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SDR2004-00005
SDR2004 - 00005 ASHBROOK TOWNHOMES r / NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2004-00005 11.'11'‘ CITY OF TIGARD ASHBROOK TOWNHOMES Community Development Shaping,4 Better Community 120 DAYS = 12/17/2004 SECTION I. APPLICATION SUMMARY FILE NAME: ASHBROOK TOWNHOMES CASE NOS.: Site Development Review (SDR) SDR2004-00005 Adjustment (VAR) VAR2004-00045 Variance (VAR) VAR2004-00046 PROPOSAL: The applicant is requesting Site Development Review approval to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. OWNER: Matrix Development Corp. APPLICANT: Same 12755 SW 69 Ave, Suite 100 Tigard, OR 97223 LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200 ZONE: MUE-1: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the request for Site Development Review and associated Variance and Adjustment, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VII. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 1 OF 43 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit to the Planning Division organ racy, 3 639-4171, ext. 2428) for review and approval: 1. Prior to site work, the applicant shall provide a revised site plan that indicates the following revisions: A. A 5 foot setback to be maintained between the parking area and SW 90th Avenue. B. Additional marking for the parallel parking area to designate the end of the most southerly parallel space (with a painted striped island) and to maintain a clear backing area for the northernmost parking cing spot. C. Units 1-5 shifted 1 foot toward SW 90 Avenue, ensuring that no elements of the building encroach into the right-of-way, to provide a minimum of 17.5 feet of aisle width behind a maximum of 6 units and minimum of 19.5 feet behind the remainder of the units. In no case shall the number of compact parking spaces exceed 16 spaces. D. The location of a two space bike rack located near the northerly parking area. A detail of the bike rack shall also be included to demonstrate compliance with TDC 18.765.050.C. 2. Prior to site work, the applicant shall provide a revised landscape plan that shows: A. Landscaping trees on the site are a minimum of 2'/2-inch diameter. Also, in the areas in front of the parking lot, additional 3.5 caliper inch sized trees are required. B. 2'/2-inch diameter street trees, as approved by the City Forester, planted 28 feet on center along SW Oak and SW 90t". 3. Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be submitted to the City Forester for review and approval detailing methods to be used to preserve the fir tree on the south end of the project. This plan shall include protection devices established around the tree's dripline area. After the site has been staked for grading, the applicant's arborist shall determine whether preservation of the tree remains feasible. If it is determined that it is not feasible, the applicant shall consult with City Staff on site for verification. If the tree is determined to be viable with the proposed improvements, efforts shall be taken during construction plan review to maintain trenching and other site disturbances including grading outside the dripline. Allowances to meander sidewalks around the tree shall be considered. The construction plans shall also note that construction within this area shall only occur with a certified arborist present. If City Staff concurs in writing that this tree is not viable, the tree may be removed without penalty. Failure to abide by this condition will be subject to the penalties established in the Development and Municipal Codes: Notwithstanding any other provision of this title, any party found to be in violation of the tree removal chapter (including but not limited to removal or damage to trees not approved for removal) shall be subject to a civil penalty of up to $500 pursuant to Chapter 1.16 of the Tigard Municipal Code and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 2 OF 43 4. Prior to issuance of building permits, the applicant shall submit for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's) for the proposed project. The CC&R's shall address, at a minimum, maintenance schedule and responsibility for the private access area, common spaces, and storm water quality facilities. The CC&R's shall further prohibit the placement of rooftop mechanical equipment or such equipment in the front of any unit. The CC&R s shall additionally restrict the construction of any impediments (such as fences, walls, or gates) between SW 90t Avenue and the rear of the units. The CC&R's shall also restrict the outdoor storage of refuse containers, except during trash pick up days. 5. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 6. Prior to the issuance of building permits, the applicant shall provide City staff with a plan that demonstrates that the applicant is providing a minimum of 48 square feet of private open space for each unit in compliance with TDC Section 18.360.090(A)(6). This may be accommodated by expanding the deck area on the units. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 7. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvements and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 8. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 10. Prior to issuance of the site permit, the applicant shall submit a building/unit layout map to Shirley Treat, Engineering Department. The City will then assign unit numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 11. Additional right-of-way shall be dedicated to the Public along the frontage of Oak Street to increase the right-of-way to 31 feet from the centerline, plus additional right-of-way (ROW) to construct intersection realignment. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 3 OF 43 12. Additional right-of-way shall be dedicated to the Public along the frontage of 90th Avenue to increase the right-of-way to 27 feet from the centerline, plus additional ROW to construct intersection realignment. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 13. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Oak Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 8 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Oak Street in a safe manner, as approved by the Engineering Department. 14. The applicant shall submit construction plans to the Engineering Department as a art of the Public Facility Improvement permit which indicate that they will construct a half-street improvement along the frontage of 90 Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 90"' Avenue in a safe manner, as approved by the Engineering Department. 15. Profiles of Oak Street and 90`h Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicates that they will construct a paved alley, 16 feet in width, in the public ROW along the north property line. The paving section shall meet the public street standards for a local residential street. If field conditions do not permit a full width improvement based on topographic and preexisting driveway locations, the pavement section may be reduced, but in no case shall be less than 12 feet. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 4 OF 43 17. The applicant shall revise the Oak Street half-street improvement plans to extend the public sidewalk to the new south-east property corner (post-ROW dedication). 18. Prior to issuance of the site permit, the applicant shall pay $379.00 to the City for the striping of the bike lane along the frontage of Oak Street. 19. 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. 20. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the revised detention calculations that include the 2-year, 10-year and 25-year storms. 21. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 22. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 23. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the PTanninjD ision (Morgan racy, -639-417 ,ext. 2428)for review and approval: 24. Prior to final building inspection, the applicant shall complete the proposed improvements in substantial conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 25. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 26. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG' format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features)) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 27. Thy applicant shall either place the existing overhead utility lines along SW Oak Street or 90� Avenue (whichever street power is accessed) underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,500.00 and it shall be paid prior to final building inspection. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 5 OF 43 28. The applicant's engineer shall provide a post-street construction sight distance certification. 29. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 30. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found that apart from two code enforcement actions for vegetation in the vision clearance area, and a comprehensive plan and zone change to implement the Washington Square Regional Center no other land use approvals were found for the subject property. Vicinity Information: The subject site is located on the east side of SW 90th north of SW Oak Street, and just south of the new Metzger Elementary School. The area was recently rezoned as part of the Washington Square Regional Center. To the west across SW 90t and south across SW Oak Street is similar MUE-1 zoned property. To the north, across the unnamed alleyway is R-4.5 single family zoned property. The only abutting property (to the east) is zoned MUR-1, but is presently occupied by a single family residence. Site Information and Proposal Description: The proposed site is largely vacant, with one single family house situated in the southern portion of the site. The site is mostly flat. There are two trees on the property that will be in the future right-of-way for SW Oak and SW 90 . The current configuration of the intersection will require that the street be realigned to make a safer alignment of the two streets. The applicant is proposing to demolish the house and construct 19 units on the site for sale under condominium ownership. The units will be accessed by a driveway in the rear. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, staff has posted a notice at the driveway to the site, visible from the street. Staff received several questions from surrounding property owners and citizens regarding the proposed design and site layout. In addition, the City received three letters from citizens. John Frewing supplied an email commenting that the large fir tree adjacent to SW Oak Street should be retained to preserve the treed character of the neighborhood, and suggested a number of methods that this could be accomplished. These methods include meandering the sidewalk, using permeable pavers, protection of the root zone, and fertilization of impacted roots. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 6 OF 43 RESPONSE: Staff agrees that efforts to retain the tree should be made, but is also cognizant of the difficulties in doing such when road construction will require excavation to establish the road bed. The code does not establish authority to require certain trees to be retained, and the applicant has proposed to remove this tree. Nevertheless, staff encourages the effort and will require certain steps be taken to promote retention of the tree. In addition, Dr. Gene and Vivian Davis expressed concern with the existing configuration of the intersection of SW Oak and SW 901h. They recommend it be realigned to intersect at a 90 degree angle. RESPONSE: Staff concurs that the existing situation does not meet standard. The intersection will be realigned and reconstructed so that it meets at an approximate 70 degree angle, in compliance with current code requirements. Shaunda Davis notes that there was no traffic study required for the project. Ms. Davis also notes that the one point of access on SW 90 which is already congested. RESPONSE: A traffic study is only required when the project is impacting State Highways, will generate high volumes of traffic (more than 500 vehicles er day), or will create or worsen existing hazardous conditions. The 19 unit condo project is not located near any state highways, is expected to add ¶ewer than 190 trips per day; and will be reconfiguring the odd interjection at 90 h and Oak to conform to accepted engineering standards. SW 901h will be widened to accommodate the additional traffic, and on street parking will only be permitted where the roadway pavement is 28 feet wide. No parking will be allowed to block vision clearance at the driveway. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is seeking approval to construct 19-condominium units in 4 buildings. Multi-family style development (3 or more units in one building) is an outright permitted use in the MUE-1 zoning classification. Summary Land Use Permits: Chapter 18.310 Defines the decision-making type to which the land-use application is assigned. The application is subject to Site Development Review for the use, adjustments to reduce the minimum density required in the Washington Square Regional Center area and a variance to reduce the vision clearance requirement. All three applications are subject to administrative review through a Type II review process. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Tigard Hearings Officer; SECTION VI. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 7 OF 43 • A. Zoning Districts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.370 Variances and Adjustments 18.630 Washington Square Regional Center 18.705 Access Egress and Circulation 18.715 Density Computations 18.720 Design Compatibility Standards 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.790 Tree Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact Study SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS ZONING DISTRICTS Residential Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE-1 zoning district. The proposed use, condominiums, is outright permitted in the zone. Condominiums are a type of multi-family development, so long as each building contains a minimum of three attached units. Development Standards: Section 18.510.050 States that Development standards in Residential zoning districts are contained in Table 18.510.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE-1 PROPOSED Minimum Lot Size None 28,208 Sq. Ft. - Detached unit - Boarding, lodging, rooming house Minimum Lot Width None -440 ft. Minimum Setbacks[1] - Front yard Oft 4 ft. -Side facing street on corner &through lots 0 ft 50 ft. - Side yard 0 ft 50/2 ft. - Side or rear yard abutting more restrictive zoning district - N/A - Rear yard - Distance between front of garage & property line abutting 0 ft 23 ft. a public or private street. N/A rear loaded Minimum Building Height 2 stories 3 Stories Maximum Building Height 200 ft 32 ft Maximum Site Coverage [21 85% 78.5% Minimum Landscape Requirement 15% 21.5% Minimum FAR 13] 1.25 N/A Minimum Residential Density 50 19* units/acre Maximum Residential Density None N/A [1]Additional setbacks are required when the site abuts a residential zone NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 8 OF 43 [2] Includes all buildings and impervious area [3]Applies to all non—residential development and mixed use development that includes a residential component. "Applicant has requested an adjustment to the minimum density to reduce the number of units from 24 to 19. Based on the analysis above, the underlying zone's development standards are not met. The applicant has requested an adjustment to reduce the number of units from the required 24 to 19. This is within the permissible 25% reduction through an adjustment. The criteria for which will be further evaluated under 18.630, later in this decision. Since no individual lots will be created in this multi family development, it should be noted that the interior access drive is considered a driveway, and not a pnvate street as defined by the development code. As such, the approaches to the individual units need not be spaced 20 feet from the driveway. The minimum Floor Area Ratio is not applicable to this all-residential development. FINDING: Based on findings, conditions, and the adjustments that are discussed later in this decision, the development standards in the MUE-1 zone can be satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS Variances and Adjustments (18.370): I he applicant has requested a vanance to the vision clearance requirements of 18.795. Since there are no adjustment provisions for this chapter, a variance is required. Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using standards of approval contained below. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, i to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The purpose of the vision clearance chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. Interestingly, the requirements extend beyond mere intersections and require that driveways as well as street intersections are provided with vision clearance. Also, this standard was adopted prior to the establishment of AASHTO sight distance requirements of TDC 18.705 which are measured quite differently. AASHTO standards consider, among other things,,the travel speed on the road and what traffic controls are in place or proposed. While vision clearance is measured at the edge of the right-of-way, sight distance is measured along the curb line where traffic travels. While the proposed development does not meet the standard application of the 30 foot vision clearance triangle, sight distance requirements are still met. The applicant will be required to provide post construction sight distance certification as a condition of approval. Since sight distances will continue to be met, the purpose of the chapter, and the title are not detrimentally affected. Likewise, no other properties are affected by this request. b. There are special circumstances that exist which are peculiar to the lot size or shape topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The lot is unusual in that it has limited depth. The effect of this is that the buildings are forced closer to the street. The maximum front setback in the zone is 20 feet, while the minimum is 0 feet. The applicant has proposed that the buildings are 4 feet from the front lot line. A minimum distance is necessary to accommodate the interior access driveway, and the building footprint. Four feet is as far from the front lot line that the buildings can be placed. The shape of the lot also is a factor in that the tapered ends prevent the buildings from being pushed {north or south) away from the access drive. While there is some opportunity to shift the buildings to the south by relocating the parking Faces, this could create sight visibility problems at the intersection of SW Oak and SW 90 . As this intersection affects a larger general traffic pool, these intersections receive higher preference for maintaining vision clearance. The site is confined by rights of ways on three sides and two resulting intersections. These circumstances are due to the preexisting configuration of the lot, and the presence of the NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 9 OF 43 surrounding streets, and are not generally applicable to other properties in the MUE-1 zone. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; Vision clearance and AASHTO sight distance will be maintained at the adjacent intersections, and sight distance will also continue to be maintained at the driveway apron. The use of the property is not affected by the proposed variance. If the variance is not granted, a significant redesign will be required to accomplish the proposed density, which is already less than the minimum required (via a separate adjustment request). d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and The only system that would be impacted by the proposed variance is traffic. The traffic system would only be impacted if the site design resulted in unsafe access. It should be noted that the site could have been developed with front loaded garages and individual driveways out to SW 90 Street. That design would have met vision clearance; however, there would be 19 individual driveways with vehicles backing out into traffic. The proposed site plan reduces the access down to one point with vehicles entering the street in a forward motion. The proposal will affect traffic systems less than if the development were developed as specified in the title. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship is the result of the lot configuration, size, and orientation to other streets. It is also partly due to the required design parameters of the Washington Square Rregional Center standards that encourage building to street presence and require that buildings be oriented toward the street in a pedestrian friendly manner. These are elements outside the applicant's control. The proposed variance is the minimum necessary to alleviate the hardship. Adjustments to Density Requirements in the WSRC (18.630) The density requirements shown in Table 18.520.2 are designed to implement the goals and policies of the Comprehensive Plan. These requirements apply throughout the Washington Square Regional Center zoning districts, but the City recognizes that some sites are difficult to develop or redevelop in compliance with these requirements. The adjustment process provides a mechanism by which the minimum density requirements may be reduced by up to twenty-five percent (25%) of the original requirement if the proposed development continues to meet the intended purpose of the requirement and findings are made that all approval criteria are met. Adjustment reviews provide flexibility for unusual situations and allow for alternative ways to meet the purpose of the code. The applicant has proposed to reduce the density from the required 23 units to 19 units (a 17% reduction). Adjustment requests will be approved if the review body finds that the applicant has shown that approval criteria a through d below, are met: a. Granting the adjustment will equally or better meet the purpose of the regulation to be modified; The regulation in question is the minimum density requirement. The purpose for this regulation is to encourage high density urban style living that will support a variety of uses in the regional center. The applicant's proposal while reducing the number of units, still makes a single family style of living possible, encouraging entry level buyers. The alternative would be a single building or two buildings with multiple apartment units. Parking in this type of scenario would primarily occupy the ground floor, leaving a "dead zone" for activity. As proposed, a small ground floor den faces the street and allows opportunities for home based businesses to establish and grow. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 10 OF 43 b. The proposal will be consistent with the desired character of the area; The applicant has proposed high quality materials (stone and brick columns, clapboard and stucco siding, trim details) to ensure that the product will represent the desired character of the area. c. If more than one adjustment is being requested, the cumulative effect of the adjustments results in a project which is still consistent with the overall purpose of the zone; One variance to vision clearance is requested in concert with the requested reduction to density. The cumulative effect of these two "adjustments" is still consistent with the purpose of the zone as previously described. d. Any impacts resulting from the adjustment are mitigated to the maximum extent possible. The applicant is mitigating the impacts of reducing the density by placing the buildings up against the street. Even though the project will be less dense than the base zone requires by four units, the remaining units are positioned so that there is a strong street presence and the "empty area" of the site is hidden behind the structures. The applicant is proposing the maximum number of units that this particular property can accommodate, considering the site's size, shape, orientation, and proposed housing type. FINDING: The criteria for granting the requested variance and adjustment are met. Documentation that sight distance is met following construction is required. CONDITION: Prior to final occupancy, the applicant shall provi�e post construction sight distance verification for the intersections of SW 90 at Oak Street, the site's access, and Oakway Alley. Washington Square Regional Center Design Standards (18.630) Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principals adopted for the Washington Square Regional Center, including creating a high-quality mixed use area, providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. All new developments, including remodeling and renovation projects resulting in new non single family residential uses are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. The following design standards apply to all development located within the Washington Square Regional Center within the MUC, MUE and MUR zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Phasing of Development Standards: Projects may use the Site Development Review process (Chapter 18.360) to develop a site by phasing compliance with the development standards established in this Chapter. Such projects must demonstrate how future development of the site, to the minimum development standards established in this Chapter or greater, can be achieved at ultimate build out of the site. The Planning Director may waive or modify the approval period (Section 18.360.030.C) and phased development time schedule (Section 18.360.030.E.1) for projects approved under this section. If a time period greater than that specified in Section 18.360.030.0 is necessary, NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 11 OF 43 it must be requested at the time of original application with a detailed time line for completion. The application is for a single phase. Pre-Existing Uses and Developments: Chapter 18.630.030 states that notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However= future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance, February 22, 2002. All existing structures will be removed from the property, this exemption is not applicable. Therefore, this project is required to meet all the relevant standards of the Washington Square Regional Center Design Criteria. Section 18.630.040 requires a way for creating continuity and connectivity within the Washington Square Regional Center (WSRC). The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. The connectivity standards may be satisfied by either of two options: 1. Design Option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. 2. Performance Option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building_entrance to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Design Option because the project is located at two intersections. The parcel is approximately 440 feet in width and 65 feet in depth. The streets (SW Oak and SW Oakway) to the north and south are spaced 440 feet apart. The next street in the east west direction (SW 87th) is 1,100 feet away. A future extension of SW Lincoln is planned to be 430 feet to the west, to comply with these requirements, but does not exist yet. Nevertheless, this project could not accommodate a street extension that would comply with code standards. As the parcel is only 65 feet deep (measured east to west), there is inadequate distance to establish street along SW Oak that would not meet the 200 foot street spacing standards from SW 90`h Avenue. This standard is satisfied to the extent possible within current code standards, and will additionally be met with the future completion of SW Lincoln Street. Section 18.630.050 specifies the site design standards applicable to developments in the Washington Square Regional Center. Building placement on Major and Minor Arterials. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. Neither SW 90th and SW Oak are classified as arterial streets. This standard is not applicable. Building setback. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 12 OF 43 Table 18.520.2 specifies that the minimum setback is 0 feet and the maximum setback is 20 feet along the front yard, and requires that a minimum of 20 feet shall be provided when the site abuts a residential zone. As specified, the buildings are placed 4 feet from the front property line. A porch projection extends another 2 feet into the front yard. There are no residential zones abutting the site. Front yard setback desijn. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.B and Table 18.520.2. Treatments of the type described will be provided between the buildings and SW 90th Avenue. No street furnishings have been proposed however; refer to the applicant's landscape plan, Sheet C10. Walkway connection to building entrances. A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.B and Table 18.520.2. There is a sidewalk along the fronting public street. Six foot wide connections are provided to each unit from this sidewalk. Entrances are provided near the street intersections, but because each unit is provided with its own entry, the type of entrance envisioned by this standard (a primary entrance to a multi-use building) is not practicable. The intersection of SW Oak and 90 presents a design challenge due to the preexisting parcel configuration, intersection alignment, and required right-of-way dedication to realign the intersection. As a result, this area is narrow with a long sweeping curve radius, and no hard corner at which to locate a building entrance. Parking location and landscape design. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the City where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary street frontage and must be behind a landscaped area constructed to an L-1 landscape standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 landscape standard, except where a side yard abuts a public street, where it shall be landscaped-to an L-1 landscape standard. The primary street for this project is SW 90th. The units are all oriented toward this street, and will be addressed from this street. Parking is located inside, behind and to the side of the proposed units. The area occupied by parking is 40 feet of 440 feet, or 9%. There is a small corner of the parking area that due to the tapered nature of the lot, is shown closer than 5 feet from the property lire. The applicant will be required to maintain a 5 foot setback between the parking and SW 90 Avenue. Additionally trees within the L-1 landscaped areas are required to be 3.5 inches in size. The applicants' plans are deficient in terms of meeting the required L-1 landscape standard as they are only proposing Pacific Wax Myrtle. This will need to be supplemented by additional 3.5 caliper inch sized trees planted 28 feet on center. Section 18.630.060 specifies the building design standards to control the vertical elements of new development within the Washington Square Regional Center. Ground floor windows. All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 13 OF 43 with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. The applicants' elevations include a window and entry door for each unit. The total unit width is 16 feet, and the window and door are 9 feet in width (56%). Alone or in combination the standard will be met for each unit and/or building. Refer to Sheets Al and A2. This satisfies the standard. Building facades. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (1) a variation in building materials; (2) a building off-set of at least 1-foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (4) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. There are four buildings proposed, each is longer than 50 feet. The applicant has proposed that the units will be faced with a combination of horizontal lap siding, shingles, and stucco type treatments. Trim boards are also used to distinguish the units from one another. Offsets of 1 6" are provided on various units, refer to Sheets Al-A4. None of the buildings exceeds 300 feet in length, and pedestrian connections have been provided for between the buildings. This standard is satisfied. Weather protection. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Each unit is provided with a porch over the front door. This standard is met. Building Materials. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The buildings will be faced with brick, stone, stucco, lap siding, and shingles. This is in compliance with this standard. Roofs and roof lines. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building expansion will utilize a gable and hip roof system. No false roofs will be utilized. Roof-mounted equipment. All roof-mounted equipment must be screened from view from adjacent p ubblic streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has not indicated any mechanical equipment. However, based on previous issues relating to the provision of HVAC equipment after the approval process, staff assumes that HVAC equipment will be included, even though it has not been shown. There does not appear to be any opportunities on the ground for these units, and since the roofs will be pitched, it doesn't appear that the roofs can accommodate this equipment either. To address any subsequent need to place equipment (as may be determined through the building permit review process), such equipment shall not be allowed on the roof or within the front yard of any NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 14 OF 43 unit. Section 18.630.070 specifies additional requirements as related to signs. In general for commercial developments in the MUC zone, the requirements for signs in commercial zones as described in 18.780 shall be used. Height limits for freestanding signs shall be 10 feet. Wall signs are not permitted to extend above the roofline of the wall on which the sign is located. No height increases will be permitted. The applicant is proposing one new freestanding sign at the intersection of SW 90th and SW Oak. Details specific to the sign are absent, so any sign will require application through a separate permit process. Therefore, this standard has been satisfied. Section 18.630.090 describes the landscaping and screening requirements applicable within the Washington Square Regional Center. For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. In addition the L-1 standard applies to setbacks on major and minor arterials, and where parking lots abut public streets. Where the setback is a minimum of 5 feet between the parking lot and a street, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. For general landscaping of landscaped and screened areas within parking lots, and along local collectors and local streets, planting standards of Chapter 18.745, Landscaping and Screening, shall apply. In addition, trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. The landscaping requirements will be addressed under Chapter 18.745. However, since the applicant has specified 2 inch caliper trees, the applicant will be conditioned to ensure that parking lot and street trees along the private street are a minimum of 21/2-inch diameter. Also, as noted previously, the applicants' plans are deficient in terms of meeting the required L-1 landscape standard as they are only proposing Pacific Wax Myrtle. This will need to be supplemented by additional 3.5 caliper inch sized trees planted 28 feet on center. FINDING: The Washington Square Regional Center Design Standards have not been met. CONDITIONS: • Prior to site work, the applicant shall provide a revised site plan that maintains a 5 foot setback between the parking and SW 90th Avenue. • Prior to site work, the applicant shall provide a revised landscape plan that specifies arking lot and street trees along the street are a minimum of 2'/2-inch diameter. Also, in the areas in front of the parking lot additional 3.5 caliper inch sized trees planted 28 feet on center are required. • Prior to issuance of building permits, the applicant's plans shall reflect that no mechanical equipment is placed on the roof or within the front yard of any unit. The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 15 OF 43 Access, Egress and Circulation (18.705): Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; This is neither a commercial, institutional, nor industrial use; therefore this standard is not applicable. 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Each residential dwelling is connected by a walkway to the public sidewalk out front. The sidewalk has walkways that also lead to the parking area. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The walkways only cross the driveway at the access entry, which measures 24 feet and will be constructed of concrete to contrast with the pavement. All walkways are a minimum of 5 feet in width. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposed walkway will be concrete, and will be lit by street lights and wall mounted luminaries. FINDING: The walkway requirements are satisfied. Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2. TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (MULTI-FAMILY) -Dwelling Minimum Number of Minimum Access Minimum Pavement Units/Lots Driveways Required Width Width 3-19 - 30 feet 24 feet Curbs and 5 foot sidewalk required NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 16 OF 43 The applicant has proposed a single driveway access that meets this standard. FINDING: As proposed, the application complies with the minimum access requirements for serving 19 units. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. Vehicle access is brought directly to each unit as each unit is served by a garage. This criterion is satisfied. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drive once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The fire department has comrr1ented that so long as there are no impediments to accessing the rear of the units from SW 90" such as fences or walls, that the fire department would not utilize the access iiveway for fire suppression. Likewise, garbage will be brought to the front curb along SW 90'. The small parking area at the end of the drive can be used for other vehicles that need to turn around if necessary. The access drive to the north of the access entry is only 130 feet in length. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. The vehicular access drive provides ample opportunity for two vehicles to pass, given the low traffic volumes anticipated. No turnouts are required. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. There are no driveway approaches proposed to any arterials or collector streets. SW 90th is considered a local street in the Washington Square Regional Center. This criterion is satisfied. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's narrative indicates that there is adequate sight distance and stacking available at the proposed driveway. The applicant's engineer shall provide final sight distance certification after street improvements have been completed. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 17 OF 43 Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street Intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is approximately 300 feet north of the intersection, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no proposed driveways along Oak Street, the collector street. The only driveway is on SW 90th which is classified as a local street, thereby meeting this criterion. FINDING: The access requirements will be met with the following condition: CONDITION: Prior to final occupancy of any unit, the applicant shall provide final sight distance certification after street improvements have been completed. Density Computations (18.715) Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the ublic for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. This zone is peculiar in that it has no specific maximum residential density. Therefore this standard is not applicable. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 18 OF 43 The minimum required density is determined not by the above formula, since there is no set maximum density. The minimum density is prescribed by the development standards in the MUE-1 Zone, in this case 50 units to the acre. To establish the number of minimum units for a particular parcel, first the net developable area is established: Gross lot area 32,680 square feet ROW/Street dedication 4,472 square feet Private access drive 7,912 square feet Sensitive Lands 0 square feet NET DEVELOPABLE AREA 20,296 square feet or 0.47 acres Then this number is multiplied times 50 (0.47x50) to reach 23.5 units, which is then rounded down to the next full number of 23 units. FINDING: The applicant has proposed 19 units, which is below the minimum required. However, the applicant has requested an adjustment that was previously addressed in this decision. By the affirmative finding in that adjustment, this criterion is met. The units per acre calculated by subtracting sensitive lands from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these regulations No transfers are proposed. These criteria are not applicable. Design Compatibility Standards (18.720): These provisions apply to all multi-family and attached single-family residential projects in zoning districts R-4.5 through R-40 that abut property zoned for single-family residential development. The subject site does not abut any property zoned for single family development. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise: For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Qualiy (DEQ) rules for visible emissions (340 -21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 19 OF 43 Glare and heat: No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is an attached multi-family project, which is an outright permitted use within the MUE-1 Zone. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a street tree plan consisting of Japanese Snowbells (2" caliper in size). The Washington Square Regional Center standards require these trees to be minimum 2.5" caliper. Proposed street tree§ shall be as approved by the City Forester at the proper spacing along SW Oak and SW 90t". This standard is not satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed multi-family use and an existing multi-family use. Buffering and/or screening are required for dissimilar uses. The only property that directly abuts the subject site lies to the east. Rights of way surround the other three sides of the project. The property to the east has a single family house located on the northern portion of the property with a long pan-handle (vacated railroad right-of-way) that runs out to SW Oak. The buffer required between multi family and detached single units is a buffer level "C". The applicant has not requested any variance to this requirement, and therefore must provide between 6-10 feet of area, with screening as specified in the buffer matrix. The applicant's plans reflect this, using a combination of walls, fences, and shrubs to vary the width of the buffer area, refer to Sheet C10. This criterion is satisfied. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 20 OF 43 The landscape plan provided by the applicant indicates screening between the adjacent residential use, and the parking areas will be landscaped with a mixture of ground cover, low lying shrubs, and trees. Therefore, this criterion is satisfied. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant does not show the location of any service facilities especially air conditioning units, so compliance with this standard cannot be verified at this time. This is addressed in a previous condition, and as such this standard is satisfied. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall- be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's narrative indicates that the development will be served by individual trash bins characteristic of the trash bins utilized in single-family residences. Individual trash bins are typically stored on the site and only visible from the street on collection days. To ensure that his standard is satisfied, a condition will be imposed that restricts trash bins from being outside except on pickup days. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITION: • Prior to commencing site work, the applicant shall revise the landscape/street improvement plans to show street trees as approved by thet City Forester at the proper spacing and sizing along SW Oak and SW 901". • Prior to issuing building permits, the applicant shall execute CC&R's that restrict the outdoor storage of refuse containers, except during trash pick up days. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has indicated that the homes will be served by individual garbage bins typical of a single-family residence and has included a waste hauler sign off with the application. This standard is satisfied. FINDING: The solid waste standards will be met. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 21 OF 43 Off-Street Parking and Loading (18.765): This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 19 condominiums. Condominiums are treated as multi-family development and the minimum parking standards are based on the number of bedrooms in individual units. The required parking is addressed later in this discussion. Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; Each unit will be provided with a single car garage. No parking spaces are further than 200 feet from the units. This criterion is satisfied. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. As discussed later in this section, the applicant is required to provide 28.5 spaces. An additional 15% (4.28 spaces) equals 32.78, or 33 spaces. A total of 33 spaces are shown on the site plan. This criterion is satisfied. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is required to provide 33 parking spaces. Under Oregon Revised Statutes (ORS 447.233 and 447.210) parking is required only for affected buildings. These multifamily units do not qualify as affected buildings, and therefore no ADA handicap spaces are required. This standard is satisfied. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive, has been designed to facilitate traffic flow, is identifiable, and paved. Vision clearance was modified by the previous variance approval, earlier in this decision. A service drive is proposed to eliminate backing movements within the street. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 22 OF 43 Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. All parking areas have pedestrian access by way of the interior sidewalk system that in turn connects with the public sidewalk at the street. This criterion is satisfied. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. Additional marking for the parallel parking is required to designate the end of the most southerly parallel space (with a painted striped island) and to maintain a clear backing area for the northernmost parking spot. With the imposition of a condition, this criterion can be satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant is providing curbs on all of the parking stalls in the accessory parking areas. Parallel stalls will not impact landscape areas or sidewalks. This criterion is satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans and narrative indicate that of the 33 total spaces, all spaces in the garages and four outside spaces are standard sized spaces. The remaining 10 outside spaces are compact. Ten of 33 spaces is 30% of the total. Of much greater concern are the dimensional requirements for aisle widths. As the units are oriented at a 90 degree angle to the access aisle, the following dimensions per Table 18.765.1 apply: Standard Compact Parking stall width 10 8 Parking stall depth 18.5 16.5 Aisle width 24 24 By utilizing a three foot overhang projection to the east, and with the garages being 20 feet deep (19'6" with a 6" garage door wall) the total depth provided (at the most narrow point in the project) is 40 feet. The total minimum distance required is 40.5 feet for compact spaces, and 42.5 feet for standard spaces. This criterion is not satisfied. By shifting the building one foot towards the street, units 1-3 will meet the standard for compact spaces, and the remainder of the units will meet the standard size space requirements. By designating these three units for compact spaces, there will be 13 compact spaces. Since the project may utilize up to 16 compact spaces to remain below the 50% compact/50% standard space standard, this criterion is met. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 23 OF 43 Bicycle Parking Location and Access: Section 18.765050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan and narrative do not indicate any exterior bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle parking requirement for a multi-family use is 1 space for every two units. Therefore, the proposal is required to provide 10 bicycle parking spaces. Considering the premise that each unit possesses a garage, it is not likely that the owners will be parking their bikes in racks. The applicant has indicated that the garages will serve to house the residents' bicycles. However, no accommodations for guest bicycle parking are provided. Using the premise that guest vehicle parking should account for 15% of the required parking, 15% of 10 bike spaces is 2 guest bike rack spaces. This standard is not satisfied. Bicycle Parking Design Requirements: Section 18.765.050.0. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used; therefore, Staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a multi-family use is 1 space for every two units. The applicant is providing a garage with each unit. Staff recommends that an additional two space bike rack be provided preferably near the north end of the project. This standard is not satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for multi-family uses is 1.25 spaces for every one bedroom dwelling unit, 1.5 spaces for every two bedroom dwelling unit, and 1.75 spaces for every three bedroom dwelling unit. The proposal calls for 19 two-bedroom units. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 24 OF 43 Type of Unit Space per Unit Number of Units Total Parking Req'd 2 Bedroom 1.50 19 28.5 spaces Guest Parking 15% of Total 4.3 spaces 32.8 => 33 Spaces In addition, multi-family uses are required to provide an additional 15% for visitor parking (an additional 4.28 spaces) for a grand total of 33 spaces. The applicant has indicated in the narrative that 19 spaces will be provided in garages. The plan shows an additional 14 spaces around the periphery of the site. Therefore, the applicant has met the minimum parking requirement. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied, however, if the applicant complies with the conditions listed below, the standards may be met. CONDITIONS: • Prior to site work the applicant shall submit revised site plans that indicates additional marking for the parallel parking area to designate the end of the most southerly parallel space (with a painted striped island) and to maintain a clear backing area for the northernmost parking spot. • Prior to site work the applicant shall submit revised site plans that show units 1-5 shifted 1 foot toward SW 90th Avenue, ensuring that no elements of the building encroach into the right-of-way, to provide a minimum of 17.5 feet of aisle width behind a maximum of 6 units and minimum of 19.5 feet behind the remainder of the units. In no case shall the number of compact parking spaces exceed 16 spaces. • Prior to site work the applicant shall submit revised site plans that indicate the location of a two space bike rack located near the northerly parking area. A detail of the bike rack shall also be included to demonstrate compliance with TDC 18.765.050.C. Siqns (18.780): According to the requirements established by the WSRC Standards (18.630.070), Residential only developments within the MUC, MUE and MUR zones shall meet the sign requirements for the R-40 zone, Section 18.780.130.B No specific sign detail was included in conjunction with this development. The applicant may apply for sign permits to erect entry signs as authorized in Section 18.780.130(B). Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new developments. In accordance with a policy adopted by the Director's Designee, all new residential developments must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal 18.790): Section 18.79 .030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 25 OF 43 The applicant has provided an inventory of the trees on the property. There is a 14 inch spruce and a 20 inch fir on the site. Both trees are proposed to be removed; however, it appears that the 20" fir could be retained in the planter strip with some additional construction measures taken to ensure its viability. Since the applicant has proposed removing this tree, the City cannot penalize the applicant if it is later determined that this tree cannot be saved. No mitigation is required since both trees fall in the expanded public right-of-way area. However, since the tree could be a focal point in the right-of-way improvements, the applicant shall consult with the City Forester during the preparation of construction documents to establish protective measures, and coordinate with the Forester during construction to ensure the tree is protected adequately. The City Forester may deem the tree unviable or hazardous during the project, and with authorization this tree may be removed. FINDING: There are opportunities to preserve a tree on the site. CONDITIONS: • Prior to ANY site work, a tree protection plan, repared by a certified arborist shall be submitted to the City Forester for review and approval detailing methods to be used to preserve the fir tree on the south end of the project. This plan shall include protection devices established around the tree's dripline area. After the site has been staked for grading, the applicants arborist shall determine whether preservation of the tree remains feasible. If it is determined that it is not feasible, the applicant shall consult with City Staff on site for verification. If the tree is determined to be viable with the proposed improvements, efforts shall be taken during construction plan review to maintain trenching and other site disturbances including grading outside the dripline. Allowances to meander sidewalks around the tree shall be considered. The construction plans shall also note that construction within this area shall only occur with a certified arborist present. If City Staff concurs in writing that this tree is not viable, the tree may be removed without penalty. • Failure to abide by the previous condition will be subject to the penalties established in the Development and Municipal Codes: Notwithstanding any other provision of this title, any party found to be in violation of the tree removal chapter (including but not limited to removal or damage to trees not approved for removal) shall be subject to a civil penalty of up to $500 pursuant to Chapter 1.16 of the Tigard Municipal Code and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 26 OF 43 Clear vision areas will be maintained at the street intersections. The applicant has requested a variance to reduce the width of the vision clearance triangle at the site access. Based on findings previously discussed and conditions imposed, this variance is granted. Therefore the vision clearance requirements are met to the extent that they have been modified in this decision. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed below : Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; Those titles of the Tigard Development Code (TDC) have been addressed elsewhere in this decision where applicable. Chapter 18.810 is discussed later in this chapter. Compliance with the chapters has been demonstrated, or conditions have been imposed on the development to ensure compliance where applicable. Relationship to the natural and physical environment: Buildings shall be located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and Oriented with consideration for sun and wind. There are no trees on the developable portion of the property. Conditions have been imposed to encourace retention of a tree in the right-of-way. The other tree will be removed as it will be located in fie future roadway pavemen . The units have been broken into four and five unit blocks to provide adequate light, air circulation, and firefighting opportunities. The buildings are oriented in the only manner the site would allow, given its long narrow shape. A southeast exposure will provide sun exposure. This criterion is satisfied. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Tree preservation has been addressed previously in this decision. This criterion has already been addressed. Exterior elevations: Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and Offsets or breaks in roof elevations of three or more feet in height. The applicant has indicated in the narrative that offsets will occur at between each unit (approximately every 16 feet) with the use of overhangs, porches, and variations in the roof pitch. This standard is satisfied. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 27 OF 43 Buffering and screening has been addressed elsewhere in this decision. The discussion related to buffering and screening can be viewed under the analysis in Chapter 18.745. The site is additionally buffered by the presence of rights of way on three sides. This standard is satisfied. Privacy and noise: multi-family or group living uses: Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a below; The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise; On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses; and buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. The applicant is providing a buffer and privacy fencing to ensure that the adjoining properties will be protected from views and noises that are nuisances and the standards relating to those nuisances can be enforced through code compliance pursuant to TDC Chapter 18.725 Environmental Standards. Private outdoor area: multi-family use: Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit; and required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. Wherever possible, private outdoor open spaces should be oriented toward the sun; and private outdoor spaces shall be screened or designed to provide privacy for the users of the space. The plans include decks on the rear of each unit, the dimensions of such are 3'x8'6". This does not satisfy the minimum width or square footage requirement. The applicant will need to expand the deck to a width of at least 5'9" in order to meet the square footage requirement, and also meet the width dimension. This standard is not satisfied. Shared outdoor recreation areas: multi-family use: In addition to the requirements of the subsections above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: Studio up to and including two-bedroom units, 200 square feet per unit; and Three or more bedroom units, 300 square feet per unit. The required recreation space may be provided as follows: It may be all outdoor space; or It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or It may be all public or common space; or It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety; and where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. A portion of the site's eastern edge will be provided with additional landscaping and left as open space. A total of 3,800 square feet is required. Subtracting the 48 square feet that is required for each balcony unit, 2,888 square feet of additional open area is required. 6,048 square feet of landscaped area is provided. This standard is met. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 28 OF 43 Demarcation of public, semi-public and private spaces for crime prevention: The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and these areas may be defined by, but not limited to: A deck, patio, low wall, hedge, or draping vine; A trellis or arbor; A change in elevation or grade; A change in the texture of the path material; Sign; or landscaping. Apart from the public sidewalk along the front of the units, there are no public areas provided. Private outdoor areas are limited to upstairs decks. Semi public areas constitute the remainder of the site. For fire suppression requirements, no obstructions between SW 90 and the rear of the units are ermitted. Nevertheless, the provision of landscaping and the fence and wall screening demarcate the semi public space. This standard is satisfied. Crime prevention and safety: Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Interior laundry and service areas shall be located in a way that they can be observed by others; Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The applicant has indicated in the narrative that they intend to meet these standards. Each unit will have its own private laundry area, mailboxes will be along the private drive or located out on the public street, and a lighting plan has been provided to ensure that the site is clearly visible during nightime. This standard is met. Public transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; The requirements adjacent transit facilities shall be based on: The location of other transit facilities in the area; and the size and type of the proposal. Neither SW 90th nor SW Oak are transit routes and the nearest bus line is on SW Hall Boulevard, approximately a 1/4 mile away. This standard is not applicable. Landscaping: All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; Landscaping and the applicable landscaping standards have been addressed previously in this decision. This standard is satisfied. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Discussion relating to compliance with drainage standards has been addressed in the following discussion of streets and utilities. This standard is satisfied. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and As noted previously, these buildings are not considered "affected buildings" that are subject to ADA requirements. Thus these requirements do not apply. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 29 OF 43 All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. These items have been discussed elsewhere in this decision. Where the standards have been found to be deficient, conditions have been imposed on the development to ensure compliance. Adjustments to minimum density and vision clearance were reviewed elsewhere in this decision. This standard is satisfied. FINDING: The application has demonstrated compliance with all applicable Site Development Review Criteria with the exception of the requirement for private outdoor open space. Other conditions have been imposed elsewhere in this decision with regard to individual approval criteria of all applicable chapters of the Tigard Development Code. CONDITION: Prior to the issuance of building permits, the applicant shall provide City staff with a plan that demonstrates that the applicant is providing a minimum of 48 square feet of private open space for each unit in compliance with TDC Section 18.360.090(A)(6). E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $29,859. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $93,309 ($29,859 divided by .32) The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. In this case the value of the unmitigated impact is $63,450. The applicant will be dedicating about 4,472 square feet of right-of-way, and will also be required to construct 1/2 street improvements. In addition payment in-lieu of constructing bike lanes is also required. The value of these exactions is: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 30 OF 43 • Right-of-way dedications, 4,427 s.f. 3.00 per s.f.=$13,416. 1/2 Street Improvement, 550 I.f. @ 20700 perl.f. = $11 000. Alley Pavement, $1' 500 Bike Lane Fee = $379 10 I AL $26,295 FINDING: Since the value of the exactions is less than the value of the remaining unmitigated impact, these exactions are proportionate and justified. Street And Utility Improvements Standards (Section 18.810): Chapter 1 B.S1 O provides construction standards tor the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a Tportion of an existing street shall be dedicated and improved in accordance with the DC. Minimum Ri hts-of-Way and Street Widths: Section 180.030.E requires an arterial street to have a 100-foot right-of-way width and a -foot paved section. Other improvements required may include on-street parking sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Oak Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 40 feet of ROW, according to the most recent tax assessor's map. The applicant should dedLpate additional ROW to provide 31 feet from centerline. The site also lies adjacent to SW 90 Avenue, which is classified as a Local street on the City's TSP. At present, there is approximately 40 feet of ROW. The applicant should dedicate additional ROW to provide 27 feet from centerline. Additional ROW shall be dedicated to provide for the realignment of the intersection. The north side of the property is adjacent to an alley, located within public ROW approximately 16 feet wide. No additional ROW dedication is required. SW Oak Street and SW 90th Avenue are currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements along both frontages per Tigard's TSP. The applicant shall also construct improvements to realign the intersection. The public alley must be paved, 16 feet wide, for the length of the property frontage. Based on the available right-of-way width, it may not be possible to pave to this full width. A determination of the final paving width will be made at time of PFI submittal, but in no case shall be less than 12 feet wide. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for additional street connections around this site. The site is surrounded on three sides by existing rights of way. Due to the existing street system and adjacent development patterns, there is no possibility of providing future connectivity to adjacent properties. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than NOTICE OF TYPE 11 DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 31 OF 43 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no public street connections needed through this site due to existing development surrounding the site and topography. Cul-de-sacs: 18.810.030.1 states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Does not apply. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed grades do not exceed 6%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant has indicated that the only access to this development is from SW 90th Avenue, which is classified as a local street. The proposed location for access meets this criterion. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 32 OF 43 Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Since this project is a condominium development, the entire internal access network is classified as a private driveway to be privately maintained by the condominium owners. State statutes set out specific regulations as to how ownership and maintenance of common areas is established. The internal access system will be reviewed and inspected by the Building Division as a part of the Site Permit. Block Designs: Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No streets are being created by this development. This standard is satisfied. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. There are no opportunities to connect a bicycle or pedestrian connection to surrounding streets as the adjoining parcels are presently developed and do not provide for any such extension. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The parcel is pre-existing, and the applicant is not proposing to create any new parcels. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single- family dwelling unit, the frontage shall be at least 15 feet. The parcel is pre-existing and has over 461 feet of frontage onto SW 90th Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 33 OF 43 The applicant has proposed constructing a sidewalk that meets the Washington Square Regional Center design standards. The sidewalk along Oak Street shall be extended east to the new property corner (post-dedication of ROW). Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch sewer in 90th Avenue and another 8-inch line locate in the 16-foot public alley. The applicant's plans indicate they will extend the sewer line in 90 Avenue to the north, approximately 185 feet. Units 1-15 will be provided with individual laterals to the public main line. Units 16-19 will have separate laterals connecting to the public line located in the alley. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage areas impacting this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has indicated that detention will be provided on-site by installing an 18-inch underground pipe with a flow control manhole. The applicant's engineer shall submit revised detention calculations that include detention for the 2-year, 10-year and 25-year storms. These calculations shall be submitted with their PFI application. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 34 OF 43 bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Oak Street is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. It would not be practical to require the developer to strip the bike lane at this time. However, it would be appropriate for the developer to contribute funds to the City to cover the cost of the bike lane striping. The amount of the striping would be as follows: • 40 feet of 8-inch white stripe, at $2.50/If $100.00 • 1 Mono-directional reflective markers @ $4.00/ea $4.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $379.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Oak Street and SW 90th Avenue. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is approximately 100 lineal feet; therefore the fee would be $3,500.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 35 OF 43 Public Water System: Tualatin Valley Water [ istrict provides service in this area. There are existing 6-inch and 16- inch lines located in 90 Avenue. The applicant is proposing to connect to the 6-inch line with individual taps for each unit. The plans also show a 6-inch connection for a new fire hydrant. TVWD will have to review and approve the applicant's proposed water line plans. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS 6esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division, as a part of the site permit review, will review the grading/erosion control plan, An NPDES permit is not required, as the development will not disturb more than one acre. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 36 OF 43 For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Fire and Life Safety: I he I VFR letter, dted September 23, 2004 indicates that the site will not conform to UFC requirements, if access from SW 90th to the rear of the units is impeded. The applicant's plans show no fences, walls, or other structures that would prevent access, and have proposed walkways between the buildings.thA condition will be imposed that restricts the placement of any impediments between SW 90th and the rear of the units. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Long Range Planning Division was notified of the proposal but offered no comments at this time. The City of Tigard Building Division has reviewed the proposal and has no objections. The City of Tigard Public Works Department has reviewed the proposal and has offered comments that have been incorporated into this decision. The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Water Department has reviewed the proposal and has offered comments that have been incorporated into this decision. The City of Tigard Forester has reviewed the proposal and has offered the following comments: 1. LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards swt forth in the American Institute of Architects Architectural Graphic Standards, 10 edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PACE 37 OF 43 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G, Conditions of Approval of Existing Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects Architectural Graphic Standards, 10 edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 38 OF 43 a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. • As required, the applicant submitted a tree plan that was conducted by Walt Knapp. The plan contains four out of the four required components of a tree plan, and, is therefore, acceptable. • It is difficult to determine if any construction will occur within the trees' driplines. If construction does occur within the driplines, the Project Arborist must explain or set guidelines for how the tree roots will be protected. Below are my suggestions for the applicant to follow for tree protection guidelines: • Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. These trees should be identified, and a plan on how to protect the trees' critical root zones should be completed. • A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. • To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 39 OF 43 • For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. • Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development"by Nelda Matheny and James R. Clark. • The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. • If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. • Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: 1. The applicant shall submit a final Tree Protection Plan that shows exactly how far the tree protection fencing will be from the face of each protected tree (including those on neighboring properties where construction occurs within the trees' driplines) that will be impacted by construction activities within its dripline. The applicant, through their Project Arborist, shall justify the close proximity of the construction activities to the trees. He shall certify that the activities will not adversely impact the overall and long-term health and stability of each tree. Any construction that occurs within the neighboring trees' driplines should be justified by the applicant and approved by the City Forester and neighboring property owner(s). Work may proceed within the driplines only with the approval of the City Forester. 2. The Project Arborist shall submit written reports to the City Forester, at least, once every two weeks, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall and long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 3. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final report describing how the Tree Protection Plan was implemented and detailing any failures to comply with the Tree Protection Plan. The report shall also describe the health of all remaining trees on the site, with details provided as to any tree that has had its root system disturbed or that has otherwise been damaged. If you have any questions please call me anytime. Thank you for requesting my comments on this project. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 40 OF 43 SECTION IX. AGENCY COMMENTS The Tualatin Valley Fire and Rescue has reviewed the proposal and endorses this proposal predicated on the following criteria and conditions of approval: Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) The project as submitted does riot meet this requirement. If all of the buildings will have direct access to SW 906 Avenue, with no fences, retaining walls or other impediments, an on-site turnaround will not be required. 2) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved. If the applicant wishes to use the fire sprinkler exception, the applicant is required to make a formal request. (UFC Sec. 902.2.1 Exception 1) 3) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 4) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 5) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) 6) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, OR 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) If access is not available directly off S.W. 90th Ave., and the private drive is intended for fire apparatus access, it shall be posted as a fire lane and parking will not be allowed. 7) The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The required fire flow for this project is 2328 ipm @ 20 psi. Fire flow data shall be provided that verifies the available fire flow prior to obtaining building permits. This requirement will be waived if fire sprinklers are installed. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 41 OF 43 8) No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) The submitted plans do not meet this requirement. The applicant will be required to install an additional hydrant along the project frontage to comply with this standard. 9) The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. • Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. Exce tion: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. • When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 10) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 11) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 12) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Tualatin Valley Water District has reviewed the proposal and notes that 3 sets of final plans are required for permit review and approval. They also note that the water services (meter boxes) must be located out of driveway and sidewalk. QWEST has reviewed the proposal and notes that the site is outside their service territory. Tri-Met has reviewed the proposal and has no comments. Washington County has reviewed the proposal and has no comments. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 42 OF 43 Clean Water Services has reviewed the proposal and notes that the final design shall be in accord with CWS R&004-09 and the Erosion Prevention and Sediment Control Planning and Design Manual. PGE, Tigard Tualatin Schools, Tri-Met, and NW Natural were all notified of the proposal and did not provide comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 26, 2004 AND BECOMES EFFECTIVE ON NOVEMBER 10, 2004 UNLESS AN APPEAL IS FILED. AAp e�al: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON NOVEMBER 9, 2004. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. / ( October 26, 2004 10'4211' V or.: racy DATE 411. Associate Planner 1 'Pc / 6-r I October 26, 2004 APPROVED B 7- -Ic and Bewer. rff DATE Planning Man.ger NOTICE OF TYPE II DECISION ' SDR2004-00005 ASHBROOK TOWNHOMES PAGE 43 OF 43 / /c CITY of TIGARD 1 T_// C Q GEOGRARNIC INFORMATION SYSTEM —� I l� I o VICINITY MAP o 0 l . I o LOCUST ST SDR2004-00005 1_ wii , VAR2004-00045 1 411•111=1111 9 VAR2004-00046—, ern . J MAPLELEAF ST ,� ASHBROOK 111111111 0-_------1"\\ ��� TOWNHOMES 1 T KC i co 4• N' '''ge ______ IST / , ' 1 ° �/ 1 I„` I v Qtf 6BONI liD ► I i / I / i -- Tigard Area Map E ! PINE ST N I 0 100 200 300 400 feet 1 I 11 . _ \■,, 1'.314 feet ! ii:' City of I i g -- City of Tigard ... Information on this map is for general location only and . should be verified with the Development Services Division. ,■ 13125 SW H41 Blvd ■ Q Tigard,OR 97223 (503)639-4171 http://wvnv ci.tlgard.q.us Community Development Plot date:Aug 23,2004;C:lmagic\MAGIC03.APR III • / I I 10360 9W 10th AVENUE II0S10 SW WAR AVE METZGE SCHOOL ''At £..--.--_-- __. _. _.4_.1_ 10755 SW 90th AVENUE '1/4 / ---� --- -�_-�-- --r Own MAWR OM \ FsT4 oco NR Mw J j / 16 _� /'. / \ I044S 6W 90U+AVENUE / \ i t C /,/. I \ / \ 10475 1W 90th AVENUE / •I �� 16 i. nor �v ///i/ \ / \ /// '.�I +g +ve' C' / / I I \ / \ / FYI i ,^*'C'L �' // / \ '\ 104SS SW SOlh AVENUE /' ,'■ 41, a. 1 I \ \ / ,i b` r / I UNIT •IL V•il'L wwNT'l. I 10411 9W 90th AVENUE J� , • ',, �� / / / I 1 I / 1 UNIT •b'LwI�TIIOOw I I J •`. ��/ ;� . v r / / ( / I I 9026 SW OAK DIREST I 7� /.I V / / / // i I/ " ' Y // /'/ 1 / � S / e 1 4700'j ,,,. j /'/ 5 SW OAK STREET i 5545 NY OAK S1RE<T I !9!9 9W OAK 6TR![T/• tIMIK t-\ ii Vi sd v\R `✓C,u� 1. / ._-.-_.��/ I I I — — -- -- —�_ __ -- -- -- --'-- -- -- -- --'— -- __ — --.J I L (!T4 100 NC ION•w,. NfoNT.l!• AWL a k ._.-..__,-.._..,......._-... ...._......�......................_.•. _ •�•-----y'-.��.-..-_y_ ...�-r.__....._.....Y.....� _., ..;.'. („..co. o.wsow.V SW OAK STREET 9070 9W OAK STREET / 5000 SW OAK STREET / / 5550 99 OAK STREET �TMO, ;o,to CITY OF TIGARD T SDR2004-00005/VAR2004-00045/VAR2004-00046 SITE PLAN Ii ASHBROOK TOWNHOMES (Map is not to scale) •1 • NOTICE OF TYPE II DECISION At\ SITE DEVELOPMENT REVIEW (SDR) 2004-00005 CITY OF TIGARD ASHBROOK TOWNHOMES Community pingA ty Better Shaping�3 Better Community 120 DAYS = 12/17/2004 SECTION I. APPLICATION SUMMARY FILE NAME: ASHBROOK TOWNHOMES CASE NOS.: Site Development Review (SDR) SDR2004-00005 Adjustment (VAR) VAR2004-00045 Variance (VAR) VAR2004-00046 PROPOSAL: The applicant is requesting Site Development Review approval to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. OWNER: Matrix Development Corp. APPLICANT: Same 12755 SW 69 Ave, Suite 100 Tigard, OR 97223 LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200 ZONE: MUE-1 : Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25c) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: f , THIS DECISION IS FINAL ON OCTOBER 26, 2004 AND BECOMES EFFECTIVE ON NOVEMBER 10, 2004 UNLESS AN APPEAL IS FILED. AAp eal:� The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 9, 2004. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. i EN -' -.1 _ VICINITY PIAP i_ - _ __, LOCUST sT - SDR2004-00005 r ii . ■�� VAR2004-00045 v= ° / r :s. VA004-00046 MAPLELEAFST �'I = II TOWNHOMES im --\ —_ ■ 'ei IN ��__ il■ fr. T ST k P- 1 iro‘_ • - PINE ST ' 4 M .. .. ■1 `IM.wT .-rd its iit ___ .III 1111111 1111 V.::::4F T�......... .r.rr .� \. / I ,, „ Zz' /-4, '\ !J1'/ , 4, J/i;i,,,;,,,%,,„ 4 ......._:‘ 4./ 411,40,* ,,,--. ! -. :::::= 7 ;00,- ,, -v„,,r- ----= 'e- ./' 0 ' fit:1k,7.- ,,s-7. ,--'' i ' rw ras.N..I f 1 ed L 1 s/.,'�A �� w«.r M.n I M«.r.r. I .wrl..- 1 -^`^' r. SW OAK STREET -_., ti .— -- ..____--- _ —_ Aligi g CITY OF TiGARD I SDR2004-00005/VAR2004-00045/VAR2004-00046 c - SITE PLAN N ASHBROOK TOWNHOMES tMap is not to ecalej NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION DEVELOPMENT REVIEW CITY TY O TI OF TIGARD Community®eve(apment Shaping A Better C ommunit y DATE OF NOTICE: August 26, 2004 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2004-00005 Type II Land Use Application ADJUSTMENT (VAR) 2004-00045 VARIANCE (VAR) 2004-00046 FILE NAME: ASHBROOK TOWNHOMES REQUEST: The applicant is requesting Site Development Review to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200 ZONE: MUE-1: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 9, 2004. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to morgan(a ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 30, 2004. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." - 17 __r ., it 1 i VICINITY no I CITY OI TIGN MAP L.. T__._� ST _��`` SDR2004-00005 —� J �7- J VAR2004-00045 �■� .� = ' 4 VAR2004-00046 ______ MAPLELEAF ST ■ ' e= I m -s�- ASHBROOK MEM TOWNHOMES ---\ 7 -1_ _L 7.44.:,,,,,,:irv-ir• A46° '''''' ! AIWA — f 1 1 , 1 I ' i I V - 144-,,. ,; j--1_ I — I k /� \\I / _l / y 'PINE S i 1 I N■ , cnY arr w.e PThE(. f3[0163.4171 REQUEST FOR COMMENTS September 7, 2004 Re: Site Development Review (SDR) 2004-00005 RECEIVED PLANNING Adjustment (VAR) 2004-00045 S E P 0 8 2004 Variance (VAR) 2004-00046 Ashbrook Townhomes CITY OF TIGARD 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200 I have a couple of concerns about this project I would like to bring up. To my knowledge there has been no traffic study done of the area. I am not sure why there are different requirements for a developer and a home owner. My neighbor had to provide a traffic study just to build a shed on her property. It seems to me the City of Tigard is unfairly targeting middle class income families when they do not demand the same from everyone. The other concern that I have is with only one entrance and that is on 90th and the plan to have parking along 90`h on the East side of the street. This is already congested and this plan does not sound like it is doing anything to make this better. The corner on Oak Street and 90th is a hazard today; I heard nothing in the meeting that is telling me this is being addressed. I don't agree with the `Washington Square Plan' but realize there is not much that can be done to change minds already made up. But I do think it only fair that the home owners in the area be afforded the same considerations that the City is giving the developers. Thank you. Shaunda Davis 8910 SW Oak Way Tigard, Or. 97223 Morgan Tracy-Ashbrook Townhomes Sr'-' 2004-00005 Page 1 From: "John Frewing" <jfrewing©teleport.com> To: "Morgan Tracy" <Morgan @ci.tigard.or.us> Date: 9/16/04 4:34PM Subject: Ashbrook Townhomes SDR 2004-00005 Dear Morgan: I offer one belated comment on the subject development at the intersection of SW 90th and Oak Street. I did not see anything in the record which indicated that the applicant complied with your earlier letter comment that the save trees must be identified. My comment is that in order to minimize disturbance to natural conditions, the large fir tree adjacent to Oak Street should be saved by one or a combination of several means. The sidewalk could be given a meander to give more space around the tree. Pervious sidewalk or pavement near the tree could provide a source of water for its roots. In any event, it should receive protection during construction and water/fertilizer if some of the roots must be disturbed as part of street construction. The saving of this tree is necessary to maintain the treed character of the neighborhood. Please call me if you have questions. John Frewing 503-245-5760 Dr. Gene & Vivian Davis RECEIVED PLANNING 10875 S.W. 89th Street SEP 0 1 2004 Tigard, Oregon 97223 USA Tel: 503 246-5862, fax: 503 977-9343 CITY OF TIGARD Email: fmf-india@comcast.net Morgan Tracy August 31, 2004 Planning Division 503-639-4171 City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Dear Morgan, In regards to the proposed Ashbrook Townhome development, 8995 SW Oak Street, we believe that the currently proposed configuration is very dangerous. We own the property at 9025 SW Oak and feel that people exiting our property could have an unnecessary accident risk under the current plan. We think it appropriate to amend the usage from 24 to 19 units, but it is the site distance requirement that is most critical. This is a very hazardous corner, due to the angle of the 90th Ave. coming into Oak Street. We highly recommend turning 90th and approaching Oak Street into a 90-degree angle so that the visibility would be appropriate. That would be in compliance with the zoning ordinances. Traffic volume on Oak Street continues to grow and in the future there will be even more. At this time it's dangerous to come on to Oak from 90th at the oblique 45-degree angle, rather than a 90-degree angle. Please consider this in your recommendations and requirements for developing this site. Thank you very much Dr. Gene Davis TigardPlanning_OakStreet.doc La, iy l,. ,JVGI I II I IGI I.al acs R.ey vvl ItVI I lo GI IlllIQU w I u1 4L,I u to witrf the City why includes provisiofor such notice or a Dtice. EVIDENCE AVAILABLE FOR REVIEW: written comments and supporting documents relied upon by ft- /Min the record and are available for public review at I partment. Copies of these items may be obtained at a cost this service. Questions regarding this application should bE 'first page of this Notice under the section titled "Your Right to - -- - HIZ- Ti _T J __i- i 1-1------ -_ _ I E �- h - __ LOCUST ST \ % SI 7 1----- -I [ I I 1 7 1 Li 1 1 i___ 1 r __Ii. --------c i / J m r �� / MAPLELEAF � .s: A � I[ 111 _ T i'-- \ (1_.__. I I 1 \_------1 1 -1 _ ___ ' y __L___ ' 1 > -=[ 7 ---it _if __,___,==41,0 i :II __J_ I ST -1 I 1 ' 1 I - om l/ / \ I 1 - 1 /-11��.�� _Li_ 1_1 1 J r • . LI i , "it--- Z / PINE ST i' i \ I J .. SPRUCE §T 0 .)1 L.--� 1 ) FT _ REQUEST FOR COMMENTS CIS O TIOARD Community Deve(opment Shaping yl Better Community DATE: August 26,2004 TO: MarkVandottitlifenjlesidontik Plans Exaufiler FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: (503)639-4171/Fax: [5031684-7297 SITE DEVELOPMENT REVIEW MDR]2004-00005/ADJUSTMENT[VAR) 2004-00045/ VARIANCE[VAR) 2004-00046 ASHBROOK TOWHNOMESQ REQUEST: The applicant is requesting Site Development Review to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200. ZONE: MUE-1: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 9, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: Is Aft,ic � eV Z 45.6 CleanWater Services Our commitment is clear. MEMORANDUM DATE: August 31, 2004 FROM: Terry Chamberlin, Clean Water Services (the District) TO: Morgan Tracy, Planning Division, City of Tigard SUBJECT: Ashbrook Townhomes, SDR 2004-00005, VAR 2004-00045 & VAR 2004-00046 GENERAL COMMENTS • The design submittal shall be in accordance with Clean Water Services (the District) Design and Construction Standards, Resolution and Order No. 04-09 (R&O 04-09) and the Erosion Prevention and Sediment Control Planning and Design Manual, December 2000 edition. 2550 SW Hillsboro Highway• Hillsboro,Oregon 97123 Phone:(503)681-3600• Fax: (503)681-3603•www.CleanWaterServices.org COUNTYWIDE Date: /d a-O "D'4 Plans Check No. TRAFFIC IMPACT FEE ProiectTitle: WORKSHEET (FOR NON-SINGLE FAMILY USES) Applica Mailing Address: Tax Map No. Site Address: Land Use Category Rate Per Trip Payment Method RESIDENTIAL $269.00 ❑ CASH/CHECK ❑ BUSINESS/COMMERCIAL $ 68.00 ❑ CREDIT ❑ OFFICE $247.00 ❑ BANCROFT(PROMISSORY NOTE) ❑ INDUSTRIAL $259.00 ❑ DEFER TO OCCUPANCY ❑ INSTITUTIONAL $111.00 LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG TRIP RATE WEEKEND AVG TRIP RATE(institutional) a3O e_igYYlf 3 n f c BASIS 1 C? - knit C7 ond n i u...11hh YL c[:1.c- i_ccL CALCULATIONS �"[9 �T S-, SIO // Tr+p.s- x k scic ADDITIONAL NOTES PROJECT TRIP GENERATION ROAD AMOUNT TRANSIT AMOUNT TOTAL FEE itO I l I 1c a? 6.3 - �z � O1/ ff-.5- PREPARED BY 6e..."(;10/23 MEMORANDUM CITY OF TIGARD, OREGON DATE: 10/13/04 TO: Morgan Tracy, Associate Planner FROM: Kim McMillan, Development Review Engineer ���sm RE: SDR2004-00005 Ashbrook Townhomes Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's narrative indicates that there is adequate sight distance and stacking available at the proposed driveway. The applicant's engineer shall provide final sight distance certification after street improvements have been completed. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is approximately 300 feet north of the intersection, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 1 There are no proposed driveways along Oak Street, a collector, thereby meeting this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 62 right-of-way width and 34-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Oak Street, which is classified as a Collector on the recot of City of Tigard Transportation Plan Map. At present, there is approximately 40 q,((. , o✓l•" feet of ROW , according to the most recent tax assessor's map. The ,,w applicant should dedicate additional ROW to provide 31 feet from centerline. coop&ifiovi The site also lies adjacent to SW 90th Avenue, which is classified as a Local *.44 street on the City's TSP. At present, there is approximately 40 feet of ROW. The w/ applicant should dedicate additional ROW to provide 27 feet from centerline. Additional ROW shall be dedicated to provide for the realignment of the intersection. The north side of the property is adjacent to an alley, located within public ROW approximately 16 feet wide. No additional ROW dedication is required. SW Oak Street and SW 90th Avenue are currently partially improved. In order to mitigate the impact from this development, the applicant should construct half- street improvements along both frontages per Tigard's TSP. The applicant shall also construct improvements to realign the intersection. The public alley must be paved, 16 feet wide, for the length of the property frontage. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 2 (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed grades do not exceed 6%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant has indicated that the only access to this development is from SW 90th Avenue, which is classified as a local street. The proposed location for access meets this criterion. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 3 easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate that they will be constructing sidewalks along the public frontage on Oak Street and 90th Avenue. The sidewalk along Oak Street shall be extended east to the new property corner (post-dedication of ROW). Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch sewer in 90th Avenue and another 8-inch line located in the 16-foot public alley. The applicant's plans indicate they will extend the sewer line in 90th Avenue to the north, approximately 185 feet. Units 1-15 will be provided with individual laterals to the public main line. Units 16-19 will have separate laterals connecting to the public line located in the alley. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 4 Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage areas impacting this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has indicated that detention will be provided on-site by installing an 18-inch underground pipe with a flow control manhole. The applicant's engineer shall submit revised detention calculations that include detention for the 2-year, 10-year and 25-year storms. These calculations shall be submitted with their PFI application. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Oak Street is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. ENGINEERING COMMENTS SDR2004-00005 Ashbrook Town homes PAGE 5 It would not be practical to require the developer to strip the bike lane at this time. However, it would be appropriate for the developer to contribute funds to the City to cover the cost of the bike lane striping. The amount of the striping would be as follows: • 40 feet of 8-inch white stripe, at $2.50/If $100.00 • 1 Mono-directional reflective markers @ $4.00/ea $4.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $379.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 6 There are existing overhead utility lines along the frontage of SW Oak Street and SW 90th Avenue. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is approximately 100 lineal feet; therefore the fee would be $ 3500.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District provides service in this area. There are existing 6- inch and 16-inch lines located in 90th Avenue. The applicant is proposing to connect to the 6-inch line with individual taps for each unit. The plans also show a 6-inch connection for a new fire hydrant. TVWD will have to review and approve the applicant's proposed water line plans. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 7 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division, as a part of the site permit review, will review the grading/erosion control plan, An NPDES permit is not required, as the development will not disturb more than one acre. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 8 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvements and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. Prior to issuance of the site permit, the applicant shall submit a building/unit layout map to Shirley Treat, Engineering Department. The City will then assign unit numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). Additional right-of-way shall be dedicated to the Public along the frontage of Oak Street to increase the right-of-way to 31 feet from the centerline, plus ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 9 additional ROW to construct intersection realignment. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. Additional right-of-way shall be dedicated to the Public along the frontage of 90th Avenue to increase the right-of-way to 27 feet from the centerline, plus additional ROW to construct intersection realignment. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Oak Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 8 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Oak Street in a safe manner, as approved by the Engineering Department. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 90th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 10 E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 90th Avenue in a safe manner, as approved by the Engineering Department. Profiles of Oak Street and 90th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicates that they will construct a paved alley, 16 feet in width, in the public ROW along the north property line. The paving section shall meet the public street standards for a local residential street. The applicant shall revise the Oak Street half-street improvement plans to extend the public sidewalk to the new south-east property corner (post-ROW dedication). Prior to issuance of the site permit, the applicant shall pay $379.00 to the City for the striping of the bike lane along the frontage of Oak Street. 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. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the revised detention calculations that include the 2-year, 10-year and 25-year storms. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 11 maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall either place the existing overhead utility lines along SW Oak Street or 90th Avenue (whichever street power is accessed) underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 3500.00 and it shall be paid prior to final building inspection. The applicant's engineer shall provide a post-street construction sight distance certification. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 12 final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. ENGINEERING COMMENTS SDR2004-00005 Ashbrook Townhomes PAGE 13 REQUEST FOR COMMENTS CITY OF TIGARD Community cDevetopment Shaping Better Community DATE: August 26,2004 TO: Matt Stine,Urban Forester/Public Works Annex FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x24281 Phone: (5031 639-4171/Fax: [5031 684-7297 SITE DEVELOPMENT REVIEW ISDR]2004-00005/ADJUSTMENT NARI 2004-00045/ VARIANCE[VAR) 2004-00046 ASHBROOK TOWHNOMES The applicant is requesting Site Development Review to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200. ZONE: MUE-1: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1 , the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 9, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: f We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: roMI� TS e I Name & Number of Person Commenting: 4J 5r-m y 'rI May .22. 1996 8:08PM No . 1691 P . 2/2 Ago .44 '• -A/Art Ye, July 27*, 2004 Vic Accomando,PE 12K Engineering, Inc. 4660 NE Belknap CL Ste. 115 Hillsboro, OR 97124 After evaluating the site Development Plan for 8995 Oak St. Tigard,we will not be able to drive our trucks on the property. Waste Management will service these 19 units curbside on 94*Avenue. We will furnish the garbage roll carts for easy access to the curb. Thank you for letting us work with you on this project. Sincerely, Dave Brist.Route Manager Waste Management-Washington County Operations 503-992-3021 ANWASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Land Development Services 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)846.8761 •FAX:(503)846-2908 September 15, 2004 Morgan Tracy City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 FAX: 503-684-7297 # of Pages:1 RE: Ashbrook Townhomes City File Number: SDR 2004-00005/VAR 2004-00045 Location: 8995 SW Oak Street Tax Map and Lot Number: 1 S135AA 4200 11� � �� E � ' •LELEAF ST J.wYrr°°*14 1111111 ,PAII 11■ plV 1i -� r��j,�T 5AA04200 Washington County Department of Land Use and Transportation has received materials regarding the above noted development application but will not be submitting any requirements/conditions. The project site is not adjacent to County maintained road sections. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-3842. j;:3Ce Phil Healy Senior Planner TO 'd TS:2T VOOZ ST daS 8062-9V8-2OS:xe "nal QNd1 OD NSW REQUEST FOR COMMENTS ALD Community Development Shaping Better Community DATE: August 26,2004 TO: ,, s °w „° Tualatin Valley Water District Administrative Offices low. FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner 1x24281 Phone: 1503]639-4111/Fax: 15031 684-1297 SITE DEVELOPMENT REVIEW[SOR)2004-00005/ADJUSTMENT[VAR)2004-00045/ VARIANCE[VAR]2004-00046 > ASHBROOKTOWHNOMESQ REQUEST: The applicant is requesting Site Development Review to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200. ZONE: MUE-1: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1 , the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18 705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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 W" you wish to comment on this application, ,NEE I :"1�'OUR_GC imattgAtA i 1� .,i=lii$EP:.TEMBER 9, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. [PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. .d n�,,. n tcomments proviged blow' ��• J�, 1� • !tt , , >_ ,,,4 4f0 , 'A.140; , "y n ire 400f 4 /) 'ray� 4j. 9= r. 1 y } 1 t./T� ce' 0 )41 $4# • ,i i ;fi 4 IP' - 014-4.--. ya f.:1;4414 ,f r b' f ov 4.* ' Name & Number of Person Commenting:y. 1:1„,,,, <0.414, "' .A 4114.,g�AARVV `h 1 L00 9NIIlaaNt9ua QMAL 9860 T6S SOS Ydd LO:OT LION' 60/0£/80 REQUEST FOR COMMENTS CST O IIGARD Community Development Shaping f7 Better Community DATE: August 26,2004 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x2428) Phone: [503)639-4111/Fax: [503)684-1201 SITE DEVELOPMENT REVIEW MDR)2004-00005/ADJUSTMENT WAR)2004-00045/ VARIANCE WAR)2004-00046 ASHBROOK TOWNNOMES c REQUEST: The applicant is requesting Site Development Review to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200. ZONE: MUE-1 : Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1 , the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 9, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: fY OF TIGARD REQUEST FO( OMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: 5PRiOO4- 0000c FILE NAME: ASk1j/'qO4 ZOO Li CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ►R ast ❑South ❑West tvProposal Descrip. in Library CIT Book CITY OFFICES LONG RANGE PLANNING/ arbara Shields,Planning Mgr. _ MMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. _BOLICE DEPT./Jim Wolf,Crime Prevention Officer V BUILDING DIVISION/ pella,Building Official ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer_PUBLIC WORKS/Matt Stine,Urban Forester PTY ADMINISTRATION/Cathy Wheatley,City Recorder _PUBLIC WORKS/Brian Rager,Engineering Manager LANNER-POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*VTUALATIN VALLEY FIRE&RESCUE * 1TUALATIN VALLEY WATER DISTRICT a VLEANWATER SERVICES * Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue Melinda Wood(WLUN Form Required) _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(zcA) US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris _ Mel Huie,Greenspaces Coordinator(CPA2oA) Larry French(comp.Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powerlines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transportatic Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue _CITY OF LAKE OSWEGO I Routing TTRC-Attn: Renee Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hill boro,OR 97124 PO Box 369 Portland,OR 97208-3621 Steve Conway(General Apps.) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT, REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) Marah Danielson,Development Review Coordinator _Dona Mateja(zcA)Ms 14 Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Sr.Cartographer IcPAc. 2 ,MS,< 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* ODOT, RAIL DIVISION _STATE HISTORIC Dave Austin)WCCCA)"911"imon.e.l.T....,.1 Jane Estes,Permit Specialist (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Craig Reiley (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street, NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR, BURLINGTON NORTHERN/SANTA FE RJR, OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 Q� V Li, —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _VCOMCAST CABLE CORP. SZTRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice is..Sr..for Area Co,(.) If Project is Within V.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street ;Beaverton,OR 97006-4886 �� V Portland,OR 97232 /PORTLAND GENERAL ELECTRIC I/NW NATURAL GAS COMPANY "VERIZON _QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,Engineering 9480 SW Boeckmar,Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd, Rm 110 .filsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. _COMCAST CABLE CORP. Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev(S.e Map fa Arse Cmlr() Diana Carpenter(AwsFofvaLNO199)n1 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 12-May-04) (Also update."i)curpinisetupUabelslannexation_utilities and franchises.doc"when updating this document) MAILING RECORDS AFFIDAVIT OF MAILING CRY OFTIGARD Community Development Shaping (Better Community I, Patricia L. Gun ford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard Washington County, Oregon and that I served the following: {Check Appropr,ate Box(s)Below) © NOTICE OF DECISION FOB: SDR2004-00005/VAR2004-00045/VAR2004-00046 - ASHBROOK TOWNHOMES ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on October 26,2004, and deposited in the United States Mail on October 26,2004, postage prepaid. (Person that Prepa -. otice, STATE OT 01.G0.71 ) County_ Wsgton ) ss. City ot?igard -_�, Subscribed and sworn/affirmed before me on the / day of , 2004. OFFICIAL SEAL SUE ROSS NOTARY PUBLIC-OREGON "J COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTA; "I BLIC OF E6ON i My Comtntssion Expires: a-o - 7 EXHIBIT A •NOYICt OF TYPE II DECISION SITE DEVELOPMENT REVIEW ) 2,00440005 CITY OF TIGARD t -community Vecelopp Shaping)l,Better Con., 120 DAYS = 12/17/2004 SECTION I. APPLICATION SUMMARY FILE NAME: ASHBROOK TOWNHOMES CASE NOS.: Site Development Review (SDR) SDR2004-00005 Adjustment (VAR) VAR2004-00045 Variance (VAR) VAR2004-00046 PROPOSAL: The applicant is requesting Site Development Review approval to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. OWNER: Matrix Development Corp. APPLICANT: Same 12755 SW 69`h Ave, Suite 100 Tigard, OR 97223 LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200 ZONE: MUE-1: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice-is hereby given that the City of Tigard Community Development Director's designee has AppAstovED the request for Site Development Review and associated Variance and Adjustment,^subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VII. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 1 OF 43 1 3 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit to the Planning Division(Morgan Tracy, 503=639-4171, ext. 2428) for review and approval: 1. Prior to site work, the applicant shall provide a revised site plan that indicates the following revisions: A. A 5 foot setback to be maintained between the parking area and SW 90th Avenue. B. Additional marking for the parallel parking area to designate the end of the most southerly parallel space (with a painted striped island) and to maintain a clear backing area for the northernmost parking spot. C. Units 1-5 shifted 1 foot toward SW 90 Avenue, ensuring that no elements of the building encroach into the right-of-way, to provide a minimum of 17.5 feet of aisle width behind a maximum of 6 units and minimum of 19.5 feet behind the remainder of the units. In no case shall the number of compact parking spaces exceed 16 spaces. D. The location of a two space bike rack located near the northerly parking area. A detail of the bike rack shall also be included to demonstrate compliance with TDC 18.765.050.C. 2. Prior to site work, the applicant shall provide a revised landscape plan that shows: A. Landscaping trees on the site are a minimum of 21/2-inch diameter. Also, in the areas in front of the parking lot, additional 3.5 caliper inch sized trees are required. B. 21/2-inch diameter street trees, as approved by the City Forester, planted 28 feet on center along SW Oak and SW 90t u. 3. Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be submitted to the City Forester for review and approval detailing methods to be used to preserve the fir tree on the south end of the project. This plan shall include protection devices established around the tree's dripline area. After the site has been staked for grading, the applicant's arborist shall determine whether preservation of the tree remains feasible. If it is determined that it is not feasible, the applicant shall consult with City Staff on site for verification. If the tree is determined to be viable with the proposed improvements, efforts shall be taken during construction plan review to maintain trenching and other site disturbances including grading outside the dripline. Allowances to meander sidewalks around the tree shall be considered. The construction plans shall also note that construction within this area shall only occur with a certified arborist present. If City Staff concurs in writing that this tree is not viable, the tree may be removed without penalty. Failure to abide by this condition will be subject to the penalties established in the Development and Municipal Codes: Notwithstanding any other provision of this title, any party found to be in violation of the tree removal chapter (including but not limited to removal or damage to trees not approved for removal) shall be subject to a civil penalty of up to $500 pursuant to Chapter 1.16 of the Tigard Municipal Code and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 2 OF 43 4. Prior to issuance of building permits, the applicant shall submit for review, a copy of the proposed Covenants, Conditions, and Restrictions (CC&R's) for the proposed project. The CC&R's shall address, at a minimum, maintenance schedule and responsibility for the private access area, common spaces, and storm water quality facilities. The CC&R's shall further prohibit the placement of rooftop mechanical equipment or such equipment in the front of any unit. The CC&R s shall additionally restrict thq construction of any impediments (such as fences, walls, or gates) between SW 90t Avenue and the rear of the units. The CC&R's shall also restrict the outdoor storage of refuse containers, except during trash pick up days. 5. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 6. Prior to the issuance of building permits, the applicant shall provide City staff with a plan that demonstrates that the applicant is providing a minimum of 48 square feet of private open space for each unit in compliance with TDC Section 18.360.090(A)(6). This may be accommodated by expanding the deck area on the units. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 7. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvements and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 8. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 10. Prior to issuance of the site permit, the applicant shall submit a building/unit layout map to Shirley Treat, Engineering Department. The City will then assign unit numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 11. Additional right-of-way shall be dedicated to the Public along the frontage of Oak Street to increase the right-of-way to 31 feet from the centerline, plus additional right-of-way (ROW) to construct intersection realignment. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 3 OF 43 • 12. Additional right-of-way shall be dedicated to the Public along the frontage of 90th Avenue to increase the right-of-way to 27 feet from the centerline, plus additional ROW to construct intersection realignment. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 13. The applicant shall submit construction plans to the Engineering Department as a ioart of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Oak Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 8 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Oak Street in a safe manner, as approved by the Engineering Department. 14. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit which indicate that they will construct a half-street improvement along the frontage of 90 Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 90th Avenue in a safe manner, as approved by the Engineering Department. 15. Profiles of Oak Street and 90th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 16. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicates that they will construct a paved alley, 16 feet in width, in the public ROW along the north property line. The paving section shall meet the public street standards for a local residential street. If field conditions do not permit a full width improvement based on topographic and preexisting driveway locations, the pavement section may be reduced, but in no case shall be less than 12 feet. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 4 OF 43 17. The applicant shall revise the Oak Street half-street improvement plans to extend the public sidewalk to the new south-east property corner (post-ROW dedication). 18. Prior to issuance of the site permit, the applicant shall pay $379.00 to the City for the striping of the bike lane along the frontage of Oak Street. 19. 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. 20. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Kim McMillan), of the revised detention calculations that include the 2-year, 10-year and 25-year storms. 21. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 22. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 23. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Planning Division (Morgan Tracy, 503-639-4171, ext. 2428) for review and approval: 24. Prior to final building inspection, the applicant shall complete the proposed improvements in substantial conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 25. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 26. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 27. TIN applicant shall either place the existing overhead utility lines along SW Oak Street or 90t Avenue (whichever street power is accessed) underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,500.00 and it shall be paid prior to final building inspection. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 5 OF 43 28. The applicant's engineer shall provide a post-street construction sight distance certification. 29. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 30. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found that apart from two code enforcement actions for vegetation in the vision clearance area, and a comprehensive plan and zone change to implement the Washington Square Regional Center no other land use approvals were found for the subject property. Vicinity Information: The subject site is located on the east side of SW 90th north of SW Oak Street, and just south of the new Metzger Elementary School. The area was recently rezoned as part of the Washington Square Regional Center. To the west across SW 90t and south across SW Oak Street is similar MUE-1 zoned property. To the north, across the unnamed alleyway is R-4.5 single family zoned property. The only abutting property (to the east) is zoned MUR-1, but is presently occupied by a single family residence. Site Information and Proposal Description: The proposed site is largely vacant, with one single family house situated in the southern portion of the site. The site is mostly flat. Tiere are two trees on the property that will be in the future right-of-way for SW Oak and SW 90 h. The current configuration of the intersection will require that the street be realigned to make a safer alignment of the two streets. The applicant is proposing to demolish the house and construct 19 units on the site for sale under condominium ownership. The units will be accessed by a driveway in the rear. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, staff has posted a notice at the driveway to the site, visible from the street. Staff received several questions from surrounding property owners and citizens regarding the proposed design and site layout. In addition, the City received three letters from citizens. John Frewing supplied an email commenting that the large fir tree adjacent to SW Oak Street should be retained to preserve the treed character of the neighborhood, and suggested a number of methods that this could be accomplished. These methods include meandering the sidewalk, using permeable pavers, protection of the root zone, and fertilization of impacted roots. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 6 OF 43 RESPONSE: Staff agrees that efforts to retain the tree should be made, but is also cognizant of the difficulties in doing such when road construction will require excavation to establish the road bed. The code does not establish authority to require certain trees to be retained, and the applicant has proposed to remove this tree. Nevertheless, staff encourages the effort and will require certain steps be taken to promote retention of the tree. In addition, Dr. Gene and Vivian Davis expressed concern with the existing configuration of the intersection of SW Oak and SW 90`h. They recommend it be realigned to intersect at a 90 degree angle. RESPONSE: Staff concurs that the existing situation does not meet standard. The intersection will be realigned and reconstructed so that it meets at an approximate 70 degree angle, in compliance with current code requirements. Shaunda Davis notes that there was no traffic study required for the project. Ms. Davis also notes that the one point of access on SW 90 h which is already congested. RESPONSE: A traffic study is only required when the project is impacting State Highways, will generate high volumes of traffic (more than 500 vehicles per day), or will create or worsen existing hazardous conditions. The 19 unit condo project is not located near any state highways, is expected to add ewer than 190 trips per day; and will be reconfiguring the odd intersection at 90 h and Oak to conform to accepted engineering standards. SW 90" will be widened to accommodate the additional traffic, and on street parking will only be permitted where the roadway pavement is 28 feet wide. No parking will be allowed to block vision clearance at the driveway. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is seeking approval to construct 19-condominium units in 4 buildings. Multi-family style development (3 or more units in one building) is an outright permitted use in the MUE-1 zoning classification. Summary Land Use Permits: Chapter 18.310 Defines the decision-making type to which the land-use application is assigned. The application is subject to Site Development Review for the use, adjustments to reduce the minimum density required in the Washington Square Regional Center area and a variance to reduce the vision clearance requirement. All three applications are subject to administrative review through a Type II review process. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Tigard Hearings Officer; SECTION VI. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 7 OF 43 A. Zoning Districts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.370 Variances and Adjustments 18.630 Washington Square Regional Center 18.705 Access Egress and Circulation 18.715 Density Computations 18.720 Design Compatibility Standards 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.790 Tree Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact Study SECTION VII. APPLICABLE DEVELOPMENT CODE STANDARDS ZONING DISTRICTS Residential Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE-1 zoning district. The proposed use, condominiums, is outright permitted in the zone. Condominiums are a type of multi-family development, so long as each building contains a minimum of three attached units. Development Standards: Section 18.510.050 States that Development standards in Residential zoning districts are contained in Table 18.510.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE-1 PROPOSED Minimum Lot Size None 28,208 Sq. Ft. - Detached unit - Boarding, lodging, rooming house Minimum Lot Width None -440 ft. Minimum Setbacks[1] - Front yard 0 ft 4 ft. - Side facing street on corner & through lots 0 ft 50 ft. - Side yard 0 ft 50/2 ft. - Side or rear yard abutting more restrictive zoning district - N/A - Rear yard - Distance between front of garage & property line abutting 0 ft 23 ft. a public or private street. N/A rear loaded Minimum Building Height 2 stories 3 Stories Maximum Building Height 200 ft 32 ft Maximum Site Coverage [2] 85% 78.5% Minimum Landscape Requirement 15% 21.5% Minimum FAR [3] 1.25 N/A Minimum Residential Density 50 19* units/acre Maximum Residential Density None N/A [1]Additional setbacks are required when the site abuts a residential zone NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 8 OF 43 [2] Includes all buildings and impervious area [3] Applies to all non—residential development and mixed use development that includes a residential component. *Applicant has requested an adjustment to the minimum density to reduce the number of units from 24 to 19. Based on the analysis above, the underlying zone's development standards are not met. The applicant has requested an adjustment to reduce the number of units from the required 24 to 19. This is within the permissible 25% reduction through an adjustment. The criteria for which will be further evaluated under 18.630, later in this decision. Since no individual lots will be created in this multi family development, it should be noted that the interior access drive is considered a driveway, and not a private street as defined by the development code. As such, the approaches to the individual units need not be spaced 20 feet from the driveway. The minimum Floor Area Ratio is not applicable to this all-residential development. FINDING: Based on findings, conditions, and the adjustments that are discussed later in this decision, the development standards in the MUE-1 zone can be satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS Variances and Adjustments (18.370): I he applicant has requested a variance to the vision clearance requirements of 18.795. Since there are no adjustment provisions for this chapter, a variance is required. Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using standards of approval contained below. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The purpose of the vision clearance chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. Interestingly, the requirements extend beyond mere intersections and require that driveways as well as street intersections are provided with vision clearance. Also, this standard was adopted prior to the establishment of AASHTO sight distance requirements of TDC 18.705 which are measured quite differently. AASHTO standards consider, among other things,.the travel speed on the road and what traffic controls are in place or proposed. While vision clearance is measured at the edge of the right-of-way, sight distance is measured along the curb line where traffic travels. While the proposed development does not meet the standard application of the 30 foot vision clearance triangle, sight distance requirements are still met. The applicant will be required to provide post construction sight distance certification as a condition of approval. Since sight distances will continue to be met, the purpose of the chapter, and the title are not detrimentally affected. Likewise, no other properties are affected by this request. b. There are special circumstances that exist which are peculiar to the lot size or shape topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The lot is unusual in that it has limited depth. The effect of this is that the buildings are forced closer to the street. The maximum front setback in the zone is 20 feet, while the minimum is 0 feet. The applicant has proposed that the buildings are 4 feet from the front lot line. A minimum distance is necessary to accommodate the interior access driveway, and the building footprint. Four feet is as far from the front lot line that the buildings can be placed. The shape of the lot also is a factor in that the tapered ends prevent the buildings from being pushed north or south) away from the access drive. While there is some opportunity to shift the buildings to the south by relocating the arkingg Faces, this could create sight visibility problems at the intersection of SW Oak and SW 90 As this intersection affects a larger general traffic pool, these intersections receive higher preference for maintaining vision clearance. The site is confined by rights of ways on three sides and two resulting intersections. These circumstances are due to the preexisting configuration of the lot, and the presence of the NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 9 OF 43 surrounding streets, and are not generally applicable to other properties in the MUE-1 zone. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; Vision clearance and AASHTO sight distance will be maintained at the adjacent intersections, and sight distance will also continue to be maintained at the driveway apron. The use of the property is not affected by the proposed variance. If the variance is not granted, a significant redesign will be required to accomplish the proposed density, which is already less than the minimum required (via a separate adjustment request). d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and The only system that would be impacted by the proposed variance is traffic. The traffic system would only be impacted if the site design resulted in unsafe access. It should be noted that the sitt could have been developed with front loaded garages and individual driveways out to SW 90 Street. That design would have met vision clearance; however, there would be 19 individual driveways with vehicles backing out into traffic. The proposed site plan reduces the access down to one point with vehicles entering the street in a forward motion. The proposal will affect traffic systems less than if the development were developed as specified in the title. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship is the result of the lot configuration, size, and orientation to other streets. It is also partly due to the required design parameters of the Washington Square Rregional Center standards that encourage building to street presence and require that buildings be oriented toward the street in a pedestrian friendly manner. These are elements outside the applicant's control. The proposed variance is the minimum necessary to alleviate the hardship. Adjustments to Density Requirements in the WSRC 18.630) The density requirements shown in Table 18.520.2 are designed to implement the goals and policies of the Comprehensive Plan. These requirements apply throughout the Washington Square Regional Center zoning districts, but the City recognizes that some sites are difficult to develop or redevelop in compliance with these requirements. The adjustment process provides a mechanism by which the minimum density requirements may be reduced by up to twenty-five percent (25%) of the original requirement if the proposed development continues to meet the intended purpose of the requirement and findings are made that all approval criteria are met. Adjustment reviews provide flexibility for unusual situations and allow for alternative ways to meet the purpose of the code. The applicant has proposed to reduce the density from the required 23 units to 19 units (a 17% reduction). Adjustment requests will be approved if the review body finds that the applicant has shown that approval criteria a through d below, are met: a. Granting the adjustment will equally or better meet the purpose of the regulation to be modified; The regulation in question is the minimum density requirement. The purpose for this regulation is to encourage high density urban style living that will support a variety of uses in the regional center. The applicant's proposal while reducing the number of units, still makes a single family style of living possible, encouraging entry level buyers. The alternative would be a single building or two buildings with multiple apartment units. Parking in this type of scenario would primarily occupy the ground floor, leaving a "dead zone" for activity. As proposed, a small ground floor den faces the street and allows opportunities for home based businesses to establish and grow. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 10 OF 43 b. The proposal will be consistent with the desired character of the area; The applicant has proposed high quality materials (stone and brick columns, clapboard and stucco siding, trim details) to ensure that the product will represent the desired character of the area. c. If more than one adjustment is being requested, the cumulative effect of the adjustments results in a project which is still consistent with the overall purpose of the zone; One variance to vision clearance is requested in concert with the requested reduction to density. The cumulative effect of these two "adjustments" is still consistent with the purpose of the zone as previously described. d. Any impacts resulting from the adjustment are mitigated to the maximum extent possible. The applicant is mitigating the impacts of reducing the density by placing the buildings up against the street. Even though the project will be less dense than the base zone requires by four units, the remaining units are positioned so that there is a strong street presence and the "empty area" of the site is hidden behind the structures. The applicant is proposing the maximum number of units that this particular property can accommodate, considering the site's size, shape, orientation, and proposed housing type. FINDING: The criteria for granting the requested variance and adjustment are met. Documentation that sight distance is met following construction is required. CONDITION: Prior to final occupancy, the applicant shall provide post construction sight distance verification for the intersections of SW 90t at Oak Street, the site's access, and Oakway Alley. Washington Square Regional Center Design Standards (18.630) Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principals adopted for the Washington Square Regional Center, including creating a high-quality mixed use area, providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. All new developments, including remodeling and renovation projects resulting in new non single family residential uses are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. The following design standards apply to all development located within the Washington Sc)uare Regional Center within the MUC, MUE and MUR zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Phasing of Development Standards: Projects may use the Site Development Review process (Chapter 18.360) to develop a site by phasing compliance with the development standards established in this Chapter. Such projects must demonstrate how future development of the site, to the minimum development standards established in this Chapter or greater, can be achieved at ultimate lbuild out of the site. The Planning Director may waive or modify the approval period (Section 18.360.030.C) and phased development time schedule (Section 18.360.030.E.1) for projects approved under this section. If a time period greater than that specified in Section 18.360.030.0 is necessary, NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 11 OF 43 it must be requested at the time of original application with a detailed time line for completion. The application is for a single phase. Pre-Existing Uses and Developments: Chapter 18.630.030 states that notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However, future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance, February 22, 2002. All existing structures will be removed from the property, this exemption is not applicable. Therefore, this project is required to meet all the relevant standards of the Washington Square Regional Center Design Criteria. Section 18.630.040 requires a way for creating continuity and connectivity within the Washington Square Regional Center (WSRC). The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. The connectivity standards may be satisfied by either of two options: 1. Design Option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. 2. Performance Option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building entrance to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Design Option because the project is located at two intersections. The parcel is approximately 440 feet in width and 65 feet in depth. The streets (SW Oak and SW Oakway) to the north and south are spaced 440 feet apart. The next street in the east west direction (SW 87th) is 1,100 feet away. A future extension of SW Lincoln is planned to be 430 feet to the west, to comply with these requirements, but does not exist yet. Nevertheless, this project could not accommodate a street extension that would comply with code standards. As the parcel is only 65 feet deep (measured east to west), there is inadequate distance to establish q street along SW Oak that would not meet the 200 foot street spacing standards from SW 90 h Avenue. This standard is satisfied to the extent possible within current code standards, and will additionally be met with the future completion of SW Lincoln Street. Section 18.630.050 specifies the site design standards applicable to developments in the Washington Square Regional Center. Building placement on Major and Minor Arterials. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. Neither SW 90th and SW Oak are classified as arterial streets. This standard is not applicable. Building setback. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 12 OF 43 Table 18.520.2 specifies that the minimum setback is 0 feet and the maximum setback is 20 feet along the front yard, and requires that a minimum of 20 feet shall be provided when the site abuts a residential zone. As specified, the buildings are placed 4 feet from the front property line. A porch projection extends another 2 feet into the front yard. There are no residential zones abutting the site. Front yard setback design. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.B and Table 18.520.2. Treatments of the type described will be provided between the buildings and SW 90th Avenue. No street furnishings have been proposed however; refer to the applicant's landscape plan, Sheet C10. Walkway connection to building entrances. A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.B and Table 18.520.2. There is a sidewalk along the fronting public street. Six foot wide connections are provided to each unit from this sidewalk. Entrances are provided near the street intersections, but because each unit is provided with its own entry, the type of entrance envisioned by this standard (a primary entrance to a multi-use building) is not practicable. The intersection of SW Oak and 90 presents a design challenge due to the preexisting parcel configuration, intersection alignment, and required right-of-way dedication to realign the intersection. As a result, this area is narrow with a long sweeping curve radius, and no hard corner at which to locate a building entrance. Parking location and landscape design. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one ublic street, primary street(s) shall be identified by the City where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary street frontage and must be behind a landscaped area constructed to an L-1 landscape standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 landscape standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 landscape standard. The primary street for this project is SW 90th. The units are all oriented toward this street, and will be addressed from this street. Parking is located inside, behind and to the side of the proposed units. The area occupied by parking is 40 feet of 440 feet, or 9%. There is a small corner of the parking area that due to the tapered nature of the lot, is shown closer than 5 feet from the property lire. The applicant will be required to maintain a 5 foot setback between the parking and SW 90 Avenue. Additionally trees within the L-1 landscaped areas are required to be 3.5 inches in size. The applicants' plans are deficient in terms of meeting the required L-1 landscape standard as they are only proposing Pacific Wax Myrtle. This will need to be supplemented by additional 3.5 caliper inch sized trees planted 28 feet on center. Section 18.630.060 specifies the building design standards to control the vertical elements of new development within the Washington Square Regional Center. Ground floor windows. All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 13 OF 43 with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to around level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. The applicants' elevations include a window and entry door for each unit. The total unit width is 16 feet, and the window and door are 9 feet in width (56%). Alone or in combination the standard will be met for each unit and/or building. Refer to Sheets Al and A2. This satisfies the standard. Building facades. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (1) a variation in building materials; (2) a building off-set of at least 1-foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (4) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. There are four buildings proposed, each is longer than 50 feet. The applicant has proposed that the units will be faced with a combination of horizontal lap siding, shingles, and stucco type treatments. Trim boards are also used to distinguish the units from one another. Offsets of 1 6" are provided on various units, refer to Sheets Al-A4. None of the buildings exceeds 300 feet in length, and pedestrian connections have been provided for between the buildings. This standard is satisfied. Weather protection. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Each unit is provided with a porch over the front door. This standard is met. Building Materials. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The buildings will be faced with brick, stone, stucco, lap siding, and shingles. This is in compliance with this standard. Roofs and roof lines. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building expansion will utilize a gable and hip roof system. No false roofs will be utilized. Roof-mounted equipment. All roof-mounted equipment must be screened from view public adjacent ubblic streets. Satellite dishes and other communication equipment must be set adjacent or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has not indicated any mechanical equipment. However, based on previous issues relating to the provision of HVAC equipment after the approval process, staff assumes that HVAC equipment will be included, even though it has not been shown. There does not appear to be any opportunities on the ground for these units, and since the roofs will be pitched, it doesn't appear that the roofs can accommodate this equipment either. To address any subsequent need to place equipment (as may be determined through the building permit review process), such equipment shall not be allowed on the roof or within the front yard of any NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 14 OF 43 unit. Section 18.630.070 specifies additional requirements as related to signs. In general for commercial developments in the MUC zone, the requirements for signs in commercial zones as described in 18.780 shall be used. Height limits for freestanding signs shall be 10 feet. Wall signs are not permitted to extend above the roofline of the wall on which the sign is located. No height increases will be permitted. The applicant is proposing one new freestanding sign at the intersection of SW 90th and SW Oak. Details specific to the sign are absent, so any sign will require application through a separate permit process. Therefore, this standard has been satisfied. Section 18.630.090 describes the landscaping and screening requirements applicable within the Washington Square Regional Center. For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. In addition the L-1 standard applies to setbacks on major and minor arterials, and where parking lots abut public streets. Where the setback is a minimum of 5 feet between the parking lot and a street, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. For general landscaping of landscaped and screened areas within parking lots, and along local collectors and local streets, planting standards of Chapter 18.745, Landscaping and Screening, shall apply. In addition, trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. The landscaping requirements will be addressed under Chapter 18.745. However, since the applicant has specified 2 inch caliper trees, the applicant will be conditioned to ensure that parking lot and street trees along the private street are a minimum of 2'/2-inch diameter. Also, as noted previously, the applicants' plans are deficient in terms of meeting the required L-1 landscape standard as they are only proposing Pacific Wax Myrtle. This will need to be supplemented by additional 3.5 caliper inch sized trees planted 28 feet on center. FINDING: The Washington Square Regional Center Design Standards have not been met. CONDITIONS: • Prior to site work, the applicant shall provide a revised site plan that maintains a 5 foot setback between the parking and SW 90th Avenue. • Prior to site work, the applicant shall provide a revised landscape plan that specifies arking lot and street trees along the street are a minimum of 2'/2-inch diameter. Also, in the areas in front of the parking lot additional 3.5 caliper inch sized trees planted 28 feet on center are required. • Prior to issuance of building permits, the applicant's plans shall reflect that no mechanical equipment is placed on the roof or within the front yard of any unit. The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 15 OF 43 Access, Egress and Circulation 8.705): Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; This is neither a commercial, institutional, nor industrial use; therefore this standard is not applicable. 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Each residential dwelling is connected by a walkway to the public sidewalk out front. The sidewalk has walkways that also lead to the parking area. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The walkways only cross the driveway at the access entry, which measures 24 feet and will be constructed of concrete to contrast with the pavement. All walkways are a minimum of 5 feet in width. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposed walkway will be concrete, and will be lit by street lights and wall mounted luminaries. FINDING: The walkway requirements are satisfied. Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2. TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (MULTI-FAMILY) Dwelling Minimum Number of Minimum Access Minimum Pavement Units/Lots Driveways Required Width Width 3-19 1 30 feet 24 feet Curbs and 5 foot sidewalk required NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 16 OF 43 The applicant has proposed a single driveway access that meets this standard. FINDING: As proposed, the application complies with the minimum access requirements for serving 19 units. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. Vehicle access is brought directly to each unit as each unit is served by a garage. This criterion is satisfied. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drive once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The fire department has commented that so long as there are no impediments to accessing the rear of the units from SW 90" such as fences or walls, that the fire department would not utilize the access qiveway for fire suppression. Likewise, garbage will be brought to the front curb along SW 90". The small parking area at the end of the drive can be used for other vehicles that need to turn around if necessary. The access drive to the north of the access entry is only 130 feet in length. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. The vehicular access drive provides ample opportunity for two vehicles to pass, given the low traffic volumes anticipated. No turnouts are required. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. There are no driveway approaches proposed to any arterials or collector streets. SW 90th is considered a local street in the Washington Square Regional Center. This criterion is satisfied. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's narrative indicates that there is adequate sight distance and stacking available at the proposed driveway. The applicant's engineer shall provide final sight distance certification after street improvements have been completed. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 17 OF 43 Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is approximately 300 feet north of the intersection, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no proposed driveways along Oak Street, the collector street. The only driveway is on SW 90' which is classified as a local street, thereby meeting this criterion. FINDING: The access requirements will be met with the following condition: CONDITION: Prior to final occupancy.of any unit, the applicant shall provide final sight distance certification after street improvements have been completed. Density Computations (18.715) Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the ublic for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. This zone is peculiar in that it has no specific maximum residential density. Therefore this standard is not applicable. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 18 OF 43 The minimum required density is determined not by the above formula, since there is no set maximum density. The minimum density is prescribed by the development standards in the MUE-1 Zone, in this case 50 units to the acre. To establish the number of minimum units for a particular parcel, first the net developable area is established: Gross lot area 32,680 square feet ROW/Street dedication 4,472 square feet Private access drive 7,912 square feet Sensitive Lands 0 square feet NET DEVELOPABLE AREA 20,296 square feet or 0.47 acres Then this number is multiplied times 50 (0.47x50) to reach 23.5 units, which is then rounded down to the next full number of 23 units. FINDING: The applicant has proposed 19 units, which is below the minimum required. However, the applicant has requested an adjustment that was previously addressed in this decision. By the affirmative finding in that adjustment, this criterion is met. The units per acre calculated by subtracting sensitive lands from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these regulations No transfers are proposed. These criteria are not applicable. Design Comtatibility Standards 18.720): These provisions apply to all multi-family and attached single-family residential projects in zoning districts R-4.5 through R-40 that abut property zoned for single-family residential development. The subject site does not abut any property zoned for single family development. Environmental Performance Standards 18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise: For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEC, ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 19 OF 43 Glare and heat: No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is an attached multi-family project, which is an outright permitted use within the MUE-1 Zone. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has provided a street tree plan consisting of Japanese Snowbells (2" caliper in size). The Washington Square Regional Center standards require these trees to be minimum 2.5" caliper. Proposed street trees shall be as approved by the City Forester at the proper spacing along SW Oak and SW 90t . This standard is not satisfied. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed multi-family use and an existing multi-family use. Buffering and/or screening are required for dissimilar uses. The only property that directly abuts the subject site lies to the east. Rights of way surround the other three sides of the project. The property to the east has a single family house located on the northern portion of the property with a long pan-handle (vacated railroad right-of-way) that runs out to SW Oak. The buffer required between multi family and detached single units is a buffer level "C". The applicant has not requested any variance to this requirement, and therefore must provide between 6-10 feet of area, with screening as specified in the buffer matrix. The applicant's plans reflect this, using a combination of walls, fences, and shrubs to vary the width of the buffer area, refer to Sheet C10. This criterion is satisfied. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 20 OF 43 The landscape plan provided by the applicant indicates screening between the adjacent residential use, and the parking areas will be landscaped with a mixture of ground cover, low lying shrubs, and trees. Therefore, this criterion is satisfied. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicant does not show the location of any service facilities especially air conditioning units, so compliance with this standard cannot be verified at this time. This is addressed in a previous condition, and as such this standard is satisfied. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's narrative indicates that the development will be served by individual trash bins characteristic of the trash bins utilized in single-family residences. Individual trash bins are typically stored on the site and only visible from the street on collection days. To ensure that his standard is satisfied, a condition will be imposed that restricts trash bins from being outside except on pickup days. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below, the standards will be met. CONDITION: Prior to commencing site work, the applicant shall revise the landscape/street improvement plans to show street trees as approved by they City Forester at the proper spacing and sizing along SW Oak and SW 90 '. Prior to issuing building permits, the applicant shall execute CC&R's that restrict the outdoor storage of refuse containers, except during trash pick up days. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has indicated that the homes will be served by individual garbage bins typical of a single-family residence and has included a waste hauler sign off with the application. This standard is satisfied. FINDING: The solid waste standards will be met. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 21 OF 43 Off-Street Parking and Loading (18.765): This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 19 condominiums. Condominiums are treated as multi-family development and the minimum parking standards are based on the number of bedrooms in individual units. The required parking is addressed later in this discussion. Location of vehicle parking: Off-street arking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; Each unit will be provided with a single car garage. No parking spaces are further than 200 feet from the units. This criterion is satisfied. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. As discussed later in this section, the applicant is required to provide 28.5 spaces. An additional 15% (4.28 spaces) equals 32.78, or 33 spaces. A total of 33 spaces are shown on the site plan. This criterion is satisfied. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is required to provide 33 parking spaces. Under Oregon Revised Statutes (ORS 447.233 and 447.210) parking is required only for affected buildings. These multifamily units do not qualify as affected buildings, and therefore no ADA handicap spaces are required. This standard is satisfied. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive, has been designed to facilitate traffic flow, is identifiable, and paved. Vision clearance was modified by the previous variance approval, earlier in this decision. A service drive is proposed to eliminate backing movements within the street. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 22 OF 43 Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. All parking areas have pedestrian access by way of the interior sidewalk system that in turn connects with the public sidewalk at the street. This criterion is satisfied. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. Additional marking for the parallel parking is required to designate the end of the most southerly parallel space (with a painted striped island) and to maintain a clear backing area for the northernmost parking spot. With the imposition of a condition, this criterion can be satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant is providing curbs on all of the parking stalls in the accessory parking areas. Parallel stalls will not impact landscape areas or sidewalks. This criterion is satisfied. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. The applicant's plans and narrative indicate that of the 33 total spaces, all spaces in the garages and four outside spaces are standard sized spaces. The remaining 10 outside spaces are compact. Ten of 33 spaces is 30% of the total. Of much greater concern are the dimensional requirements for aisle widths. As the units are oriented at a 90 degree angle to the access aisle, the following dimensions per Table 18.765.1 apply: Standard Compact Parking stall width 10 8 Parking stall depth ' 18.5 16.5 Aisle width 24 24 By utilizing a three foot overhang projection to the east, and with the garages being 20 feet deep (19'6" with a 6" garage door wall) the total depth provided (at the most narrow point in the project) is 40 feet. The total minimum distance required is 40.5 feet for compact spaces, and 42.5 feet for standard spaces. This criterion is not satisfied. By shifting the building one foot towards the street, units 1-3 will meet the standard for compact spaces, and the remainder of the units will meet the standard size space requirements. By designating these three units for compact spaces, there will be 13 compact spaces. Since the project may utilize up to 16 compact spaces to remain below the 50% compact/50% standard space standard, this criterion is met. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 23 OF 43 Bicycle Parking Location and Access: Section 18.765050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances fo structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan and narrative do not indicate any exterior bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle parking requirement for a multi-family use is 1 space for every two units. Therefore, the proposal is required to provide 10 bicycle parking spaces. Considering the premise that each unit possesses a garage, it is not likely that the owners will be parking their bikes in racks. The applicant has indicated that the garages will serve to house the residents' bicycles. However, no accommodations for guest bicycle parking are provided. Using the premise that guest vehicle parking should account for 15°/0 of the required parking, 15% of 10 bike spaces is 2 guest bike rack spaces. This standard is not satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used; therefore, Staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. As discussed above, according to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a multi-family use is 1 space for every two units. The applicant is providing a garage with each unit. Staff recommends that an additional two space bike rack be provided preferably near the north end of the project. This standard is not satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for multi-family uses is 1 .25 spaces for every one bedroom dwelling unit, 1.5 spaces for every two bedroom dwelling unit, and 1.75 spaces for every three bedroom dwelling unit. The proposal calls for 19 two-bedroom units. NOTICE OF TYPE H DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 24 OF 43 Type of Unit Space per Unit Number of Units Total Parking Req'd 2 Bedroom 1.50 19 28.5 spaces Guest Parking 15% of Total 4.3 spaces 32.8 => 33 Spaces In addition, multi-family uses are required to provide an additional 15% for visitor parking (an additional 4.28 spaces) for a grand total of 33 spaces. The applicant has indicated in the narrative that 19 spaces will be provided in garages. The plan shows an additional 14 spaces around the periphery of the site. Therefore, the applicant has met the minimum parking requirement. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied, however, if the applicant complies with the conditions listed below, the standards may be met. CONDITIONS: • Prior to site work the applicant shall submit revised site plans that indicates additional marking for the parallel parking area to designate the end of the most southerly parallel space (with a painted striped island) and to maintain a clear backing area for the northernmost parking spot. • Prior to site work the applicant shall submit revised site plans that show units 1-5 shifted 1 foot toward SW 90th Avenue, ensuring that no elements of the building encroach into the right-of-way, to provide a minimum of 17.5 feet of aisle width behind a maximum of 6 units and minimum of 19.5 feet behind the remainder of the units. In no case shall the number of compact parking spaces exceed 16 spaces. • Prior to site work the applicant shall submit revised site plans that indicate the location of a two space bike rack located near the northerly parking area. A detail of the bike rack shall also be included to demonstrate compliance with TDC 18.765.050.0. Signs (18.780): According to the requirements established by the WSRC Standards (18.630.070), Residential only developments within the MUC, MUE and MUR zones shall meet the sign requirements for the R-40 zone, Section 18.780.130.B No specific sign detail was included in conjunction with this development. The applicant may apply for sign permits to erect entry signs as authorized in Section 18.780.130(B). Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new developments. In accordance with a policy adopted by the Director's Designee, all new residential developments must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal 18.790): Section 18.79 .030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 25 OF 43 The applicant has provided an inventory of the trees on the property. There is a 14 inch spruce and a 20 inch fir on the site. Both trees are proposed to be removed; however, it appears that the 20" fir could be retained in the planter strip with some additional construction measures taken to ensure its viability. Since the applicant has proposed removing this tree, the City cannot penalize the applicant if it is later determined that this tree cannot be saved. No mitigation is required since both trees fall in the expanded public right-of-way area. However, since the tree could be a focal point in the right-of-way improvements, the applicant shall consult with the City Forester during the preparation of construction documents to establish protective measures, and coordinate with the Forester during construction to ensure the tree is protected adequately. The City Forester may deem the tree unviable or hazardous during the project, and with authorization this tree may be removed. FINDING: There are opportunities to preserve a tree on the site. CONDITIONS: Prior to ANY site work, a tree protection plan, repared by a certified arborist shall be submitted to the City Forester for review and approval detailing methods to be used to preserve the fir tree on the south end of the project. This plan shall include protection devices established around the tree's dripline area. After the site has been staked for grading, the applicants arborist shall determine whether preservation of the tree remains feasible. If it is determined that it is not feasible, the applicant shall consult with City Staff on site for verification. If the tree is determined to be viable with the proposed improvements, efforts shall be taken during construction plan review to maintain trenching and other site disturbances including grading outside the dripline. Allowances to meander sidewalks around the tree shall be considered. The construction plans shall also note that construction within this area shall only occur with a certified arborist present. If City Staff concurs in writing that this tree is not viable, the tree may be removed without penalty. Failure to abide by the previous condition will be subject to the penalties established in the Development and Municipal Codes: Notwithstanding any other provision of this title, any party found to be in violation of the tree removal chapter (including but not limited to removal or damage to trees not approved for removal) shall be subject to a civil penalty of up to $500 pursuant to Chapter 1.16 of the Tigard Municipal Code and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1 . Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 26 OF 43 Clear vision areas will be maintained at the street intersections. The applicant has requested a variance to reduce the width of the vision clearance triangle at the site access. Based on findings previously discussed and conditions imposed, this variance is granted. Therefore the vision clearance requirements are met to the extent that they have been modified in this decision. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed below : Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; Those titles of the Tigard Development Code (TDC) have been addressed elsewhere in this decision where applicable. Chapter 18.810 is discussed later in this chapter. Compliance with the chapters has been demonstrated, or conditions have been imposed on the development to ensure compliance where applicable. Relationship to the natural and physical environment: Buildings shall be located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and Oriented with consideration for sun and wind. There are no trees on the developable portion of the property. Conditions have been imposed to encourace retention of a tree in the right-of-way. The other tree will be removed as it will be located in he future roadway pavement. The units have been broken into four and five unit blocks to provide adequate light, air circulation, and firefighting opportunities. The buildings are oriented in the only manner the site would allow, given its Fong narrow shape. A southeast exposure will provide sun exposure. This criterion is satisfied. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Tree preservation has been addressed previously in this decision. This criterion has already been addressed. Exterior elevations: Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and Offsets or breaks in roof elevations of three or more feet in height. The applicant has indicated in the narrative that offsets will occur at between each unit (approximately every 16 feet) with the use of overhangs, porches, and variations in the roof pitch. This standard is satisfied. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 27 OF 43 Buffering and screening has been addressed elsewhere in this decision. The discussion related to buffering and screening can be viewed under the analysis in Chapter 18.745. The site is additionally buffered by the presence of rights of way on three sides. This standard is satisfied. Privacy and noise: multi-family or group living uses: Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a below; The buildings shall be oriented in a manner which protects private spaces on adjoining properties rom view and noise; On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses; and buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. The applicant is providing a buffer and privacy fencing to ensure that the adjoining properties will be protected from views and noises that are nuisances and the standards relating to those nuisances can be enforced through code compliance pursuant to TDC Chapter 18.725 Environmental Standards. Private outdoor area: multi-family use: Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit; and required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. Wherever possible, private outdoor open spaces should be oriented toward the sun; and private outdoor spaces shall be screened or designed to provide privacy for the users of the space. The plans include decks on the rear of each unit, the dimensions of such are 3'x8'6". This does not satisfy the minimum width or square footage requirement. The applicant will need to expand the deck to a width of at least 5'9" in order to meet the square footage requirement, and also meet the width dimension. This standard is not satisfied. Shared outdoor recreation areas: multi-family use: In addition to the requirements of the subsections above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: Studio up to and including two-bedroom units, 200 square feet per unit; and Three or more bedroom units, 300 square feet per unit. The required recreation space may be provided as follows: It may be all outdoor space; or It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or It may be all public or common space; or It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety; and where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. A portion of the site's eastern edge will be provided with additional landscaping and left as open space. A total of 3,800 square feet is required. Subtracting the 48 square feet that is required for each balcony unit, 2,888 square feet of additional open area is required. 6,048 square feet of landscaped area is provided. This standard is met. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 28 OF 43 Demarcation of public, semi-public and private spaces for crime prevention: The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and these areas may be defined by, but not limited to: A deck, patio, low wall, hedge, or draping vine; A trellis or arbor; A change in elevation or grade; A change in the texture of the path material; Sign; or landscaping. Apart from the public sidewalk along the front of the units, there are no public areas provided. Private outdoor areas are limited to upstairs decks. Semi public areas constitute the remainder of the site. For fire suppression requirements, no obstructions between SW 90 and the rear of the units are permitted. Nevertheless, the provision of landscaping and the fence and wall screening demarcate the semi public space. This standard is satisfied. Crime prevention and safety: Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Interior laundry and service areas shall be located in a way that they can be observed by others; Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The applicant has indicated in the narrative that they intend to meet these standards. Each unit will have its own private laundry area, mailboxes will be along the private drive or located out on the public street, and a lighting plan has been provided to ensure that the site is clearly visible during nightime. This standard is met. Public transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; The requirements adjacent transit facilities shall be based on: The location of other transit facilities in the area; and the size and type of the proposal. Neither SW 90th nor SW Oak are transit routes and the nearest bus line is on SW Hall Boulevard, approximately a 1/4 mile away. This standard is not applicable. Landscaping: All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; Landscaping and the applicable landscaping standards have been addressed previously in this decision. This standard is satisfied. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Discussion relating to compliance with drainage standards has been addressed in the following discussion of streets and utilities. This standard is satisfied. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and As noted previously, these buildings are not considered "affected buildings" that are subject to ADA requirements. Thus these requirements do not apply. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 29 OF 43 All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. These items have been discussed elsewhere in this decision. Where the standards have been found to be deficient, conditions have been imposed on the development to ensure compliance. Adjustments to minimum density and vision clearance were reviewed elsewhere in this decision. This standard is satisfied. FINDING: The application has demonstrated compliance with all applicable Site Development Review Criteria with the exception of the requirement for private outdoor open space. Other conditions have been imposed elsewhere in this decision with regard to individual approval criteria of all applicable chapters of the Tigard Development Code. CONDITION: Prior to the issuance of building permits, the applicant shall provide City staff with a plan that demonstrates that the applicant is providing a minimum of 48 square feet of private open space for each unit in compliance with TDC Section 18.360.090(A)(6). E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $29,859. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $93,309 ($29,859 divided by .32) The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. In this case the value of the unmitigated impact is $63,450. The applicant will be dedicating about 4,472 square feet of right-of-way, and will also be required to construct '/2 street improvements. In addition payment in-lieu of constructing bike lanes is also required. The value of these exactions is: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 30 OF 43 Right-of-way dedications, 4,427 s.f. @ 3.00 per s.f.=$13,416. %2 Street Improvement, 550 I.f. @ 20.00 per I.f. = $11 000. Alley Pavement, $1 500 Bike Lane Fee = 379 I O I AL $2b,295 FINDING: Since the value of the exactions is less than the value of the remaining unmitigated impact, these exactions are proportionate and justified. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards tor the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to have a 100-foot right-of-way width and a -foot paved section. Other improvements required may include on-street parking sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Oak Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 40 feet of ROW, according to the most recent tax assessor's map. The applicant should dedtgate additional ROW to provide 31 feet from centerline. The site also lies adjacent to SW 90 Avenue, which is classified as a Local street on the City's TSP. At present, there is approximately 40 feet of ROW. The applicant should dedicate additional ROW to provide 27 feet from centerline. Additional ROW shall be dedicated to provide for the realignment of the intersection. The north side of the property is adjacent to an alley, located within public ROW approximately 16 feet wide. No additional ROW dedication is required. SW Oak Street and SW 90th Avenue are currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements along both frontages per Tigard's TSP. The applicant shall also construct improvements to realign the intersection. The public alley must be paved, 16 feet wide, for the length of the property frontage. Based on the available right-of-way width, it may not be possible to pave to this full width. A determination of the final paving width will be made at time of PFI submittal, but in no case shall be less than 12 feet wide. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to ive access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for additional street connections around this site. The site is surrounded on three sides by existing rights of way. Due to the existing street system and adjacent development patterns, there is no possibility of providing future connectivity to adjacent properties. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 31 OF 43 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no public street connections needed through this site due to existing development surrounding the site and topography. Cul-de-sacs: 18.810.030.1 states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Does not apply. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed grades do not exceed 6%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant has indicated that the only access to this development is from SW 90th Avenue, which is classified as a local street. The proposed location for access meets this criterion. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 32 OF 43 Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Since this project is a condominium development, the entire internal access network is classified as a private driveway to be privately maintained by the condominium owners. State statutes set out specific regulations as to how ownership and maintenance of common areas is established. The internal access system will be reviewed and inspected by the Building Division as a part of the Site Permit. Block Designs: Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No streets are being created by this development. This standard is satisfied. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. There are no opportunities to connect a bicycle or pedestrian connection to surrounding streets as the adjoining parcels are presently developed and do not provide for any such extension. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The parcel is pre-existing, and the applicant is not proposing to create any new parcels. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single- family dwelling unit, the frontage shall be at least 15 feet. The parcel is pre-existing and has over 461 feet of frontage onto SW 90tH Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 33 OF 43 The applicant has proposed constructing a sidewalk that meets the Washington Square Regional Center design standards. The sidewalk along Oak Street shall be extended east to the new property corner (post-dedication of ROW). Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch sewer in 90th Avenue and another 8-inch line locate in the 16-foot public alley. The applicant's plans indicate they will extend the sewer line in 90 Avenue to the north, approximately 185 feet. Units 1-15 will be provided with individual laterals to the public main line. Units 16-19 will have separate laterals connecting to the public line located in the alley. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Desin and Construction Standards for Sanitary and Surface Water Management (as adopted-by Clean Water Services in 2000 and including any future revisions or amendments). are no upstream drainage areas impacting this development. Effect on Downstream Drainage: Section 18.810.100.0 states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until Provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has indicated that detention will be provided on-site by installing an 18-inch underground pipe with a flow control manhole. The applicant's engineer shall submit revised detention calculations that include detention for the 2-year, 10-year and 25-year storms. These calculations shall be submitted with their PFI application. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 34 OF 43 bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Oak Street is classified as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. It would not be practical to require the developer to strip the bike lane at this time. However, it would be appropriate for the developer to contribute funds to the City to cover the cost of the bike lane striping. The amount of the striping would be as follows: • 40 feet of 8-inch white stripe, at $2.50/If $100.00 • 1 Mono-directional reflective markers @ $4.00/ea $4.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $379.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Oak Street and SW 90th Avenue. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is approximately 100 lineal feet; therefore the fee would be $3,500.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 35 OF 43 Public Water System: Tualatin Valley Water [ istrict provides service in this area. There are existing 6-inch and 16- inch lines located in 90 Avenue. The applicant is proposing to connect to the 6-inch line with individual taps for each unit. The plans also show a 6-inch connection for a new fire hydrant. TVWD will have to review and approve the applicant's proposed water line plans. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS 6esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division, as a part of the site permit review, will review the grading/erosion control plan, An NPDES permit is not required, as the development will not disturb more than one acre. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 36 OF 43 For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Fire and Life Safety: I he TVI-R letter, dated September 23, 2004 indicates that the site will not conform to UFC requirements, if access from SW 90th to the rear of the units is impeded. The applicant's plans show no fences, walls, or other structures that would prevent access, and have proposed walkways between the buildings.thA condition will be imposed that restricts the placement of any impediments between SW 90th and the rear of the units. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Long Range Planning Division was notified of the proposal but offered no comments at this time. The City of Tigard Building Division has reviewed the proposal and has no objections. The City of Tigard Public Works Department has reviewed the proposal and has offered comments that have been incorporated into this decision. The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Water Department has reviewed the proposal and has offered comments that have been incorporated into this decision. The City of Tigard Forester has reviewed the proposal and has offered the following comments: 1. LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards sgt forth in the American Institute of Architects Architectural Graphic Standards, 10 edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 37 OF 43 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G, Conditions of Approval of Existing Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 18.745.040, Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. • The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards sgt forth in the American Institute of Architects r Architectural Graphic Standards, 10 edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 38 OF 43 a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. • As required, the applicant submitted a tree plan that was conducted by Walt Knapp. The plan contains four out of the four required components of a tree plan, and, is therefore, acceptable. • It is difficult to determine if any construction will occur within the trees' driplines. If construction does occur within the driplines, the Project Arborist must explain or set guidelines for how the tree roots will be protected. Below are my suggestions for the applicant to follow for tree protection guidelines: • Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. These trees should be identified, and a plan on how to protect the trees' critical root zones should be completed. • A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. • To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 39 OF 43 • For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. • Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development"by Nelda Matheny and James R. Clark. • The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. • If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. • Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. RECOMMENDED CONDITIONS OF APPROVAL: 1. The applicant shall submit a final Tree Protection Plan that shows exactly how far the tree protection fencing will be from the face of each protected tree (including those on neighboring properties where construction occurs within the trees' dnplines) that will be impacted by construction activities within its dripline. The applicant, through their Project Arborist, shall justify the close proximity of the construction activities to the trees. He shall certify that the activities will not adversely impact the overall and long-term health and stability of each tree. Any construction that occurs within the neighboring trees' driplines should be justified by the applicant and approved by the City Forester and neighboring property owner(s). Work may proceed within the driplines only with the approval of the City Forester. 2. The Project Arborist shall submit written reports to the City Forester, at least, once every two weeks, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall and long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 3. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final report describing how the Tree Protection Plan was implemented and detailing any failures to comply with the Tree Protection Plan. The report shall also describe the health of all remaining trees on the site, with details provided as to any tree that has had its root system disturbed or that has otherwise been damaged. If you have any questions please call me anytime. Thank you for requesting my comments on this project. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 40 OF 43 SECTION IX. AGENCY COMMENTS The Tualatin Valley Fire and Rescue has reviewed the proposal and endorses this proposal predicated on the following criteria and conditions of approval: Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by.an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) The project as submitted does pot meet this requirement. If all of the buildings will have direct access to SW 906 Avenue, with no fences, retaining walls or other impediments, an on-site turnaround will not be required. 2) When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved. If the applicant wishes to use the fire sprinkler exception, the applicant is required to make a formal request. (UFC Sec. 902.2.1 Exception 1) 3) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 4) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 5) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3) — (See diagrams on back) 6) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, OR 98.810 - 98.812" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) If access is not available directly off S.W. 90th Ave., and the private drive is intended for fire apparatus access, it shall be posted as a fire lane and parking will not be allowed. 7) The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The required fire flow for this project is 2328 gpm @ 20 psi. Fire flow data shall be provided that verifies the available fire flow prior to obtaining building permits. This requirement will be waived if fire sprinklers are installed. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 41 OF 43 8) No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) The submitted plans do not meet this requirement. The applicant will be required to install an additional hydrant along the project frontage to comply with this standard. 9) The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants. • Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. • Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. Exce tion: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. • When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 10) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 11) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 12) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Tualatin Valley Water District has reviewed the proposal and notes that 3 sets of final plans are required for permit review and approval. They also note that the water services (meter boxes) must be located out of driveway and sidewalk. QWEST has reviewed the proposal and notes that the site is outside their service territory. Tri-Met has reviewed the proposal and has no comments. Washington County has reviewed the proposal and has no comments. NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 42 OF 43 Clean Water Services has reviewed the proposal and notes that the final design shall be in accord with CWS R&004-09 and the Erosion Prevention and Sediment Control Planning and Design Manual. PGE, Tigard Tualatin Schools, Tri-Met, and NW Natural were all notified of the proposal and did not provide comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 26, 2004 AND BECOMES EFFECTIVE ON NOVEMBER 10, 2004 UNLESS AN APPEAL IS FILED. Ap e�al: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON NOVEMBER 9, 2004. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. / • ( October 26, 2004 - - - 1y.a:111' '. v or•: racy DATE Associate Planner I v•Pc / Qr— / October 26, 2004 APPROVED B "lc and Bewen.v.rff DATE Planning Manger NOTICE OF TYPE II DECISION SDR2004-00005 ASHBROOK TOWNHOMES PAGE 43 OF 43 i CITY of TIGARD i 1 - J GEOGRAPHIC INFORMATION SYSTEM �_ _ , - _..__- o VICINITY MAP tI11 i LOCUST SDR2004-00005 - ST - _ -- _ . VAR2004-00045 _� �, _ ! 9 VAR2004-00046 ��� MAPLELEAF ST '=Q y-)w� Q • ! it ASHBROOK ��� ___I T N H M E OW 0 S 4 I i. 4, .0:,Z Lt. - ' '/� ST - .r .. HAm L. I 9EEF ERP��1� CUR �� 1..7/177:// -- — - cn Tigard Area Map i 7 IIII -- PINE ST N --- -- 0 100 200 300 400 Feet ----- - 1'•114 feet _____ 1 ___L 1 . L A ,, "'`"4 _ST City of Tigard J 1 f / - -1-- Information on this map is for general location only and ._ - should be verified with the Development Services Division. <I --I-- it I l l 13125 SW Hall 972 Blvd 3 - L Tigard,OR 97223 —1 -__ (503)639.4171 -- - —_. _.-_°"-_—- _. __ __.- - _. al .IOELLE_f_ htlp:/M v d.hoard.or.us Community Development Plot date:Aug 23,2004;C:\magic\MAGIC03.APR I•'N i I 10360 SW SOIh AVENUE 110310 SW pan SVE METZGER ELEMENTART� , r f `J _ 1...— 10755 SW 9015 AVENUE , . —. —— —_—_———— \ �a ccccc 4r/S/'/ \ f•ra 34311 em.tan AK. / +� �,.{� �� / / \ fera oVV earl lNrrtMlCf , ,t v 11.f' •�j� /%// i \ 10445 SW SO1h AVENUE /\ •/. �, ,'� %.. C / I \ / \ 10475 8W 9015 AVENUE /.." '. P✓��, \6'Or. 3 RA' ��// 1 \ \ //:.4".043/ \\ i i C jai / Z. I 1 I I \ \ 10435 SW 90th AVENUE \ z"))//r/ / ��'+.y $ //' /417 ..•j '/ �+ _ ' , ' UNIT 'IeY.3e'l may ROM I- I 10455 SW 90(5 AVENUE / / '�, �S(l ��-j // / B•I f 3 J !.'• �6�y�a 1. J / UNIT •SV.so.L.M1ROO1...:I t/ ��, �� v.' /j r ' I 1 /...t a r 1 /!, /: ., a /1 / I I 'y�,7 ' 'fb o ii' .' I i• So35 SW 0iK STREET I 7 . .<>400'� ti ',d# //• ! + ��/tea // I I /e.'/ 'ii•..` 3 ♦ . ?%8 914 SW OAK Ws ,.// I 1 / '"� 4700' zyi,,,,,,,. // I/�/ i 1 w "••' 8955 5W OAK STREET I 8545 SW OAK STREET I MSS SW OAK STREW I /fir f era b00 WY e0N a.!. -!N!{; `-�--^.Ht.Q¢...�.......-.•— ..-.••�_—_.._. — - - - - r- V--.--..— -_�—r.._..._.-�.._. ----- xT. f eTa boo oat eras�, SW OAK STREET - - - --�— S ---ice--_c_____________.1__ 5020 SW OAK STREET / 5000 SW OAK STREET / / 8980 SW OAK STREET CI O 4D CITY OF TIGARD T SDR2004-00005/VAR2004-00045/VAR2004-00046 SITE PLAN Ii - ASHBROOK TOWNHOMES (Map is not to scale) EXHIBIT 6 MATRIX DEVELOPMENT CORP. SDR2004-00005/VAR2004-00045 & 46 12755 SW 69TH AVE STE #100 ASHBROOK TOWNHOMES TIGARD, OR 97223 Dr. Gene & Vivian Davis 10875 SW 89th Street Tigard, OR 97223 Shaunda Davis 8910 SW Oak Way Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 AFFIDAVIT OF MAILING rig. - CRY OF TIGARD Community(Development SfiapingA Better Community I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2004-00005/VAR2004-00045/VAR2004-00046 — ASHBROOK TOWNHOMES ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on October 26,2004, and deposited in the United States Mail on October 26,2004, postage prepaid. 611 l . (Person h. - epa Notice STATE Off'O ECgON County of rivsjj�crn8ton )ss. City of? � ,, Subscribed and sworn/affirmed before me on the / day of , 2004. ,�., OFFICIAL SEAL `g= rr SUE ROSS r^:.%' NOTARY PUBLIC-OREGON `.i� COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTARY'? C OF 0 EGON My Commis on Expires: Io -OI. • EXHIBIT, A NOTICE OF TYPE H DECISION siTE DE' iL-1 optiftii R ODR =�0 5 CITY OF TIOARO Community Development HBROK IWNOM Shaping ABetter Community 120 DAYS = 12/17/2004 SECTION I. APPLICATION SUMMARY FILE NAME: ASHBROOK TOWNHOMES CASE NOS.: Site Development Review (SDR) SDR2004-00005 Adjustment (VAR) VAR2004-00045 Variance (VAR) VAR2004-00046 PROPOSAL: The applicant is requesting Site Development Review approval to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. OWNER: Matrix Development Corp. APPLICANT: Same 12755 SW 69 Ave, Suite 100 Tigard, OR 97223 LOCATION: 8995 SW Oak Street; WCTM 1 S135AA, Tax Lot 4200 ZONE: MUE-1 : Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION `Notice is hereby given that the City of Ti and Community Develop ment Director's designee has APPROVED the above request lbJect to ceilain conditions of appal. The findings and conclusions on which the decision is based are noted in-the full decision, availabtetet City Hall. THIS APPROVAL SHALL BE VALID FOR R 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 26, 2004 AND BECOMES EFFECTIVE ON NOVEMBER 10, 2004 UNLESS AN APPEAL IS FILED. A eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 9, 2004. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ) --: --T 1-1 I --11--1 1 Hi-, 7 _ I -_ , _ VICINITY MAP up. -- - sr �F; A`, p SDR2004-00005--_ J ill VAR2004-00045 -i::4ru1i; 111 R2004-00046 MAPLELEAF ST ASHBROOK TOWNHOMES 1 ill ' _ -- �� � �(a...—... 1( '''4 ,Y/ _____ -- PINE ST ' A I ------ ) —1 T Ft i 1,31.wil afk — (-_'Tu'E- - — City=ofTiprd-\� _ ' DI 6. 1 ` ' • .,..w..�. \.` r...w..“..... Y N 1/ 6V . 4 ,.�'. / 'r`` ) 1VV- ' .4 1 1 , / ; 4,......._ I , I , .wawa � wx w....wa. f wwert.nm I ra.—I S /� � �� / I0, 1 ` / t , a + I I ■ ---' 12=.2"3'. SW ON(STREET Ati r..r..a.nat. a0.r.a .a.rK.•ar CITY OF TIGARD I SDR2004-00005IVAR2004-00045/VAR2004-00046 SITE PLAN N ASHBROOK TOWNHOMES (Map is not to scaled _ _- • 1S135AA-01200 1S135AC-03800 ALLISON ANNETTE C& DAVIS EUGENE EXHIBIT 6 DUNCAN THOMAS S 10875 SW 89TH 8870 SW MAPLELEAF ST TIGARD,OR 97223 TIGARD, OR 97223 1S135AA-03703 1S135AD-01302 BRANDT WALDO G DAVIS EUGENE L 8835 SW OAK ST 10875 SW 89TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135AA-00902 1S135AB-03200 BROWN JAMES F& DAVIS EUGENE L&VIVIAN HENDERSON-BROWN CHERYL L 10875 SW 89TH ST 10200 SW 90TH AVE TIGARD,OR 97223 TIGARD, OR 97223 t 135AA-00905 1S135AD-01300 BR. N JA F& DAVIS EUGENE L&VIVIAN M HEND• :'•N-BROWN CHERYL L 10875 SW 89TH AVE 1022's •1TH AVE TIGARD,OR 97223 TTU!ARD, OR 223 1S135AA-06400 35A3-0121• BRYAN SUSAN J DAVI• ENE L&VIVIAN M 8770 SW MAPLE CT 1087 :•TH AVE TIGARD, OR 97223 ARD,OR • 23 1S135AA-03901 1S135AC-03900 CHEPIN JOHN DAVIS GENE&VIVIAN 926 DELAWARE ST APT 302 10875 SW 89TH AVE LONGVIEW,WA 98632 TIGARD,OR 97223 1S135AA-03701 1S135AA-03900 CHRISTENSEN JACK L AND NANCY S DAVIS SHAUNDA M 8805 SW OAK ST 8910 SW OAK WAY TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-03403 1S135AA-03704 COLE WILEY F JR DEMOUIN STEVE& 9055 SW OAK ST LINN MARGARET TIGARD,OR 97223 10455 SW 87TH AVE TIGARD,OR 97223 1 S 135AA-03702 135M-03700 CULLINAN RANDY J AND DE ULIN EVE& KRISTINA G LINN M GARET 8775 SW OAK STREET 104 SW TH AVE TIGARD,OR 97223 ARD,OR 223 1S135AB-03303 1 135AA-90000 DALTON MICHAEL L DE• •R DOMINIUMS 812 NW SUNDANCE CIR OWN ' OF UNITS CORVALLIS, OR 97330 1S135AB-03400 1S135AA-90008 EOP-LINCOLN LLC HOLLAND JEFFREY L& LINCOLN CENTER COMPLEX DAWN F [16231-16237] 10315 SW 87TH AVE PO BOX#A-3879 TIGARD,OR 97223 CHICAGO, IL 60690 1S135AA-01000 1S135AA-06600 FINEVIEW FARM LLC JOHNSON AARON J 1430 EASTSIDE RD 8810 SW MAPLE CT HOOD RIVER, OR 97031 TIGARD,OR 97223 1S135AA-90010 1S135AB-03304 FLETCHER MARY K KEEGAN THOMAS E&JEAN D& 10319 SW 87TH AVE KEEGAN JAMES C TIGARD, OR 97223 27987 HWY 213 MULINO,OR 97042 1S135AC-03801 1S135AB-03201 FOREIGN MISSION FOUNDATION KILGORE KIM&PAULA 10875 SW 89TH AVE 10445 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135AC-03700 1S135AA-01002 FOREIGN MISSION FOUNDATION INC KINDRICK CHARLES C AND 10875 SW 89TH AVE DEBRA A TIGARD,OR 97223 10320 SW 90TH TIGARD,OR 97223 1S135AA-06900 1S135AA-90004 GILHAM ANGELA KLUDAS JEAN C 8840 SW MAPLE CT 10307 SW 87TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135AA-00906 1S135AA-01101 HARRIS BRYAN J&GENNIE S KUHN EUGENE P PAMELA L 10230 SW 90TH AVE 10340 SW 90TH TIGARD, OR 97223 TIGARD,OR 97223 1S135AA-90009 1S135AA-90005 HAWLEY HAZEL M LAIRD SHAWN W&LOUISE M 9055 SW 91ST AVE#7 10309 SW 87TH AVENUE PORTLAND,OR 97223 PORTLAND,OR 97223 15135AA-03902 1S135AA-03800 HAZARD SANDRA LASHAWAY JULIE A 8914 SW OAKWAY c/o FINCK DALE M& IDA LIFE ESTATE TIGARD, OR 97223 4141 CHILDS RD LAKE OSWEGO, OR 97034 1S135AA-03707 1S135AA-06800 HITCH DORIS A& LEVITSKY STAN A& OLMOS DAWNEENA LEVITSKY ALEXANDRIA 10387 SW 87TH AVE 8830 SW MAPLE CT TIGARD,OR 97223 TIGARD,OR 97223 • 1S135AA-01102 1 135AC-04400 MACLAREN ROBERT P& OR •ND L • JABLONSKI MILLIE BY KE '•N R BARNES 10360 SW 90TH AVE 222 • 'LUMBIA ST#1625 TIGARD,OR 97223 Pr. TLAND, sR 97201 1S135AA-04100 1 135AC-04300 MACLENNAN LOIS OR D • 8955 SW OAK ST BY KE ON R BARNES TIGARD,OR 97223 222 • C• UMBIA ST#1625 PORTLAND, • 97201 1S135AA-04200 1 35AC-04200 MATRIX DEVELOPMENT CORP OR • D LT► 12755 SW 69TH AVE STE#100 BY KEN': R BARNES TIGARD,OR 97223 222 COL►1 BIA ST#1625 PORTLAND,OR '7201 1 S135AA-06500 1 135AB-03302 MILLER PAIGE O'••ND LT t 8800 SW MAPLE CT BY K R BARNES TIGARD,OR 97223 222 'LUMBIA ST#1625 aRTLAND, 3R 97201 1S135AA-00806 F 135AC-041 ' MILLS MICHAEL E AND ORL ND D BEVERLY A BY K '•"ON R BARNES 10211 SW JEFFERSON 22 W Ce UMBIA ST#1625 TIGARD,OR 97223 -•RTLAND, •' 97201 1S135AA-00800 135AC-040,. NASH GORDON O AND PENNY J OR 30 ND TO 10231 SW JEFFERSON BY K ON R BARNES TIGARD,OR 97224 22 W C•• MBIA ST#1625 'ORTAAND,O' 97201 1S135AA-04101 135AB-03301 NGUYEN THAI V&CHAVELA OR►•ND D 8945 SW OAK ST BY K •'ON R BARNES TIGARD, OR 97223 22 W UMBIA ST#1625 •RTLAND, • 97201 1S135AA-90007 1S135AA-00901 NICKOLICH NAOMI R PACIFIC CREST PARTNERS INC 10313 SW 87TH AVE 1430 EASTSIDE RD TIGARD OR 97223 HOOD RIVER,OR 97031 1 S 135A D-01301 1 S 13 5AA-01100 OREGON STAT OF DEPT OF VETS C-1 PATERSON BRIAN S&SAMI B do FOREIGN MISSION FOUNDATION 10370 SW 90TH AVE 10875 SW 89TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S135AD-01303 15135AB-03202 ORLAND LTD PRINCE KEITH D&KRISTIN L BY KENTON R BARNES 10455 SW 90TH AVE 222 SW COLUMBIA ST#1625 TIGARD,OR 97223 PORTLAND,OR 97201 1S135AA-03705 135AB-0340 ROMERO MERCEDES G AND W HIN ON COUNTY SCHOOL MOLINA MARTHA A DIST T NO. 106 10385 SW 87TH AVE TIGARD, OR 97223 1S135AA-00401 1S135AA-00900 ROWE SHIRLEY I WEINEL BRETT M WOOD JUDY 8950 SW LOCUST ST 1027 SW GROVER TIGARD,OR 97223 PORTLAND, OR 97201 1S135AA-06700 1S135AA-07100 SANTEE JOHN R& WINDWOOD CONSTRUCTION INC JUDY A 12655 SW NORTH DAKOTA ST 8820 SW MAPLE CT TIGARD,OR 97223 TIGARD, OR 97223 1 S 135AB-03203 135AA-0720 SHELDON MELINDA L& WI 1W••D CONSTRUCTION INC DUANE C 126 NORTH DAKOTA ST 10425 SW 90TH AVE ARD,O' 97223 TIGARD,OR 97223 1S135AA-90003 1S135AA-01001 SHERWOOD SYDNEY L WOLF MARTIN J&GINA K 10305 SW 87TH 2550 SW OAKWOOD CT TIGARD, OR 97223 ALOHA,OR 97006 1S135AA-04000 SMITH ROGER W JACQUELYN M 8935 SW OAK ST TIGARD, OR 97223 1 S135AB-03205 STANTON KAREN 10435 SW 90TH AVE TIGARD,OR 97223 1St 35AA-90006 TAYLOR J EDWARD AND NEWSOME-TAYLOR PHYLLIS M PO BOX 230152 TIGARD, OR 97281 1S135AB-00100 TIGARD-TUALATIN SCHOOL DIST 23J 6960 SW SANDBURG ST TIGARD, OR 97223 1S135AA-00805 VO VIEN T& NGUYEN CAM VAN 10181 SW JEFFERSON ST TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78'h Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:lcurpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 a) C 0 a) v, U) City of Tigard -0 Planning Division -0 010 ca 'L 13125 SW Hall Boulevard 0," (; °) CITY OF TIGARD Tigard, Oregon 97223 a F.',1� .� � ''~ 7L +'_'tA...�v yr. c//) W O .. L ai m RECEIVED PLANNING 2 O Z _c 19135AB-03303 = O O (D DALTON MICHAEL L O U .1- NOV 0 2 2004 812 NW SUNDANCE CIR In CORVALLIS, OR 97330 ° ~ °III N L CITY OF TIGARD 0 a) o ce w ID CD N m 0 E . DALT812 973300012 1903 10 10/29/04 W I - Q) O FORWARD TIME EXP RTN TO SEND C) (/) 0 O - 1801 W COMPLEX (/) < Z Z >, CORVALLIS OR 97331-1801 w '57.2. 411/4.#Fti+;s2 714 Ilt i,tlitfittlllt tltlirlitililt,ttlltittltltllttldiltltitil,i U Lu m O O 0 z p Z O Q LLI J a W LT I_ a) c 0 a) �' City of Tigard . 37 Planning Division 0o ; e"i�,�.!"' _ - 0 13125 SW Hall Boulevard .. — CITY OF TIGARD Tigard, Oregon 97223 0 �} '°�,. -��"°' -° 0) D \0O0 :... .. .15 C75 CD TE //� U) E w o _ L 1S135AA-90007 0 Z .� -0 NICKOLICH NAOMI R _ 0 10313 SW 87TH AVE Z _U) �' U) TIGARD,OR 97223 0 o 0 w o I— O0 i_ 0 N C °o LL ' O O L C) X 970 Ni 1 500 C 01 10129/04 'O CD 0 w FORWARD TIME EXP RTN TO SEND N m 0 L 3 15020 SWFIAL_DER®ROOK CIR ICe _ P. C) 0 TIGARD OR 97224--5612 Cl U) 0 0 TD RETURN Tb •S&Nibtl2 U) < Z Z >. 3122.1 ht.i110123 W Se III III 1)11III)1 P)1I11)11)1I,IIIIIiiIIilIIIII)Ii 1)i1)IIIIIIl .. L 0 D i= Z w p O CO Z 0 j O W Z 4 I a - w L I— cr AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping A(Better Community I, Patricia L. Luns{ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below} E2I NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2004-00005/VAR2004-00045/VAR2004-00046 — ASHBROOK TOWNHOMES I I AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"R", and by reference made a part hereof, on August 26,2004, and deposited in the United States Mail on August 26,2004, postage prepaid. . .1.1....d ALI..MilirA leir:A, i "151, 6 ./ (Pers.Tat -repared Not -) Stril?E OT O4i(EGON county o rI-�Washington )ss. city Y f " '\ Subscribed and sworn/affirmed before me on the i i ' day of CkfaCe , 2004. ` ,� OFFICIAL SEAL .�. SUE ROSS `� NOTARY PUBLIC OREGON COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTARY PU C OF REGO My Commission Expires: 1 a'F _v -7 EXHIBIT A NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE.IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW T .��, CITY OF TIGARD Community(Development Shaping Better Community DATE OF NOTICE: August 26, 2004 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2004-00005 Type II Land Use Application ADJUSTMENT (VAR) 2004-00045 VARIANCE (VAR) 2004-00046 FILE NAME: ASHBROOK TOWNHOMES REQUEST: The applicant is requesting Site Development Review to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200 ZONE: MUE-1: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 9, 2004. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to morgan(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 30, 2004. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." MEI I VICINITY MAP I •'� — ST iI SDR2004 00005 • VAR2004-00045 " _ MI s` VAR2004-00046 W.PLELEAF ST ��III,,�• �i101�f1�f1f1 „ ASHBROOK • r+ro tiok,y, TOWNHOMES A 1.11 III ST l. 1PliprimAik • f PINE ST Ip _ 11111 1 n Attis , -_ City ofTiwtd • ' Ella' 111 s \� -..a.r.Mw i�mo. *.puucicaa.nli • 1S135AA-01200 1S135AC-03800 ALLISON ANNETTE C& DAVIS EUGENE EXHIBIT DUNCAN THOMAS S 10875 SW 89TH 8870 SW MAPLE LEAF ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-03703 1S135AD-01302 BRANDT WALDO G DAVIS EUGENE L 8835 SW OAK ST 10875 SW 89TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00902 1S135AB-03200 BROWN JAMES F & DAVIS EUGENE L&VIVIAN HENDERSON-BROWN CHERYL L 10875 SW 89TH ST 10200 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 t 135AA-00905 1S135AD-01300 BR. N JA ' F& DAVIS EUGENE L&VIVIAN M HEND• :'•N-BROWN CHERYL L 10875 SW 89TH AVE 102u •ITH AVE TIGARD,OR 97223 T ARD, OR '7223 1 S 135AA-06400 I 35AD-0128' BRYAN SUSAN J DAVI' ENE L&VIVIAN M 8770 SW MAPLE CT 1087 :•TH AVE TIGARD,OR 97223 ARD,OR • 23 1S135AA-03901 1S135AC-03900 CHEPIN JOHN DAVIS GENE&VIVIAN 926 DELAWARE ST APT 302 10875 SW 89TH AVE LONGVIEW,WA 98632 TIGARD,OR 97223 1S135AA-03701 1S135AA-03900 CHRISTENSEN JACK L AND NANCY S DAVIS SHAUNDA M 8805 SW OAK ST 8910 SW OAK WAY TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-03403 1S135A4-03704 COLE WILEY F JR DEMOUIN STEVE& 9055 SW OAK ST LINN MARGARET TIGARD, OR 97223 10455 SW 87TH AVE TIGARD,OR 97223 1S135AA-03702 135AA-03700 CULLINAN RANDY J AND DE ULIN EVE& KRISTINA G LINN M GARET 8775 SW OAK STREET 104 SW TH AVE TIGARD, OR 97223 ARD,OR 223 1 S 135A B-03303 1 13 5AA-90000 DALTON MICHAEL L DE* •R DOMINIUMS 812 NW SUNDANCE CIR OWN • OF UNITS CORVALLIS, OR 97330 1S135AB-03400 1S135AA-90008 EOP-LINCOLN LLC HOLLAND JEFFREY L& LINCOLN CENTER COMPLEX DAWN F [16231-16237] 10315 SW 87TH AVE PO BOX#A-3879 TIGARD,OR 97223 CHICAGO, IL 60690 1S135AA-01000 1S135AA-06600 FINEVIEW FARM LLC JOHNSON AARON J 1430 EASTSIDE RD 8810 SW MAPLE CT HOOD RIVER, OR 97031 TIGARD,OR 97223 1S135AA-90010 1S135AB-03304 FLETCHER MARY K KEEGAN THOMAS E&JEAN D& 10319 SW 87TH AVE KEEGAN JAMES C TIGARD,OR 97223 27987 HWY 213 MULINO,OR 97042 1S135AC-03801 1S135AB-03201 FOREIGN MISSION FOUNDATION KILGORE KIM&PAULA 10875 SW 89TH AVE 10445 SW 90TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135AC-03700 1S135AA-01002 FOREIGN MISSION FOUNDATION INC KINDRICK CHARLES C AND 10875 SW 89TH AVE DEBRA A TIGARD, OR 97223 10320 SW 90TH TIGARD,OR 97223 1S135AA-06900 1S135AA-90004 GILHAM ANGELA KLUDAS JEAN C 8840 SW MAPLE CT 10307 SW 87TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00906 1S135AA-01101 HARRIS BRYAN J&GENNIE S KUHN EUGENE P PAMELA L 10230 SW 90TH AVE 10340 SW 90TH TIGARD, OR 97223 TIGARD,OR 97223 1S135AA-90009 1S135AA-90005 HAWLEY HAZEL M LAIRD SHAWN W&LOUISE M 9055 SW 91ST AVE#7 10309 SW 87TH AVENUE PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AA-03902 1S135AA-03800 HAZARD SANDRA LASHAWAY JULIE A 8914 SW OAKWAY c/o FINCK DALE M&IDA LIFE ESTATE TIGARD, OR 97223 4141 CHILDS RD LAKE OSWEGO,OR 97034 1S135AA-03707 1S135AA-06800 HITCH DORIS A& LEVITSKY STAN A& OLMOS DAWNEENA LEVITSKY ALEXANDRIA 10387 SW 87TH AVE 8830 SW MAPLE CT TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-01102 1,135AC-04400 MACLAREN ROBERT P& OR►•ND L • JABLONSKI MILLIE BY KE '•N R BARNES 10360 SW 90TH AVE 222 •LUMBIA ST#1625 TIGARD,OR 97223 Pr.'TLAND, SR 97201 1S135AA-04100 1 135AC-04300 MACLENNAN LOIS OR D • 8955 SW OAK ST BY KE ON R BARNES TIGARD,OR 97223 222 ' C• UMBIA ST#1625 P I RTLAND, •' 97201 1S135AA-04200 1- 35AC-04200 MATRIX DEVELOPMENT CORP OR •• D LTP 12755 SW 69TH AVE STE#100 BY KEN P: R BARNES TIGARD, OR 97223 222 COLA 1 BIA ST#1625 PORTLAND,O' !7201 1S135AA-06500 1 135AB-03302 MILLER PAIGE O'.'ND LTP. 8800 SW MAPLE CT BY K R BARNES TIGARD,OR 97223 222 , 3LUMBIA ST#1625 .'■RTLAND, 3R 97201 1S135AA-00806 ? 135AC-041St MILLS MICHAEL E AND ORL'ND D BEVERLY A BY K '•'ON R BARNES 10211 SW JEFFERSON 22 W UMBIA ST#1625 TIGARD, OR 97223 '•RTLAND, • 97201 1 S 135AA-00800 135AC-040 NASH GORDON 0 AND PENNY J OR ND TD 10231 SW JEFFERSON BY K ON R BARNES TIGARD, OR 97224 22 W C MBIA ST#1625 ORTLAND,0 97201 1S135AA-04101 135AB-03301 NGUYEN THAI V&CHAVELA OR••ND D 8945 SW OAK ST BY K •q ON R BARNES TIGARD, OR 97223 22 .W C• UMBIA ST#1625 •RTLAND, •' 97201 1S135AA-90007 1S135AA-00901 NICKOLICH NAOMI R PACIFIC CREST PARTNERS INC 10313 SW 87TH AVE 1430 EASTSIDE RD TIGARD, OR 97223 HOOD RIVER,OR 97031 15135AD-01301 1S135AA-01100 OREGON STAT OF DEPT OF VETS C-1 PATERSON BRIAN S&SAMI B do FOREIGN MISSION FOUNDATION 10370 SW 90TH AVE 10875 SW 89TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S135AD-01303 15135AB-03202 ORLAND LTD PRINCE KEITH D&KRISTIN L BY KENTON R BARNES 10455 SW 90TH AVE 222 SW COLUMBIA ST#1625 TIGARD,OR 97223 PORTLAND,OR 97201 1 S135AA-03705 135AB-0340 ROMERO MERCEDES G AND WA HIN ON COUNTY SCHOOL MOLINA MARTHA A DIST T NO. 106 10385 SW 87TH AVE TIGARD, OR 97223 1S135AA-00401 1S135AA-00900 ROWE SHIRLEY I WEINEL BRETT M WOOD JUDY 8950 SW LOCUST ST 1027 SW GROVER TIGARD,OR 97223 PORTLAND, OR 97201 1S135AA-06700 1S135AA-07100 SANTEE JOHN R& WINDWOOD CONSTRUCTION INC JUDY A 12655 SW NORTH DAKOTA ST 8820 SW MAPLE CT TIGARD,OR 97223 TIGARD, OR 97223 1S135AB-03203 135AA-07201 SHELDON MELINDA L& WI 'W►•D CONSTRUCTION INC DUANE C 126 NORTH DAKOTA ST 10425 SW 90TH AVE T ARD,O' 97223 TIGARD,OR 97223 1S135AA-90003 1S135AA-01001 SHERWOOD SYDNEY L WOLF MARTIN J&GINA K 10305 SW 87TH 2550 SW OAKWOOD CT TIGARD, OR 97223 ALOHA,OR 97006 1S135AA-04000 SMITH ROGER W JACQUELYN M 8935 SW OAK ST TIGARD,OR 97223 1 S 135AB-03205 STANTON KAREN 10435 SW 90TH AVE TIGARD,OR 97223 1S135AA-90006 TAYLOR J EDWARD AND NEWSOME-TAYLOR PHYLLIS M PO BOX 230152 TIGARD, OR 97281 1S135AB-00100 TIGARD-TUALATIN SCHOOL DIST 23J 6960 SW SANDBURG ST TIGARD,OR 97223 1 S135AA-00805 VO VIEN T& NGUYEN CAM VAN 10181 SW JEFFERSON ST TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 FILE NUMBER: SDR2004-00005NAR2004-00045NAR2004-00046 ASHBROOK TOWNHOMES TYPE OF NOTICE: NOTICE OF PENDING LAND USE APPLICATION REMAILED ON: September 1, 2004 to the forwarding address listed on the yellow "Return To Sender" mail label. n 0 H RECEIVED PLANNING SEP 0 1 2004 v o Q Ul• �. O0 CITY OF TIGARD ov ca I < -, o v (7)- a • — o' m CO n -I 0 NN z f < o C7 j D X cn (3 o O° 2 O Z D= O w < m u a. I.L! Lu -0-'z-nZ HUIHGF-. • DrUT£: r�r • OEnCtU: rTJ p H Irl rn D H f/'r ▪ c Vt1 mom' S Z NA rnn L., ..to X U; -i • -i I D ▪ 0 LA O - PO a O. rn ni - ▪ z n Zr •7p b H UI rn OU e S rncr o / i � Yf� 7 F ___ . CITY of TIGARD 1 GEOGRAPHIC INFORMATION SYSTEM X AREA NOI'IF1ED LOCUST ST (500') i --- -- -..,__Ail ":,..-----' ,, , . _f 11111A111111 I- 1 �. , , E' , !TS,3,eu11„ I � '� FOR: SDR2004-00005 MAPLELEAF ST Q //,' Q 15105111N111 T - RE: Updated Mailing List, 5,35A11D,e , /0 1 ri7fISM 1nM00190 /3133011164111 IMAM: 131350000100 115135A406610 - ,! 1n1reel� i IS135AA90005 \ .��. 131350090®01 1311100 9 00 04 �gSM09" 15,15M90n0 Is175M9ne0 I nu5M99eu Property owner information 1113500111111 ° 1 is valid for 3 months from i the date printed on this map. /� 11155MD7T07 ISI35M01705 CO 11111 151310003910 \ 1S135AA01400 m15M9x9D 0. 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E 10q,114 lSit13133001113111 1/77 13BSABn30I I :illin " , 11131411118111111 --7 :Min: / 15135A111Y11 - J / � r /� • 1 >koMpua P 'r1�'e N Y 01353104400 I j' ---- 1513511001350 1 1 0 10■0 200 - 300 400 Feet I tete110N1N 1".272 feet ---E 441 .;k T 1 I ir 7 i I City of Tigard Information on this map is far general location only and — ST Should bet' e verified with the Dnve�opment Services Division. 1 ... 