper size of 2 inches at planting and 20 to 40 foot spacing ', ' The landscaping plan (bheet L1) proposes minimum planting sizes for Autumn i, � . Purple Ash, and Scarlet Maple street trees, of 2 inches caliper, and the, ` retention of several existing mature trees along SW Pacific Highway and, SW' ' Main Street. Spacing is proposed at no more that' 40 feet With two , exceptions. There is an approximate distance of 60 feet between a Columnar Blue Atlas and an Autumn Purple ' Agh along the northern half of the Y ! r :At rRM riY • JtS M y iL iN Y i' r:•: • �•� y� : : r ''hta•i,iu, ,d`ryry...•.. {ii:: jy ;,may;..;R .,:M HS .�..[� •.r•.•:r:::r. .!'r K aiiicaate' 'ad�us'£`men a "sa6aTd''••. b6' iiiaa'e -t8 t,has i'andscapaing% rari. Pk� P Otherwise, the proposed landscaping plan provides appropriate types, sizes, f and spacing for required Street trees consistent with Code standards. , The landscaping plan also provides appropriate low height plantings along , the site's frontages to reduce the impacts of on-site lights on adjacent (, • uses and upon traffic on the abutting streets. The plan also provides , trees within the parking area at a ratio:,,aof at least: one tree,per seven • •1' } ::?•. %d:l. ::%:::L'io:;'r,:7+i•..• ::J:,:::G:;Ai:Gt ces with two exce ti.ons. t a ,,.$4 '',`':',W.,r••: .::•::,:•., : :::... arks, s a ..%.. ;%:. .:.. .. ..,. ,:•• r>.•. ..>>::: A•„ ,y.� •rP, �y �-y y�; {�.i tr� '''bX y��y�7;J��:y� }r. :•1J. �F M :�'' 'NY.3+tRT�fP•FiiN�b .:k•. .r,:,, 4'r}::%•}'r:: �� :•�4 •.•r:. •rr: 'j� •y�( �} r� y±yo•Y:: {�y� y�y�y� YY11t�� ;;��yy � 1. L �y rJ. ��(� �y; �yiy� �y rr 'l.••r1T•''�� 'xi4.� r..:.., r y�� .[� j��y' �y r�r�yyyy ��yy rr;;�� !�ryry .575'7%,•.:. .� 'oril 'phs tree'» "With this sa )'it 'f ere%;r,,:nx:rie ::;i�paCe '`% awe "een:,%pro oe`ei " Lth'' y' g , . modification, the parking area landscaping will be consistent with the standards of Code Section 18.100.110(A) . Refuse and recycling facilities , are proposed to be screened from view ae required by Code. Section i'•, 18.100.,110(8) and (2.» Code Sections 18.100.80 and .130 provide for vegetative' buffering and l' screening between a proposed development and abutting land urea., ' The • ' landscaping plan provides for ten-foot wide buffet- yards consisting of, a e as mixture of deciduous and evergreen treed well' ae lower shrubs alongg'the , . site's northern and southern boundaries. The required'buffer areas between + i, ry this site and the adjacent existing single-family uses are ten feet' in r: • k . width. Proposed planting sizes meet or exceed Code standards. The !' • applicant proposes erecting a five foot wood fence 'along these site �, • • borders; except in the northeast portion of the' site where 'the: bike/pedestrian path is to be constructed. ,Thereefore, the screening , regUiretnents specified by this code section have been satisfied, i , Chapter' 18.102 (Visual clearance Areas) Specifies vision' clearance j� g. j to limited tins height i t n which Astute height adequate Might f trian les adjscent signs, etas are 1 imi. i °o as' , turbo e at ante! T ions to reduce potential ha�ards from a' ear'lar fiats 'c' lap' from vehicular vehac'� � r. n rsect violate the standards of this Chapter.plan as long' as lower e sh obs ,ape kept trimmed below three feet in height and deciduous trees are trimmed so)that, . ' no branches are lower than eight feet in height. Signs are also ��subjedtl i, to this code section. I, Chapter 18.106 Parking The site plan provides £o; an appropriate number bf parking spades for a 239 un 4 X78 ar P., g pvided� �+overeg arede . t 'apartment �ievelo menu 38,4 arks, s a.reg re fired er C � 4 Section . 3.106 d 0.30(A�'( •). P king spades provided),' , d p ling STAPP REPORT, OA 92002 StA 'IRST/ORA0 ' ' , H tiatel0 •' t i r r ' a,+.y.� , Wye , • • f spaces (239 covered parking spaces required; 239 covered spaces provided). The site plan also provides an additional 96 driveway spaces where ! practical. Some' of these spaces do not meet the standard minimum dimensional requirements and are intended as auxiliary spaces,only. These . "extra" spaces are not included in the total parking space count. The code allows''up to 25 percent of parking stalls to be compact. stalls. The ratio of compact' stalls to • ; .t..W;.Y • s• t a n d•rrar rrd..'si: e d' s ti J:a1 l ls �. i:•JJs+.'.•r.An •o t:y••a dd e ss e d: : i 'n J;r i .•; y i information submi d. kx d }:y J MSY ' y� Y % t t t iWM a ; ? ' ? y} : ^ r o: i : iv � �F 4 �try if if o ri e si't:e P a n dex." nate •ril handicapped racr ces1e r akng,•Y pac ;ti ht iailocatd n front of the Reci@t Mn•bu idin r .. ir rY •r ` ; ir i i i . •i::•� i: ': : fi ' ' � FS�M i V V g: �� NifiR � } L iFfi� ` li J FiFJ r A y0i Vi K:rJ::r. v. i 1.•r. : • A :r: :.,:J1Y. : :Jrv:r'r .i •ir:r.r..iJ:1:: y�wj%QQ71 "F � ?; ; ii .� ..�i .: . ' Y 0f ?4�ma •00ey3ii..' ' o-i : v .:{ : • . Tir • { ! :i i'fr:is recommended t:•ha isv.ea rVo:f •:t :ese designatea ai tip' ria ped 'parking spaces be dispersed throughout the Bite so that each ' parking area, or loop,, is provided with at least one handicapped parking , stall. Additionally, they may well be placed under cover to better serve A, ' the needs of both potentially; handicapped residents of this proposed development and handicapped visitors. Chaster 18.108 - Access and Circulation The site plan's proposed internal street and sidewalk system largely satisfies the requirement of Code ,Section .18.108,11411 01 which states' that vehicular access is to be provided' to within 50 feet of residential units. Section 18.108.050(8), requires sidewalk connections between the driveways and the entrances to the dwelling units. The proposed ' site plan demonstrates compliance with these code sections. ' • Section 18.108.05008) also requires that sidewalk connections be provided t . ' ' between all dwelling units, common open space and recreation areas. The 'i proposed sidewalk network does not provide a continuous pathway connection • between all dwelling units and the recreation center, playground, or the s public sidewalks along the streets abutting the site. The proposed network ' would require pedestrians to walk within vehicular accesaways to get, to I • • . these areas, not just across the vehicular driveways. This clearly is not appropriate in a development that could include a number of children. In order to be'consistent with the Code requirement for internal walkways, the j :{iy:�}';i+,:� yy{py1�iyi}•;{.}}%(':$i;.►'.�i{��:..;y{J.;rMJJ`.;;fr,:,..�y yy.y�'�hyi.!?".rJ;.;•y;J,•y;:w�•',}'�.!i�.t•+i<i;.•{i{+i:•�•!,{%r::v: •{4:i%tifi ilY1.t im%y•r:%:•:Gl'•i:•:w7C•:i.''i : :G?o.W:iii�A;:•Y:;%,47;:6{:[Y;.Y4:�.�ji 'i�{:!0 si�fce pan will need to be revised. �: •.JY:•' i'r<':•:�:�'• ii: ..•:J.r:�:•. +'J r r;r f•;r y�•,.�+ 'JJJ.0 JJ:rrr •:•- b� VJ+' •:111.' rtir. .f.•i .r:. ':iii v{. rAr. �q. L,' Y�.,�t�{.�( yr,. �y�y1 �ik ',[�, �,�y. ::r �r� t # �!' �j7p�p •�'.. •v:'r .rrr %'%%: ..rl r, ''r. 'er•Y•` :s•76 :r•: .1.i:•:':'Yi•:••.• i ir'. ri :i}ii a!iii:�:•:•a':•iiiii:?ii�•:%:�:•'i i,.........:•:•'• •:yr. :J!•'• iir J:r •J' iiiY •q� ,y�":,,� .�y,�.t�}y`�� p�y �77 %Jyyam.�,,•. %:•lN` JJ3�}f �!•:! 11�Y 'IYM:''fi:':': .'lTJr :�•i:'ir r rlriSii•:• •�. ••x•Y i A.r:AV:. •�•• •:''1'. •r•:J•:AJJ J': 'Y: ':•i:.r.Yi g ri:' r•: '4Y• iY :li: i^ri �.••yK� rir�'r'%JU• r �}�!. .�(�/��y ;[/. y� .yry::�e:�:t % '••:7Sy • ••rrr•::• 'i:�•il• •r�}IVti•h :F►r r' �•iY%Yirii'i .r. ,•r:rrr. •r: •i'rr.frr..Nii:•:i4iiiiYrri:7YJtiSYJfi:i% i:•ii iirY,�i:' ,.+rA•.r% iiiA.ry r�•:J • :•Y::Y: iv{•,: •ii:•: ,:;r.;: %'r$iii i'r: •+r jr•• .�' sr' not a ro ri.ate ti at reside i,C o >�� •(�i y�•y� �'1 q.��1�, �•f�•�•1:'• �e •1��' s Pp P :%��•j`• '•°t•F;}f%�• %�T1?fi;}'%'%'.%:h't�:• :•: �%?h'l;M%'%$14?;:i!:, r 4 v. %S�•• •i'•Y•'r i •• •••<•{''J'•'•i •$?' :vi rr::•M� •'•ii:•'•Y. , . •r•'' : . ::: ..r. :A:i. r p the shziiald have tci cros's� t'ha.s' apartment com ].ex driveway in'order to exit Site to reach the businesses located downtown when their is ample opportunity to providy a amore cor very` This side opportune ient connection. T sidewalk connection could easil be provided. The idth rb os�providing g minimum roadway width of 24 feet. a proposed -, internal roadway system demonstrates widths of at least 24i feet and • rovidess good circulation for erier ency vehirles t hroug h the s ite. f ACCESS vARtANCE plmigST code section 18.108:070,�n_) also provides a sliding scale standard for numb er of requited it ed driveways for l aii y development: mplex based.rd . on t e number of units� development �s required to ,provide f 3ve access driveways is px osedc to 5 gain S rest wish the other c nne tang 4�ne accessss poin p„ p ' . STAID"" p.EPORT 8bR 92' 0 722 SEAFIRSTOC OR Pagge 11 j j r , • ', :4* - 'r V,,.. P , . „ . ., . „ , , . . . „ : , , . . : . .- • • ,',. . . ',. ' ' „. '. ' . ' . ' , . . . . . . , . . . . „ . , ., • • , • • .i f. . '., .- . .. . P''' . ik. • , . • _ . . . • , to SW Ash Street. The applicant reqUests that a variance to the number of I. , . , . access points standard of Section 18.108.070(1)1 be granted to permit only two accesses to serve this development. . i The Code recognizes that variances from the access standards may be , .. , . . • necessary and provides standards for an access variance that are different „ ,„ .. than for variances in general. The access variance approval standards H: . (Section 18.108.150) are:, • .:• A. • • 1. It is not possible to share access; ,[ : 2. There are no other alternative access points on the street in . question or from another street; . L ' .. 3. The access separation requirements cannot be met; , . 4. The request is the minimum variance required to provide 1. 1 adequate access; . . - . 5. The approved access or access approved with conditions will r . . . result in a Safe access; and . ,, i, . . , . . , • 6. The visual clearance requirements of Chapter 18.102 will be , ,• . ' Met. : k Analysis/Proposed Findings . , • - • , Due to the location of the site in relation to Fanno Creek, the topography , : of the site, and the surrounding existing land uses, there is no possibility to obtain shared accesses with other sites. Neither are there . , any additional potential access points on streets Which, serve, this . . development, The Oregon Department of Transportation will not allow an ,. additional access point onto SW Pacific Highway. Any additional accesses . , . i' , on SW Main Street would interfere with the functioning of the intersection . .. and left turn lane. There is also no additional access point available on : • . SW Ash Street. At this timpi it is not known what the length of the bridge . . ., which spans Fanno Creek will be; bank to bank, flood plain to flood plain. or some variation in-betweeft. If the applicant were to tecorifigu;e0' this 1 ' . development and provide another vehicular access point Onto SW Ash Street, ' there is no assurance of what the ithpacte to this addeSsway will be when the bridge is constructed. The location of this bridge may render a AecOnd i accessway unusable, .. . .01,01.#10,00011404: 50.100.006A§§... 010.4*1001•01900.NII:M101.0.00.0.4:4Alt.Ziiii0 ' , • 0.0Ragaiiiii00;:'00,iiiiiMil#4:i100043.05.4P40001.1:00iiiiiinnilifkoititiv#05410000WomMigh§ .. 4VitildgatiliiiiNgglaNNIOINIIKONOMINEROMO4NOMINNO:400. . , utoggioimiiimoomagoboogionmoiiimoomiiimiiimongoolooloiliiiwg4. oidoo . . . potoolowimiwitiagoomaiiiisioaei.:- --****----- - ...----- ------- : . . . . , Because the two . proposed accessways would be located at points Whore, i . adequate sight dibtande will be preserved, the proposed access points should provide for adequate and Safe adde00 for the use proposed And the , levels of traffid anticipated from these driveways.' ' • . . . . , . 0.0011:1005ailiNgii;iiii4000i!ilglattaiMPROPOWMONASON4.000,01:40.§: „. • FONOPMNON010 ,0g#40,111#10§00:050,140010i1MAiatatainfig00 • . , ... ,...;,,,,:,,,,.,,,,,,,:„. : :::::::::, ...::::: ;,;, .................,...................................................................................• 4......,..v.....,.....,,,,,,,,„0.,....A.,.., .: .....,:....,,,,.....:.,...7. OW6bie14t..044g0,,Wdii:,00WaMiiPird,:rikat . . Community Development Code section 18,114,130, (8igno), permits hoWling , " complex identification signs to be iod en ated at all t m rances to ultifamily developments. Sign site and height dpStails have not beestprOyided at this , . time, No furthet review is necessary at this polAt., „W440006WKINN000' , : „ ':, . , . STAF1' R8POAT .. SDR 92-002 Pago 12 ' L • , . . „ . . . , , . , . _ • „ „ , . . , „ , . . . 9 %,, ,, , . , .• . . i . . . • ' \ , . . • ,, • . • , , , . ! • • . . . , , . . . . . .. . . , . . „ , . . . . , . . „ • . . , , . , . , . . ,, , , , . , • , , , , , ' , , . , . . . , . . . , . (1 I - ,. ',4,,,,,- , . N. . '. ,.. • , titail00049490:::::4404400111:iftiiii04440. Sign size, height, and location : .... . , . , must esown ocon orm wih oesandards (including vision clearance)• ,., in order for sign permits to be issued. , ..- . . Code Section 18.144.0701Alilibl (Accessory Structures) permits accessory i - , . , . structures, such as the proposed garages and carportS, to have no more than , 1,000 square foot in size and heights of no greater than 18 feet on ., . , . residentially zoned parcels larger than 2.5 acres in size. The largest of , • the proposed garage buildings is 1,000 square feet which is equal to the H* . size it stated above. All proposed garages and carports are consistent 1, , with the maximum accessory structure building height standard and with 1 . „ . applicable building setback standards. Therefore, this code section has , , • „0 .. been satisfied. I', , Chapter 18.150 (Tree Removal) will be satisfied in that the applicant will . . be required to obtain a tree removal permit prior to removing trees over , • 6 inches in caliper size in preparation for development. Permits will be . r ' . granted only if it LS found necessary to remove the trees to accommodate L . . , . structures, Sidewalks, driveways, utilitiest, or other proposed site ,.— iMprovements. Although the site plan illustrates trees within the , . development that will be retained. or that will need to be :removed,, this is ,. , , shown on separate sheets Kg06.4010kalliiiiirMaiRkiliiitti4NOWNWIplpsk" UN .,1 , . "'•'""Rgoe.areveRianotireggpsiogaigisiviiiiiifilii*Rivisavinnowiaggsataiimm 1• . .m.:,.:....„.":::„.. : .:::::.: .:::::: ::: : ,, ,..;*,..,..m..,.....kif....,,,,*1*,..mm,:: :::;:: :„..w...: OfwamioilMOtotog#04**Aomii.gogootomiPPPWIIPARAVAPARMAM::::41gP:MOVAMPIRAAIMA ,*;:pWT. iiiip.:: ,4;:4*, :il:rg:;:;;;:k.: *;•2:0•2 ."""'''',.."'"""'"""'"'"'''''''''''''"'" Itiobtailito,:iithoo:tirikergarictemzi,:avi:aame.4::.3,:gmovaamg,:::::emz:u,..e.re,,,,,, . , . . Chapter,18.164 - Public Improvement Requirements ) . 1 • 1. COMPREHENSIVE PLAN . , The Comprehensive Plan Transportation Map provides for the future . connection of Ash Avenue across Farina Creek. Comprehensive Plan Policy 11.2.1 states; "Adh Avenue shall be extended across Farm° Creek,.. . ." . . Therefore, barring modifications to the Comprehensive Plan, the SW Ash . Avenue Connection will be completed in the future,. . .- . . : ..! Typically, construction of major ream crossings is not required as a . condition of develOpment upleSSthedeyelOpMent4,pX, itSelfc.„„preateS„.the ., . need for sugha .crosSing.,..,.,„,Williggagi0045W1114,00040;WWiliWoOloggai RaPnistugowiaiiiiitvittuo,,,A.'iiiiiiiitaii,iisosoa wolwnh'ootlat•:-16nostmiai,'Ntapt .„ ,:4;.."::: ,... ,.„::::::::::::::*:::::::.:40.:m„,„:„::::::w.::::::;::::;:i,„:„.:::_...:::::::::„..,..,,,:„.„.....„.........*,..: oumai!iiiIktifktaiii:ithitiiiiiiraotimiiittookily,..d.toragimg.Nuogogmotwomimiol . .,..:iwwvmmvv..wvp.,w..,..m.w,...w,..i„„"..w..,*,. „ . ig.#01iiiiilottmoiloommagftommillit400T.0.AloogiiiiwAillliowiiii:OMP0404010tftWOOPP;:19; . , . #.#00400:iiii01101015www..--tfiDi-3:4--66,iigitiiiTeii -iiier.bOxiiiSkbliOfisive '1;4.ii. 44.44404:44%:,,,,, ,,,,,, , y.t:44...r..........,. ..., ......, . , PoliCy 11.2.2 w ich requireS improvements to Ash Avenue along the sites' ' ' '' frontage but does not requite ConStrUction of the creek crossing as a . !.. . condition of the development of adjoining site . , . . ( - Comprehensive Plan Polidies 11.2.1 through 11.2.3 provide meaSUreb for the Mitigation of traffic impacts On Ash Avenue when traffic volumes exceed the ! . middle range for a Miner collector Street. The polidies appear to attume that thiS site will be developed with a commercial ute. A commercial 1 d0019Pmelit 9941d!,9PPer„#0 11..90, traffic than '4941d the qiiArorit_PrPPPdA4:, iiit„,*00A,4.,„.,441404:::::i*m444g-ww::,: tia ::::::v..i.4,4;;:izaatIlim..t.gz:;:;:::::!.dlial:gm,aplzo*I.okzr.liotmav , . ,.f4w..t...tiF. ilifakt!4...o.**4. 0$*F,tilliiiiipl.,.omimiwit.y,w..oiiliiiii.A.:;: milikk:IiimioiAlimiiiiiiiiwiRwommliimiiiio „FoNomuN 6ratiOgif*,6iiiiniiaa''''VrePtiirKTIeriireattre,t01030,441A5.0Will % ::::::*iiii:Ii,...: :: : :::.........,1:1::: -iiiiii::::::..,,Aiii,.....::..,.:.,:.„...,i,.:..,,...::...: ..glili::. :,.,:::.::41::: ::...e.....:.....,: n...„.,I.....,.:.,::..:....,.01,.,::::;:-...- sgaingMla,,i1§00110.10#40M00.00iNgiiiir.000401ililiOVMLNESokAgoolviv 00.40figtoomip#00.0401000#40.00.01mtiowitopopo 400:01j00040,00.10mof 1agiiii.:000-60: -Itai'ettoFrwitgfigifra4116-88-"ii6EigrtifI'liIiii'.361 o ' the , . ,.........m." ,, , suggetreli'mitigation,measuret have been. irriplOinbitL,04 tince the domptehetitiive . ' Piao Was adOpted. These MeaSUreS include: I mptovemert6 to cbonald I .. ' Strootl the extension of Hill Street to 0"Mara 8tedeti and, imptoveoetititi .. 1 , , I ' . to 0,1ara Street. VPAPP" tesPolVr - OR 924022 OAPIAtT/OAMOP. Page ij . , . , . . , . „ . . , . „ . , . , * * ., .. ' * .0,. ' i . ..if''„) . , . L1 ■ ' it '• 1 ..m.....-..r.r. .......tl......,.�r.... e�...,.....n..,:...,...m.e.....,.�.,.�,......>..,...P..,..1. ................a ...,««.,.x.,..:«I...,....u'..n.«.n.M....,,.,-�..u.�....A.,..»., •»�........,. .•,,, ... ...,rn..,«..a,-.«,,...,•..,.,_L, Cf'ik.',',.,,,,, : , i • Based upon this review, it is the position of the Planning Commission that' ; , `/�'„ the Comprehensive plan transportation policies ' are . satisfied by the ,I. • , � development as submitted. 2.' TRAFFIC • . „ ! A traffic im p act analysis, dated Decemb e r 1992, h as been submitted by IKittelson and'Associates and has been sup pleme nted by a le t t e r re port da t e d J anu a r r. 2$ 19 9 2. 101�� arta,� g ps��g. i r: s J ; ;T ? :4 } ;v � .J r r Y hY v> . 1 YT % {' is Y f� i' :• 1 : . I I a � 1 I � ' { :• {•: • �. t ?Y Titiv. i ?r '•'f :}! 7• e �ov ? Y J :L !t X y ,}1l `r } J :J 1� R .R � J �7 �I , , r%: . r . Y M. • JYrt i' I g : : . Y J ( t 4 : , Y{ � lS { {} , ' Th e re p ort assumes tha t traffic destined for areas the Oregon i " ' , ' City, 1-205, etc..'.) will use Highway 99W and Highway 217 as their access ' route and, hence', will'' use the, Main Street driveway. This assumption may ' be valid in the longer term after capacity improvements are made to ,99W,,and i' ' to the, 1»5/217 interchange area. However, based on the City's observation '-; of current local traffic patterns, it would be expected that much of, this 'traffic Will use ,the Ash' Avenue driveway and access routes ,via gall Boulevard, especially during peak traffic periods.; Therefore, it is F. , concluded that the "Ash Avenue',driveways carry as much as 20% of the site . , � ,:traffic:ic' during the initial years. ��;' a r i.,i. .i i. i F. .i r .r. .r r M:.+.4 r}.+.Yr.: J.4'.+J.• r.4+.•JJM:✓' h+r: +•Jr4;i..ri::. +:Jr•.:+r.•. !+J.:i.4 :•r 4+r 't•':' i'r.'r4 4:{ 4;vr•. r;r' .v' } �y •r:%r {•i yy y S:t: y��ry A •Tom..., Y��{•I��y, .y� �t�.,(}yyy } �{• }} •,�>:�19F,��.�3'y'.MSt!:�i� � •:rif 7T:^ ,l;•.'�.':•'•'.• �'1'`f:`;�!��i"�rt!,..4k��F!'Y�F. :�:?�.'.:>4f .?rY �'F�J.S'K •••7rJr� rlJT. •:N..':'JTiJ:% • :'' ':'S'S•: . •A• r✓.,✓:%• , ':'�.•: . {'J:{'J:' ':•Y:'S .yr • . •:'}:•'•'T•.J.l}YYy r„ .l.,r ur,r6ritl:r► ';' ` ' rgri;ie; •'near •l. ewyng "Seet y carries. approx�.s'natel:y o'o vehicles per day.l' When the'expected traffic'from the development is added I • ' to the existiri/�'••'/� traffic.# the volume will be 940-'•1075 tri s er da on Ash .!r ••R+.Ii Y. •:✓.'• r:444 44:4+Y 4,M.; .Trr• 1 - J14 i,44 4.1�', 1t J✓'l!•.J• rJl.r,T:•YJ%•' �"� %•TJ•r "ti` `,T.• 5:1T: 4;j, 1 %�:::::: .: :{•%i E.GIB::.:> ur Avenue. 2`1;��,r ' �':•�� . �• ..1:. :ry,' '7 ,y yy }�, y.,��b�y l�� :,�1.��it�.��• �i,��+ (�{ yy .,5, ,�.yt, J}� ''tl!ii::r ��iy�{4`ilal{•W�:..�,.,{, ',4• •''LF•••••''•��i•:v: H'F��!�. I.{.r.,yi� •.:��4"r ,.iP ��FF %yL1�;�}�•'ri• :� •M?:H'1•:f�K�, �vY 4F ,1'4 '>.�'r.� �, 1(�,y� rY.•{:'�'��:.::•i•F.'fF.►Ti..�Al�i'FP:•Y.• ':•;+i•:��1ii��21�� : 1 '7:. � .:. J.. .•�i.''�''��',:r r;r�r' rn•. i?i:> ':'�': 4'i:%: :SS%::: r.r r r'r'%: i r%r .r :'r.' .v:•'r'•: •:r.r .rJ::•:i Yr Y' �•� �•�, r��, ::r Y.y, :1 � , •NiY Jr}( •;�;T,' ��'('� '(; :• .�: �� : err e�fKt�ty� �y`�.: '� �, ;j{,(S.,�+�'�1� ..�...�.,...��: :.� �y,.�, •r.•. v .r, •vrr ,r rr. {4X, .rr •S'Yr,. r .. .,,.......r., .....:�•'r'ri .'%',.... '.•rrr :Y Y}rr{{'?:•„r.•,....:rr.:v:{•}'ri:..r......•..,.r.,•{•Yd{{•Y::r: ✓...,..r.. r.':.•... I ..✓r..... ✓.. , t 'When Ash Avenue is connected acr`oas Fanno Creek in the futureb some ' increase 3,n the percentage of apartment traffic using the Ash ;driveway . I ' traffic exp would be usir; it should'ld �aerie'� be driveway'y ��o that �Much��o�' the �� should ected. Howeve u lso expec tl m h f • which using the Ash AV a iv would cro a Fanno Creek to SW Burnham Street Therefore, future', conetruction of a Fanno Creek crossing. should not increase the share,of apartment traffic traveling E I through the residential' area of Ash Avenue. ' ; ; iXif : Na t O,R 7Y M�J � a: l r µ ' H{ :v Y J i O a„r 4 44 4 'N : : m J: y :oy ?MTYVR , � m ,J u I •::' :Y iY ., Y , .. . . :• ••:. rr• r rr r T .r. �5�i� ; :o•;r � •o 'fib �d �y r' q T: ' W : • v ' ,....... ,... r .r.Y ... ........ .. . . , •Jr ..:rr ,r :rl.: .. •rr,•,,.•..r .•>. •YD.•::YY: {n• ....r...r.... .i::.r...✓:•}r•}:{rr...,:.:,v.•.. •:•?•: � :.r Y . , . . . B E STRETS^ �',,' I Southwest Main Street is + 1 cl aesi ie d; ,as a iaIor c .lector street. The . , pbrtacn: of 'Plain alon g the e .te g� frontage L� fillY 'develoP ed with ,L I curbs and s�deaalke. vementbe �ornl�t reconstrui.tedion.of SW��iain Street recommended the ';, • . engineering study of the cond .t nta .p • p p ly , in additions to other recorn iend.ed impr'ovemeCy. It mould be fpm..aacp3i. ceme ",perform the proposed ' reeonstru on of Main street i Rather,, the , reconstruction needs to odcht in larger eegitlernts a th e Q e/°jr>":3 i 11' 1� ,,,,,,:::..:;,,,,,,:.:,,,,,,,,,,:-.:,4,i,,,.:0' _ lip' I '1 1 I 1 ur W,. 1 Mpogo' � C 92 0022 SbAF1R5 � C � � �.4 , TAF� REp' FtT' SIDR; � � � � I i • ........,_«.....x......+..........r .. .«r.,:Fl....«.+ .r....m,r.+WM.•,.....•.. .+.,...!• ,»....r.•.Fr,t.d.....N..x ...n r....,.»r.-..ar...1•w.- ..rte..-....fvJ.»... Y,.v....a1..H m'.v:...w..»v4r r.3.w..........w.�...,4r..fir-..+.-,.•.J...,,...u.. .......4w1... .•L,..:.IIwJ.4r.+»..✓1:'.-..y.w•_ ....a .,.. _r..I.3 N. ...,wY•....,...µ.+w....l,.+,... r • ' ' (.: ' ' ' ' ' '' ('',. ' ' ' , 1 , , ' ,:,;, ' : ti ate •r•h'. 'rr•. •:::.•. :v:v•✓::. •:•• •:.v:. :wr.•Jr.:•✓r •r✓::.•JJr:n•.'r: ':Jr.+vr. :%v` '1 it �{ y.� �'� ::ii�r' %$$ ,}� y,. ,1�ys��{fy ,Jy� !;.yyr�r��,y. ;•��yiip�'1. �,y, y i'' •{•. •FeG'• AT'•• '%: •W►.51W.:i%.r�`F:Y-0:::•. r.9Y...'►.4 ••' �•/t;q ::rr•.••.•r:::r:•;.•::::rr:;:.:'r.:v:::v.•••r.•.:•.•::.•r::•tv:r:.:�:r r.....•Jr•.::a•.::•.'r. :•r. :ice .✓'•' .....::4i.:.....r ..fit:......•.......r.iii::iir:•:i....r.:.:.rri•i..........i.r.w....;if: ;:v M ••'rii yi:%:•r::%:% z:%J%:%ir'Ji:v:ii:%:..,....:%:ii:%:•r}:..r:+.%:{%Y.%:•..:✓.i r r r:•:+r::;'.•:%:%'ir:r:•r.:vrr'i'ri::..is%:::i✓r:.r.•..i:i:•.•r:✓.Jr.F..rr.•:4 . ' rW T,. FA ✓{ ' " rr 'r :�: ••t. (!�( !• � :r::••:••:::•....:•:•:•:•:•• : : � ' ' 7{ [ i} :t r:,r:•ri: •:•:•::' :•}iii:4:• r4•. . ..• i?i:•i:•:.J....:::•ri r.�yj'i Jr,••:•:•:••.:4•:::•:•W �i};.}if•:•:rr{.....:r.:•:•i ii•: i:r`i :•:•}ii}::}::rY � : s rr :� : yr �M rH v' [y . . : r . . :i•r , •. ,,., , r•. : v . : , •:r.•:r:. I:'' s : : a ri r: .fa .e • r 1• •f irrii•}i r:lriJ . iiii:r,.J}:i i I. '}: • .••: :.' .:i'}i Southwest Ash Avenue is classified as a minor, collector. The minimum 1 i' ' , standards for a minor collector are as follows (all' distances are from I center line) : 30 feet of 'right-of-way, 20 feet of pavement, curbs and ' 1 • r ' sidewalks. This 'development has approximately 750 feet of frontage along ,. SW Ash Avenue with 20 ' feet of existing right-of-way. ' There are no improvements along the sites'' frontage except for the southeastern 200 ' Il feet. Where there are improvements, there is approximately 12 14 feet 1' ' of pavement, open drainage ditches,, and no curbs or ,sidewalks. rr ' Southwest Ash Avenue is partially constructed between SW Burnham Street and . ' . ' SW Hill Street. To complete this final connection Would require that a ' bridge be built over the 100 year flood plain of Patina Creek. This effort' I ' • 1 would also require the mitigation,of wetlands. ' ' It is typically'requtired of developments to provide for } r •':<•��•': '�/.•�,}}s tr e et im p r o v e m e n t s • he frontage of their development.l In this case rJ e ' 1 i• Inv � yr r% rNvr:0r r r ✓: r :'J r r :J J: n r ��f r i:r"v• !xvJ % : � i 1 %4 �yG M 1:4}. : y Gv ::grr :. y: 4 � J �t . � + � :::: y ✓!Y ^ r L1t61 �y I d, •i:..:v /.4 ::: i ,,..!•.J. !:v / . :4n•i i:•. .,. *„... .:�}}„',:::;�; r 4 K �••. •.• :..•'..., :%i : r�. ::rr,::rtr Y:r:•rr•f::{:r..:} i.':„:::::::::r•`.: ' joy, { ry mr n r ;y3 rg rygio . v r: :••�vig' iyµG :+4lC � ;'K�y y �0: �i;! �: �t%� •%'�''%�'te': :v0 J 4�0� �1 0 a: � . N :rf } rV j e fIi8'conrdatz.ons w ere ia 4fuure irp roi ve :enr uaYnt 66 Ya' }be arcr a is when: Due to the nature' of,„ existing development on adjacent properties it ' is unlikely that street imrovements would be extended in the foreseeable,' 1 fut by x rovements associated with the project: under review does i ' utiare and the x.mp . , , y iteelf, provide a significant improvement to street safety , or i '. capacity. I r ik r fi y { O yy •r:# :� « O �0 y � f 3 3 4 � , ZO:�rrr M M M y , ✓• .y : :4:ONr }a �gtiag� l f atJi b � f� r r v: .0 ti !i : 4 r r t g � �i : .�T� �� 4 �y� ir 7��:: J7 !�.o � Y fJtw }ofrterqf .: i ��'01rigrw�„ ��arc d�. �'g::%aM: rfit: :.i:�� > � :��. � ,�: . ':te.r, a � : �: � !4 �j' I. jj ► y � • ��y: r:fi : ta 'i k � � rafi � •� rream e v v }g� l ”fie' , r ':P:r• ir4 •ti: . :h 'i%rr r:. .r.. %%r: i.r. iiiT . :.:%rf r�: .:•rr4Y yr.J i}.i' ' .v: •.ri'• ...•i':.r'r..••r..f: r :'%ri 'F � K�•�. . � � � M}i .�a �:% 1�i. f 47 .�v ��i .. �F G ..........., i:•i:..... r...., 44 .vrr .. i .4 4..„.i ': ✓ ! ir.•! •; : : •:Y.:rii•::J•.:,.. yr r 4. SANITARY SEW.1I r I There HateHtwo existing' public sanitary, sewer lanes which serve this ' • ' '1 ' the p e past of SW Ash Avenue. nn„ the western lane located �hin• • eVe�ublic tight-Of-way r this• site there is a 1a1 inch p ' p" orta.on of the ' arses the site in a north-� ° ,..A, South direc nd then turns at n rt a end of' da there is v ta.on a the site and hea I into SW Main Street. 1 ' The applicant is proposing to extend this 12 inch line to• serve, this I ' deve�.opment. rouldproperty„, ,then tie The rta.on y of 'the 8 inch � . . �southwest, hornet oil the The unused '°o� ' e--in 'with the existing 8 a,nch line at line that cu southweg Y p p ;.y and heads to SW Main Street will • i e . currently crosses t.hep ro ert-y qu , be abandoned. This conceptual ._ :Lan meets dity re irements. i 5 STbRM SEWER: I x J The majority f tote sate I is bounded on the north by �°anno Greek. There are. also t two major creeks Whioh tun through the site aid then dkaih tnto 'anno I r 1 1 STAFFI,REXOR!' - SbRI 92-0022 ' SEA1"IRST/GFUAMbR I Page 15 I. I 1 , I I I I I I I 1 I i 1 } I ✓ • , .,..-.,wn.............�..»......,.._ ....._...,..�-..-.�. ...t....l•�.«�.,.-.m......A_.._.�J: x..._...,•.....,..._..._........._.....,,.«« ««..«. ....,.....u. .!' ,....,...._..,...+......... ._.,..a..w.,._..._i.».,.n.,..,,....r...,....w..,..._......... .._�I_.,.,_...�.�..,..n.r...........�n.4.«..i.._...,u........ ..................,..,.,....�...»..u..�..,_.,..+......L.r.�.•.,n,.w�.-...,..i . +r 1 s A~ ffr `,i . W The Unified Sewerage Agency has established, and the City has agreed to ! ' ' • enforce (Resolution and Order No. 91-47), Surface' Water Management' ' Regulations which require the construction of on-site, water quality ' + facilities or the payment � fees in-lieu of their construction. The ' applicant is proposing to construct on--site water quality facilities. . Based on the preliminary plans, the storm"water from the site will be piped }' • ' into'a private system. This storm drainage will then be transported to one of several proposed water quality facilities prior to being, discharged into . ' ' Fanno Creeks }. identified i . run through the site the identified l a s which Fanno Creek, the two' sire r!� , g wetlands, and the mitigated wetlands are all classified as a sensitive '1••.�r4••h{JJr{:'J,y::•;r,JN. Y,rJ••.{{x.•1.I,�p;{.:;::ry areas under Reso9 ut�.on and Order No. 9].-47. 3.'::;' :` t ::: ; rr J.: y�y'�1� i ��y� :� x{'{µ ••f7. Ff.''?h:•`f!�111:Y,. ''�lMl�4Y .n•... 4�:•J.::•J.•:::•::4:I:4'•5:{::SY::•:%%:%$:•:r4;.;{::.5t;.5•.:}.,., r..,r..........:.......: .?.::•:r•.:•✓r:,•''%� :•:4,;4{i:•:4:I.•r'r:'4Y:•:•':•.>;:::,, •:::• :., •;::.;;rr;r;.;{•: ...:{;;•. •.�. 445. '0::x::4:' :% r t% ..�:fi •.•:✓ .:�. •.•::. •:rrr:. •:r:. ..r;r 'v r.r :.{• %r:f ':�a:•� •''•'•fir. :::� .�. .I..IJJ i:s✓.:.✓ 4.55:445: :.:4::%'rr:.•:.f IJ'4'S✓ r �'%'r' r•'. �r •:45: J 1✓ r �� rrte��•• •• %:v• !� i4!•: y��i�•�{�•� �!.. yy!!..y7�,�}� j��'�•� '}'��j.�Ii 'fK:�SY��' 4%iN•� �fi'';M:!•.': �ih:TJ41�•'rrv%7ii4i�:%::;:4i�'9°7i�.?%�`j� •7'iF:%'' ,",� rr. ...... :4.55:. r i r..r......4:•.`•:45: .:555:. r ..•SY r:4:•y5:r.....::445:•:.rr. •5:'S....... ....:45...r.........rr.....r....r.......r.r...... .. Currently, the storm runoff from' SW Ash Avenue ponds at the :terminus of the ' ' street improvements. Typically this water will be left "standing" for days or weeks, depending on the time of' year. The main 'concern,'with this area is that the elevation and slope from the terminus of SW Ash Avenue to the . back of Fanno Creek does not permit the installation of a standard storm drain. Drainage could be accomplished by extending the existing, ditch l, along the side of the street' a depressed wet area which dould then bel drained to the creek by a culvert. , This depression would be within, or near, an area that has been' designated' ';, . as a potential' surface water management regional facility site by the Unified Sewerage. Agency (.USA) . Proposed wort in t17is ria shold be l 1%:r .r4::+:.r•5 5:4:' •'S5: ••;455:'•5::✓4" „ ,., 01 . .1{{•h5: 5:4 4 41 ,. r �j +�,,r,S�i!�{�;� ;�r,1.� coordinated, with USA. ��• �� .:.%%.�'<. :'��:>�«� �;'�.>!. r�?��4 ��%•: .+�. rl::' :'S5:55'•r' +1• .I r r :•:%4v.• •5 1 yy 4%Y O.y-.r 4':t' ' i' „:n ✓ :vr. •:r:•'5'•':•:•'•'•'•55'•:4'4:•'%:•:;444.•::•'. �.�c�, }� I•vr.J::• yr:. .. 1:� :t�r w ' i the + .. `i; $f. :. Y.4..... •55:..::....:r•:r•.1...r.'.r..r:::y,':o..'y+:'>....r.:%'r555:......:i: '''r::.::':':4.....•:S:•Yr:SJ..r.......:'r:':•$5}:•:......•55:'r'I?:..4?5?:i'ir}::Y::..•r•r::r 1 ^. t. . • 6. , FLOOD PLAIN I ' The 100-year flood plain cuts across a substantial part Of the eastern , portion of the site. The applicant proposes to fill a large portion o f ' . •t,; this area to that it can be developed, Based on the applicants Submittal, it not specifically demonstrated that they meet the requirements under a Sensitive Lands Review; Section 18.84 of the 'Community Development Code, i although the intent is there. The plans and data, do show that some'work, in the 100- ear `loodplain is proposed Oreon Land they h and pLl d to tine U.S. y i i Arm Cor s of En�.ineers State o g � . , vision of State Lands for the appropriate approvals. I' `:'' It is typical Of a development proposal. to provide a Conceptual' plan of . what it proposed during the initial review phase. Once approval iS Obtained, it 19 necessary to present more detailed information to endure. the ro'posal is in c.0.01�/ .iance with all aplyJiicable cri:tetia.' '': a:y''.!{•p1z Cat ..Y,.. .1. rJ4r. .1•�1♦ :r'•..i�r�l,•r•. +JJ:✓. •:JJI::•:•L”•:J•JJr:•r.•.::+:I•+rrr':L• :.^r.^T.•.: .•:Jl.•:.'r:• :.� .rr :ar•• r'r•. 'a•t .yy n v:• i �1�y. r. ]�y ,;' t� TTJlTrTI'r:t1�i•�f???I A�fY411!•!eF+�+:��i�'',RMP:�1?i?�� '•r��Y � •4'�:%: (� �« 'y�!}' }� r .T'•5.4'T."�i� r.. .✓. r:..i r.T .JT.:. ,am,µ, r•��.r.. .r,�4+T7:} r .r ✓F:r . .4: r•.•.4 .Jr. 5:. •:yr:4•:{�:vrr.'r.•. 4%k ad'di o ti. na]: :'S• 4'r: •:''r>: ':4>: r ':•:: �4:•: e i'S:4 45>: r•55•:•5.. SR'r: cl'etaz.l 'wo 'ri4w ic; �. ' S: 'e iced `'wr:l:;,riot six 'fi.cien aster the ro ased :•a',I:• .:•U:b ✓:. �:. .r..:•r,•r�J. -0;rr$;5}:•k% .1,,{r; ;J.;'.?r. %rr. r. :r' I, e elo rent �xx� .� �e .,: �:•:44�:5: 5`.�� ,►.. :� .l. � � r r•.. .1 :.•1•r:rrr r::r.' �:5:: 1 •:•'r .rr.. J}' •:•5.:5'•'':4:. .rJ., ,IJ. .ti:1. Srr.': i ..;,1 .rNr t .:f,J a� ''I %\' JJ. ,�y� �3' ♦ x:•5:•5: g•.. i u..::14 :41.4#e0.. . +l :.ti. ':f:r r:.:: :r.•lr :5: .r �i1 :'a,. :v J' x• .. r r r J r•?•: ''•XJ. .. P r•v'' •'•5,: 4.5' +}t•$.rr :hP55}:v.. ..r.: •'''r'' •:r r. r .r:S.. r .r. .i'Y'f� , r;r;;;. :.5:4...I..r1:$5r:,•rrr...,.5:45 •r:•;:..•:•r%:•7�:�r. 444• .rrr.... ..r.4%75:......rr..r r...r .•rr r •'''r'•':.rr.✓r.v.•:�+'. 7. OTHER UTILITIES I under r 164�12 of tit i it- new deve p td to provide p ti ode $action in �,,j; quires to men for the • g . p , y'� services a e, ?; oiand lacement such a ` electric, t ie hen STAFF REP ,., GRAMOR Page �6 ' aRT 3L1I•k �2 A022 aEA�'IRS• /� g r • • i { . J • .....a„.,,,,«.„., „a.a,. .a...: ,_.. .,.....,.,,..._,..,L......................Il......, ..a.........._._,........,......,,a4.,,«...... ,,,..,.. „-...AH.,'...._,.._.»......•,,.,..,.r.',.....ti.. ../'t .......,.,;... w .. .,.,I..,..., ,u.;,a....... ., ' 1.M i ,. ,cable television, and natural gas service. The City Council has established a fee -in--lieu-of underground placement of utilities where it ' is found to be impractical to place these facilities underground due to utility provider concerns limited frontage affected or other reasons • I � r:% L• J•}t, y :'✓!l: J:l•'J✓!.• •lr •✓•!r :•J�J y.•J.• ';h vrr:•.%44::•J.y 4•:m m••:•••K:•J•%i% �' yy•:•:••:'!:1r''!}. 4•✓:. J.J'.�•.. '{ : 4 ::. 4 }SY•r ,} { • •. r •4 : ::...•.': }:':: :;.;: •.;.}:. :Y:skhal : %be : ssubXe: ::f. �° :fi t : " : { 4 •: } Ry' : :4 } . : .. r •w: }:}r,. : ,:na.r tr*l Lae : 7 .r ° „1': : ?{ : 4v 4}d, , � 1J•: .: . . :rFS� g g i'l }: }r }r � : :r }} ' :' } r r i } iW1vi / i: . • r COMPREHENSIVE PLAN POLICIES: ' '1. , ' Policy 2.1.1 is satisfied because the NPC, the Oregon State Highway ' ' Division, and affected service providing agencies have been notified ' of this proposal' directly by the applicant ,in advance of the actual . ' application. These groups have been given an opportunity to comment to the applicant and the City of Tigard with regard to their concerns ' with the 'development plan. I D x.rect notice of hearing :on t hi s P r© o s al has beea sent .x 1 all , '' property 'owners within 250 feet' of the ''site. In additione the . ' hearing has 'been advertised in the Tigard Times. 2., Polio 3.5.'3 is satisfied ,because the City shall be requiring ' . . dedication of , sufficient open land area for greeriway within the' ' ' floodplain. 3. Folic , ____ 3.5.4 is satisfied because the City shall require the provision of a pedestrian/bicycle pathway along:the site's boundary of Fanno Creek. . In order to Comply with Polzc y_ 4_.2.1, a Condition i s warranted to . require the 'prospective developer to prepare an erosion control plan ensuring compliance with erosion Control standards for the Tualatin Fiver basin ae ''part of the grading permit application, 5. i .1.1 is satisfied the City is obligated to' . Policy 6 's s because t provide fora variety of housing types and rent levels. This proposed multi-, ' ' family project 'would ''add to that diversity in a community that is predominantly developed with single Tamil "y residences at lower densities» The CBb' gone 'allows multi-family development. 3olicy 5 3 2 is e aide 6 i . , s satisfi d because the' area within there residential ' y � � not exceed 125 percent y derisit transition zone does •� nt Qf. the density allowed in the adjacent,Rr4 S zoning district: '7. irbit landscaping plan' � 6i by providing e uitable • buffering, building setbacks landscaping between this project and the properties designateci surrounding usesa' Policy 7.1,2 is met because' adequate public water sanitary sewer'i' ' ” and t m m sewer ' serve the proposed . zm se ion of trh�e� fac available to wer facilities:xlitxes are av ilities to :or through the site • will be' eV e.�,n ,� Water District equz red o be Tigard W �onst.ru,cted to City and standards. ' , In order to satin ` f. pe tic ?a �1• the applicant licsant pp will,' as a condition . ro', e an a op appropriately, .. p r p zneered lan fo... of arm awater runoff froc the site in a man vid pp y eng for disposing y downstream po` that will not y p ty owners or j. per adversel affect an er ura.sd3:cta,ons I i i i / Page i7 STAFF REPCJ�R!C. SI�Rr 920022 SEAFI�ti��T GRAMOR • n i „..:.' ,. .. 1. • . . . . . . . IA ' , .• _„,- - . . . . . . , ■ „ „ ,r,. :, ::• , „ , , . . . . .• . . , , , , , , , , ■ .• , , . . I e 4 . ,., , . I . . , • . , ' . ■ . 10. koll,gy1,4,4 is met because the entire apartment development will be connected to the public sanitary sewer system. . . , . .. . . . : . 11- Policies 7.5.2 and 7,6.1 have been satisfied becausp the Tigard , Police Department and the Tualatin Valley Fire piistrict have been ..• . . • involved in the review of this' application and have offered cOmments, that been incorporated into this report. • , . 12. PoliciL0,1,1 calls for the provision of a safe and efficient street . . system that meets current needs and anticipated future growth and . . development. This policy is satisfied because this development will . _ . . ' connect to existing established road patterns'. 13. Policy 8.1,2 is satisfied because the State Highway Division has been provided the opportunity to comment on this development proposal. • . . 14. The conditions of approval for thia project will ensure that Policy •. , 8.1.3 is satisfied because: . • . .. , , a. The development will abut two public streets. The proposed . .• , ' driveways to SW Main Street and SW Ash Avenue will provide . . adequate and safe access to the proposed development. ' • . , - . b. 4,11§MONSONNUMMINNINIMONNOPRIMA ,. ggiinebiMg4,401,0010406001iiiia0.040Wilith0:1:1:0000.01.0.011:0Vggfig#0.1 . . 1440400.0.16004404.014iiiiiiiiit400/140,a, iiiiiiiWilitegilaiiii060041100450 , giangaggidifiagUitilidelfWiNNINIONMIONAOMI 41#00,0101MOSION.$11;',0fieViiiiiiiiiMialaill:::NIWOKWOMOIiiiiiiiii,iiiiii;i0iN . VAtMgOgggkiigOW.Mdf.tdMrattM. gkSN. NOJIOIIOIXWAN , ,,. . • . 401il'ii,6•6M4015,MO!iii0601M40444000010001"*"."*"."*".7.--"'"'"*."*"..."------ ***.ox,,,,::::0....x.**K.:0:.:::::::,::::.,:.:4 ,:::4,,,,...,;.::::0,,,,,..,„:4,mx.x.x,,,x.:*,,...::it.:,;,$:1/4m:p.;:,,:::::: ::::;1,:: . . . . „ c. The developer shall commit to street improvements as previously „H . specified. d. The developer will be required to pay a Traffic Impact Fee to , the county-Wide TIP program. e. Tri-met has not commented on whether a bus turnout is . ftecesaary. Therefore, a bus turnout is not required at this , L . . ' time. ,. • , • f. Parking spaces for ,disabled persons will be provided ao ' . required by City and State otandardo, ( - , . g. The property is affected by the adopted bicycle/pedestrian for the City, since a pathway is called for along Fann0 Creek r , within the portion of the site that is within the 100 year . floodplain Of Fanno Creek. The site plan recognizes recognit.es this r • responsibility through proposing the construction of aft eight foot wide pathway roughly parallelling the creek. . : ' L , SECTION III. DE018/ON: L , p000d upon the above indirigs and cOnclUetiOnSi the Planning Commioolon 4PPrtONM8. Site bevelopment Review SDR 92,-0022 flit the ptop000d Village at 1 Vann° Creek park apattMent0 Variance VAR 0-0021 relative to the teiluested 'I ■ ' 1 : . access vrance; Planned DevelOpment AeView PDA 92-0005 for development . iodated within a Planned Developetient area,:and Peneitive: tando Atvi6w sta i• . , 52-,0004 fOt bikepath aftd„utility instillation and landform modifications .. , . , within the 100,-year floodplain of Panno CreekOl'IMPA'rx56000804NOWN , ! Aff545finbUtOttatekanfikladietefigh, ' ,,, .,4*,•44=.: 1,,,4i.:0;*„, ■ • ' , ,,K.,„:.,:.''..t:•;•;::•;•:,:•:•::,::%),K,:ft,,,....:•;,04,..ms.::::.,.;::•:,::„.,,:,..•:::•$:•;•,:m.A.;.:•.,•;•:,,,,....4.:,, , i• , , l' , , 8Virr 18PORT ,,,,' 811A. 52-6022 84AVIA8T/OAAMOA , Page 18 , , .. , : . . , , : • , . ,,, ,, , , . , . , , . , , ,, ' ' " ' \ . ' . • . *k ,, ---"-•"------ , •: . ,. i , , . • ,• p , • „ - •• • \ , , ,. . . K n. , . ...,.,1..._.., _.........,il,:',.,_..«r.,..,..r...,,, ...... -. ., ...,..,,..,..,.......,.... ..i.......M _. _..,..A. ».......,+,.....»,......, d.,....,.,...:r•....,.....,:w,r...4.«_,-.c%.n...,........«.,,.,..,:k....,..»,..».......,.u.,. .._ 1:.1....«..,.,,..wi.. ...rW.,..«..-,. ,....n.l. .ur:..ax!—_• .. -,_..u:..-w, • p' • THE FOLLOWING CONDITIONS SHALL BE MET OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS STATED OTHERWISE, THE STAFF CONTACT IS CHRIS DAVIES OF THE ENGINEERING DIVISION: • 1. Lot consolidation of all subject parcels shall be completed prior to issuance of building permits. Evidence of the consolidation shall be provided to the Planning Division. STAFF CONTACT: Ron Pomeroy, Planning Division. permit shall be obtained prior to either the destruction or, 2. A demolition perm p moving of any of the existing buildings on the site. Any existing septic tanks shall be pumped out and either removed or filled with sand or gravel. An inspection shall be obtained after the tanks are filled A copy of the receipt for septic tank pumping shall be provided to the Building Division. STAFF CONTACT: George Steele, Building Division. 3. The perimeter of the 100 year floodplain shall be marked prior to building permit issuance, and the marking Shall be maintained throughout development of the site. STAFF CONTACT:, George Steele, Building Division. 4. The floodplain portion of the site which is identified for greenway/park use in the adopted City of Tigard Park Plan, shall be required to be dedicated to the City. 5e The developer shall contact the Police Department prior to obtaining occupancy 'permits for the complex for review and approval of the address signage of this development. . " 6. The developer shall submit an erosion control plan ensuring compliance with i,- River Basin. STAFF CONTACT: erosion control standards for� the Tualatin R � George Steele, Building Division. 7. Sign permits shall be obtained from the Planning Division prior to the installation of any signs°on the site which are intended to be szeen from f; the public: right-of-way or other parcels. STAFF 'CONTACT: Victor Adonri, Planning Division, 8. The applicant shall provide a parking analysis clarifying the ratio o ? compact to standard stalls (25% may be compact stalls). The modification to the site plan shall be submitted to indicate the provision of at least • 9 designated handicapped acdessible parking spades. It is s recommended '„ dispersed that i ' \ A several , of these designated handicapped parking spad p I throughout the Site so that each parking area, 'or 'loop, ' is provided with 4 at, least one handicapped parking stall. STAFF CONTACT: „ion Pomeroy,, kti Planning Division. g. T he sit e plan shall be r evis sd. to- provi de a north - south, walkway - beb w� eer southeast corner of buildin g 10 and th e sidewalk to the n ThiS walkway should placed en' „e p a t g p ace s and the building. An •3' additional walk a y Shall installed bew ee r the sadeWa1near e . ' south-east corner of building 6 and the pb1 id Si dewalk on SG Main Street. ,, STAFF CONTACT: Ron PoMe oy, Planning Division. 1 0 s A detailed tree inventory or y will need to be submitted as p aft of a tree alremov p er mit application. Ari arhorist s r eport outlin i ng method s of protection of the trees to be retained shall also be submitted prior to the issuance of a Site grading Or tree removal pertit " STAFF CONTACT: Ron Pomeroy, Planning Division. 11. The applicant shall r e ai any ezi in y sidewalk alon g frontage SW Street which does not Met the Citam,n. ttn Standards. In alditi r r STAFF REPORT SDR 9�r~002 2 S EA FI 3S� 1 GRAM4 page a 19 ! ,.a 1.. ti b i \ \ � u. � 0 •• a. FD r:l, t, 1l, Syr•11 I1 ri11/1F . I ..._.,......_.,........,,M.. ..mN,.. „.o..,,_.. .. ,M.........,....,.... ......._..,.._._.., ....,,....,....,..,... .....u-„.,I.'.I....,_M•...«+..«..,..w.M.....-..,...li«x.;aM..ea.a ..,.,..._........,...,.....,.....,,,..1,...Jas.._.................« „,;....w._....J»..i..._.«1_,M .......,J..» .,...i....,..__......4_ ,„ A ,F , Fy( . . f,.el • any existing curb drop which is to be abandoned shall be replaced with a full curb and sidewalk. P ', ` _\ 7 ' 12. The applicant shall underground the t' �� PP utilities along the SW��Main Street . 9 frontage or pay a fee in-lieu of undergrounding. 13. The applicant shall submit a preliminary future profile for SW Ash Avenue . between SW Hill Street and Fenno Creek to demonstrate the approximate i future grades of the street. 14. Additional right-of-way shall be dedicated to the Public along the SW Ash n Avenue frontage to increase the right-of-way to 30 feet from the 1 centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forma for which �'4 instructions are available from the Engineering Department. ' In addition, } { slope easements shall be dedicated to the City where the preliminary design �'' required by Condition #13 above shows the need for future slopes to extend i beyond the right-of-way' onto the applicant's property.. , 15. Standard half-street improvements, i.nc:,uding concrete sidewalk, driveway apron, curb, asphaltic concretes pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW Ash Avenue frontage. . 1, . Improvements shall be designed and constrmcted to minor collector street standards and shall conform' to the alignment of existing adjacent improvements or to an alignment approved by. the Engineering Department. j \ NOTE: This condition shall only apply along the frontage of SW Ash Avenue where partial improvements currently exist. 16. The applicant shall provide for positive drainage along SW Ash IAvenue.. The ; final design and construction shall prevent the storm runoff from por�c1Ing ., at the terminus of �^W Ash Avenue. ' , 17. An agreement shall be executed by the applicant, on forms provided by the M City, which waives th e property owner's right to oppose or remonstrate , against a future Local Improvement District formed to improve and extend \.\ SW Ash Avenue. , 18. Two (2) sets of detailed public impr ovement� plans and profile construction ; ' drawings shall be submitted for preliminary review to the ` Engineering tI Department. Seven '(7) nets of approved drawings and one (1) itemized • construction submitted cost o: final tre�wieianda1edr val pro© aconal Engineer, shall 4' be pp (NOTE: ,herne plane are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements.' 19. ' in erm.ttw l a proposed public shall n ot begin Until after the E n aneer in i Department has t ' . reviewed and approved the public improvement .plans and a street opening `--'1 permit or construction compliance agreement has been executed. A 100 1 percent performance, h a a permit fee and stallatio n/streettlight assurance or letter agreement, the payment of g fee are required; 20. The h e proposed ....riv at l p operated, .... an 1 maintained sanitary s e v e r a nd storm e , drainage system plan-profile details shall be provided as part of the , pi hlic improvement plans � f 2az ' he applicant shall de��nstrate that storm drainage runoff can be„ isohaz ed into the existing drainaYew� z without ou t significant)y tn actin g P ro rtaes downstream. I STAFF RE OI3T' SUit 92 -0022 S�I 1 f Page 20 , l',, t .l ,V' , 6t \ t ' . ■ ' . , . .. , ', , 1 r •4 J ' , I . w , • ,, 4 . . 1 Ar ' * V V . I, a ■1 .'14. t, 22. Sanitary sewer and storm drainage details shall be provided" :,, • ' ' . : , public improvement tJlans. Calculations and a topographic m, • , . , . drainage basin and sanitary sewer service area shall be . ■ 4 supplement Lo the public improvement plans. Calculations „ ' ' , ," ' - , ' • ': ' ' . ' on full development of the serviceable area The location - -, ' existing, proposed, and future lines shall be addressed. 23. The a:9,p/icant shall provide for the connection of proposed b' ' , , pu)'1:!-41 sanitary sewerage system. A connection permit cr,Anect to the existing public sanitary sewer syotem. 24. A Sensitive Lands permit shall be obtained by the applica, Army Corps of Engineers and Division of State Lands, (Autb-, . * .' '. : ': . , :', ' , 404, Clean Water Act, and ORS 541.605 to 641.695). A copy, ohall be provided to the City Engineering Department by thE 0 , 25. Detailed engineering data and design drawings for the work year floodplain shall be submitted; including hydraulic cS , . earthwork volumes. In addition, the applicant shall meet 4 . 41 • of Section 18.84.090 of the Sensitive Lands section of Development Code (Grading Plan) . 4V , 26. Development within the 100-year floodplain requires a Si , Permit. The Sensitive Lands ordinance requires that , ::: improvements "shall preserve or enhance the floodplain storw, ,c' •: maintenance of zero foot rise floodway shall not result in ,, of the floodway boundary." The ordinance further reqd ' • . . proposed improvements can "not result in any increase in th0 .4, elevation of the 100-year flood." The applicant shall pr, that the above criteria has been meet. 27. The applicant shall be required to provide an on-site . .. :14Vo . facility as eotablished under the guidelines of Unified S Resolution and Order No. 91-47. . ' ' 28. The applicant ohall provide, as a minimum, a 25 foot bul drainageways and along the boundary of the wetland areas ihrl requirements of Section 6.08.3, of USA Resolution and Order . , , 29. The applicant shall obtain a "Joint Permit" from the City of . . permit shall meet the requirements of the NPDES and Tualatin . ' Control Program. , , . 30. No construction vehicles shall access or depart the site 1 • , except with prior approval of the City Engineer, Approval .. • 1 , will be given only when the applicant can show that there i • 1 altetnative. No construction vehicles or equipment may be st on Adh Avenue. Parking of construction vehicles on lqair S *. :, : 1 \. - \, , , ' ,•,''' , limited to the site frontage and shall comply with all ekisti , ‘,..'s ag to iodation and duration of parking. No construction m! ' T. . . • , , ' . . ' be stored within the tights of way of Ash Avenue or Main , , ., T,,rigui., , time Construction vehicles shall mean the vehiCles of any subcontractor involved in the construction of the site in ,. , , - - ' : • . ,. , .:: . buildings proposed under this application and shall includ( .• ,,, . , . ,, of their Oupplie0 and employeeS. . , . I 31. A revised landscaping plan Shall be submitted which adds street trees as follows: one along the West side of t ..i. , building; ando one tin the east side of building 419 along the right-of-way. TWo additional parking lot treed shall be addi one in front of the parking Spaces on the north side of buiD 1 ' . • r STAFF REPORT - SDR 92-0022 StAlvIAST/GRAMOR I, 1 , • I . / as part of the , ap of the storm provided as a shall be based and capacity of • ' , ' . , 1 , • i one near the northeast corner of building number ten. STAFF CONTACT: Ron Pomeroy, Planning Division. l �; THIS A MONTHS IS VALID IF EXCERCISEb WITHIN EIGHTEEN OF THE FINAL DECISION DATE NOTED BELOW. It is further ordered that the applicant be noted of the entry of this order. '' PASSED: This .r. day of February, 1993 by the Planning Commission of the ;' ' City of Tigard. /J/ 1 . i/ V .'" a 0, if.:irperE4 oan r Tig...I.. PI.ann' g Commission • 41" .. It, 4140144 4:::ec0"4„4,,N :iN/). � �� 4,, �� +4* 4.440 I , ' . 4101k AO.IA. 1 4.. 40 , 'C.,.. , -4./'• 401046 . ,....L. Aakir: Illh'--........•--- 40 419PIP' 11011110 " / \ N4 G,\ e I 'Iir -7_,_ , b_. , 9 4_*A• i -rep 40,.. lel'40 * li ....-.... 14`1, 4.' ,AL #41 VA' „ - c' • ...-- CENTER 'PIO, g 4 :..<c 40 r C'f' TOP W , 1/4ii.ir C°:,*I'll 4 410. : # ' . 44, 43., .. . Giol '' '',S, ..,s 44•00,,,, toR - ' . , .. 4, 40'4 c"P16 C4-e "Ili 41Avat an Is ' r • Ifs • ' , y�' no, ,. , 4,,,,„: STR i I r i 4 , r--�- -�T�F F R8PORT - SDR 9 �,0022 SEAV IRST/4RXOR �iii Page 22 • I I r 1 '3.1HOMA S W MMAN, AAA 17355 SW ONES FERRY RD , LAKE O SWEGO OR 97035 ' ,SI:�AFTRtS' REAL ESTATE �, PO BOX 34401 SEATTLE WA 921244--1401 ' 1 r •1 ', '!,;h.I,m{e t.nAGIAf..O,.faxst4„aV,.r.�'✓"'.,Ia,Y.91t i.,aFk+.'t'''R tlr nn„1.x3*/ll,s r' tlnrcr:f YnGi n.x,nwt,/„,,,,,aha,rv.",J sal.,.`+A..w.r1E.�n ti:l a,.Yf.}s!' ?1rnv1„ Ivrr4,4er'I,J,,,O,a.,n,ll bav Y , I I I 1 x , M 1 ! i I 1 I Ir� ry , 1 , r I 5 1 i 1 �r9t 1' 1 , r 1 r I n 1'+ ( ( 1 4 « �d v +I 1 br + « xl 1 x ^ y • xx , I I , 1 1 • ■ ' .fl I r , • • I , n r . ■ .. '� ` ,. . . i n' , 'k vri �,'iJ,, I t�.'' ■ R. . ,4F,a',° S j w .. • ,, ,tea` Atc a ;, Y, b , hu ,tl 4 ..W1t.y/i�rk,, ''':`V � � if' r t a 4 December 17, 1992 ��f S ., ,�f<' ,J. i ,.� R l'o/�o:RporFAr�fD,,: , R..y ti 1.T,E 0T- r .S�r ur a,� .r ,,,,',14 1 - ,,:;.,,,,,o ,,,.... ;'4 M, r R 4' ra, '�,.'�, 'a R t(kni Arciiitectur •",,.. a Jerry Offer P1 ,9011•1.9,,,,I, i J` . q R '' Ids Development Review Planner "�'�, • y ," t't��i��it��I�A 1' t, • F City of Tigard F, X ,.'; 3125 SW Hall Boulevard , t';R a � � �t i�rt��i��rr�tyii�to�.� tr� . ]P.O. Box 23397 ,. r stiw a . n . , , ct "' ' Tigard, OR 97223 ,•. x'1'44-`,.40'.:•'.. .:; ; cµ;E RS ' TranspoJsi l •.: V �w,f4 Fhviiohmertt i siiM8r Re: The'Villa a at Farina Creek Park . at eF#esources'flax Map 2S12AC, Parcels LX � d K ' j. k Suryeyih : , . . Dear Jerry f X , 1 e , A Attached is our submittal for a 218-unit multifamily project located between Main , "`.,, kr� ;,,'� )• � l�,;,1,R ,, ,' . . and Ash Streets in Tigard, We are,submitting for Site Development Review, t ;• • Planned Development Review, Sensitive Lands for Flood Plain Modification and a �! '•, , Variance for the number of access points required. • t ' SITE DESCRIPTION ' ita• ',ra 4 r %Vp.'f ii' ii b,'• '',14 The site is approximately 16.8 acres of gently sloping land with a large 20,•foot iF d p x ,t 051,0 high knoll cutting through the center of the parcel. The site is relatively open „,,,f,,,...,%‘,r '4 +�:M1';' ,• ”'�� .R t with clusters of trees at the west end, a cluster of Douglas firs on the south side, 4 , and a few scattered trees through the rest of the site. 'anno Creek abuts the ' ,.' "`' property at the north and two d,iainageways cut north/south'through the property, �� ::::,'''1,-;''.,,':,,,''.•,'...:;', '' on either side of the knoll. The 100-year flood plain crosses th.e site in the area of . t i , rI ' •' Fanno Creek and wetlands occur along the southeast portion of the site and f` ; ''A,,', Nay" within the two drai,nageways, . ' The adjacent uses are open space and park land to the north'and east, apartments '� , X to the southeast and south, single family along a southeast portion,and , _. a,4' t� I I MJ �t t E., t ''. commercial along Hwy. 99 and Main Street, There is an existing plant shop on .t ''r ' ` • • this property which will be removed as part of this development.' p PROJECT DESCRIPTION I.' The proposed inttltifaniily project is an excellent use for this.parcel of land. � t goal a ,, u ,- . Multifamily use ms a specific goal of the City Center Development,Plan,, This ,- ,,; �-�;.r � project takes advantage of the unused, vacant land in the City center and will `,..,,,,„,,,,,L " ' ..*7▪ t'''' '" ''u„; ' c vitality and economic oo act it t. area. increase the vita i y 1 activity of the , The project is designed to work in concert with the surrounding neighborhood and , r R, J The more level areas of the _ , ,„,,7,711',', "1' .`' p'� ; to take advantage of the natural features of the sate, , � �;, site have two-story buildings in�4 and 8-unit combinations, This keeps the scnlle � � °,'� t; "" � ” �"' , `• low, both at the coxnmerci,al area at the front and the residential'area at the rear, ' a '" s` '1 f�M r 4,„�fl0BJ,Ntt}I�7 060)r t t,,. ' ., siinilar to the nearby buildings. Oii the sloped areas,of the site 21h-story buildings ;„,, t1k0 o1,y000;Oregon 't1,5 ','w, ' . are used These buildings are within the center of the site, take advantage of the .oiti )C3b i ', 4: a;,. , slopes, and are of similar scale to the apartment buildings directly to the south' ` ,F� '.3) 44,4,t. '"x` ` 'i•, Ki, kmd, vahln o t 9003 'J z F 'y. �iG�y1�y�)�y��.y�,y�"Ry4y��{Wg��!•1� r t � 1��, ' �' N"0416)4827 i7Yr..l rJ,,•iw,t 1S ,r''', 1 J 'Feat I Ate.',,, , ru ,, II 4 FpX. y' , k .fy4 t. L{Siff d_ . — . AAA i. •i , A 1 :•,'4:.t T.-''47.'i'''., ` r r':. , w 1•. r • Ir 1 � c ryy 7_y s T i ' �, • `'' Via¢ . Jerry Offer December 17, 1992 a , City Tigard Page 2 -ed i r£r r;;t,Y 1 . Buildings are arranged to take advantage of the views of the open space created ,,,r f4� ,i''; a", ., ,'.�, by the drainageways and flood plain of Fanno Creek, as well as to the ark to the ti,�' r"�r 4 fi' ` :�J Y` e , � � �. p 1,'t��! 1 'l' .a..Yw- r A J."i�� 't �j11• north and to the east. The higher units on the'knoll wall have views of the distant '' .A : ��°;'. ,•.. ,y° 'i; hills to the north nt , . 't , , . a t 4r: ,r � .0 a r •,`7.!r' t r1 V '` ,•a �,• , Yet .r,+ ,. t. • ‘P''''.:„., w' Every effort has been made to preserve existing trees with this design. In „ ' „•,,''''.Ix ', °° t particular, portions of the clusters of trees along Hwy. 99 and a part of the cluster „,:';:tit'',,',', ;tit F a�N`„lyJtr;:°u'',r,`HI�° , along the,south portion of the site will be preserved.'' The large Douglas fir in the �it, , �./ 'r r' ,r, 4,, ri ' (f''',','t. e4 i�'Id�,�, 'J,'YpJ ' f..�r 1� .,i` '4 I'' , center of the site will be saved. The large oak was not able ,o be saved. , •a5.;, ;r I J )• r '::, However, half of its canopy is gone„due to storm damage, ;P`` ;'�, °' ;: ! �9hr�:r w( 't,r r t Y �jf -t i The overall site plan arranges the units in 6 clusters around an auto court, , ••„ ''`'""` '',r 1 ` allowing for a smaller neighborhood scale and a better sense of identity for the ,, „ � r ,>nY ' •t occupants within each cluster. The main private drive through the project is free JY ,,r;«l r of parking(except at the recreation building) which provides a comfortable lane ; . : for travel as well as improved safety, Y/ p,�• ,” The project has 26 buildings �t I, r. p a b rugs with 4, 6, 8, and 15-unit combinations. All units �pt�}} � ,i ;, , g o,� , t,Y ;,u sa. have attached garages'except for the lower level units in the 21/2-story buildings. ,' r° ;,,,;� ' r 1 4 . „ These units have garages provided in the parking areas of the auto courts. Each ". �' ' •• J to .. r ' x 0'r` ;Yru, I ?" {1 dIh Jt,ti 6• unit is provided with an additional open parking space, and 72 units >.,'', . have p p g p � a r « � 5,,. µ , .. additional tandem spaces at their garage driveways. Overall, the site provides for �':t t . ' ,..,t..", .�, °' ' 2.1 covered and open parking spaces per unit. The 72 driveway spaces, which are I � ' .• tandem (or stacked) behind the garages, brings the overall available parldng . ' ' . . Y 2.44 per unity , spaces to 4 J 'yY „p tad n V gyp' ' . The Main Street/Hwy. 99 frontage o n • , ., . design is responsive to,its immediate context. �„+�R ;� �' The small park along:l� 99 will feel larger with the setbacks p Hwy, g b+ �ks provided along r' I .,.:4,,,,,,,,,,;,,e,),' ,J, . : �: ' the project's frontage, A layered hedge with a Peirce,in a curved pattern, gavas a '' • �' ,.;: 1 � 'J,,, � • -•`. 4, buffer to the units in a large scale fashion relating to the highway. A.cluster of � " '' ., large trees at the entrance to Main Street combines with some smaller existing : '''z . trees across Alain to create a sense of gateway or entry to downtown Tigard. The l frontage along Main creates a more urban setting with the redesigned sidewalks, r; • • brick walls, and detail planting, The main project entrance will have a concrete r �'`''. 'r '`• apron and a landscaped island to identify;it as a private drive, 1 `;;� • DENSITY CAL►CULA`PIONS' • 1 Total Site Area 751,359 sq, ft, • Sr Y Less; 1 Sensitive'land area includes , : wetlands 100-year flood lain • 1 �i7 plain, i r . and drainageways, 107,1,68 sq t ft, 14 ,'';''''''••r-;. k ' .,,' 2, Public right-of-way dedication ' a ' Y, b ' �h.Streets, , , e .. ;; • includes area dedicate d along ra, ; Main and 9,895 sq, ft, , ' •, ` ' S, Private street areas, ,.r, 4 , including main drive and r . , • I` parking aisles, 's 120,990 s , ft. ,Yr "� o , �' tal subtracted acted °i , b area: 288• 3 s � , 238,023 , f 2 t , Total developable portion: 498 i �d6 sq. ft i r ` � • ,■ Y -r " r � ' A ' n • �• r ' , iN y H + �r�r �1 • a'r ' y'te,'ri11a n: x �,, t ' P •u ti. c, /A{F''r ttLtPl 4u"•,,t Sot t'1'4,4+'r t , , • r } a k x x'^t" a t°y� :".1a`,"(. �. NFn x Jerry Offer December 17, 1,92 '. . } `t+ +f�,A,,,, , , City of,Tigard Page 3 . , ., ' • . . A• 'L ,6 pr,• N, ♦ In accordance with. Code Section 18,92.030, this developable portion is to be Y,4` f.„' h,q Y `�, ' `' ' divided by the number of square feet required per unit. 't ,nc {.' a A,;e. ,;',,u'r`...� .:,,,n; . +s 6' & 111 h",hay ` „.t In accordance with Code Section 18,06.052(1), there is no minimum lot area per '1, 1 x , unit. The submitted density, therefore,meets,code• r' ! °'' ,, ,� ,.yT r,P ,x 1 y ,.!k ,9 1 I : • + ,?r, al l. g.; µ irF��' t r'V,x a ,rto r ,ft l J • s d F r rh i fi+ V ,n'•:-P.-.', , ., ..,1,,4,.').,:-.a',,.. . The preapplication notes require that this development provide a half-street I,,MM' ,,,”, ,G; " improvement alon Ash Street. We request that this be modified to require the ;, '” g, ' , ' signing of a non-remonstrance agreement for these improvements with no k,� _. 7. . 1 construction,at this time for two reasons: ' I ' � � ♦ Creek. y iii t o,L y , !. 1. A bridge would be required over the 100-year flood plain of Fanno ,,, , ";; + , ,, Approximately half, or 180 feet of this bridge, fronts this project with the u ` remainder to the north of the site. 'A structure of this sort is'more ,ti, , " appropriately handled by the City: NI . `' b�> p ; t,, 9w 1,1 1 �, w, ,a pip,+,t, I !i. Jx Ilu y 7Y,. ;iF tl'+1' p 4,iii ,r� 1r''+p ' +, , 2: The remaining half-street improvements would be at the end of a dead end ,,,, '�Fw' F',°''.i f t''• road. These improvements would be isolated and would serve no practical 1 i�; ; ' +,„ . • purpose at this tune. Moreover, the improvements will be in wetlands which a ` '` are perhaps better left in their natural state until such time that the . , r,t,,+ 'r ' improvements are needed. " ' We do propose to add at the existing edge of pavement a,curb, 5-foot wide ,';i ;' ; ' K' 1 ., sidewalk,'and storm drainage connections from our driveway access point to otir, M' , , 1 t x' y'. southern boundary. This will give pedestrian connection from Ash to Main Street. k� ,'4, • ^ , ,, 1, ' " WETLANDS ,,� ,A 1 d rt k,• ,, r, ' Wetlands have been delineated on the site, as described by the attached report from SRI. This delineation was originally performed hi November of 1990 and . , had been accepted by ODSL at that time as seen by the attached letter, Since . ,,,, .• . 2 years have passed, the report was reviewed by SRI for this application. It was ' found that the original delineation still holds. ix f ! The Oregon Division of State Lands arid the Oregon Department of Fish and walked the with OTAI and reviewed e into preliminary d i F Wildlife have'wal the site wit have x wed th , ,, , plans, Their suggested modifications have been incorporated i design, The ', , i',',,,,,`•,: x ; r' wetlands application to ODSL and Army Corps of Engineers is being made w,''. :,,' . concurrent with this submittal to the City of Tigard: I I T.. an included with this submittal in p� ates'the a , 1• . The landscape pl cox 4r wetlands � ��a� , , modification t!lnd mitigation design, ;{ I - � � � � , � Tr P 1 OD PLAIN M he 100-year flood plain cuts across a substantial p art of the eastern.portion of � ,t, : ;. , , ' °x V the Bite, Modifying this flood hdn line is needed to make effective use of the t;' °.� ,J,' r site, � , I I , With this de there reduction the existing area• F F : . K plain F... I signs tern is a reduc rr xn tong flood.plain horizontal ea by � 1� F The e�istrn area of flood 0 d plain is 114,700 s uare feet. The new area after , 4 , ,fU development will be appr oxl at e 97, 0 square feet, I. ' i , ry t'k i d t r I' ° y .I.l • y " . ' , - hx` 1.' ' , l . rW• , , " r • • r Y .,p`, • I•A' ... „I-u.: 1 ,., I I. _.a...,,.-w_...S'.. .w,..,,' _. ..« ..._.. , x..W,,.•.........,.'..,,...L.....,...:.,.. .,._,.,,..ti,..<,. _..., ...... ........,. r,«,..,....,.,ne..,L......._.,.. ,«,,,.....1!«w:..4„4.,,.....,,.„,../� ! P' r ry roar A. Mary ? 1 , K it 1 '-';'"t IMI', f'+' 'r.tr Y=L Yt• Jd, !,t '`i r„tl`t+i,�,rr'ti ,t A !, I ',. ^ IV?”0"4',.:„,'',Y;,,,,Y.2 Vr ny r '' ''' ' ,I, 1 V ^' + /A ,tiles#r{. n 4 7 ,� Derr r Offer December 17, 1992 1 »I, `" "; a,r?',{wi"Ix'T`'t .iyn 7 1 a r P,City of Tigard � Page 4 r �.�° Y tit,, d p ,'', h • r A I' tt 4r /'MY+ d t 1 Yy ' # qq ....0, '4,', 1r ,,,,,-,4.',.- ,, 4. nYi'r', 'YS,u P �I,• '' �.. The volume of fill proposed within the flood lain is a roximatel 2 000 cubic 1;Y��`� <,, ,,, 0,�„ o p l� P Pp Y � I ,��,� �f,'�,� ��' I ,1 r, - ` yards. This is the amount of fill to bring the existing ground elevation to:the 1• y s.� ,' , �' '°' Y y • flood plain elevation of 148 feet. The proposed excavation within the flood plain kF>' '`'r t ,Q,',',;;,,,441,; ,Tr,r ,Y w ' as a roxinctatel 2 500 cubic yards. The design has the flexibility to further adjust M }•^ x ''.`^',,',,s,;,2,,,.,4,,r F i t> IrFt' pp' y 3 � y J I'I V ,y 1 t tA'.:' ,.,(y these excavation volumes lupwai�d or downward. r ,' , �r�°`'r•■ ,,,,..'i•%,4 4�„';,'„e%::°,4,;,‘'try, . --- 1�64 q r r,5 f l ,`! 'l I,rt' Tr,r a' n� WATER QUALITY 1.+ACILITIE , ,4;i'4. ,f,( 1 a ,+t, .,rat :�''�r, n} "V I; rY'ti_ F a ,�"R U +t,r f'+t t� • +,p prti» J,, N mtx{ '' Yid 1E}F i , The existing drainage channels through the site will maintain their alignment. t1r'�`,, +, ` i��r� y 4Nh� a r . There are no detention basins on-site as l directed by City staff. However, 2 water h 7 ei44,;Y ay. a,y, tia r> .,■ , quality facilities will be constructed to remove 65% of the phosphorous from the ?,"-^I'''':' r, _� ,,,‘,,,',.,,',,,,„,,ii,'” ,',. ,°• '1.ite• 1 The project needs to treat 6189'acres of impervious area. The total of the site is ' , I :-.; I � ';'I ,,�.',� ' .V. p, J d- yl ,,,),t •1,'„ ,' r M.ni',a•16,8 acres, The proposed impervious area is 830 acres. There is 1:41 acres of :,,,,,o,,,,, ,,,,),:,,,,,.`',.;', °'ty� .';r; t existing impervious area The net area to be treated is 6.89 acres. There are 2 ,, II t. h, "' I ,,• '` water quality ponds and 1 swale proosed. Thel southerly and will treat 4.44 ,,c`` ; ,,� t , -;1' , tt ,„ �in l ,,. q �''p proposed. southerly , ,�•,,' ,., � , , acres of impervious area that is currently untreated and discharged on to the site . ,, ',°' F,f r n�I�l„ ;; ;1 ' � `. '. it• :hh 1' - -,';, J 1ds„f_r k Gr d4ror being reviewed. The southerly pond will treat approximately 4,53 acres. The ,, ; .I,'r,,w f.,,,,,;.,.,.!,,,,,,,,0„,'' ° • northerly pond will treat approximately 1.50 acres and the swale will treat 0,89 1 ;r ",Ih� I I l ,u; ,,f`; ,' ; acres. {, I.; it ei , ,•� y� a f ko, q F rJ �r . 'I' r VARIANCE FOR NUMBER OF'VEHICULAR ACCESSES ,, Hl + 1 i , a,' ',it '1'4' p••' Code Section 18;108.070D,requires 2 access points for the first 100 units and t,, „r° ,,, ' 'I ., 1 access point for each 100 additional 1 parking spaces after the first 100 units. ,, " „yl'',, ,,°'e ,.-..c,,,,," ,' 1 This project has 459 parking spaces requiring 3 additional driveway'access points, f:',`{r",.' ',, • , ,' `,,.. , 1:r '( 6 1 . ',,,,,,f.for a total of 5 access points required. d j A I 1 , , f p, F t� I ',',',.{,r`',",',' ;A , ,; 7 M e Y',i ' i + ' We request a variance to this requirement; we request a total l of two access points , . ' '4, , be provided for this project. 1 We suppOrt support the req uest for variance with these statem ents. 1 I r', Y I y1, • . 1 Due to the existing adjacent development men t topography,and it''is of'feasible ble t o ,,,,,r. c•. i', share access points with other properties. There 2. Where ate no practical alternative access points available on the adjacent a streets. The Main Street access is located at the edge d our property and r <,; , 1 neat the rear of the left turn lane.' Any other access points on Main Street ,' . t ',, 1,r ' would interfere with the function of the left turn lane: The property's , ',xf ,, .;, • '`'',..: frontage on HHwy1 99 is near the signal with Main Street and in a congested ' N;I' `.' b allow adequate traffic patterns The Oregon Departs tyr*, area which does not a patterns, anent �° I, ;,� ,, t n + a I ,:.• ' ,, of Transportation was contacted about keeping the existing access point; and ,t', I ',•N�; ,; . were informed that , w W� 1 they would not approve access on.[7VVy: 99 for tliie '. F t ., ' h I +hl r v pr'olect, :C! Y M le, li it ' f I r . I ' yMl MITI + i •,.. 1,♦ , AM,,, i r 11 y t y a k sr ,y! 9 r;�. 1+ , 1 ,. Y I I • _ u, ...,,....,,rr.,,Y:....,,::.'.•.,w >.".......-.t«...,...l w[..,.;-:.,.-. ;:L..11,...,.,.w.■ ''.'4'..,.M_...-' ! __. _.n.._,.... ..,...+,j r.........u--:... ,,.»,...N.......:«4.«.L.,:.:.,' .J--.................w !, "r .^.."'i lrr ; �=' l I-Yi" Yl 'i'! p' ; (,`1 x a4�? ,, 1 , l r 1 ' tro ,fL,,!}4Cy R 1 Gr r, - I J I,I , '1,, B Y y t 1p',, „1 , L k r rr apA in,I n yr�n+ a•nt'V, S�i',1t r.! P''' ! r 4g-4 n i J Via✓, § 4' ' ' YF" ",6;;,,,,,,y, Nr rtt ,t ae grt••r•!, «,trSyi b! •Sr�kr�' p"nl. +.1.. Y t,rl c ' ry4++•p 7' .'+,dla>I, 1ir 1 +fit F, ' Jerry Offer . December 17'1992 rt . Yx `r'r ah r i1 ;:,° , r, 7 f ',i y,ry«-IlY+• -,,.•t%"�'i,atr'Oo-1 , r S" 1 City of a i Ygr and ' b � ,.r r e ro;I 1! F"„ tyf � ^vyija(4n�,�i Na„,4,,,,,,,,,.,:,' 1N tr9 ”. �•tn J qr ,R 4",-I f' a �Yny,S ".J 4 r" a �1z^,g,lo-1, 3. It is,not possible to meet the access separation requirements in a practical �'a: t;„-,,,,,,,,,,,, .. 'G>, �, ''�',1n'�i� Arr ,17 J "' J� way. Main Street is a major collector with 100.feet minimum separation 1 & l, a;�,i°IF;�n„^,„iri�nalr�,�,', ,h �kr'"{�` , required and Ash Street ie,a minor collector •with 0 i'eet minimum separation °°,;�° �;ry ;'` r� F r;+ F``M°; ed above there are intersection and con tion'concerns {� ',".:7:.,,,,,7.;,),:,-.1;;;,..,,,,......,,,,,,,:,,,'° �k ' re aired. AA discuss ' '•l ryry y ,h, { S4 y fly ,o J x 1' '`ay YY.iNT d{T�,, ;,,., Y^ 7 rj" �-Rrxt� 4 ri!„ NNat N ' at Main and}Ivry. 99, and there are traffic hazard and control concerns at rL�'°, r,x,»f'.,r,k '; ;y,' '�,��Y ' . r'} tYr7 'Yr wr' o t1' 1' t 31 f', Ash Street which,prevent the practical use of additional access points. !',;,'4,144'''''''t..'..., ,,,,' "lydr r,Yaa , ' t a „ MY w ay” �` asY'Z, rSrt'r A:r > 3 rYP +4" - I " Gr Ora ?' .�,4,fir I''r.r r�4 �.,a,'Y'"! t, 'Phis,request,is the minimum variance required to provide adequate'access ( ' � 'tw ;ti ' °, '1' `.4'}`+acrd i;,,,, since there are rio other practical locations available, , ``'14f. ' 'r{Yr.',.,2-',1','!..f,.''..,rI ", r"'1 • S'`(t+r+ tcE�,r9kh ff"1?k,( ,4 e p�f'y f'+�Y'Sj}d''Cl' y • - 'r>ia�;,Y r j11 e6 1y ' NP),'+x 1!4 a r 5. The 2 proposed access points will be safe and will fu: ,ction satisfactorily as :,,•J a , , �_:" a,r: . ,, '' further described and detailed in the attached traffic report. 'e`' �� '', I, «;'' , �,' ` ' 6. .Visual clearran'cc1es are not,required at the access points since this,project pis i , , �,isb f , ,, , within the CI3D ,,,,,..,,,,J.,,,--i,,,1!,;,,,..,:,, 4 �a a�J . q r V zA Jl'k {•a •,# !k r 1 ,J T7+ `. khi e l r j • �. r - 'inl y4x;lw ,•Sint•rel y, f �s n 1 1w ff �u �N3„yi p '?k7Ka4,"�t! ! �I yiY i,4,1,,i;,- y I , w. , , .. 10 . ,.. I 1 ,'• 6 f 1 tr IF�e ,I n rl 'G t. ,fir . 91:1:.••®11las Vi t. aYiahl nri d']1 YrIA � J 4�I N r t, A p- f „x• rtjr Principal a Ik ,Aygin tr;r a r''rry, yr'',,,G, ,1,' , • r , Ii, ', f , i,r � a.. h ''x r'a{ •,, o•�lgW 14 J 'I juIh1 r „ 4275\.001 „ e { y"y Y 1 1,tle;Je re!i J^1 C rf I n. f a ' }k ,1 ll 1Jh� '4R1,' 'rrJ y jR1J a, S A ro” u I , 1 , a 1 h i•¢j1 dI , h ! k,p'I nFl '1,',"1 .rY, J liC y 5 ,}I v ,Y rot r. a' I y ' , ,;d7;+,•,'',1, ,Y"J�' r 4 '', ,l , r y I , Ir u I I . I Yn m, , r I . ' '` 'ary (I YtiY�' I'y 'S fl Y r 9Y L Y a r i 1 �. ',Y., 'aN '6 If, tee' vl I . ti a _ Ip_+, u 1 � Idln Y' e ' wi !!JI t'o ,r y' o;InY15 P, ",A, A' 1,, .• 447+1 - . " _ y v n f • j I I i " v -. _ •" _,..u_I-I,-.�.� ».. _.«C n..,u.a..."..,a„rt.w,.,,1.=.,..,; ,,,,a,,,._i.,a,,,.,,«,.,,G wi. ..t 4l. .,.......,.. u,..,., �.tW�..ti «I„M..�,u.4_...„........... ....M„wwv.. ,..,,..,u. .. �M....,u...r.„'..,'..�...s'•:!'..a..,.,.: ,•!„.y,.,.:w' 'r'' • ' rU w1' pF r,F t �' �t' k1 Y J n r•"„fe xFYM`+• ( `t 't y 'vim n}r i p ry, Kt ,«�ua ,.,,.•,•,!,••',•,•.,•,,.• S i,C 5p K 4r k L ka' rI 5 I y joa4 L f ”a "h ,,l• -1.%h � E 1 t# ' f ' dp l "tJN.itf.1ti� i fi I r . I .Jt rs� p iQv 1Fr , r J i' iw n 7i 1a ; 6 4ia1 y?„_ f1 r ' . j I .W d,'le. a tti 1fit °'';„ "ryyt{}1yi id lyfl-'K •P+IC 'e 5 . ,� p iNr pr.rv + •x , I ,The Village at Farnio Cre l M„..,,,...!' (, a r r1 r ', w ,}12/17/92 ,,„' rr • P. , ;City Fee Galc ion 'r p(A:; ✓ r 1 4 '4',',"/101'41•13.1,:,T r E c t rm «,,44,, ai ” , , • J " 1 'f 1+frrt M"N,"' tµlrr0"'ri �u"�-JlY'N e vN( • x11.t, IaM1 •V+pY (i4lr4• W +°r ',, tS,t n,rc• Ia•' atfKf.y.,lS1 ,i . , Construction'Cost Estimate 6,072,OOU.00 Ar ai e tu` &W '+>}` t3ap z y�d,�Q��yy 5 , t a d �'i l`,ry�l,+�(1!i,+tj!3 M 1�'a1f',r rJ a. , t .'G• lra r yF ra a $' t b �� ;'':::','!"..4,;' rl� , p t l i,l it levelo„inen Review 4 j 5c”1ur� O7 JM fv" ,$1,11 IOU y 4� ' J L$520 + $597 �C�S� J PpV�yC y Af 7 _T^4 r +ir 4'J*, r...1.1,-ii:.l£ A l r � �{7FY, L y{Y" �4 2. Planned Development Review 50.04 {A�i r ° 5 , a'is1 �0► l9r11e +, a Ayai . 10%©f$500 , rv_ �' . : nt �; t fit6R m sec;ak c l v{l°e ' J p: , ,' ` > `'r 3. Sensitive Lands for Flood Plain Modification "2:UU • . r t # n {. L 10%.of$520 ,d�1U / yli. !, t' "k' ate j 1 +. 4. Variance Y �,,,� �,<v `' p `'' ^+ ! ' ,f` . 1U/V of$80 V1��! ,:, J Y+ }..sal, rf}yn ,, ' dht ra, y, t ;,,,,:......,4,....`r t}`I '+(' I F I,°'{t '"`pt'1+sr5hu �l}SK�Y g yW 1 ..4•'',•,'•!i';.;',t 3r 1 �.l a4 !yu ,' e1 r,A1n ;.i(n • � 'Total Fee $1;221.00 . � t;, y u, , d i' k' K•, ' v r,'u1-ria rt¢ ;I Of" y 5.��,r s • 1 t 1 y 3 Y e w_ a ,K, }N�,tl, viY",f r'r a ,¢ r k "�! gAr �jlv.;rn,`" a nY� i{YY• ' i.k Jfya, •, a , s � �!1t f 4.it;{ i 'r„G 11' K r. 'I i ti'«X lx ' 9;r"7 d r l l 1 I x p t. , , Ai �Y r�A 6 J' +y a''1',,;(,,'4,,•I'y ,,r7" \■ 9! 1 q ;!0°'G K r ipsyJyGr' 1 ,ill+ r( '1. 'x x- t $ r '•c' r r^ • n 'r,'Y 1/ ,0„"'''''.'1•`''''', a'''$ 4•4•'''',11,''':, ' (. 't:'•,'st, k •.ryyM”` i rq °a, r 1,' �J1 !1 fira��'"1''trN }+r 1 14'•i ( r S a y 'Fy ' /+",^, `drlq rYwJ r#�Pev;tr,•l , I'. ., ,.iia,L ,� L�.+K "igti"}F t;'0 wihrj 4 . 4 ki1 h"�P rf v sale k C}•M,,, +'F4 el'1 I ,.Y a✓prMgr i�,r rf tlf� a,',}t� N� 'i e�ltr,J•�I ' ' .; i•:,,&'•:;1'";Y},1 t "' &0, "pp0ti,tJ,y• S f r r {• 'S. ''';;'',11..''i 1 is " 1 • '•'i F '„I' ,I „.1 „' ' ' -' ' ' , 1!}a1 q'r,1 rYtti • ..,�t +''�.�'1 a' �"' "`' fitly o7'^^1/ p 1'S 17,aa,U,l},� 1 ro Ll t• .ly' '1J GIJ"I/ f x! l x, d In , i P., n'. • "� a 7 1„1 ., �, ., ., M .Y,JJ4r-5,�+'',�.'uai rtiar�Yr4rl x 1a r' tt ' 1 d°v� 5+a a y y{t,.pP « '.F"1tp td t,v If*1"'4' ' �$'a'�,'{s , J +i$iri}4�a� pr'ryli ,Yl riM,t • 1,&•,,,','''.:.7„,,:;,,'••",,•alf�4 r••••'' +:4.,4'r, 1 ih Jan r,' 1 i'r, n - ail• }'i i? ''a "J4 F, !5r% "'7nA#d 'F,rJJ rF!!{ •3 ��, Y- .,•.',,,,,.•✓'j,,',.',.'-';',;.',.',',0.„1*feri1 4,.1.,1 1rJ' a t�, I 7r ' tit ^ j ' , r !' 17 +f{i�pta�fb? �ry, tltc�+`y, a� pa n �Y�ry„ 1 cYrQ '$a,�:',K,it�u '' h",-"JRtl .',, .Yl3S"f;i''r 44 "I w ' r Yiµifk t , ' 'S'Q,i 1J Y 1. S' ,/,,.:t j ;,!``a't, • L ;'�l�'°IF6jjyy��{(�y' �yi r r' ` (y�' ry'4.','',.".1't l' Ytl` t �, - '*n1&7u"iItmf3Vu�j.; � `al+'� Y '1VUr.�f�l! 0400,,,',T'„,,,,,:..,•),,,'•; ;II tit ltin , i y j °�+ r p G ' N t. •� I l a . - I',k }r• , '; h}y µ b y w I 7va �} p f ''t M Jlr Cir Y '•• u Y&.v . �1f.0:: Cra 4W 1X I y k I, '. ' f • ■ a•-i�_ ,......�,..«,«..6�:1,.,i..iF,. ...... m,. ..,...,..,.�..„,..,.,....,I„ ,.,.�...,,.•,....,dm ,;._,,_,,,..,11:-.,,,....,..;,...,,., ,....,-....-..........L.,;,._,n,... _,.+..:.. ...,„'.f�;:r.. ,�.Gw• �.i....«...,GS-...:.«,.,.n. ..e.ul..,._ ;,n.�-.-:':: �u,!,.d.an:x,1 M4,...,'�,.�',,,'.,............., .,, yr e , RECEIVED PIAN1 , x 1 r. ni January 15, 1993 R W f k • e • C Rim Pomeroy ,,,i NooaPtoRArE to , . , of Tigard . , �''A 1 dI'i 1 1E'0"r$ .?`t c , , , City r� ` I 13125 te �CChitactuMe r' Tigard, OR 97223 ..:t i�larfnin a 1.• I n , : ' `illg a at Fanno Creek , 1 ��a Urban F3esl0,h ,, Project Number 1L4275.D01 -- pevelopmeritt"Services , , • •"Lar dsokpe Archltecture ', '• ' . , •Dear'Mr, Pomeroy: ;Clvi�;:n.ine;rinr ,'; y 1"ranspal,tattorF, I ' ,Too.0 flammann, of„our office, asked rile to send the area and volume calculations '.;Envieb,n,mentai Seirvi;6s for the above-referenced project. The area of the existing 100-year flood plain is Yvatdr riesaurces ' i 10 000 s . ft. after development will be 91,600 s ft.,, with•a net decrease of ti pwr+eylrrg 1.7%. The earthwork volumes with the 100-year flood plain are as 'follows: ' ' Cut 2830 cy Fill 1830 cy , l xport • 1000 cy 1 If you have any questions or concerns please call the • Sincerely, . � I;. Andrew A. Reiter ' ^ =1 A ;yth ,001 ■ I ' ■ I , , I I., Y „}1 y y ' h I I �I, • I I ■ u • I r1114$ b5d r Ra b rt�t. pd�+� fi#VS dgt + ►ddn0 6O)015.3810 H, a I rt 'tp)55;;p8 G $ol) t! d�N ptl 1Ci k dr+ � #i ,Do ' 'klrkland;WdohIngtork tt t • ', • , (p)81*. 44b' ' 1 • 4, , ^. ' i a ' S , .. . . JOINT .7715,-----cF-,--:k1/44(5',. ' ' y LJ �, ,v� r 4, ' PERMIT APPLICATION FORM . 4 ' s zr H 'b us Army Corps , : of Engineers Portland District THIS APPLICA*11ON WILL MEET THE REQUIREMENTS OF BOTH AGENCIES �•'o ';. !f�. 'V•p • ;' .•.. ,'''':'„A::1*C Sri . ':f �11� /� •/�►��I. .,. /�(�jr2��{�y.y�y _1., ,r.. yf .. a 4..,',v''''''' • .:•• 'Y"xi . : � c.J��'N•„ ..�yr' �+s1i+�'�,., �i1A�11`Y�K1Gi�[i�..J,., r.•r," 'r;.. '•r' •9• ,p''....J:•:!�'. . �,,, ' �� no': , Corps of Engineers Number Oregon Division of State Lands Number di Date Received -----" ...— Date Received 1 --- . " District Engineer 1 State of Orego n ' 1. ATTN:CENPP-PL-RE Division of State Lands r. P 0 Box 2946 775 Summer Street NE .a Portland.OR 97208-29�i6 Salem OR 97310 •, 4 503/326-6995 503/378-3805 . 1., �..., i; :ii .Y ..li't,'v'•:'. ....,, . .. ,. •/' "a•"! - ,: . . :A.r t, - N I Gramor Development, Inc./Barry Cain business hone (503) 245-1976 g Q Applicant Name 9895 SE Sunnyside Road, SuiteP� P and Address Clackamas, OR 97015 home phone#' , . _ . ' ' " 0 Authorized Agent 0TAK r Inc- i f busness phone (503) 635-3618 { . i; a 0 Contractor 17355 SW Boones Ferry Road • Name and Address Lake Oswego, OR 97035 home phone.01 ' , Property Owner Seaf irst Bank Real Estate Group business phone# (206) 358-7441 , ' (if different than appiicont) 'P.O. Box 34401 Name and Address Seattle, WA 98 L24-- 401 home phone# Q PROJECT LOCATION • Street,Road or other descriptive location Le al DDescriafian 4 Between Main and Ash Streets. Quarter Section, Township Range . Sect 2 T25 R1W VIM In of Near(City or Town) Tax Map 0 Tax Lot 0 , ' In Tigard, Oregon 2512AC Parcels 1--10 1 • • .t County Waterway River Mile Washington Fenno Creek �� E . ,_�., 1. . Ls consent to enter property granted to the Corps and the Division of State Lands'? 0�,Yes 0 No 1 •I '• • • 3 PROPOSED PROJECT N�a M ATi7N I .,�.,; Acrlvlty Type: ►Si Fill Excavation(removal), 0 !n-Water Structure 0.'Maintain/Repair an Existing Structure' ' Brief DescripH ri impro�re quality of incised drain ditches and mitigate for unavoidable.e ±11s ' ' 1 - ��ry (�]y('1 i ! ill will involve cubic yards annual) and/or 660 i �•• . 1 1" �_ y y laubia yards for the total project i • i Fill will be 0 Riprap 0 Bock Gravel (3'Sand 0 Silt, 0 Clay 0 Organics �g Other an_sa.tt;e material C)*165 irregular ;� •• � � �� Fill Impact Area is Acres,., � length; I � � � � width, depth , . . Pemovcal will involve cubic yards annually and/or �, cubic yards for the total project 't Removal will be 0 Riprap 0 Rock 0 Gravel 0 Sand, 0 Silt' ®Clay 0 Organics 0 Other ' ' Removd!impact Area Is g: 65 Acres; �r re u1a r length; , wldth A .._._.., depth V Estimated,Start t Date rya.ij,,993 Estimated'Completion Dc t e . y 1 1994• Will any material,construction debris,runoff s etc, enter a wetland or wcterwcy? 0 Yes 0,No If yes,describe the'type of ciischarge'and show the discharge location cri the site plan. 1 : , Diechargc wit, . be into seditn nt ponds toted on the grading plans: . i i • n. .., a .. o , , • , @ PROPOSED PROJECT PURPOSE & DESCRIPTION ,. �• Project Pur,.)ose and Need: • `' . . The project is to p rovide housing for people in the Tigard y• i, ' f ..• • Gsoject Description: ' �ption• � � ° This is a 218 unit housing development on a 16.8 acre tract of land. The project is k , ' project loctAted east of the intersection of Pacific Highway (99W) and Main Street south!, The ;.a ''� e ct is in easy walking distan ce to central business along district alon Main Street ' • � t h�. �� e c ' •, and businesses along Pacific Highway (99W). k ....ry• How many project drawing sheets are included with this application? 1 Y;•�1 „,' (1) Site and impact drawing, (2) grading plans, (2) planting plans, ., NOTE;A complete application must include drawings and a location map submitted on separate 8'l2X 11 sheets., PROJEcr IMPACTS A.ND ALTERNA11VES �� . ';''=. Describe alternative sites and project designs that were considered to(word impacts to the waterway or wetland.' ; .. With the exception of road crossings, the two Farn o Creek tributaries will be slightly l • ' • improved by maintenance type grading to manage incising type Water vel(4...ities. Mitigation in the creek corridors will be done directly on the impact areas. ''•^ Largest impacts are found in the southeast wetland meadow. ODFW and pSL recommended that the corner 4r-pleX (Unit; *21) be moved out of the wetland and the drive be,moved south P4, • along the south property line, leaving the major part of the wetland in tact. Ibis was ; M ' o done iii part as shown on plan. ,`' Describe what measures you will we(before and after construction)to minimize impacts to the waterway or wetland. : Before construction, the wetlands will be protected by temporary fencing and signage, s •• Also, all contractors will be informed in writing arid by direct communication of the • ' +. sensitive nature of the wetland sites. After construction, the wetlands will be protected by a strong woody plant buffer between the wetland and apartments. Buffer planting will be accompanied by signage at all 0 potential points of entry. ' 'A 4' high fence will be constructed between the pedestrian path and the mitigation ' �'" wetland. Fence will have a dark vinyl coat. 1 • I • ' NOT : If n ecesso ,use additional sheets. � ��• MISCELLANEOUS INFORMATION , ' Adjoining Properly Owners . I '• See attachment. ' List -�r approvals o r certificates received,applied t o r, or denied f ed tfa t ore refaced to this application. . , issuing ehcY Type Approval identification Number Dates of application / Appr cva /Denial '' I I 1 4 , i t K" a ' { i r T ti • n ti • , r "A w ' •a+ .' p - T.,, ' 1 ••' i '" ` .. .. ....i.+,,..d.:».1....:.....�.,.'' ..i:.';e'A+i»wr»..+.....,_..,.,_.,nr,-�:`.,......t...t.r '` ,k,i...i««....,,. • .-1 _ ,.... .... ....»..,,...,....r...w.._,c..,.i.;a -.-.,:...+ ....,...,,..+...r..+:...i..,...,....,_...._.Aar.-..+.... .L... ..»«.. ..s.:..�w ....._,.......,,.._....TL-.,..._.r,�..w.+.,Gw.»._«.:..m.Ji..r'+....HU..z,,.,,::a.J r«....>..,-..- +-«t«.+..,.+ SUPPLEMENTAL WETLAND IMPACT INFOP (FOR WETLAND FILLS ONLY P Y Site Conditions of impact area Impact area is 0 Ocean Estuary O River 0 Lake 0 Stream GO Freshwater Wetland • Note: Estuarian Resource Replacement is required by state law for projects involving intertidal or tidal marsh alterations. 2, A separate Wetlands Resource Compensation Plan may be appended to the application. • Hos a wetland delineation been completed for this site? Yes 0 No if yes, by whom: SRI - Scientific Resources Incorporated • Describe the-existing Physical and biological character of the wetland/waterway site by area and type of resource(use separate sheets and photos,if p Tf necessary The topography is slightly rolling to the north. A ridge divides the site into two drainage areas, both running east into Fanno Creek. The south drainage is the larger of the two. This south drainage is verg inc'ied in tO character through the full reach of the property. The north drainage upper most reach is somewhat channelized. The middle and lower 5 feet. Water was observed in both drainages on segments are incised to depths of 1.a to 2.0 e W g , s by the biologist. Site visits were made from the 11th of October. ; ., all three site visits biologist. 1990 to the 19th of November 1990. See attached biologist report for additional information focused upon vegetation, zar , soils and hydrology. , cemenf . Resource Re l Miti ati '. !� Describe Measures to be taken to replace unavoidably impacted wetland resources ' . Incised brain Ditches : Impact to the drain ditches involves enhancing their quality. The ' ditches are incised with unstable banks. Bank stabilization and 'revegetation of the " riparian and saturated edges characterizes the type of impact and mitigation intended for j the drainage channels. , 'Water velosities will be slowed in. some areas by the use of log weirs. Weirs and sloped . W banks will create planting opportunities and'slow the eroding process. 1 Wetland'Meadows : Two other wetland mitigation sites have been selected. One is in the ;. f northeast corner of the site adjacent Farxo Creek, The other is at the west end of the c , north drain ditch. See plan for location. Both sites are shallow basins saturated sites supporting emergent pods of small fruited Bull Rush and Soft Rush. The margins of the ,. , created wetlands will be planted with, woody shrubs and trees to add the diverse �^° . wildlife habitat component and buffer. Grasso; will bo planted' in the buffer zone, above the saturated °edge, Grasses of a wetland natur0 will be planted in the wetland area inside the saturated edge. ,. Because this Info nC�l C is not necessa ry for a complete a li�yatlari,you may submit this sheet and other�r-�viran , p pp y '� Mental Information after submitting your application, ^a h u ?, • . r, ' .�;, L '': *' 0 I CITY / CoUNTY PLANNING DEPARTMENT AFFIDAVIT I .' I (to be completed by focal planning official) 1. , 711+'A. •r 1,• °This re u roject is not regulated by the local'comprehensive plan and zoning ordinance. p 9 Y ,. ,.'. °This project has been reviewed and is consistent with the focal comprehensive plan and zoning ordinance. 1: ' ' • °This project has been reviewed and is not consistent with the local comprehensive plan and zoning ordinance; 6 Consistency of this project with the local planning ordinance::0:mot be determined until the following local approvals) are obtained:. ,', • . 0 Conditional Use Approval r Development Permit ; ' . Q Plan Amendment Ozone Change z C ' . ..s yr Other .�� G�'it .�� a YA-r.i ce I.. An plication 'has 0 has not b,. n made for local approv s checked above. rFY ' \l .- ,- _.., 4 • J�:._ r4.-s'2-�t /- `''?■3 Signature(of local pl., ing n 9 offs official) Title Date . . COASTAL. ZONE CERTIFICATIOPd '' • If the proposed activity described in your permit application is within the Oregon coastal zone, the following . . . ' certification is'required before your application can be processed. A public notice will be issued With the certification '''`t' • r statement which will be forwarded to the Oregon Deparinvent of Land Conservation and Development for its concurrence . . or objection. For additional information on the Oregon Coastal Zone Management Program,contact the department at ' 1175 Court Sheet NE,Salem,Oregon 97310 or call 503/373-0050. Certification Statement I certify that,to the best of my knowledge and belief,the proposed activity described in this application complies : : with the approved Oregon Coastal Zone Management Program and will be completed in a manner consistent with the „, program a . ti . . Applicant Signature Date • .,..,,:;10.44.v.... ....r.:......._...._ t _ ' . . 0' SIGNATURE FOR JOINT APPLICATION ri.• (REQUIRED) �" i Application is hereby certify that,I am familiar with the anon contained inl (,..•� App" y made for activities described herein. 1 e Ir�fot,m the application,and,to the best of my knowledge tend belief,this information Is true,complete,and accurate. I further certify • that I possess the authority to undertake the proposed activities, I understand that the granting of other permits by local, the permits re uested before J a d,., � � county,state or federal agencies does not release me from the requirement of obtaining p� q . ' commencing the project, I understand that local permits may be required before the state removal-fill permit is issued, I understand that payment of the required state processing fee does not guarantee permit issuance, • 4 Applicant Signature Date , I certify.that may a s th e duly authorized ag ext of the applicants I . Authorized Agent Signatu I ,i Date i I • � . / a • • • 1'`' . DIVISION OF STATE LANDS . COMPENSATORY MITIGATION FORM ''; If the permit involves multiple compensatory mitigation projects at different locations then use a separate form for each location, a •�� Gramor Development: Inc. 1, Applicant p _ Permit No.(if known) r • MIT I CA Tio SITE LOCATION:N: �.. _ j 'Fanno Creek,.• Mitigation S ite # Adjacent Watetway • Coun , »Washington ,Section, _ 2 Township 25 Range " 7: Tax Lot(s) Parcels 1--� tl 2. Is the wetland or waterway fill/conversion project AND the compensatory mitigation project • ' '' EACH smaller than 1/4 acre in size? ❑Yes-Sign and date the form. No additional information is needed. �f. F • No-Complete remainder of form. q k WZIBQ IMPACTS: 3. What wetland type or types will be'filled or converted by your removal-fill project? (Not the • . compensatory mitigation project) List off of the types. The Divistpn uses the Cowardin wetland • • classification codes found on National Wetland Inventory Maps. Below are the most common • ,� wetland types, if your wetland type Is not listed use one of the blank spaces and fill In the `�'� Also Indicate the acreage Involved for each wetland type ou list, Acrea es ' ••�" appropriate code. YP you 9 � � , �� should be listed to the 1/100 of an acre if possible. G7 Acres Acres • Acres Acres � . 1 REM L 0 R3RB ❑ E2ENI ❑ • . D PSS _ . 0 R3UB ❑ E2SS .__ _____ ❑ ❑ P50 ' • ❑ R4SB .r_ . ' ❑ E2F0 ❑ 1 1 ' ., for remainln questions in,t � � � Fill in the wetland Types and acreages', the g q i, the same manner, �� ' C DMPEN$A'O Y MITIAr iON: n project. be located In existing wetlands? This d . 4, WIII part or all of the compensatory�mitigatio � g does � . • not include wetlands that have been Identified as "prior converted"by the Division No Skip to #7 below, • • M Yes w Continue fillip g'out the form. n. • v 5, List all of the wetland types that cur,=ently are found at the site of your proposed compensatory , m(Italia n project, y Cect,Indicate the acreage that will actually be affected by the mitigation project for .acres Acres 1 Acres ' , Acres Cl PEM , ‘.24, ❑ R8RB ❑ E2EM . �___.. ..a..... ._ ,,, ❑ PS5, ❑ R3US ❑ E2SS yy PFC7 ROSS r f !1 • C• • 6. List all of the wetland types that will result from your proposed compensatory mitigation project in existing wetlands. indicate the acreage involved for each wetland type you list. Acres Acres Acres Acres PEM rm 24 0 R3RB E2EM 0 w Y Q PSS CO R3UB U E2SS Ca PFO 0 R4SB r 1 E2FO _ _a NOTE:The total acreage for No. 5 and No. 6 should be the same. • 7. is part or ail of the compensatory mitigation project site a prior converted wetland or former wetland that is now upland? EF No or Don't Know Skip to #9 below. • 0 Yes Continue filling out the form. • 8, iJst all of the wetland types that will result from your proposed compensatory mitigation project on prior converted or former wetlands. indicate the acreage involved for each wetland type you list n .• Acres Acres Acres Acres 0 PEM Ca R3RB CI E2EM LO PSS 0 R3UB C1 E2S5 C1PFO, 0 R4SB E2F0 Will part or all compensatory project Involve creation of from uplands? a the 9, rt of th mitigation projec orr o ' C No-Skip to #11 below, Ei Yes-Continue filling out form. l a • 10, List all of the wetland types that will be created from upiands. Also indicate the acreage Involved for each wetland type you list Acres Acres Acres Acres t PEM 22 0 R3RB C E2EM _ SS .29 0 R3UB 0 E2SS 0 0 PFO 0 R4SB �r 0 E2FO 0 12/31/92 11, Form completed p lQ ted 7 Y Date Signature Covardin on of Wetlands and Deepwafer l-iabitats of the U 1 �Classification of United States; 1979 • Oregon Division of State Lands,Wp,aloL1.d y_enir„o l r s OUi i , 1990, ■ .—�..,-._.,,—,--,—,,., ,. '... ...n r:,(_......:,,,—.a..-......i—d-„.,,-,_ ,..,,+..”..,.+.1.."au_., ,,.....,--, ..„.i.. ......+........,,, o....:.1.,.,,,,.2:....._.._.:rU,___. ,.r...,„,-,,..:.,,...V...--`,...-_,,7..,r.FU-,.:-,...,:.r+w ,.:,.....,.a._.....:....-..., r;...4Jna.,,-,,,v_.—Nwi",--4._..._--i,.. ..,-, _u-«..,k Joint Permit Application Form December 31, 1992 . Applicant: Gramor Development, Inc. Agent: OAK, Inc. " (6) AAgjoi„nin P�nuerty 0rwner t�ddresse 1 Occupant Occupant 12568 SW Main Street 9040 SW Burnham Street Tigard, OR 97223 Tigard, OR 97223 Occupant Occupant 12566 SW Main Street 9110 SW Burnham Street Tigard, OR 97223 Tigard, OR 97223 Occupant Occtttpant �. 12700 SW Main Street 9180 SW Burnham Street 1 ' Tigard, OR 97223 Tigard, OR 97223 Occupant p 12732 SW McKenzie Place Tigard, OR 97223 Occupant 13155 SW Ash Drive Tigard, OR 97223 ; • �� Occupant 13145 SW Ash Drive Tigard, OR 97223 , Occupant 13135 SW Ash Drive • Tigard f OR 97223 Occupant •� 13125 SW Ash Drive 6 . Tigard, OR 97223 Occupant 13115 SW Ash Drive Tg t i g and OR 97223 OreupantJ 13075 SW Ash Avenue Ti OR 97223 . . • ti as • • • • x01 k., 19, E » 7 r .h r 1r u f "1a') I i �Pd 1 �d DEm¢thwa'.+ara•..:,�m.ttnkvnk{aw.,anaa'+yAa+Mttrta.FleuM,vNewI.V WCnnh+o+i.eq v e x �iM9tzs1, 7"Y • September 17, 1993, 4 Mr, Ed Murphy . City of Tigard 13125 SW Hall Blvd,. Tigard, OR 97233-8199 Re: Village at Fanno Creek Park Apartments Main Street,Tigard I,. . Dear Ed? ' • Gramor Development appreciates your assistance in allowing certain permits to be issued prior to final engineering approvals. Per our conversation this morning, this letter shall serve as Grarnor's acceptance of the risk of conflicts between our building 'foundations and the infrastructure of the public work indicated on the current set of plans that are in for final sign-off. According to Mr. John Haglund,he indicated the physical location of the sewer and street improvements are not anticipated to change. Therefore, the risk of conflict should be very minimal,however,we reserve the right to dispute any possible conflicts which may arise from Mr. Haglund's final comments and/off sign-off. The building permits that we are requesting for early release are: Buildings 1-7 Recreation Building Garages: A,B,C,1),0,H,1 Please advise Terree of your approval of our acceptance of the risk of conflicts. It should be understood that since we are so close to engineering accepting our plans, that no major design changes will occur, Gramor also requests that upon engineering sign-oft and verification that no conflicts occur, that this release no longer apply. Practically speaking,if our plans have a "bust" in them, it would be our problem anyway: ( Again,thank you for your assistance. Sincerely, Gramor De U xn C avid C: C+c e►ahoy Project Manager DCCns b r 08 P/CAI M Aa O R 07N MOO 245.1'075 FA '�5 S.C��UhINYSIbt�p+�Aq/�U17'�' X(5p3)H6�I.p1�6 servin uV+,nce,n Carmcae Ai • • •�� ...._�.+:rx,.. ..,�i..« ..J ,._.,.,,....1: ..,..»�,.,�.. -«,,..�.,.4 -..w..+..�.....-.t.:.,.....,., ,...._,.w.l._...H�i:�..'. ...,.,»k,.. ....,....,..1 Via._. .,.. J«« ..m....,..w.. .w...,�_,,,..., 1 w i • .. MAR 04 '93 14:11 P.e 1 I WASIIINGTON . J� COUNTY, 101411111 4,0 OREGON DEPT: OF ASSESSMENT AND TAXATION SUITE . 130 (503)648-8741 • DATE March 17, 1993 WASRINGTON COUNTY DEPARTMENT OF ASSESSMENT & TAXATION � MAIL STOP #9 F� 155 N. 1st AVENUE HILLSBORO, OR 97124 . „ _. • RE; CONSOLIDATION REQUEST Gentlemen: Please cansolic ate as many of the following accounts as possible. (, • Map 2St2AG Tax Lot (s) � 201; 1200, 1300, 1400 ' 1500, _ 1600 2200, 2300. 230 (Please refer to attached r.lat ma . If you have any questions regarding this consolidation, please do not hesitate to contact us. Telephone 3 2,45-1976 „� ranno Creek Associates, an Oregon eneral Partnership • Address Gramor Development Northwest, Inc. , General Partner 9895 SE Sunnyside Road, Suite P se re. Clackamas, 0�. 97015 ;" w�..w Sa.gnature`of Owner' Re resentat3v _SEE OT rR s.7 D J FOR CONDITIONS _ 1 ' • If an L. I.I . (Special Assessment) Consoiidat±cn app rOv'e( Land Use .& Transportation . -. Sign r e D to Unified Sewerage Ageno - � mo ... _ I Signature Date • Oepartrnent of ASsdSsrfiern and Taxation 155 Worth Firat Avenue, Suite lit i-Iillsbnro, Oregori 97124- 087 Phone',5031648.5141 ./5;t:i?"14e)0?,,:t, Ili �, . i.. _ .... i ... ..... ..... �P� I , 4. ` w w . • . . - t fh o ' M ,a . / /s. 019'. } • ° / # ?OO : ,O ��as a a0 • -?� ''800 \ % .M' �IN. • r • Ys L, _ c,,k\SEE MAP ti,'r 900 a• �4. ZCJ 1 .Z gQ 1000 1: + ' '+,° /1//) , , c -7 M" IC.S,No120611.,,, \ 1101. / Y., ,y. \ bJ�t �1.1' > .'r'/ ,Zk\ PARCEL ../.. Or • .• �� .� �aao �•� '� �S.Na,l19<S1 c • ' ` 1200 �(�. v°y I300 k atlas :".:.1, ' :1400 1500 °' t •'' PARCEL PARCEL { t r . 203� 1 t ■ ati ti `. 1,71A .0 1600 4 -,.o,, • 3 ., ••t 4• 'ti\ . PARCEL .a 4'. v' \,..,,,, •'N ''''� "ire PARCEL }• ' , x „. ...... . 4, 'k'',),. I lal •'4, \ 0 4 ` r \ 1r�v't »y a� l r f ' 3 � 1 tII::: / o .la 4c . :"� 1 T' -,✓ ,1y`6 1700 ' r '\ '/ N PARCEL'`, � ,• ••,. •l6"e L~Qrr "R'•�ti S�i/ �'. 114. °� ,�+ •` 4 VII �. . ..? ,�,^Ir�;L' 1BOO \ .;,, `4/r .�! /t1/ac' •, .•4.. • \ /� ,� , / A o ` \L a \ 1r 1.'.,„! ` \."51 r ARCEL V \r . y ` • ti • / „ �° r' tCS.I 132291' 0° \ Ir \ Y d 1. 4 r PARCEL .• •j. SEE MAC '• ��'�•... "' VIII 2S 1 280 `e r,•. / a , , •., 9 • CHICAGO PApC L :. icf This plat is for yo4ar aid in' locating e land w' re eronce . E M i' to streets end other permit. w. While this plat is believed to sjrL,.f",, �'it :x. 2S INS 20. be correct.the company assumes v, � no liability for a n loss r1 � � � t by reason of ~ el�nce �tte n 4. ma J I •a V'' "., ; ( � �, �� do y y f .. 1 M a • 4 k . f" r,• fir-v. d.l• j • I, 1'' • " y , � : , k b.. I ` „Y,,, a •�F , M /Ru t^: r • 4 DEVELOPMENT :�:`. . Q..-- �~ AUG 2 ) 1993 : 6Pr.i,1 .— to•a.-�-1-) fa. r�'. ' h: . ,40._,,,,,- M.', ..... +-.w,•.---rw...•..,,,„./OIJ1.Tiw'�i' August 19, 1993 fix. /;:ir ------'I • r Mr.Patrick Reilly . City Administrator City of Tigard .. : P.O. Box 23397 Tigard, OR 97223 • • RE: Waiver of remonstance for Fanno Creek Apartments ,. Tigard Planning file Nos. SDR 92-22, PDR 92-05, SLR 92-04, VAR 92-21 Dear Mr.Reilly, The Tigard planning commission approved the above-mentioned development on ► March 12, 1993,and the decision was not appealed. We are now in the process of fulfilling the last remaining conditions required for the issuance of building permits and the city has • presented us with its form waiver of remonstrance for street improvements. .• The development site is located between Main and Ash Streets near the point where Ash stubs into the floodplain of Fanno Creek. One of the important issues resolved by the planning commission was that this development did not necessitate the construction of a bridge extending Ash Street over Fanno Creek. In this regard, the commission's decision states that: • "The traffic to be generated by this development does not appear,by itself,to necessitate the construction of the bridge. Therefore,it follows that the • Fanno Creek crossing will,be constructed in the future using city-wide funding and will not be constructed as part of this current development. ;;';�' '`'t , i This is consistent with Comprehensive Plan Policy 11X2.2 which requires , 1ft •'` 11,, , ' 't impr`ovemienis to Ash Avenue along the sites`frontage but does not require r G 4 • I •� . � rl , or•; the development o ' •n a coridltl n of crossing as �: , , �. x �const.�ai'ctloi�of the creek ro condition I. 1 ': • adjoining sites.", ; g x i i r: t II. : r11 Jr decision, Tigard planning language g remonstrance for street,improvements, T �g , ,.' _. � is requiring of F g .p '. _ the commisslon staff is q uirin t me to sign a waiver . , •F , �Despite g , clear an ua a 1n � planning � � •� � ,�; rovements vvhlch leaves I ' open the possibility that an Ash street bridge might be part of those improvements, I ' 1 +�' modified the y eliminating� ,,;c.� ,,,�, ,r ,` .'• c1 is,d�r reflect the commission's, � j .. '• .e iartnin coi , includes staff used to accept anything but ,�� .ty; 'g eeinent to rc' planning n;� decision by ellmlilatln ,� �� ,� ,,:�1' the possibility of an��tha�'in es a bridge, Planning'staff ref p Y g r� � '" ' the city's standaid form; I now '' . I 'a , �,t I bring to your ' r I• � ' ' I • : 9e95 S.8,3UNNYSI bE ROAD/SUI 5 P1 C L c�M A s I OF 97 015/ C 50�)gds-'i g� � FAX�5 3) 85d•61 88 1 SEATTLE/ PORTLAND/ SAN DIEGO e r nl gl�otaMlW C+,nlu>; r' b August 19, 1993 1 Page Two Enclosed is a copy of the waiver of remonstance which we are willing to sign. As . . y ou can see,it differs fr om the city's s form waiver only in that it specifically excludes waiver of an LID which proposes a bridge. In all other respects it conforms with the city's form. Please review the city's record of this land use action. Since we are planning on picking up our building permit on Wednesday,August 25, we request that you respond prior to that time. The site work permit was issued last week I and we are under construction. Therefore,a resolution to this matter is very important to us. ' While we recognize the city's position regarding the need for the waiver, we insist that the I. waiver accurately reflects the planning commission's decision in this matter. Thank you for your consideration, and I look forward to hearing from you. Sincerely, Gramor Development NW, Inc. Dean Sorensen Construction Manager N. DS:nS • Enclosures - Signed waiver of renionstance Exerpt(page 13)from PC decision • • r . . e • • . . , 1 . . , • ' 08-12-93 01 :54P FROM PRESTON LAW FIRM TO 6549188 PO02/003 ,.. . f ( 1 • , • WAIVER (NON-REMONSTRANCE AGREEMENT) A STREET IMPROVEMENTS t The undersigned owners (including purchasers) of the real property 10, • ',1, described below do hereby record their consent to the formation of .'' a local improvement district by the City of Tigard for the purposes , of improving the public street or streets upon which the described property abuts. The undersigned expressly waive all present and future rights to oppose or remonstrate against the formation of a local improvement distriCt ror the improvement or the abutting . street or streets, reserving only the right to contest the • inclusion of particular cost items in the improvement district proceeding and any right they may have under the laws of the State of Oregon to contest the proposed assessment formula. Notwithstanding the foregoing, however, this waiver shall not apply . 4, to the formation of a local improvement district which includes construction of a bridge extending Ash Street over Panno Creek. . The undersigned expressly reserves the right to remonstrate against the formation of Ouch a local improvement district. .., , The real property that i$ the subject of this consent covenant is • described as f011oWO: Attached Exhibit 11.11.11 . IR WITNESS WHEREO I hereunte set my. , ,,--d on this 2---24'ay of , . 3 / 7444.22szt-, .953. , , ;/., 16.56 6/4'7-" eA Print name of corporation Signatu e 31-,.• 6:0./7-A-4402.__ZI -2.4 pit-ey--/C761 ..Vk.. Ifre?..:: i5ie, . __ Address 47e:w6-/-44-z /3.toz.v-Alek_ Title . .....'________ , .. ___ * C 4,4-e-f.e...it-ate4-5 , 64- 970 75-- Signature " * Title STATE OF OREGON ) gx.h.ulcjizinACel ) SS . , CoUnty of ) This instrument was acknowleds -.. before me on the /...;? -ay of ,..4_ 2,i_zz ..i 1593 by (Thames) : e_g: d e.4e-i2W ,..... _ _ as (type of aU otity) e1.25-.4. .......44 ............., _ __,.., _ _____,., of (naMei of at y on be alf of whom instrumeht t 4. r.,,,...,-.......e....-..e.,......t...4.1,44. - ...e.,-...p..., -.4.44,- ,..,-, 001._ OFFICIAL stAL *'-. —we' 40/7_, SI '..mrig.'";'' ' NOTADFIAYNIP4USWLICS tary jublid ft); he St0-...e'of Ore on :, COMMISSION N04,02403 :,‘ My 1.pronliss ion isikpires t "------ II t • I MY CM/Mt WIRES JULY Z IOU tti .........-..,, ........,w4,-:,-; , ..., . 1 Page 1 - WAIVE- Nils- ' s , RANcE AGR15EMENT) i STPLET IMPROVtMENTS , . , ,- 4, -.,,,.r:i.ir,...i.HekM,..m.u,.,i...,.....,»«.� ....,,.._..,,»,.,.:�..,.,«.�..._,.n...e..,.M4•......»��.-.4, ,.-..w.u,..,. .:...Gm..:.�..,w....,..„:,.a, .1.,r.,.....1;.�,«....«.«..w�.,..d�.M.� ,tiM,.,..,.•,..�.� ,w _F • �,...,,.. ,4r,.+.,•.........War ti...,......r..,..,--.4'..+_...,s,«:..s«.,....a..,,.a l..a...i._,..d,Mw.ew,.,::1,w.,4 ...T,...i:',,:...L..z,1,...:i:�d6.kd:�e+,..e...:,` 08-12-93 01 ,54PM FROM PRESTON LAS FIRM TO 654910$ ruuuiuuu • Accepted one behalf of the City of Tigard this day of 1993. City Engineer • • • • r • JJ Dice 2 - WAIVER (NO REMONSTAANCE REMONSTRANCE AC RJ ED1,4R ') d S T1 ET IMPAO` '`EMEgTO • -...x,a-:.,»....,.«-..+.Fwr.w.r..•...._»...,.%................... ,.eF.J.:..,....R.,.,wn..-...,,.,..,..:{Lw.»...w...kw.»H,J,,..-.a.4..«:x,.,.w.=-,a..,.'..'.'.,..u,....—.u11--n:..,.,-.da:,:C....,.w4+r�1...,.. • E1 I1BIT'A" LEGAL DESCRIPTION 1 ""VILLAGE AT FANNO CREEK PARK PARCEL j. July 20, 1993 • A parcel of land in the northeast one-quarter of Section 2, T.2S,, R 1W., W.M., City of Tigard, Washington County, Oregon; said parcel being more particularly described as follows: Commencing at the southerly corner of Tract 9 of the plat of"Burnham Tract", a duly recorded,plat in said Washington County, said southerly corner being a point on the centerline of S.W. Ash Street; thence N,43°19'05"W. along the westerly line of said Tract 9, 20.04 feet to'a point on,the northerly • right-of-way of said S.W. Ash Street and the Point of Beginning of the herein described parcel; . thence N.43°00'20"E, along said proposed northerly right-of-way, 747,32 feet to a point on the • easterly line of said Tract 9; thence N.44°46'37"W. along said easterly line of Tract 9, 319.46 feet to the northerly corner of said Tract 9 and a point on the southerly line Tract 3 of said plat of "Burnham Tract"; thence N.46°06'57"E, along said southerly line of said Tract 3, 3.00,feet; thence • leaving said southerly line of Tract 3, 11.41°19'02"W., 232.07 feet; thence Nw04°29'26"W., 62,06 feet; thence N.44°25'04"W., 440.02 feet to a point on the southerly right-of-way of S. V. Main Street; thence tracing said southerly right-of-way the following courses and distances, S.58°05'42"W., 443.40 feet; thence along the arc of a 1870,00 foot radius curve left through a central angle of 06°35'45", 215.27 feet (chord bears 5.54°47'50"W., 215.15 feet); thence leaving.said,southerly right-of-way, S.44°10'00"E.; 821,63 feet to a point on the northerly line of said Tract 9; thence 5.49°13'57"W. along said northerly line of said Tract 9; 143,90 feet to the westerly corner of said Tract 9; thence S.43°10'05"E. along the westerly line of said Tract 9, 390,50 feet to the Point of Beginning. Contains 753,624 square feet (17,301.acres), more or less, fy 1 n I 42751' ARCEL'LU 1 70 .2(1 • 1 ('C't' 4, .. ., . . . . i F «fie+x.!_».. -.,w.,,r,.r, iY.».,« .......x .�.�.... r.,.. . .. ...,.«.,..,....l.x� ...xr�..............x...M.,..i.am x..,�l.r......,........ue...r.u.1..x-w.r^kr .......n.-L L .,+�A...r....�.1.1..�......n.,. ...,..--.u..r. Iw «..... . .........'..JU...MM:-.,.N..,. �.. r+..+1 . 1 1' ��.. . . 1 . . . , , . , , , , , 1 , ,. 1 , 1 , • . . . , . 1 • , . . . ,. ,. 1 ,. 1 ,,..0 . . '' �fJ ;,, ,�, SCALE r 200 $ 4j heL STREET DEDICATION p .. •0 . TO CITY OF 11GN O x'44 1 • i 5 V > o r b O / \ �R',.y \� O Q�. /'/` # Ix,aj1 .to :do 1 / • \ / .. j 1 'Sr f \ �/ POINT OF BEGINNING ''•• / U j / •< ry+ 1 .' F •n. i: n } TABLE i TA , if //4 NUMBER DELTA RADIUS ARC cHoRO BF,. 2 NG /� )` , C1 38'50'3'!' 100.29 1:22"23 ,119.90 s.67,59,50 W /.11/4„, OUTHERIY CORNER + ,� , � LOT 9 BURNHAM TRp,CT 02 06:35' ,ssi 187 15 5.8 ' '�0"W ✓' ✓.✓ C O.bti 215. 7' 215. ' POINT Of C04NAFfCEEP,AENT Lam aao 1011M09111111.11111111 i r f II r I „ 3lffYQ�(tlfs . DRAWING T� CCOI�AF'�►iN�' EXNI®!` A • . - Indera LEGAL ,DE SCRIPT1ON �idnnats ; dp • VILLAGE AT EANNO CREEK PARK PARCEL r p a r a tl t rt .__, ' JUNE 2O .9 3 1 17355 S.W» BOONCS t'ERR ' Ron ' LAt� os 1i'fG7 7Rcotld 97035 I S-� 1�( '(583)635-5395 .503 3E��A F' r i % y ' • N ,, • T 9 , ■ n. 4".,` M , be obtained prior to erecting any sign,. Sign size, height, and location . must be shown to conform with Code standards (including vision clearance) 1 , • in order for 'sign permits to be issued. . Code Section 18. 144.070{A a'(1 b) (Accessary 'Structures) permits ,accessory structures, such as the proposed garages and carports, to havelno more than • 1,000 square foot in size and 'heights of no greater than 18 feet on . residentially zoned parcels 'larger than 2..5 acres in size. The ,largest of ' • • . the proposed garage building's is 1,000 square feet- which is equal to the � ,, size limit stated'above. All proposed garages and carports are consistent I. with the' maximu'm accessory structure building height standard and with appiicable' building setback standards. Therefore, this code section has . been satisfied. i. 'Chapter 18'.150 (Tree Removal) will be satisfied in that �the;applicant�will l be' required to 'obtain a tree removal permit prior to removing trees over, I, 6 'inches in caliper size in preparation for development. Permits will be �" granted only if it is found necessary to remove the trees to accommodate t structures, sidewalks, dr_�i�vewa�ys; utilities, or other proposed site � � : � ' . � improvements. Although the site plan illustrates trees .within the �' , ., , development that will be retained or that will need to be remaved,' this 'is . . . ,„ r r al;•,':ppla' `.:sh.al : ' ::.submitted , shown on se arate sheets A7 `at 'trie,errezrac�;v 3rr`''' a:'.;f ei`'`'�.i et�E::r r tv OUt tl'4nl i�il:thY��Ee��'•tr�e: .rema�ral: : eris �.:::.�. '�:etcat.3;an,_•;:�:.:�lx�..,, r g r' r:. b kt . ,d �d:�';.;, .gab �re�s.:='•� ,3a ::mix r•�o��.trr� t��e�-s:isasuarice :°ota�:g:;Y, r �y errzi it. Chapter 18.164 -, Public Improvement Requirements { 1. COMPREHENSIVE PLAN I, ' The Comprehensive Plan Transportation Hap provides for the future ! ' connection ,of Ash Avenue across Fanno Creek. Comprehensive Plan Pol.'icy 11.2.1 states: "Ash Avenue shall be extended across Fanno Creek, .:. ." '� Therefore, ' barring modifications to the Comprehensive Plan,, the SW Ash Avenue connection will be completed in the future. . � 7..' ' " •M'• t . • Typically, construction of major stream crossing is not required as a 1' a condition of development unless the development by, itself, creates the r ''"' '' • ed,.;b lb,,:t env 10 'err need for such a crossin The::ta ' c< `Qkie;:>. ` ri ,,,. 'cl.. 's1'rb:i��:a �.��g" .�► t'°� *fie, .��';:�. :rx :�. q. : �y :t • 1.:+1.:/n•• 4l �� 3�YieteF�i�±�'� ;�lt;`::f?o11b't�t.� ;i"l��•t::�tie,,, }� s the, ��x4izra :z�;��i`:n ;•�,z;tr: :w�4�::;a:��sad�n. �� :w. ,g •.�,:.. �•: ry v' r: g e°' P]. iii' t1z '° i'cur'ren ::d�ve�lQQrra :Th'a s x s Cbri � 'erit ''pia t p . ', Policy:1....2..2 •'which requires improvements to ,Ash Avenue along the sites', ' frontage but does not require construction of the creek crossing as a ' condition of the development of adjoinin • sites. �,-'' ��p � g �#r�,,,uo„^. ..4'Comprehensive Plan Po'li,cies x.1.2,.1 through JL2:3 provide measures foe ' ' mitigation of traffic impacts an Ash Avenue when 'traffic volumes'excee � e middle range; fora mino :stThe' policies appear to 'ae • . that this site will be developed with a commercial use',., A commercial, ' . development would generate more traffic than would the current proposal "'lk,. :a y:_ :1:.,:.>::' P �i� :enu e:"' 41,1,1 �� .�r��o''''rtter , ''�th..n;' ,.cittih'�:nad�,:::waa� �`a�ie:''•: �.s�'z;�n':•� :•:�,. ��:�., „�: :r�.idc��'e?:r'%• 'eri'''E �ar;°•, l:Yior?` �:��o� :. �, ��..,,1�. :�a11.' k��1ow th�� :;� 9.., 'a'r�gym" �* I al'pears: th it he j 4,...;„ ..< :.: ' . :i � t-•:`� tna��tx �.��:in�a�ures.,of �hQ Com �ehot��ue��.P1�tra pti� �:c.i,es ,are '' ;i; not eq:14.,ired.. However, it should also be noted...,thatI a,'number of the 'n t ..e C m-�rehensive sti ested mite �t ion measures have been a.M lemented 'e� ce h o p gg g P Plan t as adopted,' These riteasuxes , include: improvements to McDonald'' Street;' the'. extension of Hill I'Street to' O',Mara ..'Street; ,'arid, improvements . to O'Mara `s'tre'et,. i, Sx1FP REPORT SDI 92 002 SEAPZA� T/CFASOR page J. 1 ' , 1L , �. r , a J fµ .. .. ....., ..•...... .,•.•.f.„„ ,......,m. ....«,.f«,-«...«A„.�M 1_,..«...1:+-,.I.....-rnA��.�h..+..4�.+»w+..•�.+......-. ..+....��w14..+,k ._..- �..,R.-�... �, , m.�-n.lw .+-.-M1m'.'4.•.r.+•.wt.I�-.+JwYa.�N+r."....nn.-n•n�.�..-..r....w-+..,....�.F ' • Y E1` B 5 12 I)3 ; 13:56 TAK, Inc.Inc y 503 684 ?2�7 # 1/ 2 till{y Inc. .•1' ,Jj lus itects.P f rettilr:c{Ure• :M;Engir,urinq•Dovelapment Servrccs Laml,nnpe architecture•Land Planning•Urban Design•SurVeyieg FAX Tansmittai Sheep � I • 1 •amer FAX # (503) 635-5395 • Pages (ingittdes cover): ' Dater Project: WL4 cC TRAitiSIVIITTINO TO: FAX No: „ $I I , Company; or ti Messa '.._...A.. .g�: lillAiNTSMITTING FROM Nartiot ., Dept', .. I I A M r . ww I i I i t I x W 9,.1•.al4 kliklurid G)It}c6r 520 Kirkland Way,''Sodd$60 k+rklOn;i.UdalfiorigleFl 9Btla3 (•�pti)tJ22'4448 « , 4.. i=" ,.. .., u �w1..n.., ■ 1 w i:tiM iYN l+0'n'+1 brit Ii`i■lki' i I,i._..-._ .. .........,„,. �s.a;..,�......,.7. .r»,.,...G.»i... :'�,. ...,�... »�.....Y'._.�,.....-v�-....0�.. ........,._,.��._ ..^.,iY;......,M.,_,._«....:...........•..u,.«...,..a_... ..........,,,,...._•,,........,.,,...I.....,..-»,..-.,.,,.,..ay...a...,.,.,,,.l.a......_.:4.,._—,,J M.•,.t,...—......J.._.,..,...,�k'_.::_,::.! , , ' SENT BYI: 5-12-93 ; 13;57 OTAK, Inc.••a 503 684 7297;# 2/ 2 1 errie24r.le. ,,;,,, I (4) d5 .,,,( . . ., oji . . . , pg1\164Gi ....- . ',* '... Vekfoi -1.) .( 1// a 4 0 . 0✓, . . 1 , ,/ . .. 0- ,,10.) ,...L. . , 1 . %�+?1 1-Ina i1r,,.,N'1:i+ , "':;f.' ray-,:7^.. ^.vr r „ , { , ka, ': Y �,,fl , w P p. �'y , ' , . . ni tip\it kt,,,,t44: i, ,., , A jm , ,,,,..,._„„...,,..,..,„1---.......:,,,,„„,..„,„...,.-....,„,,......-4,-.4...,-,„„,....4;, Vp \ -,-----........,,. ',4„, „„, . • or .. , . . . tiY .4., p„ 400111,.o ---, -. , ..‹.....„,.....t" --- 4 . 1 u� y . + �Y 9 `" ' • 1 .., . , f /,'` ��`""1 1,, , .mow It .............., n .,,,,,„ . ,. w '4 f r /910/'./.1.1" . ' 4k1114. ' . A // . . 411'10ip , , , . .. . ,.. i 11"rillowil .,.,... , 2 -*** 41111* /1 ' ; o j rrr 4444 I 1 ) AI* f r •ire r r 11011V. / / . ' tilliP r i ,i' B r dir„. ., .>., i 4111111111°.� r r ' i r � , . 1rr td� „�.,.., lli ..,. ., , ... ..„. . n. p, , ,, , 4+ ' .. r ,.'i.m.>„M a'Jw irt+v".n.., ...,«.vr .,i9zl..,h�",,,.n l..n.....N,• :.+.r..,:,i'kl.,.,.,.,..,.Cµrw..n.a.,,..«.i.,vb+ .,,:.:4ft v.,,...,.e:sFJ..,.,.. .x. ..a»•w...-W.-�a..t.'mAr,,W-..Y.,,:1tM..Mw,.v—:w-,.v;:..rY.s...;,. M >t•..,•Kr,�,-�YN�w..Hn{m; I i r February 25, 199 . - ,fin +'•'tGl1[ii�dh'N ' CITY OF TIGARD • ORE GON Grantor D �nexit v { . e elo 9895 SE Sunnyside Road, Suite P Clackamas, OR 97015 Re: Village at Fanno Creek r g At the hearing on February 22nd, neighbors raised concerns about noise during construction. Enclosed for your information is a copy of the City s noise regulations. Section 7 .40.190 of the Municipal Code restricts the hours of construction activities. Please be sure that your contractors are aware of these restrictions . Sincerely, �. ]Randall R. Wooley City Engineer I I k I 13126 SW Hail TIg!drd, OR 97223 (503) 639-4171 TDb (503) 684-2772 , ' • \h "'' r.‘ .,,.,w,t. .....w' .,..-.. v ,«. w.x,.:w.: ..' a..- a......N..,—.. -..'......S:.r„•.+.4.a_ ro-..r..»,—w.,.:.,--.,_..r.,..„,.. ,+.,nu,..'.a...SF+.,,,,!..w«,,..*wrx....��......J..,..+.,,,..,.+,L.,,.x,,,,,r%w!«...Vrm.....,..,...,., a , . = � , RECEIVED PLANNING ti , xo1Tl JOHN ALLAN PATERS ON 1893 •, • 11605 S. W. Manzanita Tigard,Oregon 97223 4 � . April , 1993 City g of Tigard Planning Department 13125 S.W. Hall Blvd„ , Re: Gramor Development NW/& Tigard, OR 97223-0059 adjacent Paterson Bldg on the SW ' corner & Pacific Hwy(Tax Lot ., : , near, Sirs : 2S1 2AC 40701) . When, and i f, Gramor Development builds the 239 unit multi- family complex on the approximately 16 as to the north and east of my property on Pacific Highway, Z have only three concerns that will need attention. • . First, I hope that Code Section 18,96 020 (B) (1) (a) requiring a minimum 50 foot setback from the centerline of Pacific Highway in addition to the 20 foot standard setback of the CDD zoning district for multifamily development is adhered to. If so, there should be no sight restriction from the northeast to worry about for my property along Pacific Highway. m Second. When the present roadway entrance off Pacific Highway to the immediate northeast is abandoned and the sidewalks extended . towards Main Street, I will: need a weep hole in the curb to drain my front downspouts under the sidewalk to the gutter and subsequent storm drainage. Also, the natural drainage of my property presently is to the rear and in a northeasterly direction across the subject . 16 acres towards Fanno Creek. I will need access to Gramor Develop- • vent$s storm drainage system, etc . at the nearest point to my N.F. , corner so that normal run-off can be contained towards Fenno Creek through the approved drainage system authorized for the overall .development: x ha:rdlyd l would hope that my sewer line that, presently runs along the common SW to SE property line into the nearest trunk that crosses the subject 16 acres into the Vann° Creek interceptor r is cit,,rutiously worked around to not interupt service during construction. ,� If these small concerns can be addressed 1, I am happily looking I,- r� , forward to a development finally being built on this long, fallow, ! ; , property for the betterment of the city. � l► wa ,1 Yours , k I' \ 11 Allan "at,erson I . \ , r ki il I A d u . . . . .,.. . r. . K , ,.. v. " . . ,. • one near the northeast corner of building number ten. STAFF CONTACT: , on Pomeroy, Planning Division. THIS APPROVAL IS VALID IF EXCERCISED WITHIN EIGHTEEN MONTHS OF THE FINAL DECISION DATE NOTED BELOW. 1 . • It is further ordered that the app,lioapt be notgg 9f thg entry o th grggr, • . . . 1 .• PASSED: This _4„,), c-/ day of February, 1993, by the Planning Commission of the ., . . City of Tigard. . . . i /. irL0 -____, • Mi' y.e, Jirperson , Tig- ie P ann g Commission • , 411111 0 401:40Ai kr 4411 i .., st't‘ l■ , IP. 1\44\114:04. Wig" ta. • 4$1 Ilio()4 40). , v..., 446 44eAL Nr 'Pk."' 1 , * 10 d ..** 1 ' / • . 1,4 .., /44111°P • ''*.4140601j. .-- 4 1 , . . 4 10 ■..i, , - ^...,... ^ i.....' . N.., '',441/kh ' Ittk S' . / 1 '• .11CIN ''' At •171, hs . . . .. ?c■Clc tv51)4.-t3 1 q 4t,„4,-,..- • .... • ta.-700.5,(v„,iltriPic ilitti> ilbo, ,,,,,, -'-'''-o- ' , ' 444. e--) ■e") iiMMST" 1 ' ,.,'• A: ALV A:,4,:dik Nir Ilir i , ' IIP # '4-4;47,1ra■ TiGARD CIVIC - i 1 10 °Vr illiP IlitiL 1112A --.... - - 1 . . liiiio• vlf*Vii.„-,..t„ ,.04\; _.--- --.......... CEtsrrErt *---) . , 11/111101t 1111111111°11° 7'44°' *.''' '' 40 (...„?..' , Sloir lig 17* " t.i. . . , 10 sit'. if 1 . ,._ IP ' 4,.. LI all , .00.. _ SI'AFF IIEPORT - SDII 02-0022 iggAFIR811/aRAVIOit Page 22 . 4 e 4■1, . I 4 . A 4° . e „ e . ' . L'\ • P ., i I.-. .,'.....- ,.-..«I.,.,Y.h ;.-I„ ... .«,'•.la'G,u>.J'.w'.i.,.,... .:4w.4-,..«,:..`.-.,.. d.nMk..,.+..,...,,;+«........-+.r..n�-..::i glop 6` • LAL1j,:la • CITY OF TIGARD • OREGON March 22, 1992 Gera or Development NW, Inc 9895 SE' Stan ide Rd Clackamas, OR 97015 Re: Final Order for the proposed 239 unit multi-family complex between Main and Ash Streets in the City of Tigard Gramor Development NW: You have recently received preliminary approval for the project noted above. , I affla writing to you today to offer mir assistance in completing this project and to draw your attention to the Conditions of Approval specified in the Final Order beginning on Page 19. (If you need a copy of the Final Order please contact me: I will be glad to fax -or mail you a copy.) Most of completed. before u can obtain the conditions Est ; building permits. Please take time nom` t r g p� to read and understand ., them. This will help reduce the possibility of delay as. the project proceeds If I can be of further assistance If have eta ' gu t pans please d �.l.'7 ve axl lease call me at 639-. ..1 east 390. racer"eW -01.024/1,44_,) Vi Goodwin :Development Services Facilitator {I "^ c: Thomas W. Hamann Seafirst i 13125 Wail Bhid„Todd, OR 9723 (503) 639-4171 TDD (503) fi84 2 � .1 I I • l'' Letter of Transr, t p I b3:,, ,r• 0•''''E JOB N0. All A.rI.L i �� J ❑ 17355 S.W.Bdones Ferry Rd. 0 620 Kirkland Way#100 PFIOJE T Lake.Oswego,OR 97035 Kirkland,WA 98033 >. Phone: (503)635-3618 Phone: (206)822-4446 TO Fax: (503)635-5395 Fax (206)827-9577 4:2,c)g k r....., rpcDry,,,..2..ire2i . ..,,,e.....c.). --c--1--klii''''' (- (j1-11c- 1 c)"(---eyz:3(--3 — ' i 1 ' TRANSMITTED BY -• , ❑ Mall Courier ❑ Will Call 0 COPIES` PAGE# , , ' DESCRIPTION '' . •, ✓r- V "` ---(,1.••-('6- • _ P RECEtvED per .=. 1 • , 1 , REMARKS it WE ARE SENDING YOU Attached ❑ Under separate cover _ •• , a via _. . • a 0 Shop Drawings Prints , • ❑ Specifications I ❑ Plans 1 I 0 Copy of Letter ❑ Samples W , . ❑ Change Order 0 Other: TRANSMITTED FOR s c virk', . a -7----1- lir( . For Approval As wtequested For Your Use For Review&Comment r �' b c Paper (Rev. t'Int�d n p y Ind P Fo M#1505.6'16( e �4l ) ". - 4 , o d , n •' Y• F ,4 1 " Fr R ° AGENDA ITEM 5.1 STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE: February 22, 1993 - 7:30 PM a;l s"T HEARING LOCATION: Tigard City Hall - Town Half. 1, 13125 SW Hall Blvd. Tigard, OR 97223 i. is A. FACTS 9" General 1� ra Information CASE: SEAFIRST BANK/GRAMOR DEVELOPMENT NW INC. Site Development Review SDR 92-0019 Planned Development Review PDR 92-0005 . Variance VAR 92-0021 ,' . Sensitive Lands Review SLR 92-0004 1' REQUEST: A request for Planned Bevelopment Review/Site Development Review approval of plans for development of a 239 unit, d 25 building multi--family residential complex on a 17 gross acre site. A Variance request is included to allow two driveway access points for the development whereas Community Development Code Section 18.108.070(D) requires two ^ • access pointa for the first 100 units and one additional • access point for each 100 additional parking spaces. • This projectlprovides 478 parking spaces which would require the provision of five driveway access points. Sensitive Lands Reviews approval is requested to allow modification of a portion of the 100 year floodplain which cuts across a substantial portion of the eastern portion of the Ste. The proposed excavation within the flood plain is approximately 2,500 cubic yards. A future pedestrian/bicycle pathway is also proposed within the 100 year floodplain of Fanno Creek. I ti. APPLICANT: Seafirst Bank Real Estate Group (, P.O. Box 34401 Seattle, WA 98124-1401 OWNER: Gramor Development NW, Inc. 9895 SO Sunnyside Road, Suite P Clackamas, OR 97015 AGENT: Thomas Hamann OTAK, Inc. ° ` 17555 SW Boones Ferry Road: Lake Oswego, OR 97035 �, LOCATION: �ain and.Ash Streets (WCTM een S • 201, 1/00; 1200, 1300 1400 1.500- 1600, 2200, 2300, and 2301) PLAN DESIGNATION: Central Business Districts' m. ZONII�' _ 6 bESIc NATION: Central Bus.. , • Cm0 d ixiess District) , STAFF REPORT R .. 5i7R 92-•0022 �EAFIRS�/GRA.MOR Page 1 Is t . ' A • 'f APPLICABLE LAW: Community Development Code Chapters 18.4 0, 18.66, 18.80, 18.84, 18.92, 18.100, 18.102, 18..106 18.108, 18.11 1.8.,120 , r r r r r r ► r t ' 18.134, 18.150, and 18.164. Comprehensive Plan Policies 2.1.1, 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 7.5.2, 7.6.1, If 8.1.1, 8.1.2, 8.1.3, 11.2.1, 11.2.2, and 11.2.3. STAFF RECOMMENDATION: Approval of all applications listed above subject • to several modifications and conditions of approval. I I 2. VicinitY eInformation The site is aligned with SW Main street and sits at an angle which � .I runs northwest tO southeast. This angle makes it problematic to determine which frontage is the north frontage of the site. the purposes oses of describing and analyzing this for YY Therefore, g r � p proposal, the Fanno Creek frontage will be referred to as the north frontage. This corresponds to the north arrow as shown on the I' applicants' preliminary site plan and should remove any confusion over which lot line is referred to as the north lot line. Properties to the west, across )SW 'Maine Street and Pacific Highway, are zoned R-12 and C-G (Residential, 12 units per acre, and General Commercial) . Properties to the north are zoned CF3D (Central Business a District). To the south of the site are C-G, R-25 and R-4.5 (Residential, 4.5 units per acre) zoning districta. Properties to the east are zoned CBD and R-12 (Residential, 12 units per acre). Saint Anthony's School, George Morlan Plumbing and a few retail uses are located to the west. Dick's Color Center, Stevens Marine, an • impound yard for Ninety-Nine Towing and a large amount of undeveloped land are located to the north. Fenno Creek borders a portion of this line. The City of Tigard P • north property ' y 'g O erat�.ons Division and Shops are northeast of the site. East of the site lies undeveloped band and the Alderbrook apartment complex. Land to the south of the subject site is developed with private residences, several small offices, a Century 21 Real Estate office, a barber shop and the Pacific Village apartment complex, A port ion of the subject ect property akut d s W Main Street. Southwest Main Street is functionally classified as a major collector by the City's Transportation' Plan Map.' A portion of the site also fronts SW Pacii�is �Hi Highway i s under the jurisdiction. of the State o Pacific The eastern boundary the ,k�.• Highway. g Y � of Ha,ghwa of Oregon Highway Division. <., astern." site I fronts the terminus of SW, Ash Street on. the .'south side. of Fenno Creek. 34 Site Information and Proposal Desicritition The subject 17.3 acre site contains evidence of previous commercial/residential tiv`it The applicant'e 1 sirs on of ntae Comm® nta�al 'a� ies j 1 Property AdeeSament provides a fairly detailed ana y Current state of these properties. r tip states that at ..• one n tiMe the vicinity c previously consisted of Y kompe businesses, a • greenhouse, and ashool along MainStreet. Some evidence of this d presently found on the site such a s a foundation with I deterioratin g floor tiles which i s iodated near a n northeast st cs rner of the lot. Two a sp halt-covered �ar�i ng lots also occu P the i northeast Corn property, Construction t s i asphalt and railroad tied abeen dumped neat the south end of the 1I paved arease At the below ground sWiMmingp corer g ool Which is �Q fill d ',property With vegetation. an old S lAkF REPO PV w bR 92-0 022 5 CAF RST GRAMOR Page e 2 1 i i I. I it .,o.n,,, .nun, „.....ni ..a.. ,,,,. „ x a ...,,,. .,..,.I.,. I..i... +wl.. • ., ..,.n .....,_ ., o,..,.,. .. ., ., ,.... , � .n...,.,..... n t"A ' ' .+JM 4rS•.•W W yM1! «arr•+-.+r,-w..».HA4 • I . '.wY-r_4M,.1wcl n••rnF:.i.+.1-...r.e..e«=.n..n+-....ref-.r14s...xNh-n J:l v.J._..•r.nr... ...rx. - .«.r.v_awr..41✓x- n dl w.. -+ nw W....rnr_.,.. .4u I i i ....n '.µ•.-. ......... v.!a.rvH N-.':.. -a:L r.,,,.1e,. .w..i .,.....r..4, -., .....,:,:i.,-r✓u-rr.-+w-:4:r4-.+;.+uJ ..,ar,t.-. `i' • The majority of this site is now Ivacant with the exception of the aforementioned items and a retail building housing Michael's Discount Plants. Grasses, and berry bushes cover most of the site. The site is relatively open with clusters of trees at the west end, a cluster of Douglas firs on the south side and a few scattered trees , throughout the rest of the site. Fanno no Creek abuts the site along a portion of the northeast frontage of the site. Two drainageways cut across the middle of the site with wetlands occurring along the southeast portion of the site and within the two drainageways. The applicant proposes to develop a 239 unit apartment complex on this .site. The development would include 115 one-bedroom, 74 two- ' bedroom, and 50 three bedroom units within 25 buildings. The proposed development plan necessitates a request for a variance regarding the number of driveway accesses. The applicant has submitted a justification statement for the requested variance. This will be further addressed later in this report. A recreation building and outdoor pool are proposed to be located near the. Main Street entrance to the site A lounge/video room, a community kitchen and an exercise room are proposed to be provided within the recreation building. Open space will be provided throughout the development including two childrens' play areas. A future pedestrian/bikepath is proposed within the Fanno Creek floodplain area along the northern portion of the site. Parking would be provided by 478 total parking spaces consisting of e 239 covered parking spaces and 239 uncovered spaces. One of the uncovered parking spaces near the recreation building i s designated nated as a handicapped parking space. The development also provides 96 additional driveway parking spaces for those units which have attached garages. The proposed development would be served by one 30-foot wide access driveway from SW Main Street as well as one 30-- foot wide accessway from SW Ash Street. These access drives are located at both ends of the development site. The City's Plan indicates that SW Ash Street will be extended and cross over Fanno Creek to the northeast of the site and then connect ,� • with SW Burnham Street. The applicant proposes to be responsible for a ,half-street improvement to 55n1 Ash, Street up to the northern side proposed future remainder of the street would be improved upon the form t on of an LID for the Ash Street extension. The a pp licant P ro p oses to add a curb, 5 foot wide sidewalk and storm drainage connections from the Ash Street driveway • to the southeast corner of the site. An eight-foot wide public bicycle/pedestrian p � is proposed osed to border Fanno Creek. Th is pathway proposed to be located within the pathway to beuplac boundary. outside the floodplain, portion of be dared If it becomes neceSsar that a ort } p y p p , portion shall • provided is dif�.cat d� Review , Ova requested ted ' ionSeof �I a portion � be vi ed with3;n an easement. ve Lan w apps p which cuts across a substantial portion of the 0 tern t sed• excavation eastern , P within.th good of the site. . p' s. floodplain part The propo ion the flood plain l_. approximately 2,600 cubic yards. of intern sidewalks would provided along �..primary A network internal � ld be r raided ng the prima parking areas residential roadway within the site and� between �.ng� s dnd rr�siden buildings I The. p'rI elim inary landscaping plan s ho�s ex� s ng trees tha t ar e proposed to be retained as w ell as proposed additional STAFF REPORT - 5riR 92-0022 !� SEAPlT/ORAAiOR Page • • II 4r • tt, • • • landscaping. Autumn Purple Ash trees are proposed as street trees and parking area trees. Buffer area,plantings contain a variety of trees and shrubs and are proposed throughout the site. A 5-foot tall wood fence is proposed along the southern property boundary and a portion of the northern boundary near SW Main Street. 4. Agency and NPO Comments . • The City of Tigard Engineering Department has submitted comments and has recommended conditions of approval which are included in the analysis outlined in the next section of this report. • The City of Tigard Building Division has reviewed the proposal and provides the following comments: a. A demolition permit should be obtained prior to the destruction or moving of any of the existing buildings on, the site. Any existing septic tanks will need to be pumped out and either removed or filled with sand or gravel. An inspection should be obtained after the tanks are filled. A copy of the receipt for septic tank pumping should be provided to the Building Division. • b. A credit for sewer fees, Storm' fees, and traffic impact fees towards permits for the existing commercial building to be removed should be granted. ' . • C. Multi-family dwellings are Subject to the Fair Housing Act and Americans with Disabilities Act for disabled person accessibility. The buildings should be designed accordingly. d. Chapter 31 of the 1993 Oregon Structural Specialty Code for Accessibility will apply to this project. e. The limits of the 100 year floodplain should be marked prior to building permit issuance, and the marking shall be maintained throughout development of the Oite. Tigard School District' 233 has reviewed the proposal and has noted that the proposed development would be projected to generate 17 new students for Templeton Elementary School, 7 students at Twality • Middle 'School, and 4 students at Tigard High School. The School District notes that school capacities at the High School and Templeton Elementary School are already exceeded, although Twality Middle School is presently below capacity. The District notes that the core facility of both the High School and Templeton Elementary Schol are insufficient Additional school cap city mays e be prov id by portable her options Lunde addi. . er consideration by the School District, including: grade level reconfiguration, r ngdtoe year, • boundary adjustments, double shifting, busin t ' under-utili ed facilities, future bond measures leading to construction of neW facilities ani other school housing Options; The State of Oregon D__.i_vi8iOn of State Lando (DSL) h as been notified of proposal the floodplain p ion of the site which is included on the N tional Wetlands Inventory. d . . Application has been The Division of State Lands has not sturbed'portion of the �setland. Made for on-site mitigation of the di proposal. : r that osal It i•S also the ap ,lidant's�intent to apply nfors approval p p pp P of any offsite mitigation plan which may be required by either the Sh. City or �, ST PF REPORT - SDR 92-0022 SEAF1RST jGRR AMOR ' � � � � � � �� Page, 4 i . f�.. r, .,. 11' .:Tigard Water District has has a:ated no objections but notes t es that two . �� additional fire hydrants will be required and relocation of an ' existing hydrant in order to gain approval from both' Tualatin Valley ' . ,, Fire & Rescue and the Tigard Water District. • The City of Tgard Police Department share concerns regarding traffic ir . ,, impacts at the entrances to the site. The. Police Department notes r that, due to the layout, it would be difficult for them to locate a ' specific unit in an emergency situation. This development also has • i' ' the otential for being a target crime area be ause of the lsyout. !' :M.}•: ;,:r; :;Jr• .r:•. r.: MJJr +e ,V,•JJr+rI:•.:r;..,+ •i r /«•, �y ':lrrr }ir: Q :.its:,•......i c :. .'. r• •:`i1. iC ,. ' {r:: ,. .�. ...1::5.}•r.'r}::.............r.r.......r :d:...:..{......�..J:}::U�r....f.:•i:J.4:::5::.•.•::•:?::??•7:'.:i''F.S:Sti:•:S•:iS?:?'r 00« j. The applicant has met with Neighborhood Planning Organization 1129_11 ' and 2 to review preliminary site plans for the proposed project. The NPO's were provided with a request for comments and a copy of the '• application materials. ' A summary of the NPO ggonoerns has peen • s :•:$:?•.:}+{?,};:,.+::•..:•S'1,.:.1.i.;.;{r;.•,.+,.+/:+,r•,.;.;.;{r,.;. ::;J¢• :rYrJ+:;.}�N•. ::;r•IY::. �.1;; ,any}:. rovz.ded to the Cit '' a :;x::• ,. }:,::}::, }: r. rr0•: .rrr #10 ''n ' NA d.:. +'' .. roc.}' ter ►. •1 :r r,r,. :x:. ,•r:.�`yy�{,,}�,.,,� .JTi.. .r. !M: ':��a':.iY,•�14:M•:� �%►:i►7i:4•. ,.�j. �¢1/� ••1. :r:,:,W'.'.• vr.•. :r:. .r.•:r.•. ��13• .�ti r.�'Y'M:T-i:�)• 4:.•J :.,��•: •: . .•h• .� .J.. .J.. .J.. J��:J Wi"•A•If{,7��:�}�./7.'�?��''�{�r7�� jy�:)•.�� "�,'�': r�i1 � r:•}:•}:•r: .};.} ....,•...............:•... ':r: iZ•::+.?.•::.r.�%�•.•••. ..":^+:`Yr•' .r:'!:%!:5,�:f;•:�;w,,.'!�i� ✓r:}:•'rrr:r•1:}:.......::•rrl:rr:•r:rr}Jh.::h}}}}:...:.}Jrrr r....r J J1.}.r•r:%r::v:•'1.4:4:•..:•:d4}:?4:}r:.•x:r• :S•r::.rvJrJ 'ng g .. ____. ,, h r.., 1eighborhood, Planni Or Organization NPO 8 has also reviewed this proposal' and requests, that a'traffic study be submitted that analyzes J;. the effects thin development will have upon SW Ash and Main Streets, ,' I r , ' and' on Pacific' H g hw ae near Holl ywood yw ood V ide o, and n d futu rj e Hot r ' n � � � �Nc w:a+nd Taco..B ell. it ... H v n .n�+ d•:t is r e .e� ,�� v � : .{. ,:R• ;'4 4N, � iiffii. FLV a':'::i� $ i :F � y 0 :� � , % 'MhG . SM:iYM l,. Y r .,... ..,,,, K .r::t.}::,{•r:?}rF}}r•:i:::•}:;':}} }S'} r r:1 ✓ 't : ;zj} :. r .r % i The Oregon Department of T , d this propo ' ' i':' • ansportat ion hoe rev3.ewe sal for review. , ODOT has made no, comment ,as of the date this report was authored« . nd ,General , or� Natural Gas, e . Portia � �. Electric N thwea+t Nat s, and Seen ral Telephone and Electric have reviewed the,proposal and have issued no ' comments or. objections }i 1 CJ ' F FINDINGS AND CONCLUSIONS ,". 1I Dag.. 1 . 18.12Q Site bevelopstent Review ' • Code Section 18.12�D.180tA) 11 (Site Development Review -« Approval r Standards) requires that a develop ment P r t o sal b e found to be consistent ant ' with the various standards of other Community Development Code ,Chapters. ' Development Code' Cho tern ,18.I The applicable criteria in this case are! City of Tigard Community '' 18.108- 18.114, 18 012(? ' 18.150, and 18.164., The 18. , iste J6, p 66, 1.8.84 d �.� 92 18.100, 102 r , pxoposa�l�s consistency With Itheee Code Chapters' is reviewed in the following sections. The1 ' contains 'no 'elements relategd ,p' ovisions of Code Chapters' proposal to the r id hate 18.94 (Manufactur,ed/Mobile Home Regulations , ' Chapter 18.98 (Hu' `ng Height " i 8• EXCe p •ons p t . � (Accessory Use and structures),or Chapter 18.96 (Additional Yard Area Requireme nts) which are ' ' .' also listed under, Code Section 18,120.180,A.1. These Chapters are w therefore found 'to be inapplicable as approval standards. 1' I, '. The balance Co Section on 18 120.180(A) provides other Sit e bevelo m en t Revie v a pp ro al st andard s no t Has eseara l r covered by the provisi�n3 of those previously listed Code chapters. These other Standards are addressed immediately b l ow. 0 1 2 -0022 T/C�tAMtSR page STAFF I�EP�fRT � SDR 9 SEA�`1TtS 1 r r". . kY�.. .., , ( : C44,' , , The proposal is fatted to comply with the applicable portions of. Code W ' Section 18.120.x.80{A) relating' to Site Development Review' , approval areas (balconies or atios' ar s for revision of private outdoor P stand d p ( , P attached to each unit), screening of service facilities (see,details on ' sheet A2 ' de ) , sign offsets along building faces, and buffering and screening,' , , • of the proposed ' development through compliance with the buffering and, ' ' ' screening requirements of ,the Code as well llas careful positioning of on, , site plantings to provide privacy between different' units within the development. Multi"-family residential building separation will be . , - � addressed further' below. ' 'Code Section''18.i0.180(A7 requires multi-family developments to provide ' shared recreation ffacilities based on unit sixes. "Tha proposed development " e recreation center including an outdoor pool, pathways,' and , provides,shared P P � g ' two children's, playgrounds to satisfy'this standard (approx 52,800 sq. ft. ' of l' shared recreation facilities required;' approx. 54,000 sq.`ft, provided) . Dwelling units,-and the open, 'space areas have been configured around both ' the drainageways' 'which traverse' the site and the wetland areas so as to reduce possible noise impact,s' on neighboring properties 'and 'to increase • visual 'privacy between adjacent uses by increasing the distances between ' opposing buildings., Reasonable care' has been taken to' preserve a number ' of mature trees on the site as shown on the landscaping plan (sheet' L1) , although with 'the amount of d.ev el.opment proposed,and the grading necessary, .• , • v a. number of trees will be removed. • . Code ° Section 18.120.;180(A) (8) st'ate's that where development is allowed within and adjacent to the 1,00—year f l.00dplain, the City shall require the •, dedication of sufficient open land area for ,greenway' adjoining the ' ' floodplain. This area shall include appropriate portions suitable 'f_or the ' construction of .•a pedestrian/bicycle pathway within the 'floodplain in accordance with the adopted pedestrian/bicycle plan. The ,applicant's Statement does not mention if the floodpla�;n is intended to be dedicated •Y.:+ y„ •.r, }}}}•'}rrf•r'J:•'•�Ylrt• :r}' .;.};.+ ?.Jr.R..',r:':•'•}'y'•:•}'}'r:}r:{,h',%' %:i'r,},:•{:;'• J},,T{![,y'��],1,� ty,,,a� t C,d.t. �a yip jt��y �}�;�+�.yy%•%:'�r:'�i%��i.�''.�i�•'�:7a'�;•�•' •:r.:•:r•.{.,.,• he r t�T,+�ti:KitRF:%:':M!+JI�f'�•:� .J,: •:rnv:::r✓•. :•.'.•:::::J.•::,•:::r::;r::.:"•r::,•,•:r,•. ••r:• .•1•• `JJJJ (qr ••C. 1,1 'yJ' .F. ;y,;, r. !� ,�;� is I � r .�.�+ •:{: ,eh ,:.: +. ✓%S.7.•.', •yr •rA•.J., .� �:. {' :J•• rr••:•:'/✓'J ., .r/J!:{•:•fir✓,•..VJ,•Irrr,•:':':•.•...,, IVJ , +i, r'✓.'. ''r'r':: •{i,''•r.; ;✓�r'r:%i'rY✓J:•}S ,rr:':%%i$i r i >r:•'r�%'%:�... y� �y►.�yy+yy:%;Sµ.�1yy �r.1y. };,.I +� ,}� ,{�,,}{, ?,'�'':9f•'41!'••�i4'!:'!{�.'� :.'• : N44:Rt!::::::.i•'1"1!:Y ?fi':%:{;??t'.•'.!iFH4�W'Sf: :R. :%!Y:4 }+?f:. ,^T ' r'i,.i1;,:.::•,.kF•J,�,...,.,,.,•?;vF{r„'r:4}:t:?•:..... ::+ ........,:}'F,i ..r,v.;r.:::•i:{•:i%:; .,..f{•,�^.4 , . Code Sections 141.'120.180(A) (9) and (10) regtiir.•e consideration of crime . prevention and safety in the 'design of a proposed development. The Tigard Police Department has requested in similar developments that appropriate ' signage„ be' placed. at entrances to apartment complexes 'and that adequate : addressing be placed on unit entrances co that emergency service providers • � '.•{{:�:m' {•ls:•.d Gd •;r:;; :✓•;• h4'2:..:•{{•:{,:•:,a;:{•, :4•: : =. c locate units io}tl �. �:' •� ;f�:�:}}, �.��{t�y�g�y�.,':.��:yx'�� .::�` �.., '....::J. ��..•., an �% .7... :.•?r}Y.:v.�{..{•r.•.•;{;',• :{'. .; ,r.. .:i•; YrJir7 .•.�.• r• �. .,r,:;. .. •a+r rr•, r. ,�j Jar>•J �h •:::� �t .r, A.'i•�X�b:1+. ,;H,. .:.. •.•f:�•.: • :•rrr.';;�5, 7'i:•}:•'!.•i:JSr:•Yii}}}ice j;• ,�} y,, ?ir: is{{: y, y �i.19. }}��.}2ay�[y. ?�({j� rJ�L:�y��}y�/y.�;(�( �j{�; /y.� M1••a:�#e'' ', .' :, +'> ! �::..� i!+ r: �... : �:"IS '.'1'1'i'!T^I'.T��yT:� h�TT:•.l:'aJT}i'�.'IT.�sT'�j}(�. .. .:. .�. .✓Y..... .J .:�:•'. ••'J.',:,J•• 4�:J{ ,•••i:tiJ:}:{+;:r:'f'tiif:':ti•::,.,....r ':•'•'r.,...Jr✓r•✓••.YJ.Y.Jr J, •' i , •; {,,:'!:{• .r•:':Y';•n:•:'n•:••,•,•,:{e':'•,•.•!.%.+•••.::✓•Yr••,•✓l�.i.r.,,:,•✓:i,••r..,,••••,•:':Yi••, • ,n.,::Y:•:;':1:•i:'J:•:':'JJ•.,':1:Y••, . ,: C. Code Section i8.120,18D(A) (-10.). also requires that lighting be provided in area vulnerable don erous a of h uch a sta�:rwa sr and. abri�traffic,lnerable to crime,. areas ea pedestrian r . chars iea.PCtr,tted b the Police DepaLtment, such li ht�.n a.s not shownaon l 9 + g. •..Y,%�1,,% ,. i :.;»h+Jr,,•r,.;�r rrar•+.:!•..::, �. the reliminar lane' which have been, submitted: he: eo. {ehx� .�. ,. .,„ •l..o•. aaY,'.: •.:h' J.v., rhh• :.h+.::+ i}1{'., •.v.. •,}.,7 Y{, J i ::: � �} ��j��.{�� '�''•�� iY �l:�• .y::, y:.y .r'• ,r'r: Y 77��!!]]��}�[[,��.((/•'�.��l/�' ;.i7•i'v:GNiYi�7/'�,!'�L�C. , •Fri%. ••r.•J.• •'+�`''• l•I,V1..^ is{': Jy{� •.JI. ✓r•n•J::'....:.•::`::Y✓JJ•'n .�, �• ..�`. •:::•:' :rJ•I•, •'✓'. •!1.'I•. •• '':: 'ri:';•. ••r,;r.rJi,•'•.•••, ••,✓.• ., Je♦••J .r. vr,•.v;r.",:•:�r.•. ,.•r,,-, :,;{'; � {��y�;y n:ti<•:..r,.,:i{S1•;::::{•:y.✓}5,:,{:....... .JF:..: '{•::.r:Y,:,:•... t:�:✓...,. , I.. , ,fir 3L,” } � r'W, y�. �j,�y{�� `}y� y. ,�y,:V��g ��W•+.,ff4�:4f;� , ' { ,j.,;MIZItf.r .1::::: :: : :::::FF:'7$: ::::1%:: ::::::ri•'.'••. ,r � {Jr::•:J.•;M,:7}ti{•:I.•:•!;•:•�:}; :•:hY.:4:':.:{•7:{Jr:•�✓b: .,...,,.,::•.'r%•:•:�}:•}....,... 4 •:'r.:•:; II • Code Section :1.211.180 A �8 also cal.].s f=or. oonatruc�i.on o� a ede:s•tr"_an pe pathway t d� the iy P edstri /b iccie a Tigard p is inc+crporate,: thi Volume One reef. lame cal l is :Eon.Ca +athwa stem al ng the ngt Yi ne Of of the P Te, propo Com re r vides for the future pathway which wo lc be consistent �, I .y y •,. ,_ anno.. p. . p P y im with the Plan. a ions 18.164 1101 a . ini bikeway ..�. of sip feet. The a ro y ' . rov'.de fd a width aft e c t D re it s a m us�n b I p p±csal.� would�� P r n eight-foot �wide �ath�'a ,, . CRT .. 5DR �APTRST/GRAMbR , Page, 6 ' STAIi'F REPORT SL . ' � I stir - .,. '-1 �I i. , , ' . , • ■ I r rJ"- w ,t14 ,..,._,, I „.,...,..,.,.....,.,.,..,.... .. ..,.... i...N...,,._t.,. i.,.,, --- - .,n...•. ,w.• •.._....,. ....: .....,_w-.e:. ...x,._w.t'..., ~\ (., 4 , which is the preferred pathway width that has previously been specified by the City, of Tigard Park Division. The pathway would be 1,ocatsd, entire1�y within the proposed, ,boundary, of the flood lain k.;...�,; 'stt'''�£'+ ''N'',;' '`' i'`��'`"i:ii• •:J.. ,l. .. Ya• / :a:ntt y,,, :'p•. I :t• rf�'rtii'{ir�i.�i.•. ��•�>i:�.fi'd: :�i'�....�e�ir::i>:•�°•,'• iii ..�•',:;''.;, .r. MI Mks. £3. , .....::,.. h.S ;'v ':' •• • :::,.. is••.. ct and C_ hapter 18. Chapter 1.8.58 - R-40 Bonin District" p. 4 18.92 - Density The proposed use, multi--family' residences, is a permitted use in the CID is zoning' district• Two hundred a'nd'' thirty nine dwelling units are proposed in an area'that provides an opportunity for 473 units, at maximum density;' Y . subtractions for public and private street right-of-way, and sensitive, land L • 1 areas already been taken 'into, account thereby leaving approximately 11.83 acres of developable land. Therefore, as permitted by Code Section 18.92,' 1, ✓ the 25% density transfer' of units that would have been permitted within the f ',a 100-year floodplain of Fan no Creek is not 'necessary. " Proposed site improvements comply with'the CBD'zoning district requirements a for building height (60 'foot mazcirnum allowed for multifamily use in the f; CBD; 40 foot maximum height proposed), lot coverage (80 percent maximum ` „'•. allowed site coverage in the'CBD, zone;, proposed site coverage of less than ;, 50 percent), and landscaped area (minimum landscape coverage.of 20 •priercent) • proposed landecaPae coverage i.n excess of 5© ercenf; '{;%{ ''•''•�:iy`4.,: 'aj i4 i t0'��4�;�. ::lbw: y� •)��1�''j�;¢'}�•�,��;',• •��}} •O0 ,:`' :'s•:>•> •0:` ,rid ,(�:j� l:•1 n•> J�.��{.� ,y �� y1� �(i�� , e , • 1:♦!•✓•iii':{:'♦,.♦• �• ::{ y� .use:::•o��:. '��x' �i'' ��:1' .• Additionally, Chapter 18.40.040' (Residential Density' Transition) states that any property within 100 feet of an established area shall not be developed at, a residentieil housing greater than 125 percent of the allowed ' densitylin the adjacent established area(s). The' southeast portion'of the site is bordered by single family'residencesa The 100 foot deep transition 4 zone which abuts these residences is approximately 42,000 ' 000 square' feet. The � Maxitmum. number of units within 'this zone is five (4.;5 units X 0.964 acres X, 1 25) . The applicant is proposingH four units within this transition •,; ;, zone. Therefore, this site plan conforms with' this requitement, , Chapter 18.80 - Planned Development Review Chapter 18 00[provides a process for creating planned environments through ' the application of flexible development standards. The purpose statement PI '•'L•' ' notes' that' it is the intent of this Section to preserve to the greatest _: extent possible the existing landscape and �,ameni�ties through the •. use of site Isg p roce relate the type e , a9. . development to.the siteinde this. development et a carries a Planned 1 Development designation, a review of these standards is necesaary. ' ' II 4 .t. zone shall no lot y .l lot depth, and lot'loz meat teicc ar�ds of the Underlying l m lot size, nderl densit com pu.tation• Buildin�'� height of the underl ino the apply' planned deve p 1 not apply g requirements the y g zone �' g 're sha7: e t within of the shall root earl eacc e p • .n 100 feet an E' tablished Area. Front yard, . • side' yard, and rear yard setbacks underlying zone shal apply, •. setback from public rights'o ways, A applicant mays request twenty l J G ra gea must a main toot - wetbacks to be applied, to the development or the Flanning Commi'SSi.on may y establish: special s re req�.�ested' .ae part of thin'' ethacks3, hotaever none a ''' �, application. '' vSecion i .00.120 identifies a roval criteria planned deelo ment ' site plan. ,Of p ar ticular to to with' regand to the current': re est s Sedtzon 18: 3012 4 ( t a which states . . atrets, ,1 . m', 1'&T - 5D1 92 0022 aP:,AFIRST GRAMOR' �STAF ' RE;P10 i -» S Page i , II. ',, " • ' I , , . , . , . _ .. , . . , . e . , . . , . . , . , , . . ( . .. • , . . .,... , . buildings, and other site elements shall be designed and located to ' e . preserve the existing trees, topography, and natural drainage to the '''. 'A greatest extent possible." e' ,,• . '' The proposed development scheme is consistent with the approval tandards ., for a planned development [Code Section 18.80.1244) (1) and (2) 1 as . demonstrated by the findings presented for the various Code Chapters which have been found to be applicable to this request. The requirements of the ,• ., following Code Chapters are not directly applicable to the current review —. although future improvements on the subject site will need to conform with ,., . . ith the requirements of these Chapters': Chapter 18,144, Accessory Structures; Chapter 18A6, Additional Yard Area Requirements; and, Chapter 18.98, - ,-', Building Height Limitations: Exceptions. Staff is charged with reviewing . ... -, . _ the conformance of future improvements in relation to these standards ',, r.'. .. thtough the building permit and sign permit review processes as well as t through continuing Code enforcement actions. '4,. . • ' With regard to the additional Planned Development approval criteria, only Section 18.80.120 'A 3 a (i) and (v) are applicable to the review of this •- •i•4 . Multi-family residential development proposal. These Sections state that i. , ,.t .. . streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage ,,- . . to the greatest extent possible° end " Treeg with a pix. inch caliper. ... . .:,,::,:::,,,,,:.:•,::•.::,:x,x,:,::::".:::•••-p::::::,•:,,x-e..---4:!:::::.., ::"spe,:::.x.4.-.::::::::.:,:::...:;., stl,„43-1,,..!?e.,,E4Y,2g,Awhere„,9 9,.!tt?iebei,4," Kit1400.0:::§„Miiiiitnk00011:00tOgitil:04000111401 16,*111$0.0.0444*il'Oailigrigiiiii:40001061100diMgbimilatniiii.d.600W:iiii:06*4,:i.6040:11iiig :.....:,..,..„:.:.,...:::.„. , . •i gii;lilogogogigotiiiiiitmogilliiiiMalii040000100ilitbkOKON0*.:::::#00,00.1*AMOMMOVO , AiiiiiiitfigiiiaigialiaMORWRAIWO: tliTs 16 "giibia "8R2:6i14R ;8'ii'6 'rii'.6i4frOWEi.oli ..o',.. ' 1 ' Of.the wetland area In M the nOrtrieast corner of the site in addition to the , retention of much o the sites' existing gtade, Additionally, many of the , . • existing Firs, Ceders and Conifers are to be preserved and are incorporated ' , . • . into the proposed andscaping plan. , . chapter 18.84 e Sensitive Lands Review . , , . Code Section 18.84.015(41 permits bicycle and pedestrian paths as a , , ..' permitted use within sensitive lands areae, including floodplains. Ao , noted above, the proposal indicates the location of a bicycle/pedestrian path that would, intrude into the 100-year floodplain in the northern • - portion of the site (see Sheet Si S1 Of the site plan package) , The grading . • , . plan (sheet 53) indicates very minimal grading in the southeast portion of . the site to accommodate the proposed pathway. More substantial grading -. 2behind buildings number 7, 14 aad 15 will be necessary for building , ,, - placement, Subsequently, adequate grade will be provided for the ,e construction of the pedestrian/bike path in the proposed location. ggii . . 0.001010:040111M400401MOANOWOMMINOWNOMMONNVICP .... . $060$50R4400#140a0WOONWAig. , .. Section 18,84.011/11. permits inetallation of utilities and miniMal ground , . . _ disturbances within eenftitive land areao, including floodplaine, ae a p . , permitted use subject to receiving permits from the Community Development . , Department. , H . . . , Two ponds within the western drainageway and a filter area along he north v side of building number 10 are proposed for the purpose: of providing . , adequate on,eite water quality facilitioe in order to sai:isfy the UM , , . requiteMente for a water quality facility. Storm drains from the development will outfall to this facility ithin the 100 year floodplain, No details are provided, it is asiSUMed that this4:toiday.,jnyp1;y0 . . olq140..F4.ta,4,0q.,, no 41P,9,4t#,I,534„,...'M fill Natiffiggaggliaill*MMOS.00 .._ 014911**tid0460114,0404.400,40004400.0041:0404gOrnalii401:***iitt*) * ., ROggedigineigaigatetittaiitlNiteigaMiladaggiii*ONNOWWWWWWA ,s. ' taiMINiiiiiiMattopeitiaMli.magagatomiieuraturaquargiot#004 ,. .. ,0...........................................................•./.............,,,,,,„..,,,.:.:::.....:::„.....:::,,.s.,„.,:::.:.:,,.;:::.:.::,,,::;„,:,:.„,:.:.:.:.:.:.:::.,::,:.:,,,,,„;.:,.;.:,;.,:.;.:.:::::::::::;„,:.:::::::„.„,:::;,..„.;„:„:::::,.;.:.:,,,„,,,, , . . , . , . . . STAFF REPORT - SOIL 52.4022 SEAFIRSWGRAMOIA. page 8 , . . , : . . , . , . ..i, Y . , . ,, -.......„,......._..„. ,, ,....,,, .„,. „...., .. „.„,... , , ,, , . •• , ., ., • .. , „ . , ,..41 . ■ w.....v...,v..,n.-,....,...,1, r...v»_v.....v..».................vrvM.:_.n....v,l_........ ._. .,, ,...._N.e .i........ -...,,..... _v....,_v..«»v..-3. _.. _,.,u,..,...........,..,.-,+.-.v............-.....,,.,..,...•a,«...._.+_.,.-.................L.:v...,...•r..a....r_.,wr,.:l4f.,....,:M.l v..a.,...rt ' I ., AV.. • r,f a •y r r / : :r•r C • } Y: y The landscaping plan (sheet ']L4) indicates approximately 0.75 ' acres of . wetlands mitigation to be placed within the northeast portion of the site and 'within' the two existing drainageways. The applicant has retained ' Scientific''Resources a ,inc. (SRI) to perform ar wetland identification and ' delineation for the site due to the probable existence of wetlands as noted by the National Wetlands Inven>tary and acity-amide wetlands, study 'prepared' I by SRI in 11990. SRI has identified three areas of wetland on, the site ' , which correspond 'to the areas shown on the applicants submittal:. ' Additionally', the applicant retained PBS Environmental to conduct an , ' investigation to update the Level. One Environmental Assessment previously -- ",• , ' ' issued by PBS 'for this' site in December 1991'. a The,,Oregon Division of State Lands, andl'the Oregon Department of Fish and Wildlife have walked the site with' OTAIC and have reviewed the preliminary ' • plans. Their suggested modifications have been incorporated into the proposed design. The wetlands application to Oregon Division of ' State Lands and Arm y Corps of Engineers is br e.in g mad : .G oncu rr re t it h the review w of this Site Development Review. U 0: , r: . ; ,: ; :<; ,g°o ` J: Ym rr c 4 04y rl0:W} � lh J}i: ti: r ✓ r J�"r•J r . z , ✓ •Yvr✓,.%:ir.' . fiYI v' . l, Y r }.:. :. rf•... .✓.: . r7i } :/rr ii $ :.:%:{YV% n • , Code Section 18.'96.030 (Additional Yard Setback Requirements) provides for minimum setbacks for multi-family structures from other buildings on the ' site, from sidewalks, and from drivewayt 'and parking lots., ' The site plan • indicates that building setbacks for a few of the buildings measure Less' than the minimum required for appropriate building 'separ-ation. However', although these distances are Stated as being lees than the standard', the measurements are taken from balcony to balcony! Dui to the angle of these i r {: ::;;1„•'• ::•}:•:• }:!}{•},}�•':� :•r,{:.•••)}: }ir:'}:?•?:•:?,:.}:•::v.'•+gY:}ySi:�i::•• .t}•`•:rrl:i}i:•:+:•�:•i::•:5}:1:4 bui1,din s it appears that all:.::: ••ee;}'`':lE9: rti:. . }::., •.•.'J✓:.Ytln• �y�I.4J. •:Yr••. vp��, ..,r .�. .:�.t�.. :J.. ..T^ •code'r'•'yy'� '•62:"' 1•:LAR►�G7 ��y }�.yx r uL •.1Y :•Y•::$r .r:. 1M:Yl�" • ••�;�pyy!� •:r•. y};.; }✓: ,•r:•:r:.0/•"•: r•.•<• is:. ..:7i:%7r .'MM1MSSFI •'✓Y..} l;} .Y$l' •.}.....5+}:C..r•rr.r, ...r.rr•....r •rr:. :� .. i� �y;�r!r'�j:�}y{!{yy� /+�j�,� rr r • r rr rrr•.rr:•4r:CC':•r••••r r,rrr..•'rC lrrrr..•i4'r •rrC'}::'J,'r if'j•f •.i•YA::•rJ}:CC':Cf'}:':•is�:'ti:C}:':CC':C:C'1"fi1:C•:C�%ii CC '':•i:'iCrtiC• Code Section 18.96.020(B) (1) La, requires a minimum 50 foot setback from the centerline of Pacific Highway in addition to the standard 20 foot setback of the CBD zoning district for multifamily development. The setback' from the centerline of both SW'Main Street and SW Ash Avenue is 35 feet plus the . 20 building setback. The proposed buildings on this site are shown to • greatly exceed these setback requirements. This standard is therefore satisfied. Code Section 18.100.030: (Landscaping) requires street trees to be planted in accordance with certain detailed standards for all developments fronting on a public or private' street. Code 'Section 18.100.O35(A) specifies 'a `- minimum caliper size of 2 inches at planting and 20 to 40 foot spacing. Purple A h,landscaping pScar Scarlet' Maple treet trees f 2 inches ca`lip r ' the e Aut Pur ' , and ',the I ' retention of several existing mature:tr..ees along SW Pacific Highway and .SW Mace ti' at no a r" I Main Sons. +T'here it'spacing ap P P.. Lead stance of '6 f et between awColumllnar ra o p an a' proxima 0 .,,._ Blue Atlas acid an Autumn Purple Ash alonC the ' northern half of the i +A+:!':4•: i ✓.fir;• {r;+.:y.+r;C+.:+.{+;Ql. :d•.,A+�;.,.A•:it},• :l•;Tr:;✓AA;tA:• :::,.,..}{.+t 1:::ba+.+•a::'.:M• :+l}J,.+:.:•MA++A.+rr::4Y.•h:::•.:4J,:, " I Recreation Buii,l.da.n 'ii::” r ' 'ti}r y :<;:.;, » r •,,,. , .Srfr, +,rf r, y;;:y4.� �y •}f Y ry: ..,. .f• r .4r, }y, •1. r::.••:::l: :r: ;�a. . . ,�•�; yi�� }.� rJr:' %rY' �Yf. ✓✓: .bW ' fir::,: q'�} t :! ?�4 : ? ✓`:fir ��,cc••LL�� ,,rr.. 't" •:� ''•i':: "%I:'ti':r.r....r:...r •:'::,C":rY.Y:••'J..,f.'•::,C✓•i1:C'Crl'C:•C.:;:::::.}•.;•:'r';:. •:�:••:••::::•:• Y::::J.R� vim.• ,Pbioit vt.,6' "acYyo:Eimente':i;::6664.02-,71 ,e made" to this,. ,l.•r.•,rY::•:p.J. l proposed land. - ...r..p.• g p1;an» Otherwie g p� p. ppropriate types, sized, ', r , e the sc�eplini plan rovidei a and spacing for required street trees consistent With 1iode etandard.a.', , y. the eitessa�ron t?es to reduces the a�ropri � w height pl.ant3Arag a1,on� � • the land a e to f-.. r 9 a ' g. pacts of on •site lights on adjacent d+' TAFr REI7R t SDt 92, 0 122 SnAFI fiSC r(P fo F � Page � a i ti* • p v � i' '∎ i uses and upon traffic on the abutting streets. The plan also provides ,i` „ ; trees within the parking area at a ratio of at least one tree per seven %;�;,:•:4:{?•,;✓'• •:l?: :{i:•tr;'•?rv,�;• •i4:•:1:: :{irr•, Yr?{{,;:r .v::?.},:✓.;. arkin s aces with two exce Lions. i:i •d: ti '3;:ri 1' e` fir. d c�ttrt e �,�,}(�. :'r •:?<•:•:•;?r;::.;r.••:?•... •.S'i:•7Y7:•::•:••i.�:'•:?4:v:••:.r:::::•:•:•::?4::?•:••:•✓.•:•r:::::'r:•;5?•:•':•:•:••... ' 1(Cts� 3. ::: :.�a:::; (k ::sTr ; i:irrZt €' :::.. 7e .:!Ci1::t 'i de r':: .'.ii:r.'•:,: i:�:iA�' g:. r r. :•:r:?. r.:::{<i?G'r:{r•$::.;}}Yri::•i.. :•r:•i::•;,;v.'r:>�•:::•}:•}:•}::•:•::•::r??:?•i:•}::Y::r}:?{•}:�:�:•:•:�:i::•:•:'r'r�:::;.;.,v;:'•: :•:'r'6i::•:::•:::::}:?i•:. .•A •,'r :l,•:i::• •:.;r:::;.r;,:':'.r.,,.;r'r;.;r r;r;:r;.;:.;:rr;.:r;,}':r:r;•r':;:;:,, y�f .. ��e::.��ox>:d:ii..w��e:,•.�:s3::.t�:i:die:. �1 �� i ��. .::��i�...t� . �:��. .�: ::� d. :;•::,;is i.;:>•:::.:.. :::::+::;;:;.:Q:::i}::$$::�.:?":':a::::::::{;ta:�:: ::::Si:>$?.::::Sr�•: .:•:.:':::i.•,•.•r!✓:'r'i$r$$}}:•'i::,'•;:'.:a::.:.....a'.r r n:r•rrr r, •:::a:::'i::::;r;r...✓,•r::$::::�:'r::;:::$:✓✓i�ir'::•.:::::✓•'r::i:2::. • ::::$?.'• ::$i.?r ' l�ere, •mine spaces Piave been proposed wifh only o.ne tree. 'With. this 'slight . modification, the parking area 'landscaping will be consistent' with the ' ' standards of Code Section 18.100.1.10A), Refuse and recycling facilities r ' 'are proposed to be screened,' from view as required by Code Section ' 18,.100.x.10(B) and (D) . 1, Code Sections 18.100.80 and. .130' provide for vegetative buffering and Screening between a ,proposed development and abutting land uses. The . . • landscaping' plan provides' 1:!,,2.,r ten-foot wide, buffer yards consisting Of"a 1.. ' mixture of deciduous and evergreen trees' as well as lower shrubs along the 1. ; ' • site's 'northern and southern boundaries. The required buffer areas between E . this site and the adjacent 'existing single-family uses are ten feet in I ' width. Proposed planting Sizes' meet or eiceed ;Code standards The ' ' . applicant proposes erecting a five foot wood fence along these' site ' borders.; except in the northeast , portion of the site where the i' ' bike/pedestrian path is to be constructed. Therefore, ', the screening 1m. • requirements Specified by this code section have'been satisfied. f Chapter 18.102 (Visual Clearance Areas) specifies vision clearance • j-., triangles adjacent to intersections in which the height" of plantings, ' 'signs, etc., are limited in,' height : to''1 assure safe and adequate sight ' distance at intersections to reduce potential hazards from vehicular turning movements. , The landscaping, plan (sheet L1 y does 'not' appear ' to ' , :violate' the 'standards of this Chapter, as long as 'lower shrubs are kept ' trimmed below three feet in height and 'deciduous trees are trimmed so that ' no branches are lower than eight feet in height. Signs are 'also 'subject • to this code section. • • Chapter 18.106 ;Parking The site plan provides' for an appropriate number of parking spaces for a ' 239 unit apartment development (384 'Parking Spaces required per Code ' .. . Section 18.106.030(A) (4); 478 parking spaces provided), covered parking, Spaces (239 covered parking spaces required; 239 covered spaces prov ded) • The site plan also provides , an additional 96 driveway ; spaces Where ' practical. Some of these Spaces do not meet the standard minimum ' dimensional requirements and are intended as auxiliary spaces only„ These "extra" spaces are not included in the total parking space count. The code i ' 1' • allows up to 28 percent of parking stalls'to be 'compact Stalls. The ratio of compact stalls to Standard Sized ' stallm is not addressed in this ?h5;;:,.;. ;•J,l,.•h;•A;.};••J,?:•:r9:?:i•:•'ll A:)'y"' ,.,�,., `9:•.,}. ,�.: i.;.};:;1. i :riyo r.'.✓:�,..J,�,� r � ::j;4;:.✓: µ� .,,}+ ..,yr:•{' ''f {��:;:•::;: •'r''''r✓r:;'r:•i i;i;:;/:: :rl. :•9:i � .. , informa.tion submitted. NAEM�y.��y ;':.,: ��yJ•:::yy�� y j a :>:.�y��p �. :i;ir•, � '• �s :r,•:a:::•>: a•{•��Mls: i Jr,. .rr.'r:•r✓::'1'r •'M4•R:'✓h '.'J:4 r'.v.' :'r•Nip. r.Ap;r,.; •;:,:, ,,•;,4,•':::•J:•O Ml.•. VlJ.• .:Aw•:i':,,.., , ,. .. ii v✓:t r r •:r.':•:4r?v::I,:?•:r::i:•:?•::.... •v.•r r v.:.:::' r•£'};•r '% ✓: The'si We tr3ri r ��yV.:�'•Y: ,•.i5•d,: .:�I+ :•�•.;••.,,•.+F•T•o•�:. .:::•i''14':�.r r�".�,';1�;7,•••,:::{:,. ..T.,G.. .r p• . I •i•'Ji•::�r...n/F.4'•:•(•v'r: •:i::•.vi'. ':'�ti.. ::4i:•: •}✓:`✓'•: :::iyi!•i: ..1..r...r.. ..�. .r.•: •:i:: •}i:•:•:v:. :•i:••i:'r desi nates l andicar Pe" ,p, r ing space•'th'att .,-r,:':: g �r p •�.` as+~eai3ik�,l:P a k 'is located ir�t front, i f 1 r::ryl.?•,..{y✓ry y•:i:?•:•:i?J,J,,,,, .JV(•: ,;{r.. ::•r?{::fi;{:{;r?r,:,J,;r;. ;,;{.4::1:{??i A: ,,,,ll,;a,A•:ti:rJr.1+:+,.:•:•';r,:.�i?:;., of the ,Recreatio bu '.o. , ........::. �:. .:. ::s...c..�•:.. •{::✓.•r :if:v•.:.r,;r .1...✓.. .r. %TM,�. .. r., .r. ::�.. .nr':F:!N.,.,.��?'3;: {I rr ••r• J:. �.. fix•: '� .:::�„ 'Jt�: y, �( 'Jr �, ,r. �y yy �y;1';�a �f� �{}y}� �y •vn,: rJ � tf y, F f' .,4'F;•y}},;��i:' �trf!?t-(•'r .'k!R•'•/:T:'�'�. "?F�Y!S�i'i':i:.> �?5?" ��.4�}:7F.•�1,�.�y j}.�,�/�y,, .1j. ;(,{,�[�.1,,( �}:q�' T!' � •.:. #:•7Y.•�T,•:!7.'h•�:�f':'.:'•• .�?y'�fY�Y'.��/?f�'rr:�•`Y•'Y.•!•::r'Ly.y�. {y(� ..i.'97.T.,, r'r: {�T.,. �i•✓:7T:T. .nrrT.S•}¢�,�,�.. ,:..,1{.� .r.... :s.',1f'R .:'M•Y•.�• •,• •. :• v .»::: • •.•.:.•.� .n.v,• ..++5 ..Mr•: r r .r r r.r : :•'r>: :$;: :Fri:. .v.' . :.v:. ::vr::. . i.r:i•.:{i�>.r•?'•:i•:::v:•}$.::•:r< MFr:... '': p'. i cfi0.i. '�`t {is recomme rie'e 'tna: 'se�vera_.` o �.x't hese desk na �e d � hand3.ca ei a ki g p d s ersed throughout the w 1 I, arking',are, t spaces bc► p g ne handicapped parking I.', p' p a site so that each . stall, Additionallyf they may Well be placed tndet' - ' I� e p ' the needs 'of both potentially ' handiCapped residents of this better cover t development and handicapped visitors. , { Chapter 18.'108 -. AcdoeS and Circulati.o S - A �I� 2Pt?R ` SDR 9 -002 SAEIRST/O4R Page 10 - I. I I D ? F1,, ^ ,, •J , t' w •�.. r.m—+..1 A.._......•.. ,.....i..t....«... ..........n...x....-.w. ._.....,.V.4. .. •..-.... «.r2.....Y.Fr.. .h.-•....1...J...lr'.n«.'.....4l u..n4..r....Ar«w:.......+....+..Xr..:.:Yh--w.:..n.v{w+.._'..«••..r+.1'rI..A..,.e:,M1..1»u_..i.0 • . „ .w „ The site plan's proposed,, internal, street and sidewalk, system largely Y satisfies the requirement of Code Section 18.108.040(A�• which states that • • ' • vehicular access is to be provided to within 50 ,feet of residential units. v I Section 18.108.050(B)-'requires sidewalk connections between the driveways and the entrances to " the, :dwelling units. The proposed site plan l;' . '., demonstrates compliance with these code sections, ' i ;• Section 18.108.o50(B1 also°requires that sidewalk connections be provided i between all dwelling units, ,common open space and recreation areas. The l;, ro osed sidewalk network does not provide a continuous pathway connection l p P p p Y • between all dwelling units and the recreation center, playground, or the . public sidewalks along the streets abutting the site.:' The proposed network , 1:, . would require pedestrians to walk within vehicular accessways to get to i • these areas, not just across the vehicular driveways. This clearly is not ' . appropriate in a development that could include a number of children. ' In ` order to be consistent with the Code requirement for internal, walkways,,,+ the s to 1 will need to be revised ::r:; ;:. >r. ;: .' :?;r `�::'}. :1' }► �{�� :1 g:, 4? 1 •: ...�T' :'t'�.:.' •.v. ./.. •::l.vr:.•n. x?x!:r:•7�::rT.•zT.w:rJ..r.�vxr!•rf:.:v ! �ii�'r.• :'i.. '??l.•.. •::J.•. •rr"••.•�•••'....vr.:r.s.•.2�::.. :r.•:�.« : ..: v.7. ,y l/y.•�:r. .:. •: :4'f.. } 1 ::ri:.r.••' }�.�Y :.,(.� µ �y 1 b• }� .r. t �.t{� �h, '} .�,�y Jy .o ••'�N.•�WM''lif�r:•�R%.• :�.SF:TF:�•.kt9•!�� : �1" 4 yy��rr//..�y.iiyy ,,.[j,yls�, '�✓' ;�[f;.,.,{[l], :.#rkF�fl!{{s•. ��MYP+Ti4''•:::• !1. }y) '•� •},�•1'f:T'��J:''•�. :rrfT�:'%' ••�.TM'.:l:'..lr AA�� .•:.•::•Y••?:%%rr'r. r.. {%r::.r.i??.. r:r.: r ;{�• ?;fir.r•?ys•:"' :4? �y 1�, r?�I:�::r. :. y'� X71:}:' I k4ii : ? r..: {v.. ¢ 1�;7;�� ,i� •►•� �,F ::r. }," jp�, '•4J.c:•:{:•}�}•�F.••.'M•?I}:'�'•� $.%'�r�. .•t'7YlS$Y �:i:::. Yti,1...•r�. .r.. .i.. .�. •yr:•:.. :w. •v:r : :y. '� is t °. i no ' •..:rr•.:::::.�:::?.w•;?.•.•:?'r:•;{{'?:%,,:,:...........:{•Y.i•r'%' n,•n•:+•?.!. .:...::.;::.:%�::6':.??JYJ:�:??::•?'r•???;:..4'.......•.:•?}.•..{:4::..•..lr...•.rr......fi''.......� . appropriate that rea dez is 'should Piave to 'cross this apartment complex . ' ,', driveway in order to exit the site to reach the businesses located downtown • when their is ample opportunity to provide a more convenient connection. ' This sidewalk connection could easily be provided. i The proposal satisfies Code Se on 1.8.108 070(2) for roadway.cti r internal r dway „ • width by providing a, minimum roadway width of 24 feet. The proposed ' Internal roadway . system demonstrates widths of at least 24 feet and ` ., , provides, good circulation for emergency vehicles through the site. �, AGCDaS �ARI RUEST , i. •. Code Section 18.108.070(D) also provides a sliding scale standard for . . number of required driveways for a multi-family development complex based • on the number of units. ' This development is "required to 'provide five ' . access driveways to the public tight-of-way however, only two are proposed. One access point ,proposed to Swain Street With, to th connecting' is p . p the other , ' . r ,, ' to SW 1sh Street, The-applicant requests that a var' a number of acCes8 oants s andard Of., Section 18• 1 08.070 0om be grante to permit onl y . two accesses to s erve this develo p ment, The, Code recognizes ' that, variances from the access standards' may be necessary and provides standards 'for an access variance that are different' than for •variances in general. The access variance approval standards ' 1 (section 18.108.150) are: 1. It is not possible to 'share access; I 'I . e no oth r, alternative acdass ointe on 2 There ar e p 1`he street in r -: ' , • , r' from another ' question o'• �treot► re 8. The acced . epara tion re ximents canr of be mie0 4. h re qu es t i s t o m3 ni rn variance re ire to p ro vide adequa to adces s ' . The appro r - Sa appr �t' • ess', ,. ved wz : 5 ved acc rsr, aCCe o h conditio'nd will 'result :n a Sa£e access; and . . 'STAFF RF IT .I- ... . FO 5DR 92 00 SEklF1R ST CRAM! R gage �.1 I 1' L. . , , . . . . . ., . . . .. . . . . . . . . . 4 . • . „ • . , , ' . • , , r . , . . , , .. ,, , 1 , , , , , , • . : , , 1 , , . , 1 , , , , , „ . . , , „ • nF , ' ", „ • i , , '. .. , ( ' I 1 . r „ '',,d . „ '44, ,',');' .. , ,. , . .' , 6. The visual: clearance requirements of ChaPter, 18.102 will be -". met. , . . . . . . , . . . , , AnAlysis/Proposed Findings , . ... •-, ., , . . Due to the location of the site in relation, to Fanno Creek, the topography . .1 . .. of , the site,: and the surrounding existing land uses, there is no :. possibility to obtain shared accesses with other sites. Neither are there . • . . . ' any additional potential access points on streets which serve '. this . , . . development. The Oregon Department of Transportation will not allow an additional access point onto SW 'Pacific Highway'. , Any additional accesses : on SW Main Street would interfere with the functioning of the intersection . ' . . , and left turn lane. There is also no additional accessipoint'available on ,. . i, : : SW Ash Street. At this time, it is not known what the length of the bridge . , ., which spans Fanno Creek will be; bank to bank, flood plain to flood plain . , . . , ' or variatiOn in-between. If the applicant were to reconfigure this . . . . . . , . ' development and provide another vehicular access point onto' SW Ash Street, . ... , there i8 no assurance of what the impacts to this accessway will be When • the bridge is constructed. The location of this bridge may render a second , abdeasway,unusable. • . .. 00.14EMARAPIONarkeigigiMgnealiatelinagategiiigaNi.ii:thiginiMEKNONV .. . . . . Maiii§Vataadarnaiiriti.O$MMWONNONaintanakaiseteemowooseso O , MialanianantedNININNINANINSIMMIRMIKOMMENUM . . . . . rogagoniammegaimatwainoweidowirgaonofifingigiNiggigNESIC:IfitiMii:NS4 . ..,:::::..•::„.:44.:::::.:.;:::::::,,,,,,,,,,,,,,,:::::::::*:1:::::::::::::,,,,,fhl,:::::,,,:::,,,,,,,,,,,,:,,,,,,,,,,,,s,,,,,,,,,,,,,,:::::,,,,,,,,,,,,,,,,,,m.:::::::::::::::.0,,,,,,mm:::::::::;:mmm,::::::::::::::::::::::::...,,,,,,,,WOM.% ' . MOROKOMMOtgatOPONagii . • I. Because the two proposed acceSsway0 would be located at points where . ,, • . , adequate Sight distance will be, preserved, the propbsed: access points • should provide for adequate and safe access for the use proposed and the levels of traffic anticipated from these driveways, • , Witadia000,4110601466.004,0,00000,WHOORMOVAMMataia . :.::::...,$: 004,1008Mattintallii#000AP.41g9t49.4ePliiii4PWTife,agio0iiiitil* gigartgaga ;,---:---------------4........::: 4 ,.: x:::.::::::,,4,-,....,,,,...r...::.z..z,.:::.::..,,,:::::.,,,,....„::::::::::), ,...,..............,.........„..,,,,,mm,,,,.:.:1/4,A.:4:::.x.u.,,,,,,,,,,:::::, :• • , • • • , . Community Development Code Section 18.114.130 (Signs) permits' housing' • . complex identification signs to be located at all entrances to multi- a.ttlily . , : developmenta. Sign Size and height details have not been_proyided at this , . ti19.0, No .f14..;:.01e1: . e.,'"'3..-.eLvi, as .necessaryt thi- point, 40.4.00601Mig NtkeinkkagajiiikagkietiWaitti4444.100*, sign gb, 0,i.z 6, hOlitit.., 'Irjawl:64:81;iir , •:::•'::,:••::::-'::•:::•.::::•;•,•;:;•:::•;:;;;::::::::,:•,•;•x::;4•::::.:..:.%.*:.:.:: ;;.•••;::::,::;:44,::::,•,:y•::,;$;;.•;::•;:;:•.::,,,,,,,,•;;i4::...,,,,..;::,:i*,,,...,.,.:,.. , • : ditiat: bo dhOwii-ta 66nforM:With'dOde Otandards (including vision clearance): . in order for sign porMits to be issued. , . .. Code Section 16.144.07014.1111121 '(Accessory Structures) permits accessory structures, such as the proposed garages and carports, to:haVe no more than . . , - 1,000 square foot in site and heights Of no greater than 18 feet on . . ' . residentially toned parcels larger than 2.5 abres: it! Site,, The largest of , . the proposed garage buildings is 1,000 square feet which is equal to the : ." size limit stated above. All proposed garages and datpotts are con6istent with the MaXi4M accessory structure building height standard with applicable building setback Standard's. Thereforei: this code section has' ..'" been satisfied.. ' Chapter 18..150 (Tree PeMoval) will be satisfied in that the applicant will • . be requited to obtain a tree removal perMit prior tO removing trees Over . . 6 indheS'in caliper' Site in preparation for: developMent. Permits will be • granted only if it is found necesSary to reMOVe the,tree6 tO aodomModate .. • structures Sidewalks, • driveWays,' utilitieS, "Or 'other, proposed site , .. improveMents. : Although the site plan illustrates trees within the development that will be retained Or,that, will_ need toAe: remoy:ed.t_this is , shown on separate sheets: WiiVirii$00000,0*00110.10#445*M00011;?:4100k : : ,..:,:::::*::,:::::.:4;.:,,,,,:.......,,,,:::: ...x...:...:4%..!:::.::::::;.:0,,,,,,,,,,..0........,,,x,ef:,:.::....n:;.:,:•:,mqx,..:::...g.A.,:.....x.x.,,,,,,:.:**g.,:::.:04.,.:.;:::1, , ' . , , . . 8TAVP R8001/T 8DA 526022 StAP1118T/GRAMOR H : • Page 12 . . , • „ , , , , . , , L , : •: : : • , . „ , . . ,"'"''-'''''.- , , , " , . ,, k . . • , . . , . , ,w • 1 ■ ., w, ■ 16.. A: ,XM3Ilk. rYJ0� Yib� 4 i 4T� # 4 ��'�: � } Vine' ; ' h r :{ ': : ' ; • •::$•:: ; :': : :':i:': s, ,'' ••: .'• ,'r • •: �0. s , } ; ��y . :i : tea � � �vr .� �0 cwiiiR. t e lfa 0 ra b e j Y��TT' M :ii:� ��;: > r65 :i am : � , . . . .rr r . s r r } ', : :• r , • Capter 18.164 Public Improvement Reuirement•• , h _ 1 COMPREHENSIVE FLAK! The Comprehensive Plan Transportation Map provides for the future 1 , connection of Ash Avenue across Fanno Creek. ' Comprehensive, Plan Policy i ' 11.2.1 state's: , "Ash, Avenue shall, be extended across Fanno Creek, ..'...."' ! ''' ' . Therefore, in reviewing the, plan, the Engineering Department understands , ' that the Ash Avenue connection will be ,completed in the future . , , , • Typically, construction of major stream crossings is not required as a ' condition of development, unless the' deyelo�atttent,E by itself creates the :vr' 4;n,• :rrv:• .•:•'{;:+.;•+.::5?.:?+.•:?%'�'?•r..?:.,}; :'{.}:;•;.;.#414.00000.0:'• need for such a crossa.n : 1. .: :e. K' a: :n ::::�1 ems: } ., iaie : :: : ...C•�... ,.r:5: .rr..:.•:.�::.:r::::{•:.r.r..::::•:•:r:•'::.•:::.••::.'::::.•r•::::.•::::•::::•::::v: $;.•r:r•::.••r•::.�::::.�::::. �',J�y4,�y. ++��-�+ �}r�S.' .yp �y, ;;{{hh��1f11�j {{��0 } 0411�• .a''•. :: :>R: ::>k.i,r: ONNOW `� '•S•i"4..�M.144•:4'l�r�� :':,Ni+`1^:::M?•�:i'Fr� %Vl.?i!;r:;'N,?i?4N4 .{:..f!f:4,T,rr.�.Tf.�?rrl•,•, ;`,f!;P,M,•,•r.r�. r r�. .r. :?•i}:::••....':'}..r.�:•i::i•.:iL}✓r::•.'.;:.}}':{::•:•'r:'r;:•:•}:•'•:}::•:.•.'�:•+v:vr';r;r•r}...r.r........r.... W {.};:ir::.:'1.•:•:•:•::....:•r:::,;,•r;.;.;::.P i•?:•:::4:4}'F.r:i:'r:•:•::'r:•::•:• :::. �h�::::i;��:; :u>�.i��^p':::��:t°' .�,.r,t:df�::::,.,•�c�; �'• :.��' ��.>��z:3G�. �L�1yr�}] •:•J': .11ifli: r?li: 'i ih• ':'fri:i':•% •r/Yr':•i:'}i:': ' 6 II"i �i 't'' t�}�f Cat i"rer::cnsive Flan �. `Zfir �� ' �ooris�.sten w�. Y h PoliC 1:;1.2' 2wh.ch' requires improvements to 'Ash Avenue along the sites' frontage but does not require construction 'of the creek! crossing' as a „' condition' of the development of adjoining sites'. ' Comprehensive Plan Policies 1;x.2.l thx.ough ,11.2.3 provide measures for the !': ' mitigation of traffic impacts on Ash Avenue when traffic volumes exceed the ' middle range' for a minor collector street. The policies appear to assume ' that this site will be developed with a ,commercial use.' A commercial develo went would g e r�er ate more traffic k an Mw o u ld t he •cu rr en t roKos alN . b F• r • w A4 WON. vY � 9 N�i4NCi•iY tKY v:•'N 7 {.•:r 0®p• R g �0: 0 ci040 ttl�� ? t t L� �A 3 t i' :iag:<• 4. NO i '... : �4 � .. , M +:,:,. :•::•:}�r: r•... :':i ri••:: . .r: h: r•> ': . .. ..' . . . . . . t � :�;��i � x AS�:Y#7: h#3 �bL� •�� '�F�::.�%�'� yy � �� 4: � , � � • � : � � f� e � � L % te :: :: ; •{ J: r . . :..h � ✓ Jf /= . I tot r z : { J'Xote.vec,: r f t sou also e' •%riote tha Na:'`nu:r:bp r}:• .of. the Plu g!e:ster Mitigation me res have been im plemented since the comprehensive' was adopted. "These measures include: Imp rovements, to ' McDonald (I Street; the ext ;rnsion of Hill Street to O'Mara Street; and improvements , • to a'Tara Street.. ' Hatted upon this review, it is the position Of the' Engineering Department ' that the Comprehensive Plan transportation' policies are satisfied by the ' development as submitted. ' 2. TRAFFIC 4 traffio impact analysis, dated December 1992, has been submitted by ( KittelElon and .Associates and has been •S;, .•r• ..;{ .;.?•:. > i:r.r r... suppl emented u J ple me}7.n,•ted by a 'letter:rr1 r report t: d at e d 1 anuar.� $��)-9 '.2.''.°: l1 W snr i ✓ : } l 4Sr µ : n i y' t e. � .d0 4b� � 0r ss : io" arM?o :� :i{ 7!y•}{ ryy wtm +i.oitNin r , K0 �: { 4 N yat:: � { : vi: n �00 ik :a .t#} 1: x . : r � �v ' . � •: ; '' vJ,.w. '•. . rr..r•'•' ••.•r•. iY.i r::.•✓ n :J:rr.r:•::v.: 'i:..:::: r � • fiJdT : > � ��':::ie�: �� .1;;I::,•:••0.1)� e .t; � I �i ' F� }:'' n • : r : i'•� :, '':' :� .. v • �i'�^'' : . 6{ 0Y TT1 14 O�: 0R Y 'R , j 4: �' � r : 0T :0r , Y� 4 � VT/ • • , r...... .•}}>:•:. Ii•}:i,ii..;r✓.:'':'Aihi•::..... . .:: r}:i::•:i:r..:';;},J J is i•:• 1 r e o the southeast) 'rego' The report. assumes that t»'affa.c destined £o ar as t (�y g n . ce�«w�.la., Highway 9r�l�a�n Highway y ..., p ' . route' and he ce W i wiuse the Main St,, driveway., Thisaassumiti�oncmas H. City, 1 215 e use ighway � n d rep.' y, to valid- /2i7 interchange er area,f t r p ty improvettients are made to 99W and ' g Iowever, based on the City'S observation ca ac of current local traffi attern be ex ected that muchi 1 traffic will use the •Ash .venue drivewad Of this p P and a�, tee via Fran y "Cesf oCl 1 C � 9 D SFFiF1:RST GR.k�.I�a Pa.... .. ge l3 sTp.Fr R.DFORT S �i �� 022 � � � � � 1 A , .. ' I Boulevard, especially durhxig peak traffic periods. ' Therefore, it is ' ' concluded that the Ash Aves.,ue driveway ,'carry as: much as 20% of the site ' traffic during the initial years. ' :.r �e, 0j,� �yy;- :•+y Jr {;;�;,; ;!fir;. • ., ,rrr r o�eat�1:: i�a�? '�] y, • ::Yl'':v} rrr.%. , '6ui eh€ y 'Ash:•' •''Avenue., ne ,'r:}r ;:;::?}::,,:•??: , ::•: :•:•,,}:•:?.':•, y'}} 'rev�ng Street carries appri�ximatreYy'' iib0 '' vehicles per day. . When the expected traffic from the development is added . tb the existin trafficp the volume will be X40-1075 trips „per day on Ash :•,• Jlr: r:::' W::•.'Jr::V.