13125 SW Hall Blvd Tigard.OR 97223 1 4 _ (503)639,4171 I I MtpYM,ww.ci.lgard.or us Community Development Plot date:Aug 23,2004;C:\magic\MAGIC03.APR 1S135AA-01200 1S135AC-03800 ALLISON ANNETTE C& DAVIS EUGENE DUNCAN THOMAS S 10875 SW 89TH 8870 SW MAPLELEAF ST TIGARD,OR 97223 TIGARD, OR 97223 1S135AA-03703 1S135AD-01302 BRANDT WALDO G DAVIS EUGENE L 8835 SW OAK ST 10875 SW 89TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135AA-00902 1S135AB-03200 BROWN JAMES F & DAVIS EUGENE L&VIVIAN HENDERSON-BROWN CHERYL L 10875 SW 89TH ST 10200 SW 90TH AVE TIGARD,OR 97223 TIGARD, OR 97223 1 135AA-00905 1S135AD-01300 BR. N JA • F& DAVIS EUGENE L&VIVIAN M REND' •N-BROWN CHERYL L 10875 SW 89TH AVE 102 't •ITH AVE TIGARD,OR 97223 T4ARD, OR 223 1 S 135AA-06400 1 35AD-012 BRYAN SUSAN J DAVI ENE L&VIVIAN M 8770 SW MAPLE CT 10875-g' 0875 TH AVE TIGARD, OR 97223 T46RD,OR 23 1S135AA-03901 1S135AC-03900 CHEPIN JOHN DAVIS GENE&VIVIAN 926 DELAWARE ST APT 302 10875 SW 89TH AVE LONGVIEW, WA 98632 TIGARD,OR 97223 1S135AA-03701 1S135AA-03900 CHRISTENSEN JACK L AND NANCY S DAVIS SHAUNDA M 8805 SW OAK ST 8910 SW OAK WAY TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-03403 1S135AA-03704 COLE WILEY F JR DEMOUIN STEVE& 9055 SW OAK ST LINN MARGARET TIGARD, OR 97223 10455 SW 87TH AVE TIGARD,OR 97223 1S135AA-03702 135AA-03700 CULLINAN RANDY J AND DE ULIN EVE& KRISTINA G LINN M GARET 8775 SW OAK STREET 104 SW TH AVE TIGARD, OR 97223 ARD,OR 223 1S135AB-03303 1-135AA-90000 DALTON MICHAEL L DE•n•R % DOMINIUMS 812 NW SUNDANCE CIR OWN - OF UNITS CORVALLIS, OR 97330 , 1S135AB-03400 1S135AA-90008 EOP-LINCOLN LLC HOLLAND JEFFREY L& LINCOLN CENTER COMPLEX DAWN F [16231-16237] 10315 SW 87TH AVE PO BOX#A-3879 TIGARD,OR 97223 CHICAGO, IL 60690 1S135AA-01000 1S135AA-06600 FINEVIEW FARM LLC JOHNSON AARON J 1430 EASTSIDE RD 8810 SW MAPLE CT HOOD RIVER, OR 97031 TIGARD,OR 97223 1S135AA-90010 1S135AB-03304 FLETCHER MARY K KEEGAN THOMAS E&JEAN D& 10319 SW 87TH AVE KEEGAN JAMES C TIGARD,OR 97223 27987 HWY 213 MULINO,OR 97042 1S135AC-03801 1S135AB-03201 FOREIGN MISSION FOUNDATION KILGORE KIM&PAULA 10875 SW 89TH AVE 10445 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135AC-03700 1S135AA-01002 FOREIGN MISSION FOUNDATION INC KINDRICK CHARLES C AND 10875 SW 89TH AVE DEBRA A TIGARD,OR 97223 10320 SW 90TH TIGARD,OR 97223 1S135AA-06900 1S135AA-90004 GILHAM ANGELA KLUDAS JEAN C 8840 SW MAPLE CT 10307 SW 87TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00906 1S135AA-01101 HARRIS BRYAN J&GENNIE S KUHN EUGENE P PAMELA L 10230 SW 90TH AVE 10340 SW 90TH TIGARD, OR 97223 TIGARD,OR 97223 15135AA-90009 1S135AA-90005 HAWLEY HAZEL M LAIRD SHAWN W&LOUISE M 9055 SW 91ST AVE#7 10309 SW 87TH AVENUE PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AA-03902 1S135AA-03800 HAZARD SANDRA LASHAWAY JULIE A 8914 SW OAKWAY c/o FINCK DALE M&IDA LIFE ESTATE TIGARD, OR 97223 4141 CHILDS RD LAKE OSWEGO,OR 97034 1S135AA-03707 1S135AA-06800 HITCH DORIS A& LEVITSKY STAN A& OLMOS DAWNEENA LEVITSKY ALEXANDRIA 10387 SW 87TH AVE 8830 SW MAPLE CT TIGARD, OR 97223 TIGARD,OR 97223 1S135AA-01102 1 135AC-04400 MACLAREN ROBERT P& OR i•ND L • JABLONSKI MILLIE BY KE '•N R BARNES 10360 SW 90TH AVE 222 o •LUMBIA ST#1625 TIGARD,OR 97223 F TLAND, SR 97201 1S135AA-04100 1 135AC-04300 MACLENNAN LOIS OR►' D • 8955 SW OAK ST BY KE ON R BARNES TIGARD, OR 97223 222 ' C• UMBIA ST#1625 P'a RTLAND, •" 97201 1S135AA-04200 1. 35AC-04200 MATRIX DEVELOPMENT CORP OR • D LT' 12755 SW 69TH AVE STE#100 BY KEN•. R BARNES TIGARD, OR 97223 222 COL.1 BIA ST#1625 PORTLAND,OR '7201 1S135AA-06500 1 135AB-03302 MILLER PAIGE O'••ND LTP 8800 SW MAPLE CT BY K aN R BARNES TIGARD, OR 97223 222 LUMBIA ST#1625 RTLAND, a R 97201 1S135AA-00806 } 135AC-0411' MILLS MICHAEL E AND ORL•ND D BEVERLY A BY K ''ON R BARNES 10211 SW JEFFERSON 22 W Cc UMBIA ST#1625 TIGARD, OR 97223 '•RTLAND, •- 97201 1 S 135AA-00800 1 135AC-040 NASH GORDON 0 AND PENNY J OR ND TD 10231 SW JEFFERSON BY K ON R BARNES TIGARD, OR 97224 22 W C MBIA ST#1625 ORTLAND,0 97201 1S135AA-04101 1 135AB-03301 NGUYEN THAI V&CHAVELA ORB'ND D 8945 SW OAK ST BY K '1 ON R BARNES TIGARD, OR 97223 22 .W C. UMBIA ST#1625 r•RTLAND, • 97201 1S135AA-90007 1S135AA-00901 NICKOLICH NAOMI R PACIFIC CREST PARTNERS INC 10313 SW 87TH AVE 1430 EASTSIDE RD TIGARD OR 97223 HOOD RIVER,OR 97031 1S135AD-01301 1S135AA-01100 OREGON STAT OF DEPT OF VETS C-1 PATERSON BRIAN S&SAMI B c/o FOREIGN MISSION FOUNDATION 10370 SW 90TH AVE 10875 SW 89TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135AD-01303 1S135AB-03202 ORLAND LTD PRINCE KEITH D&KRISTIN L BY KENTON R BARNES 10455 SW 90TH AVE 222 SW COLUMBIA ST#1625 TIGARD,OR 97223 PORTLAND, OR 97201 1S135AA-03705 135AB-0340 ROMERO MERCEDES G AND WA HIN ON COUNTY SCHOOL MOLINA MARTHA A DIST T NO. 106 10385 SW 87TH AVE TIGARD,OR 97223 1S135AA-00401 1S135AA-00900 ROWE SHIRLEY I WEINEL BRETT M WOOD JUDY 8950 SW LOCUST ST 1027 SW GROVER TIGARD,OR 97223 PORTLAND, OR 97201 1S135AA-06700 1S135AA-07100 SANTEE JOHN R& WINDWOOD CONSTRUCTION INC JUDY A 12655 SW NORTH DAKOTA ST 8820 SW MAPLE CT TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-03203 135AA-07201 SHELDON MELINDA L& WI RW••D CONSTRUCTION INC DUANE C 126 NORTH DAKOTA ST 10425 SW 90TH AVE ARD,0- 97223 TIGARD, OR 97223 1S135AA-90003 1S135AA-01001 SHERWOOD SYDNEY L WOLF MARTIN J &GINA K 10305 SW 87TH 2550 SW OAKWOOD CT TIGARD, OR 97223 ALOHA,OR 97006 1S135AA-04000 SMITH ROGER W JACQUELYN M 8935 SW OAK ST TIGARD,OR 97223 1St 35AB-03205 STANTON KAREN 10435 SW 90TH AVE TIGARD, OR 97223 1S135AA-90006 TAYLOR J EDWARD AND NEWSOME-TAYLOR PHYLLIS M PO BOX 230152 TIGARD,OR 97281 1S135AB-00100 TIGARD-TUALATIN SCHOOL DIST 23J 6960 SW SANDBURG ST TIGARD, OR 97223 1S135AA-00605 VO VIEN T& NGUYEN CAM VAN 10181 SW JEFFERSON ST TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:lcurpinlsetup\labels\CIT East.doc) UPDATED: 23-Feb-04 APPLICANT MATERIALS PRE-APP.HELD BY: V-WA Mc- CITY OF TIGARD PLANNING DIVISION10EIVED 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD MAY 2004 OREGON LAND USE PERMIT APPLICATION CITY OFTIGARD LAMM/ENGINEERIN File# 5o1 .W04 COOOS Other Case # VAR ao04 - 00045 , VA-R a vay -0009-6 Date 5" la' 04 By C• Receipt# a oo`I -a 17v2- City X Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR XAdjustment Variance (I r 11)E(a) ❑ Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development(III) ❑Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) I Site Development Review (II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LUCA I ION WHERE PROPOSED AUTIVIl Y WILL OCCUR(Address it available) qS SVt! OAK ''r'tr—� I AX MAP c& I AX LO I NUS. I S 135AA 0420o 101 AL SI I E SIZE ZONING CLASSIFICA I ION C.-r'' AC- MLL -I APPLICAN f` MAT12.1 X MEti i Go2P MAILING ADDRESS/CI I Y/S I AI E/LIP 2,1 S ti 5w 94k1 , `-pTG loo PHONE NU. FAX NU. c03- 402.0 - So 00 50S- r2g8 - $qoo PRIMARY CONTACT PERSON PHONE NO. 1Z 44-WY 1-Z u.-T+-1 ERGO R D 'o 3-( 2.o-X 80 I✓xT. 26,fl PROPER]Y OWNER/DEED HOLDER(Attach list if more than one) 1.A DevE.tAreme4-11-- MAILING ADDRESS/CI I Y/S I AI E/LIP I'2. 11 7 SW 409th AVENUE , t loo PHONE NO. FAX NU. '5(2:/3— 4020-- SOSfl X70� - $ ' Scl'ocD "When the owner and the applicant are different people, the applicant must be t4 purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) 6U ILA �7��tet)� P•1)0��Tf ELer4 ('�UU•1"1_FaMIL.Y C0t4DoM1►S IvM� w 1 T H l R_ c A.1Z.c-G P'C € 24\ 1 I t- A-1. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER QF THE SUBJECT PROPERTY ARE REQUIRED. .� . ...,. SI rZ /�4 Owner's Si.nature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date pplicantlAgerlt/Represent tive s Signature Date / l Applicant/Agent/Representative's Signature Date CITY OF TIGARD 5/12/2004 4:34:23PI�Q 13125 SW Hall Blvd. ,..,; Tigard,Oregon 97223 'i11 (503) 639-4171 Receipt #: 27200400000000002002 Date: 05/12/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2004-00005 [LANDUS] Site Development Rev 100-0000-438000 4,829.00 VAR2004-00045 [LANDUS]ADMIN VARIANCE 100-0000-438000 105.00 VAR2004-00046 [LANDUS]ADJUSTMENT 100-0000-438000 223.50 Line Item Total: $5,157.50 • Payments: Method Payer User ID Acct/Check Approval No. How Received Amount Paid Check MATRIX DEVELOPMENT CAC 27369 In Person 5,157.50 Payment Total: $5,157.50 THIS DOCUMENT HAS A COLORED BACKGROUND AND MICROPRINTING IN THE SIGNATURE LINE. MATRIX DEVELOPMENT b111k C ORPO RATION ��; 7 3 6OJ ...Tom 24-Hour Bank,„g MI® �� ]2755 S \�. C,!1t1:Avenue. snit, 7(i0 +-8OO-673-3555 �ortiand, Oregon' _23 IIPM�f,'% Phone(503)620-8089 I ax t5031 598-8 9(10 10.041i#114 ..04 w 4iwuuuww x ,,uas*Mi; uw m DATE May 12 , 2004 o .01: t , ide thousand one hundred fifty-seven dollars and 50 cents I 1 1041 i fl*iii i a, AMOUNT $ :. 5 157 . 50 i I I i _ I i __tM It_ i i i- -i i L arisi !cai iiiryni �� i ` 01 �� -- yyy� � �• TO THE'''''aCITY OF TIGARD ' 1 , t rues r i i I � i�I , �0 + I _i ORDER i i'' ias`ii_ � iii�ir� sr � �!� �_ ` 1 � �.�. 13125 SW HALL BLVD : irmsli�ww ii le 1 isiblr 1+aR: 1i l l a i �r OF- i i i !i? iagiaeriar tersiasii.ai ` 1. F _ -- * e TIGARD 0R 97223 iaariairilraiarrlani t i i i i �� .4'xiNg4.1 - Imhof a _ '[ �u� la auu�$ra��uoau4 xE�auw cur nrr ens �� '.�� ,`� tilt, u�= �oa� grm THE REVERSE SIDE OF THIS DOCUMENT HAS AN ARTIFICIAL WATERMARK. ' Page 1 of 1 cReceipt.rpt - ,0 '21,'04 13:35 FAX 503 290 STERART TITLE-CL"ST SERI. Z 002 wnshing+on CCan,y.Oregon 2004-016726 Gs20120o4 e3:48:39 Pm 10-0W Cr11•1 $117.4 RlOO ROM 160I1.0011641.00.000• d6•1111.00 110 lL11Ii f!IIIJIIUIIi lI1Uhifthi1lIlUfII After recording return to: N9 ma.Address Zip) C03558120001016720010018 //1;P DdlI11Y/+..1411 Y1F1 ? rAeANs .,rrry Mrren,Olnc1.ra Amisawn.m Fna 7uWvn 9, w E•7,/,ue Cerny C.•re for WaIVrn911^n •01ry #. LI2/1,4 PPY RENtf21 Matrfx 0eaeicement Carp, wM6„...ulr.em1.c.a.atn nrow•.r I: ;`: 1 /IOtlatitl>»/1L14 /21/7,CAPJ 12755 Si; 69th #I00 ,10001+•retcs..�-r. I �.. .:\-sl. POfTHa; 0R-972c3-- JKrrR*•nters,0lutcr ••«„«,.,er•••ar t1 Z7•0*.: EIC111•_Cwrty 1141•1. Until requested otherwise,send all tax statements to (Name Address,ZIP) Same as above SRACE ABOVE RESERVED FOR RECORDER'S USE WARRANTY DEED (Individual Grantor) Matrix Development Corporation • Dorsey Wayne Summit,Grantor,conveys and warrants to Niidd t 310(ntirttALVOOkslat¢di, Grantee,the following described real property free of encumbrances,except as specifically set forth herein,situated in Washington County, State of Oregon,described as follows, to-wit - All that portion of Lot 10,ASHBROOK FARM, in the City of Tigard,County of Washington and State of Oregon,lying Easterly of the center line of County Road No. 894 also known as SW 90Th Avenue. . The property is free from encumbrances.except(if none,so state):Easements,covenants, Conditions anc Resctrietions of record, if any. The true consideration for this conveyance Is$159.000.00. (Here comply with requirements of ORS `?3.030.) Dated: January .10 , 2004. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED iN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGUATIONS. HEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED L 5ES AND TO DETERMINE ANY LIMITS ON LAWSUITES /�fALFIST FARMING OR FO T PRACTICES IN ORS 3C.930,.4_ 6 u) _______ Dorsey Vtaynne Summit STATE OF OREGON } } County of d(J4g— } The foregoing instrument was acknowledged before me on this acs''day of January, 2304 by Dorsey Wayne Summit (2^� ( 'Sri. . .{ e.) Notary Public in and for the Stet: of Oregon tAy commission expires:0Slg-e6 �, }, OFFic1AL SEAL '- ALANA L f31�CNIE �R F.A1, NO7...AY t'IJSUC-WET U' `v. COmmis510N NO.3a515� we,cOlaielzantietPRES tJar18.200 g a 1 tt J2K Engine •ing , Inc . l 4660 NE Belknap Court, Suite 115 Hillsboro, Oregon 97124-8402 (503) 640-6808 FAX (503) 693-9738 www.j2keng.com LETTER OF TRANSMITTAL DATE: July 29, 2004 TO: Morgan Tracy City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 RE: Ashbrook Condominiums Case File No. SDR2004-00005 JOB NO: 04-022 Copies Dated Contents 15 July 29, 2004 Planning Submittal THESE ARE TRANSMITTED as checked below: [ ] As requested [x ] For approval [ ] For review and comment [ ] For your records SIGNED: Vic Accomando, P.E. SENT VIA: [ ] Mail [ ] Overnight/Fed Express [ ] Hold for Pick Up [ x ] Hand Carried RECEIVED JUL 29 2004 to-41, 40. Your N.. July 27th, 2004 Vic Accomando, PE J2K Engineering, Inc. 4660 NE Belknap Ct. Ste. 115 Hillsboro, OR 97124 After evaluating the site Development Plan for 8995 Oak St. Tigard, we will not be able to drive our trucks on the property. Waste Management will service these 19 units curbside on 90t Avenue. We will furnish the garbage roll carts for easy access to the curb. Thank you for letting us work with you on this project. Sincerely, Dave Brist-Route Manager Waste Management-Washington County Operations 503-992-3021 r raiiv e • • J2K Engi ering, Inc . 4660 NE Belknap Court, Suite 115 Hillsboro, Oregon 97124-8402 Ai (503) 640-6808 FAX (503) 693-9738 www.j2keng.com May 10, 2004 Page 1 of 10 Revised June 28, 2004 NARRATIVE Revised July 23, 2004 for RESIDENTIAL APPLICATION and SITE DEVELOPMENT REVIEW "ASHBROOK TOWNHOMES" 19 UNIT CONDOMINIUMS 8995 S .W. OAK STREET TIGARD, OREGON 97223 Job No. : 04-022 INTRODUCTION The proposed site is a 32,690 s.f. (0.75-acre) parcel located at the northeast corner of S.W. Oak Street and S.W. 90th Avenue within the city limits of Tigard Oregon. The parcel is further identified on Washington County Tax Map 1S1 35AA as Tax Lot 04200, Tax Account R271477 addressed as 8995 S.W. Oak Street. The existing use of the parcel is a residential lot with a 1,292 s.f. single-family dwelling built in 1900 (2, 172 s.f. with 880 s.f. add-on shed) serviced with public water and sewer. The City of Tigard has designated the parcel within the MUE-1 (Mixed Use Employment-1 ) zoning district and applies the "Washington Square Regional Center Design Standards" criteria to this application. This project proposes to build ( 19) nineteen 3-story attached multi-family condominium units, with rear garage, a permitted use. With a single 30 ft. shared access on S.W. 90th Avenue, all parking requirements, including guest parking, are achieved on-site and half-street improvements are provided on 90th Avenue and Oak Street. 21 .5% of the net parcel area is designated as landscaping. EXISTING SITE CONDITIONS ANALYSIS The subject property is located just south of Metzger Elementary School within the Metzger-Ashbrook Farm Lot 10 area, situated at the northeast corner of the intersection of SW 90th Avenue, a 24 ft. wide paved 2 lane local street without curbs and SW Oak Street, a 26 ft. wide two-lane collector without curbs. The parcel is bordered on the north by a gravel access way within a 16 ft. public right-of-way serving three lots in the MUR-i zoning district. Its angular skew shape (approximately 52° south to west) is attributed to the old Oregon Electric Railway right-of-way bordering the property's east property line. In 1941, the trackage from Garden Home into Portland was abandoned; in 1942 the tracks were eliminated. The old railway right-of- way has since become a part of Tax Lot 3902 and lies within the MUR-1 zoning district. The acute angle of 90th Avenue and the overgrown arbor vitae at the intersection has created a perilous site distance condition along with a difficult traffic maneuver for vehicles traveling west on Oak Street turning right on to 90th, requiring crossing into the oncoming lane. Ashbrook Townhomes Project 04-220 On-site analysis reveals short grassy lawns sloping gently south to Oak Street at 0.50% with only two significant trees, a 20" fir and a 14" spruce, in the front yard along Oak Street. The site is entirely bordered with a six ft. cyclone fence. PLANS REQUIRED VICINITY MAP A computer generated set of 24"x 36" drawings, including a Cover Sheet Cl with vicinity map, accompanies this narrative and application. EXISTING CONDITIONS MAP Sheet C2 depicts an existing conditions map with demolition and tree/vegetation removal/preservation plan. Sheet C3 and C4 portray the existing centerline profiles of SW Oak Street and SW 90th Avenue. SITE DEVELOPMENT PLAN Sheet C5 describes a site development plan indicating dimensions for clear vision area, access alignment on SW 90th Avenue, site distance provisions, building locations, buffer area and on-site parking along with h street improvements illustrating curb and sidewalk. PRELIMINARY GRADING/EROSION CONTROL PLAN Sheet C6 depicts existing grade contours and proposed finished grades with spot elevations and surface drainage paths and catch basin placement. Sheet C6 also directs the erosion and sedimentation control measures to be implemented prior to and during construction activities. PRELIMINARY STORM DRAINAGE PLAN Sheet C7 characterizes the proposed storm drain infrastructure on SW 90th Avenue and SW Oak Street with accompanying on-site drainage system with water quality and water quantity structures. PRELIMINARY UTILITY PLAN Sheet C8 illustrates the existing and proposed utilities including sanitary sewer and domestic water resources. Improvements for adding a fire hydrant at the new access are also indicated. TREE PRESERVATION/MITIGATION PLAN Sheet C9 features existing trees on the site and indicates trees to be protected and trees slated for removal. LANDSCAPE PLAN Sheet C10 delineates the planned planting plan for street trees along 90th Avenue and Oak Street. On-site landscape improvements are shown indicating placement of trees, shrubs and lawn ground cover. Also, proposed buffering and screening elements are portrayed with elementary details. PUBLIC IMPROVEMENTS/STREET PLAN Sheet C11 depicts plan view and typical cross-section of street improvements to SW 90th Avenue conforming to "Local Residential Street <1500 ADT" with (16) sixteen ft. centerline-to-curb width within a future 54 ft. right-of-way requiring (7) seven ft. dedication. Sheet 11 also reflects improvements along the frontage of SW Oak Street with ( 17) seventeen ft. pavement from centerline- Page 2 of 10 . Ashbrook Townhomes Project 04-220 to-curb within a 62 ft. future right-of-way requiring ( 11 ) eleven ft. dedication. ARCHITECTURAL ELEVATIONS AND FLOOR PLANS Sheet Al through A7 represent the architectural floor plans and elevation views. Sheet Al describes the Unit "A", 16 ft. wide x 28 ft. long floor plan. Sheet A2 depicts the Unit "B", 16 ft. wide x 30 ft. long floor plan. Sheet A3 portrays the front elevations of Units 1 through 9. Sheet A4 shows the front elevations of Units 10 through 19. Sheet A5 shows the rear elevations of Units 1 through 9 while Sheet A6 shows rear elevations of Units 10 through 19. Sheet A7 illustrates the typical north and south side elevations with a unique south elevation on Unit 1 facing Oak Street. CODE CHAPTER RELEVANT CRITERIA Chapter 18.360 SITE DEVELOPMENT REVIEW This Type II application requests a site development review for new construction per TABLE 18.390. 1 "SUMMARY OF PERMITS BY TYPE OF DECISION-MAKING PROCEDURE" with reference to 18.360.090. Additional information with this submittal includes: An Initial Site Assessment addressed to Clean Water Services (CWS) and subsequent Letter of Concurrence/Service Provider Letter from CWS. A Type I Procedure application for reduction in density, in accordance with the provisions of 18.630.020.E. Adjustments to Density Requirements in the Washington Square Regional Center, seeks approval concurrently with this application. An additional Type II Procedure application for administrative variance under 18.370, also accompanying this site design review, is herewith included and seeks relief from the requirements of Chapter 18.795 Visual Clearance Areas. Chapter 18.370 Variances and Adjustments Chapter 18.370 provides standards for granting of variances from code requirements that cause undue restraints on development when it can be demonstrated that the hardship is not self-imposed, will not be detrimental to other policies and standards, and permits reasonable use of the land. As stated above and in conformance with 18.370.C. 1. , a variance, processed as a Type II procedure, is a part of the land use application. The requested variance to exempt the requisite visual clearance area or "vision Cone" as illustrated in Figure 18.795.1, ILLUSTRATION OF VISUAL CLEARANCE REQUIREMENTS, is proper based on 18.370.010.C.2 . , wherein: a. The variance will not be detrimental to any other policies or standards. . . The "vision cone" as shown on the proposed site plan is not detrimental to other criteria; in fact, the geometry of the 30 ' wide access with 24 ' wide two-lane pavement meets the sight distance requirements of the driver's 'eye 15 ft. from back of curb and a line of sight 250' ( 10 x 25 mph posted speed) to the north and the south. b. There are special circumstances. . .peculiar to the lot. . . " No exception is made in the Visual Clearance Areas Chapter 18.795 for design criteria in Chapter 18.630 Washington Square Regional Center Design Standards. Paragraph 18.630.050.2 .a. states. . "Buildings and invest in architecture is most conspicuous when it is visible from the street. The presence of buildings closely sited Page 3 of 10 . Ashbrook Townhomes Project 04-220 at the edge of the right-of-way creates an envelope for the street and a sense of permanence". This is directly challenged by 18.795; a building offset 15 ft. from ROW is required to meet the visual clearance of a 30' wide access with 24 ' driveway. Buildings with 4 ft. offset from ROW would need a 52 feet access to comply. c. . . . "City standards will be maintained. . . " The intersection sight distance requirement for 25 mph will be met. d. . . . "traffic will not adversely be affected. . . " The 250 ' sight distance requirement adequately insures safety for the approaching vehicle (on 90th Ave. ) and the departing vehicle (leaving the driveway) . At 250 ft.+ 25 mph(37 feet/per second) = 6.8 seconds to make safe departure through the intersection area. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. No alternative exists that would allow buildings 4 ft. from property line to maintain a 30 ft. access and comply with 30 ' x 60 ' vision cone. Chapter 18.390 DECISION-MAKING PROCEDURES In accordance with 18.390.040, Type II Procedure, a pre-application conference was held with City of Tigard Planning representatives and Engineering Section personnel on February 10, 2004. As a result of the neighborhood meeting handout, a meeting was conducted at Metzger Elementary School on April 5, 2004 from 6:30pm to 8:30pm with approximately 20 in attendance. This narrative accompanies a completed Land Use Permit Application for Site Development Review and the required fee based on City of Tigard "Fees and Charges Schedule" Site Development Review & Major Modification, effective date 10/29/03, citing $4,494 + 5.00 per 10,000 over 1 million; . Preliminary Engineer's Estimate $1,670,000 1, 000,000 = 670,000 + 10,000 = 67 x $5.00 = $335.00 + $4,494.00 = $4,829.00. In addition, a Special Adjustment, Reduction of minimum density in accordance with 18.630.020 E. Adiustments to Density Requirements in the Washington Square Regional Center, a Type I application will be processed along with the site development proposal with a fee of $210+2 = $105.00 and the Type II for variance with a fee of $477.00+2 = $238.50 for a total fee of $5,172.50. Included in the application package are the required (2 ) two sets pre-stamped and pre-addressed envelopes for all property owners of record within 500 ft. radius of the site and CPO 4B as provided by City of Tigard supplied database. This application includes an Impact Study under separate cover addressing the elements defined in 18.390.040.A. (e) . This paragraph shall serve as notification of concurrence with the requirements to dedicate (7) seven feet of right-of-way on SW 90th Avenue to provide 27 ft. ultimate row width and ( 11 ) feet of dedication on SW Oak Street to provide 31 . ft. of ultimate row width including a compound curve @ new right-of-way comprised of a 139 ft. radius and a 19 ft. radius curve at the return. Page 4 of 10 Ashbrook Townhomes Project 04-220 Chapter 18.520 COMMERCIAL ZONING DISTRICTS • The proposed 19 unit multi-family' project maintains the purpose of the Commercial Zoning District to ensure more opportunities for mixed use, including residential in new and re-developing commercial areas. Adhering to 18.520.020. (G) MUE-1 and MUE-2 : Mixed Use Employment Districts. and TABLE 18.520. 1, USE TABLE: COMMERCIAL ZONES, this project is a permitted use in an MUE-1 zone subject to special development standards contained in Section 18.520.050.0 and Chapter 18.630 WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS. Chapter 18.630 WASHINGTON SQUARE REGIONAL CENTER DESIGN STANDARDS The application meets the development standards of 18.630.020 without requesting phasing of development. Accompanying this application, a Type I application requests an adjustment to density requirements per 18.630.020.E. Adjustments to Density Requirements in the Washington Square Regional Center allowing up to a 25% reduction of the minimum density original requirements if the development meets the intended purpose and the approval criteria are met as follows: a. Granting the approval will better meet the purpose of the regulation by allowing a smaller multi-family development near single-family detached residences. b. The proposal will be consistent with the distinct characteristics and function of Washington Square Regional Center Study District C: Lincoln Center-Ash Creek area and the particular goal to protect the Metzger neighborhood from the impacts of increased traffic. c. With a single adjustment request, the project will be consistent with the overall purpose of the commercial zone. d. The impact resulting from the adjustment is mitigated by increasing the density reduction from 17 units to 19 units. See CODE CHAPTER RELEVANT CRITERIA paragraph 18.715 DENSITY COMPUTATIONS , page 6 of this narrative, for density calculations. No petition for modification to dimensional or minimum density requirements based on Riparian Setbacks is desired in this application. An NPDES 1200-C permit (disturbed area is less than 1 acre) is not required nor is approval from Federal Endangered Species Act, NMFS, or Joint 401/404-Division of State Lands compulsory. Application of pre-existing housing units is not requested in this narrative as the existing dwelling is scheduled for demolition. In response to 18.630.040 Street Connectivity, this proposal will address the Demonstration of standards by electing the "Design Option" preference exhibiting ( l.a. ) Local street spacing at 447 feet between Oak Street and the 16 ft. wide public access along the north property line of the site and ( 1 .b. ) Bike and pedestrian connections provided with installation of a 5 ft. wide sidewalk along the frontage of SW 90th Avenue. An 8 ft. wide sidewalk be provided along the frontage of SW Oak Street with a 6 ft. bike lane. 'As defined in Code Chapter 18.120.030(62)c. "Apartment" or "Multiple-family dwelling" Page 5 of 10 Ashbrook Townhomes Project 04-220 In response to 18.630.050 Site Design Standards, this development meets the following site design standards: 1 . Building placement on Major and Minor Arterials. Not applicable - 90th Avenue and Oak Street are not arterials. 2 . Building setback. Per Table 18.520.2, 0 ft. from public street right-of-way required; building placement shall be 4 ft. from row. 3. Front yard setback design. With setback of 4 ft. , landscaping will be provided to an L-1 standard on the public street between porches. 4 . Walkway connection to building entrance. A 6 ft. wide scored concrete walkway will be provided at each building entrance to the public sidewalk. 5. Parking location and landscape design. Parking will be in the rear of buildings; interior side and rear yard landscaping conforms to L-2 landscape standard. 18.630.060 Building Design Standards. This project complies with the following design standards. 1. Ground floor windows. "All street facing elevations along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. " Measured three ft. above grade to nine ft. above grade x sixteen ft. wide, the 96 sq. ft. wall area reveals 54 sq. ft. of window/door openings with 23 sq. ft. of glazing and 21 sq. ft. of door opening. The street elevations of the proposed units achieve a 55% glazing/door opening coverage. 2. Building facades. The building elevations facing street frontage include variations of rich textures and materials and incorporate off-sets and projections. The longest facade is 80 ft. wide x 34 '-71/2" high. 3. Weather protection. Weather canopies over each doorway provide a warm and inviting feeling to the individual units. These canopies vary from shed roof to gable roof lines over a 6 ft. wide x 4 ft. deep porch. Each canopy will project 211 ft. from the building plane. 4 . Building Materials. Exterior finish materials include hardie-board lap siding, stucco board, board and batten and hardie-board shingles with brick/stone wainscot. Trim detail include 2x12 rough sawn painted belly bands and shutters alternating every other unit with wood dentil trim employed on some units. Round and rectangular vents are featured throughout the front elevations including planter boxes varying between upper and lower floors. 5. Roofs and roof lines. Roof material shall be 30-yr architectural composition shingles. Roof lines will alternate between gable and hip roofs with crickets between the larger roof lines. 6. Roof-mounted equipment. No roof-mounted equipment is utilized. 18.630.070 Signs Page 6 of 10 . Ashbrook Townhomes Project 04-220 In accordance with Section 18.780. 130.B, if this residential project elects to install an identification monument, the sign face will not exceed (32 ) thirty- two square feet. 18.630.090 Landscaping and Screening This application recognizes the two levels of landscaping and screening minimum standards defined in the L-1 Low Screen with plantings provided within parking lots and along rights-of-way of 90th Avenue and Oak Street. In addition, per L-2 General Landscaping, minimum 21" caliper trees will be placed at maximum 28 ft. spacing throughout the site. 18.630. 100 Street and Accessway Standards The Washington Square Regional Center Study, Part 6. Transportation System Plan depicts the "Recommended Roadway Functional Classification" map which indicates SW Oak Street as a minor collector. The Washington Square Regional center Implementation, Summary Report: Conclusions and Recommendations, dated June 29, 2001 recommends a two-lane section with parking, bike lanes and sidewalk between SW Hall Blvd. And SW Lincoln Street. The Oak Street 1-street improvements proposed in this application conform to the recommendations. 18.630.110 Design Evaluation The provisions of 18.620.090 Design Evaluation, a part of the Tigard Trangle Design Standards, applies within the Washington Square Regional Center. However, this application does not propose an adjustment or variance to the standards. Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION The preliminary design of the site conforms to all aspects of 18.705.030 General Provisions. The site plan fulfills the access plan requirements by displaying access to a public local street , egress and circulation of traffic to rear garages and on-site parking spaces requiring no backward movement onto the street. Access Management Report - The single driveway access for this project provides adequate sight distance as indicated on the site plan with the driver's eye offset 15 feet behind curb and line-of-sight at 250 feet (25 m.p.h. design speed x 10) . The 30 ft. length of the accessway provides adequate stacking. Influence area of intersection - The minimum driveway setback from a collector is 150 ft. measured from the right-of-way line. The driveway for this project is 303 ft. measured from the nearest edge of the entrance along the right-of- way line to the mid-point of the intersection radius. In conformance with TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTI- FAMILY RESIDENTIAL USE, the geometry of the 19-unit project access is 30 feet wide, 24 ft. two-way driveway with curbs and 5 ft. sidewalk. The paved access extends to the rear of all rear entrance single-car garages and the layout provides a natural hammerhead for turning of fire apparatus. Chapter 18.715 DENSITY COMPUTATIONS Net development area - The gross area of the site is 32,680.78 square feet or 0.75 acres. No sensitive land areas or buffers exist (See Clean Water Services letter of concurrence, a part of this application) and no subtraction is taken. Page 7 of 10 .kshbrook Townhomes Project 04-220 Land dedication for public right-of-way has been determined, by using computer- aided drafting "area" command, as 4,472.78 square feet or 0. 10 acres. Land proposed for private street or access is 7,912 square feet or 0. 18 acres. Net development area is therefore calculated as 0.75 acres minus 0. 10 acres and 0 . 18 acres equals 0.47 acres (0.75-0.28 = 0.47) . Calculating the Minimum Residential Density per TABLE 18.520.2 for MUE-1, 50 units/acre; 50 x 0.47 equals 23 .5 units. Implementing 18.630.020.E. Adjustments to Density Requirements in the Washington Square Regional Center the minimum density may be reduced up to (25%) twenty-five percent if approval criteria are met. Applying the 25% reduction, the minimum density becomes 23.5 units x .75 = 17 .6 or 17 units allowed. The development proposes 19 units. Chapter 18.720 Design Compatibility Standards The provisions of Chapter 18.720 apply to multi-family projects when abutting detached single-family districts. This project does not abut property zoned for detached single-family. The properties to the east and directly north are zoned MUR-1, high density mixes-use residential 50 units/acre. Properties to the south and west are within the same MUE-1 zoning district as the project. The R-5 single-family residential district beginning with Tax Lot 1002 located 116 feet north of the project is outside the envelope affecting building height. Chapter 18.725 Environmental Performance Standards No activity associated with this multi-family development will compromise the performance standards for noise, visible emissions, vibrations, discernable heat emissions, glare or odors. All units will maintain individual waste containers stored in garages to mitigate insect and rodent concerns. Chapter 18.745 Landscaping and Screening Home Owners through the conditions, covenants and restrictions will be held responsible for the maintenance and appearance of all landscaping and screening including street trees and ground cover. Protection of existing vegetation is not compatible with the requirements for dedication and building/parking needs. Street trees will be Japanese Snowbell (Styrax japonicus) chosen for their small height, 25 ' to 30 ' , and non-aggressive roots. The trees will be planted in the 5 ft. planter strips at 20 ft. spacing conforming to the requirements of 745.040 for spacing and size. Buffering and screening will be provided along the east property line in accordance with TABLE 18.745. 1 BUFFER MATRIX "C" for Existing/Abutting Use Multi-family, 5+ units and Proposed Use Mixed Use Employment. TABLE 18.745.2 BUFFER COMBINATIONS FOR LANDSCAPING AND SCREENING defines category "C" options: C1-10 ' width w/ trees/shrubs/hedges; C2-8 ' width w/ trees /shrubs/fence (5 ' high) ; and C3-6 ' width w/ trees/shrubs/6' wall. As shown on the plans, buffer width varies, from 6 ' with wall across from units 1 through 9 to facilitate vehicle turning movements, to 8 ' wide with 5' fence from units 10 through 19. Screening and landscaping will also be provided for parking areas as demonstrated on the landscaping plan. In accordance with Table 18.520.2, Commercial Development Standards, Minimum landscape requirement is 15%. As Page 8 of 10 Ashbrook Townhomes Project 04-220 confirmed in the attached "Landscape Calculation Exhibit", 21 .5% on-site • landscaping will be achieved. Chapter 18.755 Mixed Solid Waste and Recyclable Storage The project is served by Waste Management, Inc. The project intends to demonstrate compliance with the "franchised hauler review and sign-off method" due to the legal condominium status of the building units; mixing or combining the waste in central storage containers is not preferred. A letter of service from the provider is included in this application which states that Waste Management will provide rollcarts, kept in the individual garages, enabling residents to roll the waste containers out to the curb for refuse removal on a weekly basis. Chapter 18.765 Off-Street Parking and Loading Requirements The proposed asphalt parking layout conforms to 18.765.030 General Provisions and Table 18.765.2 Minimum and Maximum Required Off-street Vehicle Parking Requirements. Minimum parking space count, relevant to this all two-bedroom 19 unit multi-family development, is 1.5 spaces per dwelling unit for a total of 1 .5 x 19 = 28 .5 or 29 spaces. Each unit includes a single car garage for a total of 19 spaces. The remaining required 10 on-site spaces comply with Figure 18.765. 1 OFF-STREET SURFACE PARKING MATRIX dimensions for 90° angle parking. Three spaces are standard size 81'x 18h' and seven spaces are compact size 71'x 161' (24% of total) , fulfilling the (29) twenty-nine space minimum requirement. Additionally, (4) four compact spaces are provided for guest parking. Bicycle hooks will be provided in each garage fulfilling the requirements of 18.765.050 Bicycle Parking Design Standards. Chapter 18.775 Sensitive Lands This development requires a Stormwater Connection Permit to comply with Clean Water Services (CWS) Ordinance 04-9 and Tigard Municipal Code 18.775.020 As part of CWS's Water Quality Regulations Permitting Process, Step 1 requires a Pre-Screening Determination. On March 23, 2004 CWS performed a Sensitive Area Pre-Screening Site Assessment and determined that sensitive areas potentially exist within 200 feet of the proposed site. As a result of the Pre-screening determination, CWS instructs the applicant to, Step 2, conduct an initial site assessment and complete the Sensitive Area Certification form. Step 2(b) directs that if no sensitive areas exist, submit supporting documentation (see enclosed copies of submittal, attached and made a part of this application) . As a result, CWS concurs and has determined that no jurisdictional sensitive areas exist on or within 200 feet of the site. (see attached documents) . Chapter 18.790 Tree Removal The tree preservation/mitigation plan identifies all trees on the site. All trees on-site will be removed to allow for street improvements and development. Chapter 18.795 Visual Clearance Areas The visual clearance standard for this project is defined in 18.795.040.B. Non-arterial streets for a non-arterial street and a driveway >24 feet wide. The visual clearance required is a triangle with 30 ' legs measured along the right-of-way line and the access centerline on either side of the entrance. As indicated on the site plan, this project can not achieve this standard without Page 9 of 10 _ .Ashbrook Townhomes Project 04-220 eliminating buildings 14 and 15 thereby reducing the project to less than optimum density. Due to the inability to re-site the buildings to conform to the visual clearance standard, a Type II application for administrative variance allowed under 18.370 accompanies this application. Chapter 18.810 Street and Utility Improvement Standards This application conforms to all aspects and elements contained within 18.810 and adheres to requirements to provide improvements along the frontage of SW 90th Avenue and SW Oak Street to public standards. To achieve relief to the intersection alignment at 90th and Oak, a 25 L.F. centerline tangent length at 75 degrees from Oak Street centerline will arc at a 166 ft. radius to intersect the centerline of 90th Avenue as displayed on the plans. A 20 ft. corner radius is established along the right-of-way lines of the acute angle. Upon completion of street improvements, the developer's licensed professional surveyor will install monuments establishing points of intersection, points of curvature and points of tangency on street centerlines and rights-of-way. A 5 ft. wide concrete sidewalk with 5 ft. street tree planter will be installed along the front of SW 90th Avenue and will transition into a corner wheelchair ramp, per dwg. 128, and transition out with an 8 ft. sidewalk along the frontage of SW Oak Street. A standard 24 ft. wide driveway approach, per dwg. 141, will provide a single access to the development. The developer will bear the cost of City installed signage. The improvements for this development include installing a storm drain infrastructure on the east side of 90th Ave. and the north side of Oak St. Private on-site storm water improvements will conform to the Oregon Plumbing Specialty Code and flow to approved storm water quality and storm water quantity facilities prior to draining to a public drainage system. Adequate sanitary sewer and water mains exist and will not be modified other than installing a fire hydrant at the entrance to the site. Upon completion of building sewer installation and water corporation stops, an overlay will be provided for 90th Avenue (8) eight feet beyond centerline to mitigate unsightly asphalt trench patching. A (6) six ft. utility easement will not be described along the interior side of the right-of-way. Franchise utilities will be required to underground services near or under the public sidewalk. The developer will elect to pay a fee in-lieu of undergrounding overhead utility lines. Cluster mailboxes will be installed as directed by the Tigard Post Office. END OF NARRATIVE Page 10 of 10 InpacJ Shcter1n7L J2K Eng_ .eering, Inc . ` 4660 NE Belknap Court, Suite 115 Hillsboro, Oregon 97124-8402 (503) 640-6808 FAX (503) 693-9738 www.j2keng.com May 10, 2004 Page 1 of 3 IMPACT STUDY for "ASHBROOK TOWNHOMES" 19 UNIT CONDOMINIUMS 8995 S .W. OAK STREET TIGARD, OREGON 97223 Job No. : 04-022 INTRODUCTION The proposed site is a 32,690 s.f. (0.75-acre) parcel located at the northeast corner of S.W. Oak Street and S.W. 90th Avenue within the city limits of Tigard Oregon. The parcel is further identified on Washington County Tax Map 1S1 35AA as Tax Lot 04200, Tax Account R271477 addressed as 8995 S.W. Oak Street. The subject property is located just south of Metzger Elementary School within the Metzger-Ashbrook Farm Lot 10 area, situated at the northeast corner of the intersection of SW 90th Avenue, a 24 ft. wide paved 2 lane local street without curbs and SW Oak Street, a 26 ft. wide two-lane collector without curbs. The parcel is bordered on the north by a gravel access way within a 16 ft. public right-of-way serving three lots in the MUR-1 zoning district. The abandoned Oregon Electric Railway right-of-way borders the property's east property line. The old railway right-of- way has since become a part of Tax Lot 3902 and lies within the MUR-1 zoning district. A Type II Site Development Review application has been submitted proposing to build (19) nineteen 3-story attached multi-family condominium units, with rear garage, a permitted use. The application also proposes to provide 1 street improvements along the frontage of SW 90th Avenue and SW Oak Street. IMPACT OF DEVELOPMENT Transportation system The Washington Square Regional Center Implementation Summary Report: Conclusions and Recommendations, dated June 29, 2003 addressed traffic related improvements in the vicinity of this project. Also, the Transportation System Plan identifies future improvements to SW Locust Street (three lane with parking, bike lanes, sidewalks) and SW Oak Street (two lanes with parking, bike lanes, sidewalk) . The proposed development would facilitate the TSP's upgrade by dedicating right-of- way and making improvements to Oak Street. Providing 1 street improvements to SW 90th Avenue and dedicating 7 'of right-of-way will improve intersection sight distance. The project is within TriMet boundary. No bus routes are available along Oak Street or 90Th Avenue. The closest service is Line 43 at SW Locust and Hall blvd. 0.33 mi. Line 76 & 78 service is 0.58 mi. at Greenburg Road and Washington Square. The TSP identifies Oak Street and 90th Avenue as alternative bike routes. Drainage System 'Presently storm water runoff along the east side of SW 90th Avenue and both sides of SW Oak Street is overland sheetflow without benefit of inlets and drainage infrastructure. As drainage becomes concentrated, it flows to an unnamed drainageway in the old railroad parcel southwesterly 900 feet to Ash Creek. Using a hydrograph analysis method, the runoff from the pre-developed site was 0.47 cubic feet per second; the post developed runoff is calculated as 0.61 cfs. When new impervious surface exceeds 5,000 square feet detention is required to pre-development release levels as will be implemented with this storm drain design creating no downstream impact. Sewer System An existing 8-inch sanitary sewer with a terminus in front of 10435 SW 90th Avenue flowing southwesterly and an 8-inch sewer flowing east through the 16 ft. right-of way/gravel access will provide service to this development. Both sewers have a capacity of 415 gpm (based on Manning's formula for Slope = 0.50%) . The impact on peak demand flow for this 19-unit multi-family project (100 gal/per day x 2 .5 persons/per unit x 1.5 peak factor = 375 gal/per day = 1,440) = 0.26 gal/per minute. Water System The TVWD maintains a 6" and a 16" ductile iron water main on SW 90th Avenue and a 16" water main on SW Oak Street. The proposed development will tap the 6" main on 90th Avenue for domestic water needs and extend a 6" water line to the entrance of the project for ( 1) one added fire hydrant. Impact for domestic water use based on gallons per capita/per day yields (2 .5 persons @ 70 gal/per day') 175 gal x 19 = 3,325 gpd. School District The project is served by The Tigard-Tualatin School District. Student residents of this development will attend Metzger Elementary School, with a school enrollment of 651 students, located at 10255 SW 90th Avenue, 500 feet north of the site and Fowler Middle School, with 940 students located at 10865 SW Walnut Street. High Schoolers will attend Tigard High School, located at 9000 SW Durham Road with over 2, 000 students. Projected impact will be 9 students; 5 elementary, 4 middle school, 1 high school. Garbage The project is serviced by Waste Management. Parks Englewood Park is located south of Scholls Ferry Road at SW Springwood Drive. Metzger Park, located at 8400 SW Hemlock Street, is a seven-acre fully accessible park with a variety of outdoor play equipment and indoor rental facility for weddings, parties, memorials and meetings. Environmental Impact A traffic count conducted on behalf of this project was conducted Tuesday and Wednesday May 4th and 5th 2004 . Vehicle trips for Tuesday were 440; trips for 1 American Water Works Association "Principals and Practices of Water Supply Operations, 1980 Page 2 of 3 Wednesday were 460. Ninety-two added vehicle trips' per day for 19-unit condominium multi-family will equal 552 trips per day. Ambient noise level for multi-family units are estimated to be below single-family noise levels due to closer proximity of neighbors and less yard maintenance tools (mowers, trimmers, etc. ) Point source pollutants from driveway and parking areas will be intercepted by oil trap catch basins and a proprietary water quality feature. CONCURRENCE WITH DEDICATION The applicant concurs with the dedication recommendations set forth in the pre- application conference notes and submits preliminary design with (7) seven feet of right-of-way dedication along the frontage of SW 90th Avenue and ( 11 ) eleven feet of right-of-way dedication along the frontage of SW Oak Street. 2 Site Impact Traffic Evaluation Handbook, US Govt. Printing Office, 1985 Page 3 of 3 rctice &perf ASHBROOK CONDOMINIUMS 8995 S.W. OAK STREET TIGARD, OREGON 97223 PRELIMINARY STORMDRAIN REPORT JUNE 25, 2004 Presented to: CITY OF TIGARD PLANNING DIVISION 13125 S.W. HALL BOULEVARD TIGARD, OREGON 97223 Prepared by: J2K ENGINEERING, INC. 4660 S.W. BELKNAP CT. STE. 115 Contact: Kevin Clemo, P.E. or Vic Accomando, P.E. Phone: (503) 640-6808 Fax: (503) 693-9738 . A. PROJECT OVERVIEW 1. Project Description: The proposed site is 32,690 S.F. (0.75-acre) parcel located at the northeast corner of S.W. Oak Street and S.W. 90th Avenue within the city limits of Tigard, Oregon. The parcel is further identified on Washington County Tax Map 1S1 35AA as Tax Lot 04200, Tax Account R271477, addressed as 8995 S.W. Oak Street. The project is a 0.47-acre parcel (after 4,473 Sq. Ft. street dedication) proposing to build (19) nineteen 3-story attached multi-family condominium units with a single 30 ft. access with rear garages and paved parking/access. 2. Drainage Basin Information: The project is situated on the east side of SW 90th Avenue at the 180 elevation contour (See vicinity map, page 7) which is adjacent to the headwaters of an unnamed drainage way leading to Ash Creek. Runoff from the site sheetflows into the well-defined ditch which flows southwesterly to an 15" dia. culvert (invert elevation = 173.3 at Slope = 1.32% under SW Oak Street) installed in November 1994. The ditch flows approximately 850 ft. to Ash creek, at confluence elevation 157.7. The area described, illustrated on the Fema Flood Insurance Rate Map (FIRM) Community Panel Number 410238 0509 B (See page 8), is identified as Zone "C", an area of minimal flooding. Clean Water Services has determined that the ditch is not a sensitive area in response to the "Initial Site Assessment" (See attachment). 3. Existing Site Specific Drainage Information: SW Oak Street, fronting the project, is presently a rural 2-lane pavement section with well defined ditches on each side. SW 90`h Avenue is also a 2-lane rural pavement section with a storm drain infrastructure, with catch basins, on the west side of street. The east side does not have a drainage system and runoff occurs by sheetflow across the site. The current parcel , prior to street dedication, is 32,680 sq. ft. or 0.75 acres. Existing impervious surfaces are comprised of 2,186 sq. ft. roof area and 936 sq. ft. gravel driveway area totaling 3,122 sq. ft. or 0.07 acres. Improvements will create an additional 13,165 sq. ft. including new roof and paving areas for a total of 18,163 sq. ft. or 0.42 acres. Proposed landscape area is Ash brook Condominiums 2 Project No. 04-022 June 25, 2004 . • 6,797 sq. ft. (0.16 acre) or 24.5% of net parcel area of 28,208 sq. ft. (0.65 acre) after dedicating right-of-way on Oak Street and 90th Avenue. 