•.:'J••• .',, '::J✓r•::Jr' WJ,' .r:, :•• :.};,, •:A. 4•✓ {'Jrr ,•✓rlfr• .J.•. rrr:.,++rr'•r,:'.'. Avenue rte:. ,s;is��i�:'�'::::l;'•��:,��i:'`” �' "'' I ..g:. .::.• ::•:::.�y•:::: .; ............. :.:•:!::?,;:;�y.:�. :::•::•;:�,:;:.::•;:.ter:•., �5"M .h1• :.'�r...4r.�',...art%?:%i�r�;iii%' �r'. .•�: � %i�:Ql��:::}.fir• '':�':' �'.. .� ';�'! ' '::>M .}:�.µii: ll? ��I •f: ''N�!,�!!� q! yy' f ,:rr � iii:iii �:.. , rrr r rrr rrr •r r•,.r• • :''}' '}:':':':?:%'!'}}}::'.. j If . Ash Avene a.s connected across „ Fanno Creek in the future, some increase in the percentage of apartment, traffic' using the Ash driveway should be ti expected. However, it should also be expected that Much of the traffic which would be using the Ash Avenue driveway would cross 'Fanno Creek to SW • )Burnham street. ' Therefore, future construction of a Fenno Creek crossing ' . should not increase''the share of apartment traffic traveling ''through the • residential area of Ash Avenue. r • •rr• 'ry ' : 'd:vVJr:::•f• N:r4:+ f r +✓✓ ✓ }: r • vr v :r.: r 9s: : rN : . r::•r : ., ' ' ' ' ' J✓:r r:.•rn•::.•.•r•f.•+ •r rr:' .•:r:r:lr; lrrl:: .ti .O : : . a ; fib � ,� �� : w�'� F�1 c �5::f ans i ° � � 0n . }: • :r.. :4• :'r:4 : :, r}f:; .rr ? ?•r• :• •: j Jr r �, v rr. :'�M �4 :i;i' y M:?::r�. R:� 400ya y • i' : ' . :> n :. r r re ' `O S} �� aOROIN! l } i; � ; } l [ �"3 { . STREETS: I Southwest Main, Street is classified ',as a major collectorIstreet. The ' portion of Main Street along the site's frontage is fully developed with • curbs and sidewalks'. „ A' 1986 engineering study of the condition of SW Main Street recommended the 1 1 pavement be' completely reconstructed, in addition to other recommended p It would P Zian: the proposed im rovements. be iii ractical tca perform t . recc3nstruction of Main street in a piecemeal fast ' Rather', the reconstruction needs to occur in tar[�e ("(� �ii :;�,;.r?!V. }•.;;.},;;;;:,h'O'`r.:'✓Y,•: c' �y� rt;}:• �y 'tii' '.�•. 13:x" V r y� :�r :r fit.. t '#.",''r• r. ✓:: '�.k.Ydl:� �;. '+L�JT�:. •: i:i :,.,L:i>•, :1,.. ..^r`�.r. •.fir*`... rT 1✓ r r!. :it:g�, :v.: r+ �jj},]}��y.[. r.4,µ,, .=y?..[y;��(�'�j� '''✓;�' J: • ::r,?: :. i�': :i°i:4J::.,..:e4}:!•• :ri?':,:d•:'.4}Yi:.tiy: 7.W.:•il'r.':•:•'rY.!.``.•'•Y•✓''v'•i::•J•! •••r:vr•.•:?•:.•!�':� •:'r';,•,:r •f,1f,: :,SNi,K :'!'. ,.. •'r}:•ir?}i}} .r.rr..: ✓.. •;•y'r':f/:,.: 'r.....l..rA. .✓ryr I. AyVI•::•. :.{•:+.V': Nr'. •.4 i.{•r•.+.4.N,+ .:r +: .u. ... .:.r PAY '•i rr:...:. .r. r: n i %t. '•:ff.: ,,. .rte:. .�:..:� '' ��..,.N�:,. :::� � v:::••r, ::�.• ,r. ,r:. •r:J:r:•. :ii%"•v:• }FI�R^rii .r,: , .rr. ,r rr,Y i••. • '.•r•' t :•r:vr•.:r:.v.rr rr:+:.. }✓.. •lY `�'•� �iC•F.r •::1•Y.iA:`Xi.:•►i.(•:{%:•�f'.�•,{:ii,37:''%':i7(.I:A�:i:�:f:['F W; c' �y� r�,. ,(,� r ,.r:i:' , .:'rl ''.:'fir � �' r•r`M•'i .r.r .,,�}::�?r•�r,.,'`r'1,L��4:1Y.4!�M.:`Y:'�?7? u ....... •:}:?•r}:•, .r....rY.•:}�?•'r::...•:•o:• 'r.!4:,.•rri?'✓Yr:•J•::..•:•}:•::rn!:�e:•}rr.rr.C:4r:.. •Jr':r:!.!•} ::4}:,'Y:!. • Stsuthwer t Ash Avenue is classified as a minor colledtar.' The minimum ti L as standards for a minor collector are y follows (all, diotanded are from I. center :Line) r'' 30 feet of right-.of-way, 20 feet of pavements curbs and , Sw walks: This with 20 mfeetl of approximately 750 feet ' g side development pp ..ly of fronts e along ~ �Ac�h' Avenue along „ fie s g tight rthe southeast arc�, no ght-o` y. re feet, Where there are zMf� � nt p nor « ern 200 1 merio 4age a tcep t I! ' ove ..ergo ,. id approxiu ately 12 14 feet I � ditched/ and P there r of pavement, open drainage site , no curbs or sidewalks t a 5 Avenue' donotrudted between SW,Burnham, Street' and ''r outhwedtAa�a is partially r 4 g be built the 1100 Year flood plaoin oftranno Cr ek requite h s effort) I 5W z i11 Street. Tc do • '• " I I bridge over th I I 1 ' � would also require the r itigation: of'wetiaxids ,' i I. �{ W 1.. T�i: 'iW:I T.V.XZ�1 R 2 b(�22„ SEAFI�ST GI2AM�7lt Page �,4 ',I ■ I I I I I i I r i r • • It is typically'required of developments to provide for street improvements , ' alon the fronts e of their develo ment. In this case, '>%'s a i, :'• ti r�. g •.!r•. ;y� y �} �{ {.t r� {,� �!7 i'H lr.. '• n •.r:• ,�r�rl,rirr.i.�riiirir•.irir:'r:•ir:rr:':r.::r��.:i �:::,:':':•:•f.':':':r:✓r:r;.:.i:,irr�lri.'r.r.}::,r r :r::•:•••,r.::':':•:•::`:':••':S'•":4 r r,�,:':':'Jr::r:Y,:::•.:',•,:.::4�.• •.,:•;.r;l i.•::••::••:i•:r•::ri• �.........:v::ih..r.• ...� •:'r::::;:;••.•..,.,r r,:...; :.:..:N:.>•.:•'•:r}• •.•{..•.•::.:.......:::••. > •5'r�• }r'Y�:% !� '��:��t�a. c�::. .ao�:;: ::��h., .�. ......�._ ?��f �r�� :�:., .:::::r•r::.:.J::::::::J::.Y:.•.•.:•r.•:.::::• :rr. •:ir. i :tiyr It •1. ^ :J. n r:. ,;p:f;;:::e;t;r;s;s�;;x�rt:�rr.:en:r. ::.i. :r%{:J.�::.��r,.,� r......•:..:..::::.• 'iiii:':•: •"':•:�:•:" ...; r • ':':•r •. r:•i:•:':'ii:�is:Ji•'::•:i':•:i':': off'• .he conct1.t1dns•wki6re a future improvement guarantee 'may 'lie' .ccelited is when: Due,to the 'nature of existing development on adjacent properties it is unlikely that street improvements would be 'extended in the foreseeable ' future and the improvements associated with the project. under review does • not, by itself, provide a significant improvement to street safety' or capacity, n � 1't� l M O ri %:f r :' �+ ::•:•{:•:•g •✓..;v✓ %':•:•.r : � { ., : .:v wlr :Y: : ::� ; r r.• . . i. .{:: } : { : :•:rr. : rrr r.t::.'r::. .v �FyW��r M ?��':�W .:. ' � { �v.:: .ti v. r :r : . d { y fi: 7y I ; RN4MaIM < ::iY: : : r � f i } (: i ' r •f 001iiiiiiiil(o o' ; L : o %:G7 Sk ; `r �, . � M: • , � 9 W 4 0 aggr n{yyi Y0 f : J ; . r , . r •j . 4. SANITARY SEWER: There are two existing public sanitary sewer lines which serve this development. To the east of this site, there is a 12 inch line located'in the public right-of-way of SW Ash Avenue. On the western portion° of the • r development there is an 8 inch line which traverses the site in a north- south direction and then turns west at the north end of the site and heads ' ' into SW Main Street., • The Happlicant is: pro'posing to extend this 12 inch line to serve this development. This line would then tie-in with the existing 8 inch. line at . the southwest corner of the property. The' unused 'portion: of i the 8 inch line'that currently crosses the property and ,heads to SW Main Street: ill . be abandoned. This conceptual plan meets City requirements. -. . STORM SEWETt: •., ., The majority of the site is bounded on the north by Fanno Creek. There are ' alscr two major creeks which run through the site and then drain into Faniu Creek. 'the Unified Sewerage Agency has established, and' the City has agreed to ,, , enforce (Resolultion and ' Order Igo. 91-47), Surface Water Managenent Regulations Which require, the construction of 'on- site water'''. quality' ' facilities or the payment fees in-lieu of 'their constructioln. The 1,, . cased yon tYies rel.ipmina g to cont:ruot sin--site water rbm the site Will ppl ic,. quality p ry plans, the storm water f piped into a rivato s sstem . This storm dra.uage ill then be tranepoxted to one of several p oed water a �t y facilities prior to being discharged into Fanno Creek. streams which run through the `� the identified ' ' Farina Creek, the two sate wetlands, and the mitigated wetlands are all classified as a sensitive r,`.yr%.4.;;.k;.;.i+iM1•!, !{J,,1;r+,,. 1 ,;,,.:y{. l,.•lr;.•,;�J,,:J,r.. are s under teaol.utaoi'i an0 Order INo. 91.-4'7. ; : :>: : , '? :f;`:�' :>}:.� , t,. ,.,> .r�u, .,. :+GS:•,,.r,.s..;, ,✓,✓.,:: .:,:'rl::}r::l,•r.•;•r,•rrr,.r..,:Y...;.{.}'. :rx hh. ,,. „•• !n':N .1• l,Vd +.h.:•. rri! .,.lr' '4r „!, t}: •4•r M.W.•✓.. •!f•. r,{r. :l: ,�p� ti'•r! {�y. r,�r• r:`,r�r4• r� �y w '}:r •N. f :.��r ��.. .,iii•' ��:%:. •:•s'' �:': '%fit,::%�% '�'tii?. ,�: !, .�y.P.!�: •'ne:%a!. ?t}• {:Y.. •.M!:r .�„ ,�!� ✓.• •r7�r.•:•.•:r•:::•. .rrrr:::lr�. ✓....1.•.•r....r.•:Ji:• Jr. •'H%' r. by. :rJ.':! �.i��i. S ;}� vi.. :•AM. Ste•. �:ti:%'�FM'1':.'iii`�1T Y1110�%} .:f:%:✓..� r.•::1:•:r✓✓:•r:r••rJ.�•rJ.v,r:h •• :v +y y��.Y�r� N.. ,��y: ►!� :}SJ y' Y iiil7� .�''i' r\\r�� ,`�'aV•}�yt��e• :1.bP�i�� . i�. .L# ♦yy M .�:. ..�!:�..r.�.. Wf }'•F'M1 aril �MM�yy . �•.•.5'.. ..T.•' .Y4" r ,h!•. :.V::•r rrh .rr• :r �L l� h y� y�, �y �p 1• j ��}}�� 7}y�,rte, y1y,yy�� (�qq sy.jj..ii�� yL��iiyy ;;��,�� {y, !�+r�M:GF::t%:%5f1��:%'''%Irf��....•I�I�fii!%��'% •N�hb Y'M'. �y�. . 43:4:7�?�F:"S %R�!�%1:•;?:4k47Y3•P.i+ 'f4i%�11M .r:ii. •' %viii;. „{ •r{.. •r•✓: vrr'. :%i�•:::•.: .o,i•�:,9: •.w. .rr•r •.`r.• r}�•rv,.;. :: r:. i>••:::'•'.•i•Vl•:•%:i:}%'':•:::r}:•...:•Yr:':'fvr: ::vS;•:..r.r .r 7:v,rrY.:.rrr..r.r:v'• 1.....:•Y:S.::':': .rrY.•...••rr•,.r...eY::Jr:.r.. i•:{'::,.:}:.. r! rrrr.. •>Y, went, the storm runoff rom SW Ash A Diode t i iri oft e u hr ment s. typically thin watereWill be left f o y y erm us .� � Defrost l.m rov �time � �� With�this a.�ea P r weeks do . �, depending can the time of year. the 'main concern Rt' ' SpR 92 E R 3TAFI' �pCD �- 0�.� SnA�'I�t5�tCRhMt� . . � � _D�� p'age� la * H r .. , , , ,. • . , .. . . ,. ,, . ' r •. ! M ., . h•. , I I that s is hat the ele ration and slope e from the terminus of SW Ash Avenue to the • . � p • : back of Panno Creek does not` permit the installation of a standard storm drain. Drainage couldibe' accomplished by extending the existing ditch y ' along the side'of the street to a' depressed wet area which could then be drained to the creek by',a culvert. Tis, depression would be'within, or near;• an area that has been designated ' ' ° .• . as a potential surface water management regional ' facility Site by the ' Unified Sewerage Agency ,•(.USA) . proposed work in this area should be �, .}:•::.✓;. •.•JJr ;:J,.p;rir; r{ry,,•• i'>:r: ?.•?:+'•:i•'r::'}• :•ii:•'r:i: iH:•: "'4:•: •:•:i:•'>:'{✓ coordinated t 'SSA ff�'. with ':M1r. f:Jf.:•rY .1y i:rf' • � .�%: '„F•,t;%}%��•j''},:,f,1i?J..:. .�.. •;IF;:%:!;7;:i:•. .J............... :. r..f........r....,J........ .�.�{ y.y ;r;yr} w: �j}�:Iv!' r'NY'• I�� .{�;y�+"��y, �l r}i; r,►�{., f(� .}y.y( �{, ,�.y y� �y �{y��,}�,y1 �y J}}.{�y. Y�1.... •: •."!C,,i',•,i...4.'R�1+.•':::%^M.:�'....,�:%i M'•:::::::•M•::.•''�F+:fi:.:•}. :„::: :;:;�{;,:::::::,.... :-� :�tS w ..: :M:a+..- ':.:::::%: .•F.�r!' . • ' •:'lJ:•:•.V,r•.•.i•:•:{: :••:::!:•.•!•:•:J. .r J�r,:•�{�,' ::•J:::�::�;.J;•y :.�.:.��•Y .. r..;1.,•l��• :•'I::•r•:f.••J:.•.•:.•r:rlrl::�f:lJ::•::�:J:::{•:J ....J.r....r...r.r.r..v.• ,:J...rii::rr r....r.....,...r.....r...r.r•.rr.r::'}: •.r.rrr ..r... .nl.iv:•:}::i:•:iii.,.,..r.n.............,..........,.......•..:..:.rr 6. FLOOD PLAIN • ' I . , II The 100-year flood plain cuts across a substantial part of the eastern' . , portion of the Site. The applicant proposes to fill a large portion Of . this area so that Illit'can be developed. Based on the applicants submittal, ' • . ' it is not specifically demonstrated that they meet the requirementslunderl a Sensitive 'Lands Reviewo Section 18.84 of the Community Development Code, '' . although the intent is there. The plans and data do Show •that some work L . in the 100-year flo'odplain is proposed and,• they have applied to'the U.S.I • • 'Army Corps of Engineers,. State of Oregon' Land Board, and Division of State ' ' ' 'Lands for the• appropriate approvals. 1 It is I typical of a 'development proposal to provide a conceptual plan' of f , \ what is proposed daring the initial review phase. Once approval is obtained,,: e it i s necessary o to Ypr e s e na• t more detailed etailed information �t o e n s u r e •the proposal l i s in cti mtla.a c:e ith: l ppligb le:cri ia. :{{ r p r r J Rµ r.•R ,�T .�T t .� .y T TTg ��''�e� .:•::t�ww4 • . .��4:o •WMfsmam ri :� I Y ' , h : l ' . � . : : i ' � r✓ :ii1 4 � r . 'xri add ona deiai wok whia:ch :a:e 'reN� edJ�willno sufficient 4R rralter the proposed •'Y•r :,:,:• •:l,•..r.:.. q.. ::�•? i,J q„rr'N:JIJ.:• :•Y :• ✓..f'•?i}:r A.•: N.M :.'::{3 {:'":r:r,.:5? +i:+.i✓r'•:i.,:ti ; "':7d e e o m nt. : ':'f �HJ 4 f :• J YJ Yr J• J N ;r ? .1 . af. . k � IO� ✓ e u :µ L � k Ydig �aet�: .I sT� �' :lTT•T" •:t g1T0: •1 � T %. � . : • f: �i! i • • • { J • . I . lY1' { 4Sr f:rIdR �¶. 47%• `7. OTHER UTILITIES Code Section 18.164.12p141, requires new deVelopMents to provide for the o g i Gme utility rvids urh as electric, telephone, ' cable televis on, and n t�ra gasev e. ' The City: Council has folic P n. lie of underground placement of utilit es ',due it ' eat lashed a fee .- L�-- utilities� 'whet , 1•, is to be in tactical to place these facilities e to utilit�r•••.prov,ider concex.`ns•r limited frontage affected,, or other reasons. ••rr::•rf.•:•.of :r•. :✓:.•,vr.•.•:r•r, :•r,:• I.:: :n:+w.•rl:, :.r:r:. :+::. lJr:. :v:'rJ:+r•:J v•+:.v•Jv:v: vJJ �,r �;�� i•' r•. r '•h� ::j:J � ::f '•tFl 1yy.��•.�:•: y�y!y�1y�y�.�y�yJ�.'�.,y'..�y1� •,:+,i J`#•.�.:yµ}•'!.��:.�r'•:•a•'�;�.',:t.,4;,.[�,.{{,��,:��.' ::��t}.�':�•�:•:•r�r.•Q�ai.;'�"'+•>:•.�,..>�. ��:,Ly 7�y� +y�?y�;�•. .:.Tr, .�• ..i'Ji•Ji,•i.T.•:lJi:''`r:•, �;�yii��1�..�{�,,,��.. TT; ,� ✓'I,ST,�f,{,� .� �1. �.�•�'J :�1.:.•T �•'i:T. ��i: .Tf"!91'�.�I•:•I:' .�: •::. .: •::•'•:'••'• r. ,'7T. .r., !.•Jrr.`..Tr.. .T•T�W�.f�¢{ J..JJ. .��:'v. r.J.7?J.. f�' •.ii •JS:::{•Y,r: �.(r r. :.r. :::iii r.4i, . :; ...� �i`�.. X14::�: ��... '�:C� '� :��.# �"r:�': �•: rn•. •rrr,.•rr•. vn•. i i'fJ ?•• •:r: ::1: r r?. •.r. J•ir' •:Y%:Jr' .•'r::`:'':fi'•'r'::•:{•}:••:•:•�5•:•Y• ::. .'J::rvY.•:•::•i::•'r•:}'' J!• •h {V r �, .r. •:J:J:r. ..{:i• i:Y:%: �,{, r r n>• ,r vi•{''', .�r,:iJ'r.r.. ::%:%�i::y:'%'i:%:%:�'••.•r:v ' �7 ..:.i•}..........wr:::. •:r:. rr.::'r:�: .•....... .r.r..r.•....,r..:.•:+„'. :'?:r..r...,,.r.r r...`'l.•..,..., vr.••..::iJ::::.•:Jri'::l.::54f � � COMPREHENSIVE PLAN 1. Policy 26141 is satisfied)'because: the NPO, ''the 'Oregon state Highway .' . I' • Di vision, and affected SetV i d a providing g a g endies have been notified • o f this prop oral e ly. b y'theIa licant in advance of the actual ,h application., Te.ae g rou s have"be en r xven an opportunity to comment' j . t o ho applicant and the City of, cigad with to gand to theix concerrd , with theldvelopment 'plan. REPOR'�� • SbR 92�-0022 SE 'Ik�S RAMO PI.. 1 ST ''�' T�'G age 16 I I I • I • , I gg 1 I I I I i 1 , 1 • w �..... ...:w.✓...w.. ,.»,...«o n ,..,:4 ....,...... +-...,„,......w..«,,t,. ........_ .,. ...i_ ._ ................+.w...«,..i.....-....-.a«I..wil.......:..>...t.:.+-w,.•a.._ .....c.t:w .._ ..,.,....,..-.._.1... ..+'..-.r..A:•«.,.....,...i. r.:U..:-µ....U.il-r.......,_......«.fu-.....an..k+-,,w..., , • • Direct notice of the hearing on this proposal has been sent to all property•, owners within 250 lfeet of the site. In addition, the hearing has been advertised in, the Tigard Times. 2. Policy 3.5.3 is satisfied because the City shall be requiring dedication of sufficient open land area for greenway within the f loodplain d 3. policy 3.5.4 is satisfied because the City shall require the provision of a pedestrian/bicycle pathway along the site's boundary of Fanno Creek. 4. In order to, comply with Policy 4.2.1, a coL.dition is warranted to require the prospective developer to prepare an erosion control plan ensuring compliance with erosion control standards for the Tualatin River basin as part of the grading permit application. 5 Policy 6.1.1 is satisfied because the City is obligated to provide for a variety of housing types and rent levels. This proposed multi-- family project would add to that diversity in a community that is predominantly developed with single family residences at lower densities. The CBD zone allows multi-family development. 5. Policy 6.3.2. is satisfied because the area within the residential density transition zone does not exceed 125 percent of the density • allowed in the adjacent R-4.5 zoning district. 7. The landscaping g plan satisfies ies Policy 6.6.1 b Y providing suitable buffering, building setbacks and landscaping between this project and the properties designated surrounding uses. S. Policy 7.1.2. is met because adequate public water, sanitary sewer, and storm sewer facilities are available to serve the proposed • o of these facilities to or through the Bite development. Extension h 9' P will be required to be:construdted to City and Tigard Water District standards as condition Policy .2.1 the applicant will, a a n 9. In order to satisfy P y 7 h , Y e PP of approval, provide an appropriately engineered plan for disposing of storm water runoff from the site in a manner that will not adversely affect any downstream property owners or jurisdictions. 10. 12.2112.y_1„1„.4 is met because the entire apartment development will he connected to ''the public sanitary sewer system. Tigard e 't.the T d �.cies. 7.5.2 and 7.6.1 have been satisf:�ed Dace 11. Pol` becauSe h i,g Police Department and the Tualatin Valley Fire District have been involved in the review of this application and have offered comments that been incor p orated into this report, . system that meets for the, provision antis�i: aced and future �nt teat � 1,�. Polycy B<1 1'Cal f p efficient street y current needs and p growth and development. This policy is satisfied beoause this development will • • connect to existing established road patterns. . c 13. 6 n 1.2 is satisfied because the St �3. policy ate Highway Di,vsli.on has been ' provided the opportunity to comment on this development proposal. 14. The dondition0 of approval for this project will ensure that Police y 8.1.3 is satisfied becauSet STAFF REPORT SDR 92-0022 sEAF IRST r CR Page 17 „,i _ „ •' ' a.' The development will abut' two public streets. The proposed . driveways to SW Main Street and SW Ash 11.;snue will provide adequate and safe' access to the proposed development. 'I ; , ✓1: J.11: 1 N✓ IH Y gi©A+µ t{: l{ te : 4 .! g>egatel:3a K: n� kagaa�� :>r �r+31 g7 x gF• j y;i rY: • '. ' ' ' '''.''' . ' ' ' , • , ., :miv:: :::: ti• ;�S ��ii'i'ii�' �YA1 ` ��si:::07� �� V. : /P J R�y : ' am[ : J � , . , . . : •� :� : r ! J v 44 M. r . Sm: : � ' . � , . v � : 1 , r • : :fr,rrJ i'.irrrr••r. :fl :nrr.•r:lr•'i :f % :Y'1 !•: . .. l . , C. The developer shall commit to street improvements as previously ' ' . specified. d. The developer will be required to pay a Traffic Impact Tee to the county-wide TIF program, ' . . ' , e.' Tri-met' lhas has not ,commented', on whether a bus turnout is necessary.; Therefore, a bus turnout is not required at this ' time., 1 f. Parking Spaces for disabled persons will be ' provided as required by City and State standards. g. The,property is affected by the adopted bicycle/pedestrian plan ' for the City, since a pathway is 'balled for along Panto Creek r * . r within the portion of the site that ,is within the 100 year ' ' floodplain of Fan i no' Creek. The site plan recognizes this 1• . responsibility through proposing the construction of an eirht foot wide athwa rou hl parallelling the c P' y g Y p g ee r k. ' • l' C. RECOMMENDATION,: The. Planning Division, recommends APPROVAL Of Site Development Review'SDR 92-0022 for the proposed Village at'Faith() Creek Park ,apartments; Variance . Review PDR 920005 efor developpment�a orated within a Planned Development r area; and Sensitivee„ Lands Review SLR 92-0004 for bikepath and utility instillation and 1andform modifications within the 100Wyear floodplain of :;:•:V,.'.Y•. ::1,•,.�!•• JJ,r;r;.;l,.({{r,t' :r!. {i'J ;r•JJ Jr:•1'f•JM1 :7✓rrrJJ:.1'.:1:•✓.h�:Y:✓:JJ.'.•J:1 .l'.'.41•:'!.:'r.'r:l 'Y:JJi•!r:•+lr:•f: 'V:INJ :'✓.• r ••'%: •r;rJL•: :,�: :rf ••fJ: ••{•r ''•:•J..•fl::::. V',rrr•,r :{;:•:; I V sanno Creek, r:' •.rr: •'i4:iti:•• .rr. , .r r r. .r.}:•r.✓..l.r.:rrx.r.:.•....r:inrrr:}r5:$..ri:r}S'r.:?i'i��::�r!v:✓1.�:•S:%:Y.•r:: THE FOLLOWINU CONDIT IONS SHALL BE MET OR FINANCIALLY SECURED PRIOR TO THE ' ISSUANCE OF BUILDING PERMITS. UN STATED OTHERWISE, , THE STAFF CONTACT IS CHRIS DAV18 S OF I ENGINEERING JxSI ON � n Oif, all subject, p shall be ', completed vide eels � 1. Lot consolidatio b.ieGt ed prior t0 ssuande f uildin, ermits. F nce o p' the' consolidatzan shall be p r vided t the Planning Division. STAFF, CONTACT: Ron. Pomeroy, Planning ' I Division. . '1 moving of any of the existin'1 buildin son the either the. destructiOYi or 2. demolition permit shall beg obtainedg pr3.or t r site. ' Any exi.sthng septic .: _ ed tanks shall; d r after filled with sand or ravel. N e. y be pump out an either removed Or f�.11e g ' receipt�for�septic tank pumping'shall be ptov ded to the Building D vision.*° 'STAFF y y g ” .. _... / g 1.. 1 d ilTAUTt George Steele;, Buildin D�V10:on. , S!VAFF 'REPORT - SYR 92.0022 S gA FnST/GRr AMolt Page 18 i I . 1 • 1 I 1 ;1 A 1 l' i 1 I . 1 I � n I is d' 3.� The perimeter �o the�100 year floodplain �shall be marked prior to�building permit issuance, i and the marking be maintained throughout development of the site. STAFF CONTACT: George Steele, Building Division. 4. The floodplain portion of the site which ia identified for greenway/park use in the adopted City of Tigard Park Plan, shall be required to be dedicated to the City. , 5. The developer shall contact the Police Department "prior to obtaining occupancy permits for the complex for review and approval of the address signage of this development 6. The developer shall submit an erosion control plan ensuring compliance with • erosion control standards for, the Tualatin River Basin. STAFF CONTACT: George Steele, Building Division. Planning Division t P1' . 7* Sign permits shall be obtained from the g prior t rior o the installation of any signs on the site which are intended to be seen from • the public right-of-way or other parcels. STAFF CONTACT: Victor Adonri, Planning Division. 8. The applicant shall provide a parking analysis clarifying the ratio of compact to standard stalls (25% may be compact stalls) . The modification to the site plan shall be submitted to indicate the provision of at least 9 designated handicapped accessible parking spaces. It is recommended that several of these designated handicapped parking spaces be dispersed throughout the site eo that each parking area, or loop, is provided with at least one handicapped parking ed arkin stall. STAFF CONTACT: Ron Pomeroy, • • Planning Division. 9. The site F lan shall be revised to provide a north-south walkway between southeast corner of building 10 and the sidewalk to the north. This walkway should be placed between the parking spaces and the building. An f, additional walkway shall be installed between the sidewalk stub near the south-east corner of building 6 and the public sidewalk on SW Main Street. STAFF CONTACT: loon Pomeroy, Planning Division. 10. A detailed tree inventory will need to be submitted as part of a tree removal permit application. An 'arborist'e report outlining methods of • protection of the trees to be retained shall also be submitted prior to the issuance of a site grading or tree removal permit. STAFF CONTACT: Ron Pomeroy, Planning.'Division. (1 • 11. The applicant shall repair any existing sidewalk along thy:` frontage of SW does not Meet the City °s minimumshala. be replaced addition, fain Street which y` standards. any existing curb drop which is to be abandoned r p d with a full curb and sidewalk. 12. The applicant shall underground the utilities along the SW Pain Street frontage or pay a fee in-lieu of undergrounding. 1.3. The applicant shall Submit a preliminary future profile for SW Ash Avenue between graded �r the street. Fenno creek future to demonstrate the approximate g g y to the Public 14. Additional �ri right-of-way , l _ � �� wa dedicated� C along the SW ash shall �be ded�cai.ed t Avenue frontage to increase the right-of-way to 30 feet from the �centdescription n shall be tied to the existing ... erline. The dedication document hall be on City for which ic instructions are available from the Engineering Department. T n addition, slope easements hall be dedicated to the City where the preliminary design n , STAFF IEPCRT - S Dp 92 0 0 2 S E FIRST GRAMO R Page a 19, I i • required by Condition #13 above shows the need for future slopes to extend beyond the right-of-way onto the applicant's property. 15. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW Ash Avenue frontage. Improvements shall be designed and constructed to minor collector street , standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. NOTE: This condition shall only apply along the frontage of SW Ash Avenue where partial improvements currently exist. 16. The applicant shall provide for positive drainage along SW Ash Avenue. The final design and construction shall prevent the storm runoff from ponding • at the terminus of SW Ash Avenue. 17. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against, a future Local Improvement District formed to improve and extend SW Ash Avenue. 18. Two (2) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets, of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. 19. Building permits will not be issued and construction of proposed public improvements shall not begin until after the Engineering Department has reviewed and approved the public improvement plans and a' etreet opening rmit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer-engineer agreement, the payment of a permit fee and a sign installation/streetlight ' • fee are required, 20. The proposed privately operated and maintained sanitary sewer and storm • drainage plan-profile details shall be pro vided a s, part of the rinaimprovement plans.• • 21. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. 22. Sanitary sewer and storm drainage details shall be provided as part of the • public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service vice area shall be p l ed as a supplement to the p ublic imp rovement�lans. Calculations shall be based on full ,. , P development of the serviceable area. The location and capacity of ; • ' existing, proposed, and future lines shall be addressed. a licant Shall provide for connection of proposed buildings to tI 23. The t provide �. � g� p sanitary sewerage system. A connection j n to p the p r connect to the "existin- public sanitary eew � to public c ection es.`�n�t :� required conn�. g p' sanitary r system: 24. A Sen s Sensitive Lan dd' permit Shall be obtained by the a p plican t fr am t. h e US Army Co rp s of Engineers and Dsvision of State Lands, (Authority:ty: SeC tion q r Glea pWater Act, and S 541.605 to 641.695) . A copy of p ermit shall be provided to the City Engineering Department b y the applicant. STAFF REPORT SDR 92-0022 2 SDAFIRS>/GtOR- ° page 20 I 4 25. Detailed engineering data and design drawings for the work within the 100- year floodplain shall be submitted; including hydraulic calculations and earthwork volumes. In addition, the applicant shall meet the requirements of Section 18 84.090 of the Sensitive Lands section of. the Community Development Code (Grading Plan). 26. Development ''within the 100-year floodplain requires a Sensitive Lands ;r Permit. The Sensitive Lands ordinance requires that, the proposed improvements "shall preserve or enhance the floodplain storage function and maintenance of zero foot rise floodway shall not result in any narrowing of the floodway boundary." The ordinance , further requires that the proposed improvements can "not result in any increase in the water surface +• elevation of the 100-year flood." The a pp licant shall provide evidence ' that the`above criteria has been, meet. 27. The applicant shall be required to provide an on-site water, quality facility as established under the guidelines of Unified Sewerage Agency • ` Resolution and Order loo, 91-47. 28. The applicant shall provide, as a minimum, a 25 foot buffer `along the r,' drainageways and along the boundary of the wetland areas *.which meets the requirements of Section 6.08.3, of USA Resolution and Order No 91-47. • "Joint Tigard. � 29. The applicant shall obtain a Permit 1D C from the City of This PP permit shall meet the requirements of the NPDFS and Tualatin Basin Erosion , Control Program. 30. No construction vehicles 1 Iles shall access or depart the site via Ash Avenue except with prior approval of the City Engineer. Approval for, exceptions - will"be given only when the applicant can show that there is no practical alternative. No construction vehicles or equipthent may be stored or parked on Ash Avenue. Parking of construction vehicles on Main Street shall be limited to the site frontage and shall comply with all existing regulations aS to location and duration of parking. No construction materials shall be .stored within the rights of wa y of Ash Avenue,or Main Street at any time. Construction vehicles shall mean the vehicles of any contractor or subcontractor involved in the construction of the site improvements or buildings proposed under this application and shall include the vehicles of their suppliers and employees , t: 31., A revised landscaping plan shall be submitted which, adds two additional street s follawe: one along the We at of the recreation . t �trees� � � � g � est'� side th building; and, one on the east side of building #19 along the SW Ash Avenue right-of-way. Two additional parking lot trees shall be added as follows: one in front of the parking spaces on the north side of building two; and, one near the northeast corner of building number ten. STAFF CONTACT: Ron Pomeroy, Planning Division. • .a-KAAA.1 akt. 4 1/`,-. („ ' r PRtPAPF3D BY 'Pon PoMezoy, Assistant Planner fP , r mew APPROVVD BY: Dick Bewers.wrivr, Senior Planner STAFF REPORT SDR 92-0022 SgAP1RST C. PPkOR Page e 2 • • I• 1 '5 DIVISION OF STATE LANDS }}yy RECEIVED PLANNING .W ' i4 ay Project Permit Review N. d 1JAN131993 . Division of State Lands Date:Janu $993 775 Summer Street NE Salem,OR 97310 a 378.350 r • d e A State Permit Non: RE 7166 C".�p5 Public Nance No.: � N/A --- Corps Coordinator. N/A_ € SL Coordinator: D.E Parks ,78-38015) Applicant: Gram or Development:Ind • Please return comments to the Division of State Lands by: January 29, 1993 licati n involves: 1:31 Structure Fill E'Pemoval .�I Riprap Q3-Vretiands D Coastal Zone I Willamette Greenaway LWRMP (J Scenic Waterway Notice of Permit gppiicatton The attached proposal has been received for work within the waters of the Stdte of Oregon. if you wish to make written comment on the proposed project,please Use this form or attach comments and return it to us. This form Is a:elf-addressed mailer tot your convenience. Please affix the proper postage. A public hearing may be requested Within 25 days from the date Of this notice„ if a public hearing is requested;the director of the Division of State Lands will decide whether a public hearing will be held based on the merits of the request and the level of public Interest, THIS NOTICE IS NOT A P'ERNItt' r I have reviewed the attached lnforrnatican and offer the following comments: 1 A . permit is required by this agency. CSI We do not believe the project would have an adverse effect. We believe the effects of the project.although measurable,would be acceptable, DI We believe the project would be acceptable if methods'of,construction or design were altered as listed below. '; Ca We would attend a conference with the,applicant to seek project aitenatives, 13 The project is unacceptable as proposed. (Please explain below.) Li We have no comment, COMMENTS: ? 74-7 e s • • h j Qw ! - ',, B w::::_- � cite:. a - • • Q 0 e .,..rr.l...1{._t+...aa...........A .... 1. .r....,.. gyp.•..,.. .,•.. ....... ..._.. ...x . i x ..,,. ,.!'.. •..»....-A.. .,. w.rv:.4:, n.ln. i.fie•,+1....:1.r=4n..,IJa...uw....+w..A«4+n..m....w.p...u.r`4.1...lu.....Nnw..rl x,..Ja M.6i.•a..... t REQUEST Ft�R COMMENTS , TO: _Y.._. w. DATE: December , 1992 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 SENSITIVE LANDS SLR 92-0004 VARIANCE VAR 92 0021 SEAFIRSTJGRAMOR (NPO #1 & 2) The applicant requests Site, Development Review approval to allot,/: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are required. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.66, , 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, ' I y 3 .2.2,' '3.2.3,'' 3.3.3, 3.2.4, 3.5.3, 3.5,4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. LOCATION: Between SW Main and Ash Streets (WCTM 251 1AC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600, 2200, and 2301 ZONE: COD (Central Business District)' The CBD zone allows public administrative agencies, public support facilities, business support services, financial, insurance, and real estate services, '' ' professional and administrative services, retail sales, multiple-family residential units, temporary uses, and acceSeory structures among other uses. Attached is the Site Plan and a pp licant's statement for your review. From information supplied by various departments and agencies and from other ' information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to corment on this application, we need your comments by Jan.. 4, 1993. You. may , use the space provided below or attach_ a separate letter to return your comments. ,•, 'I, 1• If, You are unable to .rond l,•the above date please phone the staff contact a noted below with your comments and confirm your comments in writing as soon as possible. If you have any qu estion regarding this matter, contact the Tigard • Planning Department, PC Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223,1 PHONE: 639-4171. STAFF CONTACT: Ron Pom :ro�r +' , PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Ple to contac t a of o ur office. c e. ,)(,/,,_ Please refer to the enclosed letter. ! • Written Comments: ■ i I1 • w 1► • Name of .. Person Commenting: Phone Number: t: N• fad . •• .. ,...., .. ... • p , • /Ay t! V II 1. n • � � Y V i i l .. '..1 ' *'• * ; .7.''''.,:•''' . '''"'* %.,,‘ '„ ' •• 0 *\\l/'.7.: c , . ,' 1 •,';', .. 4,11:007 44P, . ''."" <4, ti�4 ,, ..,. :,*''.. ': ,i.. . ' ''' V7'' ,.;.:... .. .,•, :. .,.,• 41111P:,, . . ,..• . 1r . , , / , ' , , . illooL* 1.1*. .' 444—#: 11 ,71r.'. .' .14111‘:,. '' '. :\\*".\\\:\c,- .\.1::<, .\' °+ ,c,....:vc:,.+, .•..,. . . ,'..1 '.,.,. . ,' :44. i0' ,•,' 4... , ‘ 0-4t4.*: • ,4. ••• • .. .,.. 0y4.0041••, .• . ‘,/,..'., . . : . ...!. . '' ' . - . ' ' 4 ' , , ' , ., ,i_,e,/ , 6;0. . ' \ . , ' A 4/46' . • A: ' ' . ' * .''--. 11A• . ,, 44, • / ,•• • ' >>;;;.4 ' 441114■.' Illialliabk - :14 4. L L •. , 1 , ' ' ',' AliVIIIIIIIW . ' . ' '''' 00. • ' 110:41111°' • ii... ('- . .. 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Aik .....*. • - ..• 4:),..., . .• .' , irpag•:apii-- .,=, .. ' '' s.tftt,Ef 411, .. ,• iiitm .. ,....,_... . . , ........_______„, , ,. ,. *,. , .,. . .. .,,.. .. _... 5.,. gc.. .,..... ,,:,., , .. ,. . .., ,:. .: _ .,,, : maj. „wit . ',1 •• • ,..,•:' . H ,' .: :' .• -fb ', . ..,' - iv, „. '..r°0'0"; , • AillAllit ' i lik '.IIIII,! Faii, • ....H . t „ v. • .A,... 40,.....,.,i.,,.:s* aim ONIAlikm ' NOW— ' ' , ., . '' I„ ,,. . .''' ' - •i: ''.. „.„,' . ,„, .,...„. .' - '.....'.. Mr#,..,''' ''' '' : ' ..ii- ..g. jr. ' ,' , . ...:. . . ,_. . ,:,., Ha. m .. ., , . •. • • .. . . • , . . . ,,,‘ . „ . , . , Rm. _ , .. , , . • ,•. . . , . , . . , . , , . „ , .. . . , . , ,, Mt ' ' . . , ,„ . . � . ... 1 . i . . .. .. , 'aW J eye,..:„ V°" je.+'"ry,AV-t 1 ri Sxq '„ , '�� ,,j� . `,r - r ,.•1r " } j'.' ' 't�,• -' , _ r 7 ;4.:01 1,,, r, !0.?.., 7I',.,ij,�re` w f � � ,`.,.� +. '3*.`,- •1 jj , � ,' yrrf�c I,.',qr'• -a `r�ie"��.Yt,',� ;4.•,,, ;�'4 �. +'J j ( i "r4.),,h„ t L r ' .ecember 17, 1992 oat }i ti 6,-Fi•A:i7E t�4 q ! t ; 7y.=pM:�A. iaclp* r ■ ♦ i),7, ` t� Yy^i r�4e v 1after n„ .;.w, i . ' ,' : i Development Review Planner 0 ry t I , � t # y` . ' City of Tigard � Y o �w r ,., ,> u + a > f {ta '+', • 13125 SW Hall Boulevard ' i 'r�r ti. F X4 9.f,nW x,-: t ti . P.O. Box 23397 ,gin.a,.'.,,:4,4, .�• i” . ~n y • A , ri it ,'r• ry':f'v.•Tigard, OR 97223 Re: Tine'Villa e'at Eainnm reek Park -:-,g0�r PTfi,r.milmbpvti Tax Map 2S 12Af:, Parcels•I- . , tI �s l♦^' Jet,��c, 1r�'*!✓7.1.1r iii te! Iv,yt f'1 ,`' Dear Jerry ^ "' •H�a' ,,4(v4,1,At''...,,,'W„, + ' 5S �, "1�I... te�rJ, :�,4,�?�r iY a.,4 r1, 44^-.'. ,A ' f .I�l+,'J7• '�4'y_,'�WrlliP,r'�•t,':3CTr:a MM},,7;`-i,�:;'1 . i;,:N„k »1� J,�..t:+7v�ryH4MM7��;+y�,y�yN`> K'.•1k • Attached is our submittal for a 218�unit Multifamily project located between Main " Y'' o-, I tf� �. H�p'I�,;-%�ri' n � ,{ r ;,f 4,,r i .!♦,,�'S i 14 .E 4?t„0,, and Ash Streets in Tigard. We are,sub�mittin for Site Development Review, yr ry°�,� y ;,�/")/� �; ;s�, • V are submitting Y I ''�k,n�''�-�t,+�Y9�r7u�.",Y�`R�l,} 4.j,°,� t�`a 4'N��ty`�t}�+JN�� . ' - • Planned Development Review, Sensitive Lands for Flood Plain Modification, and a ,��a t ,��+,�,r�a��'�a k . Variance for the number of'access points'required. �rfi,,; -'4. H `�r,�• `04 t w%�' �L ey , ry L I +ty t.r," r l r r ,,:`�I4 2rr a,J9' SITE DESCRIPTION � ', ,;',', r;,, lMi;.: 1.y r :� r in /�`tp,, �, . The site is approximately 16.8 acres of gently sloping land with a large 20-foot .;s '� .r t .+,1; µiF high knoll cutting through the center of the,parcel, The site is relatively open • &~' '�.-• with clusters of trees at the west"end, a cluster sf Douglas"firs on Ithe south side, •� •, '' . ;r ''iu and a few scattered trees through the.'ke *bf the:site. Fanno Creek abuts the, ><'''k ' pypi ►,; f. . 'Ya f � . } Ma tr�Ir 4.„,llII?, ,•f pproperty at the north and two drains ewa cut north/south through the property, i, , , �� _„11 .,,10 ,4:,;==. pe•7'u.7r g .7" north/south through A l�eL u.7! it''14''',"h.,I'P ..,',4 r'{'!," w.'1;"ts? rj on either side of the knoll...The"100,year flood plain crosses the site in the area of , ,^, Cy'�P . ' ,, '' t, 'r• , Fanno Creek, and wetlands occur along the southeast portion of the site and � , 1F a �' f i ' �' F as 9 , fq f r , ' within the two drarnageways. ,,; . , " J ;,ir". re Y 4 r '1{{ ' . ; , , uA.,......d.r..,...«.x.X`I.. .M..,r.w,AJ.J.....r........I,.,.«., —,..,, '.1 ................... ................_ ....._.,la..-alp.,..,.,_.._......._.+•.,..i.+.«.4...m..,,.....n,....—J..n.a,... L...,nr ... .lu.utr.-.,Ar iV...uvt..,nf•..._,...r. «a.AU..u.�.m. n.«....+,. ..,,a«,_,.r.,W.-.r ti.r a�,.. r ,r fiN,1 Y rgpty,r. . 17U(,f tt `33.1�tt1 • ,� r „�� rS+f y AN t7: ?grip i�0Zr 8�'rS,jit.4'i'.+ .F .•1 J, W' r . (( „} M 1• ..," � i•f NSF " ,1 t! f y *� .... ` + • r ....1 J a '�..'+. « A M 1.; r„J N24• �..1 R1'a' /.'¢J o�`-+- ' -" �! Jerry Offer ` ' »- +' , • r~5 . "j""' :December 17,4992 , �•f''';',,W4"4':'".,;,,�yltc,14, =+ `s,,' ,fl City of Tigard , .Page �a,`' '('h'+ 0`..7.14 ,, r S 1•,3,. d v $ 2 ��.t�r `I�' h�L'fir�'.+'tLX.ry �^t "t H t�r , d _, �....1 ;l,I.,p.114�1',1•l .�', `l".j ir.r ho ;± '1 Buildings are arranged to take advantage of the views of the open space created It ;r ;k,,,,ive'I�r'rz ,▪ ,,,' f • . by the drainageways and flood plain of Fanno Creek, as well.as.to the park to the 1 ;�0e,..',� ,' 0,1 , w`�� 1 . t north and to the east. The hi er.�unite on the knoll will have views of the'distant 1rrt� .t°n 's 4;r; r ,• '. : R y 1 .Jy i! r1!y'J y hf� 'reX ' ' hills to the north. �. * } �,,,,:1�, L,,0,. y7i),x r a , , .,� {41 11��1,1 3' �4' SJ Orr� '�P " ',V,' t'J'r 1', z� h Every effort has been made to.preserve existing trees with this design. In 40-104A " :i `l', " • • .` . particular, portions of the clusters of try along Hwy. an 1 f x.,. ��*, ,{ ' 99 and a part of rthecluser ",, ` ; , � Rr ..,• ,3',. � p , rrr a along the,south portion of the site-Will be preserved, The large Douglas fir in the ' ` Y`�r 5;.,. Pa ��t`. , �, ! center of the.site will be.saved The large oak was not able to be saved. 'e-e; f;_'' a, ° "" . • . , r However, half of its canopy is gone..due to storm damage. �� ' : , % 1 �. • ' 1 'i,�(•rG 1r^, ,lgr� 1T 1,R.,jlt �'^i1} 1 'r'+'y ' r ` kli S i'ii"9�r+r�"r }yi��1-;'r' ''''''4K,-4;434;:��tyyy��'''l t The overall site'plan arranges the units in.6.clusters around an auto court; ' , a� �r'�"�W° t „, `o e �r, �' . . • 1 ` allowing for a smaller neighborhood Seale and Et better sense'of identity'for the lee.>l•�,, v,�, f ,�r •Hr* U',�,f u occupants within each cluster. The main. �rivate'drive through the project is free' a y,,` �t: ; ',�r f >rl�t I t � P private �+�'{ „ d, t v�.!'4rt}�,r'.�r�."t frr�r'�r ' of parking(except at the recreation building) which provides a"comfortable lane ,,i, ' ,,,' ''�„ttry �.i?,��'�!A` ��x�,, • , for travel as well as improved safety. I , e � b�.x��r r,j" '' ,`',h1w,�ft The project has 26 buildings with 4, 6, 8,`and 1.5=unit combinations. All units 44e 1, .,; ;VA 1��{ have attached garages except for the lower level units in the 21/2-story.buildings, ; 1,, �Irt� � �`,��ik;'� 4 1 These units have garages provided in the parkin.g'areas of�the auto Icourts. Each ��. � ,t^�, r 1, t.4,n*,1 r, , unit is provided,with an additional open,parking space, and 72 units have ,� . t �:� ; ',� ., . ' • additional tandem spaces at their garage drivewa •Overall,-the site provides for w lr91t r lT 1 'a a �� k ' P Q_" V .N r P ;r}4,1 . 1 '�F -, {�'fi7�, yw 4. 1• • aces• er unit. "T'he 72 driveway s ace. which are +, t; �saa�r ;4 t 4,(1:',41,' +r�°} 2.1 covered and o n parking s p , ' • 4.. .•�. + . tandem(or stacked)behind.the garages,brings the overall available parking ' "�' i3iv ";: $4 ';r~ ,* spaces to 2.44.per unit, r, . rK »: �'� Q i.4'l 4 Vin•4.1 ;:4=.:+'54 r i • ��•� rirt:.4!i;11,,•° Q1.` ae` ,L«The Main Street/Hwy. 99 frontage'design is responsive to;its irmaiediate context• r- e Z, °4 F ° i'r'r',rs,r`, ` , , , 1, ' , The small'''park along Hwy.99 will feel larger the'setbacks provided along {� '`„'''� peis44• .1P,�• :0,1', • the project's,frontage, A layered'hedge with a fence, in a curved pattern, gives a' x Yg Y I buffer to the•unit in a rlarge s�e fashion relating to the highway A cluster of ,v � _f4.4 fx '▪ `,� K . e ' ' large trees at,the entrance to M�un Street combines with some smnaller'existing e xe,;;e' ,e ` ;e "1 5 ' , ".treeslacross Main'to create a sense'ef ��atewa or ent ,to downtown Tigard. The ,W f,,, ,,4 ; , `1. 11 "; ' ` `� � �, �•qt� , 4 9 f ��,43i"K 1y'�jL 7+('YS( '4� R.,�410+51,"!5 �, {�Y r q•t�,q,{ �1 . frontage along Main creates a more urban setting with the redesigned,sidewalks, :�e�,1 =e, `' {{ .", ; 1, ,r y; ' ti !r _ brick walls, and detail planting.",,Theirs'`n ro"ect.entr{ance will have a concrete '>'"-'`: !j ' rtI , M ,, '' bri k , � g � P J aproon and a landscaped iland•to identify as a private tdrive.' _ 75 3 v '• ♦♦1 (yy�� r^a 46,41014... ....;yy,� ,I r ' DENSITY CALCULATIONS '., r „ N r , jf J4J 1V �,, '' � "" '^,�yit�„7''�h !��1�: ,, ili�,.�` I.• / / 1 F, n .I;• .ally r.l�, - " i • �i at W e' 4 0�%1(:,4:71•,,,;,t N„c .,� 7 ''�... Total.Site Area; , , '. + ee ,, ,, ,.'. 5 e . ,) `' 7311359',sq. ft, ' .t`4,-,f...,>j.r'.4y 4 ,r.� ,,,,:„:04,tr. , • ' 6� Y . 'RA `rlu' ''1 Tt C .A v'i'i" ,ji 1 1 mss: '1. Sensitive land area includes w 'q,t'.4 `,+� ° " �}, wetlands, 1100-year€lood plain,~. 4t,0,> •� s' � �' i, ��r r ' !,y�'i� A t ,.C,.�4 X+i,�a,�tla,.�i:L�W� =r; i M' a p l t r ; . and drain geways. ,, a • 07;10`7 sct. ft. ".4,2,4e y .�'M i44' 45V,^ ,t`t;r il.4 ■ w.,,, , ,,ri. 2.�°Public rig :.t of-way dedication, , • .". , ' w ,"' . alb ; ,. , .� , , �r,',) 1,•. „ " includes'areas dedicated along .•-) wy ,.' .Tr r..„„.P ;,ti4 '.'4,,1.�it{1 ,., t ,.• •main and Ash Streets:, ,,, 9,895 sq, ft. • k", , I ' '+, '_ r e ,a r e'3 Private street `ease »7TI1AA 010",', r' ^ 1 r } n. , 7` I 1 h t Including,main dx�ve and ' 1 parking aisles.. �' , 12,0,960,sq• ft, ;yr y,� • 4. , '.4241""*.%.`k ' 1').' ., '.I ' ''' ' ' '1� "llad 'rr•"1+ e,uN•+tw'J4;'' ti 17 a l r� r 5 8` 2S�s .'ft, f,„?�a �r�tc'wf'r:� • Total area. � z • �, I 1 • .. ,„. '!,` ',,Ir• SIN'..Ira "�, n'.,ykra, {x-44,,,,P y� w+^ A r '( A Total developable portion, 4983336 sq' f`t.,j �,, ' � '> 5�4,. . , 'Mr•,�l^ i.t'1►. 'y.,{_�,'A)4. 1 ':3M r9 ,y,•l, �� 1 r •c , m ' • V Y�! �,�4` 1�fr{�kt{L�u4n+ s�� ti,4rS� yy' Y .r' 1' , � i ��+i.!4 l•R trl.�x �Y•Y,„,,,:l.N�'�C+h•1,'�,.',P•. '4x s � h” x .4.s ,t `i r• r , Jerry Offer ,, December 17,,1992 Gil 1i� '^4'',i `, i 4 .s„g4;.' • , City of Tigard � ' 1 ' '4 "...BG ' . i ti,', • r; ,, if� vy � g /V. I + „ `,K Y�r !tt' 'r.4tr +JJrte `CF _ ( �" 0p+ tN� •l , y Y p�•f' dr+ �•�ti.1 ^'s• In accordance with Code Section 18,92.030, this developable portion is to be ,1�,''' ,-„ ,,Al1. i•.m; 4%,,,.' • It ,%f+`.rr'',',0,,,, ,:, n wt, • divided by the number of square feet required per unit. 1 �;stwNiY,w;r,} r',�:Sie .w;�•;, sr,n �tel'1 �,1`� a A 1 .sal`t"w.1,+ .1...yyPh,.yr ,4,-��1,;,•:Ii,=,$4,,;t, In accordance with Code Section 18,66.052(1), there is no minimum lot'area per Kr y r 1. Yi a,”{r '"[x» ^ `,,,, ` unit, The submitted density, therefore, meets code. " - ` r��wr'4,"' "t•< ' ;.'f ""�Yp'e"' f y �^�7' �e1y y" r,RV J'�tr* 'J I"r 7! • ASH STREET Ate":,-.0,,,,,,...-" ,;3t p?'ia{a,,rt,,{aI ik + i ' ' tiNtiklritt4iliTiC,JrAt r �l'Ir j The pre application notes require that'this development provide a half-street �.",; i�,, . ,,, „4 I . ;,r�y , ,x,� „f c0, it 'i',y".s. I improvement along Ash Street. We request that this be modified,to uire the � , ;` sr":.,•: ,� rk,�t;5' .. ` signing of a non-remonstrance agreement for these improvements with no ; ,,,„,,t•.0 y' r',t ryetre: �e,,,,er e , ,oaf. Pf,'ii,,',q '•,N�Y p .,,, 71x1' construction at this time for two reasons r 1Y. ; f , dt4"Yr+ IC��sLir.2!�r•1fy. A. i•1 1. A bridge would be required'over the 100-year flood plain of Fanno Creek. ; �„..�jc�;0. ''��trl Try,.4r 'h • i Approximately half, or 180 feet of this bridge, fronts this project•with the ti h u y,. �,r'' t- r± remainder to the north of the site 'A structure of this sort is more • '14';4,11947,',10t'" .4':;.•','!;.,',�„' ', • rP ib +. • appropriately handled by the�City; ,,,.,,,,A. '�,�;�;,. t - ��,••,:14:-' 111 J RY" 4)e�r, .r t /r,�'i'yrtL. 2. The remaining half-street improvements would be at the end of a dead end a” ,,,,e"`''": ef'".,M, 'i'','1''c'',' �,M„.l�i y'P,,+' D;��4�u„y'ti "`'�'f�t af' t�"1'ka��C•i !y/., rrr Lj ,4 +Y ti,,, •1 1 S ,'tr,w .•+1C 4 p road. These improvements would be",isol ited and would serve no practical sote),' r,� '��.,';4 ' ,1.. r�f e ` i •eel�exq Cy"Y' y Vii' "aveiy y 4 A purpose at this time: Moreover,'the improvements will be in wetlands which 4 �m,�` :' ;f -�� ,,4K.y `,; are perhaps better left in their natural'state until such'tirrie that the ' ��';' e� `rr;�z..r'f�n; fr r�� ' !' improvements are needed. ,'' , '. r ", 1 4, ', ;.* �p r • Z We do propose to add at the existing edge of pavement a curb, 5-foot wide ('..,e..wF^'',;,'�!'4`r,1aK¢,1 r'p 4,...i+��,, •'. t: d "Y p°r w � 7'• `'S�Y Wig. sidewai,k, and storm drainage connections from our driveway access point to our �''.q,+:e ; ,,,Ni,,',04,S, + sr ,''.„:, ; southern boundary.. This will give pedestrian connection from Ash to Main Street. k.�;,' ..:,,, .e o��,;a°+;; : ,j•t i">w✓ ,K,r+"�r�.+w °, "f f•Yen . a , i, +,' 4 i C �. yrq WETLANDS �:; ''4 �ti, > , , i �m}M rl ,yM a ry� yF'yq'Ai" Wetlands have.been delineated,on the site as described by the attached report �' .L ` ;`i s 'ra "' ' ' • i 9 i 1 4`1 .4 +, r.e.a ye r},, from SRI This delineation was originally performed in November of 1990 and s�°''r `� �� ' Vii :, ' �y� • r ( .had been accepted by ODSL at that time as,seen by the attached letter, Since '• °.ee ",s .£;r�' ',•' 0�1�'f'∎'�'�```'r°„ 2 years have passed;"the report Was reviewed SRI for this application. 'It Was t"0 0,IA'R'k,; 4,�� , ";i„:x.0,„4.a'. n delineation neation still holds r r,,�" a4 ��' • found that the origi al de i �xYr,� ��ti,�,?'^,� °� , • a a t C r 4K,J t"^; a r " . T ". Oregon ,'� • The O re o n Dl ifilQn I of State'Lands I a nd the,Oregon egon D;e p artment*of Fish h a nd '1 ;r�` �x a"i :444-,....:-. ;:.1.,LI,.. ..r..,w.,,,i.:L.2..r.....,...,..a.,.„,„:,„„,,,.«.+.,I.Lw,,„,,,« a`..wn+.M..-.„....... .4,,,,_,.„,...n,. J. ...... ........ I....u.r.....,.:+.:°w..,—.+,4,».r.-..x.....4 .al+.:......... ....;..°...,.......-..,-.,.........!.,...L.....-.4.....rw...;.+-.i. ,.MN..«.... t1Hrv.w:..,....-..trAr'.N.n.rt4.M»4Hr.. .,J.' M.44,, " W , < li. 1rnMwyy !• x• t ;r t p .rl. , *'' '. ' ' ( '' ' ' '''"`”' ,„.., . ' . . r 2�c 1r i4' ` i"%v i e`.1"fit M . Jerry Offer r D ,¢ Af,14"' ,, _ '�i' '' 7 t .�''�' ,ecember'17 1992 y 1�.�^�5'�.'". , r •City of Tigard ,, 4 `:'.0",wi— ;^„; l q...'Y 1° Page • Rk ,,r u4' ' '. ''t, J,<f �� r reSY 7�'�fj�'�A'I''',. :4'{, Il+.f 1.Uil1f-.Jw.�. .QUA Al 1. }vj .t, 'YY 9 "r 1w t"r'R r I '4 :OR '''.r,v H'rS, A r4' • The volume of fill proposed within the flood plain is approximately 2,000 cubic - s"y), r�:�J 4�" I'1' ;1 1{ p y � '� h , y0�*.iA'�A.,r4'i,R� 1" 1��.6•� ands This is the amount of fill to brie the existing and elevation to the 1 I'M, ' w My�:n t, lryv� A 7' " y l r ., �4tl` flood plain elevation of 148 feet. The proposed Excavation within the flood plain 5 ,',"`' a ''t �tf��y�;A Via. is'approximately 2,500 •4tbic yards. p Yh {14, � A � was. The design has the flexibility to further adjustr4x`�1"; 'Y,�;t1�,r� ��,Jf �`� �:^•these excavation volumes upward�r downward. "'I t?1 'r „�'�! , '�` 'r �ef,^�,"C 5 7 wf�r_ i Y" I 7 t a rn; p ,tAf1 " , w,},4•N# 11A ty tf':� �' ,'+� a rV}�,A°pvdctt57x'f y "t�'Iali ' WATER QUALITY FACILITES � �� ' lE r "!� y,A!��q� +rzr�tf'Yt; 31 "5�t�i � { 1r �'n9t!'d r:' ,F • �,tJ�yp*5� _)wi�1 n pt,, , , 4t " r V''It bje'k, :fi r The existing drainage channels through the site will maintain their ali ment. rfr..,:•ft,..e,'..:m,..„,..,-,A,:,,,I ; ' f'' ,I4,.4":Jr .•A. pyrt �p try r•."^ .Z. �y`+"1.tile'�ir�..k •"!r !`"There I" JC, , 1 .,} ,w �: 1 r1 A41, i,t are no detention.basins on-site as directed by City staff.�,a ff. avvever,.2 waterti�,y'„,, '�°,x, r� M wJr r quality facilities will be constructed to remove 65% of fin phosphorous from the .+ ` w al,�.r �4 s � Y,.'Y �V s;1 site. ,=N , W IY ,, 4d y ^ 1 t ” .1'" r 7 �, "i \,: r r�1 1L�itrr -• :,,,,,,,,°:',.„,,i1;,„',.; The project needs to treat.� 9 aC e i "','r�xd +A" ''Y€°'` , ',",..4,4...e4;14 p .� .8 ties'of impervious area. The total of the site is 7.r 4*,, ;�r}; ;`;' .1 y rJ.�,�yn q I��h}A 4.. k4 1,�'I�.Ir5�4 �.,7.wi ;JO 16.8 168 acres. The proposed impervious area is 8 30 acres There is f `ir y�l�w' °' ' „��,�, : ' • 1 IP p rvzous 1..41 acres o w;rfyVr I "; , ,„ �,_`;� , • existing impervious area. The net area to be treated is 6,89 acres, There are 2 ', F:!��,,\ „, ;, 't ; ,,i ,; ,','',.,r water quality ponds and 1 Swale proposed. The southerly pond,will treat 4:44 M� 't , /1 4 • • t`4F'"}r17 xliyln}�¢�{�yn��y{rroJ1# 4tr d J't,�t ♦ ' o�k t Y � A. h�r AT h }'��•✓T�1{J'(y<G,' .,acres of impervious area that is currently untreated and discharged on to the site 1t;�,};Pig! t' d.Y f. ,.,t r'irA�w� being review The lout e approximately �' ,.,»34 ,;,,„,4 7, , „., 9 .1.),„,, `, northerly ed. h rly pond will treat approxi a ly 4.03 acres. The : ^ :: ,. rt.,ty ' JiSol EA cif ,r !. # .A- ii Y F approximately 1.60 sores and will treat 0.85` 1), ,y�,� �p� rj;,a '+ h and treat i {! +.. .!' A 4 ` d f'� ,-1,1 �Ir: ,?}, ppC1 the swale .. ',�u�,,x"`��,�N".�,Nr.li,,'rWi!e�ji • acA es. S`1 '(4Y`i''trlX, }�;irw�,Y Y',wAr Y�rr ll rl ",.dr„y"' o, s ix°fir'..o .r.,"t4Yr ''•.11{ J�r4 't4J1 4;6 VARIANCE�ry!y, y��.{�' •�„ry[ BER OF�/7-ry��—t{'t��•yT'1t' /ry,raj SS �V..j , i ♦�1 JY+.1/�+�1�.FJ 1'O.\.4��L'•�•.4V'4✓JL 7.WiiJ.�Jirl.fL�ACCESSES Al Et:J � � � A;��.' �i 1:'T i�,.l„�"Iji' (AW`i`Y s aM.K •y,�};O1 # r,• Code Section 18,108.070Di requires 2 access points for the first 100 units and 1;”A'�'s,j. h4� ,I.'J�''ti Y 5,v�ti..,A{ve f ° • i G,yi4,�y$�y t 1';{,�'' 11�M�•�''+4,(/ihW 1 access point for each 100 additional parking spaces after the first 100 units >, ;i'' IA NI a ," This project has 459 parking spaces requiring 3 additional driveway access points, 1 ;�±„�0-, ,�',• '"q,(x`, t p for a total of 5 access points required, r,,,A� �ar r�rA�{«•'o' p�5itii,'':w��},1r M N el i�4 S $ ,fir A ,K k. GS • 1 40 e.st r" Y1igv, p.:� 44,- 'irk 'i�",'4'4fF I,� We request a variance,to this requirement; we request a total`of two access points f ryI 4 ,k ,., "t.r i '!'; .v �.,„0: ° 1 . be provided for this.projecti ,.t; x �i'rN a' ►, ¢ 1” 41 ,, a AA 04,q YI ••, i'sµ • • We support the request for variance with these statements; ,, ,, '.,w^,,',■",K4, �,'�,4. • it YL4..:f ,d,"#'t a it A,11 • ' 1 ?K'"s` s "S 9 1. Due to the e�eistiiig adjacent development and topography, it is not feasible'to '! I `�� K{�? ; W t '•.", ,,t,, . ,• t.w , share access points with other properties, . t • .4,0,tY`,r,!l,° � "'I {,'„A,': ,�; •. xk drt�'r'"w;}�,tkl "t Afro"'ry:r1 + ! �, ' 2, Throve are no practical alterhati po` available • - �,y°� -70xvt x ,' w;' y Ir , l? J ve access airs available on the ad adjacent ;.,", r f�:tx J ,� . ��ai t ' streets: The Main''Street.access is located the ed e �" ,�� i1Y r, 1,. • ►.it'” .' 'r ly t q Art near the rear of the left n NI t „L.,,,"''fir x t., i r° , 11y� y1 e. g of'�our propeirtty and t�.,, x;�,=' �� `° �� 1 ft'kith lane:, py ay other i s 4'1rA 6" �4'�1 Vr v.,,t,rr U 1, n cr' li1Y ®tiL 7�' Jk"1G'{.Ajr WMt 41�ysr'd.�i lltl AS„r: er access'points o� 'Main S teat '�'yt, Pere with t would interfere the function of the left turn lane. The property's c;k ,,; {,Te �r4 ;14111 wou r i } t frontage on Hwy, 99;is near the signal with IV sin Street and in.a con ested '�`•XI A d 4'r��i,,�4•Y�� , r"a'fJ4p f � :gyp r� r .,,.., .,patterns, 3. ✓i.;. ..,� rA4• � r v;'y+l '',�ji'Y�� rJ f, a Ti its ortation wvas ontac d obo e in the existing Oregon l epartiri - er ,,Y1 "I ''a add x.rcit,, Mrs 4; 1 of ��r l? p keeping g access pflint, and „ `��,,�,,; �k �,l• t �; we were inforni.ed that they would iiot approve access on liwy:99 for this eA {,� �°»�" . ' ;;I., rrL? i L..,1' t�pY. ti. �l c a,.� r project, {(r�� .r A.�1,A,uh.. '_f a 1:' project, g9it Cy'Fi t,0.t\: i p r d d, hyr • ,inky pW'+t �yw�s du rMj71.y,�r'A1r'�I ,A t'�,,%1,i w'�fir:" 1' A Y �♦ ti„°�Ir'1 t''�Y i 1 � f��Ma;, A"� �Y�p.�f 1 Y.,,• Y U' �r A 4:41.4k' J N ° � M t.” � � 4'.A' �"r Y r. , r, k$1 r� s M A ,',� ..YY��``,,�C,,,,,!!,,d �I.. .wY,.y IAA tA�',.'r. T i ,�Cy''�2j.«:',f 3�P,,°r'r ( x.Y ��'SY1"'7 AM ytt+,�,,y1�1, ' 1 f', i� t"i b�1^,r,�"y. e7t5 raw. M 't 1 ° •$.°hrx,g,"!!ptJ ",AM„'. } to s." • 1 ty,l r + y, '1 • ' C t 4 °, P'"?' d , :d' 1 d,, ,.I , .9a,a.V ,P#y X4^e ,,°. ,,,,,, ,1(y ,+ t' 1x�. `y 91Y1,',1. *q j a, •''',.,"4.*,!",Y„ '4.• T y?�*# r{` �',".t ef')p,A' dM1li`d "/ fiX3 1''1y 54 X r'I g^.1i”..i..ia, AS ''., :B T',„ 1)6Y' �• "{ r,. "A 4 ,I r# , 4 " ' ..nxH•.-•...r."n..wx-+�i.«er.l..�..n.-..fin•....n.ar„n..n..,141..x................w,. ...�.,".__.....,.+... .,i.....»..a«....•.........u,-....�...+..rwu...n.. -.A... ...�,,-..w...+r.........._...rv��4..".+....A.Ni,..1•.....w«w..�.n..4.....w.:4..Y,.,..+. .«,:..�...4.-...., .....,+«tr..,,,i..w..".J..r......._.,:.M:w..l;»...,..I S«..w. rm.{.�»1.1..is51.w..w+-JAn1Gi-0�....t...Y.Y•.�+..4+-4«..v.•,..-,x a , it•.1:47.»�Ir1 wy kr, :.?1t y r t., 1 I,• rr ;. !p' rll �1 �`t, 4 J. ~rr � 'i r ' tr1 /' ) • � '"i'I °C ,. t` A I' , ,�` I ", + 1 r .+ _ , y._ A• " J �, `r - 44,• Ai- ; I;;,.h, , ,•it T r3':T, mir y;..I S,.J.:ii ! 'e i1 Jerry Offer ' ' s •December 17,'.1992 r kl' .'�,` ,tt "er rr�r� it r'`! ' City of Tigard i 1 "' Pa 5 ;,'" !>,* " i. r d//.1 ^a ,y,'"�1 i�4.1'rv-C.j %if i9" 'AY yYd (r, � h atl"•, .4f.' y'1 S•J ,�Ytr;3'I•rrt;V�' 1 3. It is not possible to meet the access separation requirements in a practical •• r.M0/4 ;1• '',: ', y.;lay ti�hr ' way. Main Street is a major collector with 100 feet minimum•sep '/ation y,'_,�jr4y0j�s,,• ',t'MX.�i ,;,,ems'�•� ihit yys y ! '"+�9:��"`hrr1grrl�t•Yi ri� �1'Fy,S .� , required'and Ash Street is'a minor collector with 30 feet minimum separation ,,T,;!.�y:M:L. r4; ,,,>4ri'f �; - ' required. As discussed above there are intersection.and congestion concerns " r'.. "1's°''`'.'; ►,y at Main and Hwy: 99, and there are traffic hazard and control concerns at ,} ; : °'r. , r fs a e4.?i;o Y Ash Street which prevent the practical use of additional access paints. i Y i '.'�i i;•�l_ % i i, ' �y/t r 1 J . , r'-,a,++5.4. A';1". l r ,.:434 r rd• ' 4. This quest is the minimum variance required to provide adegquate access ' , 1 ,�'' ',:t-'46' }�t k ' :•since the a are nn other radical locatiions available. :s 4tØ ' 5. The 2'proposed access points will.be safe and will function satisfactorily as �4 ;o'"r�,�r;,l;ft tr,.-) ' ' further described detailed°in the attached traffic report. ,s4 ° »441t �'�g'pj y �F' is'?,t 6.''Visual clearances are not required at the access points since this•project. '_, , yr ,.+ ~:xis, , r.'�.•within the CI3l�! 1 . I { 2� t ti MlY��w '' :; 4 , Ji .,� s ':,,,,,?4:1,,,,s.,,,,.l i.. 7' Y I •Y'i''14,1..rr.4' ..;;',,'.4 Ft.rkwv,�r.d Sincerely, ,, �y i` YS„I: ,CYr. r h ti ' X5 l 0 4, , Y♦4 ' 4110 y ,ti i ' t {J� r j i r3 t,bg", 41, .. ''a O'� ,y l i' w' u J)'ir 4 � i d 1 %I re . treilgiiPgil'4,:T onas W Hari-lama,ALA e;'4`.4 1, 4'..- .i,j; i 1 ni1:;,4 1, , ,'„ it A'rt .Principal - p rf,f y. 0 0 ii r '' ID ,�. r.r x t. w. n ri*, yfi,t'''''';'. '1, '°,y?i''li� ', II4 v. ;f, , , :rg r w ■ tai u %4.4:$f i�;wa�� "n pw h'�R � '�r„;a• 'i! i!� , �G 7�.VV� ti C x l 4 . r *"�,a i' Lr rr �� ,11� }d 51' �� „,47' Jti/ 1 K `f � J4 F.>i i'P rks„.F Vi ��h.'j� ++ Y- ,- {t�,v?1..r n W�'1� tii j�0d M ,,,ii ,4+�d:'..fi iiti'd,i!t.•AA .+ e+,�,'„ MryG i t . I 1 J. .. Fw i{Y1 o.r r' ' 0a!y ti i t'"q�re�n �0,-..,, }fy G n,1 nl[+a,4J„ .,"y I , P,,,,,,,4,;,-; I %, " N'li , ` r, . ' ” + . W',3w•,rid '1 �!.'• fD.k�1 rt ''Yr,l {-, r. t Y r /W,, S I /r ra t �{ V T , � � � � u « � I � 'S',, iY r,�fj,�.41!w,„440`, :-;44.4f''' 'j•,!Ztr�:fi��',`l �s 1y, 15 r• �p•.� i Y 8 f. 'L i+r s % t^ I re? n Lli,s74'4 4 yi 4a e;f14(11 Or 'ttiir',Yi l ik i, 1 /yl' , - ''rl;'(,IrY ''Y't 5r% " d'ds*4144�" 'f I't�'y' I•r"' ' y�,�,•G k �,f 14 1 r'r ,1 to i .w D , va , �t:,r'fW`'MC! %(,(�i'Gil Y�riw7v s,��,•.N�.,,,I,Y;±t F� l� 't, v '�'u.C ,i,r r 't� 'ZI y t kii 1" R it• e r ,+ 1 M ' .� 'Ti.Gr t• r - I , •,� . },! P ';�,.">wli2 wlYClY' l F�r`,C 'ir.,�,,vn'+1.1' ji1l..Ih2K� sp4� ry!tA'rj{rtr..;IPkrr rl}t! iY! ti 41444 w%°i#,r1 �,.1f' ' "rt t � i �` Y i ., r I ✓ .+3''� � 'i'y � rY 1 °1 ryi.. "� , , r y, '�� N v,1." xxl + tNY ip,∎ 11∎1 n W�!�Al J 11`''' 7" �+f fi' d r � , {{ r .rl r _.: �, .,.,, �, ,'a , , t ".{tip r,frr tf 1., „4'') . ,�4 . _ , rY. �yl '"^J,i�P,1"J` ;. J+ ly'1"''vrJ'i'~,dlt f A, Y 1 r a, I 1 m I i „,,t:74,,,..,ni iih`z'.7 .her' i ,, 0, . ,1 , . ...„.,. .,,,,: , ., ,,. , fr, I ;,.., , 1 ,,,, , . , t ' ' �� j '! ,d v;�%du ' x �, ` C�^#, -��r i, + + . ti r a yvJ. 1i4C , 4 •W +r' k h II � y?4 s Y ''R'1.! F1'P i. .+P', `d,,7 F1,,,�,, I C .l Y Y M' yy }, s r •� J n �Issyy''},*;,":1';','W'. 1 n .n • ' � � � .� 1 Y . a : h w�L ,L�ty}Y hi r 4 inc,..;;. a Y"r 1 {M* :'',r*yt µ .*t.S h JiN",41:If ^'iw',ir, , i r i 4. , ', „t.„r,ji.4�'.tr+l*K'•i•.” {,r9f'I iii•i yir rr d.X" p t°n i 9 r°• a f, • • , 1" d^ +I u W , yr. „�, .iii SX Lp k ,,,•'Y g• ' G is I i4 T ' i � e4 d i';;1,,..4,, 4J}444 Y*.'a . -y 14!"W ,,8,4 ) yr • tai `. ' .......1.4.,41 tir.�n.l M.-..1 v.+.,.,,14r .r.............I..,,n...,......m.....wm.....,,u.»......,m-,.I........i.»Iw..,+,.«I+»....,..r,....... .......rv...,w,m...i... «. n...wl..l.,..»W"-:..w.F..In........,..,..„ r.....M.-w-....«.,..t...........n.,wrn..,nJ.w ......A..w.',..+.,....n..+r.-.r-..,..-+wn.4n.....'.+....«.--......I.r-...s...»-war.wti.w. w..r ........w.+.W�'+.i`Ai • MEMORANDUM CITY OF TIGARD, OREGON TO: Ron Pomeroy February 8, 1993 , FROM: Chris Davies, Development Review Engineer ; RE: SDR 92-0022 Description: The applicant proposes to construct a new 239. unit multi-family complex with related site improvements. In addition, approval is requested for flood plain modification and variance approval to allow the provision of two access points whereas five are required. Findings 1 . COMPREHENSIVE PLAN The Comprehensive Plan Transportation Map provides for a future connection of Ash Avenue across Fanno Creek. Comp rehensive Plan Policy 11 .2 .1 also states that "Ash Avenue shall be extended across Fanno Creek, . . . "" Therefore, in reviewing the plan we have assumed that the Ash Avenue connection will be completed in the futures • Typically, construction of major stream crossings is not required Yp yr � as a condition of development unless the development, by itself, creates the need for the crossing The traffic to be generated by `^ this development does not appear, by itself, to necessitate the construction of the bridge. Therefore, we are assuming that the Fanno Creek crossing will be constructed in the future using city- wide funding and will not be constructed as part of the current development , We believe this to be consistent with Comprehensive Plan Policy 11 .212 which requires improvements to Ash Avenue along the site frontage but does not require construction of the creek crossing as a condition of development of adjoining sites . 1 Comprehensive Plan Policies 11 .2 ,1 through 11 .23 provide for measures to mitigate, traffic impacts on Ash Avenue when traffic volumes exceed the middle range for a minor collector street . The policies appear to assume that the site will have commercial development which would generate more traffic than the current proposal . The projected traffic on Ash A.c,enue 'from the proposed , apartment development, When combined with the existing tr aff�c on Ash Avenue, will still fall below th e middle range for a minor ENGINEERING COMMENTS : SDR 92-22 22 SEAFI RS T G, 0 1 • ...,1...,........,..,,..,:!�„' w.,.-,.n,.,,,. w_,.. .,,........, .,.,.,..«..,.... ..,.-.,....,.,.,._:w.,u...,.._.....-....._-.............w.......,..4..4.....,.....n....,..,•a;.-....:a:..,M:J..iLw.._..:w:.».w..4..-.,a. .,...,.,.r ,.A:..».ay...e....la+.a.....,...M...-.a'..-+.,...a. »:.:...;w!...ir.r.w.;:w,..,a«.,.....m..r'»-.,,,ai,,.,..'+.4,.,.....-..:.w.w;..,.,....,=.,,...,` ,.. collector'. Therefore, it appears that the mitigation measures of the Comprehensive Plan policies are not required. However, it should be noted that a number of the suggested mitigation measures have been implemented since the Comprehensive Plan was adopted, including: t ; v improvements to McDonald Street; * extension of Hill Street to O'Mara Street; and, improvements to O'Mara. Based on this review, it, appears that the Comprehensive Plan transportation policies are satisfied by the development as submitted. 2 , TRAFFIC .A traffic impact analysis dated December 1992 has been submitted. by ' iattelson and. Associates and supplemented by a letter report dated January 28, 1992 . The traffic report estimates the traffic to and • fro m the site will be 1, 365 65 vehicles per day with 90% of the o t r p � traffic using the Main Street entrance and 10% using the Ash Avenue entrance. The report concludes that the driveways will operate at ' an acceptable level of service both initially and in the future as • traffic on Main Street increases . • The report assumes that traffic destined for areas to the southeast • (Oregon City, I-205) will use Highway 99W and 217 as their access route and, hence, will use the Main Street driveway, ' This assumption may be valid in the longer term' after capacity the 1-S 21. interchange area. th� � � improvements �are made to 991 and. to � / g However, based on our observation of current local traffic ; I patterns, we would expect much of this traffic to , use the Ash Avenue driveway and access routes via Hall Boulevard, especially ' during peak traffic periods Therefore, we would suggest that the Ash Avenue driveway could carry as much as 20 n of the site traffic in, the initial years . a- the site traffic,If Ash, Avenue �� driveway carries 1:0 0 �20 � of t site � t , �then development, the � � w` approximately 140-275 t. � per day Ash t will add '� y �� raps per �to � Avenue. Currently, Ash Avenue near Frewing Street carries . approximately 800 ,vehicles per day. When, the expected traffic from the development to the t f f ic, t �volume is, added , he existing traffic, he volur will be 940-1075 trips per day on Ash Avenue This projected ' volume is within the ranges suggested by the Comprehensive Plan for ' either a minor collector street or a local street . Ash Avenue IS designated as a minor collector street, The projected traffic volume is below the middle range for a minor collector street If Asn, Avenue is connected across F'anno., Creek in the future, we would expect some increase in the percentage of apartment traffic using the Ash driveway. However, we would also expect much of the • � 2 4 $ 1 v • traffic using the Ash driveway to go across Fanno Creek to Burnham Street . Therefore, future construction of 'a Fanno Creek crossing should not increase the share of apartment traffic traveling through the residential area of Ash Avenue ., In summary, we find that the expected traffic impacts from the { �,. , development are within the guidelines of the Comprehensive Plan policies and will maintain an acceptable level of 'service. No, off site traffic improvements are recommended except for standard street improvements along the site frontages. • 3 STREETS : The site is located south of Fanno Creek, east of S .W. Ash Avenue, f. and west of S.W. Main Street . S .W. Main Street is classified as a major collector street ' Currently, Main Street along the site' s frontage is fully developed with curbs and sidewalks . A 1986 engineering study of the condition of S .W. Main Street recommends the pavement be completely reconstructed in addition to other improvements . It would be imp to perform the proposed reconstruction of Main street p in a piecemeal fashionr '' instead, the reconstruction needs to occur in larger segments . Therefore, we do not propose that any reconstruction of Main Street be required as a condition of approval of this development '' , proposal . This development should be required to replace any existing sidewalks which are damaged or in poor repair and to reconstruct any existing curb cuts which are being abandoned. • S .W. Ash Avenue is classified as a minor collector. The minimum standards for a minor collector are as follows (all distances are h' from center line) ': 30 feet of right-of-way, 20 feet of pavement, curbs, and sidewalks , This development has approximately 750 feet of frontage along S.W, Ash ''.Avenue with 20 feet of right--of--way. I• There are no improvements along the sites frontage except for the southern 200. feet . Where there are improvements there is approximately 12 - 14 feet of pavement, open drainage ditches, and no curbs or sidewalks . « ; . Currently S .�; Ash Avenue is partially,ll� built i lt between'.. S. .- Burnham Street and S .W. Hill Street. To make these final connection would require that a bridge be built over the 100 year flood plain of ' . Fanno Creek, This would also require the mitigation 'of wetlands It is typically' required uired of developments elop ments to provide for street • improvement s along the frontage o f their development , In this cas e • 4 .-..»..,,. .:.. ,,......i ...__.:..,ic..a.....,.. ........-..1t.h _W..,,....._,.,..,.....,..,.u....,.... ...,aa...,......._...,..,,,. ,.r.:...........1,:.:_.,,...,a,u...,...,,. ua,:t,.,,.,...................«.,::.a...,+,._.,»...ia........,_._.+._,_......w....:_I,.:.u .,.._a:x........-,...... ,.tea..' 1.,....._ ..«. w:.l,.,,,..,•. ^r • the applicant would be required to provide for two-third street improvements along the frontage of the site. Section w 18 164 . 030A.1 .c. of the Community Development Code allows the Director to accept a future improvement guarantee in lieu of street improvements if certain conditions exist. One of the conditions ; ., where a future improvement guarantee may be accepted is when: Due ' .. to the nature of existing development on adjacent properties it is ' unlikely that street improvements would be extended in the foreseeable future and the improvements associated with the project r under review does not bY y itself, provide a significant improvement to street safety or capacity. It our opinion that this development meets the above criteria and \ should not be required to install street improvements along the frontage of S .W. Ash .Street where there is no existin g street . The applicant should be required to sign a non-remonstrance agreemeTa t for the future improvements to S .W. Ash Avenue. Where S .W. Ash Avenue is existing, the applicant should be required to provide k half-street improvements . • 4 . SANITARY SEWER: There are two existing itary sewer linee s that serYe this development . On the east side of the development there is a 12 inch line located in the public right-of-way of S.W. Ash Avenue. On the western portion of the development there is a 8 inch line cutting across the proposed development and then turns and goes to S .W. Main Street . The applicant is proposing to extend the 121 inch line to ,'serve this development and to tie-in with the existing 8 inch line at the southwest corner of the property. In addition, the 8 inch line that currently crosses the property will be abandoned. G. 5 , STORM SEWER: T majority y is bounded on the north by o Creek and 1 � re The ma orit of that Vann ,E Fan no site is bound die n has two major c jai.: run through the site and drain into a no Creek. • The Unified Sewerage Agency has established a d the City has agreed enforce (Resolution Order 1-4.7) Surface Water MaxaementRe�ulations requiring the construction of on site water qual ity f acilities or fees in-lieu construction. of their The applicant is ' proposing, to construct on-site' water quality facilities . Based on the preliminary plans, the storm water from ' the site will be piped into, a private system, It will then be transported to one of several water quality facilities prior to being discharged� arged into ranno Creek. , 4 1 :. . . . . - ,M:.-n.............r..,....,ma. ......J,.,. ......n.M .......-..1.«r.....r.1«..+w,...,......... ....,,........., .. ..............._..v,...a.....1.,.,..__..._, ,_...«,.,.«.....r.3_.1......n.l.,......-.n....eo-...,,..........1'......i.......... ............ .,.......,..».«.,...F.»........A..,.,..........r..n.....,:1....:.Al...-t•....d-'««,..1......,..., wl...,..........,..l:u.«..., ....w....,..,.S..IF, ' • S .W. Fanno Creek, the two streams that run through the site, the identified wetlands, and the mitigated wetlands are classified as a sensitive areas under Resolution and Order No . 91-47 . Being classified as a sensitive area requires that a undisturbed corridor be provided which is a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area;. „ The applicant: has defined the sensitive area and provided for the I 25 foot ,buffer. Currently, the storm runoff from S .W. Ash Avenue ponds at the !' terminus of the improvements. Typically the water will, be left 4° "standing" r for days or weeks, depending on the time of year_ The main problem with this area is that the elevation and slope from the terminus of S .W. Ash Avenue to the back of the creek does not permit the installation of 'a standard storm drain.. Drainage could be accomplished by extending the existing ditch along the side of the street to a depressed wet area that, could be drained to the creek by a culvert . rt The depression is within or near an area that has been designated as a potential surface water management regional facility site by the Unified Sewerage Agency. Proposed work in this area should be coordinated with them. Therefore, the applicant should be required to provide for positive drainage of S .W. Ash Avenue and to coordinate the work with the City of Tigard and Unified Sewerage 4' Agency. 6 . FLOOD PLAIN The 100-year flood plain cuts across a substantial part of the , eastern portion of the site, The applicant proposes to fill a large portion of this area so that it can be developed. Based on, the applicants submittal they have not specifically shown that they meet the requirements under a Sensitive Lands Review; Section 18 . 84 of the Community Development Code, the intent is there. The plans and data do show that they are doing some work in the 100-year floodplain and they have applied to the U.S . Army Corps of ) Engineers, State of Oregon Land Board, and Division of State Lands for approvals It is typical of a development to show a conceptual plan of what is proposed and oval is obtain t �'�? p p p d� once approval � ed to present more detailed information to ensure the proposal ,is in compliance with all � mp1 applicable criteria. It is our opinion the applicant has shown sufficient detail to meet the requirements of the Sensitive Lands review, Any additional work that' is required uired will not sufficiently r 'the applicant should be required to meet the requirements of Section 'pp , 0 a proposed development . Therefore, q � "� S� 1$ a 84 40 of the 1 , rq. , r � Com�nLn1�ty Development Code and Sections 0 , 06 and 6, 07 of the Unified Sewerage ;agency Resolution and Order Rio 91-47 . r I r 5 !.....r,,.,.,.... ._-.....a ,.._. ., r.r...i '.' W.:.. ... .. A ...w ... « .., .vr r ..r. .vvu .•.... .«.... ......x a«.. n, .. .. i nr ....•;:Um .,...,•.0 ..,M..,... i..Cn....,i'"f' .•-,..,.._ •,..L,..W.....,_.u...+...... ._............._«..,,.-.....H......-,..,,s•.-......-v+.wl:.,..w•n.......,..,.,«-,.....,.-..J._.•....«t,••-:wt..'.,•,..!•.�. —.,... ,.v.+6a...«...«:...y,+ .I«4...Au.,,i.. , _...e,.M_A....w..w.:.A .M-ti.L .-. u...,.••....,........_....i:...,,5,..�.....,...,.,_I..i:,..:._. y. • 7 • ./ WETLANDS Wetlands have been delineated on the site. This delineation was originally performed in 1990 and had. been accepted by Oregon c • Division of State Lands . The original report was reviewed by SRI for this applicant and found that the original delineation still holds . The Oregon Division of State Lands and the Oregon Department of Fish and Wildlife have walked the site with OTAK and have reviewed • the preliminary plans . Their suggested modifications have been , incorporated into the design. The wetlands application to Oregon • Division of State Lands and Army Corps of Engineers is, being made • submittal for Design z Review concurrent with the sub f Site Desi � The applicant should be required to meet the requirements of the Oregon Division of State Lands and Army Corps of Engineers as they pertain to the wetlands and their mitigation. Recommendations : T THE ISSUANCE BUILDING PERMIT THE FOLLOWING CONDITIONS P R I OIL. �O w HE Z S S TRANCE OF A BU .,._.._,. SHALL BE SATISFIED OR FINANCIALLY SECURED: 1 . The applicant shall repair any existing ;sidewalk along the frontage of S .W. Main Street which does not meet the City' s minimum standards . In addition, any existing curb drop which is to be abandoned shall be replaced with a full curb and sidewalk. • • 2 . The applicant shall underground the utilities along the S .W. pay .. in-lieu ing. Main Street, frontage or a fee yin- ieu of undergroun e future profile for �S 3 , The applicant shall submit a preliminary !� W. Ash Avenue between Hill Street and Fanno Creek to show the approximate future grades of the street Additional right-of-way shall be dedicated the along ,, 4 . dditio al r" ., ed to i Public l.eang' the S .W. Ash Avenue frontage to increase the right-of-way to 30 feet from the cent',rl3 ne The description shall be tied to the existing right-of-way centerline . The dedication document shall n + , City t � I n str uctions are available lable from the Engineering ne artme t , In addition, slope easements shall be dedicated to t he City where the preliminary design required by C ondition #3 above ' shows the need for future slopes to extend beyond the right-of- way onto the applicant' s property. • 6 „,r:..,.H-..r—w ...4...»I..,...w,.,.-.,...r........:'.—..,...:I..»—,..........,._,......,w..—.,......e......,..-.,.«,..u. .�,. .._..-«....,. _.'....:e.:.«.........M...y....w...........-.:.+..-.,::k,'.4...•-i.•..+f 4;..ur..11w,..:..,,_r........a,.; ,N,.., .w.k:_H.1 ..L..«..u...,:..z:r.::;.:,.-..:a.w.n.i.». ...,....J.i..,_:....:..'w.!H,.::.......:.d„-.w;.....r,...-... ';1' • 5 . Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, storm ti drainage, streetlights, "and underground utilities shall be g installed along the SoW. Ash Avenue frontage. Improvements ll p shall be designed and constructed to minor collector street standards and shall conform to the alignment of existing } ; adjacent improvements or to an alignment approved by the Engineering Department . NOTE: This condition shall only apply rl along the frontage of S .W. Ash Avenue where partial improvements currently exist. M , I 6 . The applicant shall provide for positive drainage along S .W. � f Ash Avenue. The final design and construction shall prevent • the storm runoff from ponding at the terminus of S .W. Ash Avenue. 7 . An agreement shall be executed by, the applicant, on forms provided by the City, which waives the property owner' s right to oppose or remonstrate against a future. Local Improvement -I■ District formed to improve and extend S .W. Ash Avenue. 8 . Two (2) sets of detailed public improvement plans and profile �,1 • construction drawings shall be submitted for preliminary review to the Engineering Department . Seven (7) sets of ,approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for. 1 final review and approval (NOTE: these plans are in addition • to any drawings required by the Building Division and should :' i only include sheets relevant to public improvements. 9 . Buildin g p ermits will not be issued and construction of proposed. public improvements 'shall not commence until after the ° Engineering Department has reviewed and approved the public .. improvementlplans and a street opening permit or construction compliance agreement has been executed. A 100 percent VIII performance assurance or letter of commitment a developer ' . ' p r err p engineer a reement the payment of a permit fee and a sign g � Y permit g p i i I installation/streetlight fee are required, i 10 . The proposed privately operated and maintained sanitary sewer and storm drainage system plan-profile details shall be ;l,l provided as part, of the public improvement plans . i i C 11 . Th.t, applicant shall dmonstrate that storm drainage runoff can be discharged into the existing drainageways without +' significantly impacting properties downstream: I 6' -1 12 . �3.nitar y sewer and storm drainage details shall be provided ided as part of the public improvement plans Calculations and a topographic map of the storm drainage basin and sanitary sewer service a provided as a supplement to the public ervice area shall be e public I I I I • I I I M1 11 1 V I, 6 , I I L, • t • (4L improvement plans . Calculations shall be based on full development of the serviceable area. The location and capacity ' of existing, proposed, and future lines shall be addressed. 13 . The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 0 14 . A permit shall be obtained by the applicant from the US Army Corps of Engineers and Division of State Lands, (Authority: Section 404, Clean Water Act, and ORS 541 . 605 to 641 . 695) . A copy of the permit shall he provided to the City Engineering Department by the applicant 15 . Detailed engineering data and design drawings for the work within the 100-year floodplain shall be submitted including hydraulic calculations and earthwork volumes . In addition, the applicant shall meet the requirements of Section 18 . 84 . 090 of ' the Sensitive Lands section of the Community Development Code. Y 16 . Development within the 100-year floodplain requires a Sensitive Lands Permit. The Sensitive Lands ordinance requires that the proposed improvements "shall preserve or enhance the floodplain storage function and maintenance of eo foot rise floodway shall not result in any narrowing of the floodway boundary. " The ordinance further requires that the proposed improvements can "not result in any increase in the water surface elevation of the 100-year flood. " The applicant shall provide evidence that the above criteria has been meet. 17 . The applicant shall be required to provide an on--site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47 , 18 . The applicant shall provide, as a minimum, a 25 foot buffer which meets the requirements of Section 6 .08 .3, of USA Resolution and Order No. 91-47 . 1 19 . The applicant shall obtain a "joint Permit" from the City of Tigard. This permit shall meet the requirements of the NPDES and Tualatin Basin Erosion Control Program. 20 . No construction vehicles shall access or depart the site via Ash Avenue except with prior approval of the City Engineer. Approval for exceptions will be given only when the applicant . can show that there is no practical alternative, No construction vehicles or equipment may be stored or parked on Ash Avenue. Parking of construction vehicles on Main Street shall be limited to the site frontage and shall comply with all existing regulation S as to location and duration of parking, • 4 ! ...... ........._----.— ... «.,-, .,..._....,l...w .......,.wa. ...... ✓G .. tv,.✓1e ,_.0 »4. .r1.« _u .. c i.r w:ai: t.n. a>ww :«.,«, • No construction materials 'shall be stored within the rights of way of Ash Avenue or Main Street at any I time. Construction vehicles shall mean the vehicles of any . contractor or • subcontractor involved in the construction of '' the site improvements or buildings proposed under, this application and shall ''include the vehicles of their suppliers and employees . IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1 . SECTION 18 ,120 . 060 BONDING AND ASSURANCES A. On all projects where public improvements are required the Director shall: • 1 . Require r. a bond i n a r amount no�' gr greater than 100 percent of other adequate assurances'as a condition ofl approval of the ,site' deve .opment' plan in order to ensure the completed project is in conformance with the approved plan; and .,„ 2 . Approve and release such bonds. B. The bond shall be released when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are . satisfied. 2 SECTION 18 .164 STREET AND UTILITY IMPROVEMENT STANDARDS ' • . 18 . 164 . 180 Notice to City Required • 1 . Work shall not begin until the City has been notified in advance, • • 2 , If work is discontinued for any reason, it shall not �I be resumed until the City is notified. APPROVED: Randall R R. Woole y, �C t Engineer • I I • • ......tom-..x-i.:....J..,w„.1r;. ..at4..ir...�wy1.-w.t,...,u.-rr.w w.i-�h:--...a.-..r..:.....,a:...+..u-,..•.. p.,•......v...a..•wY_.4.r...:.i.:-l.:«,4....wi..,,i ..nuk�Y1a.rd 4.k..H,'.;W..:....,M«.J. + : C �1 ysF'y ITTE (q�rp® 1 i.,:t: , ' SAT , INC. �r ,,s, r,, TRANSPORTATION PLANNING/TRAFFIC ENGINEERING ,; {�°'��` 610 S.W.ALDER,SUITE 700 • PORTLAND,OR 97206 • �F-5 (503)228-5230 • FAX(503):273.8169 , 7 ‘:: E-4 'January z y 28; 1993 E C • : Project: 839.00 8 199% 1 Mr. and 1 '1ARD n e Y WoolY Traffic Engineer ' City of Tigard r 13125 SW Hall l3 1v i. a , ' , Tigard, cog 97223 RE: Response to Comments on the Transportation Impact Analysis for Villages at Fanno Creek Park, Tigard, Oregon Dear Mr. Wooley� ” In response to your verbal comments on the Transportation Impact Analysis for the Village cat ' , . Fanuzo Creek Park, we respectfully submit the following information for your consideration,. ' .„ Revisions to Development Proposai' f , Since the preparation of the Transportation or tC Icon Inpact Analysts for the Village at F anno Creek Park, '' •: dated December 17, 1992, the total number of dwelling units for this development has increased ' 1. from the 218 assumed in our study to 239 (as shown in the attached reduced-size site plan), an b increase of 21. The impact of this change is n ,nimal. The following table compares the daily, a,n-i; and p. , pe h- o r trip,generation for the assumptions o original analysis with that for a dwelling unit count of 239. 1 As can be seen from that table, the change in the number of units . .: results in a modicum of change in the trip generation of the project, The change is within the expected variation in trip generation for a site this size. If the increase in trips were placed entirely upon only those approach movements that are critical . . • ' ` for each affected intersection, there would still be no change in Level of Service (LOS) and • ' virtually no affect on either the delay or the Reserve Capacity estimates. I BELLEVUE POFtTLAIW 6 8t C HAM NTCI '■'' . L I. 'J- 1 • 1 . :' ' ti. • ;. • • . • ' . , . , . D. : •t. Mr. Randy Wooley I Y January 28, 1993 Page 2 • • • • TRIP GENERATION COMPARISON . AVERAGE WEEKDAY . Land Use 1TE Land Use Original Assumption R nu sed Development t Difference en CB • ,� Code Proposal lit Total k r=- Daily'Trips 7 i Size Total Daily Size Total Daily ' (a) Trips (a) � Trips O Tr 1 s h ,• `--- G5 23- I,3f�5 I Residential`Townhouses 230 218 I,2'• A,M. PEAK HOU ' Land Use IT "Land Original Assumptions Revised Development Difference Use Code Proposal in Total ' , '. A.M. Peak Size Total AM Peak Size Total A,M, Peak flour Trips . (a' a') Hour Trips (a) Flour Trips Residential Townhouses 230 218 95 239 100 �-5 P.ill, PEAK HOUR SNNirw.� ,Iwr�w.rw�wr....� .w..ter... t. ,r..r�. .ter,..•....,.�.��, w.J.w.�. �. Land Use tTE Land Original A.+sur ip/tons' Revised Development Differetwe +. Use Code Proposal in Total ;�..._....,,.......:—,� .._- . P.M. Peale Size Total P.M, Peak Size Total ANL Peak Hour Trips . .. Llour Trip a Ho ur Trips 2 9 Residential Townhouses La i _ 12g2q 23 125 S . Note (a) Size is in dwelling units for the residential townhouses, l' Source'. Institute of Transportation ortation Engineers, Trip Generation, 5th Edition,January 1991, • • • I to O i i 1, • ...,vim , r o w r t ? ((iu......' 44:,.... , Mr. Randy Wooley , , January 28, 1993 Page 3 h LOS Comparison (21.8 vs 239 Dwelling Units) . nah,zed Intersection V . r .o . ter- Intersection 1994 Conditions with 1994 Conditions With • Development(218 units) Development(239 units) Delay V/C LOS Delay r V/C LOS 3, I 1. SW''Main St. - 15,8 0.68 C 16,E 0.6$ C SW Johnson St./Hwy, 99W 1 o P.Mx eli lioti q 1, SW Main St, - 20,1. 0.77 C 20,7 0,77 C ! SW Johnson St,/Hwy. 99W 'Unsignalized Intersections k s � < Intersection 1994 Conditions with. 1994 Conditions with Developrnen (218 Development(239 •` dwelling units) dwelling units) ' g ' Reserve LOS Reserve LOS Cc pacity Capacity A.M.P etitf!lour 2. W Ash Av,/S ,, .-;�.. ,:: • W Hill St, NO CHANGE� OM NOCiiA4O1tW11 ' PIUOR STUDY 1)11:001z,;,STUDY , 3, SW Mein St./Primary Site Access 340 B 335 B 4. SW Ash Av./Secondary Site Access NO CNANCB FROM /4O'CI,i.NOI 1RO PRIOtt STUDY PitiO STUDY I . I � .., • 2. SW A la Av�/SW Hill St, NO CIAN+ i'k OM NO-bil.A,NC pM. • PXtiO1,t STUDY' 1140R.';x' tiDY 1 3. SW M'ai.h St/Prima y Site Access 420 A 415 'A 4, SW Ash.Av,/Secondary Site Access NO CH INfO13 i VI . TO' nANtlr o ' PRIOR tO1 S UD ,PRIOR'S I I i , • i MM I I , , , „ . • ' -• , „ . • -, ' "• .• , • •• • • " • •• , . • • . • , , .. • • • . ••• * No• ••• • Mr. Randy Wooley January 28, 1993 Page 4 Our responses to your other concerns are based on the newly revised total number of dwelling units proposed for the site (i,e., 239 dwelling units), ISSUE#1: TI7Gcneration Rates The trip generation rates employed in the study are those for ITE Land Use Code 230, "Residential Condominium/Townhouse". This land use is described in Trip Generation as: single-family ownership units that have at least one other single-family owned unit within the same building structure. (The emphasis is the authors'). While Gramor proposes that these will be rental units, they will be luxury rental units that would appeal to people of the same socio-economic status as owners of townhouse condominiums. . The following table compares the perm peak trip generation for the Villages at Fanno Creek using three alternative land use classifications from Trip Generation: . , • Comparison of Trip Generation Approach Alternatives Size of Development: 239 dwelling units (du) : — ---: Land Use Category ITE Trip Generation Rate and/ot Total Pill, Peak Difference, Land Equation Hour Trips in P.M. • • Use (Rounded to nearest JO) Peak Hour . , Trips Residential 230 Ln(T) = 0.818Ln(du) + 0.368 125 , Condominium/Townhouse +20 Apar t[ ter1t 220 Ln(T) 0,9281A(det) - 145 As noted in the table, the trip generation for the "residential condominium/townhouse" is slightly , lower than that for apartments, However, the 20 peak hour trip difference between the two land use categories would not alter the results of our analysis, • ISSUE#2 Driveway Operations with Future Develo nt_of Downtown Tigard • The Downtown Tigard Traffic and Circulation Study prepared by Kittelson & Associates, Inc., in August 1989 predicts traffic volumes with greater development Of the "old Downtown" Tigard and certain roadway improvements (i.e,, Improved Greenburg Road, Nimbus-Tigard Connector, . . . . 1' • 7,• , . . . • +• ' r;Kati.•m.i,....u,.a.}.S«:.7.1...a........,..w .,t..ilw.., wx, .,.,.�.,,.I.ia-.,.,..,...,.,». ..,. ..+-, .,.i»........_..,...,,...L+.,.«I.' ...... _,.u..,_w,•.». HL_.. ..1,..w.,,,...,:4..U'.ih.a�a»,...,,•.....4.:wa.. .......r.. ,_..a�.•:.:...:.....µlµ1.,.L:.J-,....x.....,...�aw.-..e... .:»w..,n.,.......»..v,....:+:a • • • • Mr. Randy Wooley • January 28, 1993 ., Fage 5 • Greenburg-Tigard and Connector Nimbus-Greenbur g g-Ti and Conn e ct or, Ash Street Extension, Light ., Rail Parkway,Main Street Couplet), There is no examination of greater development without some roadway improvements. One conclusion that can be directly drawn is that the intense development of the Tigard Downtown, generating potentially some additional 4,000 trips into and out of the area, is not possible without additional, roadway capacity, given that the highest conceivable trip { generating potential of Downtown. Tigard is actually achieved. Hence, any future development 3' • which will follow the,Villages at Fanno Creek Park would need to address its own incremental , transportation demands. Regardless., if the predicted volumes of 800 vehicles each direction in the p.m, peak hour with ', build-out of Downtown Tigard do occur on Main Street at the main access to the Villages at Fanno Creek Park, the level of service provided at the main access would decline to LOS "B" for the left turn outbound from the site. Under this"situation, those trips expected to turn northbound on .• Highway 99W (25 in number during the p.m I. peak) would make a right-turn from the access onto , Main Street and use Main Street to reach 99W at the Main Street-Greenburg Road intersection. This diversion would restore this intersection to LOS "D", Furthermore, if the levels of development within Downtown Tigard that were assumed in the August 1989 study were to occur, drivers from the Village at Fanno Creek Park would face similar comparative travel times for competing travel routes as indicated in Figure 7 of our report. highway 99W would remain the route of choice for drivers with regional destinations to the north; west and east.