4. Proposed On-site Drainage System: The storm drainage system for the multi-family site will be designed in accordance with Clean Water Services Design and Construction Standards for Sanitary Sewer and Surface Water Management, February 2000. a. Drainage design - All roof drains and parking lot runoff will be collected and conveyed by underground storm drain lines to the oversized 18" diameter detention pipe flowing to a controlled release rate manhole. The flow continues to a proprietary two-cartridge stormfilter catch basin providing storm water quality. b. Hydrology and hydraulics - The surface water runoff quantity and characteristics were analyzed using the hydrograph method. The "HYD" computer program (developed by King County, Washington and described in their January 1990 Surface Water Design Manual) was used to generate, add and route hydrographs. A 24-hour, standard SCS Type IA rainfall distribution design storm was used to generate the hydrographs. Runoff parameters - The soil type and land use were evaluated to determine the curve number, per the SCS soil-cover complex method. The Washington County Soil Survey indicates soils within the project are the Huberly series , hydrologic Group D (See page 9 and 10). The curve number (used in the HYD program) or CN value for existing short grasses was set at CN 92. The CN value for developed was set at open spaces/lawns CN 90 and impervious surfaces CN 98. Travel Time and Time of Concentration — The time of concentration, Tc, was evaluated for runoff to travel from the hydraulically most distant point in the sub-basin to it's corresponding catch basin at the end of it's basin. Time of concentration was calculated by adding all of the travel times, TT, for consecutive flow segments throughout the sub- basin. The travel times were estimated as overland sheet flow, Tsn,, shallow concentrated flow, T„, and open channel flow, Tchan. Sheet flow travel time was calculated for each initial flow segment, for a length up to 300 feet, using Manning's Kinetic Solution: 0.42(n a.'Tshr — (Pi l to s r(so)0.4 (EQUATION C-1) Where: Ash brook Condominiums 3 Project No. 04-022 June 25, 2004 I . • I ns= sheet flow Manning's effective roughness coefficient; 0.011 for smooth surfaces, asphalt, gravel; 0.15 for lawns L= flow path length (feet) P2= 2-year, 24-hour rainfall = 2.5 inches So= land slope (ft./ft.) After the first 300 feet of sheet flow, it is assumed that shallow concentrated flow exists. Shallow concentrated flow travel time, T50, is dependent on the average velocity, V: V = ks So (EQUATION C-2) L (EQUATION C-3) TS` __ 60V Where: ks= time of concentration velocity factor (ft/s) so= slope of flow path (ft./ft.) L = length of flow path (ft) Travel time for open channel flow, Tan, was calculated from the average velocity, Vchan, equation: Vchan kc = (EQUATION C-4) so Tchan L`han (EQUATION C-5) 60Vchan Where: ko = time of concentration velocity factor (ft/s) so: = slope of flow path (ft./ft.) Lchan = length of flow path (ft) Conveyance system design - The conveyance system was designed to convey and contain at least the peak runoff for the 25-year, 24-hour storm with a total Precipitation of 3.9 inches. Ashbrook Condominiums 4 Project No. 04-022 June 25, 2004 t . • II I Design peak flows obtained from runoff hydrographs for each sub-basin were used to size storm drain laterals. Manning's equation was used to calculate the "Maximum Flow" rate for each pipe run, based on the proposed pipe slope and geometry (see Equation D-1 1.49 z Q = AR'kSo)2 (EQUATION D-1) Where: Q = Peak flow (cfs) n = manning's roughness coefficient A = cross-sectional area of pipe (sf.) R= Hydraulic radius (ft.) So= slope of the energy grade line (ft./ft.) The design velocities in each pipe have a minimum value of 3.0 fps. A Manning's roughness coefficient of 0.012 for PVC pipe was used in the conveyance calculation. 5. Developed Runoff Developed runoff was computed by calculating overland flow from the landscaped yards, 6,797 total square footage, and combining flow from the impervious area for roof, driveway and concrete walks areas totaling 21,285 square feet. Results are tabulated in the attached hydrograph printouts (page 11 and 12) and portray a 25-year pre- developed runoff of 0.35 cu. ft. per second (cfs) and 25-year post-developed rate of 0.60 cfs. 6. Detention The hydrographs were routed through an 18 inch diameter pipe, 350 feet in length, to create a detention facility. With post developed inflow, required storage volume is 426 cubic feet, as illustrated on page 13, resulting in 241 linear feet of 18" pipe (18" diameter = 1.767 area in square feet = 426/1.767 = 241 L.F. ) Providing for a 1.5 safety factor, 426 x 1.5 = 639 c.f. Therefore 350 L.F. x 1.767 = 618 c.f. (OK) 7. Water Quality Ashbrook Condominiums 5 Project No. 04-022 June 25,2004 i . 4 • I Water quality requirements are provided according to CWS Appendix B:Water Quality & Quantity Facility Design, 3.2 Proprietary Pre-treatment Devices and sized in accordance with the manufacturer's recommendations recognizing minimum treatment flow as: Water quality volume (cf) = 0.36(in) x area (sf) 12 (in/ft) = 0.36 X 21,285/12 = 638.55 Water quality flow (cfs) = Water quality volume (638.55 cf) 14,400 Seconds = 0.0443 CFS END OF REPORT Ashbrook Condominiums 6 Project No. 04-022 June 25,2004 Clean 14/a-fer Services J2K Engi._ ,ering, Inc . 4660 NE Belknap Court, Suite 115 Hillsboro, Oregon 97124-8402 (503) 640-6808 FAX (503) 693-9738 www.j2keng.com April 9, 2004 Page 1 of 2 WATER QUALITY SENSITIVE AREA INITIAL SITE ASSESSMENT for "ASHBROOK TOWNHOMES" 19 UNIT CONDOMINIUMS 8995 S .W. OAK STREET TIGARD, OREGON 97223 Job No. : 04-022 INTRODUCTION The proposed site is a 32,690 s.f. (0.75-acre) parcel located at the northeast corner of S.W. Oak Street and S.W. 90th Avenue within the city limits of Tigard Oregon. The parcel is further identified on Washington County Tax Map 1S1 35AA as Tax Lot 04200, Tax Account R271477 addressed as 8995 S.W. Oak Street. The existing use of the parcel is a residential lot with a 1,292 s.f. single-family dwelling built in 1900 serviced with public water and sewer. This project proposes to build (19) nineteen 3-story attached multi-family condominium units, a permitted use. With a single shared access on S.W. 90th Avenue, half-street improvements will be provided on 90th Avenue and Oak Street. EXISTING SITE CONDITIONS ANALYSIS The subject property is located just south of Metzger Elementary School within the Metzger-Ashbrook Farm Lot 10 area, situated at the northeast corner of the intersection of SW 90th Avenue and SW Oak Street. The parcel is bordered on the north by a gravel access way within a 16 ft. public right-of-way serving three lots. Its angular skew shape (approximately 52° south to west) is attributed to the old Oregon Electric Railway right-of-way bordering the property's east property line. In 1941, the trackage from Garden Home into Portland was abandoned; in 1942 the tracks were eliminated. The old railway right-of-way has since become a part of Tax Lot 3902 and a ditch now traverses down the center of the 50 ft. wide parcel to drain a ponding problem at 10370 SW 90th Avenue (Tax Lot 1S135AA01100) . A developed (12) twelve inch diameter storm drain infrastructure with (5) five catch basins spaced along the west side of SW 90th Avenue drains the Metzger School property and the (4) four parcels on the west side of SW 90th Avenue (Tax Map 1S1 35AB Lots 3201, 3202, 3203 and 3205) . SENSITIVE AREA PRE-SCREENING SITE ASSESSMENT On March 17, 2004 a completed pre-screening form was submitted for this project. On March 23, 2004 Clean Water Services determined that sensitive areas do potentially exist on or within 200 ft. of the site, File Number 2770, (See exhibit A-1) and furnished a map depicting shaded areas indicating sensitive area overlay (See exhibit A-2 ) . Clean Water Services has identified another drainage way traversing southerly along the west property line of 9025 SW Oak Street (Tax Lot 1S135AB03200) . Ashbrook Townhomes • Project 04-022 INITIAL SITE ASSESSMENT In accordance with the Water Quality Regulations Permitting Process summary, an investigation was performed to determine if intermittent or perennial streams do exist as asserted or if slopes in excess of 25% are present. The analysis included site reconnaissance of all areas within 200 ft. of the project, depicted drainage ways, interviews with land owners and examination of topographical maps and photographic aerials (See exhibit B) . Actual field observations disclosed that no drainage way exists along the property line of Tax Lot 3200. An inspection of the ditch along Oak Street, at a point that would distinguish the confluence of a stream, detected a 6 inch concrete drain tile from the north that is sediment-packed to the springline of the tile. Possibly, a swale or ditch existed decades ago but the area has been filled and the present flat grade lawn lends no evidence of a former drainage path. Additionally, an analysis of the topo map, Quarter Section 4120 (See exhibit C) , defines the drainage basin as 8. 16 acres', less than the 10 acres or greater defining a sensitive area. A well defined ditch does exist within the old Oregon Electric right-of-way, now a part of Tax Lot 3902, and required a more in-depth analysis. The owner of Tax Lot 3902 provided the information that the ditch flows intermittently throughout the winter and spring. She further stated that the ditch is dry during the July to September period. Turning to the topo map, Qtr Sec 4120 (Exhibit C) , the basin drains 6.18 acres' and therefore precludes the ditch from sensitive area criteria. Next, it was necessary to determine if 25% or greater slopes exist. Using the methodology articulated in Chapter 3, Figure 3.2, a 50 ft. horizontal measurement divided into the vertical difference (contour elevation @ 50 '=181; ditch elevation=176) of 5 ft. times 100 for a resultant slope of 10%. Finally, City of Tigard and Clean Water Services resources indicate that no 100 year floodplains or wetlands exist within the investigation area. CONCLUSION No Water Quality Sensitive Areas exist on or within 200 ft. of the site. END OF ASSESSMENT 'Area determined by inserting image into cad, scaling the topo to 1:1 and drawing a polyline around the boundary of the basin then using the "area" command. 2 RECE in MAR252004 dZ770 File Number CleanWater Services Our commitment is clear. Sensitive Areas Certification Form Property Owner Name MA-TR./x 06 Vec_oPmE4T ColePo,e✓Arion! Address f275 S Siv ee9' 4✓6 at-/oo City/State/�p titer-LAW, C,Q 97zz 3 Telephone Fax -So so 6 xr- ?loin 503- 518- 89,00 E-mail r o f h c r f,r d @ I el e,n el heme . ocm Authorized Agent Name Vl e ACC--oManrtC - .liK EA.lc/N-GE-R/NG, bt/c. Address 44410 AiE 3&1xN4 P Cr i t5 City/State/Zip hf 1 c_c,S 3o�eo, ocz 9 7,z4 Telephone Fax 505 - l04o - &,go g 503- b93 - X173 8 E-mail Gh 2 �a l2.,Ac a ng COrYI Project Location Street, road,or other descriptive location 2Sq 5 S vet Om< �T.) T k 4 4) , oA? 97zz 3 Legal Description: Quarter Section 35 Township / Range/ In or near(city or town) County Tax Map# Tax Lot# rtc�,zo wa�w Jo I Si 3544 4z.00 Waterway River Mile N1Q Latitude Longitude Adjacent Property Information: Street,road,or other descriptive location S q-/ Si() CAW cow Legal Description: Quarter 4t 7-0 Section 3$ Township /S Range / 14/ In or near(city or town) County Tax Map# Tax Lot# TI&4,e w ,J-,A) 'J I5 ' 3544 39Qz Waterway River Mile Latitude Longitude 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Phone:(503)846-3553•Fax:(503)846-3525•www.cleanwaterservices.org File Number An on-site, water-quality-sensitive area reconnaissance was completed on: Date By Title Company /L 1, 7-00 c,L VVC. AGORA/ A RE, ..12 c ENE,/Nrteh/6 A. Existence of Water-Quality-Sensitive Areas As defined in the District's Design and,ConstructionStandards,water-quality,sensitave areas: ❑ do ❑ do not exist on site (check appropriate box). ❑ do ❑ do not exist within 200'on adjacent properties, or❑ unable to evaluate adjacent property(check appropriate box). • If water-quality-sensitive areas exist, complete Section B below. • If water-quality-sensitive areas do not exist, skip Section B, sign this form and submit to the District with plan approval package. B. Types of Water-Quality-Sensitive Areas The type(s)of water-quality-sensitive area(s)that occur on site or within 200 ft on adjacent properties are-(check'all that apply): ❑wetland(s) ❑ spring(s) ,❑ intermittent stream(s) El perennial,stream(s) ❑ ponds Sign this form and submit to the District with plan approval package and one (1)copy of the Natural Resources Assessment Report.(information available through the District). • The Natural Resources Assessment Report includes: • • • Wetland Delineation Report per DSL/Corps reporting requirements (if wetlands present). • Rapid Stream Assessment Technique Form and maps or'other District-approved assessment (if construction or discharge is proposed into, through, or across an intermittent or perennial streams). • Vegetated:corridor documentation, including a base map and photographs showing the surveyed Ideation of all'sensitive'areas, vegetated corridor's, and vegetated corridor condition. • I certify that I am familiar with the information contained in this document, and to the best of my knowledge and belief, this information is true, complete, and accurate. Property Owner: (A fL el rd ea, VtiQA of r Print/Type Name Print/Type Title - 4:2-4,1/4/41(0-al— 49c/ Signatd.re Date 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Phone:(503)846-3553•Fax:(503)846-3525•www.cleanwaterservices.org t RECEIVED MAR 2 51004 MAR 1 7 2004 File Number g 7 CleanWater' Services ._._ . Our commitment is clear. `z'SenstfveArea` re- creening Site Assessment Jurisdiction eJry of r(e_o ez, Date 3 -(7-Zooms Map & Tax Lot /S/ SS AA 7 4zoo Owner 0025EY WAYNE SwvutT Site Address MS SW CAK Sr vc-Akn R C/ g 7 z 2_3 Contact J ZK O NC—/al Eel Proposed Activity Address Alaimo NE , Lic, P craw/>"'" l S 4.0017- N01,7"--F4u/Li,- Nei-L5/30mo OK 17/z_a- •4-rrAt-He p Phone V'c ACCO oS-610 -4'g t=1.3 t=S•y- So 3 -X13 - 9 7 3 8 Official use only below this line Y N NA Y N NA Sensitive Area Composite Map Stormwater Infrastructure maps ® � r-- Map# /5/GoO ' QS# Locally adopted studies or maps Ri Other Specify Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. l l Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: � , Date: 3/�3/c st Returned to Applicant Mail y( Fax Counter Date 3/,2310 L By e4, 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Phone: (503)846-3553•Fax: (503)846-3525•www.cleanwaterservices.org Ex� t► �,tr a- -I . • _ . 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(I:* . `' �\\ \ ' ! •\ I it-' `�:;l • Gr : �, it 1- i, `__1 /— I. 1000` ! x4.rl ,ia!u: .•........... ...r...�.. "..�+..__.....«. M �.� .. .- .. w. ...... INEI/C'�5iZ I S.P!WNW' 4120 SEC, 111 City of Tigard Topographical Map QS #4120 EXHIBIT C Scale: 111 = 400' RECEIVED NC 1 t 2004 CleanWater Services May 7, 2004 Matrix Development Corporation Attn: Randy Rutherford 12755 SW 69th Ave, #100 Portland, OR 97223 Re: Ashbrook Townhomes, 8995 SW Oak Street, Tigard (CWS file 2770, Tax map 1S135AA, Tax lot 4200) Clean Water Services has reviewed your proposal for the above referenced activity on your site. Staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following the review it appears that sensitive areas do not exist on-site or within 200' from your project. In light of this result, this document will serve as your Service Provider letter as required by Resolution and Order 03-11, Section 3.02.1, and your Stormwater Connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-8681-3648. Sincerely, ce....Aces Colin MacLaren Site Assessment Coordinator c. Vic Accomando, J2K Engineering, Inc. E:\Development Svcs\SP 00-71Concurrence Letters\I S 135AA04200 Concur with cert-no sens area spl 2770.doc 2550 SW Hillsboro Highway•Hillsboro,Oregon 97123 Phone:(503)681-3600• Fax:Noll FR1-1An1 • •�•�• ��,�•- - A/el � borliooc( frledin3 Notes J2K Engines._ ing , Inc . 4660 NE Belknap Court, Suite 115 Hillsboro, Oregon 97124-8402 (503) 640-6808 FAX (503) 693-9738 www.j2keng.com LETTER OF TRANSMITTAL May 10 , 2004 TO: Participants of April 5, 2004 Neighborhood Meeting RE: "Ashbrook Townhomes" 8995 SW Oak Street, Tigard OUR JOB: 04 - 22 - A Copies Dated Contents 1 5-10-2004 Neighborhood Meeting Report THESE ARE TRANSMITTED as checked below: [ X ] As requested [ ] For approval [ ] For review and comment [ X ] For your records Dear Meeting Participant, As promised during the subject meeting, we have enclosed a copy of our report for your records . This report contains our "minutes" of the meeting, a copy of the "sign-in" sheet, and copies of the "handout" sheets. We have distributed one report to each of the street addresses listed on the "sign-in" sheet. SIGNED: X!'",; '6%a;;%7 Kevin N. Clemo, P.E. SENT VIA: [ X ] Mail [ ] Overnight/Fed Express [ ] Hold for Pick Up [ ] Hand Carried J2K Engine. _ ing , Inc . 4660 NE Belknap Court, Suite 115 Hillsboro, OR 97124-8402 (503) 640-6808 FAX (503) 693-9738 www.j2keng.com PROJECT NO. : 04 - 022 May 10, 2004 PROJECT: "Ashbrook Townhomes" Page 1 of 10 8995 SW Oak Street Tigard, Oregon EVIDENCE OF NEIGHBORHOOD MEETING Meeting Location: Metzger Elementary School, Library Room 10255 SW 90th Avenue, Tigard Meeting Date: Monday, April 5 , 2004 Meeting Time: 6 : 30 to 8 : 30 P.M. 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TriMet: Interactive System M, Print Preview Page 1 of 1 Print Ctose TRI C) MET See where it takes you. Map of: 8995 SW Oak St in Tigard Date: Thu Apr 8 10:35:40 PDT 2004 — I i .,- I I - I — 5 45i_ o -,• r01i ST, (__, ' lR1%tJ:sT 7,3 78 i IE .,∎ I I — -, y y 43 �'*'' S1V ST _Zi W-04:2(j w SITE �., ° .fit+ 1:.,,i 0 1 Sj "��L T.4-META( 1/ ; 1'..^�.S -0 acjcc;eST ( r ; -''_.1 sw + 01 I _ \:\\:,',.. Legend Frequent Service Bus Routes " Fareless Square i = = maw — " Bus Routes 1,...1 Fare Zone Boundary Inside TriMet Boundary MAX Lines MCA. ECM Outside TriMet Boundary Blue Line Red Line Yellow Line Parks &station &station (open 2004) Portland Streetcar Points of Interest Bus Stop M Library I. School Transit Center + Q Ill Hospital gt College P4 Park& Ride ©2003 TriMet, 4012 SE 17th Ave., Portland, OR 97202 • 503-238-RIDE •trimet.org This data has been compiled for TriMet using various official and unofficial sources. Every effort was made to ensure the accuracy of this data, however,TriMet makes no warranty or representation as to the accuracy of said data and disclaims all liability with regard to said data and its use. In addition, all provisions of the TriMet website Legal Notices Disclaimer shall apply. http://www.trimet.org/interactivemap/tmMapPrint.jsp 4/8/2004 T `________I . l � 12,161 S.F. PAVEMENT/CURS �# 8,923 S.F. BLDG. 460 S.F. ON-SITE 51W �� 4 • 22,144 S.F. IMPERVIOUS _ 185% IMPERVIOUS SURFACE / SCALE: 1"=40' ' 47F. 4,730 S.F. .. ;;" • ...:flirs. F. ,� 4,130 S.F. ,�i 64 S. F. ri 355 S.F. , �� 355 S.F. /4. 4 560 S.F. i S.F. 6,064 S.F. TOTAL LANDSCAPE AREA 28,208 S.F. NET SITE AREA = 215% LANDSCAPE LANDSCAPE CALCULATION EXHIBIT , . 1 S 1 35AA 1 S 1 35AA .. ., ,. :. , ,„,,,. ..: =, - v - ......',„_.v../s_________„_•,./,,,,;',-"*.‘, ?;'' ,eits.C,Zy' ,, = ;, ‘ , ,w,... .', -' .0./- Atts/ 4.'''`,;' If;":; ..iLt-','", '. ''" 1)''".,./'S)","".' 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L4k---._____ ' V pi *ft ,/ 1.■11 ,,„ cf ______ • ., •• —,----1 .- / .• • / le ,: C/D Cr) ps3 I■1 il At -•--7 ›.4 .14 ______• s, --) j r-T4 1., S.- PLAN VIEW SW StDth AVENUE STA.440 - 1+50 SCALE I"•20' ms . _______ no =a • me pm- : - IP.,R.5 11.11■7.7- 54 no 1R7 MATRIX DEVELOPMENT N oe i54 12'55 sri fAth AvINE KA PORTLAXO,OR 41223 IER I.. too, too FM - . - -BM ...,........,,„,„. a.o. B.o. we. ASIRROOK CONDOMINVAS •/. ...gr.:I...m..04v./....1.-.....= 8945 sr(OAK STREET ca PROPILE SW 90th AVENUE 116ARD,OR 4/2.25 Vlk DC STA. 4.50 - 1.50 HORIZONTAL SCALE I"•20' lif■ CALL BEFORE nxi roc VERTICAL SCALE: I".10' fLAIr I-800-332-23. 0.0CATS C.LY) ''''' ..0 Ikh 0022 .... 4 pg.., i 1 . • If f° / , I 10960 SW 50th AVENUE 110370 SW 90th AVE METZGER ELEMENTARY I . ' SCHOOL •1:,.. r 1 L--.--.--.--.1/— —. — 10755 SW 90th AVENUE ... ...—.......--—I————— :`5�, ! crAan oeMrwr --�—.— / J1K ENGINEERING,INC. + q •V'/ GML EN611€ERINS I \ ^'^0+ 4 9 c C C c C �.► / X660 WIRT,SUITE BELKN5\ i err.Yew ex.san A.e. i /'.jr, ,.9n =0' // MLLSBORO,OR.81124 (e*r ooP a.e 6+....+011 ♦ �/r -� / 'M.tJCJ)D�o�DOD I \ \� • i .'1 6 rA,x: )85D I \ 10446 4W 90th Av9IE / \ / A �C //� ^� ij i e \ / •\ 104M SW 90th AVENUE ,/� a' .Ai' •'r 7 a S o • v i i I \ \\ \ %i�'3 � { / 1/' I app \\ \ 10496 SW 9w,AMPLE \ ' y,+,y _ :. / / I \ \ / /` 1 f- vill I )t, \ /: ...•: b /' I ',fi Pi \ /♦ /. � AY / �' Nmc. w �rA I ` •}' ' 1 UNIT •4W•DV L Met ROOK r 1fl . '1 ' I 1fi£ I 10455 SW 50th 4VENIE /. • ..1....1 // / ! e hi ' /''.• UNIT •rW.b'L N.*ROOK• I I , ,r ./' , � / '�'IlUUL 1 i w 1„� E��OP /....% $\,)--• , .' ..0 I A-d i S. ,/. ' /{ •' 1 A ��'@ 9035 SW OAK STREET C : ./, /' i 1 s I y/ , /./ I I I W :Ili I e,•,•/ / L•tj 69u SW OAK lour ./ r I ■ 91 1 �' A � //' I i i.e. / 4300 / •',i .w. R•e' 6966 8W OAK STREET I 6349 SW OAK STREET I 6335 SW OAK STREET I 11:1 (MA Mee6.110.../L• ( exieY.a na.m... • a �.Y.a DD e. $T T S.W. 0.4K STREET --- - -� -- - -- ---------- ---- _______1------- --. —.--.--.--.--.--.--.--.--.--.--.--.--.--.--.--.--.--.--.—_ MATRI%DEVELOPhf°NT -- --'--'-- -- -- --' •r•— ---x — -- 121555569th AVENE 9070 SW OAK STREET / 9000 SW OAK STREET / 8550 5W OAK STREET PORThA1ID,OR 97223 SITE DEVELOPMENT PLAN �.. OK CO1VNDOMIOM191545 SCALE:i"a 30' ,�.,, . �. 8945 S5 OAK 51T�T e"" ;L � "�.^.ee 4 T1SMiO,OR 91273 VA OIL CALL CA .a, =1 C5 -SOO-332-DMA (COCA RS ONLY) 401 I!,9 L_ :°EAU 90Th AVENUE 10311 METZGEEL ETIENTAY j/ --.--.�—.� —. ., ��7� - -- --.--.-- -- -- --10255 SW 90th AVENUE .! /f _ _—_4-- –�—_—_ ao .—r - -- -- - nub I •— ; � d , �,er 4660 NE L I \ KI`.e_ ♦ �'�� I// 19 c c,C c c" ", •` - / 4-n.'•' COURT,SUITE 11S N \ ERA,..1T.611110111 4�... ♦ - , "i NILLS00R0,OR 9T @4 \ 6 RA o.ao Krt eNneANq ' PH.(905)640-6606 FAX Mel 6..15,1155 I \ l y4$g \ 10445 9U1 90th AVENUE /A\ Op,** / ,C /// F T E I v // v 10425 9W 90Th AVENE /j[ 5�..1� . A 4!i \ \ / c C i ' /1 \\ \\ /" Imo'+:� ®/Al'i /,;,�i' F I 1!/I \ I \\ \ 104311110th AVENi / // • �/ /" %�/ #/ G � , // j I I \ .. \\ \ \\ /"� �'� 7‘ P i,,,� d // /i I I a aWOAK Z II;i WAY I I \elf \ ���" ! ♦",i \ i 7://,',1P i°f // I I '" .;1 I 10455 SW 90Th AVENUE ! .. /r7/fr`� / UNIT I d f� Irr' G dr : y %� r✓ elrr 0 0 r1}II,,,.. z,,,„,,,,,,, ,,,,,, Z WI 4 . ,, 7 I �0ds�/ vJ rf �` ,/j..4 , 4942 SW OAK ILIA / ^•m r I A cn a.111S00.' • -...-.L4 �' $ ;1.1 II 3 r'' / 4200 /'•. �r / • W Pl�' \��'' 1 i.`. ` /... ,— / MSS SW OAK STREET ip'fir '// W r .-s. :« / axr.R / ' f e � ,J � J El_I 1�.'I w�- et z1 .y,.—.— -- -- II`.. :'.. Da v1EW k .=m, SRA KOO.r OAK WNW r MX 11 p�.i - WONT VFW °`IIF `Y/ ft SUl OAK STREETtON r - -- —�_ N — — I �I - WOWS • .—.�. ,....�s.m MM...o MATRIX DEVB.OITBIf PROFILE "',o,�00D,, 12755 5Yr 69th AVEMIE —.—— ——•— ——. / —.— # —.7 1CfOr w.v..wm. PORTLAND.OR 97225 WAIN 1 WNW 111111 9020 SW OAK BMW Al 9000 SW OAK STREET /./ SSSO SW OAK STREET _• ` / / Ker 17 KS f .....r«. wo wIr._.,.-.. "°`A5110ROOK / OON2OMNM45 5995 SR OAK STREET GRADING PLAN AND EROSION CONTROL L '" .�" �.. I TIWARD OR 99229 WY /oK 10., CALL BEFORE YOU OIO nK��v�w�� ,�•, (LOCATES MOO SCHOOL itt/ I / t I,. I I I 10360 5W 90th AVENUE 10310 5W 90th AVENUE/ METZGER ELEMENTARY I 1r ,� �'+° . —.--.--.--.--.--.--.--.--102555W90lhAVE1JUEJ /J .. , PIC ENGINEERING INC. —I- —— ' i / o CIVIL.EN61tEE1t1N6 •.--.--. .--.--.--.— a1H/ / / f- 4660 NE BELKNAP I \ / , C C C C C '° COURT,SLATE 115 N \ (pA SNST.lr.ONre. .7 �/ /// PH,HILLSBORO,OR 6.0 411]! \ i6u a.00 r1[MdEC! i ' rH,(70716.0 605 / //./. PAX (507)60-�IT33 \\ I0445 511190th AVENUE �\ /1✓ cn �`.� C �// j n• • \\ // \\ 10415 SW 90thAVENE /�� ® s•y, C• v �/ ��� A ba�> / \ C I \\. / \\ /off �� � C .�/ s/ I �i I \\\ \ 10455 SW Sou,AVENUE / :. � ` // 1 pI; • I \ \ /; .% 4 / h14 SW OAK 11 pi z •"\•1\ .0.a • f� / /" I w 3I I II, \ , / ``./ I 0•7 .35•JAI , UNIT 10455 SW 901h AVENUE �• // '� I':. r- ( / / . // ! .w.. �1 i I / t' ` / :: :. ill' I / N P�/ ;.�,� Me -_ .T-�S_��' GENERAL MOTES /'\ Y��. SMYOAKSTFEET I /9>'� // � �� z ._......._. �. � i iaNilIPIESIIIIIA 1 / a / ELL"..o". '.' O 79 /.I// V Y, �/ 'S� re SW OAK WAY // /Y.:.F� - .....o... ...�u....es /iP 00 .`./ 410,1111.6 Sc } A ..�. .... �j ....adman %7�I1 Cip / / ji d / / 2—GRTIODG DEEP CATCNBASIN 1'n I / (_ / / —....., �.n—. SIOa FlLTC9 DATA e�5 1 �K / / / :::::Et 1 -1 an �nAlaeu.e Ara. rw / ....� � �, as.A 000w OAK snar\ 1 r•TOW 1 i �> man SW. OAK STREET � ^ . I — [ [] V cwul�n.►_i iy s-r-=�±- tom. • b v',xc rum vevesormetv sn FM nm�v...nam �w4c,� —.-- -- -- -- -- --.—z— -- -- — _r — --�.-.--.--.--.--.--.--.-- /'.c ..w:w- Z-°0 W •:w rnr.... • 111555W 69th AVENUE —T ft. '7 1—='T++..•+1--AYi ' ..._. •3 "'�Z�� PORTLAND.OR 91213 9070 SW OAK STREET / 9000 SW OAK STREET /./ B9B0 SW OAK STREET / / ••••�•BOOK RANACIM PA / OONOOMINILMS 4195 91 OAK STREET SCALE: I"•20' i:a : , ",'-n-.°_ a1 TIGARD,OR 41113 or CALL arroar YOU OIL �4.111 —H00 (LOCPWS ONLY) _.„.m 7 . • • l 4 wn1 Aat • I/ • I� I e 1 10340 SW S01,AVENUE 110310 SW 70th AVE METZGER ELEMENTARY 11 t SCHOOL �. I L–_.__._—.—_. _.' -1- ' 10355 SW 90th AVENUE i I. -_____..—.._ .. Mme+...._ / p/� `\ �'% .. 4660 T,BELKNAP 115 \ a' ,/, Vv -/, C C C C C /i/ COURT,SUTE 16 HILL93ORD,OR 41124 \ EsTAfwi..LL.owAK. I `• ' / /j RR 1505)640-6•05 \ 4.TA.O.00 a2 lMRAr14i /. /�`� / FAX,MOS)6.9-2196 10445 5w 90th AVENUE �\ / ...„A,, ni,, • C //� i Y 1 d I \ / \ 10425 5W SCAN AVENUES / 4i //� •/ \ / \ r °�� i N. I WI \ \ 10435 5W 50th AVENUE / 1 I .\ k I -„,,,, ,, , ,..„.\:I \ \ oolr �' , I 1.1.....- 4t,_.. ,-.40‘10 _.... „,„0 „ 1, . \.,1 1.., Man= 0° i ..-N, l 4.40147.4e \ / ilo 1 • • UNIT • .D..LOae 10455 5W SCAN AVENUE '!P' / ' /' I e rw Yo i ,wm..ioole I �I� UNIT •I '1'1'' lireV:"V ” /r 1 1 .-.1 �/ :5,40.,-.-% 5075 SW OAK STREET I ®I i� ,./ I �I�1 1 r/' -//7/. , e I I I le I �J r� /•` '4914 sw oAK WAY .7.... ' ' I Ill .` /// � , , AF ,. � , � , / I I 1 �I �, a / / it / / / 8955 SW OAK STREET I 0545 SW OAK STREET I 6735 9W OAK STREET 1 __ 1111 / a� I / I ■ /`./ / / ems _° A.../. -- `J1�` I I I•limekiln / / S.W. OAK STREET w . „r! —..... . •-"�t_ .�....�_*-" r q •; MATRIX VEYEL PN YT PORTLAND,OR 97223 9010 SW OAK STREET / S000 SW OAK STREET , / IMO SW OAK STREET' .v. UTILITY PLAN OONOOlUMNaS 61615 51'1 OAK STREET !CAUL 1'.20, t.: c.1.1::" �".3 TNSARD,OR 91223 jn CALL KEORE YOU PG R ,k�, (LOCAITS ONLY) ,v" XlitEN 33A13 03103 1 I I . . I - / 1 10360 WV 9001 AVE14JE 110310 SW 90th AVEMJE... METZGER ELEMENTARY : • ' , IR 1 ...1. 1---Zr JIII INGINMING,INC 80.1001. , I.% I 1 ; Csk——AR:: —. i ............._. . r''''',...............- . 0AL Et45114TIN5 10255 SW 90th AVENLE --r---/- ML 4660 218 BELKNAP ,91 :it. Al A '', COURT NATE 115 --•--•--.....---•--•---- —••-•- HILL513ORD,OR.41124 1.$1, 503.1 640-6000 / ,' ty. ,...,..-,'''''.'-' --- - - -.-.., ..., FAX,(505.1 6.3-910 4r. I . I \ •.. " '',,,. .'„," 4?" ---, ....... ..,,........—....- .-,,,,s_. , ..„,„ ,, whhj2Iteng cam . N . . .../ . .., ./ . / , ,i- 7: / .... , I '. . 7.-X--- ./' dam 71-1,.. x.. 4 4 4 i i \. 10445 StU 50th AVENUE /"A\ ../ 24. I \ ,' \ 10426 SW 90th AVENLE ' /7 Og /07 „-,::, q,„ 7...., , \ , ,./:////„..• ---- -; . • ' . "/„..." 4' ,'7 '''7 ...,• \ JR I I i i 7 ,t,44,/'''' • I ' < \ \ \ \ 42 7 /7 / /• I \ .../....„,777, y. •' 7, \ \ 104313 OW 90114 AVENUE ....,,- / .,./ I 11 1 I \ \ 7 p, I \ \ I "p/ / x & . ,p ". /( I I 6914 0 11 I PO .11 , WA- \ 4 5 I 1 Ofr ,.'' '' 1 1 '4 Ill 4 . i . 1 I I I I I 10455 57 90/th// / --•.,,.r...7...7b",1?,- • .A. 1 I 1 I I I i 1 I I i 0/4" / 1 ., i -, . • / ./ I rA•1 "* ' I f 1 /./ ;,,:;;;,,, ..., i r . ..-,/,':` .." . 4.- .0 , I I rw-4 F.f , I Nom el - ;:e* . ,,,,.., i „, .....•., liwilliprj,"„,_,,,;", -,. 11.914 SIU OAK WAY .'''' I ALL 11E25 ON one SHALL OE WHOM/6 PART • it OP MARNA AND 01111111016. I PHI • .., 7/ t•' ,- ,„. 6999 OW 001C.STREET I I ‘....,....,</ . mu I O946&al oac OTSEET i 1 6935 SW OAK STREET 16911.1 ,..dr I ....ti/ //MR NM ,t I I , ' /p, ,'i 021111111111111111.1r:.-'.-''-‘--'‘ ' / IL . ' - ._\2,....-7 // - [-.1.-.. • —,..-... "----- --Ner.n.k -,,Z I ' '--...-''''''"'''''-'''''''414-41,,, -.^*F.. ' '. . 1 7.7 7.7 7.7—:7 T.'7 7:—7.— / 7 4 . ., •. , ....-- - SW. OAK STREET ............... ' ....._.,............._// ” : _____; MATRIX DEVELOREHT 11,4 gi ' ACIIIIMIMMPr fi .;-- -------------__ ...- 12155 55646,AARE . -7,,,t •••■•.....-.....,............■ ,AIWZranig:ga-..--.-t---•—•—.—.L PORTLAND,OR 41223 .- • / k ....... ......,44.44,...,4. TIM PRIMMILNATION PLAN ASHOROCK CONDOMINIUMS ' FSIVEF.:4=141"41:=XVIA 81.7a=75T MAU:I.•1,20 .,......••••••=v-ow-c.o.^47 M VOnr 4 50.1432-:::rfa;Piire".ar'."'""" 7.7 Re7 CALL SCUOUC FON INC -800-332-2J. ,l'A 0.12C•;Fs ot•ty) • • 41 ' • Jk ^riIr•a: I I 10360 SW 90th AVENUE 10910 SW 30th A� • iv•� METZGER ELEneNTARY ❑ENG a I>i� scuool L.--'--'-- -- — l`\—.... ...._—/ -.1--Z-• 12KGIELCE EKING, I� I —10255 SW 90th AVENUE 4660 NE BELKNAP '� I "_—'— "— --"-- --.— _ D. .. •_ .—. LLSBORO OR 4T r _.--.--.--'-----'--._--'--.-- ' HI 124 r —I / / .. .'a /-, F (507/695-4 96 I C C C C C��`' mmmplsny.ee.n moan t swam lel . 1 Itok 4 Dom•// �� gNgc nil . ..0., 1044•SW IOLh AVENUE /\ •/ / _ •,f • // \ 10425 SW 90th AvFNUE / ��✓ - .-_...I• / f• MC.1 rwr ` ===1•••••• .��• to AV A1� *,',4' � •� �j�1 p �,O 9 1:0,2'..,.:.: \\ \ 104.1b OW IOIh AVENUE \ / 4,:"/ ry ;d4 ', / / ` 1.1 fl;y5y ��. o " i 11 i = ./. '. ' .• /".. r AN Now 1.,\ \ / ." n H 1 Iio �/PIYIle k4 SILL e•Iwr I 10418 SW loth AvlwE ` a ./ �::•.• /./ I !e-`--J�\kp�, Z III LANDSCAPE AND SCREENING DETAIL, \�� k 4),...:00,.. 4 I // 0p ate,®/ / ,' /•/ I 10 W METAL HALIDE PHOTOMETRY 1ii� '0064 DF.TOTAL LAN9DCAPE AREA U.^ k I / ,..0. ,�`'// i WOO 6F.NET LA�x1 ARP4 I EXTERIOR USHERS NOTES. NO�'� v' '.{!�k •-.%� /, YT' / I 1. TO PLATT PETAL HALIDE LUMINAIRES TO ISE CERAMIC LAMPS V�' El� 1071•W +STI4EET I i Q,xl SF.D•AVEFIET/T/CUIm (PHILIPS MASTERC.OLOR OR MAL)WM.WALT.MOUNT1Ne % / ./. . I IEI6HT(6.0 FT)TO CENTER OF LAMP. k•e 6623( d4'/ ` /: / � µ9 SP.ON-OITE OM ,�yr e / •' / /O/3SI4 8W OAK WA7 ..SF.RR•ERVIOUS I e 1 �• '�' // /•�1DSf IMRERVIOUS SURFACE ?LIST 131 1 + '-,A ,-- - / / / nT4w Me 1� ANEW .41•2241. Pl / u f✓L m MOO= / ( 4200 ice//fir,.// '/ I MOM.WEN o is e•a --. 'x_ /' nee 11Y OAK•TIEET • I MU43 SW • ', MOO Ol era • •. .04. / r.•R.•..R. V.I. `. I / ;/ � ' r —'--'-- • tk •aw NMI krA f•a fl 00•7.s • -- --'—I—'--'— —.{C—..... Mil. 1•2e : •■•RT •IOSIS Pt "' �� S.W. OAK STREET nes • '•°'°O 7 II CAL II .7,1• RAM DEVELOPMENT 12195 Sri 65th AVENUE _.__ _�.-a..nx VK • -__....._.._y _ . ... .w1•eT As _ _ .,.._ w 0 nTU Ill.COMMA rw:.r 7.rx 2 •1• PORTLAND.OR 47223 9020 SW OAK STREET // 3000 SW OAK STREET /- 0910111 OAK STREET sneer _ 1•u.•••••••••••raReL MAW,OR 47223 LANDSCAPE FLAN '- ■ !•wM>mRl SCALE: I" : 20'' "°""" _l:H°47.22 t 10 FU BI'/IOM(SUMO 62.NOB(FOAM Rom E:tk Y IM A' EASE RECEANAL) ROW Ad ISO' I 6• I' OY OPT I r I d'7 IF fiRE II' IX Y '�` AIAIIEN SALM%LIl sEENIUN nANIw ny[aNyAt, y EM MEN,N/, PEIp OPA(E Ey ES CESRPI CRAW f JD(BNCD�EERa1C,INC. MST AC SUAEACE� •TOP CMS a fro cERS �qm AC SVAE..cr CIVIL ENSINEERIN6 _ - v' 5-- ®-�" v' -. 4660 NE BELKNAP .' i _._._..._.._._._ COUIET,SUITE IIS `___~y!~+J s. 7!wmI � c ` 1 PCC • SWAT A' :,;...„ 5.:a'.sa---� =-'"' sAWTUi A RATER mr 1�� HILLSBORO,OR 9'1124 SEE SETAE 181 WWI SAAOSEAE ACC 90EWAUE ///1 �I- IN SANOSEAI PH,(709)640!608 COIL'CUM.260/iER SEE MEAL.LEO EMST GRADE __-J-- I �' r MSS Y AC CO CU /# P'CLASS'C A.F ^w*I FAX,(709)ARO-ITSS Y[U55 b'AG P-MSS b'AC Y119.7k♦ sow MANES IP'Y-0'SASE ROOT fr P•-0'SASE ROCK ■ SECTION STREET CTION TYPICAL b rrctr SECTION o away,AVENUE STA 1426.30-4+37.37 S.W.OAK S rrIL-t r STA 10467.12-10+80.36 a a a k - NOT TO SCALE NOT TO SCALE R I WI // Pt I I vvbbQ \\ , •/./ _1F >.N �_ et sue _aas_ __,.,•___..-....A,,•• 0 4 .1 srcor ua................................................._..................... ........ fir, '.•.. i'y'1 11__ 3 - -—-— _ 1—- - - P._.-_.__.A. — ... ( AB§I 4 � `Y ,�0'�i' MAMCI11 .I'O�RI= =O=OMIMEG �1 \ , ,, flT r ...,rn `err i . '- ' rr�iwr°1r+r.r�r- _ • - \ w Q 11 \ . '4 , d" ma; 2 3 q 6 7 8 9 10 11 12 13 14 16 17 19 W pl!p� \\ It• J UNIT UNIT UNIT UNIT '- UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT I UNIT UNIT UNIT 33E E lia O I� \\. \ .�o.� * •"'_.. r, / / / / / ` i i i •i i is i i . ./ / / / / ✓ 11e1 I/2 STREET IMPROVEMENTS - S.W.90th AVENUE 8 ►—I Ili! SCALE. I"s 2m' r 11h • / r1 §gF @Sef I .1 / . •••••;' \ z7X" '''''-* •. 1 up -4—. voi et A 1 / //! /1a 1 / I nil �'i / 1 it-'-�, /44 ♦ ��. -1-Y-• --4,--7—,,,,y--- .. r-'4' m r• I,00•A WM.AN!. :I,R tr HN Ocf a. c •---'r e --, ;5'-,y, ,( A woo sm o¢K Meer I ream E"morel e /: EA/1 �� ;\/ DRAIN MBE rL - ----4--- .,n 1• 'YYY -- ,$ ( .. 8 Win I —..K,a- '^ r w_�,_, .. 6 _..-. .____, MATRIX DEVHAPFENT "' ' __._ .may_._.__—, --y- ��=^" -"7.--.--- ..... .. 12755 SW 69th AVENIE w# _-'-----'--'--'--'--'--'- -'--'-n+b -. - -'--.--.--.--.--.--.--.--.--.- FORMA/0,OR 47223 T — N.,,sat 7—'— , / // // CONDOMINIUM • / B / AR ,.N.w. A:w e T 6ARP,OR 97223 I/2 STREET IMPROVEMENTS - SW OAK STREET M�My,�� N� "IV A;�w117 51 4nri p°'e.�x,�iMa,x.bnH.l.I xnM..r� VJ1 nt^ -CALL(LOCATES ONLY)016 C11 WALE:I'•Z®' �, 1-800-JJP-TJN o4ou (1.ocA1ES aln.r) aoae • a DRAWING INDEX SHEET LINE LEGEND ilk covER SHEET-VicUm MAP coN De4ouTION-EROSrnVL PLAN DENOTES PROPERTY Ba11mARY WI SITE PLAN 3 ....__.. _.... ...._.. ... -DENOTES(El PROPERRY L P ASHBL% 1 TOWNHOMES '� ` DRAINAGE PLAN 5 ... -DENOTES(N)PROPERTY LOT PUBLIC UTILITIES PLAN b ................._.._._..__...._.................-DENOTES EMI.GRADE L.AIaSLAPE PLAN 1 •DENOTES NBA GRADE Br 006 8995 S.W. OAK STREET BALDING PLANS -P AT LC �� '�G EXTERIOR L451+rIN5 PLAN 10 -DENOTES BU MATER LIE DEA7TE5 MI STORH ORAIMAGE LINE GrnLIC'� MOTES OU SAN SEPER uPE 4660 NE BELKNAP TIGARll OREGON 97223 ceern(FJ STORM VRAMA6EUNE COURT,SUITE 115 1 MOTES(El SAN.93.ER LIE HILL5BOR0,OR.81124 •MOTES CATV LIT PH: (505)b40-6808 ViASHINGTON COUNTY BENCH MARK: DOOM6A6LIT FAX (503)693-4T38 OWNER/DEVELOPER ENGINEER/ARCHITECT GENERAL CONTRACTOR NO.443,AT NE CORNER or BRIDGE ON SW&REENBURG ROAD, OBYOTF9POYFlLIE www�2keng.com MEE MATRIX DEVELOPMENT CORP. J2K ENGINEERING,INC. OVER BEAVERTON TIGARD HWY 211,ON TOP OF CONCRETE GUARDRAIL COVES 12155 S .69th AVENUE :100 4660 NE BELKNAP T. oeao7ES cATV urT PORTLAND,OREGON 91223 HILLSBORO,OREGON g1I24 STAMPED "W 611"WITH AN ELEVATION OF 200.030 — _DEMOTE BLO6 5E7BALK LW n PHONE: 503-640-6808 MOTES UTILITY EASE-ENT LINE m DENOTES VElIZON LOT 1./ z;1-DCIOMS ASPHALT n1 �- oecT!5 6 AVEL j .�-. SYMBOL LEGEND „ate x,,.. _ ° -m A �.A�. I LocAnom rat OEM ill :� �,. p, ,..., TR 4. Vii ABBREVIATION LEGEND FH. s ,., .,.,. q - ♦ +x I 'tit,. _._ ¢ -PEWIES RS PIKE PPPRAM � � r�"� �. TIO • � -y. - iw I , \ iT F +p 3 EP. -DecTES EDGE OF PAVEMEM , '� �_d Ili" 1' �0 i�� Z$` � r -10'4 rearm asm+s # De o es IV STREET ueArr �,�`Y \ \ lOCAT10N • \ 17 ;,, Ail -DENOTE Nel -DECIES AU AREA LkSMR'olP B al -.. ii •Ai, ,, „...,,,, ..: \ � � 16 •yj snr Delores s K © oentes AQ w,au reme l e LOCATION -� A ``*;` Y DM -DCtlTES DRIYHAAT O 8.4 3 a'F :h: F \ ::xA ' iik �e \�/ T.f }ewr ee. DenrECAra BASH -Denas� VALVE Q QS��itk r '�° AL. -DE+oTES ASPHALT ULT cONC1�IE � .� '' ,' i f O -Deans SAwrANr SErae MANGLE O R <�. � , . rox Deo�TOP OfNALK 1 4V °� :' moms ro WATER nte¢ w: TDL. -DeaTES TOP OF O.1fi8 ^��► ": A © -DI ND+ES STORM DRAIN w+aa O( �, a tiri e' - R PL -EEE yg� ° 1 2 vo+oTES(El roves PDLE H 8 111-11111 ! y y P 1',� Ar x!!` 6a - V/ 4 ❑M -DeIOTLS IFI MIL BOX C 4 -s`,I;" Rao De+o E,wr r- -�. illi `L F a �r �� x ® ve�esRlersrncECM O r "•- >' -. . .5 - �, es -P DOOM E%M SRAM -NA1El VALVE W "+ °., ;: - „ +S' w. l; �* _ FE -mom FINER FLOOR GRADE : * R Dd nw6Aran VALVE - •b $ �. _ ' -$ y V F6 -moms F55444 44.ADE O -AREA DRAIN B 9 � � q��y . • N. ■3 Sr ' FDL. -DBITES FALE OF CARET I -6A5 FMC x tea i> tti• x� 9 a' s . . dr ssMx oe sArarARr serene MAraale I ® um cow Hasa $ S g , # ;> .# ° a � Y 5DNN. -DBbrE STORM DRAM riAN10LE - 'Y goy$reel Le-ilM '�y x � ,- ty-, ' e a + ,. .Y B CD. -METES CLEAN OUT -eABIJE PEDBTAL mom. a� TBR -MOTES TREE TO BE IT3lOJEL I -LIEAlT POLE 0 !V '. - � - . � LL a' .i yr' -a . 3M , a " c FH. -DeiOTE FIRE HYDRANT ` , -STREET Lbl a POLE PV §t '' ' Tla P UNO. -DBaTE ASS NOTED OrleeiSE F -09107E5'� 6 xi a ,,,, - �� �, A 1111 ti74E-'7;40."4,V,�• "S, _ FD'11 -DEMOTE(PROP)FIE DEPARTMENT Y '�%'. W$� RISE!CONMCETION LOCATION• VICINITY MAP __ "' - r '-:.r.., A ti._,. A. -I !.- - cues w.rc i+o..wise• +. r .. av trr' a a sI E I �� T_ s. _ i - 4 I MATRIX DEVELOPMENT i=#ROJECT SITE PLIdIN �.,,~�` ^= 2155 SW 69th AVE. //�.e //�� 1 ' "' i '''. +' '_ .' j i- TIGARD,OR 91223 SCALE: 1 �� [ _ _T..... }` .I =' _�•• TL 4200 o .. •ter — 1 '.-3_- TM 151 35AA, 1. y . s ' ,t r:::•;.::1'. _ 1 r'I a V � } ' . '� �. 8995 SW OAK STREET tkOr- =3. .r. a� 't. . il,. ! qii 1;•'T(s AEAF St 3 ": ra+•s�• 5 i. s i•.. •. i ....4.'1'c�= — T r •Ps. :r ", '7 NrT"N+ZZ •,::',:e.','IT, f �. 1 ✓_ os -..4 of to : i; jr2Ifitt■ Y _:1 MC. i, i 'a CIVIL El16U�tIN6 �: 4000RTESUITE 15P R P_ LIB M/ HILLSBORO,OR.91124 ' -uu.r' -x WDECID -._.._ ` ©EE 20'DECID ,.B i. // , cwup PH: (5037 640-6808 ® scup PAX: (503)693-9738 / j 79 et' www j2keng.com /X ;,1 b^ /rye'•'•`, ///. // t' 71• i ,% / i ,' / , /' ' s//r j/ //j i' %6 zx %/,/ /// // • / . z !!=y // //ice ,, / / !t"` , / ii j /l 11 :2"/ a '� 8 !, /// // O '' // Qf DWELLING TO BE DEMOLISHED AND REMOVED OFF-51TE 'sY WI r,, / // b ,•' PER ALL LOG 4L GODES AND ORDINANCES PRIOR TO 0 ~~ €i., • // / BOECID.' H / BEGINNING OF SITE IMPROVEMENTS. I^� &ml g' I9 / /f// // 6'0ECI6� ® / ,/.." 3 _e (/ //�. © // / �© - © SHED TO BE CEMOLISHED AND REMOVED OFF-SITE _,� I ' / / © 6 €3 PER ALL LOCAL GODES AND ORDINANCES PRIOR TO °-�� / ts�n //j/ �� // ' BEGINNING OF SITE IMPROVEMENTS. !c!i �/ / /j // © Q3 ALL FENCING'O REMAIN UNTIL DIRECTED FOR REMOVAL 'ice / / /j Z� I / BY OWNER. W E /// //yam'/',✓///// /,�i�. // ® ARBOR VITAE TO BE REMOVED BY OWNER. 1� /W ges /' /.,,,,"/l' , / / 05 ALL TREES LAGER THAN b'BHD SHALL REMAIN PROTECTED r'"~r � ':%--/ / ., ' .+_._.� CURB /. r ;:�� •�, / Q % 7,,,,,, ' UNTIL TREE CU-TING PERMIT 15 SECURED AND CONTRACTOR IS fit� _ NOTIFIED TO R="MOVE Y2a / // ' © ALL TREES 6" 3HD AND SMALLER SHALL BE REMOVED AS PART '�f ee/ o+' OF CLEARING AND GRUBBING. / © ALL SURFACE FEATURES(CURBS,GRAVEL DRIVES,ETC)SHALL --__,--',//// ' A moat x ,-//•, BE REMOVED AS PART OF CLEARING AND GRUBBING. // ,wOR OE „® 5 i ®1 /. `['mss 'o" *.. .. -------zi,-,- ,-.---------..-- -- , - • •T. Jr. ,s#' wow mwm we•o7106 ■ t MATRIX DEVELOPF@(f • 12155 SW 69th AVENUE -- iii ' "' PORTLAND,OR 97223 PROJECT BITE PLAN '�M45�I°3°5AA AnENnaN: o e9an ta...9�ir.e»a ra ram.w:.oaoptse eyy 3995 SW OAK STREET the Oregon IOO,-Notification Lent;. mace rule,9n set .1 o OAR 952-001-001C through OAR 951-001-0090 You may 1 ���. I obtain copies of the rules by co9ing the center. - [Note the tNephane b;I;the O-e on Utilty Nofifieaibn s' cKLM e+ Cent;office h 507-1J2-t9B1 4'07 for 9 otn). Darr.I, K1G '", CALL BEFORE YOU DIG r ,-800-332-2344 i , (LOCATES ONLY) 04-022 0A-02-04 OF 10 y / I 44 , I .4) / — I Al GRAVEL DRIVEWAY LM CIVIL @161NEERIN6 _./ .163-86' 4660 NE BELKNAP �, 4 5p•,5'E al 1-,� O 8, / OOURT,5UITE 115 o �s- F, / HILLSBORO,OR.4"1124 `` Cg PH. (503)640 6805 \ / R.5 �s�40 / FAX: (503) 643-4'135., -\ \ ,:/ -Fij 1 8 3 / wwwj2keng.com • • 7 \ / \ /: ' d i F /f • \ �' i � 8 �j\ /R.3, /Is / �y / I <' \ ....., 4 / . \ ...-4,-/\ ',/ i 4 \ 4 /. ,,,A., • / • .'/../ I• \ \ 04 ,.2 - , ( I • iftl -ICAL / / / / '-y B. -LEVEL , • / I w 0 3-' 3 ARaa. TBU.,8L74• , f,. PLANS ,./ / / /I f/� '-'4.1g y'" 9 f / / / 1 4 V �1 s. Z• 4 ,- , F-T-1 :I!!.. i/ / / / I I E� // / �P. ../ ,G /. I is �, / 4- .. / I I lgtg8 / 5 57 F.I• .r 116' � '.6•./ / �� I j, m C _ _ _ — _ - _ _ - - - _ r— - _� _ - _ - _ _ - _ - — ° S.L.U. OAK STREET "AMMAKN°°°°'°° ...__. —.._...� MATRIX vweorrE�rr 12755 SW both AVENUE — -- -- -- — �— -- -- /� — -- -- -- -- -- -- - - -- -- - - -- -- -- -- -- -- -- — PORTLAND,OR 47223 TL 4200 SITE DI1"PENSION PL�4N TM 451 35AA 8445 SW OAK STREET AA T7cN p. I M rector.nou t follow od assa Ad_E: 1 I : 20 a Ie ity Not,n Those rules . tset n :Stab op,. Mn...b 9t52-st 0 You ma 1714e.IVY GABCr.217 eV (Cmt..'.Mr.:C 5w.-=nanroU n f e aoa)y Nfrom V-1A 1NG 1 l^ CALL BEFORE YOU DIG - > i-800-332-2344 0+022 3 �' (LOCATES ONLY) 04-02-04 OF 10 411 CITY OF TIGARD Community,L)c e(opment Shaping fl Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 12/17/2004 FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2004-00005 ADJUSTMENT (VAR) 2004-00045 VARIANCE (VAR) 2004-00046 FILE TITLE: ASHBROOK TOWNHOMES APPLICANT/ Matrix Development Corporation OWNER: 12755 SW 69 Avenue, Suite 100 Tigard, OR 97223 REQUEST: The applicant is requesting Site Development Review to construct a 19 lot condominium project on approximately 33,000 square feet. Additionally, an adjustment to reduce the minimum residential density requirement from 24 to 19 units and a variance to reduce the vision clearance requirement while meeting the sight distance requirement is requested. The existing dwelling is to be demolished. LOCATION: 8995 SW Oak Street; WCTM 1S135AA, Tax Lot 4200 ZONE: MUE-1 : Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.720, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ❑ TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: AUGUST 26, 2004 DATE COMMENTS ARE DUE: SEPTEMBER 9, 2004 I HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM _PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE) DATE OF DECISION: SEPTEMBER 30, 2004 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ❑ VICINITY MAP LJ DRAINAGE PLAN ® IMPACT STUDY - El SITE PLAN ❑ STORM WATER ANALYSIS ❑ TRAFFIC IMPACT STUDY Z NARRATIVE ❑ TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, Ext. 2428 CITY OF TIGARD OREGON June 16, 2004 Randy Rutherford Matrix Development Corporation 12775 SW 69th Avenue, Suite 100 Tigard, OR 97223 RE: Completeness Review-Ashbrook Condominiums, Case File No. SDR2004-00005 Dear Mr. Rutherford: The City has received your application for Site Development Review (SDR2004-00005) to redevelop 19 townhouse units in a multi family project. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Deed/Title/Proof of Ownership. A current copy of the title to the property to show that the present owner has signed the application form is required. 2. Landscape Plan. The submitted landscape plan satisfies the submittal requirement, but appears deficient. Staff recommends that the landscape plan be strengthened with greater plant variety and quantity of materials as part of your resubmittal. As this is a matter of adequacy and not completeness, the applicant may opt to not amend this plan. 3. Landscape/Impervious Area Statistics. To document that the landscaping standards are met, your landscaping plan should indicate the amount of landscaping versus impervious area on the site. The narrative notes that 24% of the site is landscaped, but that seems high given the landscape plan. Note that landscaping is exclusive of any hardscaping or building area. 4. Building Height and Footprint Dimensions. The elevations did not contain dimensions of building height, and the site plan lacked building footprint dimensions. 5. Lighting Plan. A lighting plan is needed, and may include wall mounted or pole mounted lights. These lights shall not cause glare onto adjacent properties (greater than 1 foot candle at the property line). 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 6. Architectural Plan/Elevations. The elevations need to indicate the type of materials that will be used in the project. 7. Mailing List. You have supplied the required envelopes, but there is no mailing list to compare it to. Please note that the mailing list is only valid for three months from the date it was printed. 8. Waste Hauler Sign-Off. You may either provide a waste hauler sign off or address the criteria in Chapter 18.755, Solid Waste. 9. Tree Inventory/Removal/Protection Plan. Your "removal" plan does not indicate which trees are to be removed. Protection consists of the words "trees are to be protected". This is inadequate. A certified arborist is required to prepare the tree plan and define the protection methods for trees to remain, refer to 18.790. 10. Narrative. The narrative addressing the standards of 18.630 and 18.810 could use some additional analysis. Remember, it is the burden of the applicant to demonstrate compliance with all the applicable standards. If the information is not contained in the narrative and cannot be readily determined from the plan sets, staff will be unable to make positive findings to support the application. As this is a matter of adequacy and not completeness, the applicant may opt to not amend this part of the application. 11. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 12. Number of application copies. In addition to the material you have already submitted, please submit an additional 15 FULL SETS of your application materials: plans, written documents, forms etc, along with one set of plans reduced to 8.5x11. This means everything: background material, preapp notes, application form, everything that you are relying on for your application package. Incomplete sets will cause further delays in staff's review. Should you have any questions with regard to these items, please contact me at 503- 639-4171. Sinc ely, i organ racy Associate Planner c: SDR2004-00005 Land Use File i:\curpin\rnorgan\workspace\sdr\sdr2004-00005(ashbrook condos)1sdr2004-00005 incomplete.doc • PUBLIC FACILITY PLAN Project: Ashbrook Condominium_s COMPLETENESS CHECKLIST Date: 5/17/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ® Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. • Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Provide profile for both streets 300 feet beyond end of improvements. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? • Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide water quality and detention provided? calculations. ❑ Water quality/detention facility shown on plans? Show detention facility. ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submit :I is hereby deemed ❑ COMPLETE ® INCOMPLETE By i EirrA • Date: 5/17/04 REVISED 05/17/04 .JL,` ill CITY OF TIGARD OREGON July if, 2004 Randy Rutherford Matrix Development Corporation 12775 SW 69th Avenue, Suite 100 Tigard, OR 97223 RE: 2nd Completeness Review-Ashbrook Condominiums, Case File No. SDR2004-00005 Dear Mr. Rutherford: The City has received your application for Site Development Review (SDR2004-00005) to develop 19 townhouse units in a multi family project. A letter was sent regarding the several items that were missing. Staff received additional material on June 28th that consisted of one storm drainage report, and 3 sets of 24x36 and 8.5x11 sizes of development plans. From this information it appears that the landscape plan has been modified. The following items remain unsatisfied. Please note that the plans that have been submitted will be discarded, and that 15 collated sets of your application are required for staff to process the application. 1. Deed/Title/Proof of Ownership. A current copy of the title to the property to show that the present owner has signed the application form is required. 2. Landscape Plan. The submitted landscape plan satisfies the submittal requirement, but appears deficient. Staff recommends that the landscape plan be resubmittal. As this is a matter of adequacy and not completeness, the applicant may opt to not amend this plan. 3. Landscape/Impervious Area Statistics. To document that the landscaping standards are met, your landscaping plan should indicate the amount of landscaping versus impervious area on the site. The narrative notes that 24% of the site is landscaped, but that seems high given the landscape plan. Note that landscaping is exclusive of any hardscaping or building area. 4. Building Height and Footprint Dimensions. The elevations did not contain dimensions of building height, and the site plan lacked building footprint dimensions. 5. Lighting Plan. A lighting plan is needed, and may include wall mounted or pole mounted lights. These lights shall not cause glare onto adjacent properties (greater than 1 foot candle at the property line). 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 6. Architectural Plan/Elevations. The elevations need to indicate the type of materials that will be used in the project. 7. Mailing List. You have supplied the required envelopes, but there is no mailing list to compare it to. Please note that the mailing list is only valid for three months from the date it was printed. 8. Waste Hauler Sign-Off. You may either provide a waste hauler sign off or address the criteria in Chapter 18.755, Solid Waste. 9. Tree Inventory/Removal/Protection Plan. Your "removal" plan does not indicate which trees are to be removed. Protection consists of the words "trees are to be protected". This is inadequate. A certified arborist is required to prepare the tree plan and define the protection methods for trees to remain, refer to 18.790. 10. Narrative. The narrative addressing the standards of 18.630 and 18.810 could use some additional analysis. Remember, it is the burden of the applicant to demonstrate compliance with all the applicable standards. If the information is not contained in the narrative and cannot be readily determined from the plan sets, staff will be unable to make positive findings to support the application. As this is a matter of adequacy and not completeness, the applicant may opt to not amend this part of the application. 11. Public Facility Items. Please provide the information required by our development review engineer, as shown on the REVISED attached sheet. 12. Number of application copies. In addition to the material you have already submitted, please submit an additional 15 FULL SETS of your application materials: plans, written documents, forms etc, along with one set of plans reduced to 8.5x11. This means everything: background material, preapp notes, application form, everything that you are relying on for your application package. Incomplete sets will cause further delays in staff's review. Should you have any questions with regard to these items, please contact me at 503- 639-4171. Sinc rely, r qcy- organ Tracy Associate Planner c: SDR2004-00005 Land Use File is\curpin\morgan\workspace\sdr\sdr2004-00005(ashbrook condos)\sdr2004-00005 2nd incomplete.doc IS( "?>sA-A 1Z- 00 PUBLIC FACILITY PLAN Project: Nshbrook Condominiums 'COMPLETENESS CHECKLIST Date: 5/17/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? _ ® Adjacent parcel grades shown. _ ❑ Geotech study submitted? STREET ISSUES ❑ Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. Existing/proposed curb or edge of pavement shown. Street rofiles shown. ,p ' G Provide profile for both streets 300 feet WI!� A P[`.VFIUG 6iQ.bO.s beyond end of improvements. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ _ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide water q and detention provided? ❑ Water quality/detention facility shown on plans? Show detention facility. LA6eL I T. ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed COMPLETE ® /e.-6 mod/ By: Date: 5/17/04 REVISED. 05/17/04 1 P roject:] )Ykw1 c LOe1IO LAND USE APPLIC►,� ION Date: 6//o/04 - COMPLETENESS REVIEW ❑ COMPLETE illiINCOMPLETE STANDARD INFORMATION: 10.34 1. ILA-' 1U1 04u- ❑ Deed/Title/Proof Of Ownership Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Impact Study(18.390) c? USA Service Provider Letter Construction Cost Estimate 14.590 15 # Sets Of Application Materials/Plans ❑ Pre-Application Conference Notes Envelopes With Postage (Verify Count) P-ROJECTSTATISTICS: � � ❑ Building Footprint Size ° Of Landscaping On Site (( J) %Of Building Impervious Surface On Site [I] Lot Square Footage �� 'LA l I ENSI•NE_D: 11 Building footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) Pr Truck Loading Space Where Applicable ',' Building Height ❑ Access Approach And Aisle Visual Clearance Triangle Shown AD ITIONAL PLANS: � ,, , %biS g Vicinity Map 1�%l Architectural Plan t' / [� Tree Inventory Sg xisting Conditions Plan g' Landscape Plan Istekei Gf'lellgi. i ite Plan (� lighting Plan y dlpvv, i,(R, Lewd It t:o. 1 ZN I/c %Ile TREE_P / I 1 ATION PLAN: l_ -_ J- ❑ oes n mil/tit- wk.,,,I. 11f ws rest 04.. ❑ -4-rte, - h>-'T"Wv, Q ❑ Aft. t_ & .a. A. • 4, ,a • - , c.,eftlie< a ADDITIONAL REPORTS: (list any special reports) ❑ ❑ El ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) d 18.765(OH Street ParSUng/loading Requirements) - ❑ 18.340(Directors Interpretation) Qr 18.630(Washington Square Regional Center) 1"a D " 18.775(Sensitive lands Review) - ❑ 18.350(Planned Development) B 18.705(Acass/Egress/Graslation) .-- ❑ 18.780(Signs) l18.360(Site Development knew) ❑ 18.710(Accessory Residential Units) 18.785(Temporary Use Pemsit) • 18.370(Yanances/Adlusunents) 1 8.115(Density(amputations) -- . 18.790(tree Removal) -' ❑ 18.380(Inning Nap/Text Amendments) `:F. 18.120(Design Compatibility Standards) .-• d 18.795(visual Clearance Anas) ❑ 18.385(Miscellaneous Permit) 0 18.725(Environmental Pedornunce Standards) ❑ 18.797(Water Resources(WA)Overlay District) ❑ 18.390(Decision Making Procedures/Mpact Study) - ❑ 18.730(Exceptions To Development Standards) ❑ 18.798(wireless Communication Italities) ❑ 18.410(lot line Adjustment) ❑ 18.740(Historic overlay) d 18.810(Street&Utility Improvement Standards) ❑ 18.420(land Partitions) El 18.142(Home Occupation Permit) ❑ 18.430(subdivisions) ❑ 18.145(landscaping A Screening Standards) ❑ 18.510(Residential loving Districts) Ipi r 18.750(Manufartured/Mobd Home Regulations) ❑ 18.520(Commenial boning District) 18.155(Mined Solid Waste/Recycling Swage) ❑ 18.530(Industrial Zoning District) 18.760(Nonconforming Situations) ADDITIONAL ITEMS: a t,A4k hdt,i2J -14,A ok Regtvta pL, -. I:lcurpinlmasters\revisedUand use application completeness review.dot REVISED: 17-Jan-01 CITY OF TIGARD August 19, 2004 OREGON Randy Rutherford Matrix Development Corporation 12775 SW 69th Avenue, Suite 100 Tigard, OR 97223 RE: Notice of Complete Application Submittal — Ashbrook Condominiums S D R2004-00004NAR2004-00045NAR2004-00046 Dear Mr. Rutherford: The City has received the information necessary to begin the review of your Site Development and related adjustments application. Please note that you will be required to provide more detailed storm water calculations for 2, 10 and 25 year storm events per CWS requirements, following preliminary approval (if approved) with hydrograph information attached. As this is a detail that can be addressed as part of the construction documents, staff has deemed your land use application submittal complete as of August 19, 2004 and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions, please feel free to contact me at 503-639-4171 , x2428. Sincerely, Morgan Tracy Associate Planner i:\curpin\morgan\workspace\sdr\sdr2004-00005 ashbrook condos\sdr2004-00005 complete.doc c: SDR2004-00005 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Il 35 41o® PUBh1C FACILITY PLAN Project: .shbrook Condominiums COMPLETENESS CHECKLIST Date: 5/17/04 GRADING • Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ® Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. .1 Existing/proposed curb or edge of pavement shown. Strej rofiles own. Provide profile for both streets 300 feet AT � re.ORLE 6 F�ADE,5 ? beyond end of improvements. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ►1 Existing/proposed lines shown? i►‘j Preliminary sizing calcs for water quality/detention Provide water quality and detention provided? ❑ Water quality/detention facility shown on plans? d Show detention facility. LIIEL I T ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent •arcels re•uired/shown? The submittal is hereby deemed IN COMPLETE ® INCOMPLETE 1... ' of Ir By 40._<4 44 ,1710, Date: 5/17/04 REVIep: 05/9 Pa0k)IDe DE7E0106) 'Fopt 3 , (0 d 2S YY �% ws . P 1T CI4- Hv0� 6 p,e,, Ur5 � �� pe � A saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES Corn uuntyADe&pm9nt Shaping/`t Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL FFEAp.mGDE VI 0/04 wir A M /1<th -,_ APPLICANT:-Pm✓lr s fa rai5er1 AGENT: Phone: (col) 1Y0- 2Z35 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: .3995 St./ dk 4 TAX MAP(S)/LOT #(S): ISI35A-4 WZ X2 NECESSARY APPLICATIONS: 517g S,TE/ vctopMENl "Re LirCk✓ (VMM?)VA-RI A-NCE of hbgosTwiciur- s£R SrNs(77 ve Lips '-vt tw PROPOSAL DESCRIPTION: /7 1 )— M- 4rciv_J COMPREHENSIVE PLAN MAP DESIGNATION: r xeot (Ac- EMF to yruej ZONING MAP DESIGNATION: !(1E-- CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: r�5/- ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. ZO I MINIMUM LOT SIZE: ' sq. ft. Average Min. lot width: ft. Max. building height:200 ft. Setbacks: Front b2't ft. Side ` ft. Rear 1Q ft. Corner tfr ft. from street. MAXIMUM SITE COVERAGE: g5 % Minimum landscaped or natural vegetation area: /5 %. GARAGES: I■14r ft. Mix ZO t [A NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section [- NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. � So„d 10 ah c ri kris t in t'�el.(, cods-c tirehoyl. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. I "(ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 X 301 Minimum access width: Minimum pavement width: ZYr wd cvrLs 6�5rw�l�wr� [1WALKWAY REQUIREMENTS (Refer to Code Chapter 18.105) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [ of RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.1151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 11// I All sensitive lands areas including: far t4lcu�4�ton5 ➢ Land within the 100-year floodplain; hduchovty For h�hF cI a.l■.A ➢ Slopes exceeding 25%; AYYA, 021 be, bm 0/7 14- eXcLswe-- Drainageways; and Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. v t Public right-of-way dedication: 5 I-i c lc, I` 51.- et`�9 " ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq.ft_ (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050(minimum lot area) - 3,050(minimum lot area) 11.4 Units Per Acre = 12.1 Units Per Acre .k The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%0l the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY". CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section (SPECIAL SETBACKS (Refer to Code Section 18.7301 ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. —÷ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements] ❑ FIAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. E(BUFFERING AND SCREENING (Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level A- (io ern) along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: dLANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. dRECTCLING (Refer to Code Chapter 18.7551 i,icluk win a, pCOyi kf i1ckr Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section (�PARKING [Refer to Code Chapters 18365 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Y Single-family Requires: One (1) parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Y Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; _.90►1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. ,Multi-family dwelling units with more than ten (10) required spaces shall provide parkin for the use of guests and shall consist of 15% of the total required parking. I7X(.S X .l5 spa NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.765) f P�r 2 cl weU,�► c/o,' BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 4. SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I I STEEP SLOPES [Refer to Code Section 18.715.070.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. I7 CLEARWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION 8 ORDER 96-44 r S $nN,rx�s� A DJy ,Go-n„osM x7c " - ,,1vrD R PO SE ,SITIVERki∎ >i " CO ys D oKroi-. NFRSID ,` : ., • Streams with intermittent flow draining: <25% 15 feet + 10 to <50 acres >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers,streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% • 10 to <50 acres 30 feet ► >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers,streams,and springs with year-round flow in 25-foot increments from the starting ♦ Streams with intermittent flow draining >100 acres point to the top of ravine(break in ♦ Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 'Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition_ 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. 17( SIGNS [Refer to Code Chapter 18.7801 t p r•pax.q SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels or which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed_ Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. WMITIGATION (Refer to Code Section 18.190.060.11 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.195) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Apphcation/Planning Division Section • I FUTURE STREET PLAN AND EXTEhaiON OF STREETS (Refer to Code Section lo.d10.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060] MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1% times the minimum lot size of the applicable zoning district. n BLOCKS (Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) ■/ 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) ✓ 18.705(Access/Egress/Circulation) _ 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) ✓J 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) / 18.720(Design Compatibility Standards) V 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) V 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) m 18.390(Decision Making Procedures/Ipa ) 18.730(Exceptions To Development Standards) V 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) _ 18.420(Land Partitions) - 18.742(Home Occupation Permits) 18.430(Subdivisions) t/ 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) / 18.750(Manufactured/Mobil Home Regulations) ✓ 18.520(Commercial Zoning Districts) ✓ 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: l� Palt rec(4.1 a tfto✓i l,J5IC otrA (n q✓ 66,114e. 60 30) rbso look ct c)-L vl Co/tnqu61�t_1, y1h.,, 4a. s 0f I& 1Z0 Pam Z �� (`x C'415 ,'2OT J Jf ow c & elo,t M.t�t" <kb r 1Lo�� Mu I tly (3� 5pir tin-4 naz, ht co,,ntG a 12y AI?c/'mr 1% „LvGv IFVUnr� O 4r5, yettdo,alGcc> t) /o` 6� /� �r�'ewi �' M ext,it, 02 It family vs� - vkrturc,, to fors r ,(revs , F Ofd - vat u_ prrIcrnq A ) d jaiLL' � � (►1u.Vk • (.Llrvtrek tti.4 �111.f ' Seat or Ne f- stk urtot, Rj( / dt/Cho'15 5P�sr> v� A+ds 6u ro✓#cu1 fv 046-4 f t4.4, C.a.sc, /r fe€/ct/PI by Zc% , A5 pro✓tcjp 1l'r ,.' LA-15 RC S ilu.Aer!crds- 1/(5 (i(tura,u. A G.S PROCEDURE V Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential AppIcation/Planning Division Section The administrative decisio,. Jr public hearing will typically occur at,00ximately 45 to 60 days after an application is accepted as being complete by the Planning Division_ Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follp,ws all land use decisions. An appeal on this matter would be heard by the Tigard He rs•, 5 Oft trer . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 7Y1gfrJ 7it' CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1297 E-MAIL fstafl's fiat name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylmasters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION (Cftj of I Oregon Development Shaping 4 Better Community PUBLIC FACILITIES Tax Map(sl: 1S135AA Tax Lot(s): 4200 Use Type: Mixed Use Employment The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Oak Street to 31 feet from centerline. ® SW 90th Avenue to 27 feet from centerline. ❑ SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Oak Street, to include: ® 17 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 8-foot concrete sidewalk with planter strip ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Additional ROW dedication may be required at the intersection of Oak and 90th in order to achieve proper intersection aliqnment. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section E Half street improvements will be necessary along SW 90th, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: n feet of pavement concrete curb I I storm sewers and other underground utilities ❑ -foot concrete sidewalk J street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. n Other: ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Oak and along a portion of 90th Street. Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Oak Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to to connect to the public sewer. There is also an 8-inch sewer line located in 90th Avenue. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OF TIGARD PraApplIcatlon Conference Notes Page 3 of 6 Wendel UepartssitSatin All proposed development n the City shall be designed such `. storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Detention is required when the net, new impervious surface area exceeds 5000 square feet. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality treatment is required when the net, new impervious surface area exceeds 1000 sf. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Other Permits. Ther e other special permits, such as i hanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: � Yh,(�— a • • o� ENGINEERING DEPARTMENT STAFF DATE Phone: (503)639-4171 Fax (503)624-0152 \eng\brianr\templates\preap notes-eng dot Revised. September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION 4 .411 CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENE- • ' ORMAT •N e/65 Sw "ec - 5 , FOR STAFF USE ONLY Applicant: eNi.-- tS I Oc _ f � Addre _ — Phone: 5-a3- Z i °-Zen- Case No.: fi R -4.3U4 — bob()9 City: 1 U�. -f• Zip: ?7 36 'Q Receipt No.: aoo-( - 03 77 �� `� f o�—7y0-Z Z Application Accepted By: C, e y Contact Person: i-=� Cs � g Date: A- a -a`4 Property Owner/Deed Holder(s): lA a y�� - )✓„»•..,F / U// DATE OF PRE-APP.: , - I O -04 45k 7106 k U,h 4.GWtes /(C - TIME OF PRE-APP.: 10= 00 Address:awrj $t'/.' c l2 57—Phone: S�a3-?Ya-ZZTf PRE APP. HELD WITH: Clt'_ ' 'sfcil---. Zip: '72,23 Rev 11/8/2002 i:\curpinknasters\revised\Pre-AppRequest.doc Property Address/Location(s): g 9?S S d,L/c ; 7.. 6c.,55 S%- ce 0,1-4 — REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): / S 3 s ,4-A 1/ . Zoning: y '_ u U -' ( ❑ Pre-Application Conf. Request Form Site Size: 9- //-5 Sr 4 - 3 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of 9:00-11:00 AM. ❑ Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. ❑ Filing Fee $287.00 CITY OF TIGARD 2/2/2004 13125 SW Ha11 Blvd. 3:46:10PM A o�,,F<< r,. ., Tigard,Oregon 97223 . AL. : 1 (503) 639-4171 Receipt #: 27200400000000000377 Date: 02/02/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2004-00009 [LANDUS] PreApp Conf 100-0000-438000 287.00 Line Item Total: $287.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pa' Check MATRIX DEVELOPMENT CAC 26933 In Person 287.00 Payment Total: $287.00 THIS DOCUMENT HAS A COLORED BACKGROUND AND MICROPRINTING IN THE SIGNATURE LINE. MATRIX DEVELOPMENT ; RAT Mbank. 24-22 2 6 933 CORPORATION 1 It)N 1230 111....111011111 12 ',5 W. 6)1h A p,�tite 100 24-HDur Banking ®° 80�-673-3555 sf 1ilC[II.cl (� J L' .i f ��l,� ~ PI1<,„c■; Uij G?U ti118F� �rI �'91;598-a9P1) DATE February 2 , 2004 pw.„.,���r��t���lt.:, ;�T,����<<4ec; ,� �������� Two hundred eighty-seven dollars and no cents m us[ tma l NI 44 AMOUNT $ 287. 00 40411#41- lipkiROSIbmii01101161initiffitAitarkiiIi: 1 TO THE l'I ITY OF TIGARD �ORDER 13125 SW HALL BLVD , UOF l D TI GqRPa ?R, dP7223 ' ' i'l�lw 4411 i . i. _ 1 i; i? t it 1 is iii iw ,` o �m� a m�m�n �m �nu �i Him w� mi� nr� fl� pol „ � n*? THE REVERSE SIDE OF THIS DOCUMENT HAS AN ARTIFICIAL WATERMARK. — Page 1 of 1 cReceipt.rpt Pre-Apps (CD Meetings) February 2004 S M T W T F 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Tuesday, February 10, 2004 8:00 8:30 9.00 Alpha Engineering Pre-app: 11685 SW North Dakota Street SUB 9:30 10.00 Pre-app Dennis Grayson 503-740-2235 8995 SW Oak Townhome Development 10:30 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 ' 5:00 5:30 6:00 4:18PM Monday,February 02,2004 RECEIVED I c [004 Ash Brook Farm Town Homes CITY OF TIGARD A P�.ANNING/ENGINEErIN;. 17 Unit Town Home Project. Developed By: Allied Development LLC & Ash Brook Town Homes LLC. As requested by the staff of building services, Allied Development LLC is to propose the development of a seventeen(17) unit town home project located within the city limits of Tigard, at 8995 SW Oak st. 1s175AA04200, Tigard Or. 97223. The development consists of, two (2) duplexes, two (2) fourplex units, and one (1) five plex, shown on the site plan. The development building fronts 90th street and has one privet access to the property, all of the units have, rear loaded garages, and are two bed room two bath, with 1,078 total living space per unit. The project as well, has ten on site parking spaces that encroach into the fifteen foot buffer, that is re mitigated into the projects only open space to the north and south portions of the project. The project is to propose eleven(11) street parking spaces for guests along 90th street. The project is to dedicate the minimum turning radius from sw Oak st. to sw 90th , while adding the only sidewalk along sw 90th and sw oak st. with street trees, a fire hydrant, and a street light for the access point to the privet drive to the project. F ir, r- �'�unnw�inu "riii�n 7iq jj '1`.; 7) . , , I .!". i ,.. 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' w„ I e - _____..-.- ue —: ---_- ---- __ 1'la ii: w : awl ps1/o3i rrilla 10 174 1111111.1111 ' 'Fa 1 .� 1 Nit all !MAW 1414r \44.1"10 rJ 6rReer FArcAriG,I, ADDITIONAL DOCUMENTS PROPOSED-April 25, 2005 EXHIBIT C P!Wv" riwbillp BYLAWS OF ASHBROOK CONDOMINIUMS OWNERS ASSOCIATION Portlndi-2195557.2 0035194-00008 TABLE OF CONTENTS Page ARTICLE 1 PLAN OF CONDOMINIUM OWNERSHIP 1 1.1 Name and Location 1 1.2 Principal Office 1 1.3 Purposes 1 1.4 Applicability of Bylaws 1 1.5 Composition of Association 1 1.6 Incorporation 1 1.7 Definitions 1 ARTICLE 2 MEETINGS OF ASSOCIATION 1 2.1 Place of Meetings 1 2.2 Organizational and Turnover Meeting 2 2.3 Annual Meetings 2 2.4 Special Meetings 2 2.5 Notice of Meetings 2 2.6 Voting 2 2.7 Absentee Ballots and Proxies 3 2.8 Fiduciaries and Joint Owners 3 2.9 Tenants and Contract Vendors 3 2.10 Quorum of Unit Owners 3 2.11 Majority Vote 3 2.12 Order of Business 4 2.13 Rules of Order 4 2.14 Ballot Meetings 4 ARTICLE 3 BOARD OF DIRECTORS 5 3.1 Number and Qualification 5 3.2 Interim Directors 5 3.3 Election and Term of Office 5 3.4 Vacancies 6 3.5 Removal of Directors 6 3.6 Powers and Duties 6 Portlnd l-2195557.2 0035194-00008 ZS 3.7 Managing Agent or Manager 8 3.8 Contracts Entered into by Declarant or Interim Board 8 3.9 Organizational Meeting 9 3.10 Regular and Special Meetings 9 3.11 Open Meetings 9 3.12 Waiver of Notice 10 3.13 Quorum of Board of Directors 10 3.14 Compensation 10 3.15 Liability and Indemnification of Directors, Officers and Manager. 10 3.16 Insurance 11 ARTICLE 4 OFFICERS 11 4.1 Designation 11 4.2 Election of Officers 11 4.3 Removal of Officers 11 4.4 Chairperson 11 4.5 Secretary 11 4.6 Treasurer 12 4.7 Execution of Instruments 12 4.8 Compensation of Officers 12 ARTICLE 5 BUDGET, EXPENSES AND ASSESSMENTS 12 5.1 Budget 12 5.2 Determination of Common Expenses 12 5.3 Assessment of Common Expenses 13 (a) Obligation to pay 13 (b) Working capital fund. 13 (c) Commencement of regular operating expense assessments. 14 (d) Commencement of assessment for replacement reserves. 14 5.4 Special or Extraordinary Assessments 14 (a) Special Assessments for Capital Improvements. 14 (b) Other Special or Extraordinary Assessments. 14 5.5 Replacement Reserves 14 (a) Establishment of Account. 14 (b) Funding of Account. 15 Portlnd l-2195557.2 0035194-00008 ii III (c) Reserve Studies. 15 (d) Use of Reserve Funds. 15 (e) Sale of Units. 15 5.6 Default in Payment of Assessments 16 5.7 Foreclosure of Liens for Unpaid Assessments 16 5.8 Statement of Assessments 16 5.9 Priority of Lien; First Mortgages 16 5.10 Voluntary Conveyance 17 ARTICLE 6 RECORDS AND AUDITS 17 6.1 General Records 17 6.2 Financial Records and Accounts 17 6.3 Assessment Roll 17 6.4 Payment of Vouchers 17 6.5 Reports and Audits 18 6.6 Notice of Sale, Mortgage, Rental or Lease 18 6.7 Availability of Records 18 6.8 Statement of Assessments Due 18 ARTICLE 7 MAINTENANCE AND USE OF CONDOMINIUM PROPERTY 19 7.1 Maintenance and Repair 19 (a) Units. 19 (b) Common elements. 19 (c) Repairs. 19 7.2 Additions, Alterations or Improvements 19 7.3 Damage or Destruction by Casualty of Condominium Property 20 7.4 Condemnation 21 (a) Complete Taking. 21 (b) Partial Taking 21 7.5 Restrictions and Requirements Respecting Use of Condominium Property 21 (a) Residential use. 22 (b) Use of common elements. 22 (c) Offensive or unlawful activities 22 (d) Animals 22 (e) Exterior lighting or noisemaking devices and antennas. 22 Portlnd 1-2195557.2 0035194-00008 111 In (f) Windows, decks, porches and outside walls 23 (g) Parking of Vehicles 23 (h) Signs 23 (i) Trash. 23 (j) Insurance. 23 (k) Garages. 23 (1) Water beds. 23 (m) Washing Machines. 24 (n) Association rules and regulations. 24 7.6 Leasing and Rental of Units 24 7.7 Failure to Follow Maintenance Plan 25 7.8 Abatement and Enjoining of Violations 25 ARTICLE 8 INSURANCE 26 8.1 Types of Insurance 26 (a) Property Damage Insurance. 26 (b) Liability Insurance. 27 (c) Workers' Compensation Insurance. 27 (d) Fidelity Insurance 27 (e) Directors' and Officers' Liability Insurance. 27 (f) Insurance by Unit Owners. 28 8.2 Other Insurance Requirements 28 8.3 Optional Provisions 29 8.4 FannieMae and GNMA Requirements 30 ARTICLE 9 AMENDMENTS TO BYLAWS 30 9.1 How Proposed 30 9.2 Adoption 30 9.3 Execution and Recording 31 ARTICLE 10 DISPUTE RESOLUTION 31 10.1 Initial Dispute Resolution Procedures 31 10.2 Mediation 31 10.3 Arbitration 32 10.4 Selection of Arbitrator 32 10.5 Consolidated Arbitration 32 Port lndl-2195557.2 0035194-00008 1V In 10.6 Discovery 32 10.7 Evidence 33 10.8 Excluded Matters 33 10.9 Costs and Attorneys' Fees 33 10.10 Survival 34 ARTICLE 11 MISCELLANEOUS 34 11.1 Notices 34 11.2 Waiver 34 11.3 Action Without a Meeting 34 11.4 Invalidity; Number; Captions 34 11.5 Conflicts 34 Port lnd l-2195557.2 0035194-00008 V BYLAWS OF ASHBROOK CONDOMINIUMS OWNERS ASSOCIATION Article 1 PLAN OF CONDOMINIUM OWNERSHIP 1.1 Name and Location. These are the bylaws of the ASHBROOK CONDOMINIUMS OWNERS ASSOCIATION (the "Association"). Ashbrook Condominiums (the "Condominium") is located in the City of Tigard, Washington County, Oregon, and has been submitted to the Oregon Condominium Act by a declaration recorded simultaneously with these Bylaws (the "Declaration"). The location of the Condominium is more specifically described in the Declaration. 1.2 Principal Office. The principal office of the Association shall be located at such address as maybe designated by the board of directors from time to time. 1.3 Purposes. This Association is formed under the provisions of the Oregon Condominium Act to serve as the means through which the unit owners may take action with regard to the administration, management and operation of the Condominium. 1.4 Applicability of Bylaws. The Association, all unit owners, and all persons using the Condominium property shall be subject to these Bylaws and to all rules and regulations that may be adopted pursuant to these Bylaws. 1.5 Composition of Association. The Association shall be composed of all the unit owners of the Condominium, including Ashbrook Condominiums, LLC, an Oregon limited liability company, and its successors and assigns (the "Declarant"), and the Association, itself, to the extent any of these own any unit or units of the Condominium. 1.6 Incorporation. The Association shall be incorporated under the Oregon Non- Profit Corporation Law. The Articles of Incorporation of the Association shall be consistent with the Declaration and these Bylaws, and these Bylaws shall constitute the bylaws of the incorporated association. 1.7 Definitions. The definitions contained in or adopted by the Declaration shall be applicable to these Bylaws. Article 2 MEETINGS OF ASSOCIATION 2.1 Place of Meetings. The Association shall hold meetings at such suitable place convenient to the unit owners as may be designated by the board of directors from time to time. Portlndl-2195557.2 0035194-00008 1 2.2 Organizational and Turnover Meeting. Within three years after the date of conveyance of the first unit to a person other than a successor declarant, or within ninety (90) days after Declarant has sold and conveyed to a person other than a successor declarant seventy- five percent (75%) or more of the units in the Condominium, whichever is earlier, the Declarant shall call the first meeting of the unit owners to organize the Association and to elect directors. Notice of such meeting shall be given to all owners as provided in Section 2.5. If Declarant fails to call the meeting, the meeting may be called and notice given by any unit owner or mortgagee of a unit. The expense of giving notice shall be paid or reimbursed by the Association. At the meeting, Declarant shall deliver to the Association such information and documents as may be required by the Oregon Condominium Act. Nothing in this Section shall be construed as preventing the Declarant from calling the organizational and turnover meeting prior to such date, or from calling informal, informational meetings of the unit owners. 2.3 Annual Meetings. The annual meetings of the Association shall be held on such date each year as may be established by the board of directors from time to time, or if the board does not establish such a date, then in the month of February at such hour and on such date as the chairperson may designate, or if the chairperson should fail to designate such date by the first day of February then on the last Tuesday in February. The annual meetings shall be for the purpose of electing directors and for the transaction of such other business as may properly come before the meeting. 2.4 Special Meetings. Special meetings of the Association may be called by the chairperson or by a majority of the board of directors, and must be called by such officers upon receipt of a written request from at least thirty percent (30%) of the voting rights stating the purpose of the meeting. Business transacted at a special meeting shall be confined to the purposes stated in the notice of meeting. 2.5 Notice of Meetings. Notice of the annual meeting and all other meetings of the Association stating the time and place and the purpose or purposes for which the meeting is being called shall be given by the chairperson or secretary. Such notice shall be in writing and mailed not less than ten (10) days nor more than fifty(50) days prior to the date of the meeting to each unit owner at his or her address as it appears on the books of the Association and to any first mortgagee requesting such notice. Proof of such mailing shall be given by the affidavit of the person giving the notice. For a period of ten (10) years following recording of the Declaration, notices of meetings shall also be given to Declarant in the same manner as given to unit owners, and Declarant or a representative of Declarant shall be entitled to attend such meetings. Notice of meeting may be waived by any unit owner before or after meetings. When a meeting is adjourned for less than 30 days, no notice of the adjourned meeting need be given other than by announcement at the meeting at which such adjournment takes place. 2.6 Voting. Each owner of a unit shall have one vote for each unit of the Condominium owned by such unit owner; provided, however, that Declarant shall have five votes for each unit owned by Declarant until the earlier of (a) when Declarant has sold and conveyed to a person other than a successor declarant 75 percent or more of the units in the Condominium, or (b) three years after the date of the first conveyance of a unit to a person other than a successor declarant. The Declarant shall be entitled to vote as the unit owner of any then existing units retained by the Declarant, and the board of directors shall be entitled to vote on Portlndl-2195557.2 0035194-00008 2 behalf of any unit that has been acquired by or on behalf of the Association; provided, however, that the board of directors shall not be entitled to vote such units in any election of directors. 2.7 Absentee Ballots and Proxies. A vote may be cast in person, by absentee ballot or by proxy. A proxy given by a unit owner to any person who represents such owner at meetings of the Association shall be in writing and signed by such owner, and shall be filed with the secretary at any time prior to or at the start of the meeting. An owner may not revoke a proxy given pursuant to this Section except by actual notice of revocation to the person presiding over a meeting or to the board of directors if a vote is being conducted by written ballot in lieu of a meeting. A proxy shall not be valid if it is undated or purports to be revocable without notice. A proxy shall terminate one year after its date unless the proxy specifies a shorter term. Every proxy shall automatically cease upon sale of the unit by its owner. A unit owner may pledge or assign such owner's voting rights to a mortgagee. In such a case, the mortgagee or its designated representative shall be entitled to receive all notices to which the unit owner is entitled under these Bylaws and to exercise the unit owner's voting rights from and after the time that the mortgagee shall give written notice of such pledge or assignment to the board of directors. Any first mortgagee may designate a representative to attend all or any meetings of the Association. 2.8 Fiduciaries and Joint Owners. An executor, administrator, guardian or trustee may vote, in person or by proxy, at any meeting of the Association with respect to any unit owned or held in such capacity, whether or not the same shall have been transferred to his or her name; provided, that such person shall satisfy the secretary that he or she is the executor, administrator, guardian or trustee, holding such unit in such capacity. Whenever any unit is owned by two or more persons jointly, according to the records of the Association, the vote or proxy of such unit may be exercised by any one of the owners then present, in the absence of protest by a co-owner. In the event of disagreement among the co-owners, the vote of such unit shall be disregarded completely in determining the proportion of votes given with respect to such matter unless a valid court order establishes the authority of a co-owner to vote. 2.9 Tenants and Contract Vendors. Unless otherwise expressly stated in the rental agreement or lease, all voting rights allocated to a unit shall be exercised by the owner/landlord. Unless otherwise stated in the contract, all voting rights allocated to a unit shall be exercised by the vendee of any recorded land sale contract on the unit. 2.10 Quorum of Unit Owners. At any meeting of the Association, members holding twenty percent (20%) of the voting rights, present in person or by proxy, shall constitute a quorum. The subsequent joinder of a unit owner in the action taken at a meeting by signing and concurring in the minutes of the meeting shall constitute the presence of such person for the purpose of determining a quorum. When a quorum is once present to organize a meeting, it cannot be broken by the subsequent withdrawal of a unit owner or owners. If any meeting of members cannot be organized because of a lack of quorum, the members who are present, either in person or by proxy, may adjourn the meeting from time to time until a quorum is present. The quorum for the adjourned meeting shall be reduced to ten percent (10%) of the voting rights, present in person or by proxy. 2.11 Majority Vote. The vote of the holders of more than fifty percent (50%) of the voting rights, present in person or by proxy at a meeting at which a quorum is constituted, shall Portlndl-2195557.2 0035194-00008 3 be binding upon all unit owners for all purposes except where a higher percentage vote is required by law,by the Declaration or by these Bylaws. 2.12 Order of Business. The order of business at annual meetings of the Association shall be: (a) Calling of the roll and certifying of proxies; (b) Proof of notice of meeting or waiver of notice; (c) Reading of minutes of preceding meeting; (d) Reports of officers; (e) Reports of committees, if any; (f) Election of directors; (g) Unfinished business; (h) New business; and (i) Adjournment. 2.13 Rules of Order. Unless other rules of order are adopted by resolution of the Association or the board of directors, all meetings of the Association shall be conducted according to the latest edition of Robert's Rules of Order published by Robert's Rules Association. 2.14 Ballot Meetings. (a) At the discretion of the board of directors, any action that may be taken at any annual, regular or special meeting of the Association may be taken without a meeting if the Association delivers a written ballot to every member that is entitled to vote on the matter; provided, however, that a ballot meeting may not substitute for the organizational and turnover meeting described in Section 2.2 or, if a majority of the units are the principal residences of the occupants, for the annual meetings of the Association. The written ballot shall set forth each proposed action and provide an opportunity to vote for or against each proposed action. (b) The board of directors shall provide owners with at least ten (10) days' notice before written ballots are mailed or otherwise delivered. If, at least three (3) days before written ballots are scheduled to be mailed or otherwise distributed, at least ten percent (10%) of the owners petition the board of directors requesting secrecy procedures, a written ballot must be accompanied by a secrecy envelope, a return identification envelope to be signed by the owner and instructions for marking and returning the ballot. The notice shall state the general subject matter of the vote, the right of the owners to request secrecy procedures, the date after which ballots may be distributed, the date and time by which any petition must be received by the board requesting secrecy procedures and the address where any petition must be received. Portlnd l-2195557.2 0035194-00008 4 Notwithstanding the applicable provisions of paragraph (c) of this Section, written ballots that are returned in secrecy envelopes may not be examined or counted before the deadline for returning ballots has passed. (c) If approval of a proposed action would otherwise require a meeting at which a certain quorum must be present and at which a certain percentage of total votes cast is required to authorize the action, the proposal will be deemed to be approved when the date for return of ballots has passed, a quorum of unit owners has voted and the required percentage of approving votes has been received. Otherwise, the proposal shall be deemed to be rejected. If approval of a proposed action otherwise would require a meeting at which a specified percentage of unit owners must authorize the action, the proposal shall be deemed to be approved when the percentage of total votes cast in favor of the proposal equals or exceeds such required percentage. The proposal shall be deemed to be rejected when the number of votes cast in opposition renders approval impossible or when both the date for return of ballots has passed and such required percentage has not been met. Except as otherwise provided in paragraph (b) of this Section, votes may be counted from time to time before the final return date to determine whether the proposal has passed or failed by the votes already cast on the date they are entered. (d) All solicitations for votes by written ballot shall state the number of responses needed to meet any applicable quorum requirement and the total percentage of votes needed for approval. All such solicitations for votes shall specify the period during which the Association will accept written ballots for counting, which period shall end on the earliest of(i) the date on which the Association has received a sufficient number of approving ballots to pass the proposal, or (ii) the date on which the Association has received a sufficient number of disapproving ballots to render the proposal impossible of passage, or (iii) a date certain on which all ballots must be returned to be counted. A written ballot may not be revoked. Article 3 BOARD OF DIRECTORS 3.1 Number and Qualification. The affairs of the Association shall be governed by a board of directors composed of one (1) to three (3) interim directors or three (3) regular directors, as provided in Sections 3.2 and 3.3 of this Article. All directors, other than interim directors appointed by Declarant, shall be owners or co-owners of units of the Condominium. For purposes of this Section, the officers members, partners and any duly appointed employees of any corporation, limited liability company or partnership shall be considered co-owners of any units owned by such corporation, limited liability company or partnership. 3.2 Interim Directors. Upon the recording of the Declaration submitting the Condominium to the Oregon Condominium Act the Declarant shall appoint an interim board of one (1) to three (3) directors, who shall serve until replaced by Declarant or their successors have been elected by the unit owners as provided below. 3.3 Election and Term of Office. At the first organizational and turnover meeting called by Declarant pursuant to Section 2.2 of these Bylaws, the interim directors shall resign and three (3) successors shall be elected, one (1) to serve until the next annual meeting and two Portlnd1-2195557.2 0035194-00008 5 s (2) to serve until the second annual meeting after their election. The candidates receiving the greatest number of votes shall be elected to the two-year terms. Thereafter, at the expiration of the initial term of office of each respective director, his or her successor shall be elected to serve for a term of two years, so that the term of not less than one-third of the directors shall expire annually. Directors shall hold office until their respective successors have been elected by the unit owners. Election shall be by plurality. 3.4 Vacancies. Vacancies in the board of directors caused by any reason other than the removal of a director by a vote of the Association shall be filled by vote of the majority of the remaining directors, even though they may constitute less than a quorum, or by a sole remaining director. Each person so elected shall be a director until a successor is elected to fill the unexpired term at the next annual meeting of the Association or the next special meeting of the Association called for that purpose. Vacancies in interim directors shall be filled by Declarant. 3.5 Removal of Directors. At any regular or special meeting of the Association duly called, any one or more of the directors, other than interim directors, may be removed with or without cause by a majority vote of the unit owners present in person or by proxy, and a successor shall be elected at that meeting to fill the vacancy thus created. The notice of any such meeting shall state that such removal is to be considered, and any director whose removal has been proposed shall be given an opportunity to be heard at that meeting. 3.6 Powers and Duties. The board of directors shall have all of the powers and duties necessary for the administration of the affairs of the Association, except such powers and duties as by law or by the Declaration or by these Bylaws may not be delegated to the board of directors by the unit owners. The powers and duties to be exercised by the board of directors shall include, but shall not be limited to the following: (a) Operation, care, upkeep, maintenance, repair and replacement of the general and limited common elements and Association property. (b) Determination of the amounts required for operation, maintenance and other affairs of the Association, and the making of such expenditures. (c) Preparation and adoption of budgets, preparation, review and update of reserve studies and assessment and collection of the common expenses, all in accordance with the provisions of these Bylaws. (d) Employment and dismissal of such personnel as necessary for the efficient maintenance, upkeep and repair of the common elements. (e) Employment of legal, accounting or other personnel for reasonable compensation to perform such services as may be required for the proper administration of the Association; provided, however, the board may not incur or commit the Association to incur legal fees in excess of $5,000 for any specific litigation or claim matter or enter into any contingent fee contract on any claim in excess of$100,000 unless the unit owners have enacted a resolution authorizing the incurring of such fees or contract by a vote of seventy-five percent (75%) of the total voting rights of the Association. These limitations shall not be applicable to legal fees incurred in defending the Association and the board of directors from claims or PortIndl-2195557.2 0035194-00008 6 • litigation brought against them. The limitations set forth in this paragraph shall increase by ten percent on each fifth anniversary of the recording of the Declaration. To the extent required by ORS 100.490, the board shall notify the owners prior to instituting litigation or administrative proceedings. With regard to any pending litigation involving the Association, the board shall periodically report to the unit owners as to the status (including settlement offers), progress, and method of funding such litigation. Nothing in this paragraph shall be construed as requiring the board to disclose any privileged communication between the Association and its counsel. (f) Opening of bank accounts on behalf of the Association and designating the signatories required therefor. (g) Preparation and distribution of annual financial statements in accordance with these Bylaws and annual preparation and filing of all required income tax returns or forms for the Association. (h) Purchasing units of the Condominium at foreclosure or other judicial sales in the name of the Association, or its designee, on behalf of all the unit owners as provided in these Bylaws. (i) Selling, leasing, mortgaging, voting the votes appurtenant to (other than for the election of directors), or otherwise dealing with units of the Condominium acquired by the Association or its designee on behalf of all the unit owners. (j) Obtaining insurance or bonds pursuant to the provisions of these Bylaws and at least annually review the insurance coverage of the Association. (k) Making additions and improvements to, or alterations of, the common elements; provided, however, that no such project may be undertaken by the board if the total cost will exceed the amount of $20,000 unless the unit owners have enacted a resolution authorizing the project by a majority vote of the members, except that no such vote shall be required for work that is urgently needed for life, safety or structural integrity reasons. This limitation shall not be applicable to maintenance, repairs or replacement undertaken pursuant to paragraph (a) above. The limitation set forth in this paragraph shall increase by $1,000 on each anniversary of the recording of the Declaration. (1) Modify, close, remove, eliminate or discontinue the use of a general common element facility or improvement or portion of the common element landscaping, except that modification, closure, removal, elimination or discontinuance other than on a temporary basis of any swimming pool, spa or recreation or community building must be approved by at least a majority of the unit owners voting on such matter at a meeting or by written ballot held or conducted in accordance with these Bylaws. (m) Designating one or more committees which, to the extent provided in the resolution designating the committee, shall have the powers of the board of directors in the management of the affairs of the Association. At least one member of each committee shall be a member of the board of directors. Portlnd l-2195557.2 0035194-00008 7 l (n) Enforcement by legal means of the provisions of the Oregon Condominium Act, the Declaration, these Bylaws and any rules and regulations adopted hereunder. Nothing in these Bylaws shall be construed as requiring the Association to take any specific action to enforce violations. (o) Maintain a current mailing address for the Association, file an Annual Report and any amendment in accordance with ORS 100.250, and maintain and keep current the information required to enable the Association to comply with ORS 100.480(7). (p) Subject to the restrictions in subsection (e) above, initiate or intervene in litigation or administrative proceedings (including mediation under Article 10 of these Bylaws) in the name of the Association, and without joining the individual unit owners, as permitted under ORS 100.405(4)(e) and (11); provided that no litigation or administrative proceeding may be initiated on a matter relating to or affecting the unit or interest of a unit owner unless the unit owner has consented in writing to such action after full disclosure of the potential cost, duration and outcomes of the proposed litigation or administrative proceeding. (q) Establish, periodically update, and implement a Maintenance Plan that identifies those components of the common elements requiring periodic maintenance, including a maintenance manual defining how and when such maintenance should be performed and setting forth the estimated cost of such maintenance. The Maintenance Plan shall provide for not less than annual inspections of the property for evidence of water intrusion or other needed repairs by a knowledgeable independent party, and the board shall reasonably address any matters revealed by the inspection. For a period of ten (10) years following recording of the Declaration, Declarant shall be notified prior to the inspections, shall have a right for Declarant or its employees or contractors to be present during the inspections and have a right to receive a copy of the inspection reports. The operating and reserve budgets of the Association shall take into account the costs of complying with the Maintenance Plan. Changes or updates to the Maintenance Plan should be based upon the advice of competent experts or consultants. 3.7 Managing Agent or Manager. On behalf of the Association, the board of directors may employ or contract for a managing agent or a manager at a compensation to be established by the board of directors. Any such management agreement shall be terminable by the Association upon not more than 90 days' written notice thereof. The board of directors may delegate to the managing agent or manager such duties and powers as the board of directors may authorize. In the absence of such appointment, the board of directors shall act as manager; provided, however, that the board of directors may not terminate professional management and assume self-management unless the decision to do so is approved by at least seventy-five percent (75%) of the total voting power of the Association. 3.8 Contracts Entered into by Declarant or Interim Board. Notwithstanding any other provision of these Bylaws, any management contracts, service contracts or employment contracts entered into by the Declarant or the interim board on behalf of the Association shall have a term not in excess of three years. In addition, any such contract shall provide that it may be terminated without cause or penalty by the Association or board of directors upon not less than 30 days' notice to the other party given not later than 60 days after election of the permanent Portlnd 1-2195557.2 0035194-00008 8 board at the organizational and turnover meeting described in Section 2.2 of these Bylaws or in the case of management contracts, at any time after such organizational and turnover meeting. 3.9 Organizational Meeting. Unless otherwise agreed by the board, within fourteen (14) days following the annual meeting of the Association or following any meeting at which an election of directors has been held, the board of directors shall hold an organization meeting at such place and time as shall have been fixed by the directors at the meeting at which the election was held. 3.10 Regular and Special Meetings. Regular meetings of the board of directors may be held at such time and place as shall be determined, from time to time, by a majority of the directors. Special meetings of the board of directors may be called by the chairperson and must be called by the secretary at the written request of at least two directors. Notice of any special meeting shall be given to each director, personally or by mail, telephone or telegraph at least seven (7) days prior to the day named for such meeting, and shall state the time, place and purpose of such meeting. For a period of ten (10) years following recording of the Declaration, notices of meetings shall also be given to Declarant in the same manner as given to Directors. Unless other rules of order are adopted by resolution of the Association or the board of directors, all meetings of the board of directors shall be conducted according to the latest edition of Robert's Rules of Order published by Robert's Rules Association. 3.11 Open Meetings. (a) All meetings of the board of directors shall be open to unit owners and, for a period of ten (10) years following recording of the Declaration, to Declarant or a representative of Declarant, except that, in the discretion of the board, the following matters may be considered in executive session: (i) consultation with legal counsel concerning the rights and duties of the Association regarding existing or potential litigation, or criminal matters; (ii) personnel matters, including salary negotiations and employee discipline; (iii) negotiation of contracts with third parties; and (iv) collection of unpaid assessments. Except in the case of an emergency, the board of directors shall vote in an open meeting whether to meet in executive session. If the board of directors votes to meet in executive session, the presiding officer shall state the general nature of the action to be considered, as precisely as possible, when and under what circumstances the deliberations can be disclosed to owners. The statement, motion or decision to meet in the executive session shall be included in the minutes of the meeting, and any contract or action considered in executive session shall not become effective unless the board, following the executive session, reconvenes in open meeting and votes on the contract or action, which shall be reasonably identified in the open meeting and included in the minutes. (b) Meetings of the board of directors may be conducted by telephonic communication or by other means of communication that allows all members of the board participating to hear each other simultaneously or otherwise to be able to communicate during the meeting, except that if a majority of the units are principal residences of the occupants, then: (i) for other than emergency meetings, notice of each board of directors' meeting shall be posted at a place or places on the property at least three (3) days prior to the meeting, or notice shall be provided by a method otherwise reasonably calculated to inform the unit owners of such meeting; and (ii) only emergency meetings of the board of directors may be conducted by Portlnd l-2195557.2 0035194-00008 9 telephonic communication or such other means. The meeting and notice requirements of this Section may not be circumvented by chance or social meetings or by any other means. 3.12 Waiver of Notice. Any director may, at any time, waive notice of any meeting of the board of directors in writing, and such waiver shall be deemed equivalent to the giving of such notice. Attendance by a director at any meeting of the board shall constitute a waiver of notice by such director, except where the director attends the meeting for the express purpose of objecting to the transaction of any business because the meeting is not lawfully called or convened. If all of the directors are present at any meeting of the board, no notice to directors shall be required and any business may be transacted at such meeting. 3.13 Quorum of Board of Directors. At all meetings of the board of directors, a majority of the directors shall constitute a quorum for the transaction of business, and the votes of a majority of the directors present at a meeting at which a quorum is present shall constitute the decision of the board of directors. If at any meeting of the board of directors less than a quorum should be present, a majority of those present may adjourn the meeting from time to time. At any such adjourned meeting at which a quorum is present, any business that might have been transacted at the meeting originally called may be transacted without further notice to directors. 