• Only those trips';destined for the immediate area to the south, of the site would • continue to use the Ash Street access: ISSUE#3r basis �orAe, ianal Trip Distribution In our last'telephone,conversation,ation you r a' , x s o f requested if we had dd ,i w h � �t o a information xfo�.matloz re �.r ' 5 Y ul 11 � a g ding the r, regional distribution of travel which is the basis for the trip distribution used in our study. • According to METRO's' 1.990 calibrated transportation model, the following table provides the regional travel patterns exist for all trip purposes during the p.m.peak hour and how these patterns would be assigned to specific routes, r• • • y • , � ; - V7. i I � ,* ,+ ` n .,,, / , r•„•. 'Ivy.r.M , ., I 1 1•.S • • , ' • , . / . , .. .. , .,, . , ,.. . , , • . . . . . . . . . . „ ( , ,,,, ., r ' 1/4.4.,,, .. •, , . ' .. . „ . . • , • .. Mr. Randy Wooley .• January 28, 1.993 , , , . ,.• , , . , Page 6 k . . METRO 1990 CALIBRATED MODEL TRAVEL PATTERN . . . , --,...._—........—_---__ ........__ , s . .g. . Origin/Destination Percentage of P.M. Peak Route Description ., i .. ,. flour Trips . ;1 . . - . • .. .4•, Overall By Route ., , . .... , .., .....-- —......,..______ . . . 10% Hwy. 99W NW to 217 NB ., .• , . . Internal to Tigard 24% 10% Hwy, 99W SW . . - 1 . . , 4% Local trips 6 ' . , . , , Areas to Northwest(Beaverton, Hillsboro) 30% 30% Hwy 99W NW Ito 217 NB . " ___ _ - ..,... ..• Areas to Northeast (Portland) 20% 20% Hwy 99W NW to 1-5 NB . . . , . 18% 18% Hwy 99W NW to 217 8B Areas to Southeast(Oregon City, 1-205) ,• Areas to Southwest(King City, Newberg) 8% 8% Hwy 99W SW • • . . . irZYFAL ---F 100% to o% 1-- , . .. ,. . . _ . ,,. Totalling the percentages for each route and comparing it against the trip distributiori shown on . , . , Figure 8 of the study clearly illustrates that the trip distribution used represents a conservative . assumption with respect to the use of the Ash Street access, , — . . COMPARISON OF TRIP DISTRIBUTION BY ROUTE -- METRO 1990 CALIBRATED j,,,,.;,.,,,, . ..- , MODEL VERSUS TRAFFIC STUDY ASSUMPTIONS .„ Route Description Percentage of P,M, Peak Hour Trips . . „ METRO Regional Pattern . Traffic Study Assumptions .. H - _...........____________—_—........._....... , Hwy. 99W NW 78% 65% , •1 c Hwy, 99W SW 18% 25% 1 • ________ Local trips 4% 10% , 4 4 , ., ., . ,' ,....... , • . , TOTAL 770(7%7— 100%1 ., . Based oti the Metro 1990 calibrated model regional travel distribution,it would appear that we may have underassigned trips on Highway 99W northeastbotmd from Main Street and OA erassigned trips . • • on Highway 99W southwestbound, With respect to the use of Ash Street, it would appear that our . , assumption of 10% use of Ash Street is about twice as high as would be predicted wing METRO's . . , . .. ., . " . deW . ' • '' - - — - . ' . . .. .7 . ,, , i, . —. , • , . ,, t .: . , : h■- / '' ,,.. ........ .... _.,_...,.,. is ...,.,.... ...».,e,u..__�..__. ..,,....«_,_ ,..» .M.,._ia......»„.,.._.,,.....w....,..,....,........_..,.,,.a..-....,,....t,........,.d 1 at....... .....,....,,..-,_,.....,.a,.a....,.l..w.:....... ..;...+4,.,.....,,,,._.A.,....,«..,..«.......w»...4_.;;-,.......m...._.,_.:.....,w,.,.,.w,..,u...x...:;:...-. ' 1Vlr Randy Wooley January 28, 1993 ,. . : Page 7 , . . calibrated model as a base. Based on this information, we conclude that our analysis assumptions ' are sufficiently conservatives In addition to considering the information previously provided in response to your queries, we ;','. would like you to consider'the following: 3; The use of this site for residential development in and ofl itself will result in less traffic . impacts than if the site were developed for other uses permitted in this zoning, such as a . ' ,. , regional-draw promotional retailer, i.e„ Costco. The tri p g eneration for this proposed ' . development for the .m, p e ak hour is lower by almost a factor of 1.75. 2. The developer is not seeking the maximum residential density allowed on the site. This � • proposal results in a density of approximately 14,5 units/acre; it is our understanding that a maximum of 40 units/acre n re is permitted under current zoning on this site The higher number of units that would result at 40 units/acre would have significantly higher traffic 1 • impacts than the proposal currently under consideration. I . 3. This development is a proposal which will be constructed subject bJ ect to receipt t o f the approval p� l S of the City of Tigard; the development examined for "old. Downtown" Tigard was'a "highest-conceivable" scenario for build-out of that area. That scenario is certainly far fro.rn actual proposals for development. It should be recognized that whatever occurs in . . Downtown Tigard,the traffic generated by those proposals will need to address and resolve ' , its traffic impacts on the roadway system. ' We trust that this letter will assist you in answering your questions about the traffic impacts of this , proposed development. . Yours truly, , ' • Z ( — 1 1� Evan Dust 1 Transportation Planner it Y - cc: David CO e.n hav r s C.la of k , • Tom Flamman, OTAIS tty ^ r ryt ..rt�� a ,k , r .. o-_r— .. w M. �. n._ «x_ :.G' u-,w ;M:r� ,•, tea_.» ti 11 2 ASH AVENUE1, • 0 The extension of Ash Avenue is expected to increase traffic from the downtown area to the adjacent neighborhood; thus potentially increasing ,,E , adverse impacts upon the adjacent neighborhood. ,', '' Improvements to adjacent streets, e.g., Hill, O'Mara, etc., can alleviate t' ' traffic impacts on Ash Avenue. } POLICIES --_.. .....K..NYMM • 11.2.1 ASH AVENUE SHALL BE EXTENDED ACROSS PANNO CREEK,, ENABLING ACCESS TO THE NEIGHBORHOODS AND COMMERCIAL AREA WITHOUT USING PACIFIC HIGHWAY. DESIGN FEATURES SHALL BE USED TO SLOW TRAFFIC AND MAKE THE STREET AS ' SAFE AS POSSIBLE. ASH AVENUE SHALL BE DESIGNATED AS A MINOP. COLLECTOR IN CONFORMANCE WITH THE MASTER STREET PLAN. DESIGN FEATURES AND , • • • MITIGATION MEASURES SHALL HOLD TRAFFIC VOLUMES TO THE MIDDLE LIMITS OF , A r�rT!�n COLLECTOR �, S.W f . I1 ,�.2 I;M O , • QR V�' S . N'I' TU S.W. ,. IASH A , VENUE FROM S.�T� HILL TO FANNO CREEK SHALL SE CONSTRUCTED AS A CONDITION OF DEVELOPMENT OF ,ADJACENT PROPERTIES. �a [THE] S'T'REET IMPROVEMENTS ALONG WITH THE DEVELOPMENT OF A MAJOR COMMERCIAL SITE WILL INCREASE.TRAFFIC ON ASH. A BARRICADE SHALL BE • PLACED AT HILL STREET APPROXIMATELY AT THE END OF THE EX/STING PAVEMENT - TO PROTECT [THE,] NEIGHBORHOOD RESIDENTS FROM THE COMMERCIAL TRAFFIC. . 11.2.3 METHODS OF MITIGATING THE TRAFFIC IMPACT ON THE NEIGHBORHOOD SHALL INCLUDE, IN THE FOLLOWING ORDER OF IMPROVEMENT, CONSTRUCTION: a. IMPROVING S.W.' MCDONALD STREET TO INTERIM MAINTENANCE STANDARDS TO ENCOURAGE TRAFFIC FROM SOUTH OF MCDONALD TO USE MCDONALD TO EXIT TO HALL AND/OR PACIFIC: HIGHWAY; b. HE RESIDENTIAL PORTION O IMPROVEMENTS T x TIAL OF ASH FROM MILL TO FREWING. THESE IMPROVEMENTS COULD INCLUDE LIMITED PARKING, •\' DELINEATION OF TRAFFIC LANES AND SIDEWALKS ON ONE OR BOTH SIDES OF THE STREET; ' ■ c. EXTENSION OF S.W. HILL TO S.W. O'MARA'AND/OR IMPROVEMENT OF S.W. ASH FROM FREWIWG TO GARRETT; d. EXTENSION OF S.W. O`MARA TO S.W. HILL PARALLEL TO S.W. ASH; e. R r AT REMOVAL OF THE �BARRxCD IN IUD 1 PLACE ON ASH AVENUE 1� d" 7 S.W... A HILL; •. f, IMPROVEMENT OF S.W. O'MARA STREET TO. I NTERIM MAINTENANCE STANDARDS 1' 1 TO ENCOURAGE AN ALTERNATE' ROUTE; ' q. INSTALLATION OF TRAFFIC INHIBITORS. TO THE RES/DEATIAL, PORTION OF { ASH IF` AND WREN TRAFFIC TRAFFIC INHIBITORS I TTCJRSC INCLUDE .BUT�ARE RANGE T,CMI TED MINOR COLLECTOR. ' `. PLANTING ISLANDS, A�YD ENFORCEMENT,BUMPS, BUTTONS, TURNING , . . RESTRICTION S • s \/ ,q , 0 II l ., ,0°'• . : r ..... •.r..,. ., •.� ��,......, �' Nrr r.��. ..,..,., „.v., .,,.�, � � �, ..,,-• � .... . � •,..•...,a .w r r n i fi J ti 1 � i • . .., +......,.,........, ..;;L•.:. ,., ,.. i ......_.«.__,,.......,... .,..1..... ...,.x,.«..,... ...._.» u.-.. ,w. , 4..r..l..,i a..nn..-J...»... w I..i. ,rrmLl...r. r....,....+r-,.....k.«.Ir,t ......_ .__._ 4 .,Iw..J a ....nww:tl. v..i.r.: n.nG.1.W.m,. r • • S.- - 7 a/'yk�'' • .r • • I I • NPO#1ti 2 Meeting I Minutes January 139!1 993 �Y' 1. Meeting called to order at 7:30 p.m. '• 2. Roll Call: Ed Duffield, Dan Gott present (Not a quorum) , • Visiting: Mr. Bill Mitchell, Resident on Ash Avenue � . 3. Reviewed Minutes of December 9, 1992 meeting. 4. Agenda item �D� 92-0022�o 22 Gramo r Development Inc. 2 3 unit conplex a "Village at Farm: Creek Parke' Comments and questions about this proposal were discussed between the I developer and many neighborhood residents on meetings held November 12, 1992 ti and December 9, 1992. It is helpful to see those meetings' minutes to appreciate t the scale of interest the neighborhood has shown in this project, because it will impact everyone near the area . A list of concerns and comments which need to be addressed I , as The drive connecting Main Street to Ash Avenue will be private - it should be clearly posted as such at both ends of the drive. Most residents do not want this connection to be seen as a public thoroughfare. The drive should not become a deeded street b. Construction will make noise and dust The residents do not want to be awakened at 6:00 a.m. by the sound of heavy equipment,ment engines and backup alarms. The hours of construction need to be held within - • r- ii of I Treasonable hours of the day - 7:30 am, to 7:30 p.m., because the savwIng r and hammering a nu noise from a project thi s big would not give anybody t around any peace otherwise. Loose dust from the roads and fill needs to of Ash Avenue due to the damage this be kept from being windblown onto) adjacent property. Heavy vehicles should be kept off • b i ff s street will suffer • � roadway, especially by fill e� such loads are continuously happening to�phis ro ll vehicles. �! Two other concerns that could boconne problems to residents would be car parking by construction crews in front of houses on a continuous basis, and 4 the possibility of large amounts of mud being tracked onto the roadway, �' • with no sweeping done. I , I r I I I I I {{ I tI � (� {iA i, CI i _. ,_, ........a..... ..,.w.....,,».z.,.,ti ..iu„•.L:,».,.:A...:...,:....,....i....e..,,,<.:.:tN»...4V.,. .au.attx,J I«.-».,,,:..,w..,. a 'Ifi1 t 5,� ' •'� c. The lone property surrounded on three sides by the,Seafirst property is • going to have undue difficulty, as the privacy and peace of that home will a . r be minimal during the construction period. The buffers and fence need to be put in early to make the home still useful and not imposed upon. d. It is not clear how the bikepath is going to work out. Is the bikepath deeded ': to the city, or will this pathway be for only residents in the complex? When will this path be built? Does the city have a plan to run a path to it? We do not see what the city has in mind. e, Much concern has been expressed by residents about how wet the ground is on the site. It would seem that a new drain line might be needed on the end of Ash to help handle the water volume that the parking area, structures, and driveway would add on the southern part of the projects. We understand the wetlands impact will be kept to a minimum. � :• • f. A concern sheet is submitted here by Mr. Bill Mitchell.:'.' 5. No other business. 6. Meeting adjourned at 9:00 p.m. Respectfully submitted arid recorded by: . . " fan Cott • F • • D 11' mow , r, .,:.,_..i:, w...- .'J. �i,..t.,-..,k�. F•.:..w.. Noko- 1'lL1MiJ J.13 SLtl 1J 13J i I, 1 CITY OF TIGARD, OREGON TO: SDR 92--0022 SEAFIRST/GRAMOR I ,; FROM: RON POMEROY DATE:February 1, 1993 i ) 6 SUBJECT:w e NEW HEARING DATE a Qu1cx note '' I � • Thursday morning (1/28/93) Chris Davies told me that the Engineering Department had received enough from the applicant to be able to complete a review of this application. Therefore, the Planning Commission hearing date has been reset to February 22, 1993. Notices to affected property owners reflecting r, this change were mailed on 1/29/93. I I i I t — ..■...,.....,.«.....,.-...;1....,. ..,,;4it.,..w*.....�:I:::w,...-A+ A»:.e w,.«a,.,,...,.,n...«..„.,.....yl a....,u...w.«..L�.»-+.a,w.,ii,.:...w�L.,....r.-w.w...-«V«:.,,i.,.l..!a .w....... ..-.:::.::.:a,.wi.:�.w.i l..».L.-.m•«;a«,...w-.:w- :_...,:.:,..„:,-.c..... MEMORANDUM CITY OF TIGARD, OREGON I I; TO: FILE SDR 92-0022 SEAFIRST/GRAMOR 4 •��e e FR011 Ron Pomer®y DATE:January 22, 1993 SUBJECT: Post postponement of Planning Commission hearing date. ` I . The City of Tigard is hereby postponing the Planning Comm ission hearing for SDR 92-0022 (Seafist/Oramr) from February 8 to the tentative date of February 22/ 1993. r The reasoning for this is as follows . The additional information regarding the traffic study which was requested by the Engineering Department has not yet arrived at the N' City's office. In addition, had, the appropriate information arrived during the timeframe requested, the information would now need to be updated because of new changes to the plan The applicant has submitted a revised site plan which has added an additional tax lot and, an additional 21 dwelling units to this site (an approximate 10% increase in the number of dwelling units) . The City has made •efforts to accomodate these changes and operate with an effectively shortened review time. However,' now understanding that the Engineering Departnbent does not yet have the requested information (now also reflecting the appropriate changes to the traffic study) , the City cannot complete this review within the pr viously agreed upon time frame I 1. Therefore', the ad to the Tigard Times which was sent this morning '' has now hen pulled 11Ed front publication. order to kee p the tentative �� y, � a a on hearing date of February 22, 1993, al l necessary information must be submitted to ' the Engineering Department no later than 12:00 noon on Thiitrsda 'antitar28 L 1993 • I IY e , i • r , ......,a..:d-11......k2,.. ..NA,«....... ....iii..,,..,..»».4,»...,...-..11„r, -;i.:.,_,,......a«.a.,•••••••.t••..,..1,.-iroJ.;.1•,. ,...e,µ-.n-•:-,;H•«_w.tn„1.,.....»,....w...,«.a w...,e.,:'.'...M:,r..w.»µ4,.m..,.f . r r f� • aENT'BY 1--22-93 ; 16:56 ; OTAK, Inc, 503 684 7297;# 1/ 2 I 1 I M Inc Arr c e hn►i G c lu p,•civi Eng,rk;rug•Dev lc,ultenl Nervttcs•Landsco.pe Archilecture•Land Planning•Urban Design•Surveying t FAX Transmittal Sheet , 1 , . • t ,,:,,K 1,:.`trN1trY>�t d,.s is IY „.1,„, dkfvf�r r S#,, A? fr..StO 'yyJy,.v',;,;ar>.y7N, ,rKl,. „.y•f Sy 45;�.Y,,ti9,e M1 y.�wd' i.,t,, vi.rs n+S.;'},,,�,iiti•„ .n.hrir�s � • PAX # (503) 635-5395 Pages I� �''1 cover); .., Date: ___L-./9.-. ..—'7 a'', Project: i iri elAv),,,.6 cite4.,„_., Project #:.5/... .4,jj) „ ,r I TRANSMITTNG TO: FAX No; - , :• . • i 1 C mpan ; .4. 1%, iilr -i 4 .1 tr() • ) ..tri.tlim..„94,e Message: J. , 1.- ., ,---- , n , �,..._..,_ h►.• ..:.....•.. it • • j ■ TW MIT 4 T G FROM; N .e; ?'' 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' s." , ' 3 sets of plans ■ f I PEMARKS WE ARE SENDING YOU ' • ! Attached ❑ Under separate cover via 1,« 0 Shop Drawings 0 Prints — _____ _______ di El ea s S eoifl tlon ❑ . CI Copy of Letter 0 .Samples , I' �y C e Ch an e order �❑ th r: .r i • TRANSMITTED I'C►R 1 SIG AY E � Kim Ware Project ��eis ari t �� Tr3 riri r, 0 For Approval 0 As Hequestd . 4 0 For Your Use 0 For Rievie v&Comment :� '' I .1 i. e Printed;OM f#egycidd OAper li . Fobs#1"605•'06(Nov,4/9i) . • ....:.H ,M.,,..a.-,,. ..e,.»'r.rr.. _ .....,,th.,l.»,,...1,,...... .HS..1..., �. ....,..+,.._,r_.r...-',....,�.....«..»i:..._. ,...��w��,�, ...,.._...,+......._«.„,.:.:i,.M,..�l++,,:��.,......to+u.,._..,....M.-...uJ,.� ,...i'..,..,.+-+,..,m....u,a..,.»....... ..+4..a.'.,w+.� .-..u.+� SENT B Inc ,-4 1-�.� S3 � 17�3� OTAK, Inr,,-� 508 684 729�� 1/ 2 I f , Inc. : :::: C hd ,C l rvri Enginzefing.Do.velopmRn1 Services•Landscap Arattilec ure•Land Planning•()lbw)1Dt:.r!gn•Surveying 1 i' , I .. •.. .. .. F+'' 1h'..+•N.4r '.. . ' .. 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Tigard, orator 97223 JJsue;y 13 p 1993 I 'Al.x Mr. Je offer 1 � annIt rif D,p rt nt? et it Or goe 97223 bear Mr. 0tter a I Development nt • ye e g the ee1�/pucoheme af b r property et A3b� M AVO to L t4IfI b Olt property s sutrent1bordered r • on three lodtp■ 1kj the property that slksi up the PrimarY party of theLr pror®eyed multi-grAit development.ent. r ./ i Gramor Development property e* part tot these' development docent Submittals. Zi yoU have e oue st�o n2 o r a��ae�� s please e feel feet* to contact um at a -7 HO (ho me) A 922 ( ftiee ry t.:a I ►ott �G, r 1 I r 4 • I 1 I I • 1 , .iv•:n..ln. .. a n. ili{■• 1 . n n .I • ti .. ■ • , ' .................,„wT—.:.M._.._...--,.. ..,.s.,„....,.a_.—:..., ...,,,.,,.._,...1........,,,..,,:...,. ..w.w ..../.1,-,.,...,...+.'....4,..... ....„......,... _...,.,.,,,•_..w..+...,.....m;L:,„n..,....-..1, 1_,,.:..+u.w,.._•.....5.,., w..,,... w...,..I....i •...,_,...._.w,.•......,,,nl..:i..y 4.,.Jl,.inr.,„„ p,:,...:,.,.., ...•..... SENT BY: 1-15-931 ; 18:20 ; OTAK, Inc 503 684 7297;# 1/ 2 x .. . , . . • • . / . „tak , 1 . ,, 0 , lir. 1 kci{kelus'e 4 OA E"ili ^7-Oeve N.7er •LanCsaiper At ecitu •1.8riel flanri1i{ •Uftwi1-,..vi{ .ng •F 4 . ,, FAX.. Trransmittal Sheep • •..?:C;. .� I P t.,„(,f •/N..•' .,,,,, r✓:$sa J-•Y,S4 ,:',,,.i .�,'.,✓, 1,,'T•i.y• }. ; .I� ♦ ,. N < •j 4.: J h,I•ri5.: �I• FAX # (503) 635-5395 Pages (Suacludes cover): 1)1.-b: January X15, 1993 I {{ f ProjeL . V3.]...� e of T rio creek Project Ft 14275,DQ1 N6: �g �7 �7 • TRANSMITTING TO: FAX ,__�._ y , '1 CkanTALTV4. City of Tigard ' . SI11 t het er d j aced ' m1,12: 15� 1.993 , out a .d. •1'11 .. 1 ( 1 1 • 1 if b 1 1 11 • • 1 1 kr ' ride 1 I bept', 1 e Beater 5� 1�i1 11 rb 1 S —.-1•Wi4M �..�MII}.1•�.J,, 1 CC: 1 i • ,i .. -_- { I I 1 I ■ 1 • . I Lake K,,,,s Ottt f t 7a55 S,W,.6.03flo Ferri pt 4 Like a, o 97035 w` I 191,3 1, __..,, .04kt.:al ,Ma :i+,4 SItN 60...,4 s,i4.4,•-44.4,‘,iii.bint..,,irit ohithal A Wit)gOIC-b:1A / F' F tl •' .,..M....,,, '4....;....,1.:«..n,,,,.:,•Li.,4, ,..,.M.+...14 ,,,:+,.,n ,,,„ ,,...4......'.,,:.r..d w.,,.. .:w:t.+..d,.: ...,,,..I.I T...∎,,,....,..:+:+,..,,..»,"",.....-..._.,,.,.,..I.:.x..,:..:4,il.,.....a..,,,,,,,,,...444', .P4..,,,,,a«.,'..144.4.44'04,:1;r...;..,»«...-..>..;«.w..14..1.411::,44r7.0...,.:104..".,6,w4.,J l4.."t...4t w:,,,.,4,,,,,,,,ww.L;...6,44,.,1,,,L.;..sil-..MSM..,.«,...,,: ' . SENT BY: 1-15-93 ; 18',20 OTAK, 1 n cr, i 503 684 7297;# 2/ 2 ' .,, 1 rl ^,1 ,--p. 1 r,1 Yr' ", ,"„',t'r ,,,',I"t''Ir ';,ti�!„ly'xrrr2,,,'f,,l,i', ';•�,:JP''11..11.9;;;....,!JY1" x ".!4;'i' ',1 1N n ,1 1 31 ,' 7 S i+wt} 1,'7 r `p•u"' " ' '}�.i'•!r,�y'"irVt)r!4„v'.i�N�y,r':h ti't''�4 1 j'''•�'��'f, ' ''r • , wi"r 71`h,�;h`` ".krj.iY''',r ''"::'II'"Yirl . 'h@ ' _ r• , x , r 7q'1•�_,r..1'`'1, "t,'''/,'1,:,;1.0,;47.11':?;fG '1w1"'':;,t,', • Jantlaxy,15�, 1993 ' ' '" ' , : ' ' •,4S'f}.x ''„' 1 "'",'1 '^.'4}',',ri".'''' 1I . . .,;•., "1, ,7 / h I1�1 f I ,1,,, r y , I'IeC,r' 1�I.�1�1r,1,1lrll r/1�"};•,,'/,t, l•1. \ , ,, " .1'r}•1''„'1', •" ,'r�" 6 1'Src)IN,1,:;k!'tl':''r)'� " ' 1, / , , ' , 'l i1:/ ,,4'�Ir, rr' I'yV 'I, 1ilr1'I Okt " r 1 ' • '' '' ,i t� n,'rt, ^S'Inr',{, " '�,' �,I;,:1{=5,` t ! Poln r,i , , 11 4+yap''i l�ypo�e�'+(/��'Ipl'l�('ZC'jp�,I e�t 'i«'!' . �►t� x „,,,I.,1,.., 1' 125 SW' ►fi a.Td ;I*:`; ',, ',1 G !'' , 1 � , � 11 'S"' �.v'1 �, '" ryp. ,,'ii y�1%.,'..1,.,v,;.,,,,,YlC 'G , {L,� , JI i9�228 }' ' rr ..,:i.'',+ �1M'IIs.' u7�'�Si;ri"�_, ,, ' ' ' �+ , � I " , i;'I, IV,/•{ �tir�dxpC, "i,k?fi1"1,1�1+N'x'I'+,y'}r" ''pper� 'r" .1 p}''�7 /ry Y 1 19��]i]t ✓1111 D'11 �ti'1 r r' 7�'','( ! 1 to yt ;. ' ' ', i o.,.• �+'Ei_YY4?'C e I' S ,1,',,1:`,s• 4 1. t,'j�;';�vp'"7NN;'1,'µ�' . , - , , + r r , , rr r5>arai N 1 ..,.r.-.r � 'max , i�d•�x,`�r',, {� 11 7.4'�' " Project Num'bor L47*.D01 T r ;x;1 ,t 1,, / , ��'' �' S1•ac' j+,'y }ly , rr f,, w 'S''' r / I ru,�, l r S�,h, ,C'h'1Q'r'r,"r.�,{VQi it ,I'7,'t 7 ! S ' \ ! 'fy!1'`r:..,r. "ASW"",'Wf', CIC,1 YPIy°.'f,COV,11'''Ir,,'ti• / ' Dour Mrc, Pomeroy: ; 51,,..q.11��''•�i010, fora ' _,T',".. , ,/:'1 i t fStl �M p vr; 1 wont}Ia •m n, of r'office, asked me,to sej the area and volttinel Iakcvri.",m?aitsn,u� •.�enviIkr9 ova's'ayvI ,;,1 •, for the,abolie.r 'eren esdl pmjeatx The area:of Ole elcisting 100 aid'plain i ,r' ,, •. '' ' 1 v I ''.r 1 to,000 oqe f;l,air development will.'be 91,600 sq. ft1,with"a nett d 1,'of Y ^+,;.r',ytereylrsq't.r,N,y'r:,,',., '. rq'.:'1 • % The earthwork volti�ra�,a with the LOO + I a►:w"�:h��'f'� ,IIY'' " ;Ir!,,r"+< • -;fir flosd plain'are ae follows• ° S r " /IA t',;,,,"t!:"•;'. 'r r'' a " S 0''''. •ux , ! ;Y ',,'„,01;',;''''':,,',„,,i, 11'1 I'' 'i•rp,i,1I, r,'" .r'; I,e('�,,' , ) Cut , „ I,?83011 I , - .1 ,.4.".1.1-`' }/N ,r, ,' �,, .r1,1}/41.1,1. ",, •. r . 7 G " �n�' ^I/ r I"yr 'I,"'I •'�'�N,"�4�� s �, y L ' .,r,r, ,I, ,x "1j' , I",, " ' ' • , ]dill, 1�1 4IN , ,11 v"' 1,'.,.r,11•,I.'.; r r�/'S1,r'x11, y .,./. f s'...1.' ''1 r , . "i )'r4 r 1 1000 0 1 1, r i It yoti bate any ue tlon yr concerns leaS9 calf tee. q f,;`..,..',a.'.2;.'..-...:.�,1%,;di„,y,,tx �,,t,,,r�)+',11!.. qp Y + .;04., s rS1Ay c" }.I• .. "r' . 1 ., I +'r p''•"'YN ''::fr Sincerely, • ' , f , ,' ,' , , 1 x 1 t 4. ' + 'J 11 ' INS'" ''' "y ''1' • ' 'I'I ,• x• '4" l' 1 � r ! ! , " ' }S' ,{ , . , 1• 'yt1'1u' r.r ,' ' 't , , ' ' ` fU. 11xt', v ?• ' • J + 1 1 Andrew' 1 ; '•i 1. ,, . x +'„11 N , . t "�'Y'1'111' 1 , r^ f ',x,r1,, .1 ,t,i ^"r•'''x?rI'! q. • ' aLkrkth 1 ', ' r • '' ' `I ,. " t'Pir `1:•,'yN,w', `S!✓ '+"y} ,C.1. 'r+`1A'"',,,„". . 1 , '1 N Y 1 ^' 11 • ` I \ ,, . )'••"', •L •'x,,,=x!,• ,,,r'" .'ll Li 1 / z:::',, . ` :C„7 111 '' ,/'•1 t ,•,,r„,,,,,,'G „ g ' • , r s a t a.1,1 • .) x1 t. r'' .,,,;+{• , .,• r "' )' " � ,'I' r' \ M, : 1�rr1' ,' •' •° r�)f11 / '� '�1• ' ' . " 1 ! I" , „. :•1 1'gi,p I;i• • "•,',w 7 . . r ",x 0 1, 1 •j,vrt r \ ' ' • 111,;, ,,• • ; , G e , +r,� 1,x t 1111 `, 1 G'! i r• Y'y 'Y 1 1 ' ., 'w.11' W^ '} R ,l• ;0. ,,. j "l. o1,Id' • r r,! •u - r i , 'i `• ,. ,a 4, • ^'1"•• " .''..,',,,e',;:•'" . ` 14„,,,.:.„,:i,:,,.-,,-,, ' r 'f w'1,,,' •I, �'ri 1•'. �f 4V � ' j •+ ' .`M°^� ,!'1.,,pe+Lfr , 11':',' 1 '4'h i' 1 M il '1 t f , 4 x,t"htig:„4 4 v.,t.;;;•„,"4 • .•p,..,:•' ''', .4, ', . j• Y, " " , tx l�1 tt 4.4 • ','�"11.4i4' 1 :',.1 ',rr•A ,^,,,1 I !Y (.d SF i'4 I ,M ` 4`3 9►7 ff dN l{ Mr"7 i Grxy ' ,,rMLu, tiQq1 'I''`'',{• , ,, ' " • , .;41'ili.)l c l '+w r ,x 1 ," ,, ', ' l :' .i.00f 0 6 ' ,'; • .;4{f1 r 1 ' ' '„1 til klrlxl hd Ve#(ap{' '', 4 ', fgt d;l d/ ia, Qr ig1 {?, i Si ° I It'll,`0lkJ:SRd I S' r•4 tl,y • . ,r , " r• •,. 1111,. ,,,.. ..'i. .,,1111.,»» 111.1',». 1111.. ,..1111,.. _.,........._ 1111., 1111,_. .,..,. •1111, .,.._ � ,,,,.i� I' _ . .., % I PROPOSAL DESCRIPTION FILE NO: SDR 92-0022 / PDR 92-0005 / SLR 92-0004 / VAR 92-0021 FILE TITLE: SEAFIRST/GRAMOR . APPLICANT: Gramor Development NW OWNER: Seafirst Bank Real Estate 9895 SW Sunnyside Road PO Box 34401 Suite P Seattle, WA 98124-1401 Clackamas, OR 97015 AGENT: Thomas W Hamann 17355 SW Boones Ferry Road Lake Oswego, OR 97035 OUEST, ZONELLOCATION: The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi- family complex; 2) Sensitive Lands approval for flood plain modification* and 3) Variance approval to allow the provision of two access points whereas five are required. ZONE: CBD (PD) (Central Business District (Planned Development) ) LOCATION: Between $W Main and Ash Streets (WCTM 2S1 2AC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 16000 2200, and 2301) . COMPREHENSIVE PLAN DESIGNATION: Central Business District APPLICABLE REVIEW CRITERIA: Code Sections 18.66, 18.80, 18.84, 18.92, 18 .1000 18.102, 18.106, 18. 108, 18.120, 18.134, 18.150, and 18. 164. Comprehensive Plan Policies 2,1.1, 3.1.1, 3.2.2, 3.3.3, 3.2 .4, 3.4.2, 3.5.3, 3.5.4, 4.2.1, 6.1.10 6.3.2, 6.6.1, 7.1.2, 7 .2. 1, 7 ,4.4, 8.1.1, and 8. 1.3. NPO NO: 1, 2 NPO CHAIRPERSON: Ed Duffield PHONE NUMBER: 620-8494 CHECK ALL WHICH APPLY: Je/ 1 STAFF DECISION COMMENTS DUE BACK TO STAPFONLi.. 1993 -- X PLANNING COMMISSION' DATE OF HEARING: 2/08/93.. TIME:7:30 0510,/ HEARINGS OFFICER DATE OF HE . ARING: TIME:7:00 (1 A CITY COUNCIL DATE OF HEARING: TIME:7:30 L REQUEST FOR COMMENTS AND ATTACHMENTS: x VICINITY MAP jL LANDSCAPING PLAN X_ NARRATIVE ARCHITECTURAL PLAN JL SITE PLAN OTHER: PREPARE FOR PLANNER APPROVAL: .JL ADVERTISEMENT - TIGARD TIMES OREGONIAN NOTICE TO PROPERTY OWNERS TO EE MAILED LETTER OF ACCEPTANCE OF APPLICATION NOTICE TO DLCD - ATTACHMENTS: STAFF CONTACT: Ron Pomeroy V - . r NEIGHBORHOOD PLANNING ORGANIZATION . OE -LOPMLP7T RlE EW TECKLIST id ‘.4 i"" "I A 4.-0,e0 2te5--- SDR 92-002 / PDR 92-0005 I SLR 92-0004 I VAR t '�-•(�02 . ''7"-'1 REQUEST, ZONE, LOCATION: The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are required.qu ZONE: CBD (PD) �,•' (Central Business District (Planned Development)) LOCATION: Between SW Main and , Ash Streets (WCTH 2S1 2AC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600, 2200, and 2301). COMPREHENSIVE PLAN DESIGNATION: Central Business District i " APPLICABLE REVIEW CRITERIA: Code Sections 18.66, 18.80, 18.184, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134, 18.150, and 18.164. Comprehensive .Phan G' Policies 2.1.1, 3.1.1, 3.2.2, 3.3.3, 3.2.4, 3.4.2, 3.5.3, 3.5.4, 4.2.2, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 8.1.1, a44 6,1.3. ;,, Please review the attached development proposal and comment on those items listed ' below which concern(s) this REPO regarding this application. This listing is a template to aid in your review of this proposal. Please let us know how you feel l, / P--,about this development taking place in your portion of the city. 'if --�''�{: Thank You. , t ��,.o, , it ,/gyp,I ,1 . / �i�P ✓If�er" �/' Access To and From Site �• -Y +': .. "" vT 6„,1,,4-Tra.fic Impact ,ic. i ' ' f/ a, Neia1 orhoo t ��. . s/ ' �,, r ,0' QwI4 'fa",� Environmental Impac ✓'"` y ' O/,'', \a a .21.) .,, 7---1 ...4....,tv if le#4 i /6) 4,,,,, , a 4:1,e/ -- e.:,. #0 d ..60fr ' , Wete.::: Y '('' COIN . /...0 „eirte,v4X,,,./6. tle ,e_1540_,,, ,..-7s "lz.,ie---r i zedgel( ' , � .�' .i Jlld . � _r'.1L. - .r�./,'`' dA,,,, '.', �I'` 1' � ,,+�` t� i. .r1.»;,,..„,,..,,,,... 's. ,i.. �, ....,'„. :ar ,i ._..._'...e Orr :,I ,.401.1.: 9-4, � 1 c:.r„,_,0 Aiiimor a, � . : A4 W1,,,,,,K40/ 79' IL.. . . .� .*01.1,J'..: ;.e . , ,� L 11: /f/ 1 / /'A / "'..L�.1� �f� f�� '1'� r / . /,fit ea Lamprdrj of t P. 'I t LAY” ....✓. ../• ,, - .A,...., 7, ,;✓,. ,{ .jiff" ~"�✓/� i. ., /�.,F/ eily joi ) "i .0�j�f" .- . r' I• , etir,:i.,, ...,NO COMMENT: (] 4 )/si5 � � gned . t ✓ � r R A A /az i . .. t ,4_44)(1;4_,e, 4' ',. , i,e,,.44,1440-'44ttP, Viteti eilti '(c-r-' ita" 7? _Jive"'ei.e.-ie .v' . 1 ( s,.e.....9 I/424/ , . 9,/, k c51, lif 4,4*.v. ..,- ..?.,,g" ....-- iv,/ e_e__„,a.__,,,, r . d ;�iIM -..:.:;..,...>4� �' may � . 1 ,,.e4e ,l'1' 4,...i# 4,p/17"" LY 4.1ert4'44j2' f di, Z t r 1 t r •.1 � r, • ..»„».u,».. ._we_..,..I._ .r ....4.wm«,,...»..1..._r,..r r.. ..4..-«. ....4..«.«.........1,..1',kyw,,,,.r:..ld ....ih_-...w.w..wl......,a,«......,..t......»,.»_..n....."c.,..._"!„ ►VEST FOR COUNTS : r� TO: W (a$ DATE: _anuary 29. 1993 FROM: Tigard Planning Department RE: SUBDIVISION SUB 93-0001 VARIANCE VAR 93-0003 SENSITIVE LANDS SLR 93-0001 WOODSIDE VILLAGE SONFORTE (NPO #7) A request for approval of the following development applications: 1) Subdivision approval to divide a 16.28 acre parcel into 65 late ranging in size between 3,583 square feet to 8,352 square feet; 2) Variance approval for the following: a) to allow local etreeta in the development to be 20 or 28 feet wide within 32 to 42 foot right-of-ways whereas Code Section 18,.164.030 (E) requires local streets to be constructed with 34 feet of pavement within a 50 foot right-of-way; b) to allow a cul-de-sac bulb with a 30 foot curb radius and a 35 foot right-of-way radius whereas Code Section 18.164.030 (K) requires cul-de-sacs to be constructed with 42 foot curb radius roadways with SO foot radius right-of-ways; e) to allow a. 90 foot centerline radius for one road curve whereas Code Section 18.164.030 (M) requires a minimum 100 foot centerline radii for local streets; and d) to allow termination of the existing stub of SW Morni.nghill Drive on the eastern edge of the site without a turnaround whereas Code Section 18.164.030 (K) requires dead end streets to terminate in a circular turnaround; 3) Sensitive Lands Review approval to allow grading and filling for construction of street improvements on land designated as a wetland. AIPLICABLE REVIEW CRITERIA: Comprehensive Plan Policies 2.1.1, 3,1.1, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.1, and 8.1.3; Community Development Chapters 18.56, 18.84, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160, and 18.164. LOCATION: 13824-14102 SW Scholl, Ferry Road; west of the Cotswald subdivisions and Sunflower apartment complex. (WCTM 1S]. 33CC, tax lot 600 and 1S1 33CD, tax lot 203) ZONE: R--25 (Residential, 25 unite/acre) The R-25 zone allows single family attached/detaohed residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivisions, public support services, family day care, home occupations, temporary uses, and accessory structures among other uses. I 1 . Attached is the Site Plan( and applicant's statement . for your review.. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared i and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, 'we need your coiraments by Feb. 8 1993. use the space unable provided below or attach a separate letter. to return your comments. � ch may . ._ to. respond i he above, date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the. Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF” CONTACT: Ron Pom.ero PLEASE CRECK THE FOLLOWING ITEMS THAT APPLY: XXXX °have i reviewed the proposal and have We revi ave no objections to it. Please contact of our office Please refer to the enclosed letter: Written Comments: f eo Perdo C o�unen . g. Phon e Numb ; / 2 449 F. r , • _ mil h . .., - -..I.._ .-._.-.....,..__.,..-. + .,».....,, „_,.a.• ,,,....... e,-a...u.,...,.r...__,...+�w ._..._..•,.._»—....:d,..._«—s.._»...,1=-.err.:w..-r�..,�i.,.......h,.M w «.,N_..w.. ..,w, ,,..,,..:.,r.:..:,w.:r�-aw.L.t _ 'r • • 6 0 1P OUES 0 �T COMMENTS RECEIVED MANNING DATE: December .23 1992 • FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 A. SENSITIVE LANDS SLR 92-0034. VARIANCE VAR 92-0021. SEAFIRST G iMOR (NPO #1 & 2) The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are required. APPLICABLE REVIEW CRITERIA: Community Development Code. Chapters 18.66, 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134, 18.150,^ r and 18.164; Comprehensive Plan Policies 2.1.1, 3.1'0,1, 3.2.1, 3.2.2, 3.2.3, 3.3.3, 3.2.4, 3.5.3, 3.5.4, 4.2.1, E 6.1.1, 6.3.2, 6.6.1, 71.2, 7.2.1, 7.4.4, 8.1.1, and 8.1-3. LOCATION: Between SW Main and Ash Streets (WCT1i 251 lAC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600,8 2200, and 2301 ZONE: CBD (Central Business District) The CBD zone • allows public administrative agencies, public support facilities, business support ort sexvices, financial,nancial. insurance,r and real estate services, professional and administrative services, retail sales, multiple-family residential units, temporary uses, and accessory structures among other , uses. Attached is the Site Plan and applicant's statement for your review. From • information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered can the proposal in the near future. If you wish ' ;1 to comment on this application, we need your comments by Jan.4, 1993. You may �'� use the space provided below or attach a separate letter to return your comments. r�. Tf mou are unable to respond by the above date, please phone the staff contact your comments noted below with ments and confirm your comments in writing as soon as , possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 972234 PHONE: ° 639-4171., I � STAN Ron_Pa�merov PLEASE G THE FOLLOWING ITEMS THAT APPLY: CHECK 1' THAT We have reviewed the proposal and have no objections to it.' 4 ......_.,,., e. ' Please contact � � � � � of our off'io �,. . Please. _ � refer to the enclosed letter. Written Comments: • Name of P'eretiin C•111111 Phone Number �ce� 3 - �,� .�. o - r i • ....J.w.,.ry -«:ML .•.,L..1,. .1+,..r.... ..I.a.....b-.m,,,..:�A..,u..'.r-wt I,N._.,..ti ■■r...r,.........IJ7.M-i,.r•..w...✓:LI+J....;wA.t.,....i+.r+...w.J+.-..J 4.....:,�..:.r:...«I:."-,U.�..,C.;n r,.-...,..t..+:!' ,....1",-A...a.a.,..:..J 1ry ndn.M1.x.Jt e. .... ;-1 .»y}•Y^" RECEIVED PLANNING . I I• ...J JAN 0 6 199 • BEQUEST FOR COMMENTS C �A I,X 1("eyl- - DATE: December 23 _1992 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 SENSITIVE LANDS SLR 92-0004 VARIANCE VAR 92-0021 sEAF1RST,AGRAMnR (NPO #1 & 2) The applicant requests Site Development Review approval to r ; : allow: 1) Development of a 218 unit multi--family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are required. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.66, 18.80, 18.84, 18.92, 18.100, 18.102,' 18.106, 18.108, 18.120, 18.134, 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, 3.2.3, 3.3.3, 3.2.4, 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. LOCATION: Between SW Main and Asia Streets (WCTM 2S1 lAC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600, 2200, and 2301 ZONE: CBD (Central Business District) The CSD zone allows public administrative agencies, public support facilities, business support services, financial, insurance, and real estate services, professional and administrative services, retail sales, multiple-family residential units, temporary uses, and accessory structures amoric cthar uses. Attached is the Site Plan and applicants statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Jan. 4, 1993. on may use the space provided below or attach a separate letter to return your comments. If yoit are unable to respond by the above date,. please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard (I Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. �. I I 4 I i STAFF CONTACT: Ron Pomeroy PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY. We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. I I I Written Comments: I . I , I I I f Name Of Perspn o. ntinq: _�Ly Phone Number }j ! .iii 1...-,,,.,.i ., . . .i.,, .. .. •, ,,....r.i, .,,. ... .,,.,•., i . .. , ,.. ....... i i,•... ..,..... .i ,,....,, .,, .i... .,,... ... .,...... . .,.. , ..r..i.,...,L.• . .•..... .••i .• , r, dK •., . 1 • :�,cJ..... ......r..»....a.,.a»._,. ...0 1...•..,,.,_,.,................. mu.0-.,,..,..,...,....,,...,,,,..,.„..,+-..........-.x...d:.......,,,...w,.,..,__...._,.,..,....,,............... ,_._...J.».K..:.-..J..» ..,.-.......-.».:..I.,..,,u..«.,,.,......u.., Ji.� ..:iw:a-._,+..11..,........-a,.,a.. ....+.,., -, .....JI.a:._.':L:..:1.:,w`q..... .., z.... , •f A", n • ?ECEavEo PLANNING I ¶' •, REQUEST FOR COMMENTS JA 0 6 1991 T®r .04,4 cI 141, DATE: December 23. 1992 FROM: Tigard Planning Department g P RE: SITE DEVELOPMENT REVIEW SDR 92-0022 O�22 P A NCED DEVELOPMENT PDR 92-0005 SENSITIVE LANDS SLR 92-0004 VARIANCE VAR 92-0021 SEAFIRST GREEIOR (N3O #1 & 2) The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance 'approval to allow the provision of two access points whereas five are required. APPLICABLE REVIEW CRITERIA: Community vpnent Code Chapters 18 0 66, 18.80, 18.84, 18.92, 18.100, a uit, Deelop C , 18 20, 18.134, f 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, 3.2.2, 3.2.3, 3.3.3,, 3.2.4, ' 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, I. - 7.1.2, 7.2.1,.7.4.4, 8.1.1, and 8.1.3. LOCATION: Between SW Main and Ash Streets ,. (WCTM 2S1 1AC r tax lots 211, 1100, 1200, 1300, 1400, 1500r 1600 0 . 2200, and 2301 ZONE: CBD (Central Business District) The CBD zone allows public administrative agencies, public support facilities, business support services, financial, insurance, and real estate services, professional and administrative services, retail sales, multiple-family residential units, temporary uses, and accessory structures among other I' uses. Attached is the Site Plan and applicant's statement for your review. From supplied P p information available to our a report and recommendation will be prepared . ' and a decision will be rendered on the proposal.,in the near 'future. If you wish "' t to comment on this application, we need your comments by Jan. 4, 199 . You may �` • use the space provided below or attach a separate letter to return your comments. 1 If v"ou are unable to respond by the above'date,. please phone the staff contact noted below :pith your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department,"PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: . 639-4171. STAFF CONTACT: Ron Pomeroy PLEASE C&�Ct, THE F OLL OW 1NG ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it o._. ..,.,; Please contact of our office. (t kr Please refer to the enclosed letter. o Written Comments ii rd! • .r,rlwr...,i:,.ir�w.Ji,.w..r,w.r�r.wr,.h+,+w+�,�rw,+• _.. ,. Dame',Of Paxson Commenting: gen9 /4/446A444/ Phone �u�b er. ) I , r• ' :.6:Fd�U.u,1+-.i+.Mi.,.!'.,!,...+..»i..::w.r....IA.�...+:..,. m.-,,....,�a w,.,+..........�......r«bi•An.».�w.�.�.u:.,..,..:H,.�;..... ..._,...,c..w..�...+,....�naG:w..,4�G+�...e.�.'.=W...L.,w.wha:1:.:.,..e:«::a.aui....4.1�.�..».dG.......«,«,�....Ja..ri.,,,:A.tt..l�..k::-"w'�.,ai..,e,'.a.s..:...,..a,.:'..•,.1.�wa.....H,»......r:�:c.�J w.a..,C.+».«•'isr«�:.t'+,.».,�:�rMG:+�.:a,,.:.;�+,..�.,f�M........•u.�W!�.di.:s Tigard-Tuat t School 23 • Larry Hibbard Administration Center 13137 SW Pacific Highway Tigard;Oregon, 97223 'Tel. (503) 620-1620 Fax 3) 684-2296 i January 4, 1 993 • City of Tigard Ron Pomeroy/Planning Department P.O. Box 23397 Tigard, OR 97223 Dear Mr. Pomeroy: In response to your request for comments on the development called Village at Fanno Creek Park (92,0022) located between Main and Ash, the attached is submitted as a statement of impact. Sincerely, Bud H'i inian Director of Operations c: Steve Stoize with attachments Jerry Edwards with attachments lis J`oi with attachments 1 - - - - '+' ::::,1 ' . CITVECUUNTV RESIDENTIAL IMPACT STATEMENT Village Date Development V lage at Fanno Creek Park te 1 4t9 Number of Units:. Single-Family Muhl-Family = 218 I of Impact of Current impact mpact Adjusted School . - School Design Actual - Available Prior Approved this Capacity requirement F Capacity -`— Enrollment Capacity _ �Developr�ents ��velop�er�t (�u� ofi cc�le��p� �� a r F 6 F Elementary - _ 550 1 546 _ - 79 I 7 Templeton I=ler entary - j rrr I 7 865 0 759 141 99 Intermediate 90 T"vaIity I1tid. ch.} t t High School 1465 1564 -99 68 4 1636 - _ • Ti` and Sr. High} For explanation of columns -1 through 6. see Impact Statement Code (enclosed). Status of School Impact . "A" School(s) capacity not exceeded (column 6 less than column 1) - j 1 ,►B' School(s) capacity exceeded--core facilities are sufficient to consider portable additions 4 Sufficiency determined by requirements of Uniform Building Code and/or City County codes. - I _ t School(s) capacity exceeded--core facilities insufficient to consider portable additions. Additional f. Af "G" capacity may be provided by other options under consideration by the School District which include: grade level reconfiguration, rescheduled school year, boundary adjustments, double shifting, busing to under-utilized facilities, future bond measures leading to new construction, and other housing options. t i These_ options and statements have been prepared by Tigard-Tualatin School District Administration Staff ,_ and approved by the Board of Directors. b This school impact statement is for the above indicated development, and is valid for 120 days. . .0,./4 7 ,..= .; Signed Bud Hillman i Director of Operations (684-2221) t- L fi - - - ir- L•- - 1 IMPACT STATEMENT CODE ' [ Column 1 School capacity reflects the number of classrooms, portables on site, and Special Education program K - - { accomodations at an individual school. 1 --- - _ Column 2 Actual current school enrollment-kindergarten has been computed at one-half. r I Column a Current available capacity-difference of column 1 and column 2. T Column 4 Impact of previously approved developments- determined by School District housing formula }_ {see School District Housing Formula shown below) Column 5 Impact of requested development - Determined by School District housing formula. 1 Column 6 Adjusted school capacity requirement determined by the sum of columns 2,4 and 5 - and places developmental- ._ - request in A, B o r C category. i SCHOOL DISTRICT HOUSING FORMULA SCHOOL DESIGN CAPACITY CURRENT ENROLLMENT f AS OF 12/17/92 Tigard High School 1458 Sin ! Family 1465 Crelt� s g 3 - Tualatin High School 1465 1327 -1. - - 0.46 Pre-first grade children per dwelling Fowler Middle School 900 - 720 0_37 Elementary students per dwelling Hazeibrook Middle Sch. 800 749 1 0.13 Intermediate students per dwelling Twality Middle School -90© 825 - 0.08 High school`students per dwelling _ CFT Elem. - 570 505 0t5.7 Total school age students per dwelling. Mary Woodward Elem. 600 644 = 1-,- _ _ Durham Elem. 425 391 Multiple-Family Dwellings: - Templeton Elem. 550 553 :. = Metzger Elem. 550 481 O.4S Elementary students per dwelling Phil Lewis Elem. 500 415 E.-- _ 0.03 Intermediate students per dwelling Byrom Elem. 600 _ 564 - _ - 0.02 High school students per dwelling _ Tualatin Elem. - 600 - 539 _ 0.13 Total school age students per dwelling Bridgeport Elem. _ 600 601 _ r TOTAL 10525 9772 - _ . - , . . . • • ,, , 1 , ......\ ?„ At '4-- 1,0)%4. C.,,,, 6tA)ili- R .-d ..- . REQUEST FOR COMMENTS rm L._.-.... _ , ..f,V., DATE: December 23, 1992 TO: .A71,101(1.5_1.--112C■e, „. . , FROM: Tigard Planning Department . , RE: SITE DEVELOPMENT REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 SENSITIVE LANDS SLR 92-0004 VARIANCE VAR 92-0021 SEAFIRST=iGRA5k---- (NPO #1 & 2) The applicant requests Site Development Review approval to - allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive . Lands approval for flood plain modification; and 3) Variance approval to L . allow the provision of two access points whereas five are required. . APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.66, 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134, . 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, . kt, 3.2.2, 3.2.3, 3.3.3, 3.2.4, 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.102, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. LOCATION: Between SW Main and Ash Streets (WCTM 2S1 lAC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600, , 22000 and 2301 ZONE: CBD (Central Business District) The CBD zone , allows public administrative agencies, public support facilities, business support services, financial, insurance, and real estate services, professional and administrative services, retail sales, multiple-family residential units, temporary uses, and accessory structures among other uses. ,fl . _ Attached is the Site Plan and applicant's statement for your review. From , , . information supplied by various departments and agencies and from other r .- information available to our staff, a report and recommendation will be prepared , and a decision will be rendered on the proposal in the near future. If you wish .. 1 ) to comment on this application, we need your comment 0 by Jan. 4, 1993. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respondimItmA.taysslat2L please phone the staff contact , 1 noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: on Porrignay____ ' PRASE CHECK THE FOLLOWING ITEMS THAT APPLY: . . 1.•■■••■Al We have reviewed the proposal and have no objections to it. ' ■ Please contact of our office. I , I Please refer to the enclosed letter. __ _ . ' I 1 Written (omments: a.1.11110.0. (1144.- diju,4.....4k.„,....tezdiaa_124,142.4.6 .., are,k,.. 4 4 r ritie i .,., , . Al . .A A ... ..,,*A ,14 I „. ,as#... i , ... 4 ..".........9 # 4.1” 9 t A At, *,.,r ' ..4f.g ,. • . 1 n 0 eatz / f' 4' _.....t..... .." 4. . 4, 44 , j41311,0L 4? I 1 ' 4 ‘ - Ail 17V e 4 ....., i .... .4.4,,ead . ..., . , 1 )1" , :rd,t4„) A Nmme Of Persion ComMenting- / 1 i A .t, 44 Id , 7 e, Phone NUmber: V -/e — 41:41Zol / r 4 7' f /e '' " e 0 69 ei‘ '''4 fir ea-0e_ a 4907 ) ! f/ / / , ,. 491 lled...41 fled/44_4 Ito d e 4 0 , , . . _ , •; e y . emu 4 • Y • +0 iR IMF • • ............ , ......._.,.,...r -, ..,«.....-., ,-....,_ _r.,a......, ...,...,«.....,..a,.. _«."_,..,,._,„.....,444 %.,r«.....1 ,,.r Y.«- ,u.L.,...Mr..r._..««....,«a+l.,.+•....rl...«.....f A.Y...J-' .e ....t..A.>_L.rvl.,-..aa..n•..,M._...r..,...,...u..,_n.... -_ r1,..,n..s..,..r. ....,.n,.,. ' , , ...I REQUEST FOR COMMENTS TO:ft �/ ��►. c�J'I�✓ ( DATE: December 22/.....1212 • � I I I ' FROM: Tigard Planning Department RE: SITE DEVELOPMENT. REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 SENSITIVE LANDS SLR.92-0004 VARIANCE VAR 92:-0021 AEAFRST I /GRAMOR 0. (NPO #1 & 2) The applicant requests Site Development Review approval to P � 1. • . allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to ' allow the provision of two access points whereas five are required. APPLICABLE REVIEW CRITERIA: Community Development Lode Chapters 18.66, 18.80, 18.84, 18.92,, 18,,100, 18.102,' 18.106, 18.108, 18120, 18.134, • 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, 3.2.2, 3.2.3, 3.3.3, 3.2.4, 3.5.3, 3.5.4, 4.2.1, 6,1.1,' 6.3.2, 6.6.1, • - 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. LOCATION: Between SW Main and Ash ;ti, Streets (WCTM,'251 IAC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600, 2200, and 2301 ZONE: CBD (Central Business District) The CBD zone allows public administrative agencies, public support facilities, business { support” services, financial, insurance, and real estate services, professional and administrative services, retail sales, multiple-family residential units, temporary uses, and accessory structures among other ., p uses. Attached is the Site Plan and applicant's statement for your, review. From !' information supplied by various departments' and agencies and from other . • information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal 'in the near future. If you wish to comment on this application, we need your comments by Jan. 4, 1993. You may use the space provided below or attach a separate letter to return y our' comments, If you are unable to 'respond by' the above da#e, please phone the staff contact noted below with your comments and confirm your contents in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. I � • STAFF CONTACT: Eton Pomeroy �P PL E ASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. • Please refer to the enclosed letter. I I I I .. Written Comments: - D,�z s t.rl,� tit _ e• .s . .. � • . { it should be noted that two additi e , ans.l fire 1�. �dran,ts wi11 be re uir d and relocation of a fire hydrant in order to gain approval al from 'both relcaCa � rova Tualatin Valley Fire & Rescue and the Tigard W ater District. I ' a Bame Of Person Co m,mentings Michael icha e l Mi�l `e r, Engineering Tech. III • phone Number: 63a .1 55.4 ._ I I , I � N • ■ Ci3, (I, ri . i I ° RE LTEST FOfs. COMMENTS 1'(': . DATE: December 23,_ 1992 . FROM: Tigard Planning Department RE: SITE. DEVELOPMENT REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 , ' • SENSITIVE LANDS SLR 92-0004 VARIANCE VAR 92-0021 SEAFIRST GRAMOR 1 (NPO *1 & 2) The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive ,, '°'". Lands approval for flood plain modification; and 3) Variance approval to . . allow the provision of two access points whereas five are required.AA ' 1 APPLICABLE REVIEW CRITERIA: Community Development. Code Chapters 18.66, 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134, , 18.150,' and 18.164,E Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, 3.2.2, 3.2.3, 3.3.3,' 3.2.4, 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.342, 6.6.1, ; . Streets(WCTM 2S1� AC, tax lots 201, 1100, 1200, Between 0, 1500, 1600, LOCATION: Main and , 1200, 1300, 1400, 00, 2200, and 2301 ZONE: ' CBD (Central Business District) The CBD zone allows public administrative agencies, public support facilities, business support M rerviceQ , financial,, ineuranire and real estate servi . . I profe ssicnal and. administrative services, retail sales,, multiple--family ' residential units,, temporary uses, and accessory structures among other , .. Attached is the Site Plan and applicant"s statement for your review. Prom I information supplied by various departments and agencies and from other ' information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near facture. If you wish A to use the comment apace provided below or a we need ttach a Bear a letter to return your comments. 1 ' p y 3f you are unable to resporid by he tabove date„,,, please phone the staff contact noted below with your comments and confirm' your comments in writing as soon as possible. If you have questions regarding this mattera contact the Tigard Planning Department, PO Box. 3�7, 13�25 SS Hall Blvd., Tigard, OR 97223. PHONE: I 639-4171. } STAFF CONTACT: Ron Pnm :my ■ PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: __ We have reviewed the proposal and have no ob3ect .ons to it r Please contact' -..;.. office. ;+ : of our tiff is Please `e to the enclosed letter. ! °, refer t etsr. , Written Cotmsments: I n I Name of Person Commenting: '.i 4 Mt 17--2-115 Phone Number: zn k-i, „s C A I 1 • I ' I wt , , �! ..,._.I.ti,. ,.»,.._...._ .,,.....w•.,•., . ... ,_. r..„..., ..M.....v,. iv.... .....-...•...„,w....+.r -.nom-,m. ... ....ti"d»..•w+,.-l,:i.:i...+,...........A.....:.11_:. .Lr-.....,..e......N-.;.w..:..+i,. ., ._.,..UIn:,.-...W...N:_x.,:s,d.at.....,.s...:+..-.....w.,......... :.GL.J.;.i.J..-,.i+..,.....w--.k.-iM .n..d.l........J a.i;.i:, • 'lilllyl.•,, � �' r, •REQUEST FOR COMMENTS r . DATE: December 23 1992 FROM: Tigard Planning Department RE: REVIEW SDR 92�-0022 PLANNED DEVELOPMENT PDR, 92-0005 RE. SITE DEVELOPMENT F7E SENSITIVE LANDS SLR 92-0004 VALIANCE VAR 92-0021 SLAFIRSTlGRAgaR (NPO #1 & 2) The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are required. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.66, 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18,134, I: ,r 18.150, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1, '` ) 3.2.2, 3.2.3, 3.3.3, 3.2.4, 3.5.3, 3.5.4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 8.1.1, and 8.1.3. LOCATION: Between SW Main and Ash Streets (WCTM 2S1 1AC, tax iota 201, 1100, 1200, 1300, 1400, 1500, 1600, 2200, and 2301 ZONE: CBD (Central Business District) The CBD zone allows public administrative agencies, public support facilities, business support services, financial, insurance, and real estate services, professional and administrative services, retail sales, multiple-family residential units, temporary uses, and accessory structures among other uses. t Attached is th e Site Plan and applicant's statement for review. From information supplied by various departments and agencies and from other information available to our staff, a'report and recommendation will be prepared ': and a decision will be rendered on the proposal in the near future. If you wish to comment on this application,, we need your comments by 4' an. 4, 1993.. You may �' If_you are unable tc reB ond .b the above your�. . below or�ttach�a separate d we use the space provided letter to return comments. , _y d please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., 'Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Ron homero PLEASE CHECK THE FOLLOWING ITEMS,,� MS THA T APPLY: We have reviewed the proposal objections to al �and have no ob. e�ct' it. p P 7 • Please contact ,..�.; of our office. Please refer to the enclosed letter. Written Comments: ✓N Mame of Person Commenting. ' Phone Number: ' n 4 ` ,.�.., r. ,_. �.,.:•s4.r.-.Md-»ti„„.,.�.cw,..»Hd,d, ,.ukW„1,,,..ra,.s:i , -u+..,r. ,.-,.,.,_ ....-..,...,....,,.,.,.,,ti....h,......:µ„,....,..«.A,w..,_.u-_.,.A.....,w,.,.:u..u_.... ...,tu..-t,1.:.,.,..i..,«. w........,,.:,r,..,,,.. P SDR92-0022, PDR92-0005, SLR92-0004, V'AR92- 002 . o If any of the existing buildings are to be removed, a demolition permit will be required. The septic tank shall be pumped out and filled in or completely removed. An inspection shall be obtained after the tank is filled or removed. A copy of the receipt from the , pumping company shall be provided. If the Building is connected to the public sewer, the line shall be properly capped--off, and inspected by the city. o A credit for sewer fees, storm fees, and traffic impact fees towards permits for the existing commercial building to be removed should be granted. o The property owner must note that the multi- family dwelling is subject to the "Fair Housing Act for handicap accessibility, and should design the building accordingly. o With the American Disabilities Act now in effect, the applicant must be made aware that the building will be required to conform to the ADA requirements for accessibility. o Chapter 31 of the 1993. Oregon Sructural Specialty Code for Accessibility will apply to this project. o The 100 y ear flood lain shall be clearly marked prior to the year � issuance of any building permits. .,. Building Division a. • n r . • . • . . , . . - . . .. . . . . . . , , . • . . , • I • _ , • e , 1 ( . . LES___5°____T FOUE 14 . • - - 1 . TO: It ;41'). 01 02- .__: _ _ _ _ _ 1 , . FROM Tigard Planning Department . RE: SITE DEVELOPMENT REVIEW SDR 92-00 SENSITIVE LANDS SLR 92...S2004,__AEIE - . . . (NPQ #1 & 2) The applicant request . . , allow: 1) Development of a 218 un Lands approval for flood plain modi allow the provision of two access APPLICABLE REVIEW CRITERIA: Commui . 18.80, 18.84, 18.92, 18.100, 18.1 • 18.150, and 18.164; Comprehensive . • ' 3.2.2, 3.2.3, 3.3.3, 3.2.4, 3.5.3, , 7.11.2, 7.2.1, 7.4.4, 8.1.1, and 8.1. • 1 . _ Streets (WCTM 2S1 1AC, tax lots 201 1 . ,. 2200, and 2301 ZONE: CBD (Centr , allows public administrative agencie ....., _4.. ....... ..........., .., ,...., - . support services, financial, ins'44- . ' :. ',.,,--% .' 7 ; -..! , . -, -, - professional and administrative 'e sez , . . . ., • . j residential units, temporary uses, ' , , uses. . 1 . . . . Attached is the Site Plan and applicant ' .•information supplied by various departi , . information available to our staff, a repo i: ' 1' 4 . ,, . . , .4. 11 and a decision will be rendered on the pro; - , , ". , . . to comment on this application, we need yo , Use the space provided below or attach a se If you are unable toKeESIMICi j_..y3 the above ' noted below with your comments and confiri possible. If you have any questions regal Planning Department, PO Box 23397, 13125 S61 • 639-4171. , . STAFF CONTACT: Ronj,Loine, . , PLEASE CHEM. THE FOLLOWING ITEMS THAT APPJ We have reviewed the proposal and 1 •,........_ • Please contact ,....,___, -----.... Please refer to the enclosed lettdESCRI PTION i ',...SZ Written Commente: 005 i SLR 92.4004 / VAR 92-0021 • , , . Mr. 44, 1../_,,,,,Z2.2.A•14.Q•AlhA) , OWNER: Seafirst Bank Real Estate , ...,...... _ ...41(4......_A ,o ,146.. . ". PC) Box 34401 Seattle, WA 98124-1401 -4gAgleg,,fLUL fr -- 6' ' it if l' "i ii -."■ 4 „..,:. ...ztAgeA,„,e, e 64 01 elii.d . . ( „, , Name of Person CoMmen.tvg: , Phone Niunbet”: "'"4 I --------- dlicant requests Site Development ,,.. ----,t, Al• „.44,„e„dievelopment of a 218 unit muiti.- i l'eo. . /441," ,,,„ I.,ands approval for flood plain i • • ty,( J:kulproval to allow the provi,sion of 1 1 ' Za.re required. ZONE: CBD (PD) ■ , , ol 4anned Development) ) LOCATION: , 00 e?' ael,44---/ --' WCTM 2S1 2AC, tax lots 201, 1100, ' i 1 -.;-.41r..;•,--:-" ,, ' 4 , , ...has . -..:174. 7,......4 0, and 2301) . 1 ; Central Business District . ' . , • 10 cc 10 OA lo OA i RE UiE� T FOR COMMENTS aG_ DATE: December 23 1992 FROM: Tigard Planning Department j S DEVELOPMENT REVIEW SDR 92-0022 PLANNED DEVELOPMENT PDR 92-0005 RE. SITE D�,�� k SENSITIVE LANDS SLR 92-0004 VARIANCE VAR 92-0021 SEAFIRST/GRAMOR 3. (NPO #1 A 2) The applicant requests Site Development Review approval to allow: 1) Development of a 218 unit multi-family complex; 2) Sensitive Lands approval for flood plain modification; and 3) Variance approval to allow the provision of two access points whereas five are required. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.66,, 18.80, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.120, 18.134, 18.150, and 18.164; Cor!►prehensive Plan., Policies 2.1.1, 3.1.1, 3.2.1, ;1 x 2 3e2.2, 3.2.3, 3.3. , 3.2.4, 3. . 3, 3.5 4, 4.2.1, 6 1, 6 3 2, 6 61, 3 4 5. 1. . . � . ,... . 7.1.2, 7.2.1, .7.4.4, 8.1.1, and 8.1.3. LOCATION: Between-SW lain and Ash Streets (WCTM 2S1 1AC, tax lots 201, 1100, 1200, 1300, 1400, 1500, 1600, 2200, and 2301 ZONE: CBD (Central Business District) The CBD zone allows public administrative agencies, public support facilities, business support services, financial, insurance, and real estate services, , professional and administrative services, retail sales, multiple-family residential units,, temporary, uses, and accessory structures among other . Attached is the usear " Supplied. .its Plan and applicant's statement for your review. Fro m infoL nation by v araou departments and agencies and from other r information available to our staff, a report and recommendation will be prepared arid a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Jan. 4 , i 1993. You may use the space provided below or attach a separate letter to return your ,comments. If you are unable to respond ]2Y. the above date, please phone the Staff contact noted below with yoUr comments and confirm your comments in writing as soon as `f possible„ If you have any questions regarding 'thiS matter, contact the Tigard `1,11 Planning Department, FO Boy:.23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE 639-4171. E STAFF CONTACT: Ron Pomeroy► �� PLEASE C THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it Please Contact of our office. Please refer to the enclosed letter. " Written comments: ! r GT ��/ __ Name of Person, commenting: 24 1_41 6:07r 4Fort-r. Phone Number 63q-3oa 't. • t • • 4o�" ' ..x:••,•.�,:v�x.��•r.v,•.ov,•,•::::::r;:.•,�,•,.:•:v.,•x,•.�;:,•rr.n•.•r,�.vw:r,•.•.��,•,.v. R. 1::{��}"r:•:ti�:�:�:�'r'•'�r�{'r'r,:•::;'{?•'r,!<{{�.v.�!��{5��.��'�'�'%'r.%��rS:��ti�':':��;•;:;;4i:}��%:�.�;4' ,i.r::�::�'};M},}y,CC•rY'r'•5��%.'r?�{S��1{•}.?•Y�:::�:;:'r?ht:�J�:S�r'r'r.�.4,;,1,15:4.1ti4%At•:��$�I�'riSt� , �'. 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The proposed site of the development,south of Fanno,Creek,is adjacent to ari established,planned neighborhood of single family homes. The development will change the existing'neighborhood,adding • ' additional residential uses a.rid requiring,improvements in traffic'Control and pedestrian .' access. Home owners Want to be involved in the City'P.jming process; The following are issues of concern by home owners in the established neighborhood.. Traffic Concerns Residents of NPO I want a buffer maintained at Fanno Creek between the commerical and residential areas. The current Comprehensive plan for transportation to connect Ash Avenue to lurhnam will eliminate the natural buffer between the two areas; acceptable alternatives do exist. The transportation plan should work to benefit not divide neighbor- hoods. Many streets do not have sidewalks and the increased traffic will make pedestrian,access more dangerous: Controlling traffic speed with stop signs and islands will helps • • Posted au tornobile speed limits i . • Lack of stop signs: (The need to cotttrol•traffic speed is critical) �l ,• Au.tamobiles already exceed postd_imits Dangerous intersections (Ash &Frewing -A four way stop is needed) • , Wetlands & Fa no Creek Park NPO I ro&dents want to see the cup PresetVe open spaces and recreational land to retain the liveability of the neighborhood and , serve the leisure and aesthetic heeds of all resid&tits,bile to its location,net normally found l■z a downtown setting it becomes a izatttrc i buffer between residential and cc,n,nerical&ease i Goals. To preserve,protect and enhance plant,wildlife .. - Acquire remaining land in the i09-year and fish areas and habitats,water areas,and floodplain for park land: wetlands. ' To preserve open space and recreational land Provide open space near,the downtown area which will retain and improve livability of the of the park for passive recrettliotio , aesthetic needs�of all residents,.eisirre and Provide play egtiiptiient/sttucture for neighborhood and visitor used near entrance • - To provide safe and convenient access for to park. neighborhood residents and Senior Center participants'to the Civic Center acid downtown - Preserve natural area of parks i>i,undevel- " ; conixnercitl area oped,state: - Provide picnick,itig facilities tables,barbel Construct pedestrian/bicycle'paths to eennect cues, trash receptacles,aid drinking foantains: Mat Street and existing path,greenway: f'. • • 1t :; I 1 , NPO #1-2 Meeting , • Minutes January 13, 1993 1. Meeting called to order at 7:30 p.m. 2. Roll Call: Ed Duffield, Dan Gott - present (Not a quorum) Visiting: Mr. Bill Mitchell, Resident on Ash Avenue 3. Reviewed Minutes of December 9, 1992 meeting. • Q. Agenda item SDR 92 0022 Gramor Development Inc., 218 unit complex "Vill ag e at Fanno Creek Park" Comments and questions about this proposal were discussed between the developer and many neighborhood residents on Meetings held November 12, 1992 and December 9, 1992. It is helpful to see those meetings' minutes to appreciate the scale of interest the neighborhood has shown in this project, because it will • impact everyone near the area. , • A list of concerns and comments which need to be addressed are: • , will be private it should Avenue a. The drive connecting Main Street to Ash p 0 be at both h ends of the drive. Most residents,do not • . clearly p osted as such want this connection to be seen as a public thoroughfare. The drive should • not become a deeded street. b. Construction will make noise and dust, The residents do not want to be awakened at 6:00 a.m. by the sound of heavy equipment, engines and 'backup alarms hour co need to be held within ' ;� alarms. The hours of construction reasonable hours of the day - 7:30 a.m. to 7:30 p.m., because the sawing hammering r.,,. .. a big g ` and ammer�ng and nose from a protect this bi would not give anybody ' around any peace otherwise. Loose dust from the roads and fill needs to be kept from being windblown onto adjacent property. Heavy vehicles should be kept off of Ash Avenue due to the damage this street will suffer if su ch loads are continuously hap,, eening to this roadway, especially by fill vehicles Two other concerns that i . woo s could become problems to residents would be car g "y" `onst . in front of houses on a continuous basis and I , construction crews i �' parking b the possibility of large amounts of mud being tracked onto the roadway, with no sweeping done. I I , ., r .e.,rw.-t.. ........:......:.::...rx.r.0 v.:.1....uca i:........,:.w..t.r-,.». ._,r,,.n' ...•. .a..R.-v.,w.w,LL Wix«'.,..nu........r..r....._r.V u..... w».....,.n:N.'..,�+...'r»...m4.✓.+..,,«.»4t+�nw;.,A4tilk..-+rw-.+..u4-...u,:a'.L,.1 r. ' A,..w:c._.'..-:-I,R.-.'d,.,.}ruF°.aw,w.» ! ...•.ab,al.µw..nlxiwa'..aI.K..x..+i,+......;eu,., • c. The lone property surrounded on three sides by the Seafirst property is going to have undue difficulty, as the privacy and peace of that home will be minimal during the construction period. The buffers and fence need to be put in early to make the home still useful and not imposed upon. d. It is not clear how the bikepath is going to work coat. Is the bikepath deeded to the city, or will this pathway be for only residents in the complex? When will this path be built? Does the city have a plan to run a path to it? We • do not see what the city has in mind. e. Much concern has been expressed by residents about how Wet the ground is on the site. It would seem that a new drain line might be needed on the end of Ash to help handle the water volume that the parking area, structures, and driveway would add on the southern part of the projects. We understand the wetlands impact will be kept to a minimum, f. A concerns sheet is submitted here by Mr. Bill Mitchell. 5. No other business. 6. Meeting adjourned at 9:00 p.m. Respectfully submitted and recorded by: I ° Dan Gott • • '.r',,, r.. 'r,i., „r„ ..r,....,...a...rn,urn .,r r......'u..,' ..., r.•Mn ,.,J.., r .,. ...i..,. .i .......... ... .. .... .r.... .„ .,r.i,.n. ..a. r. ..v,...,,. ... ..i....., .., ..,,,.... ... r• r ..., r,.. w r WY+, rnnicd:.Mr .1...«.•..N.n.n ...--,..-.iA, xu....w..... .w. -, .xi .., 1 ,..,t,.A,«.,.,a,....r...t.u+._.........«.J-..:..,.w-...7 ,_.fw_. _lti.....air w.r.» ,a,vr. , .:.rr r Questions and Concerns Voiced at NPO Meeting Held November 12, 1992 � 4�1 L .n.. bout a grnment subsi�izlprc; ct within the neighborhood ;. The proposed project is classified as a luxury multifamily complex due to available amenities and upper end rent structure. The tenant profile will encompass an estimated. household income of approximately$42,500. As such the project is not intended to . rely on HUD subsidizes or other government housing aid for low income housing. Unit . rents will range from $650 for a onebedroom, $775 for a two bedroom and $890 for a three bedroom. 2. Neighborho�d n does ot want tlm,pl n chance suit tanti all y after the neigh orb > h• seen the developer° 1Zx ol: No substantial modifications will be made to the building placement or elevations, i placement of road and paved improvements or landscaping and wetland sensitive areas unless so directed by the City of Tigard or Division of State Lands: In the event any substantial modification is enforced,another meeting will be held with the neighborhood to discuss the revisions. 3, C''an Maln treet handy the additional traffic generated liy the propQ�ed devel�r rnent., Main Street is capable of handling the additional traffic generated during the a.m. and p.m. peak hours by the proposed development. Levels of service at the access drive to Main Street are predicted to be at a "B" in the a.m.. and an "A" in the p.m. (Note: Levels of Service are ranked from A-P with E and F requiring traffic mitigation.) The intersection of Main St./99W is predicted to operate at a"C°" during both peak hours. 4. A large numb 1 Ash Avenue.in the rooming that,can` t onto w f; • xtended through to �rnham St..Feet. 99. Suggest that Ash Avenue he e It is not the position of this development to support an extension of Ash Avenue through I' to Burnham Street as we feel it would not benefit the project. 5. rn 1 nc with children walkin on Ash Av le 1ue as A,�oes not currently have,;, • idew.lk,' Will the dev I meet have sidewalks? • `Yes, the proposed project will provide sidewalks throughout the project adjacent to the main project drive which connects Ash to Main and also along our property frontage of Ash, .Any additional sidewalk improvements. i Avenue will need to b� tional sidt,walk desired for Ash o taken up assist tlle'nei f Tigard as it is currently their jurisdiction. We would be tal�en u with the City o " ' `urisdiction: g • their lobbying efforts to request the city address the willing neighborhood in lack of sidewalks. . f1 rr • • • • • • • 6. P 7l i h rh v-hi 1, . • '• Wifit :n . .voi+-c so .h- r- It1 incr a td htrafCc on n�i h- eeets: Our traffic consultant conducted a time analysis which indicated the residents of the proposed project would face approximately double the traffic time to travel through the . neighborhood to the south and to the east in lieu of using Main Street to reach 99W. Therefore,it is unlikely, given the additional travel time,that any of the residents of the • proposed project would use Ash Avenue. Current apartment traffic on Ash use the neighborhood for access as it is the only course available to them. 7. S.ei..hbor wJAdllike a_ uarant�e that theeareojecetewouledeteeniabt,ined. Typically with new developments,the local municipality will require as a condition for final building approval, a guarantee for a period of time from the developer that a project k will be professionally maintained,specifically landscaping. As this proposed project will be classified as a luxury complex,it will be additionally necessary to maintain the ■ • grounds and structures in a first class manner for marketing purposes. Neighbors who are concerned with this subject are invited to visit our projects throughout the city to view the level of quality maintained in their maintenance. • 8. Acoern ,bases so zthe a, . .rner f the.4)ronerty will n g, out" The subject corner of the property is currently proposed for resident parking and will not h � adjoining will be buffered from the d • � � be available for public use. In addition the parking wig b b ,1 ,g street and properties by a 5'0" wood fence and perimeter landscaping. The corner will be "policed" by on-site management in conjunction with the entire project. Lease rules and regulations would further prohibit loud noises or working on vehicles. 9: , .ncerned a ,aut location,oftra h cr�mpact nd./ortra, • All trash bins and/or compactors will be located within trash enclosures which are fenced and screened with landscaping, In addition,all enclosures are located towards the project ' interior adjacent to parking areas, 10, CeLicerned about n dris appntiLach,w houlti try a„nd low r raffle Lin , rGi c , Currently,the proposed project's site design will discourage cut-through traffic and promote traffic to drive slowly due to the seven sharp curves on the main drive. In , a taken your suggestion and installed a landscaping islia.nd by the main addition we have � �g ion and p �, � y� entrance on the revised site plan 11. Drainage _._:. r tabJl are c� rr rn anti is r".' ,�,� i s `ina e end h� ly watt. �. a �1� '� ,,:;�.� rri,�re ofd t�rn�l�ira iha.n, e ,lid think it is. what is consrderetl to hU 14 1Q(1_ -ar f] d tin- ' rm. ccur ev • Discussions with the city and our review of flood data we i have found that t the two year r flood line is at the top of the bank of Fann.o Creek and theiwo onsite perennial streams; •' The, 10 year mood'line is approximately at an elevation of 145-146 ft, The 100 year flood line is "' ft: From this we expect that it would be common for the streams is 1� higher at 147-148 From tl� � . i I • „ 1 e n fit •_ , ■ • • • • to run full and flood over the banks on occasion. At this time we do not anticipate frequent flooding at the 100 year level. Our consultants suspect that the " vet" areas at q g Y the end of Ash Avenue(not the wetland) are created by underground seepage and that the piles of dirt abandoned at the end of Ash Avenue prevent the water which is 1"; s accumulating at this depression from draining properly. The topographical survey , conducted on the subject property reflects a five foot fall across the east property line. ' This five feet is adequate by civil standards to drain the subject area. , We understand there is a storm culvert emptying over onto our south property line. This culvert will be tied into a pipe and extended out along Ash Avenue and will daylight into . the area north of our drive which will in turn empty into Fanno Creek. We also propose to bury a perforated pipe along our southernmost property line. This will be to pick up . , the ground water flowing through this area and pooling adjacent to the Gordon's property. This pipe will run along Ash as well and will be discharged into the area north of our drive in a manner which will maintain the hydrology of the wetlands. . . 12. Will water drainay e 1o. ,tow r s residential homes io the,.�south of the c, ect,'I'h,.gre rQ: , inder, i:And s�rin . o d It with; . • Perforated pipes will be provided around the footings carry of all proposed structures to ca the water away and into a central storm system. Additionally,the same style of pipe will be installed at the property line adjacent to the residential homes to the south. The homes i in question are uphill from our site so we will in essence be potentially eliminating current seepage difficulties in addition to capturing and removing seepage onto our property ' 13. in3 n that a �ctte sefan be fnd f or t , 1 perr or that 4 h e it w a t, d om . stmething with thexrQ,put,.y, The current zoning for the property is Central Business District, Multi-family is • permitted in that zoning designation up to 40 units per acre. Our proposal provides 14 units per acre,only 35% of the allowed property usages in addition, were the property to be developed for a high density apartment project or retirement facility,the structures could be in excess of three stories. Alternate uses would more than likely generate a greater • , amount than the current proposal: A retirement facility for exa.rnple is a r traffic a i, self contained community which we 1l require a fair number of employees and delivery f i i y a would generate more g . . vehicles.. Similarly, commercial pi � �,ct wo r e traffic congestion,noise and provide less landscaping.p Li ht industrial is also permitted but in my opinion,would p g not be an advantage to the neighborhood due to noise,fumes and traffic. ' city i ,i Y 1, ii, � � � � �. The cit of Tigard revitalizing the .. , . , n core area and,this ..:... , completed a comprehensive s very interested in rep°�` g downtown has . y g p market study to best evaluate how to accomplish this goal. Hence,the current zoning was assigned to the property. However,no city sponsored use H Cut°r was identified for the subject property, 1 w , • • .. .r. • 14. ,,A,sangern wa -x•r•ss-d .1) ut a uality,o_f_veietation anisub e uerit kabititfor birds Our wetland and riparian zones will provide a good habitat for many species of bird. Our landscaping list in these areas will include red osier dogwood and pacific uine bark which provides food,cover,insect cover and nest areas. Additionally,we will have red elderberry,scouler willow and hazelnut which also provide the same qualities. The wetland areas will primarily offer velvet grass, tufted hairgrass,meaded foxtail and birdsfoot trefort,all of which provide food and cover. 15. , peedin on Ash Street a curre "ohlem. ]How can this problem be addressed? Ash Avenue is the jurisdictional responsibility of the City of Tigard and we cannot therefore commit to any specific treatment of the problem. However, we are willing to work with the neighborhood in lobbying the city for improvements which would have the net effect of decreasing the speed of vehicular traffic on Ash Avenue. Such improvements could include landscaping islands with deceleration throats or Seminole speed humps. 16. '•Vill c„�nstruction traffic us�.ASh.Avenue? , it is the intent of the construction administration to access the site through the Main Street entry. Light preliminary work may require access via Ash Avenue while the creeks are • being bridged. 17. Will neighl.. r;s 1 e able tci walk and dihye thrc�u h rde t n t?ne"r airy`► drive? Yes, unless of course security measures and/or traffic concerns warrant the eventual placement of gates at the entrances. 1$i* How many children will be in the o1ccl and have,._td clyyjth t ie soh o district? It is estimated that a luxury project such as the one proposed will attract young • professional singles,young families and empty nesters/retirees. A quantitative analysis of the development estimates that an approximate 56 children would likely be living in the project at any one time. Of that amount a pp roximately 39 would be of school a g e. The school district has informed us that such a number would not present a hardship on the school system. I . • i X11 Q Ii a _ llll ,........' ,..4,vra wrS A me,t +ar,!F `Y..t4,11.- .4 4-11,:1Z'.110 r,14 1.4, t �, MEMBERS OF NPO 1 &2. I I . • We would like to begin with thanking you all for extending an invitation to Gramor Development so that we may present our proposed development and also for s your attendance this evening for what we hope to be an informative and productive' meeting. • We would like to take this opportunity to first introduce you to our company, Gramor Development. We are a commercial developer with offices in Clackamas, ` Oregon and Seattle,Washington. Since 1985, we have been fortunate to develop thirteen successful projects in the Portland Metropolitan area. It has been our focus through this ' period to develop properties using above standard building materials, designs and commercial uses compatible with neighborhood environments. . The reason for our attendance this evening is to present to the local community,preliminary plans to proceed with the development of a luxury multi-family project • on the property commonly referred to as the"Seafirst Property's located at the southwest end of Main Street where Main meets Hwy 99, In addition,we hope to solicit your ideas and/or concerns regarding our proposal in anticipation of incorporating such into our final • • design , I As you will note upon reviewing the attached 8 1/2 x 11" copy of our site plan, I the development will encompass approximately 15,56 acres, all of which is currently . ' zoned CBD (PD),Planned Development. CBD permits a re„ideriti.al densily up to 40 units per acre but because of the nature of our development and the image we wish tta " project,our density will be approximately 14 units per acre,, In addition, the city's I ' minimum parking requirements�are L5 stalls per unit. However,our development is proposing a more feasible ratio in excess of 2.25 stalls per unit. Also,our intent will be to maintain on-site wetland and creek areas to better enhance the development and coordinate aesthetically with the adjacent Fa.ni o Creek Park. I In an effort to alleviate traffic concerns on the part of the immediate I . neighborhood, t r' . i will not be our position at this time to improve �. . p Ash Street and connect with Burlham Street,. Our architect has taken steps to design a site which promotes the , I. • ' image of a residential street bisecting the development, The ";street"will meander : through the site with the apartment buildings on adjoining coil.-d-sacs. One of the projects , greatest features which will aid in projecting a neighborhood atmosphere are attached garages for each apartment unit. Buildin g designs are focused on presenting a residential them e with.,. the ma;Iorrx+, of buildings being two levels Attractive elevations as attached hereto,will include f • numerous gables, steep roof pitches with ti p g, p g nu o>�s able , � �� °pttc tile or comparable roofing, la siding,columns • and of course the attached garages. The project will offer abundant and professionally i , maintained landscaping which will in turn be coordinated with the adjoining park and creek areas. • 9 596 S,E.SUNNY$IbE FO'AD/SUIT 'P/CLAC AAMAS,0149715/ (308)246-1978 FAX(603)5541.9155 SEATTLE/ PO TLAMD/ SAN 01E00' ��" '':,,,,,,,,,,-„,,,,,1;,,,,,,,,u,,n � A$'luq 1.IrJ GlMIBIS , • • • • . • •' r November 12, 1992 Page 2 lit is our hope that as we continue through this evening and the weeks ahead,we may both exchange ideas so that the overall achievement is a project by which we will r. • both be pleased. Again,thank you for having us this evening: �. • • Sincerely Gramor Dev n orthwest,Inca David C. Copenhaver Project Manage • IDCC`ns r i w i . I.. • II ' n r 1 DEC- 9-92 WED 11 :36 GSS, I NC 6197381492 P. 1612 w Excerpt of Minutes of the NPO 1 & 2 Meeting on November 1992 Presentation by Gramor Development (Member of International Council of Shopping Centers) Concerning the Seal rst Property at the end of Ash Avenue Presentation by Gramor Development, (8:35pm)by ll . � � { ' David Copenhaycr, The Seafirst Property is being examined.for use of,218 apartment units, these units varying with 1,2, or 3 bedrooms. These units would have attached garages, and would be clustered in cul-de-sac groups off of a drive which would join Main street to Ash avenue, R was noted that th,e planned outline shown to us did not contain units between Mr. Scotts property and Mr.McBa.ths property: This area was replaced with a parking area, . Forty residents of the area Carne to find out about this preliminary proposal and to ask questions, some of the major concerns were: ; 1, What type of rental agreement was typical for these units? ( 6 month or 1 year lease was given.) } 2, How much more traffic will be on Ash Avenue or Hill Street? (310 car trips s per b � � P p day for the complex, which seems lower� which r tha.n some would expect.'; 3. Does the developer know h ow wet and swampy this area.is? Wetlands is another`issue for possible problems. R be ended� e.+cl AC circle n�te`� coming from,Main b � �a�. � irCie �p Can the street � with Ash eve This would get traffic to slow down on Ash, as well as a tumaround for both the apartment ent a�d Ash avenue. (Further connection later to Burnham would run into t this circle.) 5, What kind of buffet would be between the houses and d� p apartments is will il'trees be taken out? (Was diszussed,) 6. A recreation center was shown as being near Main street. The cree were shown intact with floodplain moved. Ed Duffield mentioned briefly the history of this tract of land , anl given e possibility'of other commercial developments, mentioned that this seemed the best proposal seen yet for tb.e area, iSome AgeA I • � v y DE - -.. J 2 WED :37 G S S. INC. ...i,_..,.. ,...,..,,..,.,,...,u. 6197381492 .w,o::.�,tt;.,:....«wN.:: 1. I I iY `. residents wonder `i if this could be regular houses inst;,-dd, but that seems not as likely to happerio) ti The rxaeeting ended with G ra aor saying that any building or corisituction wouldn't begin until summer of 1993,with about 1 year construction time for the project. The manner of the presentation to.,the neighborhood itself was much appreciated by the residents attending. Meeting adjourned 10:00pm (minutes recorded by Dan Gott) • • • • • Y J ,I E7TINQ THE STANDARD FOR SERVICE EXCELLENCE lairmaa Facsimile T�. • Company: Phone: Cp • Fax: ,° , , ---I (:) g' co From: 7.Dc., c Company: City of Tigard Phone: (503)639-4171 , I I Fax: (503)684-7297 Date: I Pages including this page: ,l Li COMMENTS: C3z.len p c caw -1. tom,, ;'l L h rye q , r^►aLi(j c- (141-.1 (,..0 c .: pe..A., 6r • . 1 F �4' � 7� ,7' ' �, r '/� l yt 1 ./`I • 1 ' l Ls 'e.1 t1, C.JCA��^�,�, � • • -1 ..t n t r, ...± ✓"r1 G c o t '11 C '{"'7 U1r1 . C 4 1! ! ;"� , g 06,( 6CL., r-vki, cJ_c a Vv" I I I I ' I I city o Tigard, 13125 SW Hall BIVd.,Tigard,OR 9122 *' PLEASE DELIVER THIS FAX I DIATEL"Y*4 r • • ) CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 93--04 PC '.' A FINAL ORDER INCLUDING FINDINGS AND CONSLUSIONS APPROVING AN APPLICATION FOR A I. ' SITE IIEVELOPMEN REVIEW PLANNED DEVELOPMENT REVIEW, SENSITIVE LANDS REVIEW, AND • ' VARIANCE BY SEAFIRST BANK AND GRAMOR DEVELOPMErc .. The Tigard Planning.Commission has reviewed the applications described below. The Commission's review was held at a public hearing on February 22, 1993. The Commission has based it's ,decision on the facts, findings, and conclusions noted below. CASE: IRST BAND GRAMOR DEVELOPMENT NW INCA Site Development Review SDR, 92-0022 Planned Development Review PDR 92-0005 Variance VAR 92-0021 Sensitive Lands, Review SLR 92-0004 APPLICANT: Gramor Development NW, Inc. 9895 SE Sunnyside Road, Suite P Clackamas, OR 97015 OWNER: Seafiret Bank Real Estate Group PO Box 34401 Seattle, WA 98124-1401 AGENT: Thomas Hamann OTAK, Inc' a 17355 SW Boones Ferry Road Lake Oswego, OR 97035 REQUEST: A request for F1_annedDeveionment ReviewjSite..Development Reyiet approval of plans for development of a 239 unit, 25 building Multi family residential' complex on a 17.3 gross acre site. the devel.o t is included to allow driveway y points A Variance request two d wa do for the development,,,,,n±, whereas Community Development—rblet'er'Se �" o�� 18,108. ()regiiires two 'access points for the first 100 units and one additional access point for each 100 additional parking opaoes. ' . This project provides' 478 parking,spaces which would require the provision of five driveway access points. Sensitive Lands Review approval is requested to allow 'modification • est ' portion p y year Elod lain which c across a of a of the 100 o p which cuts acr substantial portion of the eastern portion of the Sited The proposed excavation within the flood plain .ie approximately 2,500 cubic yards.' f A. future pedestrian/bicycle pathway is also proposed �within the 100 year floodplain' of Fanno Greek: LOCATION: ✓t Wei, n SW Main and Ash Streets (WCTM 2AC, tax lots 201; 1100, CAT D� Streets 251 ' 1200, 1300, 1400, 1500, 1600, 2200, 2300, and 2301) . DESIGNATION: Central Business bistrict PLAN DEaI GNA � ZONING DESIGNATION: CBD (Central Odsiness Distr ict) APPLICABLE LAW: Community Development Code Chapters 18.40, 18.66, 18.80, 18.84,� 18.92, ,1.8.96, 1:8.100 r 18.102, �ehen ive 18.106, P Z�cie�8 2.1.1, 13.5?3•, � , / , 1 f ,4, 4.2.1, 6.1.1, 6.3.2, 6.6.1, 7.1'.2, 7.2.1, 6 1 .. • 3�.5. �.�4.4, 75.2, � ��7. :� 8.1.1, 8.1.2, 8.1.3, 11.2.1, 11.2..2 and 11.2.3. STAFF RgPORT - 8DR 92-0022 SEAFIRST/ODOR Page 1 • • • The applicant proposes to develop a 239 unit apartment complex on this site. The development would include 115 one-bedroom, 74 two-bedroom, and 50 three bedroom units within 25 buildings. The proposed development plan necessitates a request for a variance regarding the number of driveway accesses. The applicant has submitted a justification statement for the requested variance. This will be further addressed later in this final A recreation building and outdoor cool are proposed to be located near the • Main Street entrance to the site. A lounge/video room, a community kitchen and an exercise room are proposed to be provided within the recreation building. Open space will be provided throughout the development including • two childrens' play areas. A future pedestrian/bikepath is proposed within the Panne Creek floodplain area along the northern portion of the site. Parking would be provided by 478 total parking spaces consisting of 239 covered parking spaces and 239 uncovered spaces. One of the uncovered parking spaces near the recreation building is designated as a handicapped parking space. The development also provides 96 additional driveway parking spaces for those units which have attached garages. The proposed development would be served by one 30-foot wide access driveway from SW Main Street as well as one 30-foot wide, accessway from SW Ash Street. These access drives are located at both ends of the development site. The City's Plan indicates that SW Ash Street will be extended and cross over Fanno Creek to the northeast of the site and then connect with SW Burnham Street. The applicant proposes to be responsible for a half-street improvement to SW Ash Street up to the northern side of the proposed access P P F • drive. The remainder of the street would be improved upon the future formation of an LID for the Ash Street extension. The applicant proposes to add a curb, 5 foot wide sidewalk and,storm drainage connections from the Ash Street driveway to the southeast corner of the site An wide public by p /p sed trian loathwa d is proposed border Fanno Creek. This p athwa y id proposed to be located within the floodplain boundary. If it becomes necessary for a portion of the pathway to be placed outside the floodplain, that portion shall be provided within an easement. Sensitive Lands Review approval is requested to allow modification of a portion of the 100 year floodplain which cuts across a • substantial portion of the eastern part of the site. The proposed excavation within the flood plain is approximately 2,500 cubic yards. A network of internal sidewalkS would be provided along the primary roadway I ; within the site and between parking areas and residential buildings. The preliminary nary lan dsc a i n o y plan shows ex ,sting trees that are proposed t o be retained as well as proposed additional landscaping. autumn purple Ash trees are �ro p oded as street trees and p a ro s Buffer area plantings contain a variety of trees and shrubs and are (�4 throughout A 5-foot tall tall wood fence is proposed along the southern property boundary and a portion SW site. p rti'on of the northern boundary near Maii� Street. the n�Qar Sal 3. Agency and NPOCommentd. Mitt comments Tigard Eai irieerin De aLtiment b recommended conditions, of a' p roval which) are included i .... ... and has The city g �_.._:.._. o has su ed ' pp in the analysis I �� outlined ed in the next section of this report: the following comments: + . ` F d . the p . p" es The Ca.'�., of ITi Builds ,� �3 reviewed `y' g nq 1�iyis�.,:�n' ha viewed he ro octal and provides I I STAFF REPORT SD R 92 0 22 SLAB x�ST GR�MCR Pa e J I I n 1 • . I ' ,, ' n . , . 1 .. . , , , . .. . . . . , ,1, . . , 1 . .. 1 , „ „ „ ,, ,, , , , „. .„ , . „, , , , . , .. . , • ;4kT A Y r i•io •� ' � ?{ }}:r}:• a{ •rr. } : rr.• ti. . . , . : r} ?:: ? r . ' r ." 4 r {"r }} .•}•:: 4}}:'iii:::i}i f/ ..: }: ..: •}} :.::v 4x•::xi }•i'J'fJ .I•.,}.•;r o4r G ;4 it , s 7g, ' } Na IitO :;4W 1;**0. aNG yti.g 1. }:if:•$$}}:•} :4:4$ :•Y4r'h....:.::,: .r......n:rr ..:,r•x.;%. i4:4:4:::}i•rx:r r:4::x. Neighborhood Planning Organization NPQfl has alto reviewed this proposal . . and requests that a traffic study be submitted that analyzes the effects 1 this development will have upon, SW Ash and Main Streets, and on Pacific e •.;and.rfu : a n :�:No w }and Y•?Taco Be l sites Having noted this request, f h } ? r� Y J i: rGr,: y : � x. r::.•.•rn :...J...•.:}•!.L mo f}}�f r fr::iia lar t-...rT:sr • e,nr s .: ..i lAge ereY•v: FF. r.rrf:y.. 1v%rit$J :Y:}4..v K� %%$y%%:r4:Y:: }i:%r:fi:I!i$i$:iJrir'lri i : iri .:i :•i i 1rl fi% iSSI i}J!.'i'f%: yi :,',r:• }::::rr: :. . . The oreg ,_. onDepartment of Transportation has reviewed this proposal for ' review. ODOT ,has made no comment as of the date this report was authored. Portland General Electric, Northwest Natural Gas, and General Telephone and 1 ' '' Electric have reviewed the proposal and have issued no comments or. 1 - , . ` objections. 4. Public Hearing Comments The staff report and recommendations were summarized by Assistant Planner Ron Pomeroy. Staff recommended approval of this proposed, development • subject to 3�. conditions of approval. , Attorney Ed Sullivan testified on behalf; of the applicant,' Additional testimdny was on the applicant's behalf •wad provided by members of ,,,the firms of OTAK Inc. Architects, and Kittelson &,Associates - Transportation Planning and Traffic Engineering. ,'The applicant's representatives accepted the analysis, recommendation and conditions of approval as provided by City I staff. - 1 ' Additional testimony was, provided by neighboring residents and 'business 'persons, and representatives of the Friends of 1Fanno Creek. ' Tie co stair centered around ,traffic imparts Xon adjacent streets, the location, ' and n " .-15- d-ri`r' �"a-cces`s'°f `r°�'tlie• develcT ianer>1, ;,'"-"atid"rvthe�.,im facts of the • bikewa r plaCemen upon" .'he`�"propo a*wetl d"'thitigation area. After much discussion, the Planning Commission has' ,determined that th projected Itrafficl impacts'`on ,affected streets it within acceptable levels I 1 ' given the design and functional classification of such streets. . i 1 Additionally, the Commission haSL found' that ' there is no feasible . , alternative or additional driveway access for this site. ' d" -iAs The Commission has 'determined that the' pedestrian/bicycle 'path 'shall be, ' ' moved southward out 'of:the w etland as far as possible. City, 'staff hate been P Y Y Do" approving 1 location sh and Wildlife' �iiolo i�t 'Hr�n of g�this a,y in u ' Smx.the ew with of this athwa ' An portion. r 4.his p hwa direc ed to ws7r�c then which shall cross private land shall be provided with an easement to guarantee public access,. intesnutes of the 'F' sof the�.x en meeting.of the commenters and summaries cnnim_' is are contained the minutes ebruary 22, 1993 P arming Commission ion 1 tinge The . Minutes are being prepared ,at' this time. An' audio tape ,was also made of . this meeting. h SECTION li. FINDINGS AND. CONCLUSIONS. ' orrG q dhapter .i tjleA Site Deyelo•pmerib tevievy elo' Stan+dardg tire i 8.10.130(A 1 . Site Lie dal be found t , rova]. �.L.�. { 'v.. pinerit review PP with the various standards of other co to be cdhapteeint . opo requites hat a development pr - Community Development Code Chapters. y' 1 ORT S � ��. (1Q.�;� SLA�F 5T/ 1 Pa 1 GSd�R STAFF` REP DR IP, ge 5 1 1 1 1.1 11 1 1 1 1 1 1 1 I� 1 .. l 1 , , • a . . • _ •. • f� I Jr rte., i''••••... • spaces covered parking spacesrrequired; 239 covered s�paces'provided),. . • The site plan also provides an additional 96 driveway , spaces where practical. Some of these' spacescdo not meet the standard minimum dimensional requirements and'are intended' as auxiliary spaces only.' These . "extra" spaces are not included in the total' parking space Count, The code• • allows up to 25 percent of parking stalls to be compact stalls.' The ratio ' of compact, ,stalls, to standard sized stalls is not addressed in this �r:.};•;:v,•;n}:r,{.}•..•.•rr{{{.;{.i:t}!..} •.;{.: Y}%?Y" {•�}'r�4;✓n}:}.;.}Yr}"{.}yr.}}•v.;.}'?r,{+t.•:•Y..S,••4;• •y> .}'r:Y.??v}:•>;✓. •.}h.; infra a s e g. f' _ :,;L �,. ,�;- ::r.. rm tion ubmitt d. ' k # :Y .: # `.j.^j�.}: ...# i # a :.Kr ' �y 7l yy •:J•. i•} r:r:P+�tl •: •.Yr: :?•. ...:.. Y rte x..:1..n., :+r:Yf✓. •J.4•vh+•.x•. .!.{:•{..y,+.y :v.vn• •:r•✓nY '•:v.. :r:•i:•: ii?•:{ ,. K•f , }: .r,.. :}:}:: ,}. r�... ..:.. x;, ;} r.. Y za. ,,. ... ..: : •...r ;{.,. : .., :. fi e...az. a y� : ri . � 'ir'•Yrr v}rr>.y{'7.r'rS.r vJ Y'ir:ii}i}}%}%}?'r1.4'•{.r'i�'r''''Tr'r�•'�i+rii}:%:vi7ti::Yii`'6iii�}r::'i:%i:•G}}Y}}:}i'��};•}:'•}Y:JiTir}Yiiriyi•}+:'f.4};•}%ir}:•:rrF i'S:::GF',•}S}:v'%X•�YrlrS�}i}ir'•'•L:.`Jn C' designates I handicapped access,Lble parking. space that is located in front ' •.}S;r.}:•{.{ .. s%f.Y}?r•:•{;Y :v}• ,✓'fi5,:;},:.•.v.•:•w}}%i�+L Cr:.fA}}}S};x•S:•:L:•}:•:•:;i:;}':+:5:{v:•S%•iS}:•..,:+•:.}:•}Y}'.•:;:•Y; of the Recreat:C on buildu g c c r ixi '; :Y the•:, r�/i%re/�J'�� .re t.B':::i mt an :.:•.v:•✓!• 4r{.f' .r.L.,..r•Yrr vf'.v r.{. ..p., .�..:f:+'..yr.✓ .;.7,•. .✓.r.,f,;,... .:}. ..{";:j•:%} r.•Ci?. .:?:fr+.:r.v• fi v::e $.{L.J.r?.r{{,S: .}}.,.'{r;;r,:.r4:•. .. r:• {•}::+r,{. ic::, . , •';¢J. .;• ;;,...:}::•Y;},�?i .J:}::{:`,...;✓;,:,.•'4'rr. y�y' ' •:fir}k.•.�� ?:'�:,••:'f�.`�:''•.i17i�!•{..•,• ..�:T.'': ':{:••T.1R••x,�•rST��• g�.1T' r T .,�,{,,,.},• r.:'Y.:.*:::v•r"5}/.•} ,.. ;•rr:rrr•r...,,•r .::: ...:r.rr•:rr r•:}rr f.:. vr::r::.r.L::v..::%::•r::::* r:•:•}r,•ig. r,. ••• .:5;: xh.:r,vr.:•r.•C.�i.••r.•,n.. ''','••�•v:',':•�i r•• �.$✓?¢,;.. {.r r:•f... ,!., r.... :•i}::{{{!:Y$•.• .:r..,.. ..:::.i:r,.:..::?. L�:1..:�r.•r,.?:;{{{r✓,ri;{{{Y,r r•;r.K;::.;:r.; jj •4Y.•Y}:.:x r.r rv: ?J :;r,.} .r; :.{y;. K•f.•: •:rF.' }:r• I V }'T••,:J �•► �•Y r g:4W -4• �a::�^� .' ' :l ::•:.. .''rti: l*Ni}?'` # :a .gq.g hi tinVMS ryL'y'r}'. tidy ..��y�M;'�} O tik,`,( sw ..:: .;r;:;S,. ..?•:?"� ....,�,.u,,tij; y�l';f:(;�GF:}f•S"w,iCitiAYr::�:i/;til; :%}. :r,.; ':s} ✓L;rYi,{'{:$;:;`.••S'r},{.,,:,.i .}r}}:}}'r:''i.{•}}:'Yi'J:::j r}:•:L..Jf✓:'}.,}}}:ii:r•.Y:r.rYr:•}}:4}:r•}:}}:�•?iiv..}:•`:77::iSi:•}:'f.:}� r..... li rii:it••r:xJ}rJ•.v:.✓/.•Y}i?v.•:rr✓.•L•}:•..YJ•!:4J:nv;w}}.•.••• 1g. It is' recommended £hat several o' these desi-nated • hafibIcappdd'Y'parking spaces be dispersed throughout the site so that each: ; . parking area, or loop, is provided with at least 'one handicapped parking stall. Additionally, they may well be placed under cover tolbetter 'serve • • the needs', Of both potentially JhanditaPped residents' of this proposed ` ' development and handica pped visitors. C cuter 18.108 Access 'and Circulation • The site plan's proposed internal street and sidewalk system largely ' satisfies the requirement of, Code .Section 18.108.049(A)1.' which states that . vehicular access is to be provided' to within 50'feet of residential units: Section 18.i0i.050(B1 requires sidewalk connections between the driveways . and the entrances to the dwelling units'. The proposed site plan demonstrates 'compliance with these code sections. Section 18,108,01g al also requires that sidewalk connections be, provided between all dwelling units, common open space and recreation areas. The 'proposed sidewalk network does: not provide a continuous pathway connection • between all dwelling units and the recreation center, playground,, or the public Sidewalks along a g p g n etork would require p edestrians to walk within vehicular accessway s to get to , these Areas not just acrobs the vehicular dr ive way s. This clearly▪ not a pp rop riate in a development that could include a niirnher of children. In .. order to be consistent with the Code re,t q uai�. re me n t Y a fopr r r }r int vre rn a l walk w a s, t h } e "it st a r r . •f hY;{ i? it } � :1i sie an wll need'to be revised» iN { •., . {. • . YrrMN r.' rlVr4 Y V f r ✓ O r � � � : 1 } �{h}:J� }: r r.�.^}:• • �'•: { }�00,04.40414:...: '•.:r• •.,r• ° ✓ .J.. .:''. .: r . 4, r ?�I'•:r ''. : �rI-M%.Y } vr M1 v i I }: 1 f : rr r ✓ ;.f r. i:: uv l r Y •:• ' ti • �3I6 1 'R } F r r �s { x r r }h ✓. { . •� W � < •.� % i �: y % .:.. :fi . : } . %. k . � :%gat K �: 0 1 ^ nra � �: �h s� e� ��avb��[�j�� a✓� :� � . • ya ts ? . jt : o Z esta } i t pr . te It lrar t r.eLY et}s j•.:.r. ..:r. vJ }r } ' .Y::;•••: •'r:.,::.,i }•,: x,i:4}:S}:l•-,:,:.•:',"•• ' should have r to cros .this apa:rtxrteht complex driveway in order to exit the , site to reach the businesses, located downtown when their is ample connection could easily be provided, lent connection: Thi.� k ? opportunity provide a more conver4 sidewal i ° ;i . The proposal satisfies Code Section 18.108.,010(D) for internal roadway' width by providiArg a minimum roadway width of 24 feet. The proposed , I, provides roadway s anon for emcrgt � idt l sfthrough the 24 feet' ° and irtte y ys ' s good circus: y eh site: , {5A YUT • n �" t o 18,108.0100) also o�rides lulls .l development ale standard for ,' Code , eci x , p din s number Of r qu tsewa s foram to com sex lees • on the number of - ve1 pM nt is reguired ' e i.red dr.iv y p f uni This 'd., provide` bfive � � ces s dr. „ c y .... wo armed. one iveways to the Public right of- wa. however, c nl ' ' d W.r point ie ro oeed to SW Main 8treet with the o"a e`�r conneet.n cess po p - ..�--,—m..,wr.w•wrwWr'• eWr•�Im {{+wa+,.Y1.�4Yt lriMbr.eM..+Mk1.sW,W!'N4•+N M�A•la t. .e.gttn4.. .fie, � ar n t ' _•v,« y/ Sa o A.EPO t SDI 0.2w0022 S Ai RST/GRA OR ' Page 11 . i I i i , i , ;� + 1, . �T 1 to SPT A _.greet ,."..The applicant requests that a variance to the number of h •a mss points standard' of Section 18.108.070(D) be granted to ,permit only i • • . two accesses to serve this development.• The Code recognizes that variances from the access standards may be necessary and provides standards' for an access variance that are different 4 than for variances in general. The access variance approval standards ' (Section 18.108.150) are: �� 1. It is not possible to share access;' ' 1 w 2. There are no other, alternative access points on' the street in' question or_ , from another street;• � , 3. . The access separation requirements cannot be met,; 4• The request, is the minimum variance required' 'to provide adequate, access; ('' ' ' 5. he approved access or access approved with conditions will 1,' result in a safe access;', and i . 6. The visual clearance ,l re irements of chapter 18.102 'will be � • �` met• p� ft a Analvsis/Proposed Findings 1 Due to the location of the site in relation to Fan= Creek, the topography • of the site, and the surrounding existing land uses,, there is no t ' possibility to obtain shared accesses with other sites. Neither are there ' any additional potential access points on streets which serve this' „ development. The Oregon Department of Transportation will. not allow an °-'' additional access point onto SW Pacific klighway. Any additional accesses • • on SW 1-lain Street would interfere with the un,„dt_ioning `3.m`l:e'raect�.on V also no add. tickna ..•. c s i :iiOi it "aNai ab on SA Ash St eer t, 'At this time, it is not known what the length•of the bridge rt • rahich spans Fanno Creek' will 'be; bank to bank, flood plain to flood plain develop variation a�nut • ve t were figure this, -or som the, applican re to �recon vent and her hictilar,access point onto SW Ash Street, i ', there is no Assurance of what the impacts to ,this accessway,, will be, when the bridge is constructed. The location of this bridge may render a second I accessway unusable. , � r.r.cJ,.r.jy•yN� . . fF „ x J To. � a R w¢ T �v jF�� , , J✓J T':fS;.•:.{.•r:J }Jh:e.::::rr:,ti ..,• : . . ••Jr.}:.•LY:• r: J . . •:::7,0} ::f., �• rh}.• T Y, r.,:,�. ..:. Y :Y.-e:r , Y . ri,.: :: . 4�� 6 �} Mtie5I} x4: v r u l . } fri vx} :J ONr } h : 4,00✓ Y0 4yy J0 4� .�� gMt } f' ' ,. y . { + : : w / } r� } X 07 .{ ir:RM1i f � NY [. r rf' r: : r }:; tig r }G • : :•:4r vri:ir, y� 1 � Yi $Y r .h } N} rf ✓ i:iJYi rX•}:r:.•.vr.•:•:{v Y,•:•!•:4:{•i.r S, }✓:f}•v G.Y :•.✓Jri.;ri(.}yin iif{{'}l.•y,•:�t}:•f;�,d I, 'Because the two proposed acc; wats would be located at_ points where: ads ate s - � w<, ,.,a.., gk� u.�cla.•s�at�ce w!i1,1. .lae...� xvecl the Prop, '��pose and the � p, .�v�� ado ate a P .�. �.. � .nt�t addee �r "...� -. , oast _ b7 edi o] shQ� _ levels of traffic antic ,paged from these driveways• I ' ' , I/ ? d F J.{+.+X:4 r..{:•r.{:+. h:iN.v::•.J. i r �T L.g,A.r. M �rm.{!t fir;:.,. ..:,r,{•:F i}:..a.. ..:;.:•,}.V iy dii G :•rA}:i •}:GY.ti• vrN. J.{.t.r a}!:• Yi.•:ri e4.l. •:• 1� g : ?r f{u}iJFi'i r.,�.$}:•}• -• :oy: •• y:., + n r} 5. :. f }J � � A, 1 ��•�rW� �A � ?'F� :} tT Kit� ry� .RN , •Jn::•fi.•,4:•h•,•:r::rrrr:.0✓rrrf.4f;r♦}r r Y}:•}:HMr:•}:r}Y}}'Jif,•i}fJi.Sii}'rri:•iG:•i}'I'ir}'r•:;i Ootxmtnit y ,Development code section 18 il � a � otsa n ' ,I,p entif cation Signs � iodated at all nt nces o m ti family' developments. Sign sizeand height details haWe root b e e n x o r 3 at ,i time 10 furt e r review. is" necssar at this Point,: Jx>. , 00 40 STAFF''REPOBe ' SDIR 92-0022 SB.iVIA8T; G'FtAMOI Page a 12 N ,,; • -. .. a..,...._... L_..r.. , i,... ,.,._ .•«.. ...« .»...._ ..�. ,..+. Y t:P 1 :»{ . rvwJr : v :Gvw: # r > f t . Sign sa ze, height, and location • !• :. must `be town to condo"rxii'rwr�th Cade standards Qincludirwg visYOn clearance) ' in orde,r ,for sign permits to be issued.' Code ,Section 18.144.070(A)(1)b� (Accessory Structures) permits accessory, structures, such as the proposed garages and carports, to have no more than fi 1,oo0 square foot in size and heights of no greater than 18 feet on. f'' residentially zoned parcels larger'than 2.5 acres in size. The largest'of 1; the proposed garage buildings is 1,000 square feet„ which is equal to the ' ' size limit stated abode. All proposed garages and carports are consistent with the maximum accessory structure building height standard and `with applicable building setback standards. •Therefore,• thisl,code section has ` been satisfied. 'i' , Chapter_ 18.'150 (Tree Removal)': will be satisfied in that the applicant will be required to obtain a tree removal permit prior to removing trees over , 6 inches in ,caliper size in'' preparation for development. Permits will be granted only if it is found necessary to remove the trees •to „accommodate ' ' structures, sidewalks, driveways, 'utilities,' or ,other proposed ' site ' I •improvements Although the Isite , plan illustrates trees within the, ' development that will ,belretained or that'will need to be removed, this is l , •- , sh.v}•.ow:}n.:....o.rr.n...•r.»s•.:r e:. r.G..ra te•...sh`•ee.. t•s+:.... ,•✓ }. e : }r : fi fr 410 ., { f �� . : Vn. v: k : y r v i x# f s• } 3�•te 'ar a t lN � • p . h .:!' .n vv :v !.r a :f. !? r f 4} rr.� f. . r. S { W Mfiro t N}. f s oifgagittg{�� Sii0e. MiarsM M 6 . I I 4 A nvi:ti:S:$:•}r':::41•.:ri}+t,,{rkr. VrWr.{{a {{%:r:•r•{{{•.: GYn•fi{4:v :•y},r••;�.:� :?',': �, { 'v.?•;{%,i'ii:':v r.:.rvf}}:{4}?..r:;vv,.v...;..+::n♦:y,{+•:{Jw � v Chapter 18.164 Public Improvement Requirements ' 1 COMPXtEHENS IVE PLAN The Comprehensive Plan, Transportation Map; provides for the future .. , connection of Ash Avenue across Fanno Creek. Comprehensive Plan Policy' , I 11.2.1 states: "Ash Avenue shall ' be, extended across Fanno Creek,...'.” , j Therefore, „barring modifications ,to the Comprehensive Plan, the SW Ash ' ' Avenue 'connection Will be completed in the 'future. l' Typica,,ily, construction of major stream crossings is riot .required ea a ' condition of de v e l o ment u n i e ss' the' ev e l o m eat� by• its e lf 0 cr`e ate}is the he ;need for such a crow in Q J : r v • r} i • fL{ 1V ^ J J f.; 0 YOµ p� vv r Ji � x ? y !�J� rrnX: �� r 0 0:06R ' My # v0.f{ 1rK4 . I � •I : $v X 7 : :{ a!vrvr w O O r .5 r imei ( m z y : W t yy w rR { ef � MF 3Y g 4r r r,v : • { ? {{rf4 {'1: {?{{ / f 4r{{ {: {.}:r { ¢} , ✓f• : :.{ r4m” { .W " s fr •Cconsistent with comprehensive Plan , , , Po cy4 i j « 2 f hth 4}e a se improvements to Ash Avenue along 'the sites' , frontage hut' does not 'require construction of the creek crossing as a . condition of the development of IadjQining sa:tet t, g rafolirxs acts on Ash Avenge X1:2.3 provide measures for pee �.�.:2..� through �en'traffic I. ... exceed the , P r r. .... iddle ran.e for' ollectOt' p s oaumea I 4 a ►uinor c Middle g s�.� The olicie ppea to assumrs i � eel:', .1 that this site will be developed with a commercial use. A commercii.al, ,, . dh;{e; v+•:re.•:}lo p m?e n t f J J Iw o uy l d V}+ gen e r a t;e r Imo r +IJJt ra :•' ic:•}J'r th Jarn+r;Mw}.}o•Nu•l d{t he''Ic ru nrr Nent p r•f•op or s•afil : : 7 • .t rY .. { , f:?f � J J j :� y i� � ��0�f 0 f .4� � .. .0 i� • ' � F gi! Yt� l } O I } C"yfv Giiii 1�� F T g h : w. !J : .• ; i N f{ o. x y % F y { J o Kg. :• tY y j ,' t : i{:v f I ? � v ri 1 }:ff? f '{:•f• : r 'K : rf : rj y! vry o $o 'v Y .a ..,rxl: � r d? N it hulc alsor e n.,ofted r r ta4: } Jumrer r /o 1i g . ... : >,sugpstE� mitigation on �easuree have ented s ince the C�d reh�n�ive P ■ 'Plan, wa s adopted.' measure 3 inxdet m ' Street; the extension of Mill Street to O'Mara treet and improveme tg to (7'1Miara Sts iet. 61 STA1F APO �T SD Ft �2 7Q 22 S EAkI S T1 GTAMOR I I Page 1 I . • 4' I i 6 , I • m .. i I • I 1 • I' . .r Y. , •. .+' N, '� , r M1'...w..•4.,...-,..,.�,..:..�...,w......r ..., Based upon this review, it is the posiitioh of the Planning Commission that the Comprehensive, Plan transportation by' i n poces are : satisfied the development as submitted. ' . , �. TRAFFIC A trafficLim t anal ,' dated December �,99c,; has ; a� a submitted by xitte� sin aid oc a and bore been su 1eme ._. . .�� „_�.. nt yaa letter re ort,: dated T -''.%}�'}:. :.,':}'.'.}t Y4a'• C rY,r�IY�iJJ-N{.l••'•Y•/}✓i}N} Ii anu 3r :':'+.', 'ii'•'"mS•}"''' f.•'`r}Jr}r:,?,.{ {..r:::.v;.'.;.;{;;T:4'�••v }�`?{:: 28, 1992. 3e:>':•tt<'.t?a:••}: :1G;:E •' : �e: t % �.• '..:%: r"� r '.aw'i'✓wrMn, ,.i{{�:'••�:."F�}•{ r.+r{.y Jr>:r:..:r"`Jr.•}:•}:{ �: :;�`,^•.•: r.. '{:J.. .�.. I...is%. :%•': S.{. ;fr.•�+y:'r: :•}::.}• .,.�,r,.. •JI.•3J.••r::•:::•3'v'r}%:'r}: .,}.,..,1. :..4.v. ,vr...trwy ., J. .r.. .�'Fi4�• :.)Y•�'N�..f� � 'fir .y �y��ji� yy V y �: �i•:}�yC, •:r•. :. h •i '' �M' � • '3 v r # { • e .:eYY •r: .� r F 33� 00• ,i01: oY4v. : i33} v4i� }G r Ir I, :a$ f stk oot,} ri r Fe0T r a1: . • i : } } ♦ r >: r .. { . rr •r• :•:v' ... . {'J �•4f. •The report assumes traffic desti,nedfor areas to the Southeast '(Oregon" - :� ' City,, 1 7205, etc.,. .) will use .Highway' 99W and Highway 217, as their access `A route And', hence, will use the Main Street driveway.' This assumption may'' ' ' ' be valid in the 'longer term,after capacity improvements are made to 99W and ' ' " �, , to the,I-5/217 interchange area. However, based, on,„the City's observation � ' ' of current, local' traffic'patterns, it..would be expected that'much of,this f traf' ac will use the Ash Avenue driveway, and 'access "mutes Via ,Hall . . ,' , � Boulevard, especially during peak traffic' periods. 'Therefore, ' :it is !. concluded that the Ash 7.lvenue ,dri,vewa carry as much ore 20% of the' site 'oa f c using the initial mar •�� _ w��w - _ c' "y.� rr. h J. + r c•r.,•. v:.•.:•. : ••,+J. +.+J.,•rrA,• ,:,,,.... �♦, ry•�� Y!f� }� •r:ii}••• ;3�2 •:... .;v.,,,y,' ••!,¢},•.•.M.'Jd•:r'IJ.+r.:::4.•r::•:,:+:. �•�i%. rv:� %ik�: �t%°:;t;. rte( 'r.`• }} {�• '•333}'`:%•33.. .r r �;r�{�; �• y�.��• r.: � � { .r `TfhF!:�y N! .y,;r,�:y y, fRl•.• ,, •:•:+r3: .�,<1}'f.''r}''{dr%: {ter!. .rr/:•'r::......J.:...f•r;'..:.:{{••:•}:. %:4l 3/,.v:{::•Y'43Fr:{•:•':}r3:.r:%:33}3f.•3} ':n•: r.. :♦� " �'uirrentJ.r' ��}'•�'�i•i'.'Avenue near,' �`rewing', S'treet:, carries approximately 8`�0 vehicles per day. When the expected traffic from, the development is added to the existin traffic the volume will be 940-10 5 trip Ash I, • ! <. }., }> r.} r a,. 7 sr day on As • {�,% ..F} .,}r. :?r. 4r•,}.r,;{+{:•i}:}•.,1,•::.•'!i-+•:•}}}}}'r.{r..r:•r:;rrJ?r:Y:�:a h+v:�.•h.-0r>:•:•:• �}}.,.},�>y,.,y.,{,y Avenue. i %. " ,:}: >s•, .1• �; vrr. , J..{:J }:fi., +Jr.•.,'rrrrr•:V,:v:r,r.•h• :�, �' 1...,., yy.�y ��, :�:I:k' ('��aY, •�. ::k� f�' J Yr..••; .y;,. �yy } 1 ��' w n '•r:. •.•r.•. :•...Ki•1f''.ir:I.. �y��.y � .y rr:'r:• f .�y. rL:� ..•�. .:a� ...a+:%:::t��'ter::.{;t+�r•• �r� -�n �y r�•r� ��y �{ { .J rh �', rte. } ''Fi �+��•� =•, ;f� �(�• •��.� �r. :4' ,}y`�1�;�{• JJ, .�• ,� ,'R,TT'.%:�::�: �nT. �%..IT.'T• yyyy.�� ,,�'�'``,,,}y'�14�;�4• 1 owe.L�,�.r '.;:.. . v+.:{i'4:{....{};•Y{•..:.:....3W}..,. .:}33;{4....A3:4;{{..... •3riv}:{„v:•.4:43:{:•.4.{r:::.:Yr: :•}:}%fJ:Y%}:J:•:•:{:r'•':4:{i{'.. :43}.•r•r yoN. ,3r ,,, :•Y•:43};r.....{f r"A r:{{4r J r::{{ When Ash Avenue is connected across Cann �reek i�� the fu a r e, 1 some u - increase in the percenti'‘ge of apartment :traffic 'using the Ash driveway traffic should Which wool�d be using� it should also be expect d' much of the sho - that ` • of c Ash Avenue, drivewa would the e y crosrti. Fanno 'Creek �to SW Burnham Street. ' Thereforre, future construction of A anno ,r' Creek crossing should not' increase the share of'apartment traffic traveling, through'the residential area 'of Ash Avenu-oo: , '' :{' h�A;. ' .:,'rh:,.:{::'• •JJr . •+ ,.....,.M:,:+r•+F�>.1.+J:r ..•. .. ..,. .•..,•rr.• : :•+ :„.„,--c.,,-,;.....-',-,,.. r F !64}� },t; � 04tiy • hf 4, 4rr : /: ryO N: : . r �S ^ •..i . .{ . • :r :' { r }>: ,:. :: ..J:: :.v•.: r .4.40:5400.41111,440.40A r. :;.•.•M { . , .: v vr f ylr. 00 ,x 0+ 0 Y f hY aJi' W (g 1 pp j 7f I ' SSS y 3 x• g. :r xr :i:}4}:: {.. . . {':':{{4fi3:'3343Y3:4rJ :3:•:•Y•:4}3::{:{{{ 3}:;i4:%•3}:•;{%•};{•yYr .• .•:r i TAEgryn So.. r 7 " ... .. . ■ + uthcve " p' rtxon of l a'lri Street along the£S3te t frontage co the 5tr•eei: as claegx aan - llect�r s street.developed h � � g ge �s full Y, with 1 curbs and sidewalks.. A �erin study of the c street recommen ed pavement be ,completely reconstructed, in,addition to'',other' d n the a3985 yen iYxe Zt1. p p foriit ,the eerproposed OP improvements. � would be �3.ni• zr'actica�, � �t.a � er - � proposed rec' "on needs x: tree in a, jai ec eme faehitari, t j v.Rathc r, rthe ©nstruction onstructxi ur in lar er se J },,.,,,,. ,,:•J}.+ }: g gct►ent s. beri~.' eJ f:.: r.rrrJ::.W 3 J 1. ..}iS.:T♦!}M1ii.•}Y3}i%3.r• �1'i w ,•T�B �SpORT �Sz�R 020022 z sn piF,tRS� , Pa e 4 • . • • 9 .fI D r n 4, ' o r ti • • ,. e p 6 t y r.• {:• e� :r. •:r : S.� : •v.v : r: v •rr r v•. y ly ' i ' ' f r : . rr ✓ .J✓ hLLL ?o }hi rr � L+ . i ? � . � �% %'::.t %:i±A:4 ,w7:+ii%%:+i� : /?•:•:%' :•:r ?rir :.;l �f%✓ :: , ce LL a i nt a 4teLy+ Jr n :ii L jrn� :" L: r : : a rtaw•tre.y a: : � " % L (, y , r r . � . �w� .t � . v. U +% 0 ?4 • • ref .fry sadxed hi ya i: ?e : � tnrxthh{ ... / •.• •..................... r . ' .Y• i:Jr L Jr✓ :r:«} :;%• :1:': ti%i r } i•i: }rrr : JN : i:. ,, Southwest. Ash Avenue is, classified as , a minor collector. The minimum •' standards for a minor collector are as follows (all distances are from ,center line),.: 30 'feet o f right-,of-way, feet t o f pavement, curbs and , ' sidewalks. This development has approximately 750 feet of frontage along' ' SW Ash . Avenue with 20 feet: of existing right--of--way. There are no ' • improvements along 'the, sites' frontage except for the southeastern 200 ' feet. ' Where there are improvements, there is approximately' 12 14 feet ' , . : ' of pavement, open drainage ditches, and no curbs or sidewalks. : ,• ,',Southwest Ash Avenue is partially constructed,between SW Burnham Street and ' ` SW Hill 'Street. To i�omplete this final �connect'ion would require that a • ' bridge be built over the /00 year flood plain'of Panto Creek. This effort 's would also require the,mitigation of wetlands. ;,It is t' icall. rea�,xir;bd of�'d'evelo ments to provide �for�' street improvements . � alon the tronta e� P p ,.•:. •.%:• , . .Li • i f theirdevelo meat Ti' this case ;': "'t'` .J%:•: ./JAt✓?rrJ.Y •:JJ. •:lJ.. •J.•r+..L•J.• .Vf.their'V4 YJ +•✓:r✓r.••.✓. •. +I. .. . :r:r:?:? •'•%•. :✓.. .r.:.i .r�:. 'h. 1. • J ✓'r :✓.L+.vr.• J✓v. v ;•w:•:• 'i, r..L •:l:, r. ..i:!• :•}t+. •:••i�?'k•:v. .rr%!..•l.r.41,,this J'. .J.r.r .r. .r.✓••.:r; •?%;.,r" l• , .4::•:.. .fL r >✓.. r.l.•' :J,• •: fft•••'::•%•t:•%•:':•%%':L:':J i `�{y�{}��•�,.• :(,�7. .y'.i ,'�•,%•J •�V't :,:,lJ•, .'♦/�rlf1 :`. '•{:,rr, •'•!:•f':•. •A:•: H'.�T'. ': ' 'VETT:MY':.:•:'?EX,i1:• y1. iF K1., :/•yip •�.1• ,jam �yi, �,t ��• rr+✓. J A+ .,y, {',�,i,,{•+ZF�.�•�j.�•�'��: a�!1�;�F ..7�7. %tV%'{'.�'��:4F><::•'r'�1:Ai1 .Nt;�:7::�7�•y�r�-�:�..r. 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Ll,: •::r. •::. ..G.. .3. !.. .:.rrr .�.{,,i�� .:?5..r. .� •Hi��F/;•.iii'•' {�Yii:�Rf:'M :vr:h�r. .t} '(%' � r:n•. ,r.: •:r:. :::.Y,•.r.✓.•il•:r.:•r.?• •rrr.. ) L:rr:. •r�%7 •?};+"% L. .ry .♦ ::.:?•'}i$:•r.vr:{{::?:rr.. :tij�t??%,v./.�'t• ..J.''"V.�::•:tii +•S. :•:•:'' .}?%Y'•' •�•�� ••?{?: r,is ?L;....♦.L: L: ? � .�:::� ��.:.�:�iijr�,j':�' ��'t" p �%�'�:� /�1Cy;y�+?�.. y .y.�►y,�!}�� (j��j!y� �y !T ;`v�;•`,•',•^,•: ✓r.' �j�� ..�k:. .+:..�J.t:M1•i+�.i�ii'LL. •�JF::1-t•J''fY'tiJ.b:�}:�i�•.'�1'iI+AL'HJC•�tiS:'F-!+' r�F.i:�� One .•%:!%}T ::✓r h�:L•?'rY'y ii:•: .R'::%!::'%I:•:'%%is f%i ':•%%:+•:%%: •:'!ri✓••r:n• in''J'':'hh•.• A•t:J:Vr:'rrr:•.N.✓:J:Jfr:II:•Iri N.'✓:i:lMr:}:%}:r:i r:•}.:heir:h:h:'J'%%%!�fJ%}::YJ hih:'}%!:• � I' a ' o. ..:'tne condltraa..' wht i a future•,improvement guarantee m,ay bo accepted is �, f when.: Due to the nature of existing development on adjacent properties it 1i�' ' ' is unlikely 'that Street improvements "would be extended in the foreseeable' • future and the improvements associated with the project under review does , " riot, by itself, provide'' a, significant' itnprovemeiit to street, safety or '. : capacity. 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Lam+,.?: .:.;:•r:.rr:. v✓ s' ari� �} ,{a� q� vJ L'•' •r.%•a .rrr:n.• .vl::: hL.: ✓ ��HW?��}� rr, •.k!!R:�ai4''i:�4 •:1�i �+�;i'��y}� 1;;�� j� f. ��.l rrr :'rr :>�:!^.�7:. �".�`� .�4Y'4SLg1'4':�er`!:•'r:%$ .�'r3f.�� rr ,'�Ty:•. ,•y��;��5�µ%�� {}�� . ;.y{y y� >:.L �� }y w" � � ••nv. {Y` .r.. •,v.•. :v.. ..+}. ��' �!�, J�r�.1M4M�1^4Fjy�{�,�:Wr}' :�4fM4•J �'�7^�}:�. :45��:/.�•'.'W�[�•1�y r •''}:}r•r t'IT•:. •.�' L•Irr:.:•L•: Vr r.4• .�.✓. •/r.�•�y�}�� fr:.. .�. r.f .F.l.• T ,.T rrr:•::•!.': L•:r%: 'h...f!:+:J. • r ."{"� Vr ?•L L••••: . v:%f,. %::'::: :':'ir .n.•:h:L r:.. r,ti ••ri:•ln..i• i' •r :r!y'1iY� �+ ^ y� yyj�{{'+��yyyj� .V (y 4 ✓ .r .r. T' Vie% ':!.• y� r %r• }1� y, �'Kh''.L'•tiJ.•X.TCib'�+.• :T�:+6i� ?. r 0.J...:'#'.. !r. 0; .. ' h::. . ` '' y ,!: .r..•.v::.v:: .r.. rr•r:. .�•:•:�.','•.•. }:�.. ..:.,.hR. �•.•:"!7. .r h, %'t�'47 .r.r �r. :'r: .rr...: ..:•:.:.:..:.✓.,rfr:„.:...:::• .. ...::r:hrrrr}:.. r,:' ?:•; F.?v •.v:h.•r.':r::J:::.:r+rr'r .... %J%: hJ.? '%•/:M:?•r%%%:✓}✓r::.LY1 •:h r' �1� J••••Y�•+••: � , . r:V✓''N%%..'r h r✓rN.,N'.! rrr}?i}YJ, • 4. SANITARY' SEWrR: There, Are two existing public sanitary sewer lines which Serve this' . development. To the east of this site, 'there',is a 12 inch;line' located in .y the kaubla.ct there B inchAl.inevwhic i traverses, the side in a' north-= right-of,-way ht:- Oft the western portion of the, developmen , iouth Max n S�tr alien turns west direction an c s eet� . d � at the north, site and. head The applicant' is proposing to extend this 12 inch line to serve this ,,. , % ::',.::, - : : the southwest corner of thld property,ert, The unused�portioy ofd th line at develo ..enty This line, wou then tie-'i y e 8 inch, • that 6 rrentl y crosses the, � ro e. t and y portion i :. This, g .ncept,ual plan meets Cityeregt. cements � I line to Street 'will , '' I�eabanoonpd. o 5 ��,STOF�M SBH o ' The majority jor st af� the e pate is:bounded oed or ' tke north l y Panno Cree p HThere are � alsa wo major cree�s ich run through the Elite sitand t hen d~a ii into Fanro • „ ,r M , Creek.' S 'A k`, RrPO T, - SDR' 92-002 SSAli'1R5TJC iOtt Pa a 1.5, A 1 ". I II . . . • , ' ...• • , . .• . . . . . .. ,, . , ,, . . . , • • , . . . , - , . . , • • . . . , , . . , . . , . , • . . , .. , ■■ . , ■r , i ■ ■■n ■ 1 . ■ I 0 + , v ■ ■ , • n , • , I") J . c.,..,,,,' . , . . . . . . , . , , .. . , , Io. Policy 7,4.4 is met because the entire apartment development will be • . . -. ..- ,, , connected to the public sanitary sewer system. p , . . . , 11. Policies 2 and 7.6.1 have been satisfied because the Tigard . , • , Police Department and the Tualatin Valley Fire District have been . . . involved in the review of this application and have offered comments . . , . . that been incorporated into this report. ' • ' . . . , , . ■• , . . , . 12. Policy 8.1.1 calls for the provision of a safe and efficient street„ ' . , , system at meets current needs and anticipated future growth and 1.. . . development. This policy is satisfied because this development will . , . , 4 connect to existing established road patterns. . , 13. Policy 8.1.2 is satisfied because the State Highway Division has been , • . • , provided the opportunity to comment on this development proposal, . , : • ' f 14. The conditions of approval for this project will ensure that Policy 8.1...3 is satizfied-because: a. The development will abut wo Rublic:streets, The proposed , . Ma71-ffiraa-ECIRT.781E-W45778treet and_ga.,7,01W76.17.P11,49iar_provide . . „....,.._, • Add4talEe and safe _ access the'proposed development. 1 ' . ! . . ,NR4. 4, 901SiaMateRgaggnaNIMMINENNOPESitifteafia _ alikaitigaggiAN04,4000640a.RiiigradtiWagaiiVaglitiWOME ' . :. . Watifttli0iiiiliOtt.:030,4,4104iii:40*,#.0.440p,t0.4100.4W;MATtiiIIIM,afaiON.00431401„ 1' , . gefligile."4.400.,AMMOWNWORROANNORRONION - ,, tIOROAKOMMigNO.V1410AgiftWinini:ingkiiiid4. #0).)0.00:600.1,0. : ' 0,Wattrged.R.WWWOOM. eii..1.:40000.0400.M.A00.0. 0101WAYSAS , W0443."610.10. 0911.POWFONAWAW,Magaar"""'"'r'' ''''''—'1"-- . . . t.,.:.,,,.;:;;;:!..:::.0.,4,44:::.:,...:..;.:.:.:,:::,,,,,,;,4::4..1:::4:::::.::::::,:.::::4..x.K.,...;i4:4.:::,:•,:::,..:,:,:::::,:::....,:,...,::::;;.;.:::.;.;.::;:;:;:;,:.::::;.;;;.:;::;.:44:.:::.::: , . . . c. The developer shall commit to street improvements as.previoutly specified. d. The developer will be required to pay a Traffic Impact Fee to , . • the countywide TIP program. :. „, e. Tr whether a buo turnout is i-met has not commented on Wheth • . necessary. ThotefOte# a bus turnout is not requited at thiS . time. . • . . . , . f. Parking spaces for ditabled peons Will be proVided. as , , f . , required by city and State Standards. , q., The property is affected by the adopted bicycle/pedestrian plan , , , for the City since a pathway is called for along VaIiiid Creek within the portion of the site that' is within the 100 year /. . ,. floOdplain of Fanno Creek. The site plan recognizes this • responsibility through ptoposing the construction of Ain eight . , foot wide pathway roughly patallelling the cteek. . , , „. ! ...., SECTION III. DECISION: . 1 . , . !lased upon the above ifidirigig and conclusions# the Planning"dommiseion APPROVES Site Development Review 8bR ,92,-0022 for the :proposed Village at : . 11 • Fanno Creek Park apartmente; Variance VAR 92-0021 relative to theHrequested , . • access variance anned Development Aoview PlAi. ,5 -00d5 fOr,410Vlbpilient \ ' '. located within a Planned Development area; and 8ensitive Land6 Review 81.,P, , • . , : .0- 92-0004 . b t. bikepath and utility instillation and landtott oodifications . , . . ,. t, ,Lth,atn:the 100 .,year floot4airi of Fanno Citbek.10000:NOWOOMINOSSen „ 1 , , .• ■ , ' mogagotgovaigkesmatapwatotgagt *4....itx,.%.„:4, , ".4..4,.....w,„,,A,......„K„, :„......-. .b:,...„.....:::::.;:....m::.,..........c.,..c....,..; , .. , .. ,, . . 8TAFF AgPORT - 8bR 52,4)022, 8gAVIA8T/OgAkolt Page 18 • , , • ,„: • , , „ . • , . .• . . , , , . , . , , . . „ • le , ,h . .• , • , . .i- , • .. A ' . - 11 i • • 2. If the installation of the landscaping is not completed within the six-month period, the security •;�. , may be used by the City to complete the installation. . . D. Business tax filing,; The applicant shall ensure that all occupants of the completed project, whether permanent or temporary, shall apply for,and receive a City of Tigard business tax prior to initiating business. 18.360.050 Major Modification(s)to Approved Plans or Existing Development A. Determination request. An applicant ma request approval of a modification to an approved plan or . existing development by• 1. Providing the Director with three copies of the proposed modified site development nt lan;and ' • • 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in subsection B below. B. Evaluation criteria. The Director shall determine that a major modification(s) will result if one or more of the following changes are proposed. There will be: �' { 1. An increase in dwelling unit density, or lot coverage for residential development; 2. A change in the ratio or number of different types of dwelling units; 3. A change that requires additional on-site parking in accordance with Chapter 18.765; '. • 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; • 5. An increase in the height of the building(s)by more than 20%; ipp 'w „�� 1. . 6, A change i n the type and,location of accessways and parking areas where off site traffic ould,be 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed • G 100 vehicles per c ay� ` ,. .; area proposed i 10% • 8. An increase in the floor are oposed far a nonresidential use by more than l0 excluding expansions under 5,000 square feet; 9. A reduction in the ,Are a reserved for c onno n open space and/or usable l e op en space which reduces open space area below minimum by code reduces the open space area b y • more than 10%; ' • 1 } 0 ed ro ec e' 'e 1 . .�,. r uction of" t amenities s below the.minimum established by this code of by more than P ,l y y 1 0%where specified in the site plain • a, Recreational facilities; b. Screening;and/or , ti Site I.evelOpttteliii.Revieltr I 18,3 11/2098 • • • fit'.,.,'.. ,,. ..... ,•., 'i.,. .,. ,., „" ..•,. ., .....,,._, .,.•. .. ....... ... ...... ........ .,.., .... „ .... ,..,. •i,,. ,• ,. .... ,,, ,........ .,.,....,, . ....... .. ,. ,,. .., .,.,.,I... ,- ...•. .. ..,., . , y • it , r a ah r r.a .I,..Au✓n..«..r.. ..rv..l+.,,,.a....rv...r.,..r... .«v..r.............a.uAw... .rMr ..>r....._...sl.—.,w ..wt .. / r d ,. c. Landscaping provisions. { 11. A modification to the conditions imposed at the time of site development review approval which } are not the subject of B1 through 10 above of this subsection. C. When the determination is made. Upon determining that the proposed modification to the site • dey_ elaprnent_erti tLis,,,armajor-modification,the applicant Ia C-su mit a;�e�v application in accordance with Sections 18.360.030 and 18.360.070 for s e de` opment er e∎w prior to any issuance of F� building permits. 18.360.060 Minor Modification(s)to Approved Plans or Existing Development A Minor modification defined. Any modification which is not within the description of a major modification as provided in Section 18.360.050 shall be considered a minor modification. i i B. Process. An applicant may request approval of a minor modification in accordance with 'Section 18.360,030B and as follows: 1,. Providing g the Director with three copies of the proposed modified site development plan; and 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in Section 18.360.050B. C. Approval criteria. A minor modification shall be approved, approved with conditions or denied following the Director s review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title;and 2. The modification is not a major modification. x&360,070'Submission Requirements A. Qeheral submission requirements The applicant shall submit an application containing all of the general information required for a Type'11 procedure,as governed by Section 1.8.390.040. y, B. Additional information. In addition to the submission requirements required in Chapter 18.390, I' Decision-Making Procedures, an a pp licati on for the concep tual development plan must include the following additional,information in graphic,tabular The Director shall provide • ec, c information included. l , narrative m, � .abu ar and/or narrativ or for. all ro a list of the sp ifi inform tion to be included in'each of the following; 1. An existing site conditions analysis; 2, A site plan; A. 3. A grading plan; 4. A landscape e tan.. 5i Architectural elevations of all structures'and 6, A copy of all existing and ro osed restrictions 'covenants, � py� existing g p P estrictions or eo� s, , • • Site Devern rrrerpiPeviero 18.368,S 11126/98 • ti , . • • • 4- CC)(—P,1 et— Le_ . • I!N j d`f( cc p c--a- ia*/ r;tee_, u�.�-� A- c e e (1,1 ua.. U-y 1 MEMORANDUM - . ; . `4- �.� S " CITY OF TIGARD • TO: Property Owners, p y Builders and Developers FROM: Planning Division • .• DATE: November 26, 1998 SUBJECT: SITE DEVELOPMENT REVIEW MODIFICATION PROCEDURES The Community Development pnent Gode permits the Director to approve, approve with Conditions or deny expansions to existing permitted uses. The Planning Division requires two sets of architectural elevations, site and landscape plans. The cost for this type of jayiew is $100. To review a modification as a Minor Modification, the Director must first find that the expansion does not invoke one or more of the 11 criteria discussed within Section 18.360.050(B) of the Tigard Development . . Code. If the modification exceeds the maximum allowed under any one or more of the . following criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a new Site Development Review. is a list criteria in Section ( ) including g example of a response to each, To b Sal is of the " � an o ion 13.360 050 B mcl n examp h Y be considered a complete application, a Minor Modification request must provide detailed answers to each of the following code criteria: t, . 1. An increase in dwelling unit density or lot coverage for residential development. The proposal does not involve a residential development, therefore, this standard does not apply, • 2. A change in the ratio or number g er of different types of dwelling units., This criterion is not ? . applicable, as this request does not involve a residential development: • requires additional A change that requparking 'with Chapter 18165.3. . nal on-site p ing in accordance � fi . "1"he required parking for this use is one space, per square feet of gross floor area. With the feet, the building will equal feet. Therefore, th addition of ll e l square . I . parking s a ceS are required for the project. The plans indicate a total of _ parking , sp ace s will be p rovided with the project, in compliance with the minimum standard. ' change type f A c o commercial or industrial structures a in the t e � � as Building change :. ;. by the Uniform .� definedb helJn g Cade , No is ,, type the building is proposed" °• in the structural occupancy e of th buildin Therefore, this criteria is not applicable. 5� increase in the height... . 9 building(s) by more than 20 percent No increase in the . An itt ` the of th�. bui rncreas height of the existing building is proposed, The proposed expansion will match the height of the is existing building, thereby, satisfying this criteria, n MINOR MObIPI UATlbN to soil PRocEDUtie8 • • i y a! . ., t 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. This request will not require a change in accessways or parking areas . where off-site traffic would be affected. In compliance with this criteria. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. The Minor Modification submittal included a trip generation study. The consultira traffic engineer determined the ex•ected number of n-w trips to the site based on the trip generation. rates of the current edition of the Traffic Engineering Manual. Based on this study, the applicant states that the proposed expansion will not generate or exceed 100 additional vehicle trips to the site each day. Staff concurs with these findings. NOTE: A traffic generation study may be necessary, but is not required in every case. Please discuss this with the staff assigned to the ' determination. project for a 8. An increase in the floor area proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. The modification will increase the floor area from square feet to square feet. The net increase is a total of square feet or _,%, therefore, this standard has been satisfied' 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by this code or reduces the open space area by more than ten percent. There is no area reserved for common open i . space, therefore, this standard does not apply to the proposal. • 10: A reduction of ro"ect amenities (recreational facilities, screening; and/or, landscaping p � .. provisions) below the minimum established by this code or by more than ten percent „ where specified in the site plan. The proposed building addition will result in the removal of some ,landscaping, however; the proposal also involves the reduction of parking spaces that will , be replaced with landscaping. The applicant has demonstrated how the site will continue to provide the required 15% landscaping in the information submitted. Prior to final occupancy, the applicant must verify that 15%5% landscaping is being maintained. e time of Site Development Revie,. . . . IicGant h w .. 11. A modification to the conditions unposed at th ate approval that are��not the subject of/criteria I through 10 above.. The applicant has provided findings that demonstrate the modification will not preclude conformance to the original Site . Development Review's Conditions of Approval, satisfying thi s.criteria , Secondly, the Director must find that the proposed cha n g e complies with the underlying in .s tandards of the T a pp licable zoning district, complete this review, the Applicant's proposal must include a indicating ho,w the site expansion will continue to comply with minimum setback, building_din g height, parking nn g '' . . and landscaping standards. Other applicable requirements such as mi ni mum Clear ear VAsion ar eas near 1 driveways and street intersections may also be applicable depending on ilUhe �re the expansion is building ' proposed to be constructed on the site Depending on the Planning Division's work load, a Minor Modification request can typically be reviewed , p within two calendar weeks. Upon review of the request, Planning Division Staff will issue a decision to r the applicant by letter. . I ast� r i od. dr . i.lota Irr1m rs1 eu st?d1m1n rm 9 MINoR Mot 411C0IcNToSbR UkeS I PAG 20r2 ,,, • • • 6. A change in the type and location of accessways and parking areas where off-site traffic f would be affected. This request will not require a change in accessways or parking areas where off-site traffic would be affected. In compliance with this criteria. 7., An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. The Minor Modification submittal included a trip generation study: The onsultin tra c, e eer determined the expected nr.irnber of ie.w trips to the .site based on the trip generation. rates of the current edition of the Traffic Engineering Manual. Based on this study, the applicant states that the proposed expansion will' not generate or exceed 100 additional vehicle trips to the site each day. Staff concurs with these findings. • COTE: A traffic generation study may be necessary, but is not required in every case. Please,discuss this with the staff assigned to the 3 project for a determination. 8. An increase in the floor area proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. The modification will increase the floor area from square feet to square feet. The net increase is a total of square feet or /o, therefore, this standard has been satisfied. 9. A reduction in the area reserved for common open space and/or usable open space that • es the open space area below the minimum required by this code the ' . . reduces e� or reduces t open space area by more than ten percent. There is no area reserved for common open G space, therefore, this standard does not apply to the proposal. 10. A of proiect ame amenities (recreational facilities,t . _ screening; and/or,or, landscaping ap m g provisions) below the minimum established b this code or by more than ten p ercent ,r c where specified in the site plan. The pr p osed building addition will 'result in the removal of some landscaping, however, the proposal also involves the reduction of parking spaces that will be replaced with landscaping. The applicant has demonstrated how the site will continue to provide the required 15% landscaping in the information submitted. Prior to final occupancy; the applicani must verify that 15% landscaping is being maintained: - 11 A miodifcation to the pondit�ons imp osed at the time of Site Development t Revievv, � approval re not the subject of criteria;' through 10 above. The applicant. _.. p' ed val that has provided findings that demonstrate the modification will not preclude conformance to the original Site Development Review's Conditions of Approval, satisfying this criteria � . secondly, the Director mus t find that the proposed change com plies with underlying the sta ndards of the applicable zoning n district, complete T o this review,ew, the p lick nt, s rop proposal mum include e a discussion n indicating how the site expansion will continue to comply wi t h minimum setback, building height, parking •• and landscapi g stand ard. s Other r a pp l`cable requirements such as minis um Clear Vision areas near driveways and street intersections may also be app licable d epen din g on where the bu ildin g e xp ansion is proposed to be constructed on the site, the Planning Division's work load, a Minor Modification request can typically. be i Depending on t ague st really reviewed�� ; within two calendar weeks, Upon review of the request, Planning Division Staff Will issue a decision to . the applicant by letter. iaburpihlrt asterskrevis ihormoci,stir t 1/2W9 MINOR t ob onr i W TO sb R P20C bUFts 2 OF 2 • Y A r p o•. • 04/20/99 15:36 ''x''503 684 7297 CITY OF TICARD Z001 *** REPORT .r. ACTIVITY ACTIV t R ** TRANSMISSION OK TX/RX NO 4586 CONNECTION TEL 9681086 CONNECTION ID START TIME 04/20 15:25 USAGE TIME 11'11 PAGES 14 RESULT OK • • r4 4F7'Tl T T�4 lU ,....41:,111511514 NCB Facsimile To: Fax From Company: City of Tiga d Phone: (5O3)6394171 Fax,t (503)684-7257 • e !J J Pad •' di g th s page: 1►� COMMENTS: v ►'"1- V" ri e ! try( .. . r '�'"._ 1-' ' l e * r t. AIVEI•Y,': • • .5:i:_..,ry,ct. +'a�i«w..+.∎••14,°4i:•U,.:J01..NW=¢u :...;r,-1.»...•„•..,.__....-•M.•..,...•,,.,..4.4 ..J.:...,.a ..,e,tl,,,"'1,.:.-_..,....r..l....",alut' - ,,,...._c,:.:..,....,.,,,,,,,.u._'«„'';,.v<a..«xw l.t+wu44iw u.+xa•,.tw,s...•.l„xtet.._...t:-.- -tr.,,,,...v,a u.waw w:,.L.,' '», ..._,.;al..r,..........,._„,,,,,.«:Mr;S 'j'.tt I I • ; 1 :n THAN' IMPACT .. , , : . . , , ANALYSiS , ,• , r , .,, ,..,., rhh.,,,, -, ,,,., ,,'h . , , , ,„ , I, ' '.j),:.‘,r I,. , ,.J.,. r , , . : , , , . ; , ., . : , , , , , , , h , ,for hChM . 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'i, • ^� I , 'r, 1 ;4{ ' a f E' {1' l y ro ', sl rr y,. 1 ` 7.� :',L.',; l y� , G r.l i I.i I�tint 4 Y �,, I FF^ , '4. ; J I , e , � rV l +• rnYif,,S I t ` + } A° ,1. IT L • I T INC., I,Y ,.a f I r ,4Tra n portation Piannn ng/Traffk nglineor� i � ,,,,,,',,.,t',,,,,,,,,,,,,,, , ^,',, ,,, , ,, ; '• '• pp ., x r41 1 t' i��.�1 i+1, {�•, ... 1,.,„,•!• ,, ,..:., ,*.; ,.. 'p. ,' .•:..,.. f.1,,•:° 'l. y'1, r �tr7'ft+lt� > +, -V 'f' it '.'i'..'1.*.' 1 K I l �t,iyld II Ie• }III +t', ll' + �} .{ ai1, +r,l 'f, M1 I l' r rl,,I a'41 ,1 1�^ Ica '.�jl xI�, ?. K Decemoel 19tJ.(d J t tb yo-° , 4, t , }f Play 1 1 I•'4 I', y,,i,' n n' S . M •a •, f 41 It brtyy I s•2y ,..I � � ,k J,} S ,;wC t {,}.IIY .p;� f'� 't M�SI'7.,,,e {' r,A 4.r�.1�1.r�M .r it;S� iYar +.K,`?.I ! '+ .i'3�b^,r,-• I''''.:v 1 , I , ,„, .t^ ' tir 1` r� t> 4�S l ^ Yr1 l tr+f ! q { 11 r} {ei,,,,''',,;,,•::,,, '4� t �` t f{ I,}• „ + .R+rll 4i U w aa I ,to ? ,1 I I Ijjyy e II . M4 •,.. J n 4M. • ..--h....•.....,.,......v.».t-:....,.Nr......-.,,,..�a........4.:........�i�,t,...-:�fMrMa.�,.J�.eI,.G.W.r.M,,�+.v...u..,.«-.a_::4�J.,..:,....i,.:+r,t..4::,.,s.w..;r...4,:.-w..4:+,4-.:._.....,,....,.�.w..v...t-+..e.C.r,:,...u:.5='wiles.t;;....:,u.ti.w,.;u,G,I.�:Wu..ilfM..;:i,.,t�...awMM.,�..,.+..+»kw':�..�;',. ., • �dkmm�....;ir::;,•..,a.�:..l4J F�,.+F.:�'ii•S•.....1w,w;,h.;,,'Ar.,�.•kl ibu..5.,.,.r.+Gia.k-..n.�'«',F•.r�t,._ , • ai. ems,,, � YSIS L for the VILLAGE AT CREEK PARK Tigard. Oregon • Prepared for: Graxnor Development Northwest, Inc. 9895 S.E. Sii•rirlyside Road, Suite P Clackamas, OR 97015 (503) 245-1976 k� Prepared by: 1itteison 8 Associates, Inc. 610 SW Alder, Suite 700 Portland, OR 97205 (503) 228-5230 1 Project 339.00 Decern,ber 17 1992 }r ;yet • 1 ' Y •� ' H: '; A in--.sra...-4......n.»�..•...•arn.,,�....a i,-•.....,.,-.... ,...�.w..-...., r ...w...H�~`i�.H.... w' wu..�..•.,,.,....•... _..ta. .....a .r+�a. -..,wan..a..�u ....-,-..�.�..,..ltnx,..-.0 ,...Jr.1«k:�.t. ti•Isral,....,.., r..c r.r-.« a�.x- w.�, k+..-...ah,uu+. :..I-GMT-:.=,'r'.•.....1w LMw�l+4...�,.1....{.Fc. S-n «.l. .».l..l+::lYA:+r_ ... ,_,...Akwr�z. Village at F'ann�Creek Park Trana�ortatic�ri Impact stay Table of amten� ' 1I 1 TABLE OF CONTENTS '• :' LIST.OF FIGURES 'e' •, • '• i • • e • b • • • • b . • i . • e • • Y • . 6 6 6 6 6 6. • • . • • • '• '• • • •'• u • • .• • • • iii �.� LIST OF TABLES ..,• . ', . . . .!, .I'•. . . •.'. .I • .,. . . . . : . ► iv Tp�1 Its tYdyd� �, +r+�A I w i.i.W`V JV 4C WN'.' •'•' . • i • • • . • • e • • •'•'•• o e • •• • • ••'• ♦ •• • • . ,'• •l i • • • • • • n '• • • • • • • • • f i , 1 'r SCOPE OF THE'REPORT • .. • • . II • • : : • x....x...w.....C:.y;,«.c...l.«.,....':....._.....w,.:..;.w,u�ah..w,re....4.aar.—,A:++,w�...::.u.Aw:,.:.,.:....�...,.t+.«.,_,...A.-.....a imp._...u....✓.-+.-,.w..........a....1,n.1«w_..:.:.,.,:-,+:-w.....,.+� ay... , ........,,4-+Wµ'.:w��.«..1«r...w..k:u,:a+iw�:k:...?.uw%M.,..rs_.,4..�� +,,.....a�....,,ac«L.:."F..1.w�..,w.v-%.+.a,. '+,d'Ye .�ui.'1C.,�„ 7 P a1 Village at Fanno Creek Park Transportation Impact Study List of Figures LIST OF FIGURES . i Figure a .Y Si Site Vicinity Vy . a • f • • • • • • • • . • e+ f • • • 3 Figure 2 Study liatersections Existing Controls and Lane Configurations . . R . . . , . S Figure 3 Existing Peak Hour Traffic Volumes 10 Figure 4 Traffic Volumes, Highway 99W (1985-1990) 14 Figure 5 1994 Background Peak-Hour Traffic Volumes 15 Figure 6 Site Plan . .,. 16 Figure 7 Travel Time Comparison . . . .. . . . 19 Figure 8 'l'rip Distribution . 20 , L Figure g 9 Site-Generated Peak Hour Traffic Assignment . , . . . . . . . . . . . • , . . 21 Figure 10 Total 1994 Peak Hour Traffic Volumes 22 • tiw L . I • I k } it . 1 j C ttclsort a A sociate,Inc, page tt • o ..m.:,•.,,,-,,I r.....n w:.l...,,,».,,......w.................--..w.......,...e....;..w--:•,-...,...r..»_....«....,...w..w:....o rii:l+.......,...i::.....,.+r......51....._u.4..,.., ,.... .......,,«...w.,....-:,*..a-.,.,., ,.,,..,...,., -01.4al:.+4,...t.•....•..,.n...J,1:4,...,..ivy...,..N.....:a...«:':•w;-'�r...,•>.t13"....?...:u.•..14.1,4.4,1 X....wrae....:,,I.Pi<I.::.,.1•..4....,,,..e..,,,,,,,,,,x.0,,nl C . F Village at Farm)Creek Park Tran8portatioiL Impact Study Tables LIST OF TABLES .• E:,1' •••• ■ 4 Table 1 Existing Level of Service . . . . . . . . . . . . . . . . : ..• • 11 Fa' 1 Table 2 Trip Generation OOOOOO . . . . 17 rr M Table 3 Future Level of Service . , ., . . . . . . 23 �� Table Al Level of Service Definitions (Signalized Intersections) . • , . . . . . . . . , . , A-3 ' [, Table A2 Level of Service Criteria (Signalized Intersections) . . . . . . . . . . A-4 ' Table A3 General Level of Service Descriptions (Unsignalized Intersections) . A-5 z Table A4 Level of Service Criteria (Unsignalized Intersections) A-6 ' Table A5 Level of Service Criteria, (All-Way Stop Controlled Intersections) . . . . . . A-3 . • 1.1 n 1Yy I I ...rd . I I I I . 1 1 I I . I 1 1 9 .ii.i�,-e•erMUw. w.vn.wrrw+...—ww� . r .,. ., .;.....,. ., W. dr V 1..�1".(d1+rwM .. icittel.~ui, &Aesacir test'.1t7,04 page iii . IvF .. ,,.. -,....V.,•. .......... ... .rr n.. 'r,.. ,. .. 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' a } .,.M1Y. .��1 rY ." �. -4 l I 1 �t-'tx Y� i Section :;1 i S rxp 1 I .1'1 , f ; 1 a L rx ail 111; 1 �1 N ) , t { G xx 1 t a ,�' x I a t +�$ i }'�d 1 ( 13;y t� 117)ti 1 41! 1 „ y, 1�i1 f iY i �,'s■/'' ( ItWtT1 L,,‘,..6',1'^s.''' r }� Ij ,!fi-01 ,� hl it r1 x to t',1 4 �' e('rtti 5t�, 7'a,1' 1 of �'1 �' .•.;'',:,:.'J,,,,','•''. ;ir c s1r "+■1 ■ r T s lYJ{171. '''''''''ti].'� !M Ir I. I xl 4 ,i 1,ff F . rr'I .`1i .,1 •.� t�'j r. ow tiv y 'I' 7 7 i7 v`I 1, ,; wS, v 7,{ r1 I r 1� 7ir;U r : +C'` x! 7 t „IP t 4 '1+1 4 I tr<! Y '; 1 {r 1 I�+ YF r s " + xti r{ tr>1 IM t• #7 'ry % 1 i,•,s,,,! pry l • t• 4, rr 1: ,1"I IS ux i � 1r tit �nixr7 tgliG tit•It/rya 17r ,il .,r• >, M t';' 1. .{ 4 1 r,t e I a l/ I I h4 j ri rLF r '(1'h k '77l ■) ,l r+1 w j t j•r1 ) xwxt 1 . I 1 r t !4■ fr't G y q x{I 1 1,1t wrr tr Ia `0 tI{Y 7a , ( l{1,x i � f'. I1si 10.}Ut C ,tt I.t;1{ xr! t, '4 ,,C 7 r! tip i rJe7�.ry rar" "" kpv•c , 1 1 I 7 Cyr• al ,x by MiJr1 71 +,I t '= 1 ` !r 1 �� rlall Ae'. a H "11 X',rkrl ,ii,, jS Yt�il{{rF �xllH%, I » , +15 ,,x■l°i,...y 1. :r i,.,.q'0. 1.1 .,r, '° 1 , , 1 R•r , n C� A , r f • x.....,. .. ..«.-«,. «,.,,r......i.. ... r.......,.,. ..,1'...i.J- l.,-,....,...,_...-a. ...,.._._...-...1.„w_..,+...x,w..,.._an..,,.. ..-f...,,.—«.::._....wa..as..,.,..,......... „+:.0--:x .r..u...,...-+.,.•.:«rr.,. .,..,..r..:,i,......a.+:..:4+ ._u ..,. ««c...+4:.—.,_.ti..:f:,..x..a.+.m a.c.awi,: 1 r • n Vtlxge at Parma C.reek Pc, h 7anapor to ian Im p act Study introduction INTRODUCTION . , i SCOPE OF THE REPORT • . - The purpose of this report is to provide an assessment of the'expected of-site transportation -I - impacts associated with the proposed development of a 218-unit multi-family residential r : 1 development in Tigard, Oregon. , i The subject site,is located on. the southeast side of SW Main Street and extends eastward to the alignment of the partially completed SW Ash Avenue in Tigard, Oregon. The applicant i; proposes to develop a 218-unit multi-family residential complex. i e Figure 1 identifies the existing road system within the area surrounding the proposed site. Specific traffic related issues discussed in this report include: 4', 4 , - Existing land use and traffic conditions i n t he project study area. . . 0 Trip characteristic estimates for full development of the site L • The traffic impact of the development plans on future peak hour operations at .` the key intersections in the vicinity of the site. � -. P R JECT DESCRIPTION The applicant proposes to construct a 218-unit multi-family residential complex on the subject ' , •, i site. For the purposes of this report, it has been assumed that the development will be fully constructed and occupied in 1994. SUMMARY OF ANALYSIS FINDINGS ".A I The traffic analysis methodology employed in this investigation. relies upon standard and I, nationally-accepted traffic engineering principles and pra.ctices. This methodology uses worst- • case assumptions in several key areas to ensure a conservative analysis. For example, all capacity analyses are based.upon the peak 15 minutes of the a.m. or p.m. peak hour during . T. or demands likely be less �" the remainder of the day and total.traffic are � a�ee�d,ay. � ar to " "' than is indicated in this report h Conditions I i ss : , , . . All intersections within the study area currently operate at anacceptable level of service 1. , . (LOS) during the evening peak hour . .a .�'uture Conditions r• 0,, "4' Ei tteleex ev Aasoct ates Inc Page { • _ L - - ,. . ce i ' r r7.1 1 € NORTH - CI (NOT TO SCALE)- ID .' I- • f HW j.- _ @ 'ti f ii7 .,-• , 1 TIGARD _: LAKE-.- . ., . OS EGO 5 t f, 99 : 217 F �'4f t i • - i, 1. E fY j i.- - -- - - 0 "-- FREEWAY INTERCHANGE L"'"'''''"'" ""r"'""'"' a!'"'"'"'"'"'"'"""'"'"'"''"'I'''''"""''"" '"'"'"'"'""""'"'M'I''' '''n'N'"""'""'" "'"'"r"5"l'"n"r -.11M0111:mui......mama....IP . [ -----,- -- _ _ e Vicinity — arror beveloprn t FIGURE Gr Villa e as Fann6 Creek hark December, r - s39FL a-u� f r_ _ «.,.,_.,....,.a,i.... ,..,,...-...-,-wa....,w-.,;i...i.:....«........:I....»._._...a:..i.,•••• ..,»..,..„...A,,.«„ I.-.._,»,...r...,_w,.'u'..-.....W........,.w_.+u,w ... _._....,...........a,...'..., «.«...r.,.a.......«,....-.u.«.:...'c,... s`«......+.:........wu.u.....1..:: rY::.:',--M;a"..+....w::.._:..:..:a::.c.,.,..:.,u4.«....-w..r,x«.,».:..--"r....-w+.; r� Village at Fanno Creek Park Transportation Impact Study lntrvdxcction With the addition of site-generated traffic, all intersections within, the study area are projected to continue to operate within acceptable level-of-service limits. Based on the projected 1994 total traffic volumes, the 95-percentile queue length is 175 feet, well within the 220 feet of storage , ,,. t o set o sto age ava�.lable between the signal and the proposed main site access. It 1s therefore concluded that the main site access drive location meets accepted standards for • ' interfer ence by standing queues. The main site access drive is predicted to provide an acceptable level of service. • • • r I I _ I I ' y I ' r I i X£''ittclsorn i Agsociatest Ttc. Pager 4 • r *.«,.,.•.,_... .�,... •�a,.�,.r..a.nlwV.._....41::,.-...a.-,..-..,•..........ua,.,.....,:.G..,."»w,....•..,. ....;,.+:;..;,,,1-«,,.wA........�w._.,4»«:'•..:,..„•,.,..:.rL.»,«i..,wwM'«,i+,+„t_„..n,w.+t..n..._..,.YV,,au....,«w4w:.,«.w-�.w...•..I..»..u.� ...+Lw�L4+a..,u. ..., :a.lw._.+,.-,.+.::.,.q:..1,1.,...,...+N,::',=•.w ...s.,._.+,.::".::d:..u...,...:.«•—..«:',..w�..,.ud,...w,.t,. 4. t 'I rJ •. ' .. ) I. 1 I4<w I , r . , • I 7' I 1 . ,' . ., : .: ., ,,. . .. . , . . . , :. : . : . ... ., .. . . „ . ::' ' , . : . .' „ . : .: .. .' .. . , . , . ,' : . . ...., , • : : :. . . 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Section 2 z . ° x• t t,•. ! , 111 �; rtyy, 1 „ •uK , }' fYtl ,'."4t,r"� 1 I', ,r, 1r t 4 1 44 '''' 1 j Al.' I .,.! r YM1 a < 5, fff• i sb ,)1i a Y h,,, .. ,i Y 1 .J: 1 r t` LI i), ,r 1 y l y r '� • i !I r 1 Pu'I:+IiY,„ Y .r Iry Y +��1' I Y"' 1 �I t"t >I t I r Iryy t 1 I u 1•. '1I1,r �{ 1, 1 :0 , t "fit +1 . t�.„ E1,t 1. y a, f p)i M`1 {, ,)i ,, r 3j 1� jtr I. • h lq F' j I»k 4, I trc I r., }..t,1.,.b�r >rl I 7 1 r_ ,• . r",71 l �,• f AMY J j yr Jf a ° li", NII Ji• s 7 F I 1 1 of r .b' �y r 1,' t'' I. �� 7 f d u r t t V 1 7's , 'IF f rct YY ,.4 }r..ryl° li, "�-� 1 v 4} j' i • I i, t Y i I it � 'F ,�'>� I rkp ,l..e- I'I ,, 1 f� 11l ik u': NyfA ■1,.a' , I I I,'� '' / +J"`--''ki ,I!(IT l r f,. .�v;n'a.Z..f 1 K�{,G:, , w „ .,__.x... „..,,...-.,i,,..-...r..,.,.,-._x_,..:...,.,.__-..»,....',_..,-.b..wx„„1.............L..,...........,....i..;:«....:...».... ,..,.,, ,..w ......r....,....r..._.., . ....,.. .i.._...,.. ,...,..,...,,.........,.r..,....,,_...,....,.,d-...-.,...M..•.,...: _., ..«.w...w .w... w,o-x.......,,..,......w1,7....-..,-iv✓,...,.. ti, a.wx,.w� Village e at Fanno Creek Park Transportation Study Existing Conditions EXISTING SITE CONDITIONS AND ADJACENT LAND USES • I The proposed site for the Fanno Creek Multi-Family Residential,development is bordered roughly by the Faun°Creek floodplain to the north,existing single-and multi-family housing r "to the south, Highway 99W and SW Main Street to the west and the partially opened alignment of,SW Ash Avenue to the east. The site is for the most part vacant and covered with light vegetation and trees; there is a plant shop fronting on Highway 99W which will be removed from the site with,the construction of this project. There are two existing curb- •, , cuts related to this project site; one on Highway 99W near the southern boundary of the site' ' L which will be removed vrith the development of this project and the other is to SE Maine Street which will be retained and utilized as the project's primary access, The access to SW Main Street is currently serving the parking area for the plant shop fronting on Highway 99W. To the immediate north, across the Fanno Creek floodplain, the site is bordered by a mixture •t of retail, ol�E”office ane. light industrial land uses, commonly referred to as "Old�Downtown • y Tigard". To the south of the site, along Highway, 99W, the commercial area of "Old n Tigard extends as a retail strip Immediately his commercial.rcial • �• � � Downtown • "� ern. ely to the east��of this' � one area and directly south and east of the site, there is an established neighborhood of primarily , . single-family, homes with several multi-family developments, ITRANSPORTATION FACILITIE The primary roadways providing access to the proposed site '- • �include SW Main.Street arid the SW Ash Drive, (See Figure 1): SW Main Street provides almost immediate access to , Highway 99W (Pacific Highway West) at a signalized intersection shared with SW Johnson t • �,.' �•r �° Street (to the west of Hay. 99w), Highway 99W is s a major reglonal facility providing m access to both Highway 217 and 1-5 at interchanges located 0.75 of a mile and �� males to the northeast from the site, respectively: A secondary access is proposed to SW Ash Avenue at `. •• , , the eastern boundary of the p r.o p erti This acce ss would provide �or local circulation by complex residents and visitors to the adjacent neighborhood without the need to travel on ` • Highway 99W1 ' • x • ' Highway 99w (Pacific Highway West) is a state hi g hway with a five-lane cross section with , and gutters sides; two travel lanes direction with center t ay • . • � � � curb a t rs an�both s. t antis�in each dire 'ox�. with a� `�ro�w left- turn lane, Highway 99W functions as a major arterial within the study,area: It is posted " at 40 mph Katei$on&Associaaes, nc1 Page 6 t pe .1 • Village at Fanno Creek Park Transportation Impact Study Existing Conditions SW Main Street functions as a collector. It has a wide two-lane cross-section with curb and • 4 gutters on both sides; one travel lane in each direction is striped with designated curb parking spaces at selected locations. It is posted at 25 mph. SW Ash Street functions as a local street. It has a two-le cross-section. It has minimal unpaved shoulders and provides two unstriped travel lanes. There is no posted speed on this , " street, however, travel speeds can be expected to range between 25 and 30 mph. Conditions at the following existing intersections are examined in this study: 1. SW Main Street - SW Johnson Street/Highvvay 99W 2 SW Ash Avenue/SW Hill Street Figure 2 illustrates the intersection control and lane configurations observed in the field and used in the analysis of existing conditions. •• PEDESTRIAN AND BICYCLE ACTIVITY .06 Field observations at the proposed site vicinity during the p.m peak hour showed little pedestrian or bicycle activity at the study area. It is expected that this development will have a minimal impact on these travel modes. TRANSIT SERVICE TRI-MET provides fixed route bus service on.SW Main Street with Route#12, "Barbur Blvd." , and Route#45, "Garden Home". A stop for these routes is located within 100 feet of the front access to the Village at Fanno Creek Park. These routes provide direct access from Tigard to Downtown Portland. Additional cross-town service, via Route #78, "Beaverton-Lake , Oswego", is available at th Tigard Transit Center (residents have the choice of walking the short distance to the transit center or transferring from either of the routes that run on SW , . E Main Street. ' • Route #12, "Burbur Blvd." operates regularly scheduled, all-day service between King City and Downtown Portland via Tigard Transit Center, Barbur Transit Center, and the Burlingame Transit Center. Peak-hour extensions of this service serve the City of Sherwood on the south-west end of the route. During the a.m. peak period (7:00 - 900), service is provided from the Tigard Transit Center at hea.dways which vary from 4 to 15 minutes and , average 9.67 minutes overall, During the p.m, peak period (400 - 6:00), service is provided - both on a local basis and an express basis between Downtown Portland surd the Burbur , Transit Center, which results in a combined headway which varies between 3 minutes and 15 minutes, with an average headway of 8,8 minutes, Transit service at this level is consider to be some of the best capable of being provided with fixed route bus service in a mixed traffic right-of-way. ,• Icitteison &Agodiaw,bib, Page 7•• . - r - -(NOT TO-SCAc E) • .- • -- 10- 1-"-- P'.:je.f - X _ •_ _ - _ Yoi,r_ . _4 , _ _ :-..: . _._ _ .,_ - 400-._ -.. . _ ___ ____ -- I. • --- _- -, - - - ,-0-4igt*I.-__ -- __; - '- 14,$\*..., --(7- - - — S [ -1 'E --" - __.... . ---, -9-_,,,..„... _..., _ -_,. - ,.. :.. _ _ ..,... . .. 1- _ ....... _ ,.... ..._ ._ . . . . • Il � ., _ __,,_ . ,_ • __. ,.. _ •, _ _.•_ ____ ...._.,_ __ , , ,. , __ _ .. . ,.. . _ .•_•_. . . .._.: __ __ , .= _=_ _ . ., ,. , ... • ,, ,__ _ t - 4.lLF_ • _ _ _ _ _ HC - - - -• . _ C;Z4' / . r .� i • . _ z ST GP 1` f - -• ' ‘,,,......,,,-...,........ -...:.......................il - ''-- _ - - - - -- Study - acrid-ns-- Existing - - = -- - I - - --- and Lane- Coy •ura ions - - - - _ - Gromo.- Development. FIGURE } _. _ - lla•e rat Ponno Creek Pork - - -- _ f - December. 1992 -- - E - -- _ 839F1GO2-MRL - . ' mot' .. 7 LVillage at Fanno Creek Park Transportation Impact Study Existing Conditions ,Route #45, Garden Home operates regularly scheduled, all.day service between the Tigard Transit Center,and Downtown Portland. via Washington Square. During the a.m. peak, "' period, service is provided from the Tigard Transit Center at headways that vary between 10' .'� � • • ' � � � �� and 42 minutes with an average of 28 minutes. � During the p.m. peak period, service is . . • provided from Downtown Portland to the Tigard Transit Center at headways which vary ' between 16 and 46 minutes with an average of 28.6 minutes. Given these schedules, it is s .._ unlikely that this route would be utilized for a trip from the site to Downtown Portland but would provide adequate service to the Washington Square employment center. TRAFFIC VOLUMES AND PEAK HOUR OPERATIONS 1 LManual traffic counts were conducted between the hours of 7:00 and 9:00 a.m, and between 4:00 and 6:00 p.m, during mid-week days in late October 1992 for all study intersections. ' , • These two-hour observations revealed that the weekday morning peak hour oc-:.,,.rs from 7:15 . to 8:15 a.m. and the evening peak hour occurs from 4:20 to 5:20 p.m. The existing traffic t, volumes are shown in Figure 3. The volumes in Figure 3 have been rounded to the nearest . : r 5 trips. Current Levels o f Service : r . To assess the traffic conditions at key intersections in the study area capacity analyses were conducted using capacity analysis programs that are based on the 1985 Highway Capacity . . I Manual.' These programs examine a roadway's and/or intersection's operational gg characteristics (e.g. number of lanes, green signal time) and then determine the traffic that call be accommodated for each movement. The resulting values are then compared to the actual traffic demand. :Based on the capacity analysis, a Level of Service (LOS)is derived for . ' — each movement that reflects how much traffic congestion or vehicle delay will result. Level of Service is a concept developed by the transportation profession to quantify the degree of . { comfort (including such elements as,travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through i • •,, an ante rssctio n�or roadway s�g�entLOS is expressed as a let t er grade that ran es fro m "A', , , "•': L indicating that vehicles will experience little,if any delay,to f1F" indicating significant traffic . �' p y y> indicating gn . congestion and driver delay will occur. For unsignalized intersections, LOS ''I" is considered to be the minimum acceptable LOS grade, For signalized intersections,LOS"D"'is considered — to be the minimum acceptable LOS grade. A detailed explanation of these LOS letter grades • presented in Appendix A. f as well as �the criteria used to�establish them are� resented 1 existing ond.htions at all major( . Table ah�e�� identifies the results of the LOS calculations for ex�st�n �; intersections within the study,area, As' shown in the , 'ons operate at ' •, r e 'table all zntersectx oper e acceptable levels of service during the evening peak hour. ' i I. 1 Transportation Retisearen Iicarc, Highway Capacity Manual, Speti.a1 Report No,209(1986). I I Kittelean&,A,sociatcs,film I _ _ .__ ___ ___ _ - r..a�e a - -S ;...�^" 2 P -- - - p k - _ . � Ems- _ -- - ■ R . . . --- 0 _ . - NORM. -_ -- - " (NOT TO SCALE) - --- - - SW -- - } ( 4; $V - 7."'" • - _- //,,)f- ___ I-_ 0 r 3 - - 7 0 -, ' - ..,_ iii‘ E..,-)....if --- . -__ i. - - _- - - - *---Nt. _ -_ - ,..(p.z....- - L • /- . --. - ---_- - -- -- -_ _ MFG Q ..-•.: S i 1 -- - - _--__- - r(xx)xX - - 1 GLIB } _. NEG -� N ISLE • OT-Et VOLUMES ROUNDED TO NEAREST 5- TRIPS - - - -- -- -- -- -_- _-- -- Existing- -Peak _ Hour -- -_ -- - _- -- Grarror Development — -- - FIGURE --- - - - 'Villa•e at Fanno Creek Park 9FI .�83 G03 t�1 RL t - -- r l- I , A. .,........,:i.._M.-.. .......,.M�-�..xY:. ,.+.wn,..»,Jk-:.A.».......,....�,»..•-i... n .n-w+—,......J Miu...x_a..s.,..,..w.��...,»..u..a..«..-,...._+.»....a,.lw.......«n_.i,:Jrry::......r.,..M»._...w..-Ga.r4'.,t.rrw:-7:.�F-.M,✓-H-,�A_.4.+N,.....:atw.-:,.ir�.i •., Li1:.+A.dl,-:.11:.i:..... JC•ri'..-utiH..,•Y'.A+'.r..h.iX rvrw:i+Sul',iw.,4«Ji.",e,L.+✓i++-+..:.�Y,Yi,:.4J:�.:iw.4;,;..I r,. Village at 1G'amno Creek Pa7q,:•."ranspartation'Impact Study Existing Conditions " ale fisting Level of Serice Intersection Signalized Unsignalized Delay V C LOS Reserve LOS , Capacity , • ,Y.;+,.+,y:.;,'} rnN,,:i,:;: 'r,':...p;,r,{{i;:;::;•:y.y,,,,,..r,.::,.,+.•,4: A.M. a� �:. JP� �.t�[c�tax 1 ,•,;;:, 12.0 13�n �, �. 1� S .0 SW a t1 �'�� , iii'� ;r SW Johnson Stiffrwy. "W :i•j:l:" • iv I, :,:;: aj,;,,, f':hh Av Ali S�. 890 A 2 � SW'� s :+:,:•: t •}4:• 'A7 Yl r ;1y1':r' ':'r.'; ':4'•: ' •':w%col::':::;:';:;�;';::};ya;r'•�:':;%�?y;;:};:;dti;y::':¢;:{;:h:�''r5':�:;;;:�'r:::j:;1S:::'{:r'::::;�::;:;;•,` ' i t• ti 7 ^ter R.�'IA. TIT'RIT..�T' ,J by I•. :W Y { C 7n �. �r ro /I S .3 9 �. w a �. • ;;jai; '(. �.. SW Johnson 5�.�w �� ,,, ,r : r . 21 S Ash Av/SV `kill St ip(; 920 A / ` `' ' 1' :a• u '. . • • —... ._...._—� 1 ,? FUNDED TRANSPORTATION IMPROVEMENTS ii, .., yn To �u� rxadestarng� there are no funded transportation improvements within the study , . area that will significantly affect traffic flows as identified in this examination of existing Condit•io s n . •A I , i r r , , i (Jr i W , [ ,, , , , i i I t i' I I I i ., , fi�Et san sr�niat s,Inc,„ Page 11 { . 1 •.. o. �� ,� tt , w v • Q, M • 1 .....,,,,.,,a»,.-.. ,:.,,»..,....4'.,,,1✓l.r'.. «..,..:1::.: ,. `,:i..«_:at+.t/`,:,..,,-,.«.L..«,,«..».,,,..,......,....r ,,L..-..,+.,,L. _..-L,...,, ..^..1+..•..::.Ir✓..+'.,L,':-::»M.-.,.;!«,,.,.a•;a,e.+-r-,.:;-,u..e«vr.„,;;-;Id>,..:u:,.,.:L:.+.w.i« ;'�,'. - ' •+.c.•.�n......r::..;.:r.r;...,..:':.:..:6 A,..:m.��.m u« .a.,+..+u.:u4�:,.....,Aw.:<.n-.w-I+'.i.e;:w:+.:=..J-•w�':t.>.” :.:...+:•:::v:i,ly, /t' i J p i .' V , • f / •• i. . i. ,,}. , • w , i rt �.� , I r f 91 I , ' � I '" , a;. CC 1 I LHLJLJE�'31, - I fir! .I`. • rv•w} yy W,wW 'JNYµxn,wy u:,,'Y{W«WY(+•nM•`.w. 1 1 + r a� 1 9 c4 r pr9 I! d1• c .f ' M'*r • y �yP 1Tl'�p I L: * " ,,, y yc 1' « 14 h l t {p h q h tiS p t + 4y,. � ,¢ `, / n 1 , ' f i i , "°. t� q Section 3 t • a r 1 + I r 14 11 T FIC IMPACT ANALYSIS :� K/I W 4 t� r t IIa a{ v,r{ S+s r E^. .I !{w i) {r tip r to r j l/ ail; 1{Y r I i,T ryf 1 7 1. I' it L 1 I + v , . . ., - 1 M .-l-M,�J G,r r. , a qW u ., . . . , . . . . ,, . . . . . . . , , , , . . . . . . . . , .. , , . , . ,. Y. , I ,., ., , , I�, 1 I+ +' I a!, h' i 1,{ -��t 1'r,r a+ty o• ..I ', 1 �, !7�,,��I fl', �{ , °� 1 ;, r I a Dal,rw 9;y Js. ,.%j i. r t •. t Rr a r9". � ., Y ,.,.. a• t , t A4,7 t,l V�r�u,'{tt1 t , 4Yt,,p i { 1 !+ Op:iv,=■J t• Y 1 I ' « , .• • . rr , r ah..+ ,W.w.«.+u.....w _'-.J.4.w.nlw.....ww_Mw.-.41i.:-.+„.IL..-1...•.. .rtua ....».I(_......w7C...r_.+......nr....,«�.««.-1. -43.-i•n«-F.w+w.4 a.— r Y. v.....+ .. u-.4%-a'- ....1u'..«,.....rAr..a... .6:: _ rr�=c.»n-.+.Slfiww.rW:-..........-y--I,..w_.....a..nl.era-+M+wkarJnnrv:4G..Ih.hL.iwu•.+.!'r..'-.':.+:t.I.Y•• - I :,ry, Village at Fanno Creek Park Transportation Impact Study Traffic Impact Analysis r TRAFFIC IMPACT ANALYST The weekday peak hour impact of traffic generated by the proposed development evelo pment was • . ` analyzed as follows: ' p 0 Background traffic volumes on each key road segment within the study area for .rl 1994 were estimated'based on observed 1992 weekday peak hour conditions and 4. lx n of r I a catxo o a growth rate of 4.9 % per year on a "straight-line” PP �` st a� ht line basis, P y a 0 The total number of future peak hour trips, both in and out of the site location, ..- were estimated for the proposed development' m bW • Trip distribution pattern for the development were estimated based on the existing flow of traffic within the study area and confirmed with a travel time analysis, 0 Site-generated traffic predicted for the weekday peak hours was assigned to the I? :,n L A roadway network and added to expected background traffic volumes. > ' . L' . Traffic demands on each roadway facility were analyzed to identify any capacity ty s or level of service deficiencies under projected 19 4 conditions. p � 9 A detailed discussion of this methodology and 'I the analysis results is contained in the - remainder of this report. J; [ BACXGROUND TRAFFIC• r Background traffic volumes are those that are expected to occur in the project year of f r development regardless of whether or not the proposed development is constructed and development ° ' operating, In this case, background traffic volumes were developed through the application of a 4.9 percent per year growth factor. This growth factor is based on the observed annual aw growth of traffic on Highway 99W for the period 1985 through 1990 (the last year for which ! ,• published data • a is avax)lable from the Oregon Department of Transportation).ortation). F1 g r e illustrates the recorded traffic volumes on Highway 99W during that period,measured at the overcrossing of the railroad tracks between the SW Main Street-SW Johnson Street/Highway ' SW 99W intersection and the Main Street-SW Greenberg 11,aadMxghway 991 intersection. ; -r . ..w Figtire illustrates ]993 peak hour background traffic volumes,' note that the volumes in Figure 5 have been rounded to the nearest 5 trips. 1 • • r • I I II I I I I i ' ' I ;r G'. Kittelson Sr Aseociateg,1" e: F a��,�� 1I 1 .—:.:A ,-.._.i...........,+•e.,r»....a�.:........a....«...:.:44.......4.....,....a...,...a».,L......-...... .,,J;, ......,....u.:�.ia .y.,...,...., a».,.-»,......-.»a�.+:.:..........:.a.+,. .... lr%C,w.+w�.-:.:w... ....a,�w..-.-..r,44::....M1-A,:.::.u::kMM.6..c0...«in-.-'�'.+.,:v.a.:-,..11i:'..:.FN,. w.r.....widY,».�i:s.--.;�w.»3A.:.....-...,_...',.rcuu.x.l..y.,..a�.r,....a.,,.0.:N,u....•• , , ,,,'1 Village at Fanno Creek Park Transportation Impact Study Traffic Impact Analysis Highway 99W Traffic Growth Historical Trends from ODOT Highway Volume Books Volumes on Highway 99W at Southern Pacific Overcrossing,Tigard Oregon 38,000 • 35,000 , .� 1 34,000 AVERAGE S H) STRAIGHT-LINE GROWTH 33,000 i;'<' .., '',....::'..:'' ; i: 2 3 ,0 0 0 :r ii © 31,000 1 ; W . L 1 Q 30,000 _..... iii i rt iir0 $:i: 29,000 1,:;:,..:, „:.:.: ii ' a i iii;; 28,000 ,i ' . ,1 i;i '' 27,000 �_. . :;. JiiiY;i :, 1985 1986 1967. 1888 1989 ' 1990 YEARS Figure 4 Traffic Volumes, Highway 99W (19'85-1990) • DEVELOPMENT PLAN :. I: , As shown on the site plan (Figure 6), the applicant proposes to construct a 218.unit multi , - family residential complex on the subject site.'' For the purposes of this report, it has been assumed that the development will be fully constructed and occupied in 1994, • • ' SITE GENERATED TRAFFIC VOLt:IVIE , •,' `Table 2 presents a summary of daily and peak hour trip generation for the site based on the current development proposal, As indieated•in Table 2,approximately 1,265 daily trips would be enera . . L � � �� ted by the site.I��:�the morning peak hour, a total of�9� trips will be generated by j 1' the site; the majority of those trips (80) will be in the outbound direction(dominated by trips to wort, and school). In the evening peak hour, a total of 120 trips will be generated by the v site .... 80 inbound and 40 outbound: • Kitte,Lson c 'Asscckatcs,Inc' Page 14 ' . L , 1 - - F • F?ORTEf - - (NOT-TO SCALE) • fi - - _--,5 4' - - r'-')-6) c\-C- ''--- - -.6) 1 -- ',: � C . )- - 0 -- - - fO4G aO � • -%.... •-S-1111- - - ''11--':_-. . I. f • K • ) . ___. __ . --- --_ _ a� - _ _ - { . N=OTE: VOLUMES ROUNDED TO NEAR=EST --5 TRIPS - - NEG - NEGLIGIBLE- . ,_ - -- -199 ' -Backgro-und Peak—Hour-- -_ - -- t_ - Traffic - . F_ - - -- -- Gronor D'ye90 n�nt - - FIGURE � - - .I- VIOQe at ©nno Creek Park V December, 1592 -_ - - -. 839FIG0;-MRL 1 I M� ; • .,x,...1._..._._...L.-:...4' ..t.............a...........,.,i...,.w M.....,...«.....-,..n+,...,,,,...,..MA*.....n....k-......,,._.....1,,,,,,,,au....,..1....:.,,...r-.-M....,...-....:1.u..:...,,......4...i...a.:..u+.,.. .,,11..-WU::— ,y,t,uw:.::.:..-+..;•1;...,,-,N:...kHa P"...f..n,.Awn4....4.,4....,+..,,,1*._...,-.x:W..-Z“,...1,11,,.dw4.1.:µ..wrwua...t, ..,,,,..0 LI A . ' (11 fi . (1, n 1 1 . i,a r: u„ . I1 �a' -.---7--- � - - a 0,.. _ C. r zIlithittrow, .,:iiirimpir 11 1' . CL. 10. t I 1 r ! t i I 11 I ((/ ;I • . r .' . I ("/ 441i-p. .0"" fgap.".... .„. 4 ,it a f t r ►, s i i / ----Newt ` _l �� 1 ` C! rr ■ '1 //' 14* -1-1-111141 "411 Ill ,L . it. tj r-7-1" f i I I I /1'111►. v N '; A.A.I.I-I.1.1-1..i. ,'I i ,, � ` � .,; Zi I� err . '*h. ' n r- \\\\ " ,_ I .- ---.. . r ,14400t.4%.'...ii... .- =1`."..C.g.".. -'''''.----;.. ,00-------' - 11 I V) 0 5 (j) I ' ' HI 4 wr eillrft -..e.aot,=,; - '•-"= " 2"1 1 1 II I qa,kk ,,,P<4..".."' "'.. ''' " `--.."-'-'---- .."7-.....::-....4.,..: 1E-.i'4 I .,. 'i 1 1,:-.4..m.iii414 .,,ths -.....„*Iti,ra 4 4 m ,.... , "Asi . tag 1.!,,,,.,,,,,4,;,114- r..s..%44-illi ....- - 1 1 1 \i \ ,, iiii . . ......,,,. „%.,.,„,.0. ,t1 1 • , -,,N \ tio,, , tividt.tiwp-..„b wo,1 -----1,,,I 4 • ' 7 44.,N. .4, /447.40144-, M4, ral9W, k■hiatlErzt4 4,'.. ) 0 \ , tIottiTtt. i '14 la \ nn) iii • • 41111 '1111.10/111 hi .4* ; i y■ pit 1 oi,,V 40 .rr..,,,„ :tgiAwes/...... 11111 -,,, , k 1 l' ' ' ---- 4.1 , A � � .-' r V. ,,,,, , i. ,,, L,. ,, ill , A : Olt . 4=44. 1 'I . Pe 4 iti, ,_...._,,..„, r , r'a 0 1 --_____„„ k 4 ,�y . 1 Ills NINW - --_." K•-, °"""'^�"- "'�� , 1 y:"1"7"1"- ---'" 4,„,4„,-*, :-,,:,:-:>. / / A 660 AMFf it , I Note ! a slightly ght1 y xevl1 sed site te p lan is included in 1 the 'subiimi ss i on package, It has been 1 I reviewed and includes out comments, H . . \ w , . W , . • , • II • . . • ' • . . 1 r . , i . . , rI r.4 Village at Fanno Creek Park Transportation Impact Study Traffic Impact Analysis • • ‘, . : : [ Table 2 Trip Generation * ar'...... ............. , •. .. . AVERAGE WEEKDAY _ _____ ---- I Land Use ITE Land Size Total Trips . . Use Code (a) , Residential Townhouses 230 218 1,265 1 1 _ A.M. PEAK HOUR . ' ' L .........____ _ Land Use 12"E Land Use Size Trips • .. . Code (a) • ' Total In Out -----...........2_.........— : . I_ Residential Townhouses 230 218 95 15 80 .,, , , . P.M. PEAK HOUR Land Use ITE Land Size Trips ' L Use Code (a) --- Total I In 7:7--- ..............______-------- ...—............., I Residential Townhouses 270122.8 120 80 40 . , . . Notet (a) Size is iri dwelling units for the residential townhouses. ' Source'. Institute of Transportation Engineers,Trip Gene t.ation. 5th Edition,January 1991. . . I ......—..... . _ .._ . . 1.,, TRIP DISTRIBUTION/ASSIGNMENT • , . I., , The distribution of site-generated trips onto the roadway system within the study impact area . was estimated by examining the existing travel patterns exhtbited in the peak hour turning , 1 movement counts, as well as the site's location relative to the major feeder routes in the area . I (1-5, 217). The majority of the trips generated by this development during the a.m and pent peak periods will seek to use the either Highway 217 to reach employment centers in . ,.. . I Washington County or 1-5 to reach employment centers in Portland and Clackamas County. I', . , At a neighborhood meeting regarding this project, a concern of area residents was whether . . • I or not it would be more convenient for residents of this site to use SW Ash Avenue to reach either Highway 217 or I5 rather than using SW Main Street and Highway 99W. To address , i 1 I ... this issue, Kittelson & Associates, Inc, conducted a number of travel tirne surveys for likely routes to and from this development in the a.m. and p.m, peak hours. The results of those , surveys are portrayed graphically in Figure 7, Figure 7,clearly illustrates that using SW Ash II , 1 ' ' xittetsbn,&Aggociates, lize, Pao 17 . 1 c ,,.., .... .. . . ci J4, • . . , rf , • • 7 °j..-,._.....a..,.w,w..nnJ.:.u,rA.»nn. w-:M.,.». ...,....d:»,...,........»w+,usC;:.,».r.w_ T.V».«:..:.::+.,....I..«..wµ.._.........».,...S:w:.._..J.,..a.....a........+-,-w....,t»n.y.u:a:.u.::.,4...,.a»...5,.a.,.,,n..,-i.✓..:tw-...:+;J w....;wu.:.i:...,."-.._7 5....,...w.+r:r4..is.4..:::.m....:,r<w,::v'.".LJa..l...n+.p'».».,.xel«..a—+:l dui:w.,:.;..1�4,.w:tia:«rvm..s..:.u...a.a.,...,..4.....n 1 Village at Fanno Creek Park Transportation Impact Study Traffic Impact Analysis Avenue and other local streets to reach Highway 217 or 1-5 would result in approximately double the travel time of using Highway 99W directly during the a.m. and .m, peak hours. I! ,a L. g' �' Y Y g p � In that light, it is unlikely that residents of Village at Fanno Creek Park would use SW Ash Avenue to reach either 1-5 or Highway 217. On this basis it is considered that the trip ' .' distribution used in this analysis reflects a conservative assumption with respect to the i- degree of local travel on SW Ash Avenue. . Based on existing turning movement counts and the results of the travel. time surveys, a peak-hour trip distribution was prepared for this development, Figure 8 presents that trip distribution. Using the trip distribution pattern shown in Figure 8, the traffic anticipated to be generated by this multi-family residential development during weekday a.m,and p.m.peak n; hours was assigned to the existing street system within the study area, The site-generated traffic assignment at intersections within the study area is shown in Figure 9. Figure 10 illustrates projected total traffic volumes at all key intersections on the existing roadway network within the study area under 1994 weekday a.m, and p.m. peak hour conditions, with development of the site as proposed. INTERSECTION LEVELS OF SERVICE • Table 3 surrimarizes the results of the intersection LOS analyses for background traffic and with development of the site as proposed conditions. As Table 3 shows all intersection s are p r ojected to operate at acceptable levels o f service under weekday peak hour conditions, All intersections are projected to operate at LOS "C" or better in the evening peak hours. ■ 1 i 4 ACCESS LOCATION y The y the primary access to the Village eat Fanno Creel.Park Street,g rk,will be to SW Main trees as shown ' on the site plan(Figure 6). This access location is located at a sufficient distance to preclude .. .blockage e b y queues from the 99W for most of the signal cycles during its blo g y q h.e s.gnal at Highway gn g a typical porn. peak hour. Queue length measurements under e fisting conditions revealed that out of cycles observed, for only 2 cycles did the left-turn queue 26c " past the extend p 7 `r �` proposed access location and only when the queue included a -Met articulated bus. Based this suggests e proposed access location will be blocked by a standing on total time, gg sts that the q�eue 2 percent o f the time which is well within the standard for provision of f t he 95- percentile queuing distance, These queues are of short d uration and clear quickly '. once SW Main Street receives its green time at the signal, X£'itte/scan&Associates, Inc: Page.18 ,1 i - Y - ' ' ` - - `-. - . ` .- I` am. r i.+ - -' - _ -- - _ - - _ - - _ yam . _ ___ __ . ,_ __ . ..___ • ______ .__ s . _- - - - t - - - NORTH - _ 0 1,.:1:'p!__ (NOT TO:SCALE} _ J r - i37 - - 217 i . z __- - ---_ - - - - - -_- F- - k— - _:‘,.._ __ : _vatecostueomeftwat- !_. __ -4- - - <° __ , _ ' - PM PEAK:, -_ ___ -- - --- - - --- - -.. j TRAVEL TIME SITE TO/FROM i-S 99W I TERCF�ANGE a -e --- --- ESTlMATEf TRAVEL. TIME' ( IwUTES - - •' ��' '- --- a• T - - - ._ ,> - - ESTIMATED TRAVEL TIME_(MINUTES) i� ,!_-_,_ __- . .. . _ _ _ _ - _ _ ___ - - _ _ eTIGARD ;4Y Y t t H � 1 ROUTE- _ \1� �1 - r RAV T Ivi - g: „ rx� - - - .�' 11:r = r - - --- -Travel - Comm cr{sons --- - _ _- dram®r �eveiopm�n �i�u�= � i- i___ - - -- - Via�e at Fanno©�ro �re k Park - - --- -_- � L - - — - December_ 1992 - _ _ -. _ 2 - - .. - - t NORTH IL , - (NOT TO SCALES - S L t:c:\'% 1 o0 • 6 i E %.5‘).. \?) r341 - s _ I T. } L II J J A ( , [i ay. `fo ` . P CREEK r- - 4 . - �e Trio Distribution vramor Development — FIGURE - t P T_ _ Villa s e at Fanno Creek Pork December. 199 = 839F1S08-MRL f i -"—.�R•,�.—�— --s.q�_..- ,__.„-.t-..��._._,---.--�-Tom..-a-�_� ..»..,. -. _ - - - - _ . Z -_- w [ - - - - - - = - - - ,777-7 r. - -- - - -78 m7wa�, - _ - e . C t - ' _-.. =- _- - (----/ --- -- -- N\,- - -f-- -- - -_--' • NORTH _ _ - (NOT TO ScAtE) --- -- - _ _ __ _ _ . _ _ ___ _ _ _ _r L� _ )) • f- ---- -- ; ----- - -- ..,.- _--_- - ---:_ -15"4.-/,- - T . -- - - - --- - -- ---.. - (- _ - -- - - r&e.),- - . _ _ r. - �1 r�Q : --- - - 1:---,-_ -_ _ :-: - ._ __ - . -__-_ 71__---r-1:___-_ -_---:13_'5"-,,49,. - 1 - '--- -- --1 -- - - - --- --- - -:" - ------,,,,,, \_ r . . .� . - . __ . S-'; H - - - V ,_ - . .__ _ _ _- - __ _ - - _ - __,1. _ _ . s_ _ --- = -\- -- -- - --_- - - -- -- _-1-_ -; __ ___, ._ J - __ -- i- _._ --__-__ _ . -: ti s - - _ ,_ t 3- - • xX (A�, _ r - ---- - - NOTE: VOLUMES ROUNDED TO NEAREST 5 TRIPS t -- 5 - - _ , - - S=ite--Generated Peak Hour _ _ . - - - - Traffic Assi.nments Gramor Development — FIGURE- -Viflo.e at Fa no Creek Park 9 r -- _December. 1-992 , - - - - } 839F1G09-CARL li _ - - - -- i r • NORTH- --- � �� (NOT TO SGAt,E - _ �� ,�c�,� u:5-'(<-. '(?./ °�60 ,.--- _ — --- - - -- . .--- - .-.-- - , -i-__ :.-, _--- _ __ t.„,0\---_-, --=__ _ .. _ _./s_ _- _ _ ,_ : _ ,,, ----, - _ . ' - 15"1-' _ 1_ __ : : __, _.:- _ir-__ ft( - -_ -s___ _ -. _ _ ,_:, ., _ __ __ __ _ _ ___ _ -- _- - _ ' -_- -_-- _ . __ „-- ____6\\.):„. {,z3._\L� h o . �y, \\....,A_ tr C _ �Qf �l� - i _ 1 tr _ - S� jQ p • L fj� C1 J , _ _ _ _, _ _ _ _ -- ,.....______________IJ--. ,,. _ i __ _ ___ - ‘cz.2.- - _-_. n -- c-,/ - - _ - - KEY t 1(XX)XX (AM)P -_ --- - _ i'l t•-- --- - -7--- - : - - }- - . E �- - _ - _ - Total 1994 Peak H-our __,I.,,,ti-i:_-___,:,:,._______ ______.____ __ _:_____i:-.. - Grarnor Development — FIGURE _- -.- --- -- Village- at Fanno -Creek-Park December. 1992 _ - 0 - - 839F1G1A-MRL t,. - - - % - - - - _ - �� --- - - - y - _ _ __ , b ,.,,u_..a�..._r,........,,.....+..MUw,. r...... �K.. .,.,•._.yarn. �nJ...Y�..•+.,A—I.k ni.w»14.r�.. i.Lw w.-.t...w..u�,uJ�..-...w.:-.N.em-•.w...,..........,...a>..J..'A..+�(...;4..,s:.k,:.»1.u_....,.-Ya».J�.,.........i.a.,..., r.A.' 'W.;'.{.,,,..-%»I., ° .4,...1.'.wf.4,4,.-.r:u9i..w.:. ,.'4...,-•+«,,,,4.:+. ■,,■ 4...w.w..:1,,-,..4,...,...a.....w-..44.. _J, Village at Fanno Creek Park Transportation Impact S t ud y Traffic a ct Analysis I I Table 3 Future Level of Service e Si alined Intersection `.1. .. [ , Intersection 1994 Background Conditions 1994 Conditions With Village at Fanno Creek Park • Delay , V/C 'LOS Delay V/C LOS :iiiii E iiiii?:ii:iii;ii iiE�;iiiiiiiii iii:ai i,iiiii:Ei��ii•iiiii:i:i:iiiii:iii:::5:::: t;$E %ri:i: %:ii �r ii E 3i:il i iii:;•i�; ;i:i:i;.:.;.,iii::, ` , �.M P' �PIOL7LY i:iii`iiii�iiiiiii'iii?:i��iiik4. �'��• •,.�'� � ��'r;ii•I•$%aiiia, ea 1. , SW.Main St: 15.2 0.65 C 15.8 0.68 0 t SW Johnson St./Hwy. 99W ' .:,,iii :Eii:i: :iii:::i:i:iii:iii;iiii;i;iiiiii;iiiii;i:iii I 1 :;:,::,iiii ii:iiii 's:ii:i;;i::::::::::::i:;�;i ii:;i ;:;iii i ,t,i . � Hear I :iii:!:,,, ,., ................. 1.' SW Main St. - 17,4 ' 0.74 0 20.1 T 0.77 M C S W J o hns on St./�i wy. 99W W „L M. YJnsiFnali�ed Intersections +, r. ■ Intersection 1994 Background Conditions 1994 Conditions With Village I at F"anno Creek park „ Reserve Caepacity ' LOS Reserve Capacity LOS . _____� - . . ----.; :�1i�b <ii;iii . i,i;i iii i"i i a:•:iiii,;,,.,,;r,:�ri:iiiSil:i1•ri:E+:i ,D. iiii iii q i:i�i :I,,:•;:,:.:'1,:';•:•t•:�1,:•;•.:.::•.•,,. �i; ;�iii::i:�:: 1'ri:'i I;iiiii iigEii i:iiii: :i:�':i ,:! :113 ;iii ;$:;:;:�''r,}:;Y:•rr'•:;:;••:::::;.;,'D,;.,$•;,:•>rS•I�::r::::: ,,1 ,:;i ,;,,;,,,iii.,....;;;EiiiiiEiii::i:5i:.,, •,i,:.•. A.M. „,,,,,,,,,,,,, ,,;•i:l,,.;:,•r;i?iii;.;.;,;?i:;:.;;:1i;:1;;:;:;;,ik•':; „ Yr a'' 2. I SW Ash Av./SIN Hill St, 890 A 870 A 1,• p.-- :i:i:i: C r ii:i:l:'r S:1 TO�f. i 1'ri. 3' an ►�t. n1a 345 Y'�' ;;,iii ii:ri; 3 B ii�ii c:;i:i cia I„ iii:• ii: Site Access eA i siii i�ii:i: i:ii 'i1 iiiii i ! ` ii::i:,n,•• � 'k:i;i;i, �4: r, :?iii:'r� ii��'�� '•s 'i� iii:iE ii: ::: o,S W Ash Av/Sec o ndr� Vi i � i:iii:isii:isii: is E.:•!',.•',h:••'a.}:,r:r'•t:.;.,..;,,.• 950 I I A ,'; i ; . ; ' iiiii; ii'Ei , ,;•,; ;.a:;,;, i '•i:il"::":E:E:$Ek%rai :i:t:S 1 to Access , i ,.,,, iit,. s lie:ii:::0i:::rii�:ii, ,,,•r• :: • ,, ,• i•' •p': } t:::.,••,:1.•,:•.:,:.:;.e,r::::,i.',;.C.:.::.•:i:i�..:a:1 v:rk�'.:%''.:,.9:1,i,::ii r ,•I i$ii ti:i:isi ;:,i;;is:i:::t$<::.:.r;;:(;::jt:r ..? • .,�r•::•:•i:::•i r,' ii ' i :, 1� ii'i{iiiii iiiiii �. .�f iii ::i:ii!I j i..,: h {a M. de k Hour ':;:•:•:•;:;::•R,<;;:ss:r:::aa:i::5:;:dd; ; :•::Vr ,5i: r :: :r : + • • �. 2: SW Ash A-s,/SW Hill St, 920 A 910 A :: i:i f; ':,:,,,:i•,i,,,,1 iis %1' r. iii: ii•: •, ,o-i . : i W� St'p3 ai n .I »n a ii i ii i iir i ::i;�; iii:�;ii�;iiiii;i�i i 4 20 A � •• Si e Access a.i f ii, iii:'''' i, ; �iiiiii�i:,, � :i : : ii ' , ;ii ii ii:: I I 4 SW A i A d ',i i iiii: 'i:i if;i i :r ii iiit::ii:i;:;: iiiii i' i iiiii iiiiiiii'i:ii:riiii i,ii:::iisvIS�crna i . i ii;i . .i 99� A i;'iii'(: iii v I . :rl%iiii: j i ; i iSi t p AWVG7 7 .:1:: ;; ii ::li t 7:ii�tiiiiil i: ii �: :i:t i 1 ii: �} �� M • i, I }} I To estimate queuing, poisson distribution of queue" t�.nZa e future g �, ues based on'vehicle arrival,rate n a� g per 6, r 1 cycle allows a probablistic estimate of the 95-percentile queue length, Based on the projected I Y tigg 2i ,,Ittet�dn A sacaatesj Inc. • ' . ; i ■ ■ , , .«........,.'t.n.....s.;,....._..-..+..,..e.,,.l:...:w„rt..,.,w:1..,-i.J,,..:r,Iw,:ntrua.'u.L»i,i..•.,..,wm.,,,wa,r........:.a4......,.,.....;.a.:.i..::.a+-_,...,..:. ':w,,.r',1.u,cs:..»......r.-..w.w,li«.ai..,a,f.N.1 .: - .- F ' • 'x'M.,..,+,..,.,L,,,._.v....a.te=...,.,.,.,..:,°.i u.-w:1N�.+.:e.i;.:+G..':.,L,S:•+-Mr.....-„«L2.,r::.:::...n•«, ..:.Ar•»w'�,taw•.;u.w:tua*.wuxw:e..,:.:..+,,.wz:• , » Village at Fanno Creek Park Transportation Impact Study Traffic Impact [ of storage 1994 total traffic volumes, the 95-percentile queue length is 175 feet, well within the 220 feet {*,• available. ffi . g vza. able. INTERNAL CIRCULATION The internal circulation system shown on the site plan was reviewed with respect to discouraging the use of the internal circulation system as a local street -- connecting SW Ash Avenue to Highway 99W. The site plan incorporates a number of neighborhood traffic control devices to discourage external from using the internal circulation system in this fashion. The primary traffic control elements include: • A design that provides no direct route between SW Main Street and SW Ash Avenue. , L Y • A traffic island in the internal,roadway near. the main access to emphasize the character of this roadway as a private drive. 4 • • ''No Through Traffic/Private Drive” signs at the site access locations. i , • { • L. 1. 0.M ' ' r [ . , m .. �.r.w—i.rr,-� '1rrs.`n+r.�rwr+i.iruri.iwiir'rrrrrb..r,rwrw.w�r., J.w ..au..w,.■ •• KxttelSon &,A,tsoctttites Inc: Page • • . ,..:t:.,•,—...i-..1:J......,.;..w,....:,+-:«.......m,.:.a....';,„,«,kl.,t.r,,.«,.+.ll..:.d..0...t-..«:uL:Aa.i-i:',..L.:+.,, 1....v.-.+,r•r,..,-r.-:.......,:i.,..,......:w:.L.,,,.-w;:i•a,."J ..,.....«,.';.4'.. „...u......:yu.:r.1^wn,-.,... wu-,....I{.r,l,,: .-.. ,,.�.t',.,.;,1'• -' .h.. - ' .,.::,a;.l:-,.....»-rl,=:.,..-i„-»dtl�-..w..,da.'«I:�.m,,Yaa:.;y:',w-- M...,r.�,...:�h�.,:.,:,li.,w.�.,,I':''7rt:�:�. ill n•0. ' L, . 1' 1 i, 'J 1 � , [._.:i . . . , . ., , I ' ° 1 i f L• t I • P , . 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Ir.V.,,ri'�r�' tN..0". to iYl �,!t •tj. t , , "`I 5 r I as,-t • :Y, a=i,r...-.nu�..a,a.. «.w,+a,,. la.. .N«a.w,. w..L. . ,w':+:._,.a.:a«.ww.,=uw.::w:,,.ui.,..•,-X:.'»,,�d4>..—«..,.a,ru�:.�..:+x+w� kL.:.Y'.e4m�w..K,aa ..a::.a::,s...a.:.:,r.w�..a.:.§+,�e..u.:.a•.Lar:AAi»a...�...waw i ,;,...x i, Orb' :.�..a:L^:•k1,'.w.,..�.w..CdM.��W�„r. - ;�2FheW=ft.i'.^uK.a�'4YC.+,oe-rw+H • Village at Fanno Creek Park Transportation Impact Study Conclusions and Recommendations h CONCLUSIONS AND RECOMMENDATIONS Based on the results of the traffic analysis described in this report,it is concluded that the proposed Village at Fanno Creek Park can be developed while still maintaining acceptable levels of traffic service on the surrounding transportation system. No specific off-site operational improvements are required to ensure continued safe and efficient movement of traffic within the study area. • • • • • , I ,.t a7 i Kittelson&Associates,.tnac .Pagg 26 ,a r • , ..:r:d.::lw.l.+"..ti il,-',7.. •-'...ut.u«wl;..;.,1..a. ...x:-.H......:.:...,a..,....w,...M: ..-rwiL.,....»-: 1 ...,..c::•.,uu+.w✓.:.:a.«r ....."•.++;i.r..,4....„.....+:.+..,.Y:.....ih-:d..,L.. ..,.:.'.wWr,..liu.:.,,...\ .:11.t.L,a-.-w.,q.........«>«.r1.:.,4,,.......,=a.,., «...4l L.r';.i;....0.... abY.;.7.w..iw^tk' .-.....w.,,::H-«1.-w,.F,l.r=.du-rr^ .....:.r,,-:-ld';,::a.:.w t u«,r I I I ( ww 1 r.• ` f f 41 } I s.. I w I 1 I I � R.fix•° l. j ..>..j I 4 y F. .. I'k 'u ,4 J-,.., Jd A • ;m....,,..Mnn.-.IAw,«,8 „,r. ,.n..,....JL nw :Ik.,,-,..In:i [ JL , ..,1" r,y try.i ^TfX} r ',: r a c, r I I , I 11, �jr a.. '� 4j,;;1 4 jp f. RI` !K �' I r 41 'G ■A` 4..1.'',r y1, ii 1 .t.,.„.i,..,:,44. 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I ' 11 4 VI it Yp 4 1 • ) I I tL"{•. 1 1 D' t lt �1 dj ( • ¢l i 411 ,A, ,4,wp 1 1lr ;rt 1 i f }, i.1-. f 4 i I, I ... , 4,4; li 4 ✓' r tF S.nit •• yr,f>r� l IJ{R } '`P, 1 ,.. 7n 4 f ,I I IAA ° ,}1'AA t44N x 1,'i, H RR 1.4 t.', riTr I+, a .•r t,. i,l 1 It Rr.J t1 r 1R ^ A tir i , Ifs '11 h llu i ri r t 1+ 1, -I At 4• 1;' }f h,y •/, •t ' •tl If t •. 11 R l.:A 1 , 't r r a I tp II { I � t � ,}irr�4�t't kl it 1 10,l u r 'Y (K t Wy i ;r p {. i.y S YI i 9 P1'1r..y f y i.* 4 r p 1 , i aV I • 1 , f tY � {1 1 y • • i 1 ,1 1 A ',,1,,r 1 wl ■ 1 4. a 1('•.4.A '1 9 • M ,, 7f, 4.,w ..i a S„ :wyv+w-i�.un+,.u+«a;a;•.... .;�.,..r.:�t...:c.,..-..-n,ia :K-S».nu.*, ...L..A,.:\.., ,.,-......e:..-.�...e:r: ., 2i.1:@ ...AMA-.,.. :�v......r.-�.,.M�.s.+�Fw..u.u.•...r%,..+-...•1.w.n.�....wi.....:.tlq.:•i....,.-a..'F.c:w:iul+.vw:u.w:i,iW'`�4-N1;::.w+bd4_.......444‘uxvrrwa.,a. , - , Village at Fanno Creek Park Transportation Impact Study Appendix A-L,wel of Service Concept . LEVEL OF SERVICE CONCEPT Level of Service(LOS)is a concept developed to quantify the degree of comfort(including such a ' 1 i' u� elements as travel time, number of stops, total amount of stopped delay, and impediments l' L caused by other vehicles)afforded to drivers as they travel through an intersection or roadway Y segment. Six grades are used to denote the various LOS from A to F. r Si nalized Intersections six LOS are described qualitatively for signalized intersections in Table Al. The sa`x OS grades x q y gn Additionally,Table A2 identifies the relationship between level of service and average stopped ' delay per vehicle. Using this definition, a "D" LOS is generally considered to represent the ' minimum acceptable design standard. 11° rr Unsi.gnala.zed Intersections [' I I The calculation of LOS at an unsignalized intersection requires a different approach. The 1985 Highway Capacity Manual includes a methodology for calculating the LOS at two-way stop-controlled intersections. For these unsignalized intersections,LOS is defined differently than for signalized intersections in that it is based upon the concept of"Reserve Capacity" ; } (i.e., that portion of available hourly capacity that is not used). A qualitative description of 'i the various service levels associated with an unsignalized intersection is presented in i Table A3. A quantitative definition of LOS for an unsignalized intersection is presented in L Table A4• It , I I I I I 3t , 4' i . , i I I � • I i K,'itteison &Associates, Irtd. Page A-2 04) , • ....„..,,,r:,,4.14.■..d,w a.,..,.,.,,...,aw:,..•*•,w......wa.),,A,.+.t,.:.,.».;.,,,,..., , «44....,...,A4:...../.4i..:....i...,A,4.:4;.«r,w:..A.,.".......Al.i,,Al,,a' ,u.,-,u,::,n..,M...S,,,A44i..-t.4,4...a4.n.,..-.:.,,,,,L t.LL.w,..--w1.NF tip4.44-,LJ414d.1,:,,,,i::..4.,.....,..Y,,,,.,,,,,,—,.ww.a.,.w,..,wmw=.a„a,' Village at Fanno Creek Park 7'ransportation Impact Study Appendix A-Level of Service Concept c ' Table Al Level of Service Definitions (Signalized. Intersections) ww, .._. .._.._... Level of Service Traffic Flow Characteristics A Very low average stopped delay,less than five seconds per vehicle. This occurs when 11 progression is extremely favorable, and most vehicles arrive during the green phase. Most L vehicles do not stop at all. Short cycle lengths may also contribute to low delay B Average stop delay is in the range of 5.1 to 15.0 seconds per vehicle. This generally occurs . i with good progression and/or short cycle lengths. More vehicles stop than for LOS A,causing , A higher levels of average delay. 5. to 25.0 seconds per vehicle: These higher C Average stopped delay is in the range of 1 I p � delays may results from fair progression and/or longer cycle lengths. Individual cycles . failures may begin to appear in this level. The number of vehicles stopping is significant at • this level,although many still pass through the intersection without stopping. _ D Average stopped delays are in the range of 25.1 to 40.09 seconds per vehicle. The influence of congestion becomes more noticeable, Longer delays may result from some combination of — unfavorable progression,long cycle length,or high volume/capacity ratios. Many vehicles • stop,and the proportion of vehicles not stopping declines, Individual cycle failures are noticeable. B Average stopped delays are in the range of 40.1 to 60.0 seconds per vehicle. This is considered to by the limit of acceptable delay. 'Mese high delay values generally indicate poor progression,long t;yele lengths,and high volume/capacity ratios, Individual cycle , failures are frequent occurrences. 1, F „ Average stop delay is in excess of 60 seconds per vehicle, This is considered to be ; , unacceptable to most drivers, This conditions often occurs with oversaturation, It may also 0 it many Y ny individual cycle failures. Poor occur at high volume/capacity ratios below�.. 0 h wa an r ro cession and long cycle lengths may J also be major contributing causes to such high delay 1 ' r . p � 6 Y levels i, ' ,�.........,.�.. t+r ,.......emu ..... ��n,... Note: A signal cycle failure is considered to occur, when one or more vehicles are forced to wait through more than one green si dal Indic on r particular approach. 1 . . ,gr . � . ati for a� artrcul , 1 A:, 'itfel On.e A$soelates,hie, Page A� 'I ' rv, ,i4. , , 4 . `' 4 . . • f,...,,A x....-...»_..�.•.u...1..•.:...... ......!..1.:..,..-...+...a;,.w ei.w.4.4..�...,,,,,.....:�_....a..l..s ..t...lt«..ii_war.4y.,.t...i.. ua...,.a wlwti: wit!,..o dN;, ;.w:•k...`h...«.w.. .µ:14s,,.:..Y1.,,..iu...,..r.„.:,i:. d:.�.vrJ.tL'.:+..,Y...ui+'.:_';.X.:4-:,u,.�� ,.:...u::.i..w::I.L..I:r:::s:..l,w:;;a„w:, ua w.t»;'uw.aua,su.x..c,:.�...w,,,:...:w. .w.�I:IJ+�.�...M..4..._..w....J..+..«,......u..-h1..,w ._.. ..w.w.,.. ti N�., i r Village at Fanno Creek Park TranBportation Irrnpact Study Appendix A-Level of Servi.a Concept I, l' • LI I 1 I 1 Table A2 Level of Service Crierta (Signalized Intersections) • .;...] L Level of Service Stopped Delay per 'Veh'icle (Seconds) A < 5.0 , I 1.E /y B 5.1 to 15.0 15,1 to 25.0 _. . L D 25.1 to 40.0 1" E 1 40,0 to 60.0 F > 60,0 Source; Transportation Research Board. "Highway Capacity 11/Ian.uai'.Special Report 209 (198 5) • T' I . L I . 1 l -, • I I j &t ittetsort a Ae ciatcs Ina. Page A-4 i 11 , ...I..,,..l....._.s,.. ..,.., -,.._, ...a.,.......,....,-,,.,,.,.“4.-:.-.r ,,. ..L:..,.. ..:l.!...-..... —...,,-.,..i.••«,..........•.:..........,11.-4,Asewrw:,.i.......w..,,,w'». I. 1....1:_:.:..,..6,....4—“,...,,,,,,-“....r•—.d...-..—,—,=::,.--i--,-..."+.r........,,a:.,,a-.z.....-.•••.:-•,,,,,,, a,,,,‘,,,,...4k.oa,,,•.•••.,.•.n )'! , i I t`! 1' • .. Village at Fann.o Creek Park Zransportation Impact Study Appendix A-Level of Service Concept f ,,., [ I.,s, V i'l [ I' w:rl Table A3 General Level of Service Descriptions (Unsign.alized Intersections) Level of Service General Description A - Nearly all drivers find freedom of operation Very seldom is there more than one vehicle in the queue B Some drivers begin to consider the delay an inconvenience Occasionally there is more than one vehicle in the queue C Many times there is more than one vehicle in the queue - Most drivers feel restricted, but not objectionably so ,u b - Often there is more than one vehicle in the queue • � ' l Drivers feel quite restricted . E Represents a condition In which the demand is near or equal to the probable maximum number of vehicles that can be accommodated by the . movement • There is almost always more than one vehicle in the queue w - Drivers find the delays to be approaching intolerable levels ' I F Forced flow n Represents an intersection failure condition that is caused by geometric and/or operational constraints external to the intersection I Xtttelsorn&Associates,Inc, Page A-5 . N. I• a ' .u......—.....,.._,...,..L:.:.,,....•+n::M...•.uu.:.n w.w.:...+,..m....-„,.,«.w.m<........,.:u..»r' ....,.a.�e....—.«u. ....,..J.d.--._.,..”.i=.«.w.-:.tu:,...:...e.....,,. t..Gw..:w..�t:w.'.I:uM..,u.W,w...�u....,....u�,...a....d..:.1,�.:......aS.,.Y.i'—ti.xr'....«,_irew.c?au�....etxta::..a.rww«'».aa�..,.. .,:...:air w.««. v„ [ k • } .F Village at Fanno Creek Park Transportation impact Study , Appendix A-Level of Service Concept writ C Table A4 Level of Service Criteria(Unsignalized Intersections) L ______ Reserve Capacity Level of Service Expected Delay to Minor Street (pcph) Traffic ,, >400 A Little or no delay 300-399 B Short traffic delays C 200-299 C Average traffic delays 1 M:•7 100-199 - D Long traffic delays ________] 0-99 E Very long traffic delays , , L F * ,, ex' * When demand volume exceeds the capacity of the lane,extreme delays will be encountered with queuing 'Which may cause severe congestion affecting other traffic movements in the intersection. This condition W usually warrants improvement to the intersection: ' ' [ Source: Transportation Research Board, "Highway Capacity Manua ", ;Special Report 209 (1985) Kittelson&As000lates,bid. Page A-C ...,...w..'. .«,.-w.u..i-Ar-n a...,ax......14:....«•....,✓....,I.:.+iv....,1w.rr:::>.-w'l;r«.x.-.,+,v.iWw uLtw..Ji«....w+.i.1w.,.r+-.+:«rliw.n.r'-ti..+ine.,.r..1,+.'.1..,r+44w�w'w....._nw....:+1,..«wuirinY.M.w..u...u.:W.%:.....ua.:.F+.-w.IJMUirw,aal..n+,.'ar ur.Jr...ill,.w....x.4- '..x::.:+wJ.'-« .L'Ynti1kL':.....".i....a."r'.-.IVt.At.1.isSilx.'+,'L'lwr'+.idni�t:4'iwl.L:L,.4L:.Y«w.N'wp.e..iw.7,a.v.nwp4<i . ■ [ ' ,, , Village at Fanno Creek Park Transportation Impact Study Appendix A-Level of Service Concept The reserve capacity concept applies only to an individual traffic movement or to shared lane movements. Once the capacity of all the individual movements has been calculated and their LOS and expected delays determined, t an overall evaluation of the intersection can be made. Normally,the movement having the worst LOS defines the . r' overall evaluation,but this may be tempered by engineering judgement. An "E" LOS is generally considered to represent the minimum acceptable design standard. , Past experience with the unsignalized analysis procedure indicates this methodology is very conservative in that • it tends to overestimate the magnitude of any potential problems that might exist. This is especially true for minor street left turn movements. For example, the Highway Capacity Manual methodology does not take into account • • T ' the effects of vehicle flow platoons that result from upstream signalization. Vehicles traveling in platoons tend w, to create greater gaps in the traffic flow that sometimes provide additional capacity for the side closest to the signal. Therefore, the results of any unsignalized intersection analysis should be reviewed with this thought in I ' L• mind. Generally,LOS E for the minor street left turn movement is considered to be acceptable for an unsignalized intersection, although it also indicates that the need for signalization should be investigated, L All-Way Stop Controlled Intersections There is no accepted procedure for a level of service analysis of an all-way stop controlled intersection. Thy procedure used for determining LOS for a four-way or three-way stop controlled intersection differs from that . . L ' h is being reviewed by the Unsignalized described for unsignalized intersections: This methodology, whic. s b t g w y gn ' Intersection Committee of the Transportation Research Board, uses a capacity estimation method based on headways observed at all-way stop controlled intersection in the western United States, The procedures rtant variables,including volumes distribution,number of lanes on each approach, and the percentage of right and left turns at the intersection' Intersection performance is measured in parameters similar to signalized , [ interset,tions delay,volume/capacity ratio,and level of service using a scale of A through"F". Approach delay !! on any given leg of the intersection is calculated using the following equation: D ex (3.$x` V) • i , Where D = vehicle delay on a given approach (sec/veh) SV subject approach volume (voh) , L C = calculated approach capacity (vph) exp = base of natural logarithms , L In this equation, the quantity SV/C is simply the volume-to-capacity ratio on the approach under consideration: I' Table A5 presents the LOS criteria for all-way stop controlled intersection..", , _' .lattelso .&.Aesoeicates,Inc: Page ASV • • 4 ,41:4.4. 4,44.4444.4.U. b:..w:...,wl.:..wt «a....-It.u......r.�JU�4u..1«UaA',.l.a':r„n.:».L.�.: .',.��.J..ww1:,A......�..wit:.ww.w�-:.i,:wr,nNU.wwr..-.)..i.r.,_,_J.:;..,��:nti 11...5•�.r.i,..�lrL. .r..:7L�..:LWS1.f,:.2x:FCtid nl;..:A.;M.::k.'tUU.!'..:4_.:.....ib.u..,a.:_.nd { Village at Fanho Creek Park Transportation Ynzpact Study Appendix A-Level of Service Concept • • ,.a .tL6Y Table AS Level,of Service Criteria (All-Way Stop Controlled Intersections) • Level of Service Average Delay per Vehicle to Minor Street Traffic A 5 seconds B 5 to 10 seconds C 10 to 20 seconas ' D 20 to 30 seconds E 30 to 145 seconds F 45 seconds I I I I I I I I I r ttlsort tfc Aaciates,xne Page A-8 b I I • . 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OREGON Denise Jones Main Street Village { • 12650 SW Main Street Tigard, OR 97223 Re: Illegal Freestanding Sign Dear Ms. Jones: ; This letter is in regard to the freestanding sign that has been constructed for the Main c Street Village Apartments located at SW Main Street and Highway 99W. This sign was apparently constructed without City approvals and needsto be removed within two (2) weeks from the date of this letter or the City will be forced to issue a ", citation for removal of it Besides the fact that there was not a permit obtained for the sign, the property is also not permitted to have additional signage due to the existing monument sign: Finally, there are two (2) temporary sandwich board signs located on the property which have also apparently been placed illegally along both SW Main Street and Highway 99W street frontages: Sandwich board signage is permitted for up to three (3), 30-day periods each year upon obtaining approval and a temporary sign permit from the City, If you have any questions concerning this information, please feel free to contact me at (503) 639-4171, m ,r Sincerely, • i . . 2 William D'Andrea a.! Associate Planner, AICP I;cutpin\wililmainsgn+da "c: Correspondence.filr • Dick Bewersdorff, Senior Planner Kristen Paris, Code Enforcement Jim Wolf, Code Enforcement sok 60 C,7 M 13125 1i ord, OR 97223 (503)639- 17 O '3 125 SV1l Hall Blvd., �" � �� ( 3� 4 1 � (b0 j 684-2772 1 • m . _ . . . . . , r ,,-- , ,, • • ',,.... /-'-'-------A A, , ' . July 22, 1997 . ., . , E14-4 . • 14. , 1.6.1Hitivigilliki v., CITY OF TIGARD . . . Mr. Jeffrey Passadore , .. Guardian Management Corporation OREGON The River Forum at John's Landing • • 4380 SW Macadam, Suite 380 . Portland, OR .97201 F• • ,•. Dear Mr. Passadore: . This letter is in response to your request for Minor Modification approval to remove 5 existing • • • dumpsters and add a new centrally located trash compactor and enclosure at the Main Street Village Apartments at 12650 SW Main Street in Tigard. , •, • This property is zoned Central Business District (CBD). The present use of the site is listed as a permitted use for this zoning district. The Tigard Community Development Code, Site , . . Development Review Section, states: "if the requested modification meets any of the major IV modification criteria, the request shall be reviewed as a new Site Development Review application." . Section 18.120,070(B) states that the Director shall determine that a major modification(s) will , result if one (1) or more of the following changes are proposed: . , 1. An increase in dwelling unit density, or lot coverage for residential development . ,,. The proposal does not include the addition of any dwelling units. 2, A change in the ratio or number of different types of dwelling units. This criteria is ' - • not applicable as this request does not involve the addition of residential dwelling units • as previously indicated, _ / , 3. A change that requires additional on-site parking in accordance with Chapter . 18.106. The proposal is to add a trash compactor in place of existing dumpsters, i • therefore, there will be no need for additional on-site parking. - 4. A change in the type of commercial or industrial structures as defined by the - I i Uniform Building Code. No change in the structure of the building is proposed. An increase in the height of the building(s) by more than 20 percent. No change in the height of any building is proposed. 6. A change in the type and location of accessvvays and parking areas where off-site ; traffic would be affected. This request will not require a change ih accessways or parking areas where off-site traffic would be affected, 1 • 7. An increase in vehicular traffic to, and from the site, and the increase can be • expected to exceed 20 vehicles per day, The proposed modification will not result iii an increase in vehicular traffic to or from the site. . . 13125 SW Hall Blvd, ilgord, OR 97223 (503)639-4171 TDD (503) 684-2772 -- . • P8ge 1 of 2 • i . ..„.;h.. ...., 'I ..._.,.,,,-,.......dV. ....,,,.,..A-«..'r.,,, ....................j_......_...._..i;.,...,. .,..... .w...a.... .. ._..,.—.., ,.....cM,M,,,a....r.....,,.,_. ._ ..,...,_, ...., A.,,oG... M.–..,.K.–l., ..fua..,...... ,.,._......��..,.;J:«..........a..–..M 8: 1 An increase in the floor area proposed for a nongesidential use by more than 10 1 percent excluding expansions under 5,000 square feet. No net increase in floor area • is proposed, ' r . 9. A reduction in the'area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this ., ° code or reduces the open space area by more than 10 percent. The location of the k existing dumpsters will be replaced with Landscaping, therefore, the placement of the . trash compactor will result in an increased amount of landscaping or open space. 10. A reduction of project amenities (Recreational) facilities, Screening; and/or, I t: Landscaping provisions) below the minimum established by this code or by more , than 10 percent where specified in the site plan. As stated above, the proposal will ; result in an increase in landscaping. No other project amenities will be altered. 11. A modification to the conditions imposed at the time of Site Development Review ,:., approval which are not the subject of B. 1 through 10 above. The proposal will not violate any conditions imposed at the time of the Site Development Review. There is a y wetland on the site, however, the location of the trash compactor will be in the front of the P y p complex, well away from the wetland area. . • This request is determined to be a minor modification to Ian existing site. The Director's designee .. has determined that the proposed minor modification of this existing site will promote the general ,. `. welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, 1 state, and federal laws. THIS REQUEST HAS� BEEN APPROVED SUBJECT TO THE FOLLOWING CONDITIONS 1. A Stationary Solid Waste Compactor permit shall be obtained from the City of Tigard Development Services Division. 2. Verify that a vision clearance area 30 feet from the center of the access will be maintained at the intersection of access drives 3, A building permit for the trash enclosure shall be obtained. 1 , ` Plea se p rovide a cop y. of this letter when applying for p ermits. Ther e is a fee for the required � contact n the D to Development Services information the c, „ . � eve p s for non y permits. Please y � Division cr ir3format th current fees If i ; . - you need additional information or have any questions, please feel free to call me at (503) 639-4171. II Sincerely, t+ r M / Julia Powell Hajdulr I. 1 Associate Planner II h:\outplati\julia\minmod\guatdian.doc I ' Cr 1907 correspondence file, SCAR 92-0022 land use file I I I E , . y Page 2 at'2 I A }a ' �i P e a ` lr C 7arytf' ' Cdr tk n t ai .�i.. v, ,r...' .W.: w N(/\W�"6 nt 4r p}t,•YS,t�Lr ��_a.:Sg t !,i r�44,r.' ll,t...., '.riD< i v4C,UN. xit .2 • ,VVa w t 4,t ; � 'Y •, r' e yh f Wks rt,.re1,'U,"°;r .ur i: ti� rt.ly [�{ "r._ {'rf{{- 4tH y+y nib " `r iYCP kxj��'�' ; � �ht �e� I,41'" t'4,cif,S tr7 The River Forum at Johns Landing 4380 SW Macadam, Suite 380 Portland, Oregon 97201 .6486 , 503•242.2350 FAX 503.242•3648 July 3, 1997 Julia Hajduk, Associate Planner City of Tigard . 13125 SW Hall Blvd. Tigard, OR 97223 ' • Main Street Village 1 IV Dear Ms. • ijduk: Thank you for the voice message late last week and the follow-up information f'. ireceived earlier this week regarding the proposed trash compactor enclosure at the Main Street Village Apartments, 1 2650 SW Main Street, Tigard. l; The Tigard Municipal Code provided suggests you need the following information to approve thE proposed improvements. OPEN SPACE IONS According to the County Tax Assessor, the entire site measures just less than 15 • According Y J acres (6,100,000 square feet). • The current landscaped area, designated wetlands included, is 237,000 square feet or 36,e4% of the overall she. °. ' The proposed trash enclosure would reduce the landscaped area by approximately 300 square feet. However, the creation of a trash enclosure in this area will allow us to remove approximately 615 square feet trash,enclosures located throughout I~�e, property,�opert y; These areas, each of which is shown on the enclosed site plan, will ' be restored as landscaped open spaces. Hence, additional landscaped area will be realized as a result of the,proposed improvement. RATIONALE FOR IVIODIFICATION In order to provide a more functional' recycling service for the residents' of Main Street Village, a in the impact h �� and i order to t�ninirnize�' p' of trash hauling equipment on the residential neighborhood, the owners desire to convert from traditional trash hauling service to a single trash compactor, The modifications requested herein are • • • V. 11"'" y1, Page 2 July 3, 1997 • • intended to provide an appropriate enclosure for the reconfigured trash hauling service while providing appropriate visual screening Three copies of the proposed enclosure design are enclosed. Your kind cooperation in helping us obtain the necessary approvals to proceed with the enclosure work is very much appreciated. 1v/trulv )/ours, Jeffrey S Passadore 0703JP01 • • • • r n it It (I, I ' , •+, !v.»...... .. .......�,.....,....,..., a...,,.._>• »y.._..r.,..,�A„_,,..,,.,..„,,..A_..a I.-..._......,.,.„. ....,.. 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'� dy,q�Y'�t,}� ;,�F{ fa�� k i 1�«ry.YY'1` :(y,ry 2x y'�}I"�.{y.i A`r '1'�5 jiirT�: ,7"� N'MI�f N' 'Y �k i/r;,gym� h:figF 4kNa,ln7�,4.. tP-+�u�n I /a-ti' ^rw^ r 'ikr l:«, .. , 1f'`R 1','ii`.;"'4 FA F ;}� ,,, �: !„ ;fi ,>.�n r R,.�a 111 r �3 �� , '1'."d :�t; ' � �i ,� k, ,A • r ' R HY, y MM,"YY tl 1f 1 4 nN_. - :,i ',d 4+y,r,,, 4' 1!, wl�' k'. o- k • �n �'�• ar.y ''"` '. r� ,y, y `,�'. 4�� .►fa. a. � a•��'•t�3 I I' •G f, tt I I • Y r r ) r { • Ntr!�' 14,,�,; << i'h y:r.�,' !S, , ,n ;,I V .�,I'....i ii, y6„ •''W,. ,��....J+w.,a�huu.+,LJ.,I�,uw..uw�...w+u..w.uw..,wii., -„u...+rY.ni.,uwww:./wkaLwi.w..il�+.' re..,.,......., iw.aw+. .,.«...�...0... .M,.,. �.,.. .. „rw...r,+ .w.�..,.d. , I,l., rrl.+ww f. • • • • .++...w�..ww.w«".. ..+«,'w.._. n..Y..wEi,:.'..ur..ws.,.q•.ra..a„......,..ua'- �a.,.'w.w:aw.'r�««�..w,;,...na.,..a.iw.+.a...l.i_.,wlau+au, t I I 1 1 I 1 1 ..0 �-.,..«. .+ �u„xrvf',. ,,.ra�r.,..-wa a>,v'.-.......�,.a+,;r3+,.-..;._H.,.�u.,.f .7 µ' M..n.. a.,�....1,..c.x...:r.M..rr..m...+_.. 1+ ....-...,.....,..+.lm».......+ra..' ... ..«...,...r.r�..r.,wr.. '-..-.+.r.�:_.YL:-,.A.fiM.r..,�,..-...l...i..�,.iM.x..i .I.a.W..,tfzw � I 'A-.-,.A,.i»,..-...n.,, .'n', ,•.;'�,X;I„ .,i.::..,.,.,w� � �.a,_r..,.... a r a_.,,,�•i r... .e,w..a..n..Y. .... ..x_. I Reference No Invoice No Invoice Date Invoice Amount Explanation of Invoice Check Amount • 271644 07/16/97 100,00 TRASH COMPACTOR PERMIT FEE 100.0 • • G d ProrJt : MA1NSTREETVILLA Gii5 Vendor: CITY OF TIGARD Check No _ 0658 • Code : P 632 Code :V10361 Check Date t 07/'16/97 ^ � � Check AMo��nt i 10�,00 OperaLtor : PAM Aocouiti Operatln� • • J • • 4 • y ; •y„ .'fit..............._ ..1.»...�...._..�.,..,.._,.». _.,......+ ,......_,..«•.-... ,«.�.,,...» ....ad:.._.�.,....,.�,..w..a .. ,, �. ,.......,�,..,�.,...,..+«...... .........� ..»_..� _.�.-..�.._...,�.v. .�..._...,...mt,:�..,u,M.,.,,._..,....4-,;.. ,.,.�i:'w...,........-.._._.....;,.x,.._.-....,:....,.......i..:._,��..i....J:.,.....»,C.......�.:'... 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I , . ii...-714z, - 4//.-4. i / 11,-.4,-,„,,,,,„„,,_.„,_ .: "-e 7 7,,,,,.9.;,„ . it-b ,p,,,,b A f. , I/ .---::::._......... 1 1._-, ,,,,,z cl,..„) ' .1( 4 k. 1 :,.• 7-,..:---- n til '0, („,„„,, ' -19'11112 1 / f l f N, I____ --.:...._: ..4,./.1.jt.ri 1 •2.1,;,.. : . . Iti i ,„,,,b , ,..f-, „,-.,L .--,--- li i ,„.y ' 4!,41, ,., 7"15. ', , 7 I ', , h . 1 ., 1°t '4-C,e f iiiiiil r i. ,,,, „id , ,. , ' ,,,, i. , , , (----- - i�1 r 4 /z- . t� 6 ;Ai; ;� t l‘` • i 'r J 1 1 (1(1( 1 11 1 .....,11----1 . ..- c c-1 c, i-\\. I) 1 4) ,A, 1,... (t. ,,,,,,..) ' --".— ---,,,,,1 ‘q.„-,-1 \- ::12( 4:for \ ‘Ir vim). , ' -c' 9 .,, 66? AAMi i 0 i i * 4S' , yf v� • • • • • eI • i . a i I • ■• li ., L<A• • • M 1 (' a i . I , I I ) ' r1 Its — f I=tM1>iM+M rwW.k4FNM*+/M+.....• �'~M e.gµgpvrlMY T', • • 1,., 1 31,}4 ' 1 ■ II • • • s • , :`,�:,,. c &1 7 V / dsGy5 4 (.„ ,,, i , . • � ' �` , 1 '''.".-"7 ' Nt'It' '''' n ')54�� 1 �. " - q 4 !t l'; pi e_ yy ) , , ,, , ,, . • • ! S _ .1':,.1;'L_3�k), a*t{:4 I 1, ' ,; 1, /J/J��J ``f/// (jy� Jj�/'' �,rr/e"y ^ i 49"R4W ��., L 1 J s i r. � "'A'7i M(� �5..w- /(,Y,.I U °� fop gat it i At `; ( � �.7 Y•4�l"I `- ' ?h .River)*nrurl�at Johns x K C r P & 92- x s ''? 1,ZM o -- 4380 SW(Vlacadany,Suite 380 , u ', , Portland,OR 97201+9486 x I/Ar- 94-0041 , �. 903242'2$90 MX 51 .+ °.42,,3948 , 'a",,, Jeffrey S.Oat l „ . °r ; V { ,, 114Ni, ":.rte Z • • \ , . , . I �+^wN' i I . d te,,,./1,4,,e4 ''71'il :'"41=0 , d op,1.0›,/ ,-,-6-fr' ,, ' , . 1 ... 1 ( r 1 ''' "5 • • O ' i,....,,.,.,L.4.. ....r.«. ...........�,»..wti_..J... ,w....._...t.... ....W i-...........•..• ♦ ._ ..«....w�...,i.r...'...»...:...i.+...._,_�.�:...1......x. •....... ...:xl......u"»..«?..1a..a . _.,.-.1..+�,L._.............1..w II.........+...a..,.a. . .....:1-«+..:,».+..A.-... w-...n....�,...M..^a-J1s...e�.,.r......54+.'.A.+.1-.i.✓..h....:-«.-•-..A.L:.x , • • • JOB DESCRIPTION C • Asst. Manager Location: Troutdale Number of Units: 164 • Date Avail able. Immediately' e l Y •"� Age: 3 years ,I, Conditions Excellent Tenant Type: Affluent Singles & Families Special Information: Excellent opportunity at large high-end East County property. Nice two bedroom apartment available along with exceptional salary. • I I . I Duties FULL-TIME 40 h ours p er week 1. Rent and show apartments 2. Collect and deposit rents • 3. Fill out reports 4. Coordin n ate apt. preparation and rep air s f' • 5. Resolve,tenant problems 6, Inspect vacated units 7,. Marketing and leasing skills. 8. Purchase supplies ► 9. Pool maintenance 10. Landscape maintenance [—C-;rnperlsation 1 Basic Apartment Value $725 Salary (with landscape) $800 - 1,000 ce after 90 days employment. to m $150 medical allowance Y p y ent. � M Ec tra: Bonus: Monthly Occupancy Bonus and Rent Achievement Other �. Other drrfarriation Complete training program available, Excellent opportunity for future advancement. 1 • r;jdsstt�14 II I I I I iI .� I I ■ i • r i , a Ply r' l., 1, . ENVIRONMENTAL PROPERTY ASSESSMENT r COMPANY �' VHS CONSTRUCTION COMPANY , MAIN STREET AND PACIFIC HIGHWAY i OD G • This report is for the exclusive use of the client and is not to be I,. photographed, photocopied, or simiiarriy reproduced in total or in part without the expressed written consent of the client. i. iii i t f 1 0 i , t j I I . d • {{ F PIREPARBt) E PBS ENVIRONMENTAL 1220 S.W. Morrison Ste Suite 600 Portland, OIL 97205 ( December 1991 I 7 t u «w. w.Na.0 m b,:. ._ 4 - �w : :,., a . ' ; INDEX V CO TION OMPANY , 14, Page ,- l' SECTION ONE IG�en�eral Information i • 1.1 ' '''^ f Executive Summary i i . . 2.1 i �' a� General Site Description . � �:�I '. u Site Location 1 t�` Geology/Hydrology 1•.1•.''� 4.1 , Site History } t Past Use of the Subject Property and Vicinity Present Use of the Subject Property ' Present Use of the Adjacent Properties, • • Regulatory Review • f Y R 5.1 , t; . Potential Sources of Contamination 6.1 On-Site Environmental Concerns • i. Off-Site Environmental Concerns z Recommendations i . . . :: . . . 7.1 1 SECTION TWO Supporting Data 11 y S, g X11 es • S Site Location Map w • • • • • i • 4 i 1.1 I', a t Vicinity Plan ; AerialPhoto i • • e • „ . • Y i • l • . • • 4:4 Y.;4 4 Y Y i i Y .4 4,',4 4 4 4'4 4 • 1 • •'. . 4 4 . . • • • . • . • 'Y 44 2i 1 i}... • Y ',,{,�.�( i; Photo,Documentation . ; 4 i i . i i • . i i • i i i i i . i . . . 44 . 4 4 1 6 . . i . . i 3 1 ,J Referencesi F ♦ . 1 i 4 i i i 4 ,1 Documents Reviewed Publications ,`. Personal Communications a i MAIN STFiEEE AND PACIFIC IFIC HI HWA •e f 4 It • • ,�, rw. Y iy, MY' �rJ'Jlr, rtr'. kC VHS CONSTRUCTION COMPANY INDEX SECTION THREE Appendix (Pages not numbered) • Responses to comments presented to PBS by Joe Park, VHS Construction U.S. EPA CERCLIS Sites List National Priority List--Superfund Sites in the Pacific Northwest, EPA Region 10. Site Assessment Database DECD UST Cleanup List Underground Storage Tanks in Adjacent Area ;Jr Oregon Hazardous Waste Handlers Notifying as Fully Regulated Generators Oregon Hazardous Waste Handlers Notifying as Small Quantity Generators State of Oregon Solid Waste Disposal Permit Mailing List State of Oregon Closed Solid Waste Disposal Permits `' State of Oregon Closure and Regular Solid Waste Active Disposal Permits I LUST Summary Report PBS Environmental Firm Profile and liesumes • 111 • I I t • r . N, STREET AND PACIFIC HIGHWAY r 1 tutihmun Hw..M.{hw�,rrW'r.gr.nwMAiw.a.., .. 4..c ......,,«i.✓ Awun;,v.nt « nw_,Ylw:,..w....,'l..,wkih... n..r.M, .n.ix,nh .'4w 'f..murauaarxr.,o- • • ,, r . I VHS CONSTRUCTION COMPANY ,._.. GENERAL,INFORMATION i • SITE LOCATION CLIENT DATA 1 • , Main Street and Pacific Highway VHS Construction Company 1 Tigard, Oregon 5550 S.W. Macadam Avenue, Suite 30 I'. Portland, Oregon 97201 ^r ATTN: Joseph W. Park : - i PURPOSE . A Level One Environmental Property Assessment (EPRA) was conducted by PBS. The ' 1 purpose of the EPRA was to identify areas of environmental concern both on-site and ,17 adjacent to the site and to present an opinion on the environmental condition of the property. SCOPE 1) Site identification and visual survey; . 2) Review of federal, state and local agency records regarding the site and adjacent areas; i is usage; • 3) Review of historic' maps, historic occupants and the nature of past property g � 4) Review of previous soils, geology and groundwater reports in the vicinity of the site; 5) Interviews with persons knowledgeable about the site; • • 6) Preparation of the report which summarizes observations and findings relating to the environmental conditions of the site, a summary of the records reviewed and an opinion by PBS with regard to the possible environmental conditions of the site and any areas of concern. CERTIFICATION ., i PBS Environmental has conducted an Environmental Property Assessment, compiled this i f report consistent with the above-described scope, and believes that the information is correct and accurate within the standards of professional quality and contractual obligations. ' Erik Anderson Nick Hastings Project Director Project Manager ' , , '' ,,,,,<,--"e,,/ ,./f,... 11145/q) L-2Z,,..;,7t or'- . Pit`q.5/ ' , Signature Date Signature Date T AND PACIFIC HIGHWAY SECTION ONE I.1 l,. MAIN S`Ij�tEE { Jx , ,, • • _;_„t�...-,..»..............i.L:vt..a-..-.,..aJ.....,+,.«r...,.t...,".n.-« ....«..lJ... ,,... ....«..,au.-..,.1G.»7.a. ..,.,....,.»,. ,.,..,+-...i«.+r....amn,..a,...i.rt.,...,....a,..r«:.,.a..,«...»ea...^,..,.,..,.a.....-,...a.. .....U:+ .. + w , it • VHS CONSTRUCTION &JMPANY EXECl.U TIVE SUMMARY • A Level One Environmental Property Assessment was conducted by PBS Environmental of • p the property located south of the intersection of Main Street and Pacific Highway, Tigard, Oregon. The subject property consists of Michael's Discount Plant Store, paved parking areas to the east and west of Michael's, and undeveloped area south to the proposed location of Ash Street. Environmental concern for this property is considered low. • Historically, businesses and residences have been located along the northern boundary of the property. With the exception of Michael's, today only the paved parking areas and 7 foundations of the building remain. The southern portion of the property has not been developed, and has only been used for farming/pasture. • i e foremost on-site environmental concern is the suspected asbestos containing building • 1 materials. These materials should be tested for asbestos content, and all asbestos- • containing materials removed prior to demolition of the buildings. The foremost. off-site • •environmental concern is the potential for Fanno Creek to transport contaminants to the • object property. Any sheens or unusual odors for Fanno Creek should be reported to the • DEQ. • • • • • 'MAIN STI1EET.al r AND PACIFIC HIGHWAY 8ECTION ONE 2,1 • • • .Hl.xw...----'—...z+.,_..-....... ,,... .,.n- ._..Lwa..,.-..e...• ...e..,,._,-,...a..... .,......a.,..w._........-+,,.-.:=a..-n.-.......ti...-.,:. ..,-...l-.r......aw..ra..;.•.,w+..,.,......--na.-..,,.,..ta:.. ..4.r....»,1.. ,.,.•,u...,».w.uw...+.,-, .«.. c.»-..w. ..:4. ;»n..w.H....,....,..wx:s,>:.a.:s...:i:t•+tJL::..,t,.:..,...«.•iv.4.,.,r._.,r. ...w..».a VHS CONSTRUCTION COMPANY GENERAL SITE DESCRIPTION SITE LOCATION The subject property is located south of the intersection of Main Street and Pacific Highway , (Highway 99), Tigard, Oregon. The location of the subject property is illustrated on the Site Location Map (Section Two, page 1.'1). The legal description for this property is Lots 1200, , 1300, 1400, 1500, 1600, 2200, 2201, 2301 consisting within Lot 9 of the Burnham Tract, NW 1/4 Section 2, T2S, R1W, (Willamette Meridian), Washington County, Oregon. The site is accessed via Pacific Highway, a major southeast-northwest thoroughfare. GEOLOGY/HYDROLOGY I The subject property is underlain by fine-grained, poorly consolidated alluvial flood deposits (Pleistocene), which include coarse sand to silt layers (Beeson et al, 1989). The finer sediments are predominantly quartz,and feldspar. The coarser sediments are predominantly Columbia River basalt fragments. Poorly defined beds of 1 to 3 feet thickness are observed in outcrops, and complex layering is recorded in boreholes, Soil development commonly introduces significant clay into the upper 6 to 15 feet of the deposits. The fine sediments are locally thick in the lower portions of the area and extend upslope as a mantle to an elevation between 300 and 350 feet. The Soil curve of Washin ton County, Ore on classifies the soil as Aloha silt loan, Verboort silty clay loam, and McBee silty clay loam. In general, these soils consists of • • somewhat poorly drained soils that formed in alluvium or lacustrine silts on broad valley terraces. In a representative profile the surface layers are dark brown and dark yellowish- brown, mottled silt loam, With increasing depth, the silt loam is interlayered with very fine ' sandy loam, Permeability is moderately slow. Elevation o f the subject property is approximately 170 feet above sea level. Nearwsurface water flow follows local topography south towards a tributary of Fanno Creek which • • d� discharges into the Tualatin River approximately p p roximatel, three miles to the south, The tributary creek 9 • flows east-west along the southern border of the subject property. Fanno Creek flows north- south along the eastern border of the property. The depth to the regional groundwater' aquifer is expected to be less than 100 feet, In . i p_ r may present locally. that i. some addition, perched water tables ma be pre ocally:, ��Q files confirmed ton B • locations, perched water tables may be as shallow as 10 feet Potable water is supplied by the Tigard Water District which obtains !its water from the Clackamas River, MAIN STREET AND PACIFIC HIGHWAY SECTION ONE 3,1 Ii. '. ,, ,.,,,.•, ,,.., ,.. .,',.,. .»,..,,,. ., '» ...,, .-..,,,,. ,,is .. ....,., ,.,.„-.. .,,. i .. i, r ..,. .., . .1., ,.,,1, r, ... „• ,. 4I M,1,± .I ,i.n..Y...-..�.r .... Lw .r...... ..... ,-'vl-r ,...._....... .,w• _..... . _, .«i.l•..w...,. a...:.1.........u Lr..•.+r'-.a» w..«...x•.+ v_......,. 11 .r..h.N n, rY„ .....A:..x1.•„ i JtAn...f ......• .m....h„r .. ...,.i,..,...... ,w..,«r"..•.• ..K:.,.1 ' �,•. • • • YHS CONSTRUCTION COMPANY SITE • PAST USE OF THE SUBJECT PROPERTY AND VICINITY 4 Aerial photographs of the property, Sanborn Fire Insurance Maps, and personal interviews I were used to establish the history of the subject property and vicinity p properties, The earlier ., ry J P P Y YP P Sanborn Map (1950) indicated that the vicinity consisted of homes, businesses, and a school ` along Main Street. Development decreased to the north and south of Main Street. Development of the subject property included approximately 17 structures in 1950, among which were a greenhouse, a motor court, and several unidentified buildings along the . 1 northern boundary. The southern portion of the property was agricultural. Aerial photographs from 1956 to present were viewed to determine property usage on the • 1 site and surrounding area. By 1956 several buildings were present along Main Street. The southern portion of the property was undeveloped and may have been used as pasture or W . farming. Commercial development of the vicinity continued during the 1960's, By 1973, northern frontage of the property was fully developed. An elongate building, believed to be y' g reenhouse was located in the north central portion of the property. Aerial photographs from • the 1980's, show a decrease in concentration of buildings along the northern border. By 1 1990 only Michael's Discount Plant Store remained. The 1990 aerial photo is presented in Section Two, page 2.1. The owner of Michael's Discount Plant Store indicated that prior to his occupancy in 1978, Pen Craft Printing was located in his building. The owner said that when he moved into the building he observed minor ink staining of the carpets, The carpets were subsequently I removed, The aerial photos rev ealed that the southern portion of the property has been undeveloped 'tha � a since at least 1956. The surrounding area has undergone development in the past 25 years, and especially in the past 10 years, This development has centered on the frontage areas g boundary lines for the property, •, • ; on Pacific Highway (99 W) and hilain��t., which both serve as • Poss`ble hazardous or wastes associated ociated w i th historic used of the and • neighboring industries are: Printing and Allied Industries Acids/Bases Heavy Metals Ink sludge I. Spent Plating Wastes i Solvents ; Nurseries/Agriculture Fertilizers, l-ierb icldes, Fungicides etc. r MAIN STREET' AND PACIPIC HIGHWAY .,,..,., .1«.....'..1 .......,.,._.,.,.,.,._....,........a. m,..-1'.,, I..,..,.,.,,.«.........................._._a ..,.. ,.....«.......,..a...........,:.i.._„_. ,«W_.. __.........,.,._...«,..,.w1..,.« ..,.—.. .....,.:r.,-, .... ,,.e.. , ,._. ......K.as'......i......_,...w...,..+- _..,...u...N. „ ' VHS CONSTRUCTION COMPANY SITE HISTORY Residences Heating Oil Tanks • Household Cleaners Septic Tanks/Cleaners i Fertilizers, ,Herbicides, Fungicides, etc. I Private Wells ' PRESENT USE OF THE SUBJECT PROPERTY/SITE RECONNAISSANCE i . An on site reconnaissance of the subject property w as performed ed b Y Nick Ha sti Hastings . Sheila Monroe of PBS Environmental on 6 December 1991. At present,the subject property Is undeveloped, with the exception of the building housing Michael's Discount Plants. There is vegetation (grasses, berry bushes, trees) over most of the property. All vegetation appeared healthy. The higher, northern property terrace slopes to the south-southeast into ,' pp Y , a low lying valley. The low-lying southern portion of the property appeared to be water- saturated. This area is drained by a small tributary of Fanno Creek. The tributary, which may be seasonal, crosses the southern third of the property from west to east. No unusual I, odors or sheens were noted, Fanno Creek abuts the property to the north and east, serving as a boundary line i . n , VHS CCJNSTRUCT'ION :OMPANY SITE HISTORY • • PRESENT USE OF THE ADJACENT PROPERTIES • f The immediate area around the site is mostly tl developed land, with Pacific Highway a 99vV • Y I? �. y ( ) and Main Street in Tigard as the central areas for development. Development is a mix of • commercial and residential (single and multifamily dwellings), A Vicinity Plan is presented in Section Two, page 1..2 of this reports ' Businesses in the immediate vicinity include: • Dick's Color Shop, a Miller Paint distributor (along Main to the north), l - Ninety-nine Towing Impound Lot (behind Dick's Color Shop) • Tigard Public Works Operations - City maintenance fret garage (northeast corner) • • - Apartment complex (southern boundary) • - Realty brokerage (southern boundary) + • • - St. Anthony's School (across Pacific Highway to the west) • - Miscellaneous retail (across Main Street) • 1. To the north, along Main Street, is a building housing Dick's Color Shop (Miller Paint) and • . Valley Auto Parts, which is no longer in business. Neither of these businesses appeared to be involved in any activity which might produce hazardous by-products. Behind the stores • � y y g p y-P is an impound lot, owned by Ninety-nine Towing, which holds the impounded vehicles, At ! • • the northeastern corner of the lot is the City of Tigard Public Works Operations Department, which consists of a building housing maintenance and construction-type vehicles. There was no evidence of hazardous material usage at that site, although general maintenance of • vehicles might produce oil and gas emissions. Tigard Public Works Operations is registered • •, with the DEQ for an underground storage tank. Several gas stations (Chevron and BP) are approximately two blocks to the west and upsiope of the subject property. 1 Possible hazardous materials or wastes associated with residences or neighboring businesses are: 1 Gas Stations/Tow Lots Underground Fuel Storage Tanks Acids/Bases Heavy Metals/Inorganics M' Ignitable Wastes i a Lead-acid batteries Solvents , 4 y MAIN STREET AND PACIFIC HIGHWAY SECTION ONE 4 • . I 1 Yi�ti .:i,:d4:,.:�,,.7�+...+................AN,......1....,.„.�.i»,f:...,,.,,.m.�.�...urn..,N...,. ...t..,�. ,.....,a. „,. .,, ..�e.,...�.-,�.,.....,..».«u...,W.....«-..v..., nn,.... .,..,....._.«....`-:�1�.....,..J.',..,�-.,.1. ........ .,a. ..., � � ».e,.era..rG�.x�.=,l.wra-..;a.:.�.S.y.:4r.d..�,....a+., �ir...�. ,,..��, _� • VHS'CONSTRUCTION C,OMFPANY . SITE HISTORY Residences Heating Oil Tanks Household Cleaners r: Septic Tanks/Cleaners ; fi /�` Fertilizers, Herbicides, Fungicides, etc. 1. Private Wells .„. . , • • 1 . • n.. i ' { cpn1 i • i • I' • � Tb�� MAIN ONE 4A E=T AND p� iP1C H��H1��Y a . • , • • • • • • P VHS CONSTRUCTION COMPANY REGULATORY REVIEW • • The following government sources have been searched for sites within one mile radius of the • site. A full listing of sites is presented in the Appendix of this report. Sites with immediate concern to the subject property are briefly discussed in the following section. , . NPL National Priorities List ,7) '•:•.1 The NPL identifies abandoned or uncontrolled hazardous waste sites that warrant further , i investigation to determine if they pose risks to human health or the environment. Sites on the NPL are eligible for long-term "remedial action" under CERCLA. None listed within one mile of the subject property. .• •• • CERCLIS Comprehensive Environmental Response, Compensation, and Liability Att Information System : CERCLIS is a database used by the EPA to track activities conducted under its Super-fund •.• J Program. Sites which come to EPA's attention that may have a, potential for releasing hazardous substances into the environment are added to the CERCLIS inventory t None listed within one mile of the subject property. • • ! DEQ Site Assessment Database • The Department of Enviro'nmental Quality (DEQ) maintains a database of reported releases of hazardous substances. Appearance on the site assessment database neither confirms • nor denies the release of a hazardous substances at the facility, but insthad it serves to document "reported" releases, • R. A. Gray & Company 11445 S.W. Tiedeman Road . . General contractor, equipment yard; 1,2 - dichloroetharie (53 ppb) and 1,1,1 • trichiorethane (7.7 ppb) were detected in soil during the removal of underground storage tank. R. A. Gray & Company is located in an Industrial complex. Site is approximately 3/4 of a mile to the northeast and upstream on Fa,nno Creek from subject property. Great Western Chemical Company 11440 SW Tiedernan Road • Wholesale distributor of chemicals, operating from 1970 to present. Two confirmed leaks in 1985, one of 13 gallons of petroleum naptha; the others 500 gallons of sulfuric acid. .• The petroleum naptha evaporated during the leak and there was minimal soils contamination. The sulfuric acid was remediated by liberal application of soda aSh. : • Residue was picked up and put in DOT poly drums for shipment, Great Western I MAIN STREET AND PACWIC HIGHWAY SECTION ONE 5,1 .ie . • , • � r,nip, . • • n VCS CONSTRUCTION COMPANY REGULATORY REVIEW Chemical is approximately 3/4 of a mile to the northeast and upstream on Fanno Creek from the subject property. LUST Leaking Underground Storage Tanks The DEQ maintains a database of leaking underground storage tanks, a frequent source of hydrocarbon contamination of soils and groundwater. The LUST files include leaking tanks, pipes, or overfill spills. A listing of any LUST sites in the area is presented in the Appendix. R. A. Gray & Company 11445 S.W. Tiedeman Road In November 1990, .three underground tanks were removed. Soil and •groundwater contamination was discovered. Approximately 1500 cubic yards of soil were excavated and are undergoing aeration off-site. Subsequent soil testing revealed the presence of solvents in the groundwater; therefore, the site is also listed on the Site Assessment Database. The LUST Form is included in the Appendix of this report. File open. UST Underground Storage Tanks The DEQ underground storage tank database includes operatlonai and decommissioned . commercial tanks. A listing of registered underground storage tanks within the study area is provided in the Appendix of this report. City of Tigard Operations Division, 12800 S.W. Ash Street • Stevens Marine, Inc. 9180 S.VV. Burnham Street • Solid Waste Disposal Facilities • . . . T he State of Oregon maintains t re e listings of disposal facilities:t�es, 1� Solid Waste Disposal Permit Mailing List, 2) Closure and Regular Solid Waste Active Disposal Permits, and 3) . Closed Solid Waste Disposaltcilities� None listed within one mile of the subject property, r "' FRG Oregon Hazardous Waste Handlers Notifying as Fully Regulated Generators N LAIN STET AND . .� � NCB �'AGIF`� ' w VHS CONSTRUCTION CONVIPANV REGULATORY REVIEW Fully regulated hazardous waste generators produce more than 1 000 kg (approximately 2,200 pounds or 300 gallons) or more of hazardous waste, or more than 1 kg of acutely hazardous waste in any month. None listed within one mile of the subject property. SOG Oregon Hazardous Waste Handlers Notifying as Small Quantity Generators Small quantity hazardous waste generators produce more than 100 and less than 1000 kg of hazardous waste and no more than 1 kg of acutely hazardous waste in any month. Magno-Humphries 8800 SW Commercial Street Magno-Humphries filed for a one time permit in July 1989. They removed approximately 500 pounds of ignitable wastes. I a • IVlAlN STREET ANA PACIFIC HIGHWAY S5CTION ONE 53 • • ....Mf ..M a. ,.1 r ti4 .. ,,..,.-.....,. «..—., .-r.... 4..0.. ,. >•.k..v .WWI«n• m .. drM 7..... ,v.., �.1 1Y.a.. , , VMS CONSTRUCTION oMPANy POTENTIAL SOURCES OF CONTAMINATION • • ON-SITE ENVIRONMENTAL CONCERNS k The following are considered to be items of concern with respect to potential on-site sources I: I of hazardous materials which could result in contamination of soil and/or groundwater on the t . site. • 1. The remnants of 9" x 9" vjn�; �lgoLti�les in the foundation for a demolished building that Y g .. 4 may,,00:ntain as4,esfgs. Removal of these under state regulations may be required when preparing the site for,new construction. • 2. There are severaF° suspocts:. sbesxc,§r5eenta4) ng..,bull04og,,,,mate.rial .Anside;P iic;hael''s C),Isoo,U.nt5RlantrShop' Popcorn ceiling application, ceiling tiles and mastic, carpets and • mastic, and various roofing materials may all need to be removed under state • regulated methods if the building is to be demolished. r 3. There are several areas of general litter::and/orconstructior ydeb°ris. .o,ntar aina atst, • mayda,actx,fromAhe:.,ar asoters'oakedTreii lroad4ie I 4; Private residences and commercial businesses may have heating oil tanks. Washington County Fire Department does riot have historical registration for tanks, PBS found no evidence (fill pipes, vents, or depressions) of heating oil tanks; therefore, no additional testin g is recommended at this time 5, There is a small, uraid.enf iwfied tributa to'Fanno,MC,re�ek,whicl r s�' ,, ,� ,ro .r • i 9. n across:tl� akp p.+ .r�y� The presence of such a body of water may lead to an eventual designation of the area under w.etia rds,„r dete,rrninat-iori;:: nethod;s Wetland designation would not pose an l environmental hazard but may impose land-use restrictions. • K MAIN STREET ANb PACIPIC HIGHWAY SECTION ONE r ..N kr:r»..w..:l L4-+4.«,.nQ'G:- �.1111.»...«r-r:.4r..nMl.+...:.-...r4J..wu..,..._. . -.. ,..r__.Jr .I.W 41.,x.1-.urn.. to«J:;».r.v.V. s1.Jt,Ai...:u Sn.:.1♦.L.I M..«.,..., i y41,,..;.r.l%1.......,n..,-♦w.4.1�..w.r+..,w4+x.wr-.-Ar.-, r«-4.Nin•r.r+ws...ui.{,II4s»k.nl.r.i ..r-...Y„-. ..w.....,w.r-..a.. ,+x....x...........,.+,. V 1' • l{a • t` 1t/ VHS CONSTRUCTION xOIVIPANY POTENTIAL SOURCES OF CONTAMINATION OFF-SITE 'ENVIRONMENTAL CONCERNS The following are considered to be items of concern with respect to potential off-site sources of hazardous materials which could result in contamination of soil and/or groundwater on the • • site. j 1. The discussion in the Regulatory Review 'Section of this report (Section One, page 5:1), describes the existence of two businesses within one mile of the subject property which are found on the DEQ Site Assessment Database. Both the R. A. Gray Company and the Great Western Chemical Company are located upstream on Fanno Company p Y p , • Creek from the subject property; however, no direct visual evidence that these sites have impacted the subject property was observed. Fanno Creek could serve as a • conduit for future spills to reach the subject property. 2, Three leaking underground storage tanks at the R.A. Gray site were removed in November, 1990, Although the tanks excavation is complete, soil testing revealed the presence of solvents in the groundwater. The site is documented and cleanup is under the jurisdiction of the Environmental Cleanup Division of DEC. The extent of contamination is unknown; therefore DEC) progress at this site should be monitored. No other tanks in the immediate vicinity are documented as leaking. • • II I I I I �'' • 11 R I ' I i MAIN STREET AND PACIFIC HIGHWAY SECTION ONE Gil I I • «rhn.sn ...}r Fad-.r...nbr L..•.. __1J wa..,..,.,,x•..,+•a..+W.i....VM.•...wr,,...-F.:.«. ,InNd Na,.,-.....w.._,_...,. ..._.r. .mw+-s._H„-,,,_......,-u,.,w.....:u,.....«.-. L-...« ,.. ..a..,..,.«+n.,......,+•..».+»`.•.,...1.r,w... . ....... ..... ....a..-...r„+utt.if:.a«,al.w....H.Vh, , Vh S CONSTRUCTION bOMPANY � RECOMMENDATION Ta=i e r-.obab ,. .:. �4 p ility cif,.soilandl o r.�g roundwaterrftd'r `riatoriinatirig :,azrstlf? reentr • • pa•stf us•e,aof,,,:tl'a:,.su,bject.,p•roperty:appears',to bel to v. The following are recommended in order to reduce potential environmental concerns. Asbestos containing building materials (ACBM) become an environmental hazard when .disturbed, causing a release of airborne asbestos. In general, all suspected ACBM should be tested prior to remodeling or demolishing. If testing confirms asbestos content, all friable (crumbled by hand pressure) materials and materials that may become friable during r ' • demolition, must be removed by trained, licensed workers. if It should be noted that when an assessment is completed without subsurface exploration or t'o chemical screening of soil and groundwater beneath the site, as in this study, no statement ' y' hi, of scientific certainty can be made regarding latent subsurface conditions which may be the ` result of on-site or•off-site sources. • y } The findings and conclusions of this report are not scientific certainties, but rather, • fr'1 � probabilities ` i judgement concerning the significance tel probabiiit based on professional �udgernent concern g :g i ce of the data x, gathered during the course of the Environmental Property Assessment. x' • 1 j•• PBS is not able to represent that the site or adjoining land contains no hazardous waste, oil, ,, or other latent conditions beyond that detected or observed by PBS during the study. The • , a possibility always exists for contaminants to migrate through surface water, air or ground- water. The ability to accurately address the environmental risk associated with transport in i,;1 these media is beyond the scope of this investigation: is • • • • P , YI • MAIN STRL-1ET AND PACIFIC HIGHWAY SECTION ONE 7,1 • f (rl e ■ • • r r I , 1 , 1 1 co l I h 1 uii.of elzgLI. " „ . 4,..„0„,„,‘,. . ,...,.4 ..............1^p,„.4„,...,,,..,,14,,...„....-0_,.....) •• 1„ • .ii -•,--,44-••• •• ...14..i,..___7,,r,,-:,... .�`.... !• 11 �l7r:� • r 45Qflj i!<!•.ru='i • • (" ,.---4i-Z- • t t .( e I r, <<s• .r 1 '4",1.'".,6 N....' V r �J"+/ t S 'L� r�r � '`_�1 i L 1 . . • 1-n •i • qt. d • • I I cEOA „ MORLAN '•••,, 1/ PLUMBING f 1 • ,Y ,�' VAL!EY �' AUT(.1 PARTS p `� ci'. ,t,��- , (VAICANT) qv.<\\\\T, \ 4' `/"��' STEVENS ' ONY'S 42' �•P�� • , ' MARINE OOL • DICK'S PARKING COLOR I CENTER . 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I;,'.,1,•4."' t,'",,i,i,:':' 'i6,11. '4 %.',:1 ,,,.. ,;;.,,,.,`,,'", ,,.,',.. ,.,,,,,,,,':,,,..]„, .,•— . .vil., „ .. ', . . : N ,``''''' ,,-.1..4;4:4:k4r'.r. ':4,-1.`,":„;.,..1, .•,41.1P4,1.4r "p,,,,,,,,,,,-,,,J,,,44.;.-&44.*,4*,,k4% 1,- L,,,,. ..,,,Ni? , . 4,e6,;„ , . ,.A4 ..,0,4-r!,(1. .1.:"A.,.t •,,-,0,,,,,,,fp...04„,i4g3iildfR4,74..,„- ..,,,,,,, o, iir4,4,,,-,•,, -.."4•1„,,„, . , . :...4,t. t ..„ ......k•;,••,,,,?,.::,..• ...••• , 7• •' Deteriorating 9" x 9 SY floor tile on . , dCuomnspterudcbtleoanrdtehberinsoirrtahileroaasdt corner demolished building foundation near the the property. northeast comer of the property, i s of 1. . MAIN STREET AND PACIFIC HIGHWAY SECTION TWO 3.2 • • , tekv) ..,,,,'..,' . . i .., ••• - • .• . • L.----, , • \ ' . A i • -. .-,...........,...._........._.-._.., r._.. ,.......a......_..w -�r..a....._ ...r. -. x._..-a,n_.4.-Wdnr_,r ...:,.,.> .. „ x. .....-.._.....:�......r.r.:....x<;w'fw..a+...r,r N...a,-, ' t VHS 'CONSTRUCTION COMPANY r REFERENCES r' 4 DOCUMENTS REVIEWED ' tr r Il Sanborn Fire Insurance Maps: 1950 USGS 7.5 minute series topographic map: Beaverton Quandrangle (1961, photorevised 1984) Federal (Environmental Protection Agency)and State (Department of Environmental Quality) Ifiles: l` National Priority List, August 2, 1991 yt t CERCLIS (Comprehensive Environmental Response, Compensation; and Liability Information System) inventory, June 17, 1991 Site Assessment Database Report, June 28, 1991 Underground Storage Tank Release records, July 16, 1991 Underground Storage Tank list, November 8, 1991 State of Oregon Solid Waste Disposal Permit Mailing List, June 21, 1991 I State of Oregon Closed Solid Waste Disposal Permits, November 7, 1990 State of Oregon Closure & Regular Solid Waste Active Disposal Permits, September 4, 1991 Northern Lights:Aerial Photographs, 1956,1961 , 1 964, 1968, 1971, 1973, 1977, 1980, 1984, 1986, 1988, 1990. PUBLICATIONS r, I Beeson, Mil-1., Tolan,II T:L„ and Madin, l.P., 1989, Geologic Map of the Lake ?svyego Quadrangle Clackamas, Multnomah and Walliington Gounties�C7rec , Dept. of , t Oregon Geol. and Min, Ind1, GMSW59. Baldwin, EM., 1981, GeolooY of Ore on, Kendall/Hurit Publishing Company, 170p, fi Greek, G L:,' 1982, S oil Survey of Washir}n;ton Count Oregon, United State s Department ' of Agriculture, 138p. Gray, J,J, Allen, G.I I, and Mack, G1S., 1978, Rock Material Resources of Clackamas, Columbia, Multnomall and Washinrlton Orunties, Oregon, Dept, of Oregon Geol. and Mtn, Ind,, Special Paper #3, 54p, . � r Madin, I,P. 19$9 Ea wake Hazard G y M rth � eolo Maps of the Portland Area, Orecl ori, Dept, of Oregon Geol. and Min. Ind., Open rile Report 0.90.2, 21p, r I I J MAIN ST ET AND PACIFIC SECTION TWO 41 i t ; %., m • n4 {tw '^ � • 4r Wu..x,�+..«.iJ-�...a„r...T.IGr....i�...l�...a r•,.� _ �..� � -i,,u.�v.4 u(u:'.'::f•=':-.i�N+n.W�.yi.i.I��J�:•il'vq'h444:U,.4«uxz4ra � ,in. S CONSTRUCTION COMPANY REFERENCES • PERSONAL COMMUNICATIONS • h S Joe Park VHS Construction �1aious dates • Helen Bt schert DEQ (RCRA) December 4, 1991 Tigard Water District December 8, 1 991 Debi Smith DEQ (ECD) December 8, 1991 Hal Cheever W & H Pacific December 9, 1991 ` Michael Michael's Discount Plants December 10, 1991 City of Tigard Bldg. Dept, December 10, 1991 a Fire Marshall Tualatin Valley Fire & Res, December 10, 1991 City of Tigard Public Works December 10, 1991 I ; E ri 1 6. ,4 1 • I. 1 1 ■ j i. MAIN STIIEEir AND PACIFIC IGHWAY W 4 � I' ;k I .I , 1. I o A °' *� ysP •A .. .. I• .D?�+aim ...'.rry 1..� f, 1 1f:h J •af' fir ., V +..i:;f .. ,,,f.«J...'.,.. ....,..: .....uYW...:a:f..ui f..MU3x1?.,.....1r.+:,..I....,t«....,.n,'M,..r.,N-.., AH - .......✓'.F ,.v..,.^1.,.....,,:_....v..«.,.wkN,.A's,..x,. .r .,...n....x..:,.n.a.a. .,..,a fwd,,«,......+...l i'^...,.- - -i, .,-. W.i a_a.,l..,..,....».J+=J1.rvvY.Ha.,.,cAJw'.a.W, .w.,x _ .. VHS CONSTRUCTION MPANY « . APPENDIX ;. COMMENTS PRESENTED TO PBS BY JOE PARK} VHS CONSTRUCTION 1. Two years old. Need updated investigation to certify that all previous information remains .F accurate and complete. {, 2. Updated investigation must be done on behalf of the purchaser - CFRCL;A requires that the purchaser undertake the investigation at the time of the acquisition, 8. Need rights to rely on the Dames & Moore report as it is written now the report may only .f ; be used by Planmark, Inc. I . 4. Get discla i mer out of next report. have not had success with Dames & Moore and would suggest another consulting engineering firm.l 5. Is Plan mark t he c urr ent o v owner? Note that Planmark provided Dames & Moore with information - Did we obtain copies of that information? 1 6. Michael's Discount Plant Store (northwest property boundary) and remnants of previous structures (present along northwest property boundary). • 7, Pen Craft Printing was located at the Michael's Discount Plant Store property prior to approximately 1 978 'Evidence of chemical spills within structures at Pen Craft Printing at f time purchases by Michael's Discount Plant Store, 8. Outdoor nursery previously located on west side of Michael's Discount Plant Store. u I 9. Great Western Chemical in Tigard approximately one mile away from subject property on DEQ site data base list. • o. No I des cussior of visual observations os smal l cree k that runs across the subject property; 11. Remnants of old boat business northeast of the Michael's Discount Plant Store, I i } MAIN 4..f�pt�y( !W�� AND dfip 1/.+�py 1y(/�1�" HIGHWAY Y�''',! �{�//}� [f 0 tdw F�.+� P'1 l�� '�/'^i�4 7�1 Wry �1�,i v R!-1Y ... frc• f Y' 4 a .b . 1 " I c. 1,' 'i'1S cONSTRUCTKKN COMPANY APPENDIX ' RESPONSES TO COMMENTS , 1I 1. No previous Environmental Assessments were made available to PBS. A Dames and ' , survey was given to PBS f �rd" � � �Moore soil�s giv for��review however, this report did not address :`. 'f` . 4 environmental concerns I • 2. PBS Environmental has been contracted to perform a Level l Environmental Assessment } of the property at Pacific Highway and Main Street, Tigard, Oregon. This report satisfies the `yy • . investigation of environmental concerns,as addressed by CEROL.A 47 e PBS Environmental B"�t1!J nvi ro erne ntal did not use the D e Dames � :. �� & Moore report in our Environmental °. ! Assessment of the ,ra ert . p P Y a: , i 4. Not applicable. % 5, • Not applicable - a; , 6, There are no activities within the Discount Plant Store that would raise concerns as to : hazardous material or,other environmental concerns, with the exception of some suspect asbestos-containing building materials that are part of the structure. Similar concerns apply , to the remnants of buildings further east, where floor tile remains on the foundation. # 7. Discussion with the current owner of the plant store did not reveal any problems associated with the former tenants, with the exception of some oil and ink stained carpeting that was removed when he first moved in Beyond that, the owner gave no indication that : Tr:, I any other associated concerns regarding the prior tenants, 8, The nursery has been demolished. Vegetation appeared healthy. No residual supplies n, .: of chemicals (fertilizers, herbicides, fungicides, etch) were noted, 4 9. Great Western Chemical is briefly discussed in the Regulatory Review (Section one, page " ' �r d' t 5,1) in this report, In summary, Great Western Chemical 'does not appear to pose „, ' -4 environmental risk to the subject property. 10. The small creek is a tributary of Fanno Creek. No unusual odors or sheens were associated with the creek, 111 The current boat business, Stevens Marine, is primarily a distribution center. There is underground at n nand fuel storage tank nne, however, there dicaticn r uncle gr l located Stevens r�� Marine; is no in of a' environmental hazard from this Site, . . . I MAIN STREET AND 11ACIFIC HIGHWAY • . u ,.. ,v,. ..,_,... , .. Yw....-.n...............u.. ,. ... ...�..0 x...a.,.tu4,.-,..4...i. ...,rr. ..«. .. • • 1 VHS CONSTRUCTION 0. �. APPENDIX i . U.S. EPA CERCUS SITES LISA' , NAME LOCATION None listed e . I J • I I i I • • I 1 . i, s I federal files within a one mile radius of the subject property, .I The above listinp includes all those sites Included in state and f files . Sites in bold print are discussed in the Reguilatoty Review of this report; The locations of all of the sites have not been I '' field by They are irrclu iti the Reference Section of this report, ld verified b� �PBS, �Th ded r • VHS CONSTRUCTION. C,O APPENDIX �. •Iii • i tpnl .. NATIONAL PRIORITY UST SUPERFUND SITES IN THE PACIFIC NORTHWEST 1., . EPA REGION 10 SITE NAME CITY COUNTY • None listed • • • • • • • 1I � I � • �� The above listing includes all those sites included in state and federal files within a one Mile radius t)f the subject praperty. Sites in bold rirint are discussed in the Regulatory Review of this report, The Iobatiohs of all of the sites have not been • field verified by PBS.' They are ineluded in the Aeterenbe r3ebtior1 of this report MAIN REED AND PACIPIC HIGHWAY a • , 1 ...' • 4:1 , , •F • .i..1.,,• F .0 ._......... 5..r...., ...r u..._«n. _- i i «w....._ _...r... ._. .... ..r..r,. ....r..«.._.•...w 4e.r..a .. ., n, r_,r. w.,.1..r.Ar r..+..w...A.r..ru...-.,....•....u..ii i r � •. VHS CONSTRUCTION kok). ' , APPENDIX I I ' I I I I I i .. r I } Appearance ance in this list neither er confirms nor denies the release of a hazardous substance at the facility;nor does f 1 it indicate whether or not the facility is contaminated or cleanup is necessary,currently under way or completed, SITE ASSESSMENT DATABASE NAME LOCATION SITE iD Siemens Energy and Automation, Inc. 10385 SW Cascade 756 The Coe Manufacturing Co. 7930 SW Hunziker Rd. 983 Great Western Chemical Co. 11440 SW Tiedeman Rd. 120 R. A, Gray & Co. 11445 SW Tiedeman Rd. 1077 SW Hail Exxon Station 8725 SW Hall Blvd, 368' Western Foundry Co. 8200 SW Hunziker Rd. 185 I , t I { 4 I 1 4. }q The above iistino includes all those sites included in state and federal files within a one mile radius of the subject property, Sites in bolld,print are discussed In the t ngulatory Review of this report. The locations of all of the sites have not been • I' field verified by PBS. They are Included in the Reference Section of this report, IVIAIN STREET'AND PACIFIC; HIGHWAY • I I r: I , %. ,r ( .y N.4..JJJ : . ,r ' . ' CONSTRUCTION ti • r ,APD Q • ' , ■ DEO UST CLEANUP ST i .U i, "i' LOG NUMBER LOCATION , ADDRESS If 34-88-0081 Tigard Area Station 12475 SW Main . . r 34-880111 Palmer Lewis Warehouse 81 00 SW 1-4unziker Rd, l ,' . f'„ fir . 34-89-0136 ' Former Greenburg Shell 9785 SW Shady Ln• if' M1. y 34-90-0081 S.P. Oil#11042 10775 SW Greenburg Rd. 34-90-0251 Carefree Property Management 12450 SW Knot 1, . 34-90.0207 ' , Atlas Steel Building Co. 9380 SW Tigard Ave. 34.90-0374 1 ' ' Power Rental Co. , 10380 SW Cascade Blvd. . 34-90-0386 T � � ° ,: ' . ,J, ...,..,:,: Tigard Central industrial Park � i 12670 SW Hall . . . 34,90-0434 R. A. Gray & Co., 11445 SW"i lederman 1 34-91-0026 ' , Bp Oil Llte #11042 ' 10775 SW Greenburg Rd. I ” r!m 34-91-0049 ' ' Losll Inc.' ' 8015 SW Hunziker kid. 34-91-0105 Robinson Construction', 11125 SW Greenburg Rd: ''''::..'....' ' ' 1 '' ': ' ' ' ' ' ' ' : ' : '' , , I,! ,, .. .,, i i ■ it 1 i / , ,s of The above listin0 includes ell ti)a�se sites Included in state erai f+les�� a one mile � j p �rty� � � � ; ■ � Sites In bold print are discussed in the �Regt�letr�ry Reate end fec� � �itl'�ih� � radio the sub ect�'ropy �� , ieW of this report. Th; locations of gall of the sites have not been / • . r . field verified by PBS. They ate included in the Reference Section of this report, . x 5ET A1GD PACIFIC HIGHWAY w t� G • ..-..a.A.l....,a._.r- n AF iJ o-.♦ ♦A r...n n.-...r.{„a. «L.alw. ., n,L..t-. ,..ul..n.•.. vn.....r,..rv.nr•rr.........,..♦....♦F..n n,.nl.......Y_,...0 .r r,,... .. n ...a. ,.Jn•..1 .♦...... .. i.. ,.F,.,...,. +.Tm.+,1a._. .-..w._, -...i., i., .e.. .,.. .. .. ..... .-, - ♦ , VHS CONSTRUCTION'COMPANY APPENDIX • ■ UNDERGROUND STORAGE TANKS IN ADJACENT AREA ■ FACILITY LOCATION PERMITTED ED ACTIVE DECOM. TANKS TANKS TANKS Amber Foods Corp 12970 SW Hall Blvd. 5 5 I Y Atlas Steel Building Co. 9880 SW Tigard Ave, 2 2 G. City of Tigard Operations Division 12800 SW Ash St. 2 ♦ 2 j.. Eagleson Heritage 8900 SW Commercial Georgia-Pacific Corp, 8008 SW Hunziker 1 a 11 ` al 11440 SW Tiede Great Western Chemical man 2 , GTE - Tigard Central Office 8840 SW Burnham 1 1 Kenz Building Material Co. 8185 SW Hunziker 4 5 L osli Inc.� nzi er � � �1 SW 3' 80155 I� Mayflower Moving & Storage 10685 SW Greenburg Rd. 2 2 � Modern Plumbing Co. 9045 SW Burnham 1 1 r ♦ g • Palmer O. Lewis 8100 SW Hunziker Rd. 1 • „. : R, A, Gray & Co, 11445 SW Tiedernan Rd. 3 3 Robinson Construction 11125 SW Greenburg Rd, 2 2 • t• , Schramm Plaster Fabricators Inc, 8770 SW Burnham 11 '•4 See-Zer Properties 12155 SW Grant 2 2 . Siemens Energy & �� o atroo 7 1 038 5 SW Cascade de Blvd. 7 8 Snyder Roofing Sheet Metal, Inc, 12650 SW Hall Blvd, 2 2 ' ' Stevens Marine, 81 0 S W Burnham Sty 1 1 Tern SW Shady Ln, 4 • out of S' i 9785 � Sha ♦ �, f ery Ge� 785 � y • • • The ab ove listing n inclode s al i rho e sites included in state and f ed eral files within a one mile radius of the subject property, ''•• bold'pr t are discussed in the Regulatory Review of this report Sites in are report� ��'he iccaiinns of all of the sites have not been ' • • field verified by PBS, They are included in the Reference Section of this report,MAIN• S BEET AND PACIFIC HIGHWAY • r• • • • VHS CONSTRUCTION CO. APPENDIX • Tigard Central Industrial Park 12670112700 SW Hall 4 Tigard Water District 8777 SW Burnham St, 3 3 Tigard, City of (Police Dept.) 13125 SW Hall Blvd. 1 1 • Western Foundry Co. 8200 SW Hunziker Blvd. 1 1 • • • • • • 2 • The above listing includes all those sites included in state and federal files within a one mile radius of the subject proper, Sites in bold print are discussed in the Regulatory Review of this report, The locations of all of the sites have not been by PBS, nce Section of this report, field verified b �fi� �They"are•,included in the �Refere MAIN STREET AND PAC wI C. HIGHWAY • ,....'+e., .....,.. ,. «M. •.._�,,.w,••.w-,u. .,.. .. .,._.,.a_+.,,,....,. _.. ...:al .,. ... . -, wa'.t...k.....rw.t......................... .... VHS CONSTRUCTION L . ... APPENDIX . .I OREGON HAZARDOUS WASTE HANDLERS NOTIFYING AS FULLY REGULATED GENERATOR M NAME LOCATION • I Nor to listed • • I a a ll ■ • w • • . i ,, 1 . . . , ... , r i d 3' • e 0 r subject r , `llb� radius afth � s files within a one mile rad us p �y The above listing includes all those sites included n state and federal i h 1 p . i in i i� � 1 I � Sites in bold print are discussed,In the Regulatory review of this report, The locations of all of the sites have not been • field verified by PUS. They are Included in the Reference Section of this report. 4 . "R `t" AND pAcirtc HIGHWAY , • .w r; y IA G • VHS CC)R1 T T"ION° 'OMPA,NY APPENDIX t r OREGON GOY HAZARDOUS WASTE HANDLERS JLERS NOTIFYING 1.. �ay I SMALL QUANTITY GENERATORS • I - NAME ME LOCATION � Me n© Humphries, inc. � I I 8800 a Commercial St. �l. Western Foundry Co e' 8200 SW Hunziker I • • I I , • • • • • • t i I , .•! � � � I I I I I , The above listing includes all those sites included In state and federal files within a one m4ta radius of the subject property; Sites in bold print are discussed in the Regulatory Review of this report, The locations of ail of the site§ have not been j 1 field verified by PR", They are included In the Reference Section of this report, MAIN T ET AND PAciric HIC HWAY • I I • ° I I I I it I r., .. ...... .........1'�J.,�... _.,....,. ....« .,. ..,. ._,,, � ..•._,. .,.,,. .,.,- ,.. ... .,.....�-�.�� .,,. ._..,..�. ,.. .,-.u.�. .,A.�.uA...,.....,i4..,......,.,.wi.,....,u..w _.,. +'fig+ , • VHS CONSTRUCTION 60, APPENDIX I � I �Y. 1 pp.+ .sq! ��yp OREGON pp�� STATE OF Rrf�M�.��/1\ • SOLID WASTE DISPOSAL PERMIT MAILING LIST t PERMIT NO. FACILITY NAME FACILITY CLASS PERMITTEE Nonelisted td • I . . • 4 i I ,, The above listing i�cludes all those Sites included in state t e an d federal files within a one mile radius of the subject property, ' Sites in bold print are discussed In the,Regulatory. Review of this report, The locations of all of the sites have not been e fi ld verified by PBS, They are Included in the Reference Section of this report, MAIN STREET AND PACIF' I • I I . i 1 VHS CONSTRUCTION CO. APPENDIX • STATE OF OREGON 1• ti; CLOSED SOLID WASTE DISPOSAL FACILITIES • COMMON NAME/ • FACILITY I.D. SECT/TOVMN/RA NG FACILITY Y TYPE PERMIT TYPE • None listed • • • • f , •I' a'. • • • rr I ( Y , • • 1 , I r I I ! I I I I f' i I Sites in e bold ti print trludes all those the included in state radius of the been I r � Sri� those sites Inc and federal files within a one mile tad subject property, p are discussed In he Regulatory Review of this report, The locations of all of the.sites have not e field verified by PBS. They are included in the Reference Section of this report MAIN TriET AND PACIFIC HIGHWAY ; . 'iii ... ....� .w...,.1......A1 w _v,.,.,,.11v„4,, ...�.._„ ..i.,, i .., .i � u.r.w.,�.,,.,....,�..�,�.a,.. ,._ .-r,. rx„ ✓..w ��.,. ..1.. ....�,.,.... w. ,4...,/r .,.....4.x..1.1«.«....1...I.,a+l,..., .'� ••� ' ` .ems (. i � �la^°.v 1 �I�S ��NSTR T� N ' APPENDIX 1 1 STATE OF OREGON CLOSURE AND REGULAR SOLID WASTE i ACTIVE DISPOSAL FACILITIES I i FACILITY II,D. SECT/TOWN/RANGE FACILITY TYPE PERMIT TYPE , None listed 1 t .. '1; 4 ''r: ,i 1 p 1 G .p I 1 • 1 , 1 The above listing includes all those sites Ilincluded in state and federal files within a one mile radius of the subject property: ' . Sites in bold print are discussed In the Regulatory Review of this report, The locations of all of the sites have not been . ? 1 field verified by PBS, They are Included in the Reference Section of this report 1 . I � I I I MAIN � , r I I I i • , I . L U S I 0 it Ili* �;' . . . . .. - . A • - - -, • INCIDENT INFORMATION ; w,,.,,', . _ . ,. • ,c' • r LUST Incident Nbr: _,_ „ � LUST Log Nbr: '"5! l�� ' . `�+' UST Facility ID: Date Received: Received ay:.„�„4,•.� Emergency Reap taken: '1 (R Tank Identification: P;IC ti4..b,4. : g.. fL. .",'' i'`�, _ Street• ' L'3 -----e ck t'.•°''"c ,t, u City:,,,_;-„ .. l yc.r A Zip:_„,,,a 2 Z, County: ' _:_ Phone: ;' , Incident Comments:, ,.....�A . . . . f. . . . . T . . . A . COACT &, PAIL TYPES . . . A . . . . A . . . . . ' Reported BY* ”, ++ - eContact: Resoonsible Perty Name: 22 �r !-L'-'' na me. :iamb: .JC � (► ,1"` "_ Company: ""'e.. Co p ny: .._ Company:,p_y_� • • I Street: `� . a,..h.'zi.�.4Q st�.e4 :Y ..�. 6G2,.. `' s'treet:, —,'!'y city: r zip:•2 6'41city: Zip:a.._.- Cityy._..�.,,,, ...,._.._._.. Zap. 1. State: 'as-:•.. Phone: ' el 72. ...,. State: Phone: State: ,.., Phone: - '' y LUST9Incident Nbr:SjLII( (X;•kXXXXX) SITE ASSESSMIMT Date Investigated: /- I c' ,,, Investigated 0y.:. E / . fit. .+► 49leaasee)Exists: a N' c2Dfit�cation Method:' A)Steff Blab:DEQ C)Lab:RP D)Lab:Other )RP F)Other a l ) ll'arn,tiT Necessary! ) Re 3uc Ta d Tank: N ECoG ree Assessment: Y (C u Qtl•SIt1 Migration: Y , ? Estimated Gallans.Retf, :d: Priority: -~'" . '. Discovery Date: ±o''Z 0 ` Nov D scovered: A)Routine Monitoring II)lnventory Control (Decomreissianing D)Site Assessment '; (Circie) E)Comptcint F)Tank Test G)Other m, 1 Material Released: A)Unteaded Gasoline S)Leaded Gasoline 3 1,i..isc. Gaasotine D`Dieset Fuel Oil F aste,I)it G)Lubricant N)Sotvent . I)Bunker Fuel • ,!)Other Pet. Disk. K)Chemicat L)Unknown • S 2 U rc e o ReCeaae• tank lca k d)P i e Leak C?O ve rf i t( D)Surf ace 5 i!1 E)Puinp/Valve Leak F)Other G)llnknown Impacts; Soil Y N 9: ? Care e§ Groundwater Y rr ? Co4\,rSk . CI 1).ti Surface Water Y N ? Drinking hate: Y X '� r . / ',r-k Stt.rr-S Facility (Vapor) Y Facility (Free Product) Y i0 7 Site Assessment Comments:. ....:; ' I 9 '1 .. •. . . • • • A • .� L • Y • PA • • • • Y' - �1 �,A A LUST incident tibr: uXXXXit'XXXXXxX ` Date Released stopped: / it 6 cleanup Activity: start Date: Under Control Date: End Date: . Contractor Name: P catnip Guideline: Natrix C.A,P, Cienci) Lead: ki' slw/TF SLW/oTF : ' arc c (circle) tr ee Product pia�csPl: ,Solt Dis oge1l . {-' . Est. Gall,9ns. Est. Cu/Yds. Rasp, Party: ..w. Jiesp.. Party: ._.._. .r.,-� t ' Disposal Loa a t o ....:� Disposal Lotion: „ „�; kemoVa l D ate Removal Date: ' .� gctorcement Action: Y N 1 . CqSt Recbvrr`y ihitieited. Y N Source of, Coot Retove�'y Pet. d.i'.: (l.arct�) Pct SLia/#Ft Pct. SLW/oTF: __________ Cleanup: . .. • Estimations: Cast b Project:.5tbi1 �u ne°oy ,.. A Site Management Comments ----.-.._ iVersion '162.) r 0 . y ,i...,,,.....I.,.s«a.,.,"M.....:a..,.... i,:,.......«,..a,..x:..,.......,._ .............,,,.. - , , ,,, „u.....r..«..,...... aa,,...4a.I.. ,......w..,,:_c:.:,r,._,'._.«,....._ .,.rv.,.., ,.a.»,.w,..,.,«wx.....:::..,._N..:.1.Y.�k..«..w....:...,..+,.u:.c•.n.s, - • . FIRM PROFILE PBS. Environmental 1220 S.W. Morrison Portland,� Oregon 97205 Seattle (206) 233-9639 (503) 248-1939 Eugene (503) 686-8684 ti FAX: (503) 248-0223 Albuquerque (505) 293-3800 Areas of Expertise: Environmental Management and Consulting Staff: 32 Geologists 4 Industrial Hygienists 8 . Civil Engineers 1 Computer Programmers 3 Cher gists 1 Administrators 2 Environmental Scientists 1 . Drafters 2 . Mechanical Engineers 2 Data Inputers Architects 3 Clerical 2 Consuvction Managers 1 Year Firm Started:ted . 1982 Incorporated: 1984 (Oregon) President: Stephen Smiley Secretaryttreasurer: Edward Peck, Jr. Services: Environmental Assessments r Groundwater and Soil Con Contamination Studies Wetlands Delineation S torrnwater Permitting Underground Storage Tank Investigation and Management Hazard Assessments tS Regulatory Compliance Audits Site Safety Plans Indoor Au Quality Diagnostics a' Asbestos Evaluation and Management r AIIERA Compliance Survey/Managernent Plan y Aar Monitoring Project Design and Specifications Project l e tManag e Management t and Monitoring g I • Suspect Material Sampling Industrial Hygiene Services . Analytical ' I Laboratory Services Environmental Training Pro I g �`ams I Operations and Maintenance Programs ams Environment al Management Computer Software Completed Projects: 1700+ Geographic'Area: Alaska, Washington, Oregon, California, ( Idaho, Montana, Texas, New Mexico I I I II I I • r al r • • (;„ ' n.. ,,...-.n.._-n... 1.4....-.....-..4 .a t,� , ..u...nr ...w .cnd4_n. ..r4JNu.rN•dlrnM+Aa.. .e..« -,µ ,• h. y Q p KEY PERSONNEL L ERIK ANDERSON 1 Geologist/Project Manager of Environmental Services Education: University of Minnesota • Bachelor of Science, 1984,Geology Portland State University • 42 Hours Graduate Geology (Geochemistry) I Accreditation: 1991, Hazardous Materials Handling and Response Pa' (40-hour, OSHA 29 CFR 1910120) • 1990, UST Soil Matrix Cleanup Supervisor • 1989, AHERA Abatement Project Designer(current) 1988, AHERA Building Inspector/Management Planner (current) • 1986, Radiation Safety Certification,Portland State University ! Continuing 1991, Groundwater Remediation,Oregon State University Education: 1990, Theory and Practice of Groundwater Sampling and Monitoring, National Water Well Association • 1988, N1OSH.582 Equivalent Course • • Memberships: Association of Groundwater Scientists and Engineers (NWWA) International Right of Way Association(1RWA) Oregon Association of Environmental'Professionals Erik has been PBS Project Manager for many surveys of schools and commercial buildings. He regularly designs and supervises asbestos abatement projects,and was team leader of field. investigations for the survey of Oregon Health Sciences University, the VA campus • surveys in Portland and 'Vancouver, and the City of Salem survey. Erik Anderson's scientific training led to his involvement in the field of environmental management. Before coming to PBS Environmental, Mr, Anderson's experience included 0 environmental assessments and building surveys for hazardous chemicals and asbestos, Erik is also the project manager for all PPS environmental site assessments and has broad technical background in contamination investigation and interpretation. He is experienced in working with local regulatory agencies in developing site assessments and Corrective Action Plans, and is currently • managing the investigation and cleanup of a site through the Voluntary Cleanup Program with Oregon DEQ. Clients include property owners and potential buyers,often involved in a property! transaction, Other government clients include the Oregon Dept`of Transportation and tile'Dept, I of Energy. His thorough project approach assures PBS of the highest quality finished product. ,. Career.Highlights: • Director of all phases of Environmental Site Assessments Field Team Leader for Oregon Health Sciences University asbestos survey ' b Field Leader for Public Health Service contracts Field Leade rvice asbe Team asbestos survey, field Team Leader for VA Medical Center curve Portland and Vancouver campuses Field Team Leader for City of Salem asbestos survey I 6 Project Designerfor 25 school asbestos abatement projects • Surveyed over 80 school buildings under the A B?AA Rules d Field Team Lender for Bethel Hospital environmental survey in Bethel, Alaska I • . , • • • r' i' i, ... �+:.o«..., o i.. M.a..,,.i....a.,.....w.-.�s:.ti.,.,._ a.,,..,.,.......,,......,.- -_. „ .......,-.i.................._,....... ....�«..,.,_.. ....,.....__,...,.a_ w.. ..,.,..,. .:....,,.,.u....,,......�..,._..,w.....,...,;.t.S.,..al.s i «.,.. _.._ P p 1 i i CHICAGO TITLE INSURANCE COMPANY 10001 SE Sunnys±de Rd QF OREGON Clackamas, OR 97015 PRELIMINARY TITLE REPORT Telephone: (503) 653-7300 Order No. W 102444 Escrow No. 4500 23956 LH To: CHICAGO TITLE INSURANCE CO. 10001 SE SUNNYSIDE ROAD. CLACKAMAS, OR 97015 Attention: Lorraine Hair 1. Customer Ref: SEATTLE-FIRST NATIONAL BANK/ GRAMOR DEVELOPMENT NORTHWEST INC. Standard Coverage Own ers $925,000.00 Premium 1 9$7 50 Government Service Fee $15.03 yy We are prepared to issue a title insurance policy in the form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become 1, null and void unless a policy is issued,. and the full premium therefor paid. Vestee: yy i SEATTLE—FIRST NATIONAL BANK, a National Banking Association as successor in interest to SEAFIRST MORTGAGE CORPORATION Dated as of: OCTOBER 12, 1992 at 8:00 a.m. Subject to the exceptions,`ons exclusions conditions and stipulations which are ,l p i a.. part of said policy, and to exceptions as shown herein CHICAGO TITLE INSURANCE COMPANY OF OREGON { B . Marianne Lyles • Y Title Offit.er }. Any questions concerting the closing of this transaction directed to a.s t�:ori should be da.rec ; . • Lorraine Hair escrow officer at 653-0496. ■ I I • F I, s I ro I I f , Order No. W 102444 i Page 2 g DESCRIPTION 1 1 SHEET SEE ATTACHED DESCRIPTION SHELT . GENERAL EXCEPTIONS (Standard Coverage POIlC]es Only) y) 1. a. Taxes or assessments which are not shown as existing liens by the records {; of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by any,public agency which may result in taxes t, '. , or assessments, or notices of such proceedings, whether or not shown by the agency or by the public records.. , records of such age y o y p ', , 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. ^ no rights, interests. or claims which are t b� Any facts, �. e y s g a shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Discrepancies, conflicts in boundary lines, shortage in area. encroachments. or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; (b) reservations or exceptions in patents or thereof; c water rights claims or title in,'Acts authorizing the issuance ( � rights, whether) or matters excepted under (a), (b), or t ) to water, r not the rs ex ted un �; are shown by the public records 5. Any lien or right to a lien. for services,. material heretofore or y labor or ma hereafter furnished, imposed by law and not shown by the public records. SPECIAL EXCEPTIONS 6. Taxes for the fiscal year 1992-93, unpaid • Amount: $5,011.23 , Code: 023-74 Account No. : R 461798 Map . No . 2S1 2AC 01200 Affects: Parcel I Taxes for the fiscal year 1992-93,92-93 unpaid Amount: $3,071.3+023-- 4 7 Code: •:� 1 ll Account' No.: map No. 2S1 2AC 01300 Parcel II Affects, Parcel I i . 0 . . ,, Order No. W 102444 Page No. 3 Taxes for the fiscal year 1992-93, unpaid Amount: $2,247.44 Code: 023-74 Account No.: R 461814 Map No.t 2S1 2AC 01400 Affects: Parcel III Taxes for the fiscal year 1992-93 unpaid Amount: $12,412.41 Code: 023-74 Account No.: R 461823 Map No.: 2S1. 2AC 01500 Affects: Parcel IV Taxes for the fiscal year 1992-93 unpaid Amount: $3,277.32 Code: 023-74 . Account No.: R 461921 Map No.: 2S1 2AC 02200 ' Affects: Parcel Taxes for the fiscal year 1992-93. unpaid Amount: $20450.92 Code: 023-74 Account No.: R 461832 Map No.: 2S1 2AC 01600 Affects: Parcel VI Taxes for the fiscal year 1992-93, unpaid Amount: $538.91 Code: 023-74 Account No.: R 1161986 Map No. : 2S1 2AC 00201 Affects: Parcel VII Taxes for the fiscal year 1992-93, unpaid • Amount: $2,545.00 Code: 023-74 Account No. : R 991332 Map No.. : 2S1 2AC 02301 Affects: Parcels VIII, IX and X C= liens, if any, of the City of Tigard, (An directed t liens and aareport will follow 7. City lx.e , ya �' inquiry been the City Clerk concerning the st�.tus of Said bw if such liens are found.) T. j herein described are within . . _ the statutory.r. powers P cr bed - 'fled Sewe a.n ,des an th 3 including the pow e 8. The r re power of a,ss ssta.eixt of the Unified Sewerage Agency of Washington County. portion ']. s e�e�..tx �ettl,, �e �^! 9. The ' of the , �et�. '�l public � Main ' � described lying within the that southwes Street and Southwest an to e limits 'of .. Pacific Highway er No. W 102444 Rights public portion R.i of the . u is and. of governmental bodies �in and to or " of . ,. , . • ,. th premises herein described lying below the high water mark of Fenno Creek • An easement created by .instrument, including the terms and provisions thereof, Dated: AUGUST 10, 1957 ,"1 Recorded: AUGUST 27, 1957 "4. Book: 397 Page: 350 et seq In Favor Of: TIGARD, SANITARY DISTRICT., a municipal corporation Fort Sewer' purposes Affects: Str s)of land ten feet in wdith across the subject property An easement created by instrument, including the terms and provisions thereof, " Dated: MAY 11, 1961 Recorded: .MAY 2.2, 196 Book: 444 Page: 354 In Favor Of: SOUTHWESTERLY ADJACENT PROPERTY OWNERS For: Sewer line Affects: The Southwesterly portion of herein described j Parcel VI I.3. Restrictive covenants to waive remonstrance, including the terms and provid .ons thereof. Recorded: OCTOBER 13, 1976 Book: 1'1 1$ , Page: 569 1 Affects: Parcel VII 14, The premises herein described were included within the boundaries of the Tigard City Center Development Plan ad revealed by indtrt.inent Recorded.' OCTOBER 17, 1989 Recorder's Fee No.: 89-50275 Intrusion of occupation 15. 1 d�.on� de by p �line of adjacent property�as� determined � �y tti.e edge •�r A of lawn delineated on survey by W & H Pacific, dated December 27, 1991• 1" 16 Encroachment didclosedby survey, Dated: DECEMBER 27, 1991 Str e or W & "11 Pacific " Sur Survey Nod: �7 9 0 0101 Being: (a) Encroa chment chrent of plant shop building onto Sewer 1ane I eatement; (h) tncroachment of b arbed wire fence onto adjacent property; (c) �'Bncroachmen.t of public right • of way, sidewalk and Garb onto the sub ject 'property NOTE: We �ind no d d m�ats, or United Stat es Internal Revenu against: COR DEVELOPMENT NORTHWEST, INC, * a Wa 8, h, ngtnz Corp oratIo ti ate. , __. ,...w�w,r�wr..:-•-r....aN.. '.n.-....�,,.i�-a_m.�..:.,..'.,�....7a-1,.`:"»r:...>_7-.ra.,;+.+�:..a.....,a.�..M,', ,_.,,_, -... �.v,...w,,,=n-rw.a.«».µ+rc7..•.�,ur..aars•.a,..,.,:.......r,... ,. ..,«.-� .1 ,...nrv^ar.r`n.ry Q..u.I.,.r..�•nrmrc+Gr..M.,IY.,H.«•.+... w., .• .•r wW.r r.kw.-...}�rn..-, ..,N.. y1� p,rr' . S7 r •r i • „ .^ ` • • vv, ♦ Pte. • ■ ■ .. 4. •b ec to the 000.04 . • ,�u cr $1 . 02444 ea pr°Pe'Ct`�e °. X1'44 P 6egeTI. t., the rat F.- therai dera� ct f . rangy o�, traT's Co ntY .(lerat� d (1°1151' Wagrl�gt a Mate , • n .tete° Y eTIoTt $e IatlonaL �� e� attp & Sche .A 11.0y Taa1er � nc�ck. Si Tt , .3 th. S Sch w neen 1� 1 nc. ,Joyce • eat 3 • D ev 7P Ec Grey cr oe ry rero e p . ego u Stpe a „.. .?age I 19/92 , •• • \ 1, : • I I M • P. • . • • • 44 I 4 ■ ' ti 'a Order No. W 102444 Page No, 6 I i DESCRIPTION PARCEL I I I I A tract of land in Section 2, Township 2 South, Range 1 West, Willamette g Meridian, Washington County, Oregon, described as follows: Beginning at a point on the Southeasterly line of that certain tract of land conveyed by deed to Timothy Casey and Jane Casey, and recorded in Book 126, ', Page 330, Deed RI ecords of Washington County, Oregon, said point being the most Easterly corner of that certain one acre tract conveyed by deed to Harry E. I , Strehle•r and Martha G. Strehler and recorded in Book 232, Page 277, Deed 4'4 Records of Washington County, Oregon; running thence from said beginning port North 43° 47' West, 491.73 feet to an iron pipe at the most Northerly corner of said Strehler tract; thence North 58° 38' East following the Southeasterly lime of State Highway, 138.05 feet to the Southwesterly line of that certain tract of land conveyed to Sealy Mattress Co. , by deed recorded in Book 136, Page 143 Y g ., Deed Records of Washington County, Oregon; thence South 43° 47' East 440.01 feet to the moat Southerly corner of said Sealy Mattress Co. tract; thence , .p 4. South 4° 15' East 38 feet to the most Easterly corner of the Timothy Casey and Jane Casey tract, as recorded in Book 126, Page 330, Deed Records of Washington County, Oregon; thence South 49° 45' West 111.74 feet to the place of beginning. PARCEL II / A tract of land in Section 2, Township 2 South. Range 1 West, Willamette Meridian, Washington County, Oregon, more particularly described as follows: Beginning at the most Southerly corner of that certain tract of land conveyed from Leonard E. Munger and Julia E. Munger, husband and wife, to by Deed t Timothy and Jane Casey, and Recorded September 17, 1923 in Book 126, Rage 330, Deed Records of Washington County, Oregon; running thence North 43° 47' West' 505 6 feet n pipe Southerly. g of way line of State • . et to an �.ro eon the right � the St Highway described in the Deed Recorded June 2, 1931, in. Book 147, on Page 176, Deed IRecords of Washington 'County, Oregon; thence North 58° 39' East along said Southerly right of way Line 89.5 feet to an iron pipe; thence South 43° 47' East 491.73 feet to a stake in the Southeasterly line 'of the above mentioned yt Casey tract; thence South 49° 45' West along said Southeasterly line 87.56 feet to the place of beginning. PARCEL III A tract of land in Section 7 Township Range l wes t, of the W i11am e tt e Meridian, in the Cou nt of Washington State ofOregon. described I ¢� air follows: Beginning point on the Easterly line certain tract of land e z.nn t� e of that conveyed of arl. Buchholz. et ta.x, by reed 2 e 1944. in Y , Huey d tc Karl Recorded May Book 230. Page the same is inters Southerly line of Ta lot's Perry ge 117;' where s intersected by the Sou y Road;, thence running Westerly along the Southerly line of Taylor's Perry Road. distance t; thence Southeastelc�ly and parallel with the Easterly line a dx,st of 50 ',fee , ., f sa Buchholz tract a distance of 100 :. thence Northeasterly and 'parallel with Ta Taylor's F erry Road to a P oin tonthec�astery line of said •i I I 1t1 0 � � � '^',.. n...i 1.+rM♦.. ... _ ' 1 u.N.4-L[_wn.«.Y..14.•, .a..,.. rl ,• • • / Order No W 102444 Page No. 7 Buchholz tract; thence Northwesterly along said Easterly line of the Buchholz tract of the place of beginning. "� PARCEL IV That tract of land described in Deed Book 230, Page 117 and Deed Book 230, Page „ 119, Washington County Deed Records, EXCEPTING that tract of land described in Washington County Recorde'sFee No. 78 57107. ALSO EXCEPTING that portion of said tract conveyed to Main Street Development Ltd, , an Oregon Limited Partnership by deed Recorded August 22, 1979. " Recorder's Fee No. 79034056, Washington County Records. AND FURTHER EXCEPTING THEREFROM the following described property: A portion of the Southwest quarter of the Northeast quarter of Section 2, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard., Washington County, Oregon, described as follows: Beginning North 46° 27' East 144.7 feet from a stake in the middle of Darrow Ferry Road, South 44° 15' East 30 feet from the Northeast corner of the George rrewing land on the North line of the George Richardson Donation Land Claim No. . 55, in Section 2; thence South 43° 47' East 49 feet to the Easterly right of way line of the present West Side Pacific Highway and the true point of beginning, said true point of beginning being the Northwest corner of that certain tract of land described in Book 138, Page 556, Deed Records; thence South 44° 11' East along the North boundary line of said tract of land described in Book 138, Page 556, a distance of 200 feet; thence North 45° 49' at 100 feet; thence North 44° 11' West to a point on the Southeasterly boundary line of the present West Side Pacific Highway; thence on a 1830 foot radius curve left y the in the Southerly direction feet e East�arly right of Way • line of the West Side Pacific Highway, to the true point of 'beginning PARCEL V Part of the George Richardson Donation Land Claim No. 38, in Section 2, Township 2 South, Range 1 West, Willamette Meridian, Washington.County, Oregon, more particua.lrly described as follows: Beginning at the most4Northerlyscorner er of 'Lot 1, FR'EWThG :ORCHARD TRACTS; and running . .of the Northeasterly line of 1 said 1, a nn�n thence South pipe the �ost �W s�erl " corner� �.dtLc� � '� ��' � distance of 636.6 feet to an iron piP y of that tract conveyed to Lydia M 31oecher, b Deed `Recorded April 26, 1949 in book 294, ,Pae 494 Records of�Washington Count Recorded e G ° r ' s � y,� OregjOn, thence North t� � �:�, BaF.fti' al g Northwesterly line of said.Bloedher tract, 00 feet ... } along the � :n 145 to the, most I Southerly corner of that .tract described in Book 230, Page 119, said Records, I and the true point of beginning: thence North 44° ' 10' ,West 69.33' feet along the S. oL t.hwes te r iy line said aid tract; thence North 49° 11' Eat 425.32 feet et t o the Northeasterly e s ter� line of that tract described bed ,atBook 230, Pa ge 117, said y ' thence Smith � 3° �7► Ea a t 69.31 feet along sa id Northeasterly line of t he 1 Northwesterly line of said Bloecher tract: thence North 49° 11 l East, 1991,54 A 4 Order No. W 102444 Page No. 8 feet to the most Northerly corner of aaid Bloecher tract, being a point on the West line of Lot 2, BURNHAM tract; thence South 4° 37' East. 323.9 feet along the West line of BURHAM TRACT to a stone at the most Southerly corner of Lot 3, BURNHAM TRACT; thence South 49° 11 West 417480 feet along the Northerly line of Lot 9, BURNHAM TRACT; thence North 44° 10' West 261.82 feet to the true point of beginning. PARCEL VI A portion of the Southwest quarter of the Northeast quarter of Section 2, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, described as follows: Beginning North 46° 27° East 144.7 feet from a stake in the middle of Darrow Ferry Road, South 44° 15' East 30 feet from the Northeast corner of the George Frewing land on the North line of the George Richardson Donation Land Claim No. 55 in Section 2; thence South 43° 47' East 49 feet to the Easterly right of way line of the present West Side Pacific Highway and the true point of beginning, said true point of beginning being the Northwest corner of that certain tract of land decribed in Book 138, Page 556, Deed Records; thence South 44° 11' East along the North boundary line of said tract of land described in Book 138, Page 556, a distance of 200 feet; thence North 45° 49' East 100 feet; thence North 44° 11' West to a point on the Southeasterly boundary line of the present West Side Pacific Righway; thence on a li.830 foot radius curve left it a Southerly direction along the Easterly right of way line of the West Side Pacific Highway, 100.8 feet to the true point of beginning. PARCEL VII A portion of Lot 3, BURNHAM TRACT. in the City of Tigard, Washington County, Oregon, mote particularly described as follows: Beginning at the Southwesterly corner of said Lot 3: and running thence North 45° 14' East, a distance of 180 feet; thence North 44° 46' West a distance of 240 feet, more or less, to a point on the Westerly line of said Lot 3; thence South 4° 15' East, a distance of 300 feet to the point of beginning. PARCEL VIII A tract of land in Section 2, Township 2 South, Range 1 West, Willamette Meridian, in Washington County, Oregon, said tract of and being a portion of Lot 9, BURNHAM TRACT, said tract of land being more particularly described as follows: Beginning at the most Northerly corner of Lot 9. BURNHAM TRACT, said point being on the Southeasterly line of Lot 3, BURNHAM TRACT, said point being the most Weterly corner of Lot 4, BURNRAM TRACT; thence from the point of beginning South 45° 48' West along the Southeasterly line of said Lot 3 and along the Northwesterly line of said Lot 9, a distance of 177.0 feet to the most Easterly Southeast corner of that tract of land conveyed to Karl Buchholt and rranziska ttichholt, husband and wife, described in Book 482, Page 49, Washington County Deed Records; thence South 49° 11' West along the Northwesterly line of said Lot 9, and along the Southeaateriy line of said Buchholt tract, a distance of 561,6 feet to the most Westerly corner of said " • 4 . . Order No. W 102444 ' Page No. 9 Lot 9, said point being on the Northeasterly line of Lot 16, VIEWCREST TERRACE; . thence South 44° 27' East along the Southwesterly line of said Lot 9 and along ' the Nwetheasterly line of Lots 16, 17, 18, 19, and 20 of said VIEWCREST TERRACE, a distance of 390.22 feet to an iron pipe on the Westerly right of way line of Southwest Ash Avenue, said point being 20 feet perpendicular from the centerline of said Southwest Ash Avenue; thence North 42° 05' East along the , said right of way line of Ash Avenue0 a distance of 110.00 feet to an iron pipe; thence leaving the right of way of said Ash Avenue, North 48° 23' West a distance of 224.36 feet to an iron pipe; thence North 43° 55' East a distance of 104.99 feet to an iron pipe; thence South 44° 27' East, a distance of 221.60 feet to an iron pipe on the Westerly right of way of said Ash Avenue; thence North 42° 12 1/2' East along the Westerly right of way line of Ash Avneue, a distance of 527.70 feet, more or less, to the most Easterly corner of said Lot 9, BURNHAM TRACT; thence leaving the right of way line of said Ash Avenue, North 48° 58' West, a distance of 310.41 feet along the Northeasterly line of said Lot 9 and the Southwesterly line of said Lot 4 to the point of beginning. EXCEPTING THEREFROM the following described tract of land. , A tract of land being a portion of Lot 9, BURNHAM TRACT, a duly recorded subdivision, situated in the Northeast quarter, Section 2, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, being more particularly described as follows: Beginning at the most Westerly corner of said Lot 9, which point is also on the Northeasterly line of Lot 16, VIEWCREST TERRACE, a duly recorded subdivision; thence along the Northwesterly linerof said Lot 9, North 48° 16 46" East /30.77 feet; thence Southeasterly parallel with the Northeasterly line of said ' VIEWCREST TERRACE, 152.83 feet to a point on the most Northerly Southeasterly lite of that tract conveyed to Lawrence E. Bisbee, ot al by deed recorded as Recorder's Fee No. 78 36504, Washington County Deed Records; thence, along said Southeasterly line of said Bisbee tract, South 43° 47' 30" West, 37,65 feet to the re-entrant corner thereof; thence along the Southwesterly line of said Bisbee tract, South 48° 30' 30" East, 224.36 feet to a point on the 1 Northwesterly right of way line of S.W. Ash Avenue, said point being 20.0 feet, when measured at right angles, from the centerline of said 8W Ash Avenue; thence along the Northwesterly line of said SW Ash Avenue, South 42° 05' 00" West, 110.00 feet to a point on the Northeasterly line of Said VIEWCREST TERRACE; thence, along the Northeasterly line of said VIEWOREST TERRACE, North ) 440 13' 37" West 390.62 feet to the true point of beginning. PARCEL IX A tract of land being a portion of Lot 9, BURNHAM TRACT, a dtily recorded subdivisiori situated in the NortheaSt quarter of Section 2. Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County. Oregon. being m;re particularly described as follows: • Beginning at the most Westerly corner of said Lot 9, which point is also on the Northeasterly line of Lot 16, VIEWCABST TERRACE, a duly recorded subdivision: thence along the Northwesterly line of said Lot 9, North 48° l6 46" at 113.12 feet; thence Southeasterly parallel with the Northeasterly line of said ' , . t 0 VIEWCREST TERRACE, 152.83 feet to a point on the most Northerly Solithtlasterly 1. line of that tract conveyed to Lawrenoe E. Bisbee, et al, by deed RecOrded as 1 • 4 ° • Order No. W 102444 Page No. 10 Recorder's Fee No. 78 36504, Washington County Deed Records; thence along said Southeasterly line of said Bisbee tract. South 43° 47' 30" West 20.00 feet to the re-entrant corner thereof; thence along the Southwesterly line of said Bisbee tract, South 48° 30' 30" East, 224.36 feet to a point on the Northwesterly right of way line of SW Ash Avenue, said point being 20.0 feet when measured at right angles, from the centerline of said SW Ash Avenue; thence along the Northwesterly line of said SW Ash Avenue, South 42° 05' 00" West 110,00 feet to a point on the Northeasterly line of said VIEWCREST TERRACE; thence along the Northeasterly line of said VIEWCREST TERRACE, North 44° 13' 37" West, 390.62 feet to the true point of beginning. PARCEL , . A portion of Lot 9 n BU�I�CHAN TRACT, Washington County, Or e g o n described a as follows. Beginning at the most Westerly corner of Lot 9, BURN1 AM TRACT, Washington County, Oregon, which point is also on the Northeasterly line of Lot 16, VIEWCREST TERRACE, a duly recorded subdivision; thence along the Northwesterly line of Lot 9, North 48° 16' 46" East 113.12 feet to the true point of beginning; thence continuing along the Northwesterly line of said Lot 9, North 48° 16' 46' East 17.65 feet; thence Southeasterly parallel with the Northeasterly line of said VIEWCREST TERRACE 152.83 feet to the most Northerly Southeasterly line of the tract conveyed to Lawrence E. Bisbee, et al, by deed recorded as Recorder's Fee No. 78 36504, Washington County Deed Records: thence along said Southeasterly line South 43° 47' 30" West 17.65 feet to a point which bears North 43° 47' 30" East 20 feet from the re-entrant corner thereof; thence Northwesterly parallel with the Northeasterly line of said VIEWCREST TERRACE 152.83 feet to the true point of beginning. I r1 I I r j , J i / -It./tJ t r. 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'', , ' CONSENT COVENANT ' ,( I, ' ;, - Stteet Improvements , -' . , The undersigned, contract, purchasers and/or legal .' • :-� title 'holders of the hereinafter described' rcaZ r-7•i e ' the City' of 'Tigard, Oregon, do hereby record the consent or " . ,.;. , each:: of the undersigned to the formation Of• an rp'rovemen , "It, • • aseFassient district by the City' of Tigard for the purpose of ' improving publio 'et.ret (a) upon ,which the following, described I, . ' , 1 prsm:i ee abut, and the •undersigned Ax'press1y wai e ell present ' , . :.. :. and 'futL'i:,r'' oppr)siticlr or remonstrance* against impr:'�1.e".;mnt r.f' a a'id street (s), and the aseesemsnrta ,theref ar whether now , ur in the future under€ kr n pursuant to Chepte'r 223 Uregor .. ',Revised Statutes. • • This consent and t,)a i vier shall dune with the title to •• . . . a • saa d land any, be binding uoan the undersigned ,1d• all • ' e{Jcce•n, or owner's, for a period of ,., 111 year'; fray " th© date hereof with respect to the f o:llotirin described a • ` i premiga )• s A. Lots 2 & 3, 13URN�M TRACI' i k I t x -w' i W , i DATA p this day or .. ..�� ! .27, 'a • , ,,V1 raTATC or ORCGON !B9'a ;v ;,. . 1',� ;�.. t ti�". ,C`ounty of Wpshington .fw',.t ,.•,,e.i , tt"A. 'On thin ;27,. day t�P r { , 197„; petsona,3.ly . ; Aa ppe...ted the abova•'named .� ;�"....•� f .� 'e .A." .�..t�.«:“1, and ackn .e'dged f„' d fbtegOi g, hd trUMOn t r' ,;' {�^ A ,^'�iA: + ,o' ba voiu tery act and deeds r�.. �r' , ;, •'• 'llt .. i .J 1 •Y 1, ,� .', •, 170forb •ri ) --' c y '„ L n .; ",.:4'.� rlN sty p?►al f+�rrogaa _ , . J my ommiosio,h exp4f-0 .:1 _ � , _ � " ` i d: tf .4 , • , A i+; 60.0x1118 PA 1569 1, I,C'.iki l'H1h PRYN Otf+4a6f ilid„iitAi ti, e`i.AA0,,„.•` � ' f,n� ' t • L ,.,',✓, fy aa 114N...ir•wi.,N!4'J"{1 il� � .•,,A ms ��' N , � " Y 'i `'rimer ,y ``�' ,• I • r" "' { A4-'4'`'i N`+ pyY b. tji 11Vr 0 n=,F ji' , r�,a, i .�ah,•,�'Y ' 479:1:13;4V- • ,;;" k •� ,+ 4,y.�,'r 3 �r � }'.4:Pa r�c,riy.,a «io q t,,1 " . .. �'�rJ,s",�tx 4 , • " + ,`' ' r . . A . ' . . . n•M, •• MMAn 1nMM • • a•4 ;•• , g. 'j'tt T't'y 't sit'i• iry .t•X • Ml ° ► *. V.,,,y 3•' . •,� 1 X14'y`01 it,lJ'� " . ,''' , ".,,,(" r, , +~+.YJ <.fl'�3'T.}, 1 •WIfy 4. �" iyt ? , .fµ, i e; i ' tp,'f.. ",{t 1.,:i„, ,54. p Y3•a• ::, ':,,M-1.1.• 'is '7,,*':';, ' R "`d j,;r,.y•,r : a,� �4 ' �.�.'*"..S. 'I , ,r. •, i��.. "'fT�.L..'i ti' •.y. 'f..'' ,.J y,., , ' Os"' 'T ;r T • "fit s.. * ..t it '`, •t• ,•e,... ''' ,+ '•;.: '',!'',1,,t 4. '4, ,r14..111.1 7 t. , �+/�� i. i Y;`T i.1A Du.y�Yt0. , . ., g , , , i1Y 4 '�♦'�.l�.t.•k4, .t. ./'• 'n+w,s r+.,..,•w.eJ 4".......Ir ' ` :r•.. .. "yY':.�•• i.Le�,+....'7(T.• '3'a'A A" �' . .J. 0IL 1 � , C" ., , ' ,• L�1 .. dpII ..•; , .• +i '•.. 1 3 . wir :G's ti.:' .. , ' .ate i CITY OF TIGARD, OR O! 1't a:,d P,,•I' '4 ORDflUtNCA NO. 69- . 'Or-`1 O AN ORDInMc* ADOPTING THE TIGARD cnr CENTER DeULOPMENT PLAN • , '" , r••• %+' ..... - •.....— ' ' .t i ,� f94 RAE, on February 13, 1989, the City Cauncil adopted Ordinance ,No.. 69.45, ; r` � . r . establishing thus City Cent*i Development Agency; and • , x, jp,,,,,:a' `, WR*fiZM on March 6, 1989, the City Canter Plain Task Force pre:t ented the City .sa',", ,1• �„ , 44, Center D 'velopaeent Plan and 1taeport to City Council; and �'.a1 .,r w8 , on Match 16. 1989, the Tigard City council received' a 'resolution from , ;"`` , th• Tigtaa^d Planning ,Cocsfciinasion r,comn.nding approval of,the Tigard City Center , y, �� 4, Development Plan; and I 1 . �. : i . tARAM, puruant to applicable State and local, law, this City of Tigard has , ' 1• • 5,7 ;.',,. provi� pCbU.c notice and considered public testimony ravaicctLng ,the Tigard � ` '∎v. . ="g. city Center Development Plain on March 2/, 1989, April 10, 1009 ehd Sept�T ' • ei°t . a � 11, 19898 and fi ` . ,` ''� Fk1t M, purivasnt to ORS 457.095, the Tigard City Council hat reviewed the 4! `' �� y i ".,'r.'.: Tigard City Center Daarvelopaaa43rt Pith and therefore,1 • • ' i.'1,''',' tW' ' , 4,wz � R 4' TRY CITY OF TIGAR1 ORD?I$'S AS Pt4.1dW$Y '# � P IK ' '',I: '4 . SECTION 1: Primary Obstacles to attracting private deralop ent in the area • . � r� ', r�u., Ate: Jack of access boor traf fic ciculatiOn LS k of .Y :�, q" ,` 0Taufficien: p*rking f cilitie mixed land u* ; adar-utiise ", r " ;; rfrrr 4 ,.+-Uxi..,.JJ4:.�::.'.u..,e ,. ...,...,......,..iw N..,1.w..t.. ..+,..•M,.YMUk..;w , ' _ ,.a..aa«..«..c.4, L • r , �1•��•`t ..t, tiu•r „•” IK "Y�� •r r J V..;%ice,:r„•' ,.2 • t .. •0 Y �' Mw•_ �'7417, 5, 4•k �: • I 4 °. � t ti .N A`• 'S , y` s " • t• •.,.• Ia F' yYy ' ti w f,h, ,T. . 1., Y ,7 t. , •..,;.,. "..- ',107ye L' ' .r`.:� 4 t .«'. „k: ,0Ti tt 1 f ' , r � 4 y ,(• �- Syl ' To 4,Z;l LF. -' , ;' ; .,r. 'e f/1 ,.1"Ir,• 4,.....i,,,:',..., 7 . . i e, • •r vv' Yjw "^�A ;�' h t' !�r ; �Y1✓'+! [N'"t' e ti' •e '''"r•'}:” ' ,'�J[",.��•'fi rr S ! ,T W'(". . w.( ��• � a d y�O•w A.' 'Nv � . : � •jf I . R.. ,. • .,r t` 4 .r{y A^r�, iq!r .J� F eM 1• w ',(J t . •1F' k•i"xr 1. �.• ;. , • ., „f r • x ,*• .� ,:.l v� ; . � #F'1 ,11't,• ` "a F. , h . y' 'b� !f ,v,..- I -" �•t• ,1.' , , .`1 ,r , k F. •,1 ,."1 M � ,54.. 'i "- 6 R•' � lµo � , • .� , • ","' .t•j� Yj,. r�;ttt*f,• • ..-4,,,� ^ � + {,^ ^* y.+ r , � f S i r „ ' ,1/ f P0Y`i.., ,...,..“..,.......,,........,,...,..“..,.......,...,..“..,.......,,........,..-4...... . .. • ,... , r N •;sp'.•.'•.. -,w....'. '' ••-r! } • yr,1i 9 Ste, `, . • fit' .f J,1. a r . • beCTIo�1 6 i The adoption and .implementation of the 'City Centaer. Development • s �� Plan is economically sound and taamibles and n t0h . is �;�' ION 7s The City 'hall assume and complete any activities prescribed it ,,F e by the City Center ter De•�velopment Plan. �;r ' 8E rxt 811 The Tigard, City Council hereby incrorporates by reference the ' •i�,'' a •i �' 'Tigard City Center Development Plano attached to thin ordinance r ' ,', „ . 1 . ma sxhibit "A", an euppot for its above-mentioned findings. j, ' " 1 l*Zott 91 ° m Ticierd City Councii hereby edotp • the Tigard City Canters' ` �. x '• t1•velopasent P Pan, pur cant to the provisions,of ORS Chapter 457, .',« ' :'' ' ' and directs tae City Recorder to publish pumice of the adoption ' �; .: -.A ' ' ' ' of' this ordinance in accordance with the requirements of '.i 1` '" f•f a s t ..' { s 1OM lOa The Tigard City Council further directs the City Recorder to J. •" 1 I record a of the ordinance approving the Tigard City Center' �'�` 0 • I J , b bevelepeent Plan with'this escording officer of Washington County, � . mot •f. sand ordinance,and directs the City Recorder to Oregon, pia;rsuant to ORS 457.1250 ',t, a copy of thi14' nand to the Tigard City Canter `- 1..� Daorv'elopmont Agency. ,. . , ' .;:.1 'ENCT8o lit Thin ordinance shall be effective JO' days after its passage by ,, " ; ; LIOU; 'i ' '1 ' the Council,, apivaravdl by the Mayor. I ,{ : r Y.;14....:'..,' PA ED t' ' ' by lifia. semi _»_.....'vote 'of the cc,unci.l. members present after ' being it ent% by 1 number and title only, this _A day of , ',`' ' ; of , 1989. rcIlle 'A . „A.., . , , !.. ,.., . ,. . 1 .,11.,; ,,I . , , .. ,/ - ,p . r ay/ , , „..,1 d • 1 �'�' cattrueox ire erti�ata. city ' e�c ,r ",..ft,' APP 31Dit Thu . .•,, day 1s�i' `/ eel ,. 191 9 �,r •� ... ' xt Gotaid *do,' **yor 4, le xF' ;y t Approved .ass to fermi _ *v,:X1 �• j 1 , r•v .6'r 4 , 1 17,''''91,,:t'lr p r 41' i / , 1 , , , , , 1 t 1 , 5 l k I '+ •(r tey,Yl✓`a� O D�}R �.•PN' co.R 7'.'..� 1 1 1 f, , ,",!{'�,,`, TTTTt'?`, lAtIg: 1 , , #i44-2 ' , , ,' ' ,' . „ ' 'V NO- 011. + O tt k iu s I a ,..1%,,,141.1k ,I ', I t '.+: •;1,`�„t'w.*vnw,w-,• rr•,+'.r,wo-ai w'.++.:..'•.+...b' I ° „ . . ` i' " ', I , «, I ' t • M x . NN . • • .� °•' ' qi .. .': '.tr. ' :, ,`i�" • ..-. . � � u��ti'* "j.!,T 41'0 tTd Y e1rS+.+,t�hr k• t.,'+'•r/' .. 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' •. . • .� t .,.,N.0' +iy `Nti,F� A t-+.r M,1'1A,t ►b l';r,P ✓,' ,:, w t,i1'i I j »R r•�� •4 x •'t 'y,.t , • q, ✓ M . , r.l r„,t .,, y44.-1.1-44' ,.� • :\:,...,it•;••,54,13.4.t, ,,„r.t.y�rY• 'G p}r 7 r • r r j 7 s xa ril t! t e' � 'tit f;" r ! . �`1*r 4. , Y M C �• ,4 A y 1 1 �r t 91• is'ti • L , 'f At Y'tii i; 4 ,•. .),, i ti' ”"', Y ' ';r :1•u '• ' • .•. ,r,t;,;AfNlJlq/7 *tshrir,b1st4s:v.ro'L: "ic•'rr.tl .* "7 -Ni r. . .. .wr,...�..Zii ✓ i ' i.: , t �!a. 4.4 t :� �;.:.,. . •' • 4'''•,,,..4, ”. %,....n.;,:.. ,, TIGARD I"�i'P'Y CENTER Tr° :;;' " . ,� .t e :DEVELOPMENT PLAN ,,,. , 1 , „6 i 'X,. !fir it,■ .',,,/ n ,•444 'li• i , 1.0.4.411111 . / "Y' ,3� i.r'' ....,,i:,.z. ..., 4' `, � x a ., k .,►sue,,i '1,,�1 „, ' tt kri,..g„,. . . .. . ,,q. ‘,044.:.„.., . t, 0.. 4,„6,40. \\\** 4* Axil . . . .7- 02 ..)tf.i..ii..-,.i ,..: . c 4,or-die 4.40, 4,140, ,.. . . . ,„ ,.• .. ,101:4.,'f, t4'*-. 4N Is\ 4/ Nitoitie 14- , i. #40,#400, . '., ##* 4,14,4 ;: .; . ,i• ".,*4'64 i•,0'1:q, k1 i.. 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C 'i d ��iy ". r •.1 '''^''' '''' ,t '". 4 .ui," ;, `��r '(t y ..,, ,,st. • ; i , '. a 1 4/ •t,,,i.,1414 e �`G ti•�" b. c r y` :13, x.:' enr 1 'r';i.i"i " ' ?1,,'t:1 1 th '. w"t i y,,�, r^t v"r, ...' r `' r • ''''' •t'', ,t ',r' ,#11,1,.. .5r,��y�', ,01—/•g' „t.f.•:Y,;V' •." �, •F'V'i.? 1;t •'":,. 'it,. 'i�,{r, ,}' .r. .'�>• _ ,, .0 �.�Fri,t'ii„,T«•+l,f ,}'f �*7,. 'j'h7, Y,„�', 1 { s' } . f r'I;' y.' 'Yr r 1' i� f I�YN v TA : �'+.7•� .rr.{, 'j ,;y�'y� 1My I'• ... �..r t�?M-:.*- tG. :LOT r "`I i.7.`.t''t'1 '�, ,,,P,/.t "ir;r f•r 1' x: ' .." i ,d.^"4h�'.'�'S•r *' '{ ��,�.•� t,t.A� I•a '•.�„ y (^,!'"��y�^•yT'�I, •,r �.•• t� 1 t. ,'si '4:' j, `�, , ' r,• y'"t'.(".a.:�+� .kfTt..11'4,4.rn' • a pig" w �., . V . w ,�yy��,p, s;; ',k,t• ...� r« JV• '•, •. r...-4',.rt1f 4. w.)YY,/ ,� '�,1:�Y , u P,l t "" r a,�Y,. JN t''.t Y',4,�ay,}''Y• •n �...1,( �� y( � r.• +�� L � ,,tsi••♦��.� Y��w ,ti �,1�. � f.,r .wr 1>>t .'u' .�� t'�+1�rylrc a', V..t� '- t , {'I ,,, p�YwA ' .:�•• 'w,Y' :� A(rtrt,a.+ ' . 'co.- i••` IN t.. r''i�r.,:l4, k•!( .. .,`•,.1 t "i' "� .^•'M 'y + t,,.,,,.'+� ,(S♦t k •ty,,� 1,.�-' •rr• , 4c,„5.'.,:,4.1,1'.:11-.:' ,'1`'.,:,4.,1 Atli k�..' r. '/...vt ( 1', 111 ,• +,'� 1•a ,r •r'h. "�lr'w ,fdl w:t7.e.411 tell-tX�°fA!,4,4 ; Alt...'+:r.') ..., r'y ' `tP, 4..+�wi..S,h• .•.y ^Jr.�' •:'r t; J- . a r a 4,rij fit: 1 ,4b .• ��r�t , t t. •r • a'``r' 7s t • . s, �r '• H t t�rs • y AF'.r "!.. t A r ,1;. 0,. . . ?!. �i 1�: 1 i, !'t t�"' DI,b�'l48tdT • rp �� 4 t ' Via• 4 r' '; ,'UKE, 1989 . : t .,r..� [9 QT piOOR$ 'i3REI'T'rdA AND' itSSOC. )1, i ' . . ,ii:ti.„ ;41:4, rk.4;A 4 L 4 f�R. R'+ �\ A ff � t; . „�1,�►,l f i jY '+'�?)�j ( m .I� CSx�s �dl�r at t K e. T •. „4 �!d d1C Stuart K: yhe f , Gerald Edwards a y ` R. Michael.eL �arr - Voice ChaLr Valerie Johnson ea l30 • ' Carolyn Eadon , I � . asrk Juarez . + ,: •� John Schwartz ih , f � t Rcard Motley ' ,�'4'` l' • •t' 6`a7m y n n Ash . Eo C 1M!r M z 1 t, '.. t.)1� Wiliiam A. tonahan " I� f � to , S,� lF., .,41, t.r:r. wZ• 't r t 1 . .k. , k f 1 PROJECT STAFF o`T `' 't. ti r �ry ' 1 i cr ��' C r:�°g' r tfu E Miu tb Y - Community pa aload Director Liz tut a n - ffienin� Planner W/.�ff ^ T Y�Y,1k1`: 99 1'o ; � Letpnk _lanrar 1 "4/7-3 1 r (•�..�rf�4 r e„ l✓ 1 if :7 . r.} � ^ !4 ^Y r.. 1 ' i• 1, r' • ? 4a'k' / h t ,d 4,1 li I I Y - _ - ...r•..�au:-r«::;t.rvuu..o..« _....,._. .1--tea.,• �,rt:•,.a• - •,Y• .r fiy,.2.{ •i r • _•». , ,'."4 ....,, `,4.•j.i 1 v P,•.:,'f'.. i •"`,.'.•'. :-7 S•^?yw +•.•.'G'y.Ivi, t .!{!�Irl'9f ;,•#,�i y 1' J :�ro •C.',o•:�h.;'r .V7.•}�.I .r e r...f-,'`�, y y °,b I ,., -., 7,.r,r 7�' t�4'. �f. L•t �t f �S;'ir {' 1, •,y Y4r x•c !' i'iit'r' x ��f4.4:':.." r•1 .,.. ,al. ,+JA'.y• Y.. .1•! ...�r •r w! 6' fa „�ti.rir ,el:.'! a ,! •. a N`lx` ..'1 , , x. J r_r 1 f4"r r"w'h :.r R-R JJ'J `, ,�,'-t •1y��,.:,';?'Cy1 , ). 7'3484'. , t� ,1 r .r' . t; . ni�,.Y ,' ^,,.•' rw x...i� '1'. '4hQ i7 {•�1 1 ; !1((��f•�ryrr�{ }ix''lf�. �,,! •r7�L • ".!` ., s� r '1"•:;w,.' ,� (f'I.,��y:1'rt,_r P1 .... ,. 1'1 ,� r`T;�f.i�kl N `»•�1Y.. +�Ii F1i!"1v,'i,y�x.j1•y��, a: 'r v iti „w•r:�, , 's ,"4 7'h."i t • • mow,,.___. •_o,N,u:. ,_. �.,_.�,:,: ,..� ,.. y 4N"r Y.-.'G I•t' ,:l M d i•• V. w*,.� Y', ' lli' ;LJI .n17 ,� , .t "� t S t ,:.•ter' • .',/yi ,'FS�_'M r y41i,,, T' „t•4",�• • , :7.TTT1'c�, /"i'y� 1r 014 1"-% `i° ii ' +n *. "a ;7;43 its :MT r t '"irIt. F i'1^ '`:;V."''" �nib 7 ��"%�y1�,,ilY,% ^•�e' l:t i "�•a 1 1_.i I 1 ` °1' . `. "�''t.�; ,� ;Miry.., wl•;, ,..., K.,• 'ti ` K "t r yF^11",+,,£' + :1r�,. v.,• x' ? ,.. i.G1' r r+1 .�h�w.* i �}�f Y1 ..a.� , (w��'►�,1," f I ''7,.!';',• . i 1 .4 r.. 1 4 IY�'1"T} ,,'eT','i,• �., 1 .' •/ �-+F-.1-#01;� ' 4 .�F'1�ntc',�:1 a9.'y{`!'mot , e� .'�: i!•`n,'.1... •,, ,, �f i:t?Vo. 1',�' 4 1 1 u �'' ''F o r'ti .!J 'k `,t_ .Fw�.�.�' '�tM w.'�' .7 `?: .;, ''� • , • '' 1,"'+9.� N•.ff��'�. '1'f.� .�— . '7 1 '� 1.b..- ' ..:M„f."'2� T r.''rL11 •. , .',..1,"t r. H� ,`��,li'. +' ' } 'il1 .+ tt" J^ t a Y' I 4,.'1• .::'.,tiV-4..;..}'• .4,2`1t i.,' R•,I ,!i►►1•� , .r ..... w,.^.1 .rb . , �i'r',.tiff ; �j, ":": g • y,,` , I 9 ,y r.. t'If 1 ..0:_1r� % . r ,� � i1 1e CITY OF T1GARm •� _'� � i CITY CENTER'DEVELOPMENT MT P PLAN ''..;••• fi ,K it -.•�" , 1 �~•tit:r �, SECTION 4ty0. df�'i'RUDUC'viC1N • -I' `{ 'lyGG iv,,,, . Y Turd, like many other small cities,near major central cities, experienced rePid growth r".,' "� .'i, .;;;;-•;.. and development during the 1050.1480 period.Small village-type retail centers,like those `~" . , along Main Street, became just one of several' mercial developments s new ,i t- t„,..' r ., s automobile-oriented l n r.,om ,sXew a� stYt ctamm ..... 'r. • dpi g complexes p commercial'devef4,�rtuant c►c�cttr»d r .'.�'. �, r��}, , :::ii.••along and near map ar arterial streets and highways.' ' • ' r 7 ,., ...,10,,,,,,,., „ , . , . ,. . +1• r . . 1 . .,• ,,,:. : ,w n this process the former focal point or d •n flbVnt r. -1 ,• et+dvtt ro resent ; ed t 1Vi i• h�e a n Street r Pte' 1� P hM area ..,.71,J hew been dill , ,r, i tied. Much of the newer development in the Malta Street ar+ has not been 1:''' '> ,'±TV ' ' cat lstent cloth retalnih;g or enhatleing a'dolvnteNvn" eisisti' �' I foetus 7N',identity, �8tr1+�t ', i .�r"; system l� around the area y��, �y�y��y upgraded �•v Maintained /� ��/yq to ''SS►► �' '. systi em in'tana,around the area hii�no been upgraded nor In a Condition to ' ' 4 ,,p'A,Sys'' 1/,ti ' encourage new dciwnto�w!n-type businesses or 'the area tcc potentfal Customers ' ' ' ' Iii Y t' ° cumulative rce4it of tadt IS an woe that twit been designated in r -'7,'.1''.1,:,, liana zone m as C.ersisti business Di�ict but whdch has 1 yr Y•, 1 and P:! little�the taaer&d�`� � r itch and t4 " beCorni,'� •, >�1t�of the pl�j/G�tsacilitd�to erlcga.tragde� aa�otiit�BtaSlt�rss ��'�►'; •� I n, ,'' , r are& City Council; 't r'ee ninon bt this h +esistelnt„y uappeinted a City' Ceder Ptah � '' � . ► J' . Task Fore 1087 to'examine the a tuatk,n and t C nc •• 'i ' to pACOC1Yi11t4911d to the'`°"7 � pi •4 n^ #s"'b'• bbl& 'w to e o ka'have ' to thrt dresi acid e'd Tu: !� etc tlderrtlG� '� � •�;,!�' �.� ' Task Porte has be�nit aided by cat de ble staff work pits consultant Mutilate d' ' °`1,, ,�v"«1104, '`► any, ..,,S,N45,,,..... ie, t y `1I I I1 r1* u�tben dos�tl, tlsrkro# anatol a end financing This City Center ', , ,, ,' itte -..i;;i740.41* t ardent Plan is the etitrithation of the Tess Farm a•tic st 18 '.11t+.py ; a5-' it es of a alit Farce reca�ri o,40 tv tir;and t rri St t mehdatiorts to :w , '''. ` n ' e I LI W Lll��,/{/6A1 Rr+l� �••,�.i1 444- ��syty' ^I1 rAy Rr'�„� �777��,IItf.t.c��, 1 Ak.Ztr,�:, #:ice''M . ,SJ > . .., a o"•. I. , ...: '** ►i�.�...•i,,,. 'A" T1f'�„"v'.ryptiw”r."�%9wi....4 .,.+�'ggetr!' "w+rwM+Lw nrYw„-+'rolwi.«:'.:._..1«....«...«aw.:Ay.. .Gi. .�•r.Y.. Y t YC} , , _ -., .,,.... ...AV.ihl:.u'.FA•.�.I.Kn..a...... ma- '�'y� • • { �:! .�;:�,: :', {3, t ",4t.,:u.r"--t- , .w,.,>•^w�l,� . (. .1, S''.1-'•.:',"..',•.%;'''-'•');: � ,, ;f^-.4:, .•..a', : ,...{/`�'I A'1 "f �* k "7.'' ';:l.'j"`s. •',..• 2 t"l H '/' ' :u f i.,�..• .T• Y 1.'sh.A'r`!ai�1'K/a'f ry,w+�',�. -",•4, "'A r"' - IY.. . _..•4 . `axr• + f • S •HG ti•'hi,(,.(A,,A'1i,J.;, R+ i YA'', ,• • �.ff, �'.�..1.. .. • , a ,,.1. , (4r i ` • A ', %'!! ..', *.t'c'-1,ti.""• 1ra-:fYf S' •.n.IW,t`!r4'=i?, ti^`''/ ",..t•74'�'q..y(.,'1 .•".3,1:.r... '.:c14''os �ar:<. ,+•• .....;•;:' ... ,y„Y s ?.tr Y• W:. �Ynlrsr .? * •dY.„]1 r'e�y,+•1�I ' ter:Ali ar;,,,I.. t-aA •C FtL,» "d +" .� k •f, i. Yf' 48. t ,44-..0)J�1' t. ' lf 'x •IY t'}"r .+1�.,,,•,i.:.,.1 ,-.4,,, 4e1 u 4.r s `,,' ,: r z ., 7: ,P 'r•` A' It; , „7',.,) a, .. ,y. T,! ,'."1'4 •'Mf'�94441-'4' t''•*W � •yr .~.t;4 r1(•i.'' ',11,,...i."...,. tt1 `".. .71.7' ,)' .1■ a;, ..1 y ',v.:;iz,g'r•.,i�i''ti• 41 r" Y ••14'2fgi,.;. '• n: ' ,r 2"- '� .461''''" t;`e... .`.4%.•r^•n, ,�f4 •.r, ,14:'w' .,i• , f r , •4 .„,..y..:i T.lr,,i.as t� ;�Z', q,y4 ✓ z: _ • l�+C►�^� ,r ; •G 7^" fit'. ^, t��:tif''SL�ld � q ai �I• ,, a„�af^` 4 �Il•1�,t4',ww�." �,,Y R t `k ,',, 0:.„,,,, ?C, + , i a �� FEF o.« •• •,1y4,,`,.,1:•i.,r'rr,,,,,;•..! -...•.....+a,w.,a,-, t•''',aH.'a±=,.'.41,,,,•,,...IV ., `�+ ,, t, ,i„a•rrm!.au yr+n ,,, tit's ' . .4„,„,,,'I .. '7•.1;P K. a 019 �# ,"%7.01/4"4:1," j.' 0 C �,, ' 1. �� <'4,•.!.;.,r4.. , = ,. -,r't'e• ,y.,1, I. � The Task Farce envisions at future City Center of vitality and identity with a park•Itkeo ,�, . .„ f.,,.: ,. r.,N y! ;.4^ atmosphere. " r' • . is ''e The Flan has bean prepared under the dlrectik.; of the Task Force h►conforrrdty vt+tth •• fi.,"+ ' „+ certain provisions of state iaw contained In Article IX of the Orsg�n • 4' N,`.�t•' '. t A State C�nstltutiort •,�. , j • 0y.,.,, end Chapter 457 of the Oregon Revised Statutes which er►etate thin Development Plan to t it utMize helpftd toils provided for In state law In pursuit of Plan of�ectivear~ :4c4"),41.1"' 'y , ^+� 11o. CM,AGENCY AND ADVISORY COMMISSIONyt%ryy • •y'r Thc,Governing Body(Council)of the el Tigard on February 13;1889, by Ordinance 1"ar 1 r° No -435,declared that blighted areas exist within the City and that there Is a need for ,,..4 4 • ,4:• an urban renewal agency to fun Lion within the C•'y. Thit City Council, by appttaral et {ri �.:.'+. , "..w • Ordinance No. 89�t35,declared that all p ;era as,prcvidert by lave in en brbart renevial 0:. ; ~� egency be eicercised by the Courlcg of the City of`Tigard, acting as the urban're evisi � . ` ek, 1' '�yf as the Center Devei e{nt , :.',t ' . agency send that it be officially known City Ageincy " , ,wM _ M, 1 rd a Oregon N! the • . . 41 • ...t The relationship between that of re C7 unid�»I and M C ftyy Center devoloprnent icy obeli be se contemplated by Chapter 457 of the ' . . ' �� ; '�'e. . .. Revisal!Statutes. Isiathing axtntaalr d In this Plan, rtar the City's of servlc c* ,� " a ' personnel,nor the b4.d et1ng requirements of this Plan r'lail kt any way be tonstr'Ued tie ' � !' . l ' ')'''' : a„-4, „..r1, ' ,.' departing from or dtattsrhing the relationship conternpint*d by ORS Ghef4er 45 7r r"„ r~»' 1 left._L, 4a- Cot,tr�l in Q;cltftarIL`e ,,�.•c • •1'� � , the a �"d}5, dXesdtaid a City saes t,?ibrvetopda�nt ' ' ,�� t, r< • ,414 4,,y' , 1`.: Corr�r�The pin d ilia Cama•n#a.4ion!s to e. t in�'raplam►e'i'aaticrt of lilts�Y • ,�?t-,c � • �` q. n' aeke recorr metldlattkms to Ur' . ti' denier Develcrpmetit � . to h' Center D�n� � '�%��• z..�'" "`'�. �• y. and to f �'`'" 4', 1 . # 1+afp orris :1.,lard's cftlzor> ,ryartit: rty dolrp f lr ye93, t�i,,. ; . ,"* cc'residing In the Center[ lam,of Pl'an's cot-Omit end iat ~• �n �y •,'propetly 'writ•'' (' 1., r• r r r.,''IL • .i ',. fit t , a i, 'r ha 1,.. • fit p i,� ,,< ,r'Y�. , , ,. M4) l�ti+r w • l µS1'«a '.'". , II ■ yF .._.-..1'-.�. _.�M...yfA..+...:.w �,i: - .•.1_- .- .. wHHw.l:M+AIWSie+rl�ll«I.: of 7 q .. .y 4•„,ir`, C••;,r.711^1i:,1 ti,?;j r•1 s..t.'.1') 'i :-.• , „ ,. ,r j; at �► ' � �yF Arlo.” k •� � =Si♦ '•� ,• �',,rye i•�;�t� y wl. � fit. �' �.. ..•+; :y.�•!�Y`-5,:•�-'°' ��•`�: �•�'".,�7{,i�`yw fr J�• N• •4.'�' .S•:4• :r�.rw..K,.” �'' e �.',r�!�+ .µ }}}.��`��A1 1�..• s` �.,,,. � f :MI 1' YMI,•r rte, 1L, i. .,t iwi~, , l ily •.'', • r . •• „. ` 'h' 4 „,.. ♦, \` ;jtr .r r'. ,re R f f'` 1• w4�: �t ri l�” Gyy .•„, ' yt,'„,Fl «-'f5:ty t,, x 1 K' r .4 Z• , �`• L u'•, ;�� .Y 't. 'r.`'r ti,.�ti%�i,,. ,,U�strttr'•�"o,• :' `a "a,,} • L ' •' .`a+ S' ,, ' '.a: „ :3 �(,` �r.•,�a.,�,r.t fit•r�.H 1 t ,,Y ,'t�r.y;f''1,,ir 4". '.,, 1' 4 ++.'i 'ti:,i'4'�1�'..'kf /Y�Y.•C•}, �►•, n(� ��t1 . 6 a? , 11 ,i i .;';„L, ,r4 i, :r Y :'r,':'�.t,2 w ''y,fY•,L•74 +.r'J "rte+i:', .•,1a . �. ., . '.ri?y fl,<4,�'e.,i'4"�� '+ '•?{% fS, i'�� tk.. l' '. 1 t � l,q"'cr r,e,'1"S „y$33 ,�r , ( "f �jhh ,i L }1 K , w ,. �i ]:::.�."e ,�y�1 IIMt lj1�1 •t x' ^ y Y4�' fr 7 3�,(��' ' ,,1 a,,'.L+3',. .i �. �' ,i'•! r e}.L T�,a'h* f 1r `�,'M7 1�,•1 ri x f :T Kw � xi/ �G`'1�i''`+r�''eS 4� ,:( .F'i..f.a...Y?�i. �,,/{•' e!'r �„1� � .�`.' x s ' ,, ckr�,. �x•r '� 1 M,,:r . .. �' , + �� ;ec11rfi'+�+ k'y ,� , i. c� r 1.rw.,,.yYd+�Mr f%r=�:t9 N� 1 . •�r d/1+�n,f l .Y # ` ,$, • ' ' CD i tZtt'..:i .; y 1 • , • -,r t` yy, ,t• SECTION 200. DEFINITION fil,.a 1' 1A i o ► As used in this Plan, unless the courts require otherwise, the following definitktns shy "'r, _ ,i kla •ap tit,.,,� .' tl 201. °ADVISORY COMMISSION” means the City Center Development Advisory ',f l�Q h • .'� Commission--a citizens committee consisting of from amen to 12 members' r �'.». . . t„F � �. � ',<•` appointed by the Tigard City Council. .1 • ' ip�' '. 1 202. 0°AGENCY' or,"DEVELOPMENT AGENCY" means the City Center Development it', b, , .0'.' Agency which, In accordance With provisions of Chapter 467 of the Ott s • ; '' Revised Statutes, is the designated Renewal Agency of the City o►Tigard. . . ..4- 1 r.4.' 203. 'AREA"or 1DEVELOPMENT ARIA means the geographic area of the!City winch . ,t t �. " V encompasses the Ctiy Center Developmor�t Area carte lvedl pursuant to provisions 4,.- 1 Y ji#� of OP,S Chapter 457 lend as described in Section 300, herlein. '� t•• 204. "BOARD OF COUNTY COMMISSIONERS" means the governing bail, of 4,'''i 1 y{ , • �' ' Washington County,Oregon. : -;.i c 205 "Et.9alir AREAS" means area* by reason d� faulty + •'. '�; ` , uA 1 '�' planning, Inadequate or Improper fact detle�tekiiae land Of the exlei ,,' ;`, X� of tan fe eitr res or any car.'�Instion o these facto,; are detrint�erdN to the ► ' , safety, health or(Welfare or the community.A blighted area Is cMr ct�ertzed °v F 1 I'.,Lys �t� r1 e:....,,'x'at*°' the�e tonc a of one Or me a of the foil0wis:m rndi ions: sip, 1 A The existence of buildings and stwctures, used or Intended to be ,,, , ;a ? 1 for living, conitnercial,k4u trod or other Asti or any combination ties, ir t, of those which are unfit or unfit ��,�% e tit P'y for tlhibse purposes � . 4 - because of any one or a Combination of the following Conditions: Jar 0 C 4� ��.. .yN.r �,'i. 1 °, 1.1 Dee�tcthl'e design and quality of physical eons; 4..W.14{j I 1 r .;fir , 1 'd 2 f°audt�, Interior'et1"sttge�'r81tt acid eyxtK.ttex'spacing', ,� rr 1'•• 3. gverctcw+i>rllttg and a iroigh density of populatltet, ,,� .,,�, 1 .r X 1 l ,►ya.., f Y 41':"•,i11.44,44 1 �-�• �+.rvganclst t ♦2.• ',,pr,,•• X7'1 t'i 't.1/4„ - . r. ', '. r7 1 1 may,, 1 .,.eM..a.r....v-.........;A;.n...,._.dw..,...,<w11A1:un.:A•,w..'.+.....:;.•45.-`:9..z.n.n-4.t-«r,u..d' v., ..v..i.*. •—..»,.�.....,..... .e.,..«,...,.Lsv__ ., .tea. v.,"v..vl,v,.,.,v� »..,.x. �a. . i. .v.v. - n,� v ., /, ..+ �. �,4 Vw. .;;� ,� 1 „:�%r��} ✓A. ►';"t 1 ?!' '',I. i,»y. I•«• ^ a M. ,�;; ji.,•r:.r''' t'7 •,".rrl:."L4.ii. •.tt,r- 1`1.+ v,A A..' i•:, . ,,„.. hr 1 .r 4� ti ,r .i .-R• N 0"1 x7 1i�:1 ., Lti I 1,41'77' Y... • ,.,t {'.J-, ,:•yt ,r�1...1''!f*. .., ; iM li i 1. n�,.w ,., . 4; n• ., /�-•!' t4 Jnt�n ^ I _..1��A51'y`••; ( r 3 "' � ,F�, ��'� � .� � r' „'„V.,t},� 1},17� •1 ff f ry rt .h.‘,,,,-:',','. chi p,,,r t-„,�`� . 7„;.,„,,,,n,-,,..,,,,-?., • I,. y). r`„,:1 'f.. ;,- , i.:. 4 "l . 1. +'• ,, S t.IV 'u-- , fh' /tN, ni. %;• , X,r, ••4.'.,4.r.,;.1"�.(1i°ri PP' ✓:"..1°�' '':�t.YS' ',1 '1 '' .. '4i •' .s,�t .-r�«:,''`:10.3' 4%r ,/ r.. ,, ^ M S ....3.,,'.;'!.::','4,1,a!;',4' ', D E.' `„ . �'' . �. + » +� ,., h�7,,l}4• r, �y��fC't'!ir.•. "MM"LL�•��`y, ,msµ; l ^�7 1 • r! ' . .1.4.. !.`�'� Z�iS Vp h�•%.`A 'f` 'P.,' re • a.p f't•i5r�ti` r.• 't• . tr' '"!"{� r lip A, �I E •-,�r �- 1 „,.,w r'6 ;.'aJ .�4t;u 1. r t,X�t��ry� i 4. '' LL,;zi..'.. -ynl N: , ..••r,,t,'..0... .1, I •„ \., �,. . , ,r,,"�, 'Y 7'Af.y r4•;„„40,) = 1 'i i Y i . ,' 4. Inadequate provision for ventilation,light,santtatioh,open,opeoee ,.•, *t„,,,,, ;, and recreation facilities;or t; '4'12:,._.2i, 5. Obsolescence, deteriora•lon, dilapidation, mixed character or �•w-«;r. • r Or r. shifting of uses •' 4 . • B. An economic dislocation deterioration or ' '`'� 45 ' s, B. disuse of resulting a:. . .'�� ,s. from faulty planning; YA, *, u C. The division or s'uixlivision and sale of property cc bats of Irregular ".'. ' pr' pe ar farm 4,4,,ir and shape and inadequate size or dimensions for property usefulness and ' ”° ,;'' .F+','development; ' ... ,•,a"' Da The layout of property or lots In disregard of contours, drainage and 1*d ;:• other physical cl,arractryrist'ca of the terrain and'surrounaeng conditions; -.,, ,0..v C. I wr E. The eacJstence of inadequate streets and other rights-of-way,open spaces '• and utilities; ' ' �' • " W S ' ", F. The e>~Jstr?nc of property or lots or other anew!Aloft are sub9ect to ; . - ,7..".4.' Inundation b water; I tr • 1�•' G. A pre tense of depreciated values,impaired irtveatn,ts and soda!and , , . µ,r.e 1:r •' 4'''.- ^tIs'•i.Ij t • economic rnala Jllstrrtents to such an extent that the capac�y to pay . > ,,,�,' ,,,%• ;�, taxes Is reduced and talc.receipts ara inadequate for the cost of public •� .". I r�l57-41: . y. » "sv ±t eeMce rendered; 1 I; R A growing or Iota/ Lack of proper utlilzatt ore of areas, tratriting 'a .,.xg,,t'tir: • stagnant and itutd p useft ti and t•.vjryl , •,, r •J;; iusble for contritutkn to the public heetth,safety *lime; ",4::,`".'''“ I. A Joss of prtpsaiaticn aid' ion ;al proper; izatl "" restating In Its ftintlar deterloittion and added costs to the taxperfar for �1z ` c� aticart of s +V .:.ptitAt facilities a s elsewhere. j .6 , '?..e../iii, 206. CITY; Means the rd,. ti Oregon. fir. 1 . ; f31ty�7� i1y' �C�ai,trtt�: 's'rt. I Ay;�,�, • ..�k CENTER DEVELOPMENT AREA"ra+rmrts the area `,� ` ., �t5 shown In tf1(!'Map��' �, ' 1. 3 �• 1 ' as designated lrt thel . i �'; I 11g mil dascrip'tlon s'otutid In S�t1on of this Man, I ,• � �:��-�' :� r4 I r' l I y t . I r w 6 r c, ' . .r , tt t . , to r • w-....I.A..,n...414',.,......._J.w..z.J..:.w i...w..«+L,,....L,..A...,....:+„e4.....,,.,.....r...•....,..., -- _,....,..-,,.....w...''''''.w....._"'''..'''''4'''''.._.-,..eu-u..,.._•.._.._, ''. _.».,.r...,.''''''''''''.'"""'''��..''-'_''''''''' ... � - ,- ''''".�irut.u:.u..-:...r.;'-'.3r,.0 .-. r• , ,1 ,r; 'e rr . , i.,�j”t.7.„ ti j•+. •. •,. -:t.w!. fir' 'S'T }'.l a. •'If''",F,.1 a,• 3 4 ,� .,,. °.1 , .— r .. •S' t i$r tL,. ,,, � "`! ,N'-1Yi t:',..4� •kt.:SY� M'�Xi, a.� .�. n.�p Fw � a��l!`ao..N,�'.�l.,•�.',•�„�+r.5�a�..•.p,vS�”. -'tip' `tiC{�a�•,M� ';hY� �� y '.�. ,:" t�' '.r:'+•>.y?j., 'f. 1:,'"'F-'"'1,1'1': ''4. '" , t� �d '.n• 1 • Jtr.4`�,' .� ,�'j ,+:�'f' .�•,T R fy:�f k '{��'• - f � • , h� 'w�`, '".1"S`� i I „ .�f.� 8,1A: . S 1 Hy� .,.",...'1,,',45,' .I r.i+ Way"'" ='r .,� ,,,. !• p', ref'^';' • ' .f }P "1�;,.)'.}/t�t. �..'l'7•�' k .�!I"•A1? 't . . ,•�;; .•T'� � . 1= 'y •1' 4�1'� .i t.�,��a� �^ ' ,s .'' ��'1.� ' J. . ,f^.'t•+ `' a t"` \"i«{q'tr T'�+, ' � ,t,Y ." '1JS•Y�I ' �P� �. . , r .' y. ,+Y• '•", '°wyFtifi try.,� 1: r" 4 t•• ... ., ' ..,�'* .,,, , •.! ,f 4 �rf.'r 4i ~ �y� t .`I• /. t.•.i rM;{y 1�7•�i�•�1r i". i « ~h .1•! ;'�TI 1�j�,M�'Yid '+X, 3.'';,�a r' , ,:.�9 r<:rh' �, . :••,� ,,,,....,...uww..M,1, • a..r'...„•.+ ,1,. l•,ti H + v. .y •l'�W P1iO�N.iwr•V'aM,TINKi111M4.uiru.�a7�' ' i� '' ,:;' .,4 , . . , .. , 0 .. ;mit .Li ,c,0 .. , , , .. 1 -:;. ,. r ' , .,;;,,..0., , ., ' tl1;: 2pe. 'CITY COUNCIL or'COUNCILS,means the governing body Of the City of Tigard, • ' , e�, ,r 204, 'COMPREHENSIVE 'PLAN" rnearts this 'Lar,1 Use Plan of the City of Tigard ,,.',I• , �,,,,, `:t' Including all of its policies,''',proceduret and Implementing provisions. • if, •/, .f. . 210. 'COUNTY"moans Washington County, Oregon. � �+'• p,M • .fr ' ra '• 211. 'EXHiBiT" means an attachment of narrative, rrsep or other graphic, to this "s' .l ,41":,,•',• t,' Development Plan an,! contained herein. ' ' 1.:, ' 'r`Y 212 'i� PCB .IEcr means s} metre that r . 'NEW Q n p j has a substantially different function titan • tit` r . ° tha project it''rcplacea end has eigni scent tic, urrvvr'onmentnl, socials or • ` ry �; physical impacts not previously considered by the Devek prnent Agency. Picker �,y: , ' ;'f r.;'', ' , chsnget In design,function,or cost shall not constitute a"'new prop". `.'t•'H �N • l •4'i ,'r 4i i, `j ;d 213. "ORS' means Oregon Revised Stnttates'(State Law). ORS 457 s the chapter - ' ,'■•`' which regt,ris to the Urban renewal of blighted areas within the State of Oregon. ;• ,,...off,,, ,' .; i ?14 "PLPJ4 ex"i EYELOPMl si�f7'Wt.A1J"tt tract thEO CKy Center Cevelaprnerat P<acrc„art • lt,;f. *. Urban,Renevral Plan of the City'6 I Tigard, Dragon prepared Incompliance With :,'.;• ' L Chaptel 457 of ►he Oregon Revised Statutes. r. , �'',,• •• 21 S. "STATE"Means Oregon reeding s vat'lotie dM ions •0`,"` �,-< : e7rti�the State'� rt trt� It `cfapartra�te, ` ,. L:tt. ��agertciels. t rl, a ';r. 216.'' "TAX INCREMENT FINANCING' m g Method nciep f' ` � �� hr�d e>f flue bralebtaireetue , fit. ;. � ' kict'n'ed by the City Center ID+�Ic rent Agency In papering mnd },' • ,!. y� ' • ;t i dptrrsYat i! � Tj' the C Ilan, Stich Method sections 457.420 through 457A50 and provides that the tsar If any, ia '4`n -1. ,.4 realized torn en increase in the taxable euessed value reel, petaoru+l ,', .*"0 • °; y 1 ''public utility A rty within tfi® Arse ebvo that ac ting On the ,f1 �4,...4004,'}• County frisk roll dealt tklixed prior to the Nino of tNs Plan filth the � c, .,,,- J $ ..,• �1fllS68N�1' afi�atl . be paid intn a'tspeclai furv3 of EUrnt! �'�1 tf be used to pay the prindpel slid rotate edness iridarr`t�d , l' - � on lndt�tat a ` ► ,',: Agen i irq firtancinej Or re"Irtan ing the r0tion end o Of � r 1zt,,� : 1 j ,, }" ` , alpluved vetop+rcnt PI rt 1 s► '. 1., l r''•'�•1 '4 P "�y�•z ��" ,1r .,Mia Y • ,r r I I s �� M tt , y Y• A I rJ. "T- i Tj .1' /0 ' ' ' . , . • I n di!.+«.,rl+i•'�w�•it•iwrvv:yuil.,yyY,.«iYa�.rr«I 'r''...�,,.f•.w,: ✓iw -.a.a+-. ,4.r II ve , • . 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VA 7-'' d e } r 4• is ;;'4:',•,'..e':::: •`, 217, 'TAXING BODY' m�tna� of�the pu jurisdictions w'htr levies d rx,:m • ' ' taxes within the boundaries of the Development Via. "' `+ r 3 218. "t�JRSAt� tLNE N AL LAW means Chapter 457 of the Oregon Revised Statutes es ' effective date of this Urban Rekr ewa!Ptan ax as me ma be '4 4• .. ssnm exists the ! Y <'�' r '� I , amended tirne�to-tlme by action of the Oregon Legislature. k,-` - , :, i 'a'J it1 '''' , , . . t 4..,11:-.;'''''`,1; ;.�� ; �` y�, i.� .t! kill Ppl:Vd t , • • m"., , 0, t' 1I:! . �,r• r : '1*I�C'r � ,i'• y, 44. . u. to L4,1c 1 ri.e.4./ . „ i hr �.• r. ,a4 y.S. z� * , , «.4.i. i , , . . ,, 0.i..7‘...,...i .1), _44,-,eiii , .44....1;:iktf• ' , 1 itTg.;:zkt, i n 1 i t:410.',:'.-"rit/i,.,:t.lt.:1; . 4, 4 i 4,. ., 1 4741-iti.,;(-w',./ . . .. ..,. .. .„,.,.,,,,„ 4 , „,, ...,:,,,„,,,,,.....,,,„„„1„. .i , • %.1....,:-;:\tt).2. , it/ • . , •....? ,0'1., • r , r • ' ..,h..,....,i.,.µ•,•.•.«W;14w4,...u...,..w..J,:.„..hn,.W.-lr.:.,.:..:J....n..n..,...«1..u..»...-, ... i. ,..::M+L..M.,,,...x.,,..._a. ...:L.. x�.v.Jw.. 1� '. • , +"^ ,. n, -..w-+..t.., u..-...w n,,. rw«n n•.:....u.....i� .1.; ; c. '.w+4..1:.F.nF;4 a:..:a'4.u+Vrk.....- „ , t ,ry:CSC ` .*, n. Js. ',i `tR'G .V .'_. ,,�yJe •1,.'1 .h ''• , 1 J r. I r ,! ; fir' i ,^� $y...9'_J! . 1 2,..,,•4 •t Z', r.X.r ,1 , tii`, t w!� .• �i t ”` r' •41.'%• 1 . t ♦ ;,gyp•r Y 4. SA4.,4 .1, -'4'1%+.�^,A,. .414440 J M �II l3" ?r l;.,:,..480i‘•• 1�, 'Club .tt• "G'Al h0•,•, �'4'^,. r ! ,�,...^ f., .' 4 + *r{ ,,� � �(':'1`"L� 4,4' �,4''''1;�!y, r;',.. i'NC! fr � . st t' .a1 Jl,�,.0 ,!1 �#'. ff t ,r`h dlf, J , ,�,r, '�. ,�' yrr "F�J i • r, , TM,� ".'�rb;"i.,41 ,�► ^''Ii ^, .k tic , 4 :,• ,w C. ., Y' w a t` r '" ,rr dl ' ;Alt J"r •. r,� :.b,,,4i,• •r• ,. �Ctf 1H• .„,„,�.4 ii,.t cr ..' o ,,,e, ;k,-:;... '•p.0 I. , , ,.q••v r,'. r, 1 • � 1 r �yi�t�,.'j„J• + *'�,' r t; r� � � be..% Jr n }}t t,J,�,` r �' ��. �. �� ,2� � �, � � � •r l•i � x"� sthf'l;i r.�'�f.•, ,.. Orr 1 t 'J, ..,,4.1,4,,,..4.1,'11',;4Z",' T7+ ' ' I I' 'W '.'r".•••—.. -:."' .ei''.•.'".o.,'...;,".....,,,,,elneree;44,...:;., . '' , ' : ,:. , : .',,: : ;:' : ' ,,,'_ ' .7_ .,.......,:„...-,,:...,.:;,:t.,„.„,,,..„,..'0, .:.1.1.....„,• ..,, .; .."... '"i'' 4” jr ' , , • ,• N , .• ,, 1 I ' } '' '' . . • 1 , �.� ,i t . ,, 9,.. .4 „ • !l ' ,1t , :,8 q 340, LEGAL fsOlJ JpAFf`t CAS P 1 � � 1 C!'t N 1` CR{ TIC1N ,u. +^ ' y, t ; The legal description of the boundaries of the Development Area ere; � 301, r f. A tract of land in the southeast quaror of Section 35,Township 1 South, RarigA 1 �,l';r,• °ti,..(1!..., '' 1 West. Willamette Meridian, and Section 2, Township 2 South, Rahge 1 West, ;5'ete•M' '+ W1fl3mette Meridian,City of Tigard,Washington,Coenty;Oregon,being der�itoed ' :"n : c + , es foilo ws: ' I !y. d . ie}" .1'!,,',.i B'. innin. at the northwest corner of 10'It,..,. ,. Lot 28, Chelse t1 ,,.. , ;'.. fJ9 it a Hill, a recorded plat, •z�, "' ,,. _. Washington County Plat Records;thence North 43.02'31"West 235.81 feet to the ,' "t�" • . ,. :, �' . 1 most northerly corner of Lot 54,Chelsea Hill No.2,a rer�led Pmt,Washington.' -`,eb 'r ye : < County Plat Records: ther►ce, South 42'58'08" West, 165.14 feet to the ^� ),, cw•;^*' ; 1 sotethwesterty right-nf way Ile of SW Hill Street;thence North 42'36'West. on 1 r . ?';,� ' said southwesterly right-of way line stud Its northwesterly'extension, 654.24 feet , �.'. , c;. l:,` to the southeasterly line of Lot 20, Vk iciu st terrace, a recorded plat, • ,e s' ; :r ' : , Washington' County Plat Rec olds; thence North 38'$'05" East on Said , f1y� 1 ,t i o�;4 • q 'soUt lie aste►1y line apprcixlrnateiy 20 feet to the most easterly corner of sob Lot , . ' ' O, :,,. 1 tieenC®fd , 20' urth 43.35 A0 West,45522 feet {,, et. a. v v e� to t11�most I - Wort rl m � er' 01 M t';4 16, said V{e*crest 1 errace: thence North 44.10' West, X48 a feet to ' � ' " ; aautheasterty and of SW lac(enzte Piste (a dq'v ids roadway of ilcatisci 13 thdr �� , ,i • )'' 4,';' public ire Book 87'9,Page 212,Washington Cc>;inty Deed Records);thence South ';� ':;' ?`, . ' J �t r" 45155 West,26, feet to the Most Southerly corner at sold SW M le ?r•` 'E'•': thetloe North 44"r3T West the�eoilthwresterly lute o said SW McKenzie Plata � R1 +,,M ;, end its northWesierly extenson,epproodrr�atei 359 feet to he n+t thwesteri ht" ' , ' l� , 17 .'' � of-Way fine o;State Hi hway►t +W (SW P !tc Highway); y �.� } f': I7 ,,, 9 r hw�,y; tltienca ilArlhetil�tetly, • _ , .� on said northwesterly right-of�Way lino approximately 1735 leet to the t easterly corner that manly most le , "> y parcel shoavrt on Ccxtrtty SUtvey 010102, Wathlrrgton �` r: ,. .�a, � County Survey Records; thence no thwostedy, on the tiotthc terdy lir*of teaks � .„ .4,,,,,4,„ ' M}y •.'fir: , parcel, 20.28 feet; thence 1 con Ineinp on saki parcel boundary the fotlaw g rti.::...'Ii COOMOs; rkxtheasterly 11 feet, and North 52'08" Wilt, 98.15 feet to 1 • ' ' r:';',,See,;, nth eriy nghk 4vay ikl a of SW Tigard'Street (County Road thence ', . 1,•.- ;e.• ' : North 65149' Wear, on tno se+a westerly right.o1 y line of maid SW' Tl rtl •°'4;• '211 . ' rl 1` Street,approrxfmately 705 feet to the south erly right-Of-Vet/1y fun of SW'Grant I : ' , ;� ` • ('I •�,'e'e Avenue (C only Road 1496);thence nerthesaterty',ep6x ►manly 240 feet to the 1 . '-;44;■ ' ' 'r;`;�' mast tirosterty corner of Lot 7, Matfett, a rcotded plat, Washington County f:' , J . r ,�,;' 4 ' , 'SUr�rey fieoerds;thence tart eetteHy;on the northeasterly tighteefeeey l SPIV r �', Streit, �. W,,ly% , rnohc trro a magi 950 feet ;�.� ' �, y �►�� tau line � too :��. N • }' r±<�" ' ' elicklin DLO No. 27; thence Ninth 4518' Batt on auks OW lint a te+iy ' ' •'` l .r ' ' t i*g4 .1 feet to the aoutlestdy right-Of-Way ilne of SW Center Street(County , 1 e. ' i• ' ' biting 40 feet wide);then South 60"20' on gld sratfth (County-of-wa li "4!r t' . 1 is to 166 ieet 10 the thWitsterty etxt .,afar. : pl ertsitart of file ,. y �atuthseixterly iri�t'rt. � ' 1' ' o A tine of SW Ce ter Street 365, ), �. thence rltorihe�tsterl ;On tak9 t'iwthy befog 50 f�1 in vvidtte :� i bleed >i � , � � '�' 1. •• 0 the y �h wy me, : : : ' 1 i.',s feet to the most westGity of Lot 7, Blecic 1, 'i►gs dt,;a,reooeth J J ` Was l 1 ` r,1'Fia t ' YYY �} 1 h t�ptc '+Cacaity PfatReca'ds;thence SA, 44"3A`East(2x1 tit a .�� y . ...' , : ',f (�e„e t line of said trot 7),ri p drrately ti0 feet to the northerly eight-01144y flee eye r, 2e ' ' s ee ' " ` f ighway fall le y) t Srtherty ' , . ': '* t OW a it y bl1 timed • 1 tom ttr$ghth .wuV lima c SW t-iaH titer 1 {ant of 1i r e c3a of ',.' � takr, � Er"JaJ'd eft poi >arateo ' WVI�i tlxt 4• ..1 sotiiiietl -of n ;f► r • „ y lime of tsaid Stile Highwzt t 99W;there*toUtherfy on the , `, east right-tai- y II of SW RIO& irat,d, a mat 431C?rfee+i tie to i ► `�. �', '"� ,..y.,,i - inter•sectle0 with the Sterfy e4 the rtatufit right.af lisle o tiw J;"` i f'y'r' , 1 • , Qnlara Street;thence we y,de reerUth -gray tires, 09 ; .way ,Kt' - , � s!'erl !3n sitkl 4, �� « � 51 beet la the ;;` ,•'. .1 r9i�itt-c -way line'o SW tl�eWcrod Street; dherr�e South'3.5728'Wet On r;� re*f. i :iris t:% %�t ' I -: I ro s�t�• I N i•. rya ' '• ri, 5 �•."1'4.0•i•+4,'•✓+•�'L,44w.+r ,a.. ,yr., 'r yrJ i. r .n ', .a1 u, « ' r .., .u, ', �1 rr I 1 1 '.u»..,w:,...,,�-w..:•„4:1.,A.�'.t.,...,.:. ,,...,,.. r. �....-« ,,,. ....�,.�..,,..J......^�.....w�.-wv......«w-..wa. r. ....x.u n i ...-.• a ..n.., �,',.. ._.. .'- ...<. ,....v M �. /r ...', r ij ,....7,1 et,,o,r'•' ••'r'ht' N X,ii:V?t.4.i''''*.v, X r/� f.I.T''I'y',',.1pN'^ R ",• 44.• ,+• - ',nt;-,Aik..-tc .j 4,y''r'%�••,..t.,'+ol•a,,k�,,,q'' 1 ••, A. • ,r.1^.''' rim .lrl7 4',] ,�••h? '•� ,'• + r,'9 ►��•'w1 7(.'E'i,rM1.�i l .••N,IM♦' +'ii• ,[.•r..;. ' ^ {/ , •• ,.T.„. r r•'T,I+.4.! .n 5', e 4 t+77.-''""','+i•+••• �''..., Y•,,i 6i, �Itg:L ''EM.ab.!•-,i','Ai`•••►r' 1?. '#(i"_''.L'`�*' yy[ ' r' A ' 0,t∎'It,r,•,,;.,, 1 ` ',, h '_ + '�' art'Tf yl • t:fit+ [ri.° 7�` i r•♦,j'R{'f i'+•t, >;A�y^'l. Nr 1,t, 1yy`r ( ,. C1.1 :•x '�' .r. ''. '� a,, t+;•y•. .*",',.. ,�Crf4?•,;,.� ,,.ti'.','',I,'yS„,', h•14",.:11,./.4"*.l j 4,1;,..�"",(..'..,i.•'Y,,e r eb.3.1',„ :[,y,jrtN,•' '[ A +.«! lit . ",• -1::`!Ntf,t�� ryti. .. , 'art.•.,.,1 .k S' :',+t 0• S' to !Y° r ' + 1•1•i• .t ` y + 1•• ' „ dlMo i�Yii5,„Y,J•�y�,,..,„4' A•.',«..,o.wn.r ° • /. mow,b.`.br�,dw„ .i,r i't. - .,4,. 1 ,,,,• ill;• 'sl• er. t.a i+a ,' 1 4 saki east rdq ht-ot•Mra'Ilns 185 92 feet to the GesY exten&on Rai^� }� , • ' v Y � ahr1V � of the south right- ' � *µ r. •: of-way line of SW Dinar*6treret; thence North 8757”West, on said south < - �3 F' ' •� of-way:Ina, 323 feet to the socitheerly extension of the east line of(,xte49 a MIN, r' f' a recorded plat, Washington County Eft Recx�rds; thence North 3'36'30" Fast„ " 1 �; t' r` A' on ss4 ikl sest line, 371,12 feet; thence North a5'54•2r East,'c n s Id east line, ,•; 3.. � ., 15�1.12 feet;Yhalre roe North 65'S4'27'West 74;27 Peet;thence South 4E3'CYt)'3:r West, 1 frr. ;' 89.36 feet to the north right-of-way Tine of SW Chelsea Loop;thence,westerly on •� ” K. said north right-of wany line, on a~ 140 foot radius rtontan ent curve '° tad ear►c,iwe to �•, ' • the south (the chord bears North PP'17414• West, 167.06 feast)..thence North �•i� • ,� 62`27'01"West, 149.70 fact;thence'South 73100 West,90.00 feet to the pent a( .. �. •�' beginning. 1 '� ,� Y rt �, r '1.. 1 301. Exhibit A.Map of Development�which shows the area erticornpessed by the �`� '#'Y N ' foregoing f() 13 boundary description. '' . �' •s Ji y i 1 1 I I • , f , , , ' . + i; ,. . 1,.,, ,, ., , •, 0,.... „) 4 , 1 , ., , p , , , K 4 ,. , . a 1 , 1 •,1, ' 1 : , ,r. , 3, . •—. .1', , ' 1 , , 1 , 1 !,"*”.47„,..:. ,, , , , . , 1 , f,0 .. '. I , 'LYE,, t7�'+A �. �� ,, •.y `` rl rryry '1 ff s;rl1 i +!N I II 4 1 , 1 , , , , , 1 , ,..4,,,,,,,fi., .:: I:. . .t M1 ,.. 4',1e:5"i,t`gi y yn .„,, I y�t {I �r g ,,1 . 1 4 .,, 1 I ,,,, ,., b h' I r M h 1 +' ,1/ fi My, Y N '' i! �• A '1 ' . � ,� ,[ r.,.Y�, , .t•, ... i r�' •' f : .i ,ar . M t N'� '.r. ai c, r I + , i • ., • r, . '••• { . ',. . . . ' .' .�� ., . ,.. •. � _ , t rr "t�4{ '�l..•,/ .1 9:•L u ,* sN•0 ` ■�, �'��,� ., Y { . `1 i ?. .. ,,,.....,:,.....,,,4.,1r '4J''�c{N rt'`+ "u� t, .'"y!4e111,".,4,. .111tJ ork ,:,, .71., ,, ! i$. p;?. ,l t ,1"•• ..5 4.c„1.'. v. yu{l d .[ p f"4 wA Y. . r y, ' / „+'4 , .it l,i1 d'a "; t""Y 1Y.kr' F✓ } +0: 4..4 '".w,o ,,,''., �r%''''"+°'r"i !'� trr r: µ e,u ^ fI+ {Ii��; y• , " �!. r ir i ,.' 4' N ,+ �+ ' •' 'a5 , •• r I. A , . ' n • � J ,,.,.t,.u...H.:.,_u.«:5...,..rn n..:..,:.,w,M,_L: -. or t 4T !c �-�' r I ' . 1.'4/',d .r.',^, AF A ,•, ..�. .r. 1� $3,4. 4 , 7k A'✓.,4a {,,,�x a!,..4_ ', f r ,+. cO 1 ..„ .ly ry, .,�",t r r'.a,�.��jj +ti (.r �4 ' �yri yy�� ,t,��Y f{,Yll ,.« �`�� .,f,. rA. V1.A�_• :Tf 'x"'�« .'(.' Nt,J.f'r"y' A ..;r.� '1' 'aMr«��tt-�`�i�r.?�•, .� `rl �•��,j.�A�'�f��y.+.)1;4 1.'J�,'9q�� .1�G`r• -•,, „ 1+n zq.'4..i psi s. �,' �t'�M' ' , •�''i.' .. ,i;, + t•54/1��i ,i ..{ �' / M .Y, M;1 iA'^'t!t'J r a,A.,, A tr,: x';u { , .A�,, •w. s u Y; :1'4.4"';�rki,;•ry� 'i''4," 'f..,;'; L:. r fib„ 7 v.a 1 •ti 4.1.;,' u ' ".c,` . � :. . ty err .44 ,x,. ; 1 Y�•. { 1•i� '1+� i f ` ,.. I : ,, .• `, ,'�,•, `«ei: •. -• .Y�_1•''• i./4 .'l• \ '�7 7 !'C ` It t�h.t x t �1 a_wlr.f�1 'Y Y�{it t', «h`: f.., [y •Y' + r, .4 S..•� « ,•.Yi ail r.P1tti.a• l S'f * ,w a "„1: ".."'' tt} -t (t�A��-� yy •.Y••{ ,,, Y.l tY •jY�• .%w+,Y• ' .' ::. ."t' « ♦ • °' ,,4 ,1•' 'S'' �I:y«: i ,1. .a. i^, � ,'., ' ��' �i S' 1..11•gyp,,,�'a . ' t� �j,, ,•ti • tl L ' ':;,,,y''pf•' SECTION 4�:�3 MISSION STA'TEME'T AND GOALS OF THE DEVELOPMENT AGENCY' w : • /,: ; Eon THE CITY CENTER DEVELOPMENT PLAN, . y !1� ' C'. 401, MISSION STATEMENT ' .w;::,, The mission of the Development Agency fs to strengthen the economic vitality . M. o the'City Canter of TIgarri by,eliminating blighting conditions and to vex*a . : '� ,�x '.' sense of Mace and identity as the Heart " -a vital center at social, fU�i.'.ICY . µ r cultural, ec t+nriiic and political activity. A „.,,. '. . i'll'i�/, 40x1 COALS 1 1 i' ': oi,'4:r '' , To accomplish Its mission the Development Agency vita Implement this City '.:0V.. rCr,�nter Development Plan,the goals of whic=h are: �' �$• • xr+� A. To remove limitations to economic 'growth n the City Center area ”' �� . 11;;�;'*, created by existing. blighting conditions so that Vacant and '' , , ,ate `.,�1,,� Imdordevetop,'properties can realize their full market potential and ; t' r'D , { ' r' . . I utilized to t' highest and t consistent w h Oh #cas of r 3' +{ 5 r ,' CAne p elrmnt an; 1 x Ti'' E.T a 1� a and entrance opportunities for w 1: t'41,' 't' and sal ct Indust.�dl 4 r }fa of QOM L'7 r Y`� �1.Ob A r,Q Ite�prol►ed rr Canter vv?.h an ec ho en establishing a visible and sctiva 4x� '` ' W',.:41,., l it d Cete 4 v. ,. •� ' it . To �r1�01,1r�1 fTi4.�ttl•fa h V:;4'• . .19.4,,e4';e:;'. � r Ir, a� ' .,.E g'e y h� e � Witter tie rt,�� t,� i , tl1 R st c ornrnerri i devel nertt,and add to peapl a*'Ivltleaft area 1 ..4. .' r e ,ted With Yr-s A ^YY. • a �(' s. r + ' ' � t+iral and Ertel r x+�.'� , s act�rities in t��''Centel. �e1M4ar_. �• . �, Q1.' f �� (, k . . , -,TfrbesTfl.t . i I {i {fr Y . • • Hi ..._,.._�_.i...NiN-....w.....iw,..b.++"+..+.,�.Lrh...i{M•..,rf...,..�.µin.-3c.x..�-,a.,.•u....•Ww�...a.....�.Nw..s.,:.4,1-.•N...w,....FA+a......t,.w,.1,... 41�Yn14MAw..ie.,r ict31; lkJr •,4�'9'4' "•,'�la '.'1'ra�:'1' Y�M•,+r4 l',•'1«r.iww 1. 1. ° J •�' �:'IN, �' .1 i/ � } s fi�'G 1 �x. yK�':MR^Yy' iC•St •11 Y '� :°:*1V54.' 2,44414rt•s"P•• Y i44,1,5:''!.1•4 .w, • •,r 1 .J•. • . fc �1 N� Y'+a, t•', ,:q.1t,,P.?!.'*'6.,y„ y 4, %.,.t t• T,�',• .�7•i-'i,:•• ,4.J••.,,,, • r.i1, , •44,' ' . , 'F r. .{"y r„ r' u J'y^ ' '>•• r1k :�t ..S£ ),, . 4'11 r i p�i4•«�I�� ' n 1 t* 1' ," .r ' ,`� .7”•••''''''r.,,•- . .I Ila� 1• • t '� 6 3er. '�`�fit!" l a �•.•.�F 1. �r .'4•i''' w •a .'.4`�..t•" , n I., V' ' I;7 a"v.*,! :r ,li,r`'Y}374,°•s'7 :1;ih,i�Y• .. .t',1,'':,', ' , r•n•' •�V.:'R yw. •1, 771,. 1/•,•�,*�(ir ' n�.y ��r�,.��RRr.'I,r�• •S.�IFFFI? -��h� ��fi�:.»tG't� rr r .! + '' � ' �""' ?r�'., i�'��! �'�`�.j�* ti'�, • , .r 1w ,`�lerr� �� g i,if 4i .}',:;•K t‘:;";, :#0,/�Ih t y •r 1-t?'e•'�.y,4:,,.1'di ,, ,1,,1', ,i •,i 1 If1i��A � ,.jttr 7�,f�},'Y °� � •,1i ,,(r4''i r y�A/�.11 of i'.9i,1�.•• ' « •«r.4. ,C'Jj• }.:.'S. 'aG ', •A. .. `•'�1 .i,•F �y4• S �y1��i• lati tc: e,;,!514',»1 4YIkr 1,S ar«. ...' JG4 it j R � , I' �,�' !A r �.?x{411',, r" C•: ,S c�', , { ,�.':•N7 "'17 •' -.'., f'.v.. .,,.-1 , ' - ♦ '''r '1' ,•'i r I. >,,,IA;, FA,,.�„yi.,.i,,' r ��I{tiY • t�. i, ,;1r •ti r•i, .1.` 1�w••• ♦« ' ` 1 : ,!ir.�5+R�"byh.t.{'a 1, 5�.,t( w. 1 :. 4AIsr.. ,..:►4. a) .,,,�x« 4 « . ' '.0.''':i w• •+R'.'-'Th r �' 1� ',}4 1�s '}+ m M 4al4l {. 1'f �: «'o• 1•+ tr1/4 .NrL . ! • w t r- •t I ., ®. To reteln and expend etdeting t raineasea in CIty Center area to 4« be compatible with the Development Plan; ' : f 4 nr "1 E. To prt.rulde pedestrian and vehicular transportatkm access' and ' « r ,,. 'F •�,. clrculatign systems which support developt»a�rt of the Center ki �;, "'` �� accordance with the Development �.t ' ' 1 ;x• ' F.To encourage ra more efficient public transportation ey'stem to SUpport • • !.: a •"' 1;; i t L the residential and emp':)yrnent population h the City Center; �' $.1.4 " 1 1 :• .P.41, -, ;•+• i . • �.� C4.To ensure that infrastructure and other public:�?arpltlea within the City 1 -•,,�",::�'ys• ear are c .• •'�s ' ' Carr+ adequate' and tin iy to accorimodate � and future , ,^•,,� ' ; t ,5. 14t• , ' 1 w 1 0 ‘4.; .■ t H.To provide a network c#public and private open spaces adaptable to ,+ �' r 1 .. "t r'!!. fir, al Wide variety of lfSe3. Extend the woq k t epeice,tram Fermi) w 's` " ' Creek Park thralohdift thy!C It Center, to tieVei ro' /t . ,,I N''In the F" i ■ h t `a ,,i.To cite tin atmosphere'wthlch b aittrective end art r raq inn *e'.`*;1•,�" l''1 ki acid nice t�tttslr ] to-16.4,-« . hr4 4. 1 tp °.'"°_pa resv ar residential in qw . , t'-1�1:}4..):,r �C, �� .0.:r tnWN 9�A Canter4 r �' ;,r} x l' rrrn t•�;r 4 .�f1b2'Ij4i'�. • .Lri 1n-r i tt �yy'� r Y,i, 1` A C9 A e that t ,� lir he' r� pa�tecttc►n of s�n1r� ttist:xic said d'r'l�tl6r�i , 's�"ta` ^ti" ;/,,t .�t' •`4, t .+xr.l. yr, . ' I q� :• 1 resource !a pdoside ed !n lwrnpletnentadon tai they (Ay ,� �rti r4.0 ' I Center �,,l1�� ,• �: ifp Devetopment Ptar ,�s + if a i 3,i�"r . y I 4 ,r. ■ \1l` t! 1 r+ t'•1, '��9"p;�ern..''' ,...M...''.' c V'• •• I 1: ' ' • 1 r 1� ',•,� ...,,..',....,,.'. .'..,''„n.•..:,,'...'. ....... ........... .... •......,. .. .r.,.,. ,,,..•. �,..... ., ,.., ...r. ....,.. .I. ..,:..... :fi'". •',..�Ilr.,n's a»4....J•'r«..,r,I,u.•. ..a.,...',,,.t „ •,,,.,.,,.,..,.. •.... ...... .,,.,. .., ... ..•,.. 2.rq"4 Y2,,V ry..r.+,� ` y ` . r'1 -,,,•,,',- n S.' a. , • "":"'"`""— ^,- 4 r -7 •1 to'we' t i J' , v..:r•. ".' ,5,3'03 '4(/C�.f.i.14'W;r1K o,:ii'„ "..!',..",-;;;• ti,�. i1",'�f,F.w,1 +. •%'' �.f,.. :A ,� s. . ,t,'r' 1t�S 1'r?"r t'I t'�s' tai`, 'f v �i.s;c+:E r,' N { 1 ;4. 4 . } 'i"e,ss. �� .,•Jri }•j• x,.''4`3..4,.. •.�+t E�y",..y,, ♦` :�l r, n.f�V. .. + �'I� .;t�V, r; Ts�+�'y�' I/•+1 t N, w•.1" •-,, •1 i t ,4 ?1v':rtt:•(,,'.:ry••KT f .. 't.. 1 � . ,,`,jr "w�tir� y A?,1 1.�i7av!^Hi,r�'f 1}7. '�. y. + >y M 1• r•Y .r9f" ,' ''`r 11 e . w, .. ( +. r w rF 1• .1°i `Y H r} r i6 1 ..t kl' ,1.:4:,?.' + I �;s .Syry`, f }` 1.• l�,. a.y��'/•l� � y�L � i ' �� 4.,,.A TI„- 1'�Y a''�'yw•7:/:Ya! �..�ti X�4'r '.fc?A. y f' � �1 • �Ml t}y � I' 1 "AL"..// ',4 •5� o'' .I k N',. �N,Y, bik S11• ^,1.. • +: ' ,. .,�; �' +�Y + i s 1 i'��'��r"l i•', ;1,k,n'1', qy�K �(� Ia .�' RS 1fL y y� J « 1 :e ',r,l',n..'1. .Asti, 'J • ,'. L:F''�,,...g._ ,,;p, , '�• T ' ;g :."0;. � �(aiXt ' ,,, ( • +•x.11'.a'', 1 d e f` ,' ,'' . ...,.',.. 1 t .« ., 1 . •,.'t r,•+, i+ , to ' i � , •' X- • . • 4 RELATIONSHIP OF PLAN TO LOCAL OBJEC'T'IVES . , .,,.9c +� ' ,4 t». ,' This Plan Is Intended to Sher the objectives of the City C.ap ehenstve Plan. V. "'•�°'';„,:r Further this Plan is Intended to improve land uses, iratfic flow, access to and • .40;0 tj 7r.,,,••. Ciq from the Development Area, and improve streets, sewers, storm drain systerns, , ' �`'�'� ; '3 park areas, public parking and other public facilities. ra" ; 404. CONSISTENCY WITH CiTY'S COMPREHENSIVE PLAN +,.• ' + I kt 4 if,i This Plan has been prepared in total conformity with the City's adopted and ;tit ;` ' ' acknowledged Comprehensive Plan Indudinj its goata,polies,procedures and a J ' t Imolemontinp prov sions, Comprehensive Plan policies Which apply to�plan 1 ,,. `i') ri t` i'.are as foifcvsr ig. 1; , '. ', r tt ,, Citizen Involvement �. �,,i ,,:,`.. y • r SM , ��2,9.1.The shall maintain an c►n of citizen involvement m and abaft � + ,r assure that citizens Mt be provided an oi?portUnity to be Involved in all phases. ,•i f�''',0%,.f91,-,4 the Y u .t• it { 1 filet planning process r r ,rte•s d Ai ' I • Parks, Flergeation and Open Spann .: '`', _,'4. 1 . ,a Y, ▪ it. 3.b.3. The y his d�-lgnated the 144-year flocdplaIn of Fenno Creek, � 1 • ' ? ; the Tualatin("Yer as greerray,`�irt!ir s'i'l 't trle argil be die ..1: :r ttil !' ' yp-4 open space !6+ ehs. tkY1ere landfill/st find jog eveloprr Tt are! r;�h"ed In of' t• 'i M1 ,. A ' `, a the require ff lll�Yr adjacent to the 100-year ticcJ�lpial<t, re fife dedication of .��,��+�••��, ;,,' > ' , , sufficient open land a► ai for groenv�y'adjoining and i¢•thin then floodplain. k 4J. I X A� J rr , y K a r ,3,S 4 The Cky sht provide en Interconnected ria /bik ht;Vik.. 1 ,at; w � the � � � � � � � � � � i � ��1� '‘....'."'",1--...t',��iPJ j�'., f 1 N i t.� 1 3 O t i and C1 6 �� . �•.'� 1 rKlivklttal park*Kai. as defined by Parks a" . space eda nds , `�' ' >ti and dass1f cattOn�}ern chi+il be kbf el.-7,...,0 br �l"` tle4�loped lAtv'�tMlirl�to the fdir3unric►g�'1�lttilp�i 1 r .Kr±>r;t:+�'l�+y�,�•`tt a "o 1f • / , .• ,:, • ,- T. .1. ,'',' ,r fi i It E try, 54,,:#, ^ , 11' ' s ""� r ' Ir. '`p/ � If:. t y'f 1� • r , ' '2n' f a ....,.mow, we..m.-e,.'µ : r -`-w^ r 1 .', "ue ., •..0.,. . • , j r;. . S 4rr lut • i� t i1tir, thN 1:r �;r ,,',.4.•,,',.4.•?-40,1‘ :xl , h+Awf! {x. «4,/,,,'4,/,,,',": Mf.x • '. M.: - ,a- w J .tit 4Ft i •.ya• 't'r• `, ` N tYw •} x •1 r'q Ir�� 4y.j A ;A.v 4'ri iH,,1a Jil n�rlY 1 ~?r'.t {31 •, ., . x w..e � Y.i'. r M,+9'Y y• r X'igrrj 'vit.�.ti,,„ t .f.r '!•i r�, '. ' , ' •ft. t, + ,k ^ixr v ` •f `..e r •,f r A,•r'3' ' `' •'`' S?, '. "',, ^ *f,i•• 4'.S• .4 .'y. ` '4 .x{i' • t,•t Nl i'''77.14;.1i•j y`.r •C t,)i`f,�1,A. • �v s.v'•h.�:•1•`l .' '�". ti tp.�. . G t! i ot' ,a a*f•0-•,,, :kr , •"•. r, , 't ,'.,+r '� A'r'N*{e�",',I! !n rytf�? t.' '�� •�` , r � .�'''4,.;,.■ qS ' '�9:".r .'.. .yr :i v�,, ,A° �''M1!'r a vveyi c.*W•'v' /J^t`7 '� f`?! a "� 7r � ,,��., A 1�dj, Y!�� TN�r}•4�t '"" •1 ."' t Ytet y i't'. �, � 'r.� }, �•r• f� t• � 3 n Vr v*. r tr �• t �,, 4, . • • , 'riN �r ¢ .4 • '',,°, x +{�' P`y'iy Yj.r C,;, n�1•, .:.» *,:.'1t 1,.....d+:uJ r.•n�nrwrv+•w.ww 4h✓..�....r , , .a......., P•p.,..o.,.......•.i+,nvW.4. �L-- A# `'%-� t � ... �f, .r�Tr•= , �'t J' K • , • , *rt it 1�L'f ,, T y e * w i• c �« r ' b. parks should be planned to insure Maximum benefit to'tie greatest t r h k; TF.` d n . number of local residents. For title IOWA ecgtait ton and development ' ` ' � . . ' of community level parks should be given'the highest priority'. ;,ft ��' /` • •`a i, , s3,7,t The City Shall kiornfly end promote the preservation end protect c • � .. per *. `#;� histoctcally and culturally significant S!rUctiJre , alter, objects aril districts vvfthin ',r1 i • .' . T* , )c .r 5.t,1. The City &tail promos activities aimed net the diversification of the ,N, 0,,,r „A, •f r j r ' r Rte, y �►coctom opportunities avertable to Tigard re�sidtrnts with particular r errs .,,'�` ";, placed on the local lob market. - � w '`aa ', :tf t; 1 r , The City shall improve and aenhance the portiat of the Central 0uhiness 'PP t ", ' ; � ' District at th focal point tc commorclal,high denshy dentiai,bu&neee, . ` of,- ' . ' and pr`Ofl slor�el r�cttt creating iA diversified eared a conorni tl� vdabte core area. t, r f • , • S- p r1 it L 4, ' ', 140eritidg t.'" '.r .7• n: pa § 81 Clty shall p�iide ixxxtunYty� di �y of fttslr A' � and re�ideretiai type3 at 'rruirsts pike end rent teveie ' ' , r �' '. •� , c i ^ •a . Transportation 1 , •�'�r_y.ti s � f ? I 84ii1, Pc City Shall plan for I safe,and efficient�end t�edwa S�that I." , ;f I `• j�n crarsrt needs end at;±{eipatat tuki � *lid develr rnrrt. /4 9, , ' .;,,, rgt� • �• • �'n i. ' , , : :,, , iorP•71,k. , AP ,r . , , „ . ' f44...-...(4.' , .. , :...,., •,,, 7,.c.„ , A * 'Mry r.. ,v iiw+4riJieiw•ir1j,j+ie.ir4"4.hwtiweu: u,+„w,y';•+w.:..^+1"Y'”+t►T,►4N* wrw...+t;iwwrtiw+r+w:wiir:i:+.,tir«Ke++'.w'I,,r,-.+: y++: ,....:.J, isi;a}f71ip!•u',: „* •,.Zn• t ►.'', • • I i I • • x ..-,n.,..�Mm.,•u.t,v.....M..,..xw.i n.«»,F..,.YLrvr{,.J..'w�.41iM1:J,n r..w,..a«+.... a."� . ,....,_., , ........, rr..—...:....,,«,ti....«..»JA4a.w.1-,w..-..r+ :.«..-.... 1,.._,..,....«i......,...:-::�....lL+«.:,.vM .,...�..✓...a.: ue •..,..0 ,. - ......F..«.,.u."fia4v-Ilu.L,r,xe,..w,.-e4,.L.x...,...., .. ,'."'cl j i.�r/,'r'yy �5�1_k'r�,..1 "}`� WTI.,l.i , •1,.r,wt,,-,y'.;h •"" .•rl'r."' ••••'Y?�"h7. •/ i.,.t4 ,'`.4.;i�My'•1 s' a°L r. Y .! •1 -, i r,. •,,,,w,�'a, ,...0•-•::,„ " �M',r41 .1t^7i1-.."7,r4"''''`"-"': ', ,lsrr N, ''x•11 1'1 , • , -'; 1'''' j� YP,•, J • [y- s y�]-.,y,t,�' , ,,g'�1�•f'. ' / ,Y t, :4,'94 .' T r.F1. .. .1,»r,f.� L j,' r+'iTy�,.. n•�(i�.!.�'•�"� ".t{y.ft •'. 7R+ ��.y'�• r t t 1 .1 1.� 1' •'1 •ri•i..•wY y� �.�� .N , i ,r y K�.l..y, M " .n 4 .� •''?:�}•'�c��C4.j.'ti'1$1 ri ".x.. ��. J.,kr, r Y ,}.+y, a .. ■, r 5 t.r,M1 yM'1,";,..i,5,,,'y , Tfir p�f l,.., t f . r v. r rd " \ �. 1+r 1 + •9:'°18,4 . k ,,�, . � '•.'•�.T•'�,r ;�i`f�' ptJ "�•• '!^^•a-t,,1''•hr't h � �'� '' , �, - '.44...;:~ S`yl r+ hi tr 'r Iasi', .i tt `{) '. r .rY w .r7f ,.\., 4 �,t{.�^ h w R".1�,,,,,,, � .,„.A: 1,i.1�: e . ' $;06-11.' .�/la•it.l ri t r p r. .1I; ' +�" �4 �\r ,t" t ,•A' r A 1•(t •#��. , ',*j --r'fI. ..- f.+' �1 ...,,.,y�J' ,,; •,,f.ft.Y'1+,''�(��j,r • r • •. •- ��•> w ,......:.,..512,4%. .1�i Y' �'•i.rl''FY• t r, sr ' +• , , ,!,,;'d'..,..1,. t 0+.+,G� }� �• I , s. ♦ •:K+M 1►.. .,r'ur�i '• :......a.r..•..1...p..• tw. .,rte . „ • .J., . r • ,:' ' +' VI tl 1 Q. • ',.4 .1 A& .•• &.3 :' Downtown ,., „ . / The . redevelopment or downtown shall be accomplished'ir order to treks • , , hrj .... ''‘, I it 'C?ipsementAry to Hower&hopping areas. Convenience, appearance and the ,1 ': rl • 'rA needs of the shopping f dC should conskleratIont. • m �f,f e + j,,t iM,r 1 , k6t,' 7'ti x 44 .'' 11.2.1. A h Avenue shall be extended across Fenno Creek,enabling access to k i 1 • 'tin neighbotfiocds and commercial area without using Pacific Highway. Design .. I' •'. features shall be used to slow traffic and meee the stet as safe u postible. :'s . P ,: Ash Avehu�e shall be designated as a minor collector in conformance with the 1 Master Street Plan. Design Matures and mitigation measures shall Ovoid , ...,,,:4,.,',P''',,-...' •.,• . 1 volumes to the middle limits of a minor collator. ; ;. :2,.'''''''a •k. i jyw. . 11.2.2,.Improvernents try S.W.Ash Avenue from S.W. lHlll r 'p tir ,1 to Fenno Creek s . w, v`• 1 :� ' "s l be constructed as a cond ticn of develQ�br eht of adjacent propottle .The t - '' y in x�,”. fm ruvbnsent�r i� ti, . , ,1",/'fi�p/�r ,along with the development of a major core dtterclal alto WM .« . Y'f''41 , r Ind'AILSO traffic ►nAsh,K barricade shalt be placed at Hill Street . . I •; apprkr tmatdfy . l� ••l 1 at the of the©xtsting pavement to the from ;; '�• ,,,t, ,.; `p: 4 {.t,I r, the comnercfal traffic. r...1....„,Y,,^� " ., +,r: s 4 I ttOtri?I't•', , 1 1 �l Nit' i LL .14r1.151':"'' } r 4 v i r w Sf Sl ..„5„.+'L� L�r . ��r . D' wJJ"`,J t,e 1 i1 s grei»ilt 1 -,,, 4.0 J f- S a i ,, '4'4 't 4, 1 1 r ' .-,,,,t S� 4 11 .. Firy .,.; s 9.V •'['j ,,/ .4 \ I! ,'r•-r‹,..,'f'•r..;."1•j.7/-.,•. ,t,,, •• ∎•.: 11,f' • { },} I,�'"4'f ',y{;cif'^.1 4}j, y''e.i .'*tit',"al+ n.ri 't ',''; ;1'1• 7��2'; r 'iA "1 ...rr i+�,ill y I� t.'•af*i;.,•+Ef/�t,,M»r$ / !. frr. • •"r,'t H'`�'• ..� . t n t,,.r W♦'- .. 'Y..• dt 1 4 .r . li 1y T ,, r i,,{: .� x.i„� . �,•. +^4 ' 1 -fr • , i - • . , . , , 1. . ■ ■ • A • .t,.'i.n.:.xr.Mmr.4..�r.yr4ii.a.�.+'.'.«.,."w,..1.i..r:1..F...e-..+.M-.Mj...kM1M.r..J,.I...4..'i,..... „xudf.ni.__u..,3..w.r..w,.Jn...h-..-..,..i+.u.,..A:rH,', ...,, ,.......ala..x4w-......,..l.�w,4.41.,w�1.w.W ..w,..✓a.. .. .....,-. -.u.u,.t,.au..l."...I..Ar:J.»L.r ra.a�A�N,..Y�4'ru..+.�•..,Na,•-x., r.. • .r'^`►r°"`°" •qtr • V.i vl~ s y ■ • ,r,• n: T o it�,„,�:' iYf K 1 1+/,F ,.r !},,, �f: ,,. ..lr. ' T •')N.�+'iw 't r �`•.�-.I.l � xl' ��,,..'rez:? : 4: i,' It '+:A4,,",t ''1 •" :rAi..,ll 1' .;.'jle . "41 , ♦ w !;°' ” ..Lr'1�,t',''4'S':.?1 741'.�i,i:rt k4,.Y,.7'' Itt X 1.'1:',' }tt�,$t►� 5:' .i f .hr, "'�f,t'r5r"�t 't,•.(.,,,tiy ..,t xr, a ' . u• 1'_ ,r ' . •r, •yew iY•"t;{.•yf:1. nY �•1; , '-:+:{. yi 1ry nor ;Nk . .'ti '.,,,n t*''. •,• ,� 3• 'N L . 11.. , t t"".. •f :T 7. 4: ., �� '� , l:jf;t ` "Y?,�,r yr , r,t, r'�tiF .V7 -�' 1 'ri:it +'� 'S. r t 1. ', I ,1 4, .,1w •�`T� „, '.',.' ,. th 3, r,�; ..''' •F•F f r . ;",',..d' ' •.1 w1''r.f Y . �.I�UAn,+...1�Ytiluar.H�T yrYr+•. loth=,:♦..,,.r«w...r.✓r.—.r, '+� . . •.'N...141"}Ilrti''M.i•, C„ r F «1•+�r�jyf :,I . v l` c. •3 •1 '.t t ' 11.2.3, Method,cif mitigating the traffic Impact on Ito.r Ighbor d irhall Include, 0" 1 r.. In rho ftfloviiltcg order of improvement. construction: ,� ,',ii ' a. Improving S.W.McDonald Street to Interim Maintenance standards to • . , , �' encoUrage traffic from south of McDonald to use Mcdonald to wilt to Aran ,��;6; k ' and/or'Pacific 11Igi�rway. ;,1� '" , , b, Improvements to the residential rtion of Ash from ` ' orro Fi f to P R • o regal .t , ;� Improvements could include limited r rtdng, delineation of traffic lanes ' T : ' , n•d sidewalks on one or to, ! is:? J sides of the greet, ' ,, r C,I' The extension of."a. tilts to S.W. L70 'or Ornate and/or the Imprarvemont of re,,,,„S.III� l'ti Pram Frewl rA r►g to Garret: > M •y L.►•' d. The extension of S.W.G+mara to S,VN: I+lill parallel to S.W.Ash. ,' ' ,,ice' '. %; • 1, 1e1 ,/ e. Katmai of the bard ide (n ace co bah Awn PI u4!at S.W.N • FIJI. ':4: � ..�« .tar, , '�a,• f: Improvement of S.W.Omara Street toltiterint maintenance V i " 1 r' 4 ,aariderdtt to ,f•.% yyy t4• r d;laaira a an alternate route. *`' S try I I • Vr J,..,,gb... . G ~: � .y w ,A 1 , .--„,, _,, .,14,1s,„ , . i ',a ti p k 4t J f � • .„..•.,„i:i-,.,. ,,• 1...., `4..' I , « • • ■ irl P � 4E:44' , 4'4',14;'..--)As 0 . r '' ,, ,tiC;411:113,,;;4#1.*:'47:til:;.0-4-ir.;--. ' 4,,,, . . .. ,,,,,„,,, ... ., 0,q,•;,.41.., •• h...f..:,,,. 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LAND USE PLAN ,t;,.';..4,' The use end development aI all land within the City Center DOYSIOPMetr. Pleat , d I. � } 1 ehaii comply with provisions of the City's Comprehensive Ptara and oft of ks *' . 1/:`1 A r.,,, •' applicable implementing 'provisions. The Comprehensive Plan is the City's 4. • • wc y qey ae a ,t ,"';a's SQL LAND USE DLSIGNATIANS , 1 ..'•. ' Tito land use designations of the City's Comprehensive Plan which affect the ' ,:;t' y'J'' Zola IM r�y«", 'Y 1, City Center Development Are are described in Chapter 18.66 of the C ty's #•. •�t: 314('". 4 • f� Development Code,which is incorporated by reference.The p orposo of the CBD „ j� zoniirg district Is to provkls for a concentrated, central con merci�al office and '.e , •4',4,, P ;.•, • retail area vrhich also provides civic, high density residential and try utes. ;;4,4 •4s ,'k:s` The CE3D zoning ellaws for 40 residential Units per acre except Within the arse ' south of Fenno Creek,defined as follows: L fir. I 4�, "Ali lands boundei by Fenno Creek,Hall Blvd.,Ctrr',ara.Ash Ave., 4 i.��.r•Y .,0'i• �Ryr and Hill Street shall be Jeeignated for !2 residential units per ..R,,' ' rI , acrd. } ;� 1. 4 The maximum height for res�lcntial uses Is t0 feet: r 7:44541,. r led L any+ .Jjj'�.7 r'' . �r,.. I T he r e are floor/area ratios set forth In the C � devei code �•.,,��• o Wes' , 4 ' y '`', i I requirements for r -e�s flans taaeo.�iy� al�rAt r for btd i i �«`` ' .• � heights are As fotli .t.Y•f�'. `", t�- , • .'Excet 113 herwise pov4d9d In Sction 1096 *k r.+ly•E ,Fly`+..` 1G, r1' ,, I3UIi.btNC titian. IJNiITATIC)NS), no bU dIrig In the t �f .,4•r' . 4.1 , n eh�exc��feet in he ight" ' , rt�;': ;tS4 ; s •r ts, .- ' r There ate no lot area or r eauirements and no Itlnlmtatr r '. :7 J ms .w mot. 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'j t.`t•blw �'l';' i0t W1.1. . t+�•';a�.. • �r✓ � '1A k ,t,'4,,,k.,1�' + +"+� M} 'r• ,1 «+,•L' IS y .tr �Z jHtl '!f r.y a ' :}k �y�'.l, ( 1'44s;.1 M f;%,+ �7!,..r 1 ' , r,�"... ,, n "s, , xtY ;' x. n nw'i'.,,, :, (.'r� ',11; ",;, 't pe;- J•17 t sr J /'• ',f br.lt*, 4'..S }� 'L.' ,�i (l�r' 'Y: • ,� '' ",y�lG1, �7 Gy,+J•! f' Sj.4','�' j••° ka; ,{S A • r '7'�a1'!'t Va{K�.•�••� 1,:�•Sq .It •x•l. -{,ri,,, f' yr h'Wr�+ �Y i.v'.'•+t ,,. i,,l ,. ;. •, „tP,•r:•.J f �x !d•t .�P y.l ;' • �,Y .. y.-'' lam,, +i ' ` , . ' • y i.'14,10 .:Nit .tiM 5 r v� '..r ,i�' f��M�,.. ✓+f r7.'i,`fA , yo .. ' ,•�• . / '.:,,. r.;,„,; •, `;t., 1.•• •1? '''�9';!r 1,.,��kl.,L .J4 a ,.I.;,,;,,� w, ,A'7+ .fS.�'f:•0' '4$Y;•M 1,11.0.S"-W11Yl. .... .•'..tlr M.......,......,.....• 4' �f� 1• , tile . ft"4414..;:k * r , ' ' . . � ; L r. City C � QtU '• . t t ' •1,1,r;a t...... A . 1:,,70t r I .+ ! 1 b r t 154 ai.It ' ,r •� � � i Vii„! '�'•f Yt .' • f .. a 1q .'�t • 7t`4" y ! i•PtY 1 M"rte' �� •�., .. 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A'7' ,,c- r �..'Glt c � • hl: 11- 4�.r.i ',o' ••Fiji iy t!'l,� t 51 u"'J.;r'i"').��rl Y+'",.``r� ^1,�� jkS'4��4 f 11 i le;1''R ' 'N' ''M�40124$1*, • i u'•'.'k'ri 'S '•:`I +.,a^"�t'.•� '1"}`Y n "t+' '' '', i ' '0'1 ''' )•1 't ,�.4" ° ' •'1'"l`r"1�i, t�!�'!* 4 'l,+'rl'j,V�'"ti!••'''4.J'1I 7 . , 1 I! .(0 4,,, IT 'A. !• °.0+ , •,'NA , ,'r•.0 t l• •••,;W '''''s 1d �,.'I iS•1 • • .,.i ,.,, n.,, •',,..,-,'•,,. ... •.,. ,:..,. ,,,,,,,, ,,; ,, ..,,.,, i „•.w ,,,•„ •,.•.,., ..•,,,•., ,.•,•,e, •r..0...I.,....,m,.l •.N,..a;,•. ,,.,.,,x u.r. ,.Y. ...',. Ax,., i, ., , .,.m • • • �'v +y w • ,`j r. r�i'f f3ll'0,.v,i:y ;' ' .r"r,1 y ' .z• Ir ,, J:, "h f 'f r H ''''''4._,.. .. •,r '" V' / '+"'I,j,!/.z•w�;��Y� �dl ,4'xt' fir''� r , I..ys�t ^��r� ?X+ h, /td� 7!� 1*t..p! 'h r' '[H.S�My , yl .JiY. tt r .,v,, L•�1 ..� •• I I'M 4 .1!'r•i: . r 1' ti; ai,,:„.A ,•ry ?G.,.• „ j j r ;,4. J./4:r �.,�,:,r'rn j. X'{f rwl y a "k r..., a' '` .,..,;,3 rv, r'•y y`� „ , h' %' F Ti .:; i {� )1 �',� S,y� ±y'�Srr`yt'y�~ IT t' rr• ;�1,i I 'i1 Sri, :e l, ` wti,'• ,»r6'3;') { t�� + �r�•'"ttv',w� 1. `: L , f •IY:i, r rr` t'1 2 , „Sµ//fir , , � • 1 ; 1�•it.�y v!.��.•�' 1.IY.Y�a •i,rnWf 1'{M..4♦/W.... 1 I ...rn ,r..w«M• v., „� , •��Viii l',‘:: ,„:::"ft.1 •. ' ':{ r...r ;s C9 IOM 600. w E v c vr fr r4T FLAN Aar a ca ;, r,- To achieve the goals and obiGctives of this Plan, the folkauvirg protects and CI` activities, subject to the availability of s to funds '''^ . ' ✓�x � � y R�'roPrfe? funding,'nay be undertaken by �� fill { ¶,,+,,.;'. the Development Agerity, or caused by k to be undertaken by others, iirt '� "� f ,!a $ ,, f accordance with applicable;Federal, SLete, County' and City laws, pollt� and .r' ' - >f ''r' ','r i, s�. :.x procedures,and In comp is/toe with provisions of this Bien. "44rrr ;p Where project/activity dest;riptions Include specifically named components, k s ►';� %'� fnr Identifying the type,q sty or scale of the project or rictty ty and s r meant „ l`;,6 'y , 4'� ' to be si-Inclusive. details of projects%ill be laid as apeo01!c projects site ' 4A," ,- ', p 1;„ :ii::!,';yrL1 ...4;.-4-4.. engineered, designed and budgeted. In the development of such detail the •, {�•rq �, �r�is y' 4,.„.,1,9 . ' Agency►will be guided by the obj s of this Plan and aided by efem 4z cf 4 —, I.'1, {1'.7' ' ,...t•. ' ry . • �4`« ^, tt,o City Center (J an'Design Plan, the Fenna Creek Park Maeter Phan and ;x,?'-'• t.4?,...,; .,: &railer siudim;and off r,Yor t. ^ ,�414 ; [i �,, 1 V,,, fi3t, DEVELOPMENT PLAN PROJECTS AND IMPROVEMENT ACTIVITIES ;' :11:`,.'4'11 i'•S r , The fdl�fng pr edta, numbered i through 23, ,era herby'downed rl�i cests#a o,. ' blighting conditions and ei.,4nces within r x�'�� to eliminate blip np q,. Dyonreldprrrot Arne died f'r' • , i . •i .' , "a. p iary to make the Area tigable for eVa►xiing bttsir'ei and ellwv' . ..:4.` ' :Li,'{�,, ' oompetlble trees,and for the area to i e a ct ve.for new bttsinaa ,end tmtali- :`, f'' •cif .M jii• `e"'"''. y''' :y tatrlly r dential deVeloprnett ' ,4, .,;f{` .{"by systems, and gNntya►,bike told pedentrlan petta Per P 0. �, �r $ ' �` perky lid( i r'ecortstiticticn to ' facilities. sa!'WtN � ,,� 4.s , ,, C ptiblic imp—rove n nts shelf be complete with al apput ra and supporting 1o�4 ”' ` 1'ii;'.. �' went v►th*Y061' engineering pr1nclpleri cc M'0114r0 twkh the etanr. rde .' rP.*., y ' i Of thai'pity.With Uabi , , •! . ,. .` r • 4 X �.. � . .. !1 !1�4 l� t�Df"�pr11�11� �1� �{, � in pelt oe di k e se sham based t n � �� d withn �„" •• 4 iry j , M S'rY`�,", �. r4' ` r� 4 yy f +r'� act I • f�Ir!L'(. N E1 44,••••yy,,,, ` 0 /'11taai the pr{ W4.Wr i Y7rR�r •�� }' it' • 4 1 j 1 9 w A o f •. r 2 / { , x l r' c, a ., , �, ,,;43„t, , . Ai . .., a I%1,,, ,, • r . . « f A4-1 . ,.,v »..1•.1...1 A,'•,fl x. .f, y � r n. •. r.. '.'�.� �US.4'4..,o �0., .,. .;.;{b+^++.nom+Y-.ti"+wr��-*rN'C�iir'��.':':N jil�r6a�,•+li:i:l+na,.+..+r.t., !� � • 1 • iPa.M-..Iw v,.M..rn✓-. w,-M 1.mc,l ..II'..w.M+•+.--r-Ik.4 «�a.,Y n - .....,k.+..,n,.�l......v—.iLM.,-., 4r...,n.,«Y..r..,K..nw.w.n.�•an.....h.w+.W„a. .i..«4d.,.F.u-.mow,,.-y...W:l..«e,.,.15Y2.cro.�,a-,�r.r, „ .- .,,....K..,.....'x.tll,iukCiginJ.++rw:u.r,.w.—.-Fµ,.�....u.r.,..-- „ u r� r. r • _F, ., • {ter•,,•.., ... ,.v , r. �.. r:.. .r ..,.+•�►.�K kyt..k'°. � ,�r�!!r``11'•m�y � ,,,jt•, a , •� .o•. -•,,'r ... , ,�,, , . .•,�. 1.1t.jy'h'°f”r, Y ,.41P. 7.. 4:`,1i' 1 L;; :4,'4'.,.t , ,.... ..t... , 1 .._r @!ti t, r'' i a '': ,ti•r, ri r,{. , . `.'�:• rr . • '•�f •d•9.' c''.4tr'• ,'' 1: u�•a, !1r 1'l+ ,,1� �' , ' J t � �.' �'• ''' 4..A. ''', 1°f •l .k rt.... 'S,.' r'r�r' e • ' i l4' t. Y "*••• Y �r�Y A'G '�.l 1�' f 14',r, r � t'y'��f.�C' �l�ia+u' 'V-. rr ", w,,jrtL'. L t -,' •J '•,t � � . �C„ i'1 �f 4i,'f','.�'Si'•�++ ,rt'' •' 'y� ,t',16' l r r.h..4.$3 � 4, ;r,i"•i J .'£�t�'.•.',„ o, • ' , M• ll!ry "' (14• i1,'W -. yK ntt"S�5["'' .•.yy :ti r�1T7 , M1 . , ryy!, •,1 t , ..t+ .r � a'+'i�t .„ l . �'M 4, ,, ,�'• ,:!�j» "%•.. 'r 'Y ,t ,��.'��r��? t�°� r YF t•,"i �+ ° , �' 'af.r3�f "Y1 ^! ,1 -it ■.RFy1 . jlv 11 ti. �1 i�.,�y�.y„�,• tt,C,wrf an •r't' t I',L,., ^ , ^. • i•,..:.:'zr, •,• , Y'1 td �y: 1� t "�' ..,v'M+• v,r jt d S. iM" ". ; t� (yam Y r ' j L. r 4, et ( c,4 r 1 L, . . �fiinE 7 ,�1f) .86F C Piisied alpheabetically ��r , ,, I. . 5itend and improve Ash Street from the south boundary of ., :iii,:: DDsvelopinent Area to Its connection with Scofflns a1 I'dUrtalker• t''t '��;, TT^`TTT"' ' ^ Fenno R: C eeP1 Park. tr' f,,, " ' rrrrt • 2. IBhem 5tre ii,Realign and improve westerly section to intersect Main , ; .),•r • I.:o ' Street, opposite Tigard Street and improve to kacfude landscaping, '. ',,, Yf •:r sidewalks, street furniture, decorative lighting standards to matc a tW , ,.~..' . V. "j4/§ complement Main Improvements• improve balance of Burnham easta dy r "'� comps n �jW,<��, r, F4. z� ,:t...,.., 1 I�11 Bawte�verrrd,M��nodat�a the pat�►ottiai for blg�oafs Irr the design� _ a , ,;r� ®txnhscvr Street• r • . ;44 . etZ 1 3, Improve from Mealn to Hall. {/� " ri t. ,, btl8l9i 4 'i a� s, 9SL, Ptov4det a more tSlre�t ccanrNeCtlart ,.i • "`• -IA/ 'ft' 21teenbur�A.r Road and Hall Blvd.south of Pacific Highway. �4 4. t �, 5. , atl got . .In conjunction with the O , Ali Boul vaard!' ' , " i r ,, ; '1 tfi from Pacify: Highway to Fenno'Creek. Provide for landscaped median ` Y '., yr} , i 1,1 V ertd rCttt!$and ` ►lhg at both glde3 . „3"j: F traek to °'4, 1 ". • M• i.v:,., 1 6t �tillol tr..6.e .E. ge. ►truct pew bridge limn Fenno J�,ez.� 1•�� 1 park d to ant and the'reconstrtkdion of Main .:. w I,' '' •.4 43rot, pderr hurry tee truY pea prv► r 4 14 16 sr a,, 4. IMnln Std.Aea�nstrit Main Street between Its two with a ''- i p including new sk etivaik 'Ierndac ng, stmt furniture, $t4. ,• dmoir ttive ligtttir g Standards, kmprovt d relltued cloning and 1 •,'t intersection treats oM to Improve pedestrian nai:u '� ., 1 r iv S. k .Ettib.73•Ii Improve Intensectiona through recOnstrUction end'c ' , ..,44"174t ' . • a i A` v+,'.'r. r � 1 tzeikn to l "prav4 ac saa CItj Center LArea.t , � I . 1-1,- ; l g � m�, Ih �nluyctit wit the Oregon of {' , r " .t Tranttn ( O ansUc amp tb permit h trd traffic on ! ' •i « ' „Jibs - ;,4 . � FotZ n y to enter City utter: .44. , t ,, t;w �r ' ' pp v, ,,,, • - 1 , .. � 1 j i r. , .1 . • ,.„,,t4i...1 1 , 1 1 p,„ 5- rl v, it It.. .) a figd , 4 Y I►� IF R 1 .e ni • .. iM..�i♦.«.L,+..xwwzaLar,....il.-:w..,..tw.r..u - .w,...,. .....,..,...;;j ;wlkw'a . » • F1�V.I(tn, , t F`1 XA.. ,t �47Y.. ,, ^+1t'1 917.•7~;741, h, t�:15 11 ♦i`r7:• '1%- •' • 'i•'.L , .r ` 1,,t.. r 1, , .'• f24-,„:„,,,, w ` ''t�! ` ~� 1 ,.rh:.• :t, il•1t., ..,/,.,'..,. 0 , ,t� ,••t.•.« 1.1.":Tr! ,''1'M r I1• 1 rl ' •'' «. / vp�p5'+1�'•:{})., fit. , •.k, . r +\ 4 i6ti: vsl '+]�4� .t'fi?'?�;"' 1,r�..I tl,c, r «I A�. /t '`m ,'+ f•`'° ♦4 f'it v..-. '� rF t W.,',/'`• C. ». ,T..k,' ,�w'4 ,l.fe:.t•+'� ,;....r::„.;''h , �. . r.:��i-4 er•..�5 ii R w a l ' %�T1f F•±'�vkl ��Ca`:',' !.t ,' 3 •, , of ♦;,M i1 fy',,,Ii> 5, ,4•',', / .x ,R s .a.,f,/.t i..• '!+ 't' , S,a«sY4„'�'�?@..a 'rt � 1> '•t w,• �y(,.,�,�j ,..,,,,4„, , . „.... 1 II�S ,,I',1•ht, 4 •` !- ' } '•,' r1-�•t,t h!: '2'...i.i ;.",f.•i,\ •A,, �1 y, A E,Y,`, ,,•• .. , r LJL' r4 IC.+: • I .�,. M. Ml w, • r T. ,. „ , tl.l.�jt•. Y., �, t 'o• . • :,0 ca ; ) r k �(,�`"'',; lc. ' „$. ... . Realign at lritsr�llon wth Hall Bot verd and to V, ' .,.• r s tommadate the extension of Arh Avenue. , . A 11. n ani Street, Full lmpcoverrlent of Tigard from nag ramps to Y kneraaction with Main Street' i'''..i,.,4!„.,'?1,',. . <P' ,;Ni • (1 v (c11 4 • ' ` .55::,,. .B > 71 kt l A A Y d , a ►�,' ot .4 N. V041; ,, ' �� : 12 =nwv2♦ Develop highly visible, ettmtt re entryways at icy'a ti,' d ' y ` n, ;' a,` . points to city center Area using landscaping,taped structures,liming, ..? i1. :r' C ' 4qt signage, etc,to achlevc special identity. a ,, ,•.41 N. , «ri, t,` 13. Fanr,YQ„ JS F"aer,�C„Develop from Hali to Main hi accordance:with Master '41 , • �► /4 �Y ! '- F; ` ;, Plan. ire additidral public park area as ne .A. 3� �,k r F', '1,1;;14',... ' d k1U' r 14. Provide Err the dew; � ��''" and rirtfena r� of , -.1'- 9 , . : 1 special landscaped awns adjacent to streets and pedestrian ways, " �' r,r! . ,, , 1.,5, • :'t rr !N a 10 1 l,�'^ partict�at y along Burnham �6�aC".,urlAge pr}vlete property owners to �'" ,;�•. � i ..° pertfcipate significantly in these projects. ,'r .. 11" • I4 15. 1 1�, ; , `�� :`� M .�'ll��+ Prv�ld 2 for development of public art (sculpture,�rttains, �4 �' �;;1114 muftis, mosaics,etc.)irt>och can be viewed from plt�e,l�ics or within,,.�'� ;i :�t:'�'�,,,a1 re4''S fit• �44,,,N4,7 .?"'1, public tc bu dings/ W - - a1i 4 i ' 4•., 15, j$ Pnx'++fie io t9te ca'tstil k of I�dt4N 1a witi ,»h e ` '�4c3r h , landmarks (bell t+ rs, sculpture, otservation towers, .) oi or s,• � I adjacent to Tigard.Square near is, ' rt',� aryl rti M1 or�fn �• 4i l."; OM Center e'l pahtslon. k '4 ' .rri ,;'t ,'1 11 Y £ � Develop additional df 'public readdng Qarr'iltka to '•' S •4 is ornoc4 tr] y ;'�'�''��1 � l3�� ft�l4AA �firl' Construct �? . � �� it} ►y „ tomes anti st tioo , l4'4. . .' •�' C3�eG.lp K2:;�1 to'serV�e LOWS oti C�C3fr1�1ah� and ;,� ,�.�,,• .',�,, public lacilh{ a the I ii1-ik ttil sham etas' rtk t ar . r. ,L, . f° I.'e r r hlld h ,4%*,.# 1, . , '4-.1,.:4 40 ' • I 4 ,AY ,SY , ., „ • • . w r ta" '. ,,A.r' •i: , 1'w xr.•r4 "r,t ,w...'.*- �,L•t• i p '1-,,o' ' ,^ , y 1' t• , :SY.AYu,+�.4�. . .«, ,^,y • '/I c• , r- .'+ 'J'! Vr ! .:r 'A', ��• . , .,, iy 11;"•^.�Xl� f:.l'<t. � L„°w'•i+.yh�j�,y,,�al t fr � •i Y � ' r r .pry.I. !:/ y t� t':.!••,,, ! ,��(t,', i` y r<,•••t ;t, r i;•'..LL.,f:400• v', I *r!;'w , ' r«° I71, r`r}.-,'✓�'i=u t:c'il��.t.• b l•i-.(�?�• b. F�. J,,,..!r•�r »P ...1 . „I I •«•'', w Y•1” o �,'• r. _ •✓ 4 •� r'1 f`�; •l t'+�'S••r, t •¢t� t" 2 yr, w, • r ''''''• *,��r,id:,.,, r 5 y� } y t '1' } + uH 4 �u;; 'a 1 "s.'t. .h ' ;rr A,,iiR ga143�J f `' , n;i.• t, �i{..]Sy.Y�' ■ 4 t f i K Y• , 'N F:4,:',". ,. •;. ,Ir.4•, ,.! �� .•� n"�•! � 't Y 4�',ry'�t��«., 1• II 5;�,,,'r • ■ - : ""•,4. ,� _••••{ar'S ;*• r,yl,},, iri 47,•^ ,'', ( • '' ' 1 .1,1{' !f...t•f,, ;r 4,i •r' '• ~ :17'-''',.'•!1r,\'�'�f,�f. '�ra r;lit�`4'tt. ii '± ^1� « I'. t+ ",'"''•St'a r. ".'3.r r., r t!i •�# n"1 u k 1 y•r r j.'.a•�i��?'�r S. '� r't r' ' ,' ,tom .. `%,'� � ■ . {, !S. , Soutar%Acquire and develop a pubb k, plaza ems to serve as a 1"; ;r' • foal point tor commercial development and public activity i i h ' ' •a '24 . 1 • r , • ?`` `" )tg. I ��R direr pehab N�atlon�P starce,The Agency y w 1 budget entltabie fonds ,)10, [ •.. ...,:!,!,'!:,f/t‘;' 1 4 , ; 1 to establish and carry one below-market Interest loan program to assist 2.'►-� C( :r: ;1'y . and encourage rehabilitation, renovation or Improvement t structures 'A a '> which add to the overall upgrading of the Development Area.Criteria for +;Y',• �i eligibility to apply for ac ch iaans other program d Ne wlil be •. , '• • '' �r Ac"• 1 established by the Agenc.�l. 1 , • '„ -11,, i:'4 2, The act to availability .+ .; • S ,P,.�.�3►.�#.r.1t�.fi�ther-F"�ait�2CL Agency may, �l �Y' ' n y . '4i ' turAs, establish and carry on a program designed to encourage the . ' ke i 0�Y r i1' '� y/ n1 a L. r• '•IAj' ' C . 4•J , 1 extension o y buildings, are ewn7 (that fr of ' .,,b .,« Jr • n ' • ' i' ;,t:IT' Pr�@C111i1 over pedestrian ways In the more d+ y developed and used , { � " ' •':, : • ,,•, I portions of the City Center, '` r k• I 1 r• .‘'',p, ti. . �nr..,P��I '_ .n ats Agency nv+ke provision, thrau ;�, •'t ) !t.!4;;`� development and adoption of 1 an 'amt.*, Puget, for necessary ` • ' •,. A i*Of• � 'y l, .,,..J r m n& n n r r C skip potting s u m v c o o a s a e t o cootrnete �*t ., !,,4',.' 5, �+° }�' � sttttction, program ectMtlei marketing efforts tend business 4 tL • , i � 'd ervetopmard or redeelpent activities,.i;i m , • 1 IAA... , 1� ,y�, �J � � �g inc� veto e both techni ..t d , ry F ., ..a �rYr ! " A , `I r t``'■. financial ial aid to ac tupant�e of moody Acquired by the aty ter in , 4 '�;I a i.` ',. fir een tit objet or oak of within 1 )6-1' i 1 .,, rr ty, dJ►JYuYo 1IG7N Area. 1 ", , . , ,Ity,, (,' r ° �4*Tics I r ;. ti; •T d c'r r. S fitilit f.i• 1 f 4r �.1',fi A �• fi . �si 'At '‘'612, r 'ea" 1 i r ' ji I . , I I r 1 / r'r", 49r ` 4 - it I -k'1 x_,.,+.wo-.,.J...u.l� rl•...I.a,r., n...r ..,•-.1.- .,-r,. ,..�4v i✓...... ..-�,,.l..w..r,i..».�.....wu-�«u'.l+i.mm xwrt,..w..w.4J.»l .....w I i.. .,...,,_,u.,...v AJ-rw.,+.WWIH6ti4.1..I,F1—`w..,Le r...lew,.,,,. .-�' ... a. -. "nW..6.N.I.'.1.lNVYL.'iM,a�'aW4^ :(;(�,.r�W.•,,..... ...r r, ,.• ,5' c F'..J ! !, :'T;°1 � m► 0 ri+•r' +' i nr: . j,x;t „ j , ' �1-'�t1' i + '1 i,,_,�1,•7�•:i ti [' i • •t 1.J r 1 ;tip••tp !�.rt i' , r yt` .t.-%Fai +'• ,... E T�!tu,¢4Y ." ' •yC!11.6){�L�.;YYrll.'.rN .►./.•• ,•vw4. ...r"w.. r..+,i.n•+..•r yy.w♦.. �• '.7.rw.'•......YYA+f.1.•'v1:Al * .it / ,,, ;... f,,,a er1 ° °'' ', i i. ) .. ' „ i ' �w�, ' 1lir '. 832. ACCOUISITION OF PM PROPERTY {' A. AUTHORIZATION: It $ the Intent d s Plan to aalthoelxe t ,w, y • . A '' Development Agency to acquire within the Development Area "g ' r,�t+r'}�' if "°7 AIM' property 7 `,- _ '•i,�,t,,,.7 ,. +• :;,1r �' by any legal means to achieve the goals of this Plan,ar,d specially,tom I t '' • • . •„i .,,/ , .';,!. ' • accomplish any of the projects listed in Section,601.of this Plan.Nothkig :t.� .. w r 'z to limit the esen t.a • .� stated In this stybs�tlon shalt>7e aortt� pc' uthol'�y ;4,— I • r f r of tih;3 City of Tigard to ecqur,property for any public purpo .Possrble �t �'t [ ' . . • ;t»' ";4 property acquisition lo�catkms for some projects(dentifled Irtn this Plan O rcr• • •' ' 1, shown sin"Exhibit 6".Actayal properties to be ac�gdred'rite be lclentlNad ; a `, '`y'1'' prior'to prcj*'Ict Implement�ntIrm tend, If different from those shown on ' "`• ��} � , a1 essed rat er1'Y9 ,rj4 .A' . � o; 'Exhibit 6, will be p� ndrnerrts t+�the Plan under �„'�'�, a t :,,,'6�1 , try:;crt�t"p' 2 ;3k' ' Sec tIo 11 'Ut this Plan x r . t',;' i ; I � r: . P. • . �, l,,;�•, 11 I B. PFtf�t?�T1f �6CQl i{slTlOt�l POLICY: Prior to acquiring any apecii'lo ��,`,,� d. a •rte ".'`�'`t de:rrned a awry to achieve the goals listed In t Plan,the •�.. ;e• �'•�tY. 'y F' "1''•ti' � , r , . ' P'1 y Jli . w °" . " , Agency theft prepare,adopt end mmlrrtnln to Property Ac�,tlsitk n Poilcy I 4dz.�r;tt• • .• ''•.Y, I Wltk h clearly'Ras fort thth property acquisition pr' ram and procothin s, .• �r w,,A ' lctcltrrllr� Conditions under Which property vd110 be emit*, and i®t4 -�4ds', ' to a ', ,x f ty Acqui on Policy shall be ' ' ..'e' ,, , ' �l rrwttefa. �+dn of ts,e �r � '. • r ,k processed a e mbar oh> to Plan tinder the prrMslons Of Beaune i . r et -t . ' r ,i. '1�r•','�. 1201 Of the�1f1•'The Thep yAI�I be ftvaA�ble�b All lPrrtsr�ted P�rtkli$dt c� a .1. r'" �1ti'i A s office..- Ai , „ „ * 1Kfk '' C, A-OUM R—K: PROCEDURE.Pursuant to appli to state arse lo4.�ai lows `` lV 1. a Ul&tlor. (hail prateed as fdlui s 1 y � 4 4 1) VVhe#tlt the property to be lted is In oonjun wit X57 a ,, • ,, so Plan and '�+ si proJ+ t 1&iemt'Ted Sctl�bra It aye' `s ; + been s OTicalf Iderdltied hi the • e*Oeveeapment ' ? 1.474 .--. r •,.., . ,.. . r., . ir ,1i„�r 23 Sul, 'J:,. t .t °'. if V ••7D'r.s. •�`�Wy� .r i t' ?, I.M. I I J i . , ..1,'u•...'..:..,.v.:.' .'. �. .....,., .s i..r1.. '. iii i„ w...,'.,ii,i ..I. . , ., i i ,• ..... .... ., ., , , ..., „ i ., .. , , ,. „ ,x , n., , 4 _ •...., .a..wln. ..a..�........•„l'.«IV4.,_ir+�.......'l,_.._.a .., , __.,.H.rinr.....1....N-....«rt.n.-.wFa..+.. ....•.x.. .. ..,.,,_...-.w=Ja_1..«4• ._. ni.�_n+- ., ..t 'n • ....��.._,....... •�I�..,,m...... ...,...,.w..r.,...,y�__. '.,..... + Yw'y�,i3��rnr't''!G 1'' ›e..' d+••,,3i, .•;hrgt''t . t, ''• •.••4 � tt St a�.}r.+�4+�;e .j. +I • �-,1' 1 '10-'' , � ', ;r .a r�•',+ i ,e iw • A'Y ly. • ?`. "1,} � c..,::��.. �' 1• c• i Ii 'r. t .. �r 1 r V'N;rr . \r ,.'� et �t.i•fir,i'0,'"":7',,-,•,-:' !� '' ?::: '.: r � ,"t'1 ''n r vv ..i� u'�.�. .!'�( , lr,; t 1Ct S c, Lr`" !; �" ` S p .'irk,. -. .,. V ':'t . i Li'6`�x' ,tom ;'4y'.• ,i:;`. °; 't +;� �4, i.. ,1 ' ..' ',. `«► x"• ',,•,�'r i1 't: t:. {' 9' 1 � b' .'r*' I,, ''.�, �,� .t + , u,r. , .. '..."..'-.7''.. �/+'..t.{Y ' ,P�"l1?1,• J g�tSr�. ` ;s 11Y1'r�.. :�tj �.„.....,;.,..1,,,?'`t i,� t .'° A'.''I:'""'t;k t.i ?v4.„*..!' •+ • i t�1?tj�yl'{;. r r'�,ir' _'y;;l #1 !j,. 71.1.... ' I . • , ';",>w'i..1.'`,.,.".:,r•"�.,T40.•.:'' .,st R.` CITY CENTER PROJECTS WAND ACTIVITIES ','� tk, r ' ,�',,,?.# ;"I �POSSIBLE PROPERTY ACOIHSITLON LOCATIONS ,y . .irk 1 ib • • !y� ' 4 ' ' 4, Y1 ,IT.,• ti� r" f� i / � r +YYYtiV ilr • .. . .,;:3.,..• ,., , ,,. ,. ,.,. .r. , . , . "it,: , . ,„,,,,,,,,.:,, . : , . 1, • . „. ,,,...,,,,..,.... .. , , ..0. , , .,,,,,, , . . , ,,, , ,,,„.4, ■,• 1 -.1. ., , : ,4" .,.,,,s,' ' 141!0. . ., . *Alit ' H , ..:.:,...,,..:,.,,,,-0, ,,,, , , I. , ., , .,,,,v.,:1,4,1 + I t I ��'��,l N 1/ },1;/��1 , 1 4w�1 t t i ti •v l ,. r,� y1,,re ';A `v t , tp ►75`;',-',0 ., ?∎4 " ' . '; ; 1.4 -.. ! ,' 1; ` !, .. , ,,, ,�l � ,�i ,4,,,.1/40,. .___, I r �jS ' '. ,T}• n ,.�4 �fY� `tiv +' M■if M1 ..j, , ~ , • Yt. , Yl• ' • •tlf�1':7.41', " y �R 4 t � 1 ',. F : I� � �� 1 ♦y � w .•r r 4 110,4 114,4.14 1. x. , .• Alt,' .t.• • -41 'it' it” .; . r' ' , :0'4' l''''' ' ' 4 �'tY ; I 1 1 t , u LI 4•-. : • ill • ' 1 ,..i{ r rr`r” $ lint-shim Jk metm$1.r 1ie ert rtiiry i A to Urn Askao.wi p ' r : • i,:F i•1 .. 1 $vnilair.-Notii *I llyresvw•e+tt •� �1 1.� 4 • ,., yY 1'y �• ebetADtl CtiYetit ohYineoraiewt ' 'i .,T+'., d, Waiker+44 i3s+stM�•mt, t.tlrdw.piw*j aint l.ritAikaik IAtiro6tiii+iii j�j� ( 'fit. lil vt $aU toff 6Ktil'ib Amt.. , „a.' •k � i biaw4'N+tR�IDsla1 ' aroo>sAC tilwr�'a r.i�i.i 11,baali.w,tte Ora+li�0raaedi.ie�► 'may•ii.6iit pa Atli q bucUAiiti«,: , , .... ' p ' 1 Atli Awawee imOriorviiswta (+�r�t'.tiiipn.wwt to i„i iiit ilii►wil 'i • .,i r 'i 6411416,1 itwii..litiita4.LJse tie4AAM �,� . t , 1,s' I t one i t i.i•1 . i ii ta�.4 a+i � i 6ttr++W t��.. h.rl�a�iiiieik,.irsi�dlj +1 •Py :b.➢fiw nii4*+rr X41 fir!ri ►wi 1Ptr«wN inrd�l.ai ✓�' i aw ileii+A l+dB�ebr+i' lL�praet8t t iea.t irae•t+h p fIa t ' { 4 Q X • 1r I. . • i i' i i • . • •i.s, r ' a r , r,-aw , • v«,..lr,u.....L.�...,...r......,...�{� y lyr..�J�.. .,. ..4. .:,:.e...,.:�r.n.i... L.rr,.:�iJra...heNr.ml...as.huar.�� J......A.r. :,,,••{N,.• 1-J 4..•{''•.*�,, �y1!tY '.,•�.11,,.'S•'•1?•• 7''4i,'r •y'.�',4 i:::;,,,„ ,t., �' ..i.,...y.. r ....r. .r..... . - ..Y ,.••,', �:� , �,r .. ,, ...«. VV� 'r h,,o „.,'�,��:,.. 4 l 1.447. ' .'''.� ", RI�a,7i ,�4 ~ •N'. tit $1,,'..': ...:14•.. • . .My .' , �14.v,.l,4; �. '(•'. +;'• •�F 2:14�r...r ' 1y l ,t2.4".:::.:.71,.• ,,'S ,fi '•• t�'+•. � y. ` •� ..;!•-�:',1 .4 1r•J• r,r• nil � +1lrwLi�i�..fR1y"M. .. . 1 .I,NA��Y,lA.4krerM�Od . ~• � • I I i t 5 N �7>k 1 I"i' �T ,ti Agency's proposed acquisition pocky then the acquisition • _1,' ;�x,'k' shall proceed through applicable strata etnd'ioc al eminent ,�`+ ` ,>, . 1 dorm In procedsres. .4, , .. ' p.�� rr v 2.) Where the property to be acquired a a new pied the I 4. r�«� •;% ;w acquisition shall be regarded as a substanti�change and 1 '1',v6," ,�1 ,t,,3.,, ' must comply with procedures set.forth in Section 1202 i :..d.' 4 '.'%:41''' r '.•,.: '''b ,, ;... of this 'Plan before acquisition can proceed unfair ' 1 a„=• x'41 •i t;',4;.•;;;;•;� .'`. 1 II pplicable stae and local emirent domain procedures, , ' >N,4,.. er � { i . , 1 .'..7,1,',4,) , �,;!'^ v .: i ,,fit ,nf ., .,•;r`,.F ,,..,1' 603, ALLOCATION ACTIVITIEwS , ., . •• property which is occupied and which � a :��u Should the development agency acquire t • . ' would caUso the displacement of the occupants; the Agency Shall provide ' ,r",: t.e, r t G ydr I assistant a to persons or buslnessea 1 to be displaced. Such displace.* MI bo ' ,o, ' v' ' �..,4, e 1 contacted to determine their individual relocation .�. f 4,+''s • 'aL� will he provided .;'.1', 1, •,., ;''i ;4�' information on available alternative budding location*and WWI be giVeh asssl trc 'e;7'4?- '? in moving' NIfO: Atl relocation activities will undertaken SPparvenue ti �' ', + r it ,'' ",V,•4 ,f,n 1" .1 .4. •:1. .. , at Bence with'the requlret eats'of ORS 281.046 .. 281.15 and any ether •I , � • , .. • :; eppikaf e laws or reg,latlona,Rei t$on p WI be evade as prav{ded In .^' " J' 1' . tr,' OAS 281.060. p ' • f� N. �r M'..rN; 81,060, PQBr lr6S dl8plaoed' I�VY�lllflgs wlQi be assisted$� in e if . 4.�+ . habitable, dale, and din S Vllf�llltlge at costs rents flrll119Cllli l'4'fli ir'• , r +.,,, ' r " read). PA noting�rrltf be rradd 1,y 041 (s �' , I ?r i.4 Pr$or to U ,�'r-`� act ping property WhiCh V441 tatisti housed ds,bufe I ,,t, '^ co uses to( dls aced the Agency shad �'*,` � r � 17�tkler, � 1 '^'l �� , �� I�rc� ":_l,a elta ttl Policy to the of 1 2 1,1 _ '' �►" ,�,�� . 1 E:t tx�fcinrt'iir� pray#slcanai C�9S� .b45 tom, , '. i viol lag available to interested pariles it tip Agency® Oak*lOak* 1 1 1 , mef ,:. ' 1, ,,,,, ,44' 1 , rt.:;.:, .. , , 1 , , * .1 ' 1 . to ,, .A., l4.,,A.1 P I 1 .4,F.11.0.,'14 f I P rf / q M I .. •�' ".a,, M " ' 1 h � i�M�� ''r+r ,r ':'""'�tlWYR9�k7* ►. � ,t.ri ,,i i'� ,F .,•1r r t • I , p .r t • • . .- .. - .«-....,. .n.... ..--r.0.r..-. -,-.�� .. :....-..., ,. , ..« �� .., .. � N!•`y .u.,•+}.�,-..L��ti{,); K71�;'y S�`"' � �_ ' VI •+i1y"".1:,*'rtwt41't Ir''yri. • ,. t.• ,. ' ti : rr4jy4 f k �"'n Mtn �' .r'` t- 1 ' ,.,c;T,,•, ", '4 ,,,i.. i� e '•7. • .v.� r,�{,r};'rayt}� ' •"+ I��j . ..r 1. •tyy%a 1• 1 '� i � J � �• t ti� {I , trl�7l�wi,,,, r l; a", , ((y •1,2. 1 f {• 1. C,S • ..,L .A...i.:e'a:'[t.,rri r•f,.�}°' 1• n'(r,ri e■ d,, 'gip _ i ,e.'.y f i 0 • ' ��'' : forth the relocation program and procedures,Including eligibility tor and eta:aohl ,r< � r r� A,;'t. at rw la.at on payments, services "variable and other r'ele'arn matters. `;�f " t)4. PROPERTY DISPOSITION AND REDEVELOPER OBLIGATIONS M't A. PROPERTN' DISPOSITION, The Development Agency,.Is authorized to , ;A}- dispose of, sell,tease, exchange, subdivide, transfer,assign. pledge, or . rr, t Q,;1., encumber'by mortgage, deed of trust, cx othen any,interest Inn :44.- �;' r ! • ( property which has been acquired by It In accordant with provisions of ' • 4:);� "r this Plan and with the terms and conditions stet forth In a Disposition and y�,,, �'� , Development Agreement mutually agreed to','by ail ay ected parties. f ', • �Ma fs ,� , Ai M real property acquired by the Development Agency in the City Center , a tl... IDevelopment Area, il arty, shad be used or disposed of for development 'A9 }jv+� �'i consistent With the uses permitted,in this flan.'flee Develanrt^ t Agency, , .■ • Y shat obtain fair re-uso value hx t e sp&fk uses try be permuted the ' `4 rest pr etty.I�eaJ property r�cxlutrect by the Maer►cy rrt�y be illspcas d cyr 4!tt....f r . , ..e, ( ".../%7 4.,`r i;:1.. �`' to arty other public entity without oast to such other public entity, In '"'� " accordance with provisions of this Plan.M and entitles obtaining ,S.;X'r4,r ' `t , property from the Development Agency ,abed use the hilt the p'"r,q,,Ilki,i`t?4' `` ' it ,.QV, �,r„�r;� y�,r , F )"r; purposes designated h this Plan or specified by the Agency and shall ,,I commence with complete development at the property vv9thin a peed 'f'�4' '.t�;''1'‘iii 'Yj�r;�{y�!r of time Which the Development Agency fixes sex ieat s ble,:and shall I:, �yr ;'` 4 '•ii comply w$th''o her o.nditor� width the Development Ag rtcy deems . �', ° "' r necessary'to carry(XS the oblectht s of this Plan. �.'.," - r ' •?t in the otn byn e d any property, he Devor ant Agec t ' E1-•. r. " ,, • ,Y`Ir• , provke tedeq to safeguards to ensure that tPta n wt 'el�. 1 4 -5t±1 J ,'1 , t e CXtritIta out to prevent the tecOrrence of Incompatible tbes or blight. 11,1.„&"01,t "''.:1,, C ` Leases deeds contras agnreett11at docurnenba, and d 4 3 "1 , f 1 ..>fl.. 1 R74'i�17 ClC1iA i3 �v . •,K ,. re: rictlarts by the Development Agency may contain it , 1c , f.R r4`'t I k. Covenants♦covenants running*Kith the land! r of reverter,cxoudttlocte 4. ` , ' •t}. r `. i 'bR+i "i Q 1 '$�'A 'i 7i} /T17,04� I ,, 1 . 41, .."4,,. ' :::'''it 3 .i.,.,. ,..., -To I r 41i ` �w',�'A� '• r +:'l y. , i.1::';'41'1:'',' ,/ Rri1 ".}'t� .�i�.,`,N ki i b . Wr. "„ � r.' n!��,,1 �. f�lv �th�I'��rA •�A�/' ...U�lf��l�(,�id��1.�J••. �'a•�a'1 AFeY 1,M,IV'r'l:+�11{► iK.i y''4.�� '� �'�'i��Ml4t';.� �I v�'��. • 1•, •1}.1 • •il%.�.� �,,, j�.1 1iM/.►�.�v��.. .. 'j��'i,,.f° i � / , '.',,,t4.$'./ �1,1 " r j ;•��' � ,1{tl 1+r i r�lf,•M.�. •t. � �� 1•� r �r.v .!cM 1 d { 1• i j+ ,•M'',4�}; j� /y. L ,a .y4'A' ! ,)i1� , /�'4' It'.4.S'•1, �Y„r �{ �r. "f �, � .,J , '.,t � !�,•`` ` K '� ,� ':At . r 1' 1 M 11s.r. ,f `I! J.. • " k /��. ' 1 Ltlli / ~ `�' rr� 1i • i.t -.. ,tram .Ni.-...F ` fG ! le !, I.^ P C n« r ••f , i��,�i1Frx !w.+ .i y4j' +r 1"J!1 r f`t) i�t,� ..��/�� 4 r , 1�1�iw .i,:fi��y�'�ii�, , 1 1, 6d�tl f�,�.}, n ii�� y, l ,� e. :�'y`,�j ` '��. f� a ' r Yt�,qt r« 14� t 'I,.r S , 1 , f,1` c t r. : ,i I,ry^.7•+�+'° � �#3 � y�q.� �'�1' y�t'�i�'�1•/i;/, ;• �,I�f!yl��`j�IM��f�aii�'J�".�l•'�%�� YI'M1!�'•� I` '�.r�7 , i �?� '+''�Jtl�'/ � �J' 1 rr a .. r1Jr "Y^ , x. a?;w .i I 1 o . a: li!1' aZiS'eti t..F,�kY i •L 'S- • 4 it•R� 1 .y. Ir,Y ."..,7',:,.1.'',.. 1 _ _ !i 7 �.�1'lY�?r y�.rt�.: 1:.4.7f ti r,.,'+''t+'::{�.4ru,..,t. :K .r ,. ... ",4,., �w -�.�j ._ ♦�J'�� QI • rt1V� v', 5 +.� •..S„ •4d+ r' «. ,• +l`:r 1. 4' 7 '"t •' ter , Y14�S q14�:_1r�Y+y ry •wYt r r, {7�'R/- r^.,' 4.`,y\•. +,�•X;r�1 ./, ..,.`•1 � .+,1��\,~C�� L1� I~ � r ):4,:.,"'..` `' 47M liha;411b Yi�' 41?w Y F a+r'~ Y 'A'j, • 'f't1.4 1`• �71��r�j.ft I. ;'�1 I• ttt. . yr.'∎,'\� r'.I Y ,'i�'•' 'Irlgr.,t, ..Z. . .•"''''.. . , ±� ' '!, •..{�-'T''i h'R,, 1• , !k p �4 1 a wa S' - i� . ..,4'!' A r '1 Y .t r i- «i ,FY'tiL 1 i t.Y r:. :a • d•T> , , .4, ' ..+' . ! TL1I � �.♦T it," i k . ? 'N �lY� \ ..f,'' t'1+41'...,:`,/,a- 1 ' ' 'r•/41•1"'±'444� l '.J a.j�� rht.4. 1 ;:. ^,4 v',r y . 'r •• rte + 7a r,. 'Y° (• •• 4.t i;.! !r ., % Y r\ ,n n !;<?; h . 11 ✓ K�1 rtl,+d.w:Y'�oYw^ ....w . ,4,. •Yr s • a . . ti 1r i/x..r ' *r 1 .i •precodert Or subsequent, equitable 4�3rve+Ytrdes, or any other provisions :i4'+t 'ir t ' ' necessary too carry out this plan. � ' 1 �'�'� `.:,, a . • r' a REDEVELOPER'S OBLIGATIONS, A Red ,eIc-er Is any public entity `',r. . private party Who'acquires property'from Development Agency.Any ';, 4; k'• Redeveloper and Its successors or assigns within the Development Arden ' •r;,, ;;�,� I, . kr. must comply with provisions of this Man and with terms and conditlons ��"� �1 ; � v, 1 Y F ' . `� I of the Disposition and Development Agreement And the provisions t Which the Agency may include with k i i!! 9 r►cY y Ira he Disposition kin ate! Development $.4,...., r' 'as nagUirements of the Redeveloper are the toll `s `'`; 1l Obtaining nicessr�ry apt rovals of proposed rlevetupr�ra►nts from • • '. .''. , ail Federal,State arvd/or local agencies that may hsve jurisdiction, ' ''',1,r.41, , , E,..:: 4. on,'properties and facilities to be devottod or. doped; r dr.. , ' Development or redevelopment of soh prop ty ih ari d�ut e ' �: ' �, � . 11‘, ' vi' With the land-use pro/talons and other regUfrer spedled In g* . ,,,r„. Y , , , , thi Plan;, t• , o'/ ail 1 Si e.ffi arcs and :d t lor+a for aor�trtrc'tic�ti Of ,� a +E IrnpitSlemi nts oil Materiel to the DOVIIIc merit Agency or Stith , ;' : „' ,• ijrl! 4, w , 1 d Its e Mg its that Agency m eke l to lot r+a+rfe+rr end �r'., Y.. �,, ,,, rr epptcnre�pr di�U IW4 to�� ;w; 1 I;" , 1 `,,,'. I roqu1r od h31 the+tom' . 9tH :. l` a the w * `�.' '4. ' Reasonable 'Orr* 'iiriers OOMtnenckrg + + 1 specified dedeloptherit o�soch propefty;.art çT •i. • . �w 6: 'No satet�Utkxr of any erii>tent: lotto, troi�veyertsre, or txther 1, n k' 1 4':+'• t .t,w I' i Instrument which torahs ltttICtion t upon the c '� ., , jr�is' rsoc, Ibr;i'0110on,seas,trterttal status,,tie netk n I the a,-' : r b � y+l MI ...1'""J y�A ..1..7 . $, Mirtenanca of the devefooed erid/or undevvl d property I I ?' t;; ' / ' ti ; , , I � : it ��a�, r�at �� safe card hkyt7e A rr ,• 'e I P ' M/�,r4 i. it. yr 11 I ,, 1' r r r ^Y' "' " . '' :•" ' • •' 1 1 ?I t w 1 K• lei ^ •.�.r,,. 1- , u w., . M,M 1 M , w TR'�"�/,iJYiaJ�'�IrM�l�t+s YeV i,uy..l N,p.;�ii•w..�o,wN+L+i lY..�N�+w•iY.N.tia-.....iNd r 4ae.'arN k�wh�?+1!jyt+►rgN;?� , . � a .lG ; • I I I Y se✓ i . .. n:, .. ., 1,.... ,a.,l..,... ...,, .. ...,,. .i ... 1 ... • • 1r . ' rl.,._,....u..wa.,.......-M i..11..lLo.�.wW,..Lf. ..,r.. ..lM.,,a._. :4�1....... a t.0 .....ww.n .a,-hl:r•mx.r-, i w. we......... i ,••IM• •_..,..........na:1.._..iy�......+.�3r.....-an:ru, ,. ,k:•i.�u.Ma{t.u1..u' :Wale a, i. -. sy,',;I T I.4 •L,P if'', s�';d'.,p ,• g •;!",''1,N,.,n!„j:4.lv'iy+=s 4: '°"G 1t1Sp i', '-..., ',i, ' t4•' - .. •I, '••• 1;):: p. :,,.5 o e .'A 1.47. K. `' 1 *:i., .! , ''7''',i.)4kr "y�y.4`.i`.;.",4'_14' ;:,P, ,';',.1 4J M' , ,;:; it 'rf;,'41{+c.; 1 .,' .. 1;4, (S M ih .''- i.;; 4!Y'•y*t A•i sl• 4 , ,. ..r ,• .1•• 1 r 1p� 7' '+r:'r4tY!`'y'}1 •^• ° '.(t y , 4 V j� ��Y^ » .f a • rrP•},,te r ,, 4e',,t r .e1. �,, "„{�a.-'. i r '*'1 �� v I�,;IN,� K /(!.4'jl,r•S/1 1'' r G� ^d.l'Tl�t til 1 �° 1',. ^ G 1 .t,• ` ',•• P,-;.e. !'GY-{ e r �'i'i '' «. ►+fir {! ( p• f �,t` (. !� a ` •L' ht"1 yw 1 1"''T 1`l.' ' `'� 'M' ✓ ■ �• s y..,4`.•iy. tj•Tel tr .ti..t '1 •k I,t r.Yr..S(..4•, , 1-i'• . .1,,',2 (S ,• .q7"..‘ ''' 14.y - n.gY y�- • r Si s.�1 �. r. r r ,�1 t.�',1 lA.,." e ,., ■1 'e- k'• 'ee') Lr�. T 1 t '•' ' 11 1'/r''µ', .. ■ .rl .... ' t: • ` • '! ri (l,,f/X1.. t ', .b./ +f. i ",', •�,• .r� ., i �.� 'tirt!4!(.l:'.t fJ11('A1.�•,1V , ,r6' +h ��y�/ 1 �` : Z.,,T e 'll, •�G„•K• r : . S , Y �w.�.�,• r3i. . r O5. t3tlit t?INQ REHABILITATION LOAN 1 F'UNm c,, ;;,,` , '•. • • With funds available to IL the Development Agency may pramUlg}ale �o . . . i•. guidelines, policies and establish a Wow market value loan fund for the 4;� i $ , yip ' rehabilitation and restoration of existing buildings located within the boundaries tf r 111, yr��`��,,� •. r of the Development Area. Such soars fund Is hereby deemed an appropriate ,!�''{{�r�'3'+ I >< 1 k adjunct to this Pisan to eilmirutte bE ht and to further Plan objectives. 7/4�yr• • r; L N pc „. l 1 f k 006. OWNER PAtlTICIPA1'1ON ' �'y '° i 'i' pxy(�� 'A''1, r Property owners Within the Development Area proposing to improve their '''' • f ' • properties and receiving assistance from the Developtriont Agency shall do so in .r,• ' •W F, . 1 r i'' .1s. with sill applicable +�a�'+ 4. • ,, accordance with all applicable provisions d this Plan and ppf ,w coldest ordinances, policies, plans and procedures of thee City', "• � ,ft l ' l;1, v 601. ADMINISTRATIVE ACTIVITIES • 1 r: L ' x 1 • .' A. The Development Agency may obtain its administrative support staff mot i '°1' i r '' the City and tip /may provide the personnel necessary to st ikli the ) - '4,n'. 1 AgotfCy on such terms and conditions as the Devolaprnant Agency and n� . .t. 1` , +; the City may from tittle to time agree. to deVeloping the staffing ' Iltt.3.e•":."?....,.,- ' y",r ). 'regt.ilrements of thd'Development Agency,thee DQvelQpm4rrt Agcy ,f �,,,,,•y . ..i ' ', • 1 evaluate and make r"e'cxxrim�t ens to the City regardIng their f y�''h;,• 1 1 .y 1, •�r 7•+11• .,, .� 8U need3�De el, njt Agency s af$ reco� �ons a j `, 1(;, '� � r�3N�'rl!V1 �r'r� '"' 7 Eb1.�i101ng G L74o../�7. Rt R/i FD � 1* f?�, .��11� � ' ,.r' shall be kids dod in the artnUa; bodge( p of the E)eVeloptnent , , r ."_ 1, ,Agency to the Cltil. x, 'r,;r `„i:r .ry1ry'I1 ' tai I=urtiter DeY.4opment Agency rraay rstaki the s Mces of independent y *,'44�:; writs to provide t I4 ''i Kr„7 tt 4: 0. ',; prt� people,firms,or of 'stn eC i�tsioprl trt+rvk:ea c.*4.:,r,4 , u, ),ti, in such areas es 'legal,' economic, i r� , planner w;ti . �, l• , f.,,,Ir,I, 1 1 , tltlglrfee3rlrt4i end etny anther skill deemed t +ceaisary. the k, 't..L • . w : ,Li .1 C4 The Davefopme Agency. �ti lre4 moot of I Apace and. 11,"' _ , ( 4 o4llcce heist equipment end faclI I sleds for It to e;crrlirt it* .1' '�`� 1 uru; pm� tom: ��a� uy affairs In the rr"!rtagetiyertt arid lingletrientation of this 1'Ian. +' • y 1 Si • • :OhI r l"i t a �F•• ::si,',14.: ' 1, . . 1 , ,. 1 . . ' ' 1 ' 2/ 1 . 4:4;4;,,,..r.P . dd" a i.1 3 w 1 9r ; 1 a r n jb S . n. •. G / r* • '•^ 1 ,"•• O.4.1* w+ i . ,4:•.."4 (ir,....0 a«tMY.*.4.,•••A4 A.r•.. a'1 wr{..•. . e_J4 . .`., r ■.+4, .. • wl•10+.^I 0, 'a,,.a;:ww•∎•••4r. .•'r.«••rrvpieiiiWlM. ...ir.yl—•.6.••'e.,o.0 IOW ri • 'I' 1 i , p r r N . ■ I , / • .,,n„..L,...r._.�-.-......•.1+..•.. ,.F..,,.. ..,.. •.w�.« ,...-' . n.,a�».,n..u..a..:� ti_.U..:...u.-a»1.4r._'.a..r.•-,•-,w,u»i.4H n r. ' ', i ' , 1 r .^,� '$.1,(:".1:13:1,•,"a{ q •y . ,t a,1 1 • .•K•Gt,• ,L^ •• n'. ay EJ 'AZ ='r• 'r 'x y d; /' 5j P. ' !'1•'.j.;`r4"fiy.1'.•�;, r..,(.W,•y r ^u•,'•1, N,ft.' t 1 t- '9t�,, tr,' ♦ ,,r t.v 1 , ��{ ,rr• ., ,y� 1G4:411 ,%r17 n2t ,� Y, i 7 ,,_ 1 �' a"�, !•" t ,. �' �J�t'pY !Y'•Nils",y j•ir •► ,t ii • lyl 4 'i . a l"•L i,, • :`N'.,,:et`,,,(•Sr: ••r p f •♦"•!,.)1"'r. 1,I,,►< 1 Y �,.. • ,,{ ,,.t• r if-,N'' jt` `∎`11 tGtr, ,fi 1::.1, ,4*' • ,`t r .,' .t,4.1•11,:!i!tr .4::,..,1:4, �' e■,:.•{,• 1. Y:df,$• .,'.^4" q,,, r';,..y<�L.fi t''' 1 ' t,r q, 5 ') ,•fi 1:�:7 4*. , r,," %.tl. ' a i�'•',I Sr,yM''left 4.<I,• `A''n ta. '.< . '�:'.M r •"L •! ik,,, ;Y,;'t ,,P ''��'r.' •a''�,'w�tYr}t� hi�r.li,�jtY..•."rt�,+►r `{It''�yy w.w p ` ••••'''. rr.,h�,r..•.r fir,•,k'.1•�c l:. 'Y,4.x aav' f. t,t • u- • ,+u: r,, •gip r •e r •7 . ��<r'.Y,l,E-r�:? 1 �Yth,r,.•y.p ".:�:!.r.r •y •t , ".<r�%'•.•` ;J„'1•a+�;,;,,r4',XV t,}t.S k "F y.*, r a.(ro •'1 `,a,;.lr w, �,• t •1 Y r��I ti Sh J• ••5iY' J Ilk) ,iy'r'k,L,r ',f Y •.J•�,:*,.! y •u" „ •�•" 1 »."-,I•',I J 'ZY,1t' Yl ti Y• 'pro I !{ 1' M. .` 1 .,17 i31k �. f.{z Y.., .x,.:i';' :.,,�;.4YL�, ,iQ{`.41r'' t !!f'1 1�',K„1• , ,IY:.:rr�t.,,r � 'f �'f!��""r4 ar"Yy.� �Z' 4• �•/ /�ri�.inrlwtM/IMif<�YI1�11l►w..1+w.�Ij►.<..A.. �....ndi.. . ' .ran.+..rwa..+Mlr•..,Yi .....Nt!.`14 • '.t�;I' 1 , t-wV, I. .0 ta ( • rtCO•J ts we , L�ji !*; 0' D The Development Agency may Invest Its reserve funds in Inter aring -'4 . *'.r t° r,.•I ac" . .}nt5'or securities '.corl&ter with pr'ovlston o O/M„, State and :, N:,. i �JI .;:,7.:4 � Federal law. �:Y' ” t ' E. To Implement this Plan, the Development Agency May borrow money, }. ccopt O, Snce- -Is or grants from any legal source,Issue qualified ''+‘'',.''''t�, r IA,' r, redevelopment br,t�r�•e, tax Increment bonds, and may receive tax ,- 7 ' r'4I � Increment proceeds as provided for In Section � o this Plan. An r` • ry''': a fn rna tw o vote y a xs l majority ttia •then led is lens d s •iF .'l, , 'I'''''' Development Agency 1 be required for the Developm nt!gentry to ",, ', . 'r. .f ' issue any bonds ,0" s K'L i, F. Authorization and Powers:Without limiting any other pricwis'.on,power or t'lG, 1' • tk„• • • au+tt tlon of this Plan,the Development Agency;mall have all of the 3*: §d(end res ib(UMtles a►licvuved un& ons c4 ORS Gila er . f,- t., powers pons cat provisions chapter ,,,. M A"• 4: 457 except as may be expires ly llmlte�d by the City Colin is approval M r . . • r!c f'31.: • Of this Plan. 1� N 1 l� y r id q t.,• w ` M' ) .2 M.w r; ry M d ''\+. ! w o, P 1 i • •5 a Y r` r 1 Yr4r 1 { 1 '41', ., Its• {!, t 1 I r ;• l'Oji ¢1 '7 Y1 i 1° tri,,, 9 J r I %4 '' " ' }j t `(rd r ,. 1, I • .~- i . . . 1rq �, , I .a ;fir " 1 11 1 .4.ttiyc 1 1 9 lac;ii. •r •i tt i. .'' •A 13 .r. / t M ti I I . , ., .a z, i, ,}13 0,... f,io,P114 1 :, f r > 1 •,•,,L .r q'l� Ir n. , - . r. ,•R.r r J • iF.,ri-,W f.x•,4. t ,:•,,'QQ , . .. _ .,t�...r,.•n .•.•l+..r.}4M11,�w..r..+....Q1-w..,-+:iw.4.1-IfL4..........�rJ.....x.•,-x..ur _, � � r .r,......r.J.rl.ur.r n..x.r..r..,........»n]..Me.r...+u+r.l.w.•.w._-.,.0 J._....n•..A..+.r,..,r.1,u.+...u,K'J.Lr-.,..,r4_•,..4.NU •. II ' t t " .... - , uM:A4r%kru,C4lwYlu..aY.Ar F.,e,u i.e.x.. -• r rili`::',;::',..447.4fi' • , >; >�:1' ..r.,r r 1 ..4 1 1• Yk ti:,k,r�" t^1 "yw,�,',r ., 'J bL 1..'4e 47. 7ii;'l.',i*,�":i1 y., 1'�tk•'J' a.• µ',.. +.,` •, H l•T-3+ , Y t:i by0,'v „, Y,. ,?'”L .•a'1 r , , „ "4'"r •! , *' i"a •t cvc '• ''�!M`d l+ji+.•ii i n4 iti� C,rp+L�';'' tl .1.j, ,'<i' t'Z.:a'.n° t +. ,„,;*,.,....,,,,,4,„,�"'t.44 •�„,.;:„..,....t,r.i; ,t :44,r•�(,� t •,. t, . a T'•+,•. n Fy Cam`• o t'4q�•-+�'�. 1 � `t�,;�:N"��y� �� ji �t 1�3•M,'� •'A •' r �' ,� < t"� "'�•Y•"�•► `" � 5, ri t t i 1r+ ti 4+M`. ,-1• 1 •, ,.i 1., , •'G1 r W + > ,y,.r"•�,'v.'A+l a•`•,`�7r`♦ 1�'..•�,,1h!, ;4 r,,�j;4• :,.t. '•Y'•w 1i,,,l .,V a,V,,,T. inAk!,wlt r'...,,C: a'1*1. " ��yt:�.r;ti c kkSr,7,'•,",J•.�.'i• «•"t4„.'T 0 �t '4h i, 1n' '•Y h,r., p:rt.r, r't' r,., ! '+r r"M 1 ' 7 • V •'',YHi`St4•f�'�y,l(F',l�`,�Ir • ! Al,ii;,.t{7•tl, It f 1�;•'+ t' Yl° , �'r7 �•7I,y11 + ,i•2 , 1, -t� '. I r.£4 4'�, 4:,,..• fir! "y . •r' I r'�'.« . : 1 - � � /+• •,� „',�.yq„(,1,.It'.VVr " ,y��r,�4.�` , •t � .•��ar rr .•.rr,4-0'lWwr4 }'+ * AI 4.,.f,:,,144(4‘.4':..1,.!1.....;1 :. • . ,,,,. : • 05r°rr )! ll list 14•4 r SECTION 700. FINAPcVa OF ®EVELCPMEJT p tNDEHTEpNES9 ; ? ' .y ` M ,a s`l:k, I The Development Agercy may borrow'm ey gd mt t adrarets,iasrN, Qrants end .v 1:' �` any.+theT Ieg�i f�of firtanccl assistance from the Federal 4ovenmeat,the Stmta.,�ty, • f,'"1�xi , r : ' ' ' ,i • `, orb ;:� u ,i. Count , other btio body, or from'any > , i for the '"" r� [ :�, purposes of uncferleking and carrying ota.this Pit, n, or my cth®rvvlss olotaln fir t►nC 4I , .tY , •a: ed ty ORS Chapter 457. � "' y„' as attlhorfz . i i"r 701, SELF UOUIDATION OF C©STS CF URBAN RENEUVAt, INDEBTEDNESS (T� ;+ .r<. . „ . . 4. bv,,,... . .:. i .,,,0„... . . . , trTT FIIVA.NCING) W.• . : t tt t Prol acts a1 d acct vitles of the Agency may be finerrci d, In vvtaofe or ka pert, by ,a•it€: of renewal ectIvttles ate provided i>n ORS 457.420 erlf-Ilquklatbn of tit* costs . t a n' Y, through 457.45{.The ed • vatlorerti te9ces,4 tiny,levied by.a t ng bs ty the ;, ` situated In the IDeVelocoralent Arts $ be • "` ' t> 'bfe a pec'r►orie1 property . i;f •' J divided as provided h ORS,457,440. IbM pZirtion Of the lazes the x arty,Ira tiled messed value of property . . .r.;-1.-.1!+ t. th$Gr►c�rae , . .„4 "',3..;,,, •levy against :.`. value• ids!kt ttae carttlk�te fed t " er ' t� f]evelgprvrent Area aver the assec>sed p+sd ' r I r`�° t or fiicto. be try a ;,� -� r` ,'.'E ' ' ORS 457,x, ehait, after collection by the p 1;, a end Olen be used to pity f�itnc pet and uteri �?" .'« 'r, . 'fund C�the Ireloprraent 'tact y� ft ek ors a frrd ' '".. 1 r .. � , � � + � ry . r� ®r rQfuraerwe this `r-�;� to f trt�euttse �frltira � �� kyctlrred by the A0 ..• ri �` aaxs cc a tl lett airlattxtrt�sd end Undertaken pursti to r a' l''' '' ( Of Mit Platt . 4 it. r ., Upon. letion of the p'c� and activities kJent d In' this Platt +�r .. ^� • rtttts to this Plan, tlatEsfacxl9ra•r.. ��,'' aibs�taar�lt eu'raend at ell �taststnradtatq ' .el.,7!,,gt: :, , ! rr'' : •��,�.�,..{` ion,cA taxes undet`ORS 7. .450 i � �•4 j � °�`dp'�� Irxic�tedra�l,tit'$d�� ►r'4� 4� r yT �, . , �. cease as pr ,aided by ORS/457„,r4Sb, �.L' raga.t4 !', ,,:*1,-;f-.''',. • it M ( J, i It 4. .R" I' fit.'`�tti•„ ` 'I. YY 4, fG,? J.').i, I! I'1 : *,§r" :'" r: 3 57. .t 9 !) " , ' i r, �lri•,' i,J aw �'f Jam .�°r7, (yam' ,Lw•41"•44-4rrrl"'�'!'41444' , „"!n 1 2.-.,•%Ywtvti.•w.ity,.:*,? I•.!'P .,. .�. _.,....., '..0..0 M wirr.•'n'.•Ar.l.••+.� + ' ..� 1,� rIP'-{cT"'r � ,R7".r•'t,+w.a�.. �,r .'M '7�I 4 I ' : , : .: : . , ,. : . . ' . , : '[. , ,•\ r , „+ 4199 I1 MriR y='t{:' i� , ' i,.t)JVZFIt�)'^.d 4 •4t4I R,f'11H.ro tt',•.^: .'Y;,.► .r•” ; j 1 . " ,r., .�, "w`.i'.±�'ia � �{'l L�'»" ' '��,iy" f , [ ` r¢ 7 i.ri ,, Y`y. r: y' t .••` +, ', .j, ,• • ^I, •t• "* ..,:,;A:.-: .3 R � .*'.ri`�1'¢ �tiS .�,�' l`,7• A'■ •• f' "•.r ii''r..,,:e'+,..i S+tiJWI a.• • •;t ti . _M;r,�!. C7.,4��r}{r' y N.i�'. w • •" t "Sr ,:!h�.J'}''Y, '1�,R�.,'y,•, }{�ftr.,,�ti ry.'��b�:�,()w 5�1•.'S: 1 �`�j I 1', A " q _!� r~AF.lR ��,t �v�+i•a)'�'9 1. `�,:j�„ �y ')i-511 e' ,..+,. '7A i/''•i;• ' l t•,.. ��_ n,+:?) i'.: Flt r• .'"' ," ` •t '',;:r:K0ii �.i. t. }• St •s f w• x• 1.w ,, Y i A . 4i 702. PRIOR IbIDE:lr'TEDNESS i "ii, Any kldebtedness perfl fitted by law falls' hel/ti d.Iby the "ye or the City in ;�yY:+'•;'" `,, {d from 1,' ,a w'j : �n ectkxt nth preplanning for this Development Plan my be t I.M y,' I t liable. . . Development Agency I-Inds when end $such tundh are available. :;i''5,�i.t ` "i 1, � ' 7 ANNt��UAL BIJi)GET ' 41 per: els.t+use a t1 9 year ending,lUne 3O Each r'[t i i t The'devalapmont AOer "i►shell adopt ) budget /mod jig /n / {ryEEach� �, R Y,'. .,',7ii �• yee�r� by July t, the !City �cuneN shell adolrt g ` », r In■ conforrtsatice with provisions Gi ORS^94 (the local nudg flaw) ,'• ';.• ORS 457.460 which shall descritle Its sources of r rtue,proms expenditur .fi r. ''. .*r4:-.y: . and activtties. ,;4,- ..' eel ! ellt Agency shall submit Its p+ sed budget too the Clay's Budget .a ka ," The opt ' stall ttvt urrrdertake hriy , �.!; �nkiee tor tt t i+!Imw+i and approval end Mach Agency },•r4•' Irl tf18 I�adget app{oved 1�y 1 "ly,r .. ecthr{tles r�tar ar►y builds except�s prddt9 " +�", the City Council. >�;� • y * , . 'Viiii.., , 4. y,�r f f�",' i � n '''01''t i , ` Iii.' off! 4 , ,I..,.0.,,,."; 1 4b41.,*1.4 7 4 ,1 . f • ' t �t •� a k j a v f f • 04•141?2 7t1 • t 4 \ ,, •At V4.1.7 ti•;'' •��. Ir. 1 Or ' iT1 ` ,• ke a y, w r.. ��yyywyijMj�,,.i W .1 «. R )' � �. �,, MH••NWIP.O}"vw�Tr.m•a/^.•y!Yri .•i '` s•+i�w.k+Vr+,lur•Aiwi•yN!7LV"�VI"w R`�It*'r!p✓I.,.+r:'.r+N'!YS".4„tµ,w•.I.NrpM'A bNras +'!f:""f� '�`Tr'� \f'W'Y4, (r• '" ry / f ' • ^1) • ' .. . ,...x ....,....a,...4-.�.vw.,n J-1..n.. +nr.i .,.....m..... ....a., - .-. - ..,,�..,•.�.vn.-w..,...+n.....,.J•....rv1w,.nnn�..�.�.......A-fwM.+.....:t:.w.....................i..a...rM..-.-.-....+.SI�:.:+N«l,t .l•.V,.x.,,::4....1.,. � � . ` it1�L'Lif �t1 .{1 �'.I,}.=,7� L't' "it,r �' /' , i��'�... . F ^ 1. if'•'. � • ;,Y.,..,',...11". . tl t% Q y/F 4'4'. F �' i !qr , ,,'''.y;i• .,, Y„ 7 .1)1, Gr F. 'r r ., ,.:. .t�N'.• T{I..,-.1.4,1i..:'\.4.4`,,• ii•�'� , • ti",,i • l 1, ,," i, —• ,f v Alfi'M' ti;(�' ''r, t T:.' ll•yy w • 4ti t�M,`.r'79+;'r�•�� • �d, +1 , * i , •• .�}A j ,� iY/,1, y 4.4..,�,t),. , .• '�,•.,y.,•a• F"'iJ ii,A'.i��.••:��..•� tin":li• . , 1 b, , , r .I, .r,,,ndN?T'i�`:1.7 ., bMI fS.�IA.4�!'J4tiii+.11d' tli,' _ • {',•V' • ++t F •1.e r R ...... . ..,.. •ter, f ti'•Fi `tl - s.,l Wtiiil��":ros ••h.lr.r. ;' o.`,12,�i.t+j •. ✓� iilf�(','.w' /y4•1, i' ' i F� y '{ •SIP , 'r SECTION 800. ANNUAL FINANCIAL STATEMENT REQUIRED 1 •- ; 1.i; 801. REOI.)IRED FINANCIAL.STATEMENT a }`requires that the Development Agency, by August 1 of ,.4 ,. f'r.•, - ! o ORS Sactfd�r� 457.460 ey ';,:.1.6„.-:,, { pare a statement containing: �. �r. r r each year, pre I tip: , ff) amount of tart increment revenues(ORS 140(4))preceding tiscel year . � :' 1 l 2tf a1 r,w r, and from Indebtedness Incurred by ORS 457,440(0); ', • g"'34, • z ®. The purpose and amounts for which such money ere expended during , `�.. ..-', the preceding fiscal year, 4Y1 ,. at; ''',.�. dtt+rl► the'r� '"'.i p" C ecrement trap to bo tre ed � `" An e�iLmete of tau►drW ., ak t,• nder oRS,457.440(6); . ;fMet 4 ••,„` .•,e: fiscal gnat and lrarn Indobteidness ksrr®d u tY >,, • „` ` a Brad estimated r+mounts forr au`hieh all ..v Fx��,"� :',... D. A budget eeEtirtg Earth the I R "�!K ' irrl the current yea 4.1-,,,,,-5,71.,,„ t, such monies are to be tpartded ti n;t reared , ; •' "i E. An analysis o1 the Impact, • a1 sny, of carrying'out late t evelopme r'.: M i • for the receding year fair all 1�nxing bodlst6 Indudsd :. :�'. • arc on the tax rate P .i�; -� r`„ ' 'under 08.457,430; 7'1•"„ -.• '' f deadline to provi the ORS Section 457.4(!x► i " " ,� t-, if tax�'�t�gust 1 fans of I.,^,4.,,,' / Y 41., Is changed l the legislature,than the A germ to lt*exvw a ty „fir:'''' t i, del re the requirement statement.. . , 'l.' ,.,, { ' 802, STATEMENT FILED AND PUBUSI-HEI? a.• . .., The statement required by suction 801 shat*be fled w th the City Courvcil and .,4,0%,' ,F' ^r.; sly be ished prr led by that the yt has be�ert � P� as sate 4aniir idete tr;11:- /Ili.,,:i.� ; ti u ` Wired surd fife vvlth the itli7;31Y.''r t. kiIonntrAkare contanned In the statement Iis eNr cable to e i'rtes' tad Pe'a's"The 0:4'./.061k. 1 '. required I ononnati as.set forth i �la8 001 l'''A �a '`.4` i, • ;y r' ��"�'�`i e�{,y1�w>r�r��V to Mtx � y,y� ,, ,411,•.:, '.,t\Ceti b i` i I 1�' i d f t I 1./ZVI 11-01 ' .r t 1 Z..° 1 Ah P L rI f/ 0�,.a,4 "�S 1 • 1 1 P i .........,�.�ti,,.:.r-ti«»��.+u.«.w... ....a..u....M,..l-,•.i.+r..+.,.«,w..,.•.�u«».«,u.nw,i. - ...,,.. «....w+w,,..-i-,.+.,.«»,. .,.».,..r.,.uw.., o....t.ai...,+.r......z,,.„.,«.,......,........._.,a.......� .c..J.....«,.t»a.. •,... ,-. ,_.,.e..»..,.a..�,...n..M...+r.....« ....- .,.,,,,. i ., .:'"t •„ e ♦ ��'' , 1 : W :" ' R/•i{i1, <'', "rt .]' , ,Wr—. .r i�, ., , t a.. , ," ''Y,14)'•1., .5, ,'t,`''•q t,'A 14,,7" t e' ,• , �• e ; ° •' i.wCt N:, .•,....,w ....•;..�.:...w•1•..r:aMW�b„n .N.:a,"t•.' + " J r.ww....M..,....,kt .. � in,4Nt`;te A,.':” , .•• +t y" •• +) r, 1 r ,. , Aa a.. � `.T� ;p• wi 4 ; � i"t/ ", 1. . a �� •5i! t` LJpGt . [ . SECTION 900. CITIZEN PARTICIPATION n r ttyy.It"' �/ •, ' ;'r • The a�Ertt les a� scte Identified In this Plan,the dnvelo p m amt of subsequent PI /t, '• ' .: ?, edu4 e3',activt!les and r gulatior.e,tlrxi the adoption of amendments to this Plan strop s . to undertaken Wttht the pacticcpation of citizens, owners and tenants as indivkluats and " ,rA ''3: ° organizations who reside within or w vt�t ho have financial Interest hin the City Center . ' V. optnent Arse and with the general citizens of the City. For this purpose it*City . '� ,,,. council established the a City Center Plan Task Fong to advise and;assist n the detals r} , A and pc'paratlon of this Plan, Council ties also established the 'qty met �t ' Js�• �r F :,.'', Devetoprnerrt Advlscx'y Comrnission to advise and assist it and tho Development Agency •'?4'. t .+t''� /, ' in knplernet 4etk n of and any fsltUre athendnents to this Plan: ' ' ''1. • ti : , �. '` FL1' . , . , r ,41:;70.% Vt �Y I '41,," ',40,14 {Vrs r%41 F" r � .0.'V r olr5+1 Ix, '14" „, 1 4 "4.41,\.tp'' , , ' tt."4',;- . • yy a1 , I `i aP f , , „..,,,,„„). i i 1 , r t "4k.f° r I . r : r' k 3 l I T" 1 4..C. •`_ k.h ' 'Y�., • VJ . °'"' ',,' .«.r •J;. 1, .Ati"' � v.' R sd+u" a ,,;*..**,,,,1%,q11; f. ',,,,,Pt''''+ •V,� `',''.. , , . M '7.+,+t,(t i i•eA r..'r., " '.''b:' q i yR' a v+ , .,. Vi•r y�'+�r y�"' ... 1 ` 4,. • Y f■p c-''•'; ,,kh,yi•',1 }•S; , 1'. ',ta"":— 5 ,, ''e,N ►�rF,•1/4--f " ,, '1 "1••,i iii':•' F!2 w,,, ^ 1, M '., a•t* r +t:i°�1,d,4'I.,r ''�.RtAn�r�N `�. 'r° Ya'�tF .� 1"i' . R i !''. 'a ^,. ,.k.t. . "i, ',"1',1;,)t„n•''.,,g1+�4.9."y 'qt, tti ",. J ,, A K� ., ..:•1.',,c, ^, l`." ,:,•,,'I.,1..{ . '1, '.f. d,' 'w t ,, y v 1 " • � - 'ii ¢�{'� t� ' ),t „1'i, d " .4,p rig•,',,>', •' r Ij 1 '1'? r.. '�t•�.N., .4',,', .,,,(.44,- ''!1+ ' Yq, t.� '' w, '.'1.• ill - •.,,'• wr.,.rr. :, ^'•••'•1'..4rwtm.4.+W - . "(_"I, i� ... w ,I '' •gym r a d s ,. r' 111 .-,4 fir,+ fy rt t pr .', as r 't SECT1©N 1000. NON.D SCRiMlNATIOP8 Ore the p1epeiraticztt,adoption and implementation of Nale Plan,no puWlc official or xt+tats • �. %.,0,., f� :' w party eteti take any action or cause any Bona t group o ganizetion to to di criminated against on the basis o age, races., color, religion, sex, merit i Status or r..tka+ i origin., '` • ' . . -1 * 4.. r.. ti. '0 1 • a1 ..w 1•r.;ir ij X n {, H' ,1',, Y� k�rv;r "i �rvr�•� 1 e':::;,1,.ty " • ,"; te ,, , .'f,...,.:),„' 9 , 1 411.4 r, , . :, •. ,. . . � ' • ' ,∎ 3 , v-•t4}C' y1r •i { ,r, .7r th' r r ;■*":4' ' . . try dti rL t' w 1y t. R 4. 4 • ,AE 37'`u4 ..' 0 „Pio,. , e: ' t . f 3� rzr nr?►"may•`: l •k. 'a. w�•,!, ./.' a.' :i. �i .1^ Nif t, f�1 S.N, .i4 ■ /, ti N.1/40/„I,;,.',.40 /.o.".5, r.J�} 4 1 , , 7:47-4111,4.4:2L1,".11,11,,144. M; ry y�.1•!T><�'^"i r?I' /'��•. ,..4:Tt.1 . ,,.r ' .i'I i` t, W'IV '4 4 °M "`'"I i, .• rfVr� 4 ,N 1, ,A''li tr; ,, t �,r tf '�iG tl• Tit ,, 4„ Ir j ►>) `i/,i,. •!. ,M t' 1 t 'r. t.'44, •, $ �i �' � h t,rt t ")Y 1, �F„Y�1"1' ' Y Y ku,,, �.�1, ^ ,�i''..'+1'1�,�+1 � 4 .. �. y �. 1• •i r 't" ,s` d t! k /, t`l.�.m I.f 4 Cr �t'4',11' ' 1,, •1' 1 1 r,.'. '% 7yr:"I' 1 i A, , .r' o.'•!' y' 9 A �.y� ,Y" d y�}'T' It�j pp.�'", '';1.1'� �'t.tyk gt J i"'. -�' 11 J!� '� ,. r ; y1r� rJ , , ' rr!.. -1 1.•t ��Y •,.� �j1,,yY, , ..4 "; g ,._.. ..�.•,,.,r,.,.�.�....a-+,.:._a,:-,i:.:.,a.l...,..,:m,._...._.,. .. ..-._:.._,,._.._.. ;...n,..., -«.«..,.wr,.._l..wr....a.,•,�.,.w M�..».,.,._.,..,�..rn.w��:.o..,.:l,�u.•.s.�,«,.w....,.�....,.�..,;,,:... ...... ...___..r.��,.r,.:au.......Fw......, .r ,,,>. • ,• ' .v'f' 'y • tA k�., + �rr •r'(:I f r• '' ,. 1• -''' ' � � + • 'a . .�t: " i : y' J • • r ` 4 "•:t• :A• „,Tara., S M 'a' � r``i' •�•r•�7y;i.,.1.”iO,PG,rt . 1V'%i iA i .r F.•;,'r;" '.' ,♦i•W n 4,,• 1.'1 3 , r r' ,. � I � r y` r. . ;,r, �,.T• S,, r•,, ,'„ ., ,)t}. ral, r,ir y' �;,, •.,t : ., , • . •1 • y•,. . I. �%, • '1•T �ti4, ' tl 4:,.,•t, ,..,, Yc:, ,„ ...,,, ; 1" c A, ' , � ` r, ,. k; k� -11 1 �� ' W • ' _ :.t• '...),...1..,75:f ' . � ; , ‘I', 4� '; p, •�,Yr .. . t tt�i,�t•..L.` :'rt'�!.h• •1•.•W ! ,:•..r., '-' l(o,,�, F ~r,.• '6�”' .4,"(!.',-.?4,,„,i'., ipl'1 j L�ZT'r r , • +�r !4411` `Li, 7M'Vii• i•r1 ..�`.,/..`, r N9 • ' . , 1 Y M • . . , ,,, ' i [;2� � W � y , •L ) 1rrC1 ' 4 r '� i S• ; �, r • ,r, , 0114.I., 1r.,,M..c., .,—,..- J M. •,•,M . 'nn• ,« r W.,•ii�+,`atii••.1 , . . • ! • C•••1 4 , 4 •,: 1 '' 1.i', •r •j to.'4' ;• SECTION 1100. RECORDING OF Pd AA! (.X. '•a.e, • A copy oft .City 'tt ordirvance ardot)ting ttrls Plan under ORS 45'7495 stasti be .f'8' :i, +. `r by the Cs,uflcII to the t3 lopr�vtt �g ncy/ F otic�wing �ppr ! ®( � P ri �r ,1 k 5,,� • , wtii have the Plan recnrd.ld with the F1 9ing � ' II' required t>)/tits City 4rta►r.She agencyrRrcp •`r s Officer or Washington Ccxmty. :. scat-E 1, 4 n, 1 ,, ,t d •rb '� s V,,{ y: ..t" , Y�'• .a, t • s • • x I gg 1 .4 i if+ ,'`v,, r• `,�� moa Y k t w;,.$ ,' ., ti r 4 • ♦ , � 1 J , ► r )r 74 n , ...,.. • /. ,. i i. .-hr. .. .... '„Yi.A.w,., ....•-Mw ....+..x+...l:.....�..h,�..xu .r...,«.NU..-H..A..._... .l: +.unW.i+,v.4 .r,.,n � +...N .i,,- ' . f ,RR r r '',;I• 1 y l 1' I �' FI � ' •l� 111 � .,N s ,r�' +1 1 1. .r t r.,r� •AS 1'•0,1- . r+:r' ..t. �r k+ . 1 t "•r "',7 A '}�`u.,,.. 1.1a1rr1�r^,' y •t p tA4*-'V• } sra' .' °•.s}• .?j' (i,it,,,^ ,ry. ,, r ti,74.P�J'loi t '' w `l ' it,',,,, �f,r •t e r., r S ,i S S t � ;'�t'r, `J T.`o l wr trot, �/ t 1,NM'r1 �•�•• K 1 r y,� t, J 1 1Y•a'i.r a, (•, 1 1 ''>.' •":4„:1,,, • ' I j•• ,j v^ •f qa• r'r f Z'''ri;yy , 4-)4t 1.�A.••i'.0.1'.filyf,,..,-„ tt�'(^'4.,-.1';`,' AI�in,,,_;er�r 4,.,.,.1"1 1 ' ,' ` '� uAa' - •^ ..!4_,' .' 1.)1Z:.:;,•''r pR�/ .' '1. .1a, • ,1( r'�,,`� '• u•$#Aj"in 7i,;,{;1, .•w•••lIt' .t•:•1,..:1 '' t' :Id, .'.''''”. .. {'S1.y' • 'r^+' •";r} wyr'+ 1`�l"',, Ij.1 ,`��rl�.'¢�.�..i• A1,,A.,P+^+.444'iMM1.k. t�"Y:J•v{+}g5l :k,. qi. .• , •�,t., �`' y.4�H k4k, ,'•Y�,+}�1'}. 'ci c "Q�• 1' 'C ,..,1-,:. !, ,.t, M�r,• }.�•�Y..�^+ rJ, .'A•�r `J .� a •r+. .T.4 �•r.r+P"!1• ►y�,�' ^ • ' •trvy+;.A-,:. P ., .,j1,✓;Y•.",.:i ' "` A. 4 11r,^y ., ' ',`' •'"f` 1r ,' ' ��,-, '•� : ✓tor• '1 ii �yjJ,� }�X'�t� IJ } } •�tP 1 •a ,'\,.. ri.o1 Yr. , a M, 4•, i ,FAI�,.�. ,..4c '.,�R�� `':lf�,.'ti' .!w r. A'1.R Y ^t'P�f�P�. r I 1 rK ,d1•:'� �',�r• 1'�'D� N I L .;$,,}•�!•1. ,LK#rt.•• .,`"Wrt'4r•{�'l'••,,,;','.., M r.•i;-i-,.4„;r, ♦ r .. ., r -.4;'I'. 1'0,4r R;t 4 4�°.' 1,r,�. ',+`(.r I'.•fw„lti ` ant .: • ' 1.r�w13+....,, .r y r t.+r «...r.�•1.. ' . }"rr' . p',. 1'.,+i 171M:,^i'”IC't.�.l,r''H,I'''' '''�19'.U11 ,-R'y. .^4 i 1. `. 1 ittist A G°r t P A , z,a 4 t-• ,i!■••° .,, 1f.1N 1100. RECORDING Or PI.APd ,N ; 1 n shell ' • ,� �, rt A of t� C�a grti►ru�n�r ed�ting this 3�n under 9�H� a57'.t� }wry. •, , -:. - A.• ,• sent by the a�� to the t7e c�nent Agency. I�a�lawi approval of this + es � v�7 g ,: 'rewired by the City Charter,the Agency will have the Ptai recorded`lath the Recording . „i • d Officer or Washi on County,a; h !"4. '...4% .1,.:I.;,.. a f • r{•, r t • ■ .r .w 1 .r,.br" Y r a • Imo t('r�4 } . :' '411;.,,,, . .,,,i . ...'5.:',a■ i st+� . . •.p ,N 't 1 „ 1 , T . I 7. , �fp' (, I ;71.ms.,, .... ,.,..,,,,,,,,,,,i Jw .�r ,1 1 I � i ti t .,fi. P.,n�? .a ia. r �� f 7'* ' A ss 4,,, t • S 1p1 ,k r If a .,, 4 '. ir,11't,, ;'4.: I (V..ktli. ( '/,,At J%i . ;j; -; f. 1 .1 ' .- 11011 . ,.7 e.r;,,„Ak,,: I r c 1 ), ri ,t4 ' , i „Ile. •"!13•ry” µ ` � f 10. 3. I L' �JA. 67"a tr' ,� i t w ti r 0 u,: '� q' . i 1 � 4 ,�,�y• 7 ` t'S 4 ' FF3[7o"x—�i' ka7i'�"'m ”' i�'9u1!"K'i"�', �'�a ,kaew�k'9r+bmasv d�MY�pI ,'�°!'j'9F• r• i + 7, 1 liv, r ,. to S 1, i, ,�1• ,,,,y ‘ 311'1'`, V ,r I `, , ,U '( +I 1 'i,�. i �,,/I r_ t+ , ' M'" I•' 4 •1 ' 4 a• 't♦ 'uni,',A u.♦ '�f^�':'i .,t.i +.r.(t' .'�•. ♦.t t t M .�,t�yy a"' tt: f}.�n•' „r, li r 1� '� t iS'•' 1A," .r� ?`i."j f�k4 r` 1'.�'+t44Y.n r +r ...», a a�' i! ��p •'••1'F , ,, ,1347 iG y 1 4 r r+ •,y r 4 T r , K..,•, ,,r, t «, Y �„ t• ,^t 'T 'i/■h•Y61 E.{ �r 3 gck,.1ii'r .il lA, .�»y,.. k,��rr�4:,.. , + r;,! i:,, ,;' '.1,.,, ..,• fi %. •`,. , tJ ` I '4;0� .w , ',10 ,4.„• ` .k� '•Y ".C:fkN rat Yl tl" A: ,7 '.Ti�.« �r','Ct'�♦r. 4 a.w,.+•'�•N7'iS?;+ �'r vF,; �,t•.ly;ltil„+,. ' ;, .' �.".;i'ri+•;, a. +..�, »t �.ti T t. ,�,.� , • ' *a ,1 +.ar•W t,1.1'1.'S'p' `*''tN+i..0;:ti , ,}`n, r t.r ,y +A .Y•+, ,. f ' ',',Yn't.. t,,, j' ` • ,♦,,,,:. . 'Oka'''�� , ¢y��yq/�7�ka�yl• yi•r+�rt�yr��Y.r'r"�,� �`�t �,i�+`a �R •�y, '„�; ��,, t.l•3•; ', � n � � ,•r. m'1 ,:.«.S ,t '+'1 N` `� 4,t j"'',1 ti.'�},y�'�,�;:T+y .t. A V''+•a i.. ,+ , ' t,+*,� t ,. ,. t - t i.p,1. . nJ, 1 7,j ", tt �? :4:.''''''+t '.,♦♦" '.,, .ti , t�i , "f S..kf,ta( t��,�li�l"��M.y 1," t '1 �,W1Lw.....OA.,•.,y w.6.../ur Y Y•A+.1�'1r , '' T I • ,L t+ •,• , w., a • P. n 'iF.: ',•t ; 'x e.4 A,i1 �• .. I a A .. SECTION 1200. PROCEDURES FOR CH .NGES OR AMENDMENTS IN THE APPROVED '•" •., H. ,: ,,a is CENTER DEVELOPMENT�P A �� ;'r AM,t: M1 riodir ll ' nd continue to evolve du r . ,' , t' 'i'tzla Man will be reviewed and analyzed pe y� �0 axsntl r� ,),1,4°,„-., >>t ',. J the course of tkss i np emnntatlkn. The Plan be changed,' clarified, modified ,,Tji 1 r u+ �ti i ��+�'," , . � � amended as furQure conditions may warrant,Where,In the judgment a►1 the ,� , 4' ''',, Agency as guided by the definitions and criteria,contained In this Plan, the proper 1 , d j, �.;,•�. �r rte', ,', •I >y a� ifl tion wilt substantially change the Plan, the modification must be dtly approved #.Z tt ; 4! 4� )r'L,.4,+ N'• t+, �•', 1 by tha City Council In the�sarr,e manner as the original Plan before the mange can be �""`�' ft't.. .y a ,� Impiemented.' .,.;�"r w,o ...r.y; ♦h 1.,; t. �ry �'�i;v a�, 1231. MINOR CHANGES ,.0 1 i' 't 11 change as d iirt d ka�X920 , ''' kX My change that is not as substantial g ► ., , proposed by resolution o the Development Agency In which the detePs'ot the ,",*Y.�x., "s i k r 4 !a r S. n►anoc thane a or changes shall be described. t , ,,,' .t',,t;,?• 1202. SUBSTANTIAL 1 ANDES V '. �;4, , � .. `:; '' Substantial changes to tills Plan, If any, shelf be aped on the same ,,` i ��i,yt �, b+ • 19,r..'', ►►,•• ` as the original Plan, pursuant to ORS 457.095 and ORS '457220. Substantial : t,i, :h 7 `, • noes tc this Plan stall l tale the following; ;'re i t ' '°` ts>r ss In the' land. area Vottt n the b nriarles of the ' + r, � , o�r:•,1'.1„:74,9-:,,, ` ,Y t development area, ' a t„,°,4 ' , ;.b{' t■,' tr . . II An Increase kt the dkstkh of the Plan ea described In 61301: , °? �� . t.1.it fl.,iv,, , C. The bdditian sat any vi project,not otherwise Ei r ad in the 'I',y1 4, t , ` j rw , ° '`ksr current Plan. La lopm at a ctet wfweth ► f" 1 `•'t',;�;#1,111 it prolect Is a"tam prof eW'pi real nn to%MO. ' l y,4 ,'.. t` t% ANAENDMENT TO ME S COMI'REHI tsl'VE PLAN OR TO O' 1TfI ,,,...11.-r I :.i IMPLEMENTING ORDINANCES: IMPACT ©�OPMENT P �� ' ..,.,r.,.∎ CO ' ' rr. '► ',ti t+'r+`sni time-ixAltne daring the k'npl stitectle n of that o im Ptah. •thts I , ,, . „ ,44'. „ Gcrrrn t t the ef Tigard p � . i y 4 .. f 1i + " '1 r .2 approve eds Z rifiatc i o the' Plait er ;, � u 1.; ., , ;',... ., , e, t'ikt. , • 1 .,.-, ' ,1 ..., A � •.. • 1 1 1 110 1 i I r• tr, d r, � y ,0 �• 1 � • M . 1 . ' i . . t'.',. .:;, ,,,,,.......t.,.,,, , ,,.','"i.t.w,� t p t I . 1. U , ,•. �..__a.. �....m...4,. ,.,�..�.;� x., >_.�, ___,..wr.-. � .�_.�.._�.1....� ..,r,�.�.,�.,.��.�,�,m..,�.�':. .,.._ ......:,...,.»,_..__...'� ...,.,,,"„� ...., � :,..__..x....�».ra H...•�rr.,,�,.,....w.�:w...•.w.r,..�.��,�.,. ,.. � � ' : '..r• cl;.'4 2 P / !,1 +r�:,l:A i;o h i y j,•^-,vK4 ',*'s, '� t'N'ti1 .f•° n' ,, r 't:$∎.;;t ,G 1¢t� -" ,Y r 7.,e ;.yr.4.i 1'1�a .,., '.ri A r • :=,-.77,t•• .7:T i y.4 i:r Y iY•.,,,,,,,,1'9�',i ' r'',� :— . 1 ''c!f• ,. 4'a` , , ,K ^ l 1;464 '•r _•44�.•i� 'V 1 Yt •l ,! • a• it •w (i: • ' r b . 4-, ..4: , .X12• . - ,K .•./ �{t: L ilt 4" 4.0 Ar..'!y•4f.r.„` ' 't„, ,,! .JJ'r •,ir♦ i„« :� r, ,1 • ”4't i,�' r . •.„ 11:-,-A, -,..1.-�ti , F,+ 'r. It.• • a+ ',_k^L 4ef��Y � ,;:� f,♦ P'+ � , •t t • a f,,q 7-.J r': �,,�ai�,V;;J" N ' .•°',o!' 4, 14,,' , 1.', ,1`^k's '1, , "' •t '' • • IhW{„"••■yl 'tii,,v31.A F 1 r iti . '~ t t`)•.l ,•N., p ' ? ». , A•• :r4A k3 ' e — r4�i,.4w A 31F.,.. ,. .; ' 1 , ■., ' , F.,5,'A ' �;E" l t '� �1.�,.• 4, Y 4 •• k • a',7 ' '1f'y,":41, 1i�rt . +y r" py, ''-,- r, ., . ^",. , ; f J ,. , "r „''' ;° .# , h 4. `1,,,1-,,,- .a { , , + • x ` ' ''',0's•-r%"''''''', r n M4, rJ ' . •:1 . ":, ^ • ,t: :,Y• . �! :,,'• ,, .','-'''.•"".•'y' •fk,4y.14•.ro.ro, '' , •••.•.-- .•,•,- • qur, •'l a,.a • :. . , , .r''r , :r,•s,',�. .. 4 . 4 l j r'1 rc aa 3 m ? ,,r f Implet'nentin ordir' races,'FtErthem oii the City Counc may time-to-tine s' F �1 arr.end or approve new bulfding, I-lisaith and Safety Codas mvhich affect the . , r ' implementation of this Development Plan. .1'' '' • .. 1 `�,. 'WIt such amendments,modifications,of ertals officially .r ,If-i,, -, t s , -} ."*,�^ •ut.v ,' ,' by the City 2 h amendments ift ti one or Which affect 4 the provisions of this Plan shall, by reference, become a pert of this Pi an as If , INS,,, 1, A. . , • I' 1K474..'.".4 ,-,' ::.'-.• • r such ar rxtrent rdlticall s, a prva}t W r f ly stated In Plan.. f t�d The City shall f a .r=1,r Ccst9r+oz� orav $o Development . v>t: Y aha � the Fr+rel penartt A�ert�/ �crp6es of 1 � . ,�. � , ' x. „•'1 actions described'ai ove, and the Development Nancy pra.pr+f :gall ''' ' ' - °�''' ' • .:4 apprtsve a resr:ifutic�n'rec nitIrrg that zilch charges Constitute finis changes to +f, y/�, . this PI in, as pcawkfed tcx In 11201 above, The tntrior'tea described In `.. .- :,;� section shall rest efffictivelY seised the DeVeldrxtlent Plan 'au 1 time as the T .1 'r ';'t „ • Yr . , , Deveicp ent Agency's ut t becomes final. , lv M » ,, `et p:� . 4, ,•`•i' e., ' �� . It fi4 , r' ryy. .t W 1 y r I ':'.;4.' '' ''b 4 I l': 0.' ' i g-: .� I, ', r , 'l , , ' I T } . •11�n 3 tli ( 11. , h n i Y w h :,, ‘. i , y�,...„,__ _... .-.:: :p "(p s., .,.... 1, , , ii,.21. , . , , , .1 . r zrr1, f . -.0,„:0„:„ ,...,....,.,,L, 1 . , , , ,04� ,47,4' 1," • 'r t ) f►. 3 ?b' , , . . ' ' ''4*;4V445'. ., ''.,1 '''',J2 • •-.- ' .',;,14 , ', ' ' ,' ; ' ' , "1.,,' ,. " , ', , , '1 , , , , . , , " . ,iitkiiiikotio, Wit' l a 1' J 4•, —..,-, 4 4.4 8 1..11,04.4 yh,uh �C,,I • ..,� ,.,Y 1"! 'HTf,,"r(,,.'K4 M',,",ly+A.W... .4r.l p.,,y 7.r.,.41, Nd.4.^.4^+�'!M4.... p'�1N'lrmil71Ki"++�hT rxnn%e+"+'.++h•y�ro.�.y�� ., •r . r t t.•�.'4.'1 ,1,1 • t' . ■ ■ • I 1 'V.•mow<./1„ •f•! ,••...• • ,• , .. '� r' ' + , ■ ,T x��M1'�'�j 747-0g, 4. 1.��'.t. 4,,,,,..,♦f;�� '1l,t`'` ,,�''x i��: "7.�r`�„y''h$ift^.i i.t+l J�..,,r �• ..f,�••;'a,".,, •., .".;.,•,` � ,_,.,.•�. t. xK•'.• 'w. a ^ t �i N+" ':%�^ w .4 �r,.. a w !; •1” wr,. ^','1t, •" '�j[�1'17• dC` .1, f ,� �Rr F ,� i;r S �„ � ', -n �r �� - .�.tr. +A� �!'1 tk �t a �I�� i•t`• '•�' l '� �� '�1:ri ++• .'S`{lA:,�.V�`fr. M�7., r M.r"i� C � i�rrti` �,,,. i'"�lu L4 Z 9Y�?� "�1 F,.:�, I °, " .. ',,t , ..w'.:....,* { ,,, ,,,'.. ;,� f'1:' ,^}3.',y,�,r. •:,`� I. r �'1 .� S'».+S i `YFh 1• }1' .w K_y4C +r A«i� },Rq�, ' \. krt�"l ��'- J t'„':„0/,n s?3:' 'tti,1' JY ".x,;'4,4,,,,,,—• .y ., .. ,� 'N'''''' ',",• "•,.. ,n '0;te:r}}ltit44 , r "r• R '�'' 't{d••,•t`� • lV qj1,l,�}r n M • iy,u,r , 1 , • ' 'V • r 1 :i161'4";.,• ,/'' ,,4 r'� )1: i+ ^', r, Mx Il. "l r' •,�' �f• 1, • , ` . *rye, ,1 v.•t'r..'t'+ ,'l � _ 'i ��f 1 7/+ i,n r�' AS'i�i�3�arh� ,'r,�" , . . t,.. •` • ,rw ��r�,.,`7Y ( •�'' . ,.�`•' �'y -, Q,• r' r .. .. .y�o,i,Ml.•f/11k.11�I•�M,N.an•�,,. •,., . �,w..• ,! �.�„.•.KQ4'wS..J,'t•(M s ,, 'i':,.04:0. ,.,......,, •,y1�Ia•k� ,{J.„1 . �+ "�h.'ll i'''''.,!,'ill.' ,*4;i:.,:ft. �r • vi SECTION 13300, DURATION AND VAIJOITY OF APPROVED DE ELOPMENT PLAN y � -'�,N- 1301 DURATION OF DEVELOPMENT PLAN :� ` i,,�} l 1 , �y remain 1 r � w Yom• I�la ! in I�1 full force a �€@C.t �1' � not rn�+a► • , ' -this 11 t�[�714i ,.• ...s.;:, ' � ,• 1''ry sixteen (16) years front the effective data this !Pan or� July 1,1t , ,• • ',. ,' r I m whichever date It later and that p'ernod of tlrne nece aiy to any do The . t, f f� Plan may taatrnlnat l to the'time a le a ®, subject to ! F ,, '' +� '' ' requirements of this Section and ORS CHAPTER 457, I'the City Council finds � �" ''; '. 1 tl lt'theta Is no longer a new for an urn rend bra.Such findings shaft In ' ;. .x : '' riti l' �� ti ((• y d Any (10)years extension abQ� ��o¢�tp��9�G,..�'t1�r�P�/ordinance. � � � � ''�, •�•' ,�'4. .. shall t uba an amt ad extension and shall be considered a s a a star , , . 5 �« 'lr t'lenge pursuant to Sect o t 1 , ,., , , � � �” r•`�,`�. ' Should C�tttlyd of competent)u dlctlatt any word, ! eiith3l !section '',W4414,2,r l �,'` or part this Flan to 'Invalid, the'remaining , c tasee,s ' �,, ,t sections �I pares'shall be tip by�su� Olnefir�g shaft r�aslr�l Mr 1ii�PI 1,,i'.g.fPn."‘Idp,.4.'q„ M2 t force and effect for the Otte period did in�au't ction 1301 701. t:'" r�k•7, !:T v Pty ��', '1 N d i f 1r"' I" . r ' �L i 'tom r44:ti) . , � tdni'1�•r ' 'or�wQ�ewnorN fy��r"�yr�a':1•4,r,•2ri („� t4 .rr . {f',q' ��ii "1,r,',�; :1''''''' '1 mac• t/: •�r:I, i Vs'+.M' •, .,. •v9S 'r S ,.dig.{r pia, y,',\.t14,1 Y i•��1�� ? SAY I I � L y �f, l, p %g 9 9 • 0: Ir i V d•M. It r 1' """AA,AAA I� w .,, _ . — " J —.•••, "w W w. ...,..•••....,....,.„.,.............:•.. i r.r�, r.,r ♦y�rw.Mw, �, '. ,•.•""'M•MY'+f'•m,_ .. {�'7i •'s" n.,� r r�µ�,.r ;.,., � {_�,�� r., �i� ., � � r I ,".w•Ly.N,.•,,,y,,.y'yty, 4+..+tM i. �iTl .. 1,,,.. t.,, . I ., , ,. , a I , , ,..4, , , • ...i... , • , . ,• , , •. . ., . . , . . . ., . ., . , ..,., , i, ... . ,i r d t t ..S i It'1. �" d.lI f i(4'.(1-..i .,'j , . ••• •. , r • . , -; •: Division of State Lands Permit No.: 775 Summer Street NE Permit T3rpe: .Rernova 1 I Fill Salem, OR 97310 Waterway: Farm Creek 2r 378-3805 County: Washington County 378-3059 Expiration Date: March la 1994 - PN 93-009 GR4MQB DEVELQILAMMCMC,_ , • .. .1 IS AUTHORIZED IN ACCORDANCE WITH ORS 196.800 TO 196.990 TO PERFORM THA OPERATIONS DESCRIBED IN THE ATTACHED COPY OF TBE APPLICATION, SUBJECT TO TJiJ SPECIAL CONDri'IONS LISTED ON ATTACHMENT A AND TO THE , FOLLOWING GENERAL CONDITIONS: • , L This permit does not authorize trespass on the lands of others. The permit holder sb,all obtain all necessary access permits or rights-of-way before entering lands owned by another. , 2. This permit does not authorize any work that is not in compliance with local zoning or . •• other local, state, or federal regulation pertaining to the operations authorized by this permit. The permit holder is responsible for obtaining the necessary approvals and permits before proceeding under this permit a All work done under this permit must comply with Oregon Administrative Rules, Chapter 340; Standards of Quality for Public Waters of Oregon. Specific water quality provisions for this project are set forth on Attachment A. ' 4 4, Violations of the terms and conditions of this permit are subject to administrative and/or legal action which may result in revocation of the permit or damages, The permit holder is responsible for the activities of all contractors or other operators involved in work done at the site or under this permit, . 5, A copy of the permit shall be a vai1able at the work site whenever operations authorized by the permit are being conducted, 6, Employees of the Division of State Lands and all duly authorized representatives of the Director shall be permitted access to the project area at all reasonable times for the purpose of inspecting work performed under this permit. 7, Any permit holder who objects to the conditions of this permit may request a hearing from the Director,in writing, within 10 days of the date this permit was issued, „ N()=E: If removal is from state-owned submerged and submersible land, the applicant must comply with leasing and royalty provisions of ORS 274,530, If the project involves creation of new lands by filling on state-ovvned submerged or submersible lands, you must comply with ORS 274.905 - 274.940, This permit does not relieve the perroittee of an obligation to secure appropriate leases from the Division of State Lands, to conduct activities on state-owned submerged or submersible lands. Failure to comply with these requirements may result in civil or criminal liability. For more information about these requirements, • please contact the Division of State Lands, Waterway Leasing Office, 378-3805, Gary Gustafson, Director • Oregon Division of State Lands • ,• Or 4 aM4IF U."‘414-'41Q -------- March 10, /9 .3 _ __ Auth I '111WInf Signature Date Issued • • „ . • • • . ' ATTACHMEI A ' . . A Special Conditions for Material Removal/Fill Permit No 7166 . 1. This permit authorizes the removal of up to 380 cubic yards of material and the placement of up to 681 cubic yards of fill material Section 2, T15S, R1W(Fanno Creek Wetland)to develop site for road and housing complex construction as {. L. outlined in the attached permit application, map and drawings. This permit also authorizes the removal of material necessary for wetland creation as specified in special condition 7 below, w 2. Work in the waterway shall be done so as 'minimize 7 " ` : •: y s to �� turbidity increases m - the water that would degrade water quality and damage aquatic life. Turbidity ., shall not exceed 10% above natural stream turbidities, except as allowed by R ' • 0.AR 340-41• , 3. Petroleum,products, chemicals, or other deleterious materials shall not be allowed to enter the water. 1': • 4. Waste materials and spoils shall be placed at an approved upland disposal site • and not in any unauthorized wetland areas. 5>. There shall be no operation of equipment in the active flowing stream between September 30 and June 1, 6. Removal of existing woody vegetation shall be minimal. . N.IITIGATION CONDITIONS, r • 7, The following conditions apply to the replacement wetland as described in the • application and as depicted on permit drawings Sheets 3 through 10 of 10. a. The wetland shall be constructed prior to nr concurrently with the construction project, b. The wetland shall be excavated or maintained to a depth sufficient to insure 1-1/2 feet of standing water with slopes of 10:1, c, The shoreline of the wetland shall,be seeded or planted with grass and/or legumes, native shrubs and trees. Trees and shrubs shall be of three year old stock planted as depicted in the planting plain, except crabapple t.-L �� shall be substituted for ninebark. Following planting t. �_ a..��S��r_s%l'el.z�t) ski k of the area, the vegetation shall be allowed,to establish a natural character with 80%survival Emminimal a. i�al maintenance,` The shall be c e crxt,erA.a. for su�ess period of three years. • d. A buffer shall and • ll be maintained s shall be watered and the vegetated ale A11 .plantings the ve d between tha� axi wetland... • g d��.e��t year watl� housing comp p protective fencing placed around trees. • . I I a. � r J.• .. r M1 r r , It • • • • • • • Attachment . `7166 Page two e. The newly created wetland shall be fenced with a vinyl coated fence to protect the area from human impacts. f The issuance of this permit is conditional upon,establishment of replacement wetlands of approx:iraately 0.73 acres for loss of 0.73 acres of wetland habitat. MO 1.QRll'ti G.SL NDfl ID'=gad 8. To insure a successful habitat replacement the permittee shall, for a period of three years, maintain the wetland until vegetation has become established and the area is functioning as designed, 7 ; 9. The applicant shall establish fixed photo points. Photos shall be taken annually from the established points for monitoring purposes. A.photo documentation report shall be submitted annually to the Division of State Lands for a period of three years after wetland construction. CONMicitTA,CrY Tit 3, 10. The issuance of this permit is conditional upon acquisition of the required Sensitive Lands Review Variance from the City of `igard. The Division of State ]Lan.ds retains the authority to xeq��ir appropriate �.1� e corrective actions to the mitigation site ill the event the newly created rs wetlands are not functioning as designed within, a period of th.ree years.' 12. The Division of State Lands retains the authority to temporarily ily halt or modify the project in case of excessive turbidity or damage to natural resources, ." ; March 1993 • • 4 • • . ..rl_e ..rrr...._a..w...n.....r1........ .w.u.,w r .,. .a n ..._.A.+. • ,s ,, P./,..~, seon.0; ,..4,'' J . r • 1'x.1 1.. f 1 A 1 • , r d ., p r •Arrny PERMIF APPLICATION 'F6RM . � � � -�..�k_: ; nglr�eer .,� 8� Fcrtland District THIS APPUCAT1ON WILL MEET THE REQUu2EhMENMS OF BOTH AGEENCIES •I .•'. ' l•.ti• ,. ' a � ��w Lr��" r •'�.••a,� %'S'.•b�'"«:w:r.•.r 7'+'�•�W.i.':L•'.•'.N:�•� *.L'.`T wj..,t.F:f+..•I� Ryi�ti't;`. SlimmCiIivi.w, . :i ti.�� i..U. ".:ff•�2.. .i f�'!�:':y K'I:zii„7,2F.:aL:;. r Cc cs of Engineers Number (73 —00 9. I Oregon Division of State Lams Number r 11{ ,( Dots. received Date Received ' , ., District Engineer State of Oregon . . ATTN:CENPP-PL-RE Division of State Loads • ' .� P 0 Box 2946 775 Summer Street NE Portland,OR 97208-2946 Salem OR 97310 r 503/326 6995 /37F-3 0.5 j.r . r. r r. 4 ,. .. .V:' ..'!;.. r.-L'....r,••. ':,.7 I .r. .J f+: "'14.' .I. ..r l,., .'?'.K.! .. .,r. , i C 503 245--1976 Gramox��nevelopz�ent, Tno.,�]�arry Cain business phone . � � ® -^plica�nt lame 9895 SE Sunnyside Road, Suite P Address C , and,-ddress Clackamas, OR 97015 home phone- 0 A;.tiorized Agent 0TAY, Inc, business phone# (503) 635-3618 ` r ; Contractor 17355 SW Boones Ferry Road . . • �� 0 Lontrcctor Name and Address Lake Oswego, OR 97035 home phone • Prop Owner sea Bank Real Estate Group business phone (206) 358-7441 • • ,, r� Y ' (if creferent.thctn applicant) 'P.0. Box 34401 • Name and Address Seattle, WA 98124-1401 home phone i' a © PROJEC/ Loa A ioN # • • Scree,.`road or other descriptive location _ Lead D scriotion N ' Quarter Section Township Range I' • Between Main. and Ash. Streets. T25 R1 T Sect. 2 !�`t •ill or Near(City or Town) Tax Map: • Tax Lot In ±gard, Oregon 2512AC Parcels 1-10 , , r ''�II� ' Cot..nr. � Waterway� � River Futile � � � � 1, '.., 4' , k'as Lngton Vann° Creek 1 •i x Is consent to enter property granted to the Corps and the Division of State Lands? 0 Yes 0 No i ', I• r CD PRoPasE0 P}OJECT It4fORMAUUON • . • Activ'-, "yIpe. 11.4. ,Fill 0 Excavation(removal) 0 In-Water Structure 0 Maintain/Recall.an ding g Structure ' riet-,..t p ton, improve quality o� incised drain ditches 'a� ni.tig ata for tra voidable fills I 8 -_-� -- - ., I,••111. l" ri_ r u� _ , � S 031 ' e 1 ' • . HI wi .ulve cubic annually and/or _ai,aic cr4-�ef Ih etotal project i . r Fill wi a: 0 7iprap 0 Rock 0 Gravi eri regu� S anr d O nitih ta 0 C3lcr 80 0 Crgdhics' Uthir °n-site I1�teC�a , • `" i lmo:w°Areas is 73 Acres; width: -.., depth N •1 b gemcl 7 +.•will involve cubic y ards annually and/or cubic /at the total prole .1. Pemcv i will be 0 Riprcp 0 pock 0 Gravel 0 Sand 0 Silt 0 Clay 0 Orgcrics 0 Other Remo.::;npactArea is Acres: length: . __ ._,,.. width: w depth r •,rl s►'oc�. Start Date May 1993 snmttec Completion Date gLlt .2• •-- Will c. .c,ena, coz�ruct�on debris,-runoff.etc,enter C wetland o r waterway'? � Y0 it yes, t :.o.;i" , the type:ot'discharge and show the discharge location on the site,p Discharge Vi l 1 be into sediment ponds noted OR the grading plans. r '� 1Y f to I +� f 1 K , . I ,,'emu 1 �� , ) ,PROPOSED PPOJECT.PURPO +;: -.:.w„. oject Pu z ose.ond Neec:, k ;�• � , . The:project is to provide housing for people. in the Ti -d •Corru.ni ty. . • ' • / .• • . =rojec` Des-a-tic; ` • • - . This is a 218 unit housing deyelo menu: on a 16.8 acre tract. of _and, The•.project is •' located•east'oi the intersections of Pacific Highway (99W) and Main Street south. The, project is in easy walking distance to the central business _ :;c along Main Street i and businesses along Pacific Highway (3,9;1)• I I : i , i .:JV;many project drawing s.'-v, ate in:tuaeo��4th this capli•,•,tin .. __ , � I (1�). Sit e and im p a:c t�draw i ng, , (2� ) .grading plans, (2) plantin g plans. .' • 'JOT"' q c o „ l e n.. -p p.. a::n 177..1i i +...„ - r siu-wings ono C IOCUiIon 'lap SUaf 1l i e..- y S:por oiB df�ZX 11 sheers. , , PROJECT IMPActs ANb,A!7ERNATIVES Describe alternative sites and project designs that were considered to ovoid irnpocts the waterway or wetland, With the exception of road crossings`, the two Fenno Creek tributaries will be slights 1' •. • improved by maintenance type grading to manage incising type water velocities. ; Mitig t i in the creek corridors will be done directly on they impat t areas. , , . .- -. . . LPrgest ?ritpac Ws a..e found in the southeast wetland meadow. OD.: s and DSL recommended the corner 4-plea (Unit 421) be moved out of the wetland and the drive be moved lout I , , . along the south property line, leaving the major part of the wetland in tact. This ” " done in part as shown on plan. / • ' ' describe what measures you will use(before and after construction)to minimize ice,;-,-::L;to the waterway or weil • . Before construction, the wetlands will be protected by temporary fencing and Signac 1' Also, all contractors will be informed in writing and by direct communication of ti- I ' . sensitive nature of the wetland sites. After construct i:cn, the wetlands will be ,protected by a strong woody plant, buffer I • the wetland and apartments. Buffer planting will be accompanied: 'by''signage at all �` . •. • potential points of entry. A 4' high fence will be constructed between the pedestrian pa th and the mitigatio I ,. wetland, Fence • ill have a dark vinyl coat, I ,,/ r4or : If necessary,use additional sheets. ,i , I © , MI$cEIti,tlEoUs IWORMAfloN r• r • Adjoining Properly Owners t •' See abtachrnent, i ' • test oil other approvals of ci~riificotes received applied for,or denied that are related to this application, 1 1 ,�; wing Agency Type of Approval' Identification Number Dates of appiication I Approve t . • � :. ., I, I, ., :t. - d I r•, m`' U PLANNING' NTY �t� CITY D'EPARTIviEN . �.. (to be;completed by local planning o w,.,.d©I) .. _ . ■::::..,. .:::... :'. i,''''': ... . 1• :'• 0 This project is not regulated by the local compreheristve plan and zoning ordinance, ' • .. ' • I , This project has been reviewed and is consistent with the local comprehensive plan and zoning ordinance.` • I' 0� • i . 0 This project has been reviewed and is not consistent with tihe local comprehensive pion and zoning ordinance. } `' Consistency of this project with the local planning ordinance cannot be determined until the following local 1 • approval(s)are,obtained: 0 Conditional Use Approval Development Permit 1 0 Plat"Amendment 0 Zone Change _ i • I. a; 0 Other sco 5iit414, ..ri.s ivret-4.3 An plicatiort hcs 0 has not been made for local approv',is checked above. i . , , ,, .. e.....„,,................s.. ... ./._.‘.. .JZI.'2L 4 ' . Signature(of local -I) ►ing official) 'Tale Date COASTAL ZONE CERTIFiCATJON l If,the proposed activity described in your permit application is within�Ithe Oregon coastal zone. the following ; • certification is required before your oppiicoiion can be processed, A public notice will be issued with the certificcti�:L • statement which will be forwarded to the Oregon Department of Land Conservation and Development for its concurrence • or objection. For additional information on the Oregon Coastal Zone Management Program,contact the departrnent c, i; , • ' • ; 1175 Court Street NE.Salen7,Oregon 97310 or call 503/373-0050, e . Certification Statement . , I certify that.to the best of my knowledge and belief.,the proposed activity described in this application comps;: 1 I with the approved Oregon Coastal Zone Management Program'and will be completed in a manner consistent with th l ' ., program, i Apciluc„^t Signature Dare' i I ��.in�ur...'f..+. ;ltilir'+1'�.YJ�)�.r�� ;i 11 �v-C� t • •��•O,e ° �ciic� i^n!s nere v mace 1O,the cc iviti."..t "t.'et'".'J.1-.),^.l": C,.1�' h i t4-*c .r7 ft7.--,:C' "1.the�inf tmctio,n c� Lc,MM; p ', .d' �y r•��'YJ r'..r. D Ly+� and,� . r � µ,r .. ..,..,I.. .y7.... . .�. ,. 1,.,,t.,'�`�� x .0�^ «. ., 1... .+� •.��.1, the(..a,..I(.�t 1.t I l�j!.!.✓(i'4+,9 n i1,..L i�a r,y« • d 'y +,W,gf . ..copiiccnah,C,nd to e"' 'c.,�ec t'' li f,Vnsin 1 1 1 . ., r utet }and accurate,I I� mercy• i = L iTt �esrofrnykno�l�(e� ��hd>,� 1�= ti tormc~or-a4_ ,ue c:^r� •' e a � �uro e� further 1" ,�w,' 1 J', � t,,,�•::L»:.:a .∎∎::.ui�..,,hi ,; ..-.':L1�1i�..., r:,,GSeZ .......4VitheS. r.:1"iC:�tSi':,.`.,.,ii"ic Ii 4,41 t.....niing tti vin er,permirs r:y Icc i. a.. 7�;'.Jne state or federal .a .n les coe5 release e e e e cin. . �' % not Itr....S�' n'i'1 r.,.,ril the cola m .ri of �ICiw..ee,�^u, it"1L.pi=rri permits requested �7�i�; i • • -:::.,rmencing the project, i understand that loc,ol permits may be required before the state ternovcl-All permit is iissuec ' .• t: .-c'erstan `r�T payment cf to r.culred stave proceSsing fee does ncr'guc cnte.e fie,^ ::;is.sucr'ce, t r n. a y--i+itvL may'C:ci 4k rhj,� i.rr.,C ' =;» t 1 •, �. ...ciiCiiint• ; . ' '1'. !.,..sly cc,,'M.r,�r°�....., +,.�.�nl :.1 , u ')'•, ' Aunccriaed Agnt Sicncrute • Date f \ '. ' . I II r it l •n yPLEM=NTAL WETLAND IMPACT JNFORMATI 4'' �': Si:-Conaitiors of impact:®red •cean LJ rsiuor/ 0 River � L akv Sirecr;I a r'CStivc er W=i Iona`,, ;.M ;s;„,�rion i<aspl;,ce ii 'required . o c r� pf ,e , enr is r,.quire�5y srr�:_ iaw for projec�,invoivin�in;e:PiccC v: �idaf mcrsn cf;•eroiiors. � •I �� w:perc;e Weflancs Resource Compensotion Plan may be dppended+td ti l' oppiicotion. • • "land c:.'^eciion been conpietec tv^r t"iis site? '@ v°s 0, No ! � lOi : SRI . Scientific Resources,.Incorporated ' . u D-_,.ribe The existing physical and biaiogicol character Of the �,,/,;;tlomd,,/!.) t'er':'c _ w, ^y/r.:ra� rind = of f ' ' '=z_.:rCC use seocr CiC si'neeis and Jinotos,'';i'necessary) ' l �' , wo^^riranh_; 'i:, sti,„-fhtly 'Tallinn ''r? -hq rnr1".h. a rir`•r•e divi{�s''i:^ I site ''ni-c t;Y•:n, : drainage^areas, both running,, east into Fanno Creek. south drainage, the larger of the two. This south drainage is very incised in g g g �'` ...__.._r_...r..e1. l.h.L 1J4..,.' ,the ,_ul l,',' i aaI..,I r ,; ....5� pL Vi,e t . The •north drainage upper :ost ,re.�f'.-, .�.s somewhat rhannelized. The middle and dower . �. secments are incised to dept-:hs off, 1.5 to 2.0 feet. Water was observed in both drainages, on \ all three site visits' by the biologist,. Site visits were made from the 11th of OcLo :,r: ' 1990 to the 19th of 'November 1990. , ' , . „ . . . . ,, „. ,, „ . ' ,::',:•14-• .'• ' See attached biologist report for additional information focused. upon. vegetation,' soils * ' • r"._ hydrology.Y 4 , Resource,Replacement Mitigation Describe measures to be,taken to replace unavoidably impacted wetland resources x ' .; Incised Drain Ditches : Impact to the,drain ditches involves enhancing their quality. The i . :aches are A.ncised with unstable banks. Bank' stabilization'and revegetation I'of the ' '','— Tian and saturated edges characterizes the type of impact:, and mitigation intended for ' the drainage channels. _w itia,.er velocities will be slowed 'in some areas' by the use of :log weirs. • Weirs and sloped ' b2-J's will create planting opportunities and sl0w the''eroding process. ; . ', -Wetland M e adow s � t o other: w etl d mitigation sites have be en select ed. 4 n is in t he i• , northeast corner of the site adjacent Fanno, Creek. ' The' other is at the west end of the ' north drain ditch. See plan. for locationl. Both sites are shallow' basins saturated sitea I , ocrtl fruited Bull Rush and Soft Rush»� The margins of the . wetlands emergent be f small with w� shrubs and' trees to add the diverse s�. g g_. pods 0 11 fr�xi created wetlands wi11 -► pl ark ood� wildlife habitat component and buffer.'' ,Grasses 'will, be planted' in the, buffer zone above C ,. 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WETLAND MITIGATION _ _ _ i _L-ttl 0 i _ - !A IN STREET TIGARD. OREGON =• i ; a Iiir GI,A.Mf}R: aE�EL9�'�iEt N.:W.. INC. - 4 �'` cLAcK'_MAS, OREGON 97015 Y. , IS�� .....Fxan...�,� - --..-.... - ..,.�._.._..;......,-,..M.._,..,:.-s:c.r..i.•,aa.m..«as,:.r,.. .,..>, V , • • • y�* �f e DEPAPT9V9E.NT OF THE ARMY ,t \ 'I� / �\, PORTLAND DISTRICT,CORPS OF ENGINEERS a4' ;'4J� � P.O.6OX 2946 PORTLAND,LOREGON 97208-2q�M16 a`, Atte�n io 9 01; April 9, 19933 C AligI O E' ►�+� 1d c Planning and. Engineering Division SUBJECT: Permit Application ID No. 93-00009 f' Gramor Development, Inc. ; , ATTN: Barry Cain Road, Suite P 9895 S,.E Sunnyside IL / Clackamas} Oregon 97015 Dear Mr. Cain: Enclosed are your fully executed Department of the Army Permit and a notice of authorization which must be posted at the work site. Please carefully read the permit and its conditions. In addition, if you have a contractor and/or agent, please review these conditions with them to ensure that the work is performed in accordance with the permit terms. Also be aware that other authorizations from Federal, state; or local governments may be required by law. If the work is not completed prior to the permit expiration date, you may apply for a time extension. We recommend you apply for a time extension at least 90 days before the expiration date of the permit. If you have any questions, please contact Dale Harlem; at the above n, address or telephone (503) 326-6996. Sincerely , •• K. :la nshi ' y, p C ef, Peris and Environmental Planning Section Enclosures • • I ' I I I I ICI, . _ v h ' �. a i This : not� ut �r� aton n� st � . . • cconsp cuously displayed at the site of work. .• United States Army Corps of Engineers April 8, 93 • t' A permit to place 681 cubic yards of fill material in a wetland area. ''. at Streets adjacent to Fenno,' Creek, Tigard Ore ' . Main Ash Stree ion has been issued to_Cramor Development, Inc. An_ April 8. 19.21_,____.• r Address of Permittee 9895 SE Sunnyside, Road, Suite P, Clackamas, OR 97015 ` Permit N(U IT1 b e r . ID No. 93-00009 . wri trict •mrnsnder ",M harles A.E. Hines Colonel, Corps of Engineers "� District Engineer , ENG FORM 4336 ,Jul 81 (33 CFla 320.3301 EDITION OF JUL' MAY BE USED (Proponehi CECW 01 /. I • r Y , RECEIPT bete t9 0 Received From Q. '_ 1 ..i r� ILAA.1- ��( °_ Address ress 91,.._ s-."" S e ge.�,v, s, o c..__,. . .�. " to ��c.. . j ` .�_ . © _ `- -DoIfors $ / ' _ ' ' For_, ACCOUNT HOW PAID, i A/1 T 01 MO CASH ACCOWO { AMT NAIL CNtCK "rins r r BALANCE MC)!�Y " CItJp I�RdEF" T ' a•L�.�(�:..�~ -�� I it I I • • • • DEPARTMENT OF TE ARMY PERMIT Permittee:GRAMOR,'D1 VELOp'MEN'Z', INC. Permit No: Issuing Office: U.S. ARMY CARPS OF ENGINEERS,PORTLAND DISTRICT NOTE:The term"you" and its derivatives,as used in this permit,means the permittee of any future transferee. The term"this office"refers to the appropriate district or division office of the Corps of Engineers haying jurisdiction over the permitted activity or the appropriate official of that office acting under the authority of the commanding officer. You are authorized to perform work in accordance with the terms and conditions specified,below. Project Desolation: To pltacce approximately 681 cubic yards,of material in 0.73 acres of wetland.Mitigation will include creation of 0.73 acre of wetland including stabilization,reve.gatation of the riparian and saturated edges of the drainage channels,reduction of ,n water velocities,using log'weirs. The wetland mitigation plan shall conform to the provisions of ODSL permit No RF 7163. I?uzpode: Residential Development r•. Drawings: Six sheets labeled 93-9(Fanno Creek-Wetland Fill) 12r0.Lct Location Between Main and Ash Streets adjacent to Fenno Creeit,Tigard,Washington County,.Oregon. General Conditions: ' k, time limit for or c ' B � orited eridb.:.1 Iirfa y omplste'tha Z. T ' yj submit your a work r n time exterteion to this office for coneides tiontat least one kno t h before the above date authorized activi� subixut•our rc' id reached, this permit. �_ 'v'it�'autbo e��reknent if in good�h�permitted activity,oRaltlkoug with the�� d cenditiand of You are not relieved at this ... n . . > hitli tb . .. • �� r f ybu�abandon you m eke a taith 2. You ntust maintain the acts hie ct good�ai you ah wire to.abandon it Without a good ,y must obtain ath od fication of thidaperrnit from thin authorised •Which activity transfer to a rd party in compliance with General Condition 4 belo*. Should o ' � ich may quire restoration of the area.. faith transfer, ou nn ' ` eviouely`unknown historic or archeological remains while accoknpliehing the aetiviiiy authorized by thii� 3; If�you di�icover any pr°�• , ' toririit,you Intuit immediately notify this ottice of what you have found. .W'e'will initiate the Federal and dtate coordination required recovery in eligible Neils"'` Notional ` ric.Placeii. ,.• determine if the remains warrant a r�'� `• ery effort or If the site gt K in the N Regi;dter of�#ibto EPIG 12'ORM 17211 l40*86 �33.dFR 371irArpendirr A' 1 9 • fed • • • • • • Permittee:CR.AMOR DEVELOPMENT.INC. Permit No 93-0000 4. If you sell,the property associated with this permit,you must eibtain the signature of the new owner in the apace provided and forward a copy of the permit to this office to validate the transient of this authorization. 5. If a conditioned water qualit certification has been issued for 7f our Project,Y ou must comply with the conditions specified in the certification as special conditions to this permit. For your conveniience,a copy of the certification is attached if it contains such conditions. 6. You must allow representatives from this office to insPect the authorized activity at any time deemed necessary to ensure that it is being or has been accomplished in accordance with the terms and conditions of your permit. Special Conditions a.through f.: a. All construction debris shall be disposed of in such at manners that it cannot enter the waterway. b. Care shall be taken to prevent any petroleum products,chemicals,or other deleterious materials from entering the water. c. All areae along the bank,'disturbed or newly created by the construction activity,shall be seeded,sodded,revegetated,or given some other equivalent type of protection against subsequent erosion. d. Work in the waterway shall be done so as to minimize turbidity increases in the water that tend to degrade water quality • and damage aquatic life. e. When the District Engineer has been notified by a fishery agency that a filling activity is adversely affecting fish or wrildlifo resources or the harvest''thereof,and when the District Engineer subsequently directs remedial measures, the permittee shall comply ' with such directions as may be received to suspend or modify the activity,to the extent required to mitigate or eliminate the adverse effect. f. You must take the actions required to record this permit with Registrar of Deeds or other appropriate officials charged with the responsibility for maintaining records of title to or interest in real property ordinances or requirements which must be satisfied • before the work is accomplished, Further Information: • 1. Congressional Authorities:You have been authorized to undertake the activity described above pursuant tot . �) Section { Act'(33 U.S.C.9(33 U.S.C.403). Section 10 of the Rivers and Harbors Act of 18ia ��' t arch 1344 , Section 103 of the Marine Protection,Research(and Sanctuaries Act o'.. . X Sect' n 40 ' f 1972(33 U.S.C: 1413), 2: Limits of this authorizations p i obtain Federal,state,or local autheriitations required by law, a: This permit does not obviate the need to obtain other F �• b. This permit does not grant any property rights,or exclusive privileges, c, This permit does not authorise any injury to the property or rights of°theta: d, This permit does not authorize interference with g or des any existing po Federal project, y pro Fede S. Limits of Federal Liability. fn issuing thid'permit, the Federal Governtnent does not assume any liability for the tolloWing. a Darriages to the permitted,project or Uses thereof as a result of other permitted or uriperrnitted activities Or frotri natural causes. Robed Damages the htedenro ect or reeu a ti ` `Ss undertaken b y behalf of the j ruses thereof ail a'' It of ciirr nt dr future ac•`villa' dartaken b or oh public , D! rna� persons ro other p" p ac ities�a Struc �' activity c, a gad to� ,p' pert;��or to tithe ermttted'nr un ekmitted activities or• tutee caused by the ' y ailtliciriaed by this permit: .. . .. t deficiencies associated with the permitted Design or con , , � i construction detic' , h p, work. r ti . _. I Permittee:GRAMOR DEVELOPMENT',INC. • Permit No:93-00009 , • e. Damage claims associated with any future modification,suspension,or revocation of this permit. 4, Reliance on A'pplicant's Data:The determination of this office that issuance of this permit is not contrary to the public interest was made in reliance on the information you provided. ., 1 6. Reevaluation of Permit Decision. This office may reevaluate its decision on this permi,'r,at any time the'circumstances warrant. Circumstances that could require a reevaluation include,but are not limited to,the following: a. You fail to comply with the terms and conditions'of this permit. b. The information provided by you in support of your permit application proves to halve been false,incomplete,or inaccurate(See 4 above) c. Significant new information'surfaces gn which this office did not consider in reachin g original the public interest decision. , • , . Such a reevaluation may result in a determination that it is appropriate to use the suspension,modification,and revocation procedures contained in 33 CFR 325.7 or enforcement procedures such as,those contained in 33 CFR 326.4 and 326,5. The referenced enforcement procedures provide for the issuance of an administrative order requiring you to'coenply with the terms and conditions of your permit and for the initiation of legal action where appropriate. You will be required to pay for any corrective measures ordered by this office, and if you fail to comply with such directive,this office may in certain situations (such as those specified in 33 CF'R 209,170) accomplish the corrective measures by contract or otherarir;e and bill you for the cost. 6. Extensions. General condition 1 establishes a time limit for the completion of the activity authorized by this permit. Unless there are circtSmstances requiring either a prompt completion of the authorized activity or a reevaluation of the public interest'decision, the ' . Corps will normally give favorable consideration to a request for an extension of this time limit. Your Signature below as permittee,indicates that you accept and agree to comply with the terms and conditions of this p ermit. • (PERMITTE ) (DATE) Y This permit becomes effective when the Federal official,designated to act for the Secretary of the Army,has signed below,' •;, ,r April , 1993 / if / ' -s.! w....�..r-------- .:y.�.,0...... (Orr' .M 114'EEft (DATE) • :yr•n K.Blankenship POR Charles A.W.Hines Colonel,Corps of Engineers District Engineer When)the structures or work authorized Still in. at the tune the property fie transferred,the terms and ' conditions of this permit will continue to be binding on the nevi owner(0)of the property. To validate the transfer of this permit "and the associated Liabilities associated With condpliance with Its terms and conditions,ha''e the transferee sigrii arid data below. I (TRANSFEREE) bATE 7 • SCIENTIE'.t' RESOURCES, INC. -----•--..,._._._....L._ ..Vderyl�^�'•; -''1. 'r"'ti�'1 \'.•••:;ti�...• II `q=1r : :*: �"� 41J•r7/4 : ' �J'��I yr, ''-.-, 1 I,', , • 1 9 _9 (F n n o C re e l:„/,,•I, y':�F•, ca ik II ... t I�_ 3, z k Wetland FLIT) ,v ' �` r 0 w ✓�I ( u \\ o,t.._..'-. ,. ?..'11'y,. :7* ,') ti%� r• ` INE Niennip r--L. .1 M 7114:1.:4 .•. - �• • 5 • F. °- , ,/ I': ',: Ter.. a�` d 1 +! i� 1,"- .. 1�, � ,,�"�Irell � i/�I„r • 1 tit .1. '/ .3_x+.0!+ IF+"J •.Y�I ° •1;�I. �f.• ; 3' �.L ,. .• •• t, 1• N' .• 1 •.. l.: •-' �,..7.11;,,,° • 1�1•IR..� 1 .NQ i 1 ,,-. ____,_,___car... 10.A....,..„,....... . . ___, ._,._ jj.N ••, . '''''-i will'il.'"- ,ti. 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Geological Survey, 8eavertori, Oregon, photo-revised 1984 7.5-minute quadrangle), • CI I - m 4 , VILLAGE, AT FANNO CREEK PARK *IN STREET-TIf iRD, OREGON GRAf4OR DEVELOPMENT N.W.. INC CIACKAMAS. OREGON 97015 W q Mg !Iglu 111 41,01 1111 P1111 uI [Elf ,giNil I ko 0 VILLAGE AT FANNO CREEK PARK e�►ay ST} t'� T9cuW.A1�lGtgO otwove DEl4:LDP>orr NA.MC„ mom 0701' WETLAND aiT CATION PLANTING PL.I4 N , s.y r . .• . . . . . .. , . _ ., • . .4 . '• .-. .- . _ _ - . .. .. - — . . . . :. ... .- _'•_ ... _ ..... . . ,. , , , _ - .• - i -i _ _ ......, ---- 93-9 (Fanno Creek - Wetland Fill) _ Ilia: _ — . , - : 0 -• -- .....:. -— , -- • - • - • • . V . . e., iv• eln4.1 Mai IMANIM MINE EMT - in Ahfe Ptil riL AMIK.0 tri isks..txts fil WV ifi.*Ong In PO.,MUT Nur.,MIL Ity eAme.c., _ i cos 4001. i .....4. , . . e"Ci"ln2 al...11.1 Gum=klawiliabeiri 4"...ILSP_M-V...C4 MpUM E'lerriht.. 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Ari - • Cptrumants_...................... . , -11•41 '41.1.111hi i 1111 .10.4trie-VEM=Tri.NCI' Allith ill it ,111\/\ I I ' . . _ In obi • i- IIII 11441411r . : - - ro...........ha.mril Nitilli Ili ' 44/41*11141/146- 1..4,11 40 / • i . . rii-1 t.":714=•""" ,, - " - ' - ' Ulla 11181$11111111Mukti .f ift --"glilart, AL ill4k4V ilk : , - 111/10/1111Mill IA 1410ft - o. - •, . • 1) • ta sr aty 1"4"'"-° C-1.1 _ --- . . _ ' - 4311111111all 1111W ft.,.illais - - _. ._ - ,..:-...,—......tomm.:_.... . bmwitizowila....4011106.... .a_. aft 1,10 t_t•k Ma .. - Name 4 inaft of.. I 4275 - . . .. . -- _. . ------- • . i, : . ..,- , _ , , „• - ,, .\, . • . . -•\,-, . . . . • . ' w • p t C. r f u�11�1a•1 ,4{�� '`fr D I 7 1�,I`✓All �.J April 12, 1993 Et.� . :j STATE LANDS STATE LAND BOARD U.S. Army Corps of Engineers BARBARA ROBERTS Portland District Governor P.O. Box 2946 PHIL}(EISLI IG Portland, OR 97208-2946 Secretary of State Att: W. B. Pa ter Chief State Measurer Regulatory and Resource Branch Ref: PN 93-09 Fanno Creek-Wetland Fill Dear Sir: The State of Oregon has reviewed and recommends approval of this project subject to the conditions as outlined in Material Removal/Fill Permit No. 7166 issued by the Division of State Lands. On March 26, 1993, the Department of Environmental Quality certified there was reasonable assurance that the project, as described, would not violate applicable water quality standards provided all special conditions • identifie in this certification are incorporated into the permit Thank you for the opportunity to comment on this proposal. al: Sincerely, . i ary Gustaf ebia--� bireeto ' GG:1VIDA:Ihs cc: Graxmor t)evelopnient Inc. Department of En- tronmental Quality Department of Fish and Wildlife U. S. Fish and wildlife Service • fi I . x Sommer 104337 Salem, 0')311-5805 PAX(503)3/8-4 544 V� • A9 * , • .,«•.. Al.._,I,....:y....:;rt... r,.xo-u,.n r r_... ..., w...lx_-,., r.,l.--_.' r..,,........'. .,.,x.».'..w.-.A:,.-:...•y 1.1 + _.-. _„..,_• •. .. .......1« .,.._,. ._ , .._ .. ..•N�li i. $ /i j •4. ■ 1•rr jar 3 i JaZ on t, I �r �r Y r 1�Lut4�.t, BJ��Ar.r� �s.l II I EPA.RTMENT OF March 26, 1993 ' ENVIRONMENTAL I I II ,• ITY Gary Gustafson, Director �JA.L Division of State Lands 775 Summer Street NE Salem, Oregon 97310 `• Re: Corps No. : 93-09 Haslem ! DSL No. : RF 7166 Applicant: Gramore Development I Dear Mr. Gustafson: i 1 ' I I The Department of Environmental Quality y has reviewed the a bove referenced project, which involves placing up to 660 cubic yards of fill material in 0. 17 acres of wetland in ► Oregon.and Ore on. The g project involves development of an apartment complex. The " Department° finds the conceptual mitigation for this wetland fill • acceptable. ' With implementation of the special conditions listed below and in the State Removal-Fill permit, the Department believes the proposed action will not violate state Water quality, regulations. • Special Certification Conditions 1. Mitigation shall be conducted as required in the Removal I, Fill permit and application form, prior to or concurrently with the proposed fill projects \ An NPDES storm water permit of to any removal must 2 . p 't construction activities be obtained from the City Tigard prior to l or fi filling for this project. I Th e Department hereby certifies f e that, if above conditions are r e r made part of the Section 4 04�perwi , this pro et complies With the requirements the Clean Water" quality regulations. All water quality conditions of other federal," • state water ,, s must with state, c��i. pc�:rriit., st be complied I state and 10 m i ied h for this certification to be valid. 1 I I I I r I I I I • I , 8I1 5V4► Sixth Avenue r I I I h M I I octlorid, ors Ny Q JN I I (503)C3 �.9 WO , (503)229-699'3 .... ..I ,r.i.., .. . :,._ ,........ .. ....,',I. .w gym.,. ... . .... ..I' 1 . w.u.�..�.w.:tt ._..�.:iS'�a„o G ..��s,.rx�+ ...., Fug,r,J'is.J..u_..ww+'.�.,�.�,...µ,..«<...-.�..MU...-..a'�' •. • J..lw �.u.!,.�...t.YmJ.i..nN ........;.w.�F+..uH.r_.n..n..:..,.xt..t.A...�.uaµ...J Kw....,iH....�..�..-.,....x.., ..,a,. ✓.� ,. .,„t. x. .., k� .i�•� � -,..i. �...I.C...l�: • �� i 1 Gary Gustafson, Director March 26, 1993 Page 2 The certificate holder shall notify the Department of all changes in the project subsequent to certification. If you have any questions regarding these certification conditions, please Contact Dana Siegfried at 229-5546. Sincerely, Fred Hansen Director FH:DS cc Dale Haslem, Corps of Engineers ! Gramore Development Chris Davies, City of Tigard • • ■ N d,, 0. bl C'' 1 Vtt(I ek.di,,41PA C ,/k/4),',1 5'0,4.r, ;' Lzb /n4i,f) , `` fi , . . (mifi...4x,,,,,,z),,/ ,, )r.,) t . ' ,R(5.--e:) g ertC20*11.A,"4- I/--/r(i'v 105 , 4)6Lb' /7t)."I''''' , ..• 1 • � - , - ,a ,,, - ,:, 0,4,1,,..?......„?..p.......______ ,, , li i ,5„,-.-,,,r fi.�. al te^ I' • ■ • • � * { I 4 •.,, , , ,, , , , , , • , ... t , , . .. , ' , , , , , , ' , ' , I r ' , , I,, , , , , , 1 . • , • , , , . ,, , , , '• ' 1' ' ' '.' ' ' , . , , , , „ , ' ' ' ' ' , , 1 • , . ,• , , , , . , . , • ',, , , , , , , , , , , , , , , • , . , , , , " '" , , ' , r r ' , , 1 1 , , ' , , , ', , ,, , , , , , , • , ,, , . , ' , ' , , , , . '' ' r , ' ' ' , ' , , , ' , , ' ' . ', ' ' '' , , ' • . ' i ,' , , , '', ' 1 ' I ' ' , , ' . ' ,, ' ■ , ' , ,, , , ' 1 ' , , 1 , , . , , • , ' , , , ' . , , , I , , , ' ' " ' , ' ' , , , ' , ,. ,1, ' '■ ' ' ' • ,, , , , ' , I ,, , , , . , , , ' ' ' : ' 1 ' ' ' ' ' ' '' ' ' ' 1 1 1 ' h ' ' ' RECYCLING AND ' ' ' ' . ' - ' EXISTING GARAGF , ,' ' 1. , . . , ' , ' FXISTING GARAC ' ' ' ' ' ' ' ' 1 ' 1 ' ' .1 1 ' — " ' ' ' ' '' ' i , . ' ' ' ' 1 ' ' I ' ' ' ' ' 'I ' ' ' ' ' ' ' ' '-' . . ' 1' . ' ' ' 1 ' COMPACTOR FENCING . .. , , , .. , , , , , ,., ,. , , 1 ,„. , , , , , , , , , , , , , , .. . , , , , , • ,, „ , , .. ,, . . , , , , , , i .., , , , , , •. . . ' ' ' . — ' ' ' ' ' ' ' ' ' ' L ' ' ' ' ' ' r' ' " . ' ' '' ' ' ' ' 1 . ' ' ' ' ' r. .. ' ' ' '' 1 ' ' ' Y I' ' 1 ' ' ' ' 1 MAD! S TREET RLLAGE ' ' 1 ' ' .' ' ' '. ., .., r • . ' ,-, • , ' ' - • ' ' • , , . , ' , , , : : , , , : , , 1 , , H .,- ,.. , , , 1 1 GuARD1AN mANAGEmEgr CORP ?:. ' H,. ' ' 0 ' ' , ' 0 , 1, : ' ' ' '., ' ‘, : :' 1 , , 1, , ,, 1' '' ' ,' , ' ' : ' ' ' ' , 1 ' ' , Site Planning and Landscape Architect/are , , ' • ' - , , ' ' ' r I ' ' ' '1 • ' ' ' 1 ' ' ' ' ' ''''''.'''' ----rIATCHI TO EXISTINGT PAVING ' ' , I : ' ,' , ' ' :'' ' ' ' ' ' '' 6'12 N W SeventeentfitAvenue Selite 20(1) 0 EXISTING 'GARAGE ' ' ' ' ' ' ' ' ' ' 1°' ' ' ' ' ' ' ' ' ' EXISTING GARAGE 1, ' .' ' ' . ' , ' ' , , , , ' ' . , '. , ' , , , . r, , ' ' ' - .. - ', ' , '' , ' . 1, ', - ' Portlarld,Oregon 97209-2300 , ' ':';',• ' ' . , • • , . , , , • ' ' , , , . • , , ' ' , • 1 , , , , ,' , , .. , •4 ,, • —•,, ''',7---"-7"''''''':—.."•-'7—'-'":""r"7-- ' , '1 ' .,4 '..".." '....-.--......"*•',.. , ' , , (503)227-5750 , ' • ,, '1 ' , ,' • • :'' . ' ' ' 1 , ' '1 ' ' , , , ' ' ' , ' ' ,• , ' ' ' ' , ' ' ' ' :''', ' '' ' ' ." • .*4 .t ' Ar'. '',; :' ' 4 --N El,*•1 CONC. SIDEWALK r7-,t)' '''. 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' r 1 ' '' ' ' ' ' ' :''''' ,, '' ' ' •'' ' • ,': ' ','''' ' • , , ' •' • '''' , '' '‘1 ' , ' , , 'L, ' , ' ' L 1 ' , ' *RELOCATE' 11 XIST.ING' LiT,' — ' ' , . r ' , ' , ' , ,'''',,, r ' ' ' ' ' ' ' 1 l ' 1 ' ' ' ' ' , . 4 • BRING ALL QUESTIONS, CHANGES, CONFLICTS,VEFIIFICATIONS, INTERPREI'ATIONS I ,*, ,,,,' ,,, • ' ' ' , , POLE (AIM TO DRIVE)' 1.1.,"?'.1.: ' ' ' I' ,' ; , ' ' N-E' 1A1' CONC. 'COM1''''ACTOI'R SL.A' 123--1 . ' COMPLETE ALL WORK TO LOCAL CODE. LOCATE ALL UTILITIES AND MODIFY WORK • ,,"...::•.''',',..,'' , • ;',., ' 1, ' ' • '' ' ' • '' ,' ' ' , , , , ,' ' , :' ' 1 1 , ', , , 13-3V-4-- ' , ' ,,,,-,..,, ,.. ,-.--..„ ,... . , , , ' . ,, , , , 1 , ' , ', , , , ' ' 1 ,' ,, , 1,' '' ' ''', '' ' ," AND SUGGESTIONS TO SCHWART-Z ASSOCIATES,F,9R RESOLUTION PRIOR TO WORK, ' .1,1' :,,,,,,,,..;,•,'„",.r r , ,' • . ' ,,,,' '1 , ' r ' ' ' 1 ' ' ' ' ' ' ' ' ' t;: 4111IM 4:20 ' ' Q.t..4.9 ct q,E3,4.,i,) . -ct_.'172.) 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' , , , ' compAcTED 3,14,,4)CRUSHED RO.CK BASE ON FIRM OF1L,OMPAC EI:.)SI-JBGRADE. , - '.,,,..;','••,-;. ,. . . ,,•,'; ., '' ,. • ' , 1 ,-,,,,, ' : .,. , ; ''' '' : ' '''' 1 ' ' ' ' '' ' : ' ''' • ' ' ...."'”''''' .7f-j "q".% .:r0.' • =• .... .- .:** *: ' ' FAAA (REPLACEMENT "FREE) ' ' ' ' ' ' AT A/C FDAVING ' '4 .. .C..)1.1;'1 .'.. .7 '' •• ‘V ''• ' " l; '' ,'..„ .. ': e. '.'...,1 , ' • ,,, , , , , , , , ON 4" LAYER OF COMPACTED 3/4"-0, ' ' '''''' ,'''.'''' '; ' •' ' , '' • ' ' ','.''' ' ., ' • ',. ' ' '• ' 1 . , , , . , , , ; , , , , ,',..,.I., ,, , ' , , . , .- .•, , , . ; , •, • ' 1 .- • , '1, , . , EXISTING GARAGE I 1 ' ••• . q) ' ...+-'1 . ...I',!..-,-, ..,:,.... ' .1 EXISTING GARAGE' ' ', ,5%'• ; ,',. .. ',' .,"1/0.90:..', •'./ '..:14 •-....* -,..;'.',.:.:%'-* ..,,-..,.' .;-:,:.'i -(1..---e*.i.c-2.. ' ' , , , ' -, ,, ' , , .,,'„.',' . ' ' , ,, ,, ', r' ' , ,' ,' „ , , • , ' , , r REMOVE EXISTING TREE '' ' *' ' 1.,.,....-/ , ,, :... . . _.,•,: .:- '. 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", ' ', , , , „ FoMA_TC....H._ .. _ING EXISTING,UNLESS OTHERWISE INDICATED. CONTACT SCHWAR'rZ ASSOC. • ;•,..''., , ., .; , ,, • ',', • • . . • '. ' ' , , , ' ' ,• '' • ' • . ' 1'. ., ' '' .,' . 1 , ' ' 1 • , , , ' , 1 .', ' '' '1, , ":- ' , • , L.....1 . 4.--,-,/ N ' , - ,_/, ,,,.. . . ,. , .; , .. ... .,; . //`\,, ,„ . ,,,,,, , . )/1 ., . . , , , , ,' ' , UNLESS INDICATED OTHERWISE. . JOINTS: AS APPROVED, AND 12' 00 MAX FOR ,' ..,,,:..,„':,:,, 1'. ,,,, , ' , ,'''''',,,',;;': '.'• „ •., ,''" ., ": ' , : '' ' , ,, ' ' ' ' ' ,' - , ', '' ,, '''''', . , , ' ' , • , • '' 'H ' ' / ,..,‘"'/// r ' ,r I I I- . 0 PREC,AST CONC. CURB STOPS (2) ,, l' ,1' , '',, ' ' , ' ' ' . ,icro.a."', ., // \\NN, , , , , , . . * l' ' ' '• ' ' - ' L ' !'' 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