3.14 Compensation. No director shall receive any compensation from the Association for acting as such. 3.15 Liability and Indemnification of Directors, Officers and Manager. A member of the board of directors or an officer of the Association shall not be liable to the Association, any unit owner or any third party for any damage, loss or prejudice suffered or claimed on account of any action or failure to act in the performance of his or her duties so long as the individual acted in good faith, believed that the conduct was in the best interests of the Association, or at least was not opposed to its best interests, and in the case of criminal proceedings, had no reason to believe the conduct was unlawful. A director appointed under Section 3.2 of these Bylaws and Section 14.4 of the Declaration, or acting under ORS 100.200, shall not be liable to the Association, any unit owner or any third party under ORS 65.357- 65.361, ORS 100.417 or associated rules of common law for any damage, loss or prejudice suffered or claimed on account of any action or failure to act that represents the exercise of authority established in Section 14.4 of the Declaration and ORS 100.200, including any action or failure to act requested by the Declarant or resulting from any prior or concurrent duty or loyalty owed by such director to the Declarant; provided that nothing in this section limits the liability of the Declarant for such actions or failure to act by a director. In the event any member of the board of directors or any officer of the Association is threatened with or made a party to any proceeding because the individual was or is a director or officer of the Association, the Association shall defend such individual against such claims and indemnify such individual against liability and expenses incurred to the maximum extent permitted by law. The manager of the Association, and its officers and employees, shall not be liable to the Association, the unit owners or any third party on account of any action or failure to act in the performance of its duties as manager, except for acts of gross negligence or intentional acts. Prior to the Organizational and Turnover Meeting described in Section 2.2, the manager shall not be liable to the Association, any unit owner or any third party for any damage, loss or prejudice suffered or Portlndl-2195557.2 0035194-00008 10 claimed on account of any action or failure to act that represents the exercise of authority established in Section 14.4 of the Declaration and ORS 100.200, including any action or failure to act requested by the Declarant or resulting from any prior or concurrent duty or loyalty owed by such director to the Declarant; provided that nothing in this section limits the liability of the Declarant for such actions or failure to act by the manager. In the event the manager is threatened with or made a party to any proceeding, the Association shall defend the manager against such claims and indemnify the manager and its officers and employees from any such claims to the maximum extent permitted by law. 3.16 Insurance. The board of directors shall obtain the insurance and fidelity bonds required in Article 8 of these Bylaws. In addition, the board of directors, in its discretion, may obtain such other insurance as it deems necessary to protect the interests of the Association or unit owners. The board of directors shall conduct an annual insurance review which, if appropriate, shall include an appraisal of all improvements contained in the Condominium. Article 4 OFFICERS 4.1 Designation. The principal officers of the Association shall be the chairperson, the secretary and the treasurer, all of whom shall be elected by the board of directors. The directors may appoint a vice chairperson, an assistant treasurer, an assistant secretary, and such other officers as in their judgment may be necessary. The chairperson shall be a member of the board of directors, but the other officers need not be directors or unit owners. 4.2 Election of Officers. The officers of the Association shall be elected annually, by the board of directors at the organization meeting of each new board and shall hold office at the pleasure of the board. If any office shall become vacant, the board of directors shall elect a successor to fill the unexpired term at any regular meeting of the board of directors, or at any special meeting of the board of directors called for such purpose. 4.3 Removal of Officers. Upon the affirmative vote of a majority of the directors, any officer may be removed either with or without cause, and a successor may be elected at any regular meeting of the board of directors, or at any special meeting of the board of directors called for such purpose. 4.4 Chairperson. The chairperson shall be the chief executive officer of the Association. He or she shall preside at all meetings of the Association and of the board of directors. The chairperson shall have all of the general powers and duties that are usually vested in the chief executive officer of an association, including but not limited to the power to appoint committees from among the unit owners from time to time as the chairperson may in his or her discretion decide is appropriate to assist in the conduct of the affairs of the Association. 4.5 Secretary. The secretary shall keep the minutes of all proceedings of the board of directors and the minutes of all meetings of the Association. He or she shall attend to the giving and serving of all notices to the unit owners and directors and other notices required by law. The secretary shall keep the records of the Association, except for those of the treasurer, Portlnd l-2195557.2 0035194-00008 11 • and shall perform all other duties incident to the office of secretary of an association and as may be required by the directors or the chairperson. In addition, the secretary shall act as vice chairperson, taking the place of the chairperson and performing the chairperson's duties whenever the chairperson is absent or unable to act, unless the directors have appointed another vice chairperson. 4.6 Treasurer. The treasurer shall have the responsibility for Association funds and securities and shall be responsible for keeping full and accurate financial records and books of account showing all receipts and disbursements, and for the preparation of required financial statements. He or she shall be responsible for overseeing the deposit of all moneys and other valuable effects in such depositories as may from time to time be designated by the board of directors, and shall disburse or cause to be disbursed funds of the Association upon properly authorized vouchers. The treasurer shall perform all other duties incident to the office of treasurer of an association and such other duties as may be assigned to him or her by the board of directors. 4.7 Execution of Instruments. All agreements, contracts, deeds, leases and other instruments of the Association, except checks, shall be executed by such person or persons as may be designated by general or special resolution of the board of directors and, in the absence of any general or special resolution applicable to any such instrument, then such instrument shall be signed by the chairperson. All checks shall be signed by the treasurer, or in the absence or disability of the treasurer, by the chairperson or any duly elected assistant treasurer, or by the manager. 4.8 Compensation of Officers. No officer who is a member of the board of directors shall receive any compensation from the Association for acting as an officer, unless such compensation is authorized by a resolution duly adopted by the unit owners. The board of directors may fix any compensation to be paid to any officers who are not also directors. Article 5 BUDGET,EXPENSES AND ASSESSMENTS 5.1 Budget. The board of directors shall from time to time, and at least annually, prepare a budget for the Association, estimate the common expenses expected to be incurred, less any previous overassessment and plus any underassessment, and assess the common expenses to each unit owner in the proportion set forth in the Declaration. The budget shall provide for a reserve fund in accordance with Section 5.5 below and shall take into account the Maintenance Plan adopted pursuant to Section 3.6(q) above. Within thirty (30) days after adopting the annual budget, the board of directors shall provide a summary of the budget to all owners. If the board of directors fails to adopt an annual budget, the last adopted budget shall continue in effect. 5.2 Determination of Common Expenses. Common expenses shall include: (a) Expenses of administration, including management fees. Port lnd l-2195557.2 0035194-00008 12 1 + (b) Expenses of maintenance, repair or replacement of common elements, any other portions of the Condominium required to be maintained by the Association pursuant to the Declaration or these Bylaws, and any Association property. (c) Cost of insurance or bonds obtained in accordance with these Bylaws. (d) A general operating reserve, including an amount sufficient to cover the deductible under the property damage insurance policy. (e) Reserve for replacements, repairs and maintenance. (f) Any deficit in common expenses for any prior period. (g) Utilities and services for the common elements and other utilities and services with a common meter or commonly billed, such as trash collection, water and sewer. If the board of directors determines that a particular unit's use of such services is greater than the average of other unit owners, the board may assess to such owner the cost attributable to such extra use. (h) Any other items properly chargeable as an expense of the Association. 5.3 Assessment of Common Expenses. (a) Obligation to pay. All unit owners shall be obligated to pay common expenses assessed to them by the board of directors on behalf of the Association pursuant to these Bylaws and the Declaration. No unit owner by the owner's own action may claim exemption from liability for contribution towards common expenses by waiver by the owner of use or enjoyment of any of the common elements or by abandonment by the owner of the owner's unit. A unit owner may not claim an offset against an assessment for failure of the Association to perform its obligations and no unit owner may offset amounts owing or claimed to be owing by the Association or Declarant to the unit owner. Declarant shall be assessed as the unit owner of any unsold unit, but such assessments shall be prorated to the date of sale of the unit. The board of directors, on behalf of the Association shall assess the common expenses against the unit owners from time to time, and at least annually, and shall take prompt action to collect from a unit owner any common expense due that remains unpaid for more than thirty(30) days from the due date for its payment. The board may elect to round assessments to the nearest dollar. (b) Working capital fund. At the time of closing of the initial sale of each unit to a person other than a successor declarant and thereafter on any subsequent sale of a unit, the purchaser shall make a contribution to the working capital of the Association equal to two months' regular association assessments for the unit, which sums shall be held in a segregated working capital fund established in the name of the Association. At the time of the organizational and turnover meeting, the Declarant shall pay such contribution for all unsold units, but may obtain reimbursement for such sums from the purchaser upon the sale of each such unit. Such contribution shall be in addition to the regular monthly common expense assessment and shall not be considered as an advance payment of regular assessments. The working capital fund shall be transferred to the Association for deposit to a segregated fund at Portlnd 1-2195557.2 0035194-00008 13 the time of the organizational and turnover meeting. Declarant may not use the working capital fund to defray any of Declarant's expenses, reserve contributions, or construction costs or to make up any budget deficits while Declarant is in control of the Association. After the organizational and turnover meeting, the board of directors, at its discretion, may use working capital funds for regular operating expenses, extraordinary items of maintenance, repair or replacement or capital additions, or may deposit all or a portion of such funds into the reserve account. (c) Commencement of regular operating expense assessments. Regular monthly assessments for common operating expenses shall commence upon closing of the first sale of a unit in the Condominium. (d) Commencement of assessment for replacement reserves. Regular monthly assessments for replacement reserves as described in Section 5.5 for all units in the Condominium shall commence upon the closing of the sale of the first unit in the Condominium. Declarant may elect to defer payment of such reserve assessments to the Association for each unit owned by Declarant until the closing of the sale of such unit, but not beyond the date of the turnover meeting referred to in Section 2.2 above, or if no turnover meeting is held, the date the owners assume administrative control of the Association. The books and records of the Association shall reflect the amount owing from Declarant for all reserve assessments. 5.4 Special or Extraordinary Assessments. (a) Special Assessments for Capital Improvements. In the case of any duly authorized capital improvement to the common elements, the board of directors may by resolution establish separate assessments for the same, which may be treated as capital contributions by the unit owners, and the proceeds of which shall be used only for the specific capital improvements described in the resolution. The Association shall not assess units owned by the Declarant for additional capital improvements to the Condominium without the written consent of Declarant as long as Declarant owns more than two units. (b) Other Special or Extraordinary Assessments. In the event the board of directors determines that the assessments established upon adoption of the budget as provided in Section 5.1 above will be insufficient to pay the common expenses, or the board of directors determines that additional funds will be needed to meet unexpected or unbudgeted common expenses, the board may levy an additional special or extraordinary assessment. Such assessment shall be allocated to each unit in the same proportion set forth in the Declaration, and may be payable in installments over a specified period, in a lump sum, or in a lump sum with option to pay in installments with interest, as determined by the board of directors. 5.5 Replacement Reserves. (a) Establishment of Account. The Declarant shall conduct a reserve study as described in paragraph (c) of this Section and establish a reserve account for replacement of those common elements all or a part of which will normally require replacement in more than three (3) and less than thirty (30) years, for significant future maintenance items as required by the Maintenance Plan established pursuant to Section 3.6(q) and for exterior painting if the Portlnd l-2195557.2 0035194-00008 14 common elements include exterior painted surfaces. The reserve account need not include those items that could reasonably be funded from operating assessments. (b) Funding of Account. The reserve account shall be funded by assessments against the individual units for the purposes for which the reserve account is being established, which sums shall be included in the regular monthly assessment for the unit, except as otherwise provided in Section 5.3(b). The reserve account shall be established in the name of the Association. (c) Reserve Studies. The board of directors annually shall conduct a reserve study or review and update an existing study to determine the reserve account requirements for the items described in paragraph (a) of this Section and may adjust the amount of payments in accordance with the study or review and may provide for other reserve items that the board of directors, in its discretion, may deem appropriate. The reserve account need not include items that could reasonably be funded from operating assessments. The reserve study shall include: (1) Identification of all items for which reserves are to be established; (2) The estimated remaining useful life of each item as of the date of the reserve study; (3) An estimated cost of maintenance, repair or replacement of each item at the end of its useful life; (4) An update of the Maintenance Plan based upon the advice of competent experts or consultants; and (5) A thirty (30) year plan with regular and adequate contributions, adjusted by estimated inflation and interest earned on reserves, to meet the maintenance, repair and replacement schedule. (d) Use of Reserve Funds. The reserve account shall be used only for the purposes for which the reserves have been established and shall be kept separate from other funds. After the organizational and turnover meeting described in Section 2.2, however, the board of directors may borrow funds from the reserve account to meet high seasonal demands on the regular operating funds or to meet unexpected increases in expenses if the board of directors has adopted a resolution, which may be an annual continuing resolution, authorizing the borrowing of funds. Not later than the adoption of the budget for the following year, the board of directors shall adopt by resolution a written payment plan providing for repayment of the borrowed funds within a reasonable period. In addition to the authority of the board of directors under paragraph (c) of this Section, after the organizational and turnover meeting, the Association may, on an annual basis, elect not to fund the reserve account described in paragraph (a) of this Section by unanimous vote of the owners or elect to reduce or increase future assessments for the reserve account by an affirmative vote of at least seventy-five percent (75%) of the voting power. (e) Sale of Units. Nothing in this Section shall prohibit prudent investment of the reserve account. Assessments paid into the reserve account are the property of the Portlnd l-2195557.2 0035194-00008 15 • Association and are not refundable to sellers of units. Sellers of the units, however, may treat their outstanding share of the reserve account as a separate item in any sales agreement. 5.6 Default in Payment of Assessments. In the event of default by any unit owner in paying any assessments to the Association, including assessed common expenses and any other charge imposed or levied by the Association pursuant to the provisions of the Declaration, these Bylaws or the Oregon Condominium Act, such unit owner shall be obligated to pay interest at the rate of twelve percent (12%) per annum on such assessment from the due date thereof, or at such greater rate as may be established by the board of directors from time to time, not to exceed the maximum lawful rate, if any. In addition, the defaulting unit owner shall pay a late charge for any assessment not paid within ten (10) days of its due date in the amount of five percent (5%) of the delinquent payment, or such other reasonable late charge or administrative fee, or both, as may be established by the board of directors from time to time by resolution that is delivered to each unit, mailed to the mailing address of each unit or mailed to the mailing address designated by the unit owner in writing, together with all expenses incurred by the Association in collecting such unpaid assessments, including attorneys' fees (whether or not suit is instituted, and at trial or any appeal or petition for review therefrom). If the assessment is not paid within thirty (30) days of its due date, the board of directors may declare any remaining installments of assessments for the balance of the fiscal year immediately due and payable and may terminate the right to receive utility services paid for out of assessments or the right of access to and use of recreational and service facilities of the Condominium until assessments have been brought current. The board of directors shall have the right and duty to recover for the Association such assessments, together with such charges, interest and expense of the proceeding, including attorneys' fees, by an action brought against such unit owner or by foreclosure of the lien upon the unit granted by the Oregon Condominium Act. The board of directors shall notify the holder of any first mortgage upon a unit and any eligible mortgage insurer or guarantor thereof of any default not cured within sixty(60) days of the date of default. 5.7 Foreclosure of Liens for Unpaid Assessments. In any suit brought by the Association to foreclose a lien on a unit because of unpaid assessments, the unit owner shall be required to pay a reasonable rental for the use of the unit during the pendency of the suit, and the plaintiff in such foreclosure suit shall be entitled to the appointment of a receiver to collect such rental. The board of directors, acting on behalf of the Association, shall have the power to purchase such unit at the foreclosure sale and to acquire, hold, lease, mortgage, vote the votes appurtenant to, convey, or otherwise deal with the unit. A suit or action to recover a money judgment for unpaid assessments shall be maintainable without foreclosing the liens securing the same. 5.8 Statement of Assessments. The board of directors shall advise each unit owner in writing of the amount of assessments payable by such owner, and furnish copies of each budget on which such assessments are based to all unit owners and, if requested, to their mortgagees. The board of directors shall promptly provide any unit owner who makes a request in writing with a written statement of the owner's unpaid assessments. 5.9 Priority of Lien; First Mortgages. Any lien of the Association against a unit for assessments shall be subordinate to tax and assessment liens and any first mortgage of record. Where the purchaser or mortgagee of a unit obtains title to the unit as a result of foreclosure of a Portlndl-2195557.2 0035194-00008 16 first mortgage, such purchaser or mortgagee, its successors and assigns, shall not be liable for any of the assessments chargeable to such unit that became due prior to the acquisition of title to such unit by such purchaser or mortgagee. Such unpaid share of assessments shall be a common expense and reallocated on a pro rata basis for all units, including the mortgaged unit. The purchaser or mortgagee shall not be relieved of the obligation to pay further assessments. A deed in lieu of foreclosure accepted by the holder of a first mortgage shall extinguish a lien filed by the Association to secure unpaid assessments under the circumstances described in ORS 100.465. 5.10 Voluntary Conveyance. In a voluntary conveyance of a unit, the grantee shall be jointly and severally liable with the grantor for all unpaid assessments against the grantor of the unit up to the time of the grant or conveyance, without prejudice to the grantee's right to recover from the grantor the amounts paid by the grantee therefor. However, upon request of an owner or an owner's agent, for the benefit of a prospective purchaser, the board of directors shall make and deliver a statement of the unpaid assessments against the prospective grantor or the unit effective through a date specified in the statement, and the grantee in that case shall not be liable for any unpaid assessments against the grantor not included in the written statement. Article 6 RECORDS AND AUDITS 6.1 General Records. The board of directors and the manager, if any, shall keep detailed records of the actions of the board of directors and the manager or manager, minutes of the meetings of the board of directors and minutes of the meetings of the Association. The board of directors shall maintain a Book of Resolutions containing the rules, regulations and policies adopted by the Association, board of directors and the manager. The board of directors shall maintain a list of owners entitled to vote at meetings of the Association and a list of all mortgagees of units. All documents, information and records delivered to the Association by the Declarant pursuant to ORS 100.210 and other records of the Association shall be kept within the State of Oregon for the time periods specified in ORS 100.480. 6.2 Financial Records and Accounts. The board of directors or its designee shall keep within the State of Oregon financial records sufficient for proper accounting purposes and as required by the Oregon Condominium Act. All assessments shall be deposited in a separate bank account, located in the State of Oregon, in the name of the Association. All expenses of the Association shall be paid from the Association's bank account. 6.3 Assessment Roll. The assessment roll shall be maintained in a set of accounting books in which there shall be an account for each unit. Such account shall designate the name and address of the owner or owners, the amount of each assessment against the owners, the dates and amounts in which the assessment comes due, the amounts paid upon the account and the balance due on the assessments. 6.4 Payment of Vouchers. The treasurer or manager shall pay all vouchers for all budgeted items and for any nonbudgeted items up to $1,000 signed by the chairperson,managing Portlndl-2195557.2 0035194-00008 17 agent, manager or other person authorized by the board of directors. Any voucher for nonbudgeted items in excess of$1,000 shall require the authorization of the chairperson. 6.5 Reports and Audits. An annual financial statement consisting of a balance sheet and income and expense statement for the preceding fiscal year shall be rendered by the board of directors to all unit owners and to all mortgagees of units who have requested the same within ninety(90) days after the end of each fiscal year. Commencing with the fiscal year following the Turnover Meeting, if the annual assessments exceed $75,000 for the year, then the Board of Directors shall cause such financial statements to be reviewed within 180 days after the end of the fiscal year by an independent certified public accountant licensed in Oregon in accordance with the Statements on Standards for Accounting and Review Services issued by the American Institute of Certified Public Accountants, or if the annual assessments are $75,000 or less, shall cause such review within 180 days after receipt of a petition requesting such review signed by at least a majority of owners. The board of directors need not cause such a review to be performed if so directed by an affirmative vote of at least sixty percent (60%) of the owners, not including votes of Declarant with respect to units owned by Declarant. Upon written request, any holder, insurer or guarantor of a first mortgage shall be entitled to an audited financial statement for the immediately preceding fiscal year at the expense of the requesting party, if one is not otherwise available. 6.6 Notice of Sale, Mortgage, Rental or Lease. Immediately upon the sale, mortgage, rental or lease of any unit, such unit owner shall promptly inform the secretary or manager of the name and address of the vendee, mortgagee, lessee, or tenant. 6.7 Availability of Records. Except as otherwise provided in ORS 100.480(5)(b), during normal business hours or under other reasonable circumstances, the Association shall make reasonably available for examination and, upon written request, available for duplication, by unit owners, lenders and holders, insurers, or guarantors of any first mortgage that make the request in good faith for a proper purpose, current copies of the Declaration, bylaws, other rules concerning the Condominium, amendments or supplements to such documents, and the books, records, financial statements and current operating budget of the Association. The Association, within ten (10) business days after receipt of a written request by a unit owner, shall furnish copies of such documents to the requesting unit owner. Upon written request, the Association shall make such documents, information and records available to such persons for duplication during reasonable hours. The board of directors, by resolution, may adopt reasonable rules governing the frequency, time, location, notice and manner of examination and duplication of Association records and the imposition of a reasonable fee for furnishing copies of such documents, information or records. The fee may include reasonable personnel costs incurred to furnish the information. 6.8 Statement of Assessments Due. The Association shall provide, within ten (10) business days of receipt of a written request from an owner, a written statement that provides: (a) the amount of assessments due from the owner and unpaid at the time the request was received, including regular and special assessments, fines and other charges, accrued interest, and late payment charges; (b) the percentage rate at which interest accrues on assessments that are not paid when due; and (c) the percentage rate used to calculate the charges for late payment or the amount of a fixed rate charge for late payment. The Association is not required to comply Portlnd l-21 95557.2 0035194-00008 18 with this Section if the Association has commenced litigation by filing a complaint against the owner and the litigation is pending when the statement would otherwise be due. Article 7 MAINTENANCE AND USE OF CONDOMINIUM PROPERTY 7.1 Maintenance and Repair. Except as otherwise provided in Section 7.3 for damage or destruction caused by casualty: (a) Units. All maintenance of and repairs to any unit shall be made by the owner of such unit, who shall keep the same in good order, condition and repair and shall do all redecorating, painting and staining that at any time may be necessary to maintain the good appearance and condition of the unit. In addition, each unit owner shall be responsible for the maintenance, repair, or replacement of window glass, interior doors, any plumbing, heating or air conditioning fixtures, telephones, water heaters, automatic garage door openers, fans, vents, lighting fixtures and lamps, electrical outlets, blinds, garbage disposals, fireplaces, refrigerators, dishwashers, ranges, or other appliances and accessories that may be in or connected with such owner's unit. The Association, however, may repair or replace, at the Association's expense, portions of units to the extent reasonably necessary for the preservation of the common elements in good condition and working order. (b) Common elements. All maintenance, repairs and replacements to the general and limited common elements and to Association property shall be made by the Association and shall be charged to all the unit owners as a common expense. Each unit owner, however, shall keep the limited common elements that pertain to such owner's unit in a safe, neat, clean and sanitary condition. (c) Repairs. For a period of ten (10) years following recording of the Declaration, any repairs to the Condominium shall be performed by the contractor or subcontractor who originally performed the work, or by such other licensed contractor as may have been approved in writing by Declarant. Failure to use such a contractor shall release Declarant and the original contractor or subcontractor from any past or future liability relating to the item so repaired. 7.2 Additions, Alterations or Improvements. (a) A unit owner may make any improvements or alterations to such owner's unit that do not impair the structural integrity or mechanical systems of the Condominium or lessen the support of any portion of the Condominium. A unit owner shall make no repair or alteration or perform any other work on such owner's unit that would jeopardize the soundness or safety of the property, that shall penetrate the exterior siding of the Condominium, reduce the value of the Condominium, impair any easement or hereditament or increase the common expenses of the Association unless the consent of all the other unit owners affected is first obtained. In addition, no unit owner shall be permitted to install an air conditioning unit in the window of his or her unit without the approval of the board of directors. Portlndl-2195557.2 0035194-00008 19 (b) After acquiring an adjoining unit or an adjoining part of an adjoining unit, a unit owner may submit a written request to the board of directors for permission to remove or alter any intervening partition or to create apertures therein, even if the partition in whole or in part is a common element. The board of directors shall approve the change unless it determines within forty-five (45) days that the proposed change will impair the structural integrity or mechanical systems of the Condominium or lessen the support of any portion of the Condominium. The board of directors may require the unit owner, at such owner's own expense, to submit an opinion of a registered architect or registered professional engineer that the proposed change will not impair the structural integrity or mechanical systems of the Condominium or lessen the support of any portion of the Condominium. Removal of partitions or creation of apertures under this paragraph is not an alteration of boundaries. (c) A unit owner may not change the appearance of the common elements or the exterior appearance of a unit without the prior written permission of the board of directors. No person shall install wiring for electrical or telephone installation, television antennas or satellite dishes, machines or air conditioning units, or similar devices on the exterior of the Condominium or cause them to protrude through the walls or the roof of the Condominium except as authorized by the board of directors. No exterior window guards, awnings, or shades shall be installed without prior consent of the board of directors. 7.3 Damage or Destruction by Casualty of Condominium Property. In the case of damage or destruction that affects a material portion of the Condominium, timely written notice shall be given to the unit owners and their mortgagees and any eligible mortgage insurer or guarantor and the following provisions shall apply: (a) In the event of damage or destruction by casualty of Condominium property, the damage or destruction shall be repaired, reconstructed or rebuilt unless, within fourteen (14) days of such damage or destruction, the board of directors or more than ten percent (10%) of the unit owners shall have requested a special meeting of the Association. Such special meeting must be held within sixty(60) days of the date of damage or destruction. At the time of such meeting, unless unit owners holding ninety percent (90%) of the voting power, whether in person, by writing or by proxy, with the approval of mortgagees as required by the Declaration, vote not to repair, reconstruct or rebuild the damaged property, the damage or destruction shall be repaired, reconstructed or rebuilt. If the damage or destruction is not repaired, reconstructed or rebuilt, then the property shall be removed from condominium ownership in the manner provided in the Oregon Condominium Act. (b) The Association shall be responsible for repairing, reconstructing or rebuilding all such damage or destruction to the common elements and, to the extent of the Association's insurance coverage, all such damage or destruction to the units. Each unit owner shall be responsible for the cost of such repairing, reconstructing or rebuilding of his or her unit as is not so covered by the Association's insurance and to the extent of any deductible under the Association's insurance. (c) If, due to the act or neglect of a unit owner, or of a member of such owner's family or household pet or of a guest or other occupant or visitor of such unit owner, damage shall be caused to the common elements or to a unit owned by others, or maintenance, Portlndl-2195557.2 0035194-00008 20 repairs or replacements shall be required that would otherwise be a common expense, then such unit owner shall pay for such damage and such maintenance, repairs and replacements as may be determined by the Association, to the extent not fully covered by the Association's insurance. (d) In the event any portion of the insurance proceeds paid to the Association is not used to repair, reconstruct or rebuild the damaged or destroyed property, the Association shall distribute the proceeds among the unit owners and their mortgagees (as their interests may appear) in the same proportion as common expenses are shared, unless the property is removed from unit ownership. If the property is removed from unit ownership, the insurance proceeds, together with the proceeds from the sale of the property, shall be distributed to the unit owners and their mortgagees (as their interests may appear) in the manner described in the Oregon Condominium Act. 7.4 Condemnation. If any portion of the Condominium is made the subject matter of any condemnation or eminent domain proceeding or is otherwise sought to be acquired by a condemning authority, notice of the proceeding or proposed acquisition shall promptly be given to each unit owner and to each mortgagee and any eligible mortgage insurer or guarantor. The Association shall represent the unit owners in any condemnation proceedings or in negotiations, settlements and agreements with the condemning authority for acquisition of any portion of the common elements, and each unit owner appoints the Association to act as his attorney-in-fact for such purposes. All compensation, damages or other proceeds of the taking, other than any award for moving expenses of specific unit owners, shall be payable to the Association and allocated and distributed as provided in this Section 7.4. (a) Complete Taking. If the entire Condominium property is taken, or if unit owners holding ninety percent (90%) of the voting power agree that such substantial portion of the Condominium has been taken as to make the project obsolete, then the property shall be deemed removed from unit ownership. In such event, any proceeds of the condemnation paid to the Association, together with any other proceeds upon sale of the remaining Condominium property, shall be distributed among the unit owners and their mortgagees, as their interests may appear, in accordance with the provisions of the Oregon Condominium Act. (b) Partial Taking. If less than the entire Condominium property is taken and the property is not determined to be obsolete as provided in paragraph (a) above, then as soon as practicable the board of directors shall, reasonably and in good faith, allocate the award among the units in accordance with the reduction in the value of each unit and its interest in the common elements, compared to the total reduction in value of all units and their interest in the common elements. In the event any unit owner or mortgagee objects to the allocation determined by the board of directors, the matter shall be submitted to arbitration in accordance with Article 10 below. The cost of such determination shall be paid out of the proceeds of the condemnation. Any portion of the award allocated to a unit owner under this paragraph shall be paid first to all mortgagees and holders of liens on the unit owner's interest in accordance with the existing priorities, and the balance to the unit owner. If any reconstruction or repair is undertaken as a result of the condemnation, the board of directors may retain and apply such portion of each unit owner's share of the award as is necessary to discharge the owner's liability for any special assessment arising from such reconstruction or repair. Portlnd 1-2195557.2 0035194-00008 21 7.5 Restrictions and Requirements Respecting Use of Condominium Property. The following restrictions and requirements are in addition to all other restrictions and requirements contained in the Declaration and these Bylaws: (a) Residential use. No commercial activities of any kind shall be carried on in any unit or in any other portion of the Condominium without the consent of the board of directors of the Association, except activities relating to the rental or sale of units. This provision, however, shall not be construed so as to prevent or prohibit a unit owner from using his or her unit as a home office or studio, including meeting with associates, clients or customers on a by-appointment basis, to the extent permitted by applicable zoning codes. (b) Use of common elements. The common elements shall be used for the furnishing of services and facilities for which the same are reasonably intended, for the enjoyment of the units. The use, operation and maintenance of the common elements shall not be obstructed, damaged or unreasonably interfered with by any unit owner. (c) Offensive or unlawful activities. No noxious or offensive activities shall be carried on in any unit nor shall anything be done in or placed upon any unit or common element that interferes with or jeopardizes the enjoyment of other units or the common elements or which is a source of annoyance to residents. This provision shall prohibit the placement of basketball hoops, whether temporary or permanent, on any portion of the exterior of the Condominium or within the common areas. Unit occupants shall exercise extreme care not to make noises that may disturb other unit occupants, including the use of musical instruments, radios, televisions and amplifiers. No unlawful use shall be made of the Condominium nor any part thereof, and all valid laws, zoning ordinances, and regulations of all governmental bodies having jurisdiction thereof shall be observed. Owners and other occupants shall not engage in any abusive or harassing behavior, either verbal or physical, or any form of intimidation or aggression directed at other owners, occupants, guests, or invitees, or directed at the manager, its agents or employees, or vendors. (d) Animals. No animals or fowls shall be raised, kept or permitted within the Condominium or any part thereof, except domestic dogs, cats, and other ordinary household pets kept within a unit. No such dogs shall be permitted to run at large, nor shall any dogs, cats or pets be kept, bred or raised for commercial purposes or in unreasonable numbers. Any inconvenience, damage or unpleasantness caused by such pets shall be the responsibility of the respective owners thereof, and owners shall be responsible for clean up and removal of wastes of their animals. All pets shall be kept under reasonable control at all times and shall be carried or kept on a leash while outside a unit. Each Owner and occupant shall be responsible for seeing that his or her pets do not endanger health, make objectionable noise, or constitute a nuisance or inconvenience to the Owners and occupants of other units. The board of directors, after notice and a hearing, may require the permanent removal of any animal that the board determines to be a danger to the health and safety of any occupant in the Condominium, or otherwise to be a nuisance within the Condominium. The board may find that an animal is a nuisance if the animal or its owner continue to violate these Bylaws or the rules regulating pets after receipt by the Owner of a written demand from the board to comply with these Bylaws or the rules. Portlndl-2195557.2 0035194-00008 22 (e) Exterior lighting or noisemaking devices and antennas. Except with the consent of the board of directors of the Association, no exterior lighting or noisemaking devices shall be installed or maintained on any unit. Seasonal holiday lighting and decorations are permissible if consistent with any applicable rules and regulations and if removed within thirty (30) days after the celebrated holiday. Exterior antennas, satellite receivers and transmission dishes and other communication devices shall not be permitted to be placed upon the general common elements, and may not be placed on any unit or limited common element except in accordance with rules established by the board of directors. (f) Windows, decks, porches and outside walls. In order to preserve the attractive appearance of the Condominium the board of directors of the Association may adopt rules regulating the nature of items that may be placed in or on windows, decks,porches, and the outside walls so as to be visible from other units, the common elements, or outside the Condominium. Garments, rugs, laundry, sheets, reflective surfaces and other similar items may not be hung from windows, facades, porches, or decks. Only curtains or window treatments of a neutral color, or color compatible with the exterior of the Condominium shall be permitted to be hung in exterior windows that are visible from other units, the common elements, or outside the Condominium. The board of directors shall have the power to enforce this provision. (g) Parking of Vehicles. Except with the consent of the board of directors of the Association, no vehicle in an extreme state of disrepair, trailer, truck camper, motorcycle, boat or boat trailer, or other recreational vehicle or truck rated as one ton or more shall be parked on any portion of the Condominium, except within garages. A vehicle shall be deemed in an "extreme state of disrepair" when the board of directors reasonably determines that its presence offends the occupants of the Condominium due to its appearance or continued inoperability. The Association,by rule, may regulate the length of time vehicles may be parked in driveways. (h) Signs. Unless written approval is first obtained from the board of directors, no sign of any kind shall be displayed to the public view on or from any unit or the common elements except signs used by the Declarant to advertise units for sale or lease and other"For Sale" signs, the size and placement of which may be regulated by rule or regulation. (i) Trash. No part of any unit or any part of the common elements shall be used or maintained as a dumping ground for rubbish, trash, garbage, recycling materials or other waste. No garbage, trash, recycling materials or other waste shall be kept or maintained on any part of the property, except in sanitary containers in the designated areas and out of public view, except on garbage pickup days. (j) Insurance. Nothing shall be done or kept in any unit or in the common elements that will increase the cost of insurance on the common elements. No owner shall permit anything to be done or kept in his or her unit or in the common elements that will result in cancellation of insurance on any unit or any part of the common elements. (k) Garages. All garage doors shall remain closed except to permit the entrance and exit of vehicles or access to any garage storage area. Garages may only be used for parking of vehicles and for storage purposes, but may not be used for storage purposes such as would prevent parking of the occupant's vehicle or vehicles. Portlndl-2195557.2 0035194-00008 23 (1) Water beds. Water beds may not be placed in any unit, except with the prior consent of the board of directors. If such consent is given, the unit owner shall carry insurance covering damage caused by the water bed and shall be responsible for all damages to any unit or the common elements that might be caused by the water bed. (m) Washing Machines. Each unit contains a washing machine hookup. The unit owner shall be responsible for all damages to any unit or the common elements that might be caused by the washing machine or leakage from the washing machine. (n) Association rules and regulations. In addition, the board of directors from time to time may adopt, modify, or revoke such rules and regulations governing the conduct of persons and the operation and use of the units and common elements as it may deem necessary or appropriate in order to assure the peaceful and orderly use and enjoyment of the Condominium property, including, without limitation, establishment of reasonable administrative fees, such as fees for new owner set-up and owner's packet, move-in and move-out fees, etc. Any action by the board of directors adopting, modifying or revoking any rule or regulation may be overruled by a vote of not less than seventy-five percent (75%) of the voting rights present, in person or by proxy, at any meeting, the notice of which shall have stated that such adoption, modification or revocation or rules and regulations will be under consideration. A copy of the rules and regulations, upon adoption, and a copy of each amendment, modification or revocation thereof, shall be delivered by the secretary promptly to each unit owner and shall be binding upon all unit owners and occupants of all units from the date of delivery. 7.6 Leasing and Rental of Units. (a) Any owner who wishes to lease or rent his or her unit must meet each of the following requirements, and the lease or rental agreement will be subject to these requirements whether or not they are included within the lease or rental agreement: (1) all leases and rentals must be in writing; (2) the unit may not be rented for transient or hotel purposes, and all leases and rentals shall be for a term of not less than thirty(30)days; (3) the lease or rental must be for the entire unit and not merely parts of the unit, unless the owner remains in occupancy; (4) all such leases and rentals shall be subject in all respects to provisions of the Declaration, these Bylaws, and all rules and regulations adopted by the Board; (5) all owners who lease or rent their units shall promptly notify the Association in writing of the names of all tenants and members of tenants' family occupying such units and shall provide the Association with a complete copy of the lease or rental agreement. All owners leasing their unit shall promptly notify the Association of the address and telephone number where such owner can be reached. (b) Any failure of a tenant to comply with the Declaration, Bylaws, and Association rules and regulations, shall be a default under the lease or rental agreement, Portlndl-2195557.2 0035194-00008 24 regardless of whether the lease or rental agreement so provides. In the event of any such default, the owner immediately shall take all actions to cure the default including, if necessary, eviction of the tenant; (c) If any tenant is in violation of the provisions of the Declaration, Bylaws, or rules and regulations of the Association, the Association may bring an action in its own name and/or in the name of the owner to have the tenant evicted and/or to recover damages. If the court finds that the tenant is violating, or has violated any of the provisions of the Declaration, these Bylaws, or the rules and regulations of the Association, the court may find the tenant guilty of unlawful detainer notwithstanding the fact that the owner is not the plaintiff in the action and/or the tenant is not otherwise in violation of tenant's lease. The remedy provided by this subsection is not exclusive and is in addition to any other remedy or remedies which the Association may have. If permitted by present or future law, the Association may recover all its costs, including court costs and reasonable attorneys' fees incurred in prosecuting the unlawful detainer action. (d) The Association shall give the tenant and the owner notice in writing of the nature of the violation, and twenty (20) days from the mailing of the notice in which to cure the violation before the Association may file for eviction. (e) Each owner shall provide a copy of the Declaration, these Bylaws and all rules and regulations of the Association to each tenant of his or her unit. By becoming a tenant, each tenant agrees to be bound by the Declaration, these Bylaws and the rules and regulations of the Association, and recognizes and accepts the right and power of the Association to evict a tenant for any violation by the tenant of the Declaration, these Bylaws, and rules and regulations of the Association. 7.7 Failure to Follow Maintenance Plan. If the Association fails to follow the maintenance and inspection requirements contained in the Maintenance Plan described in Section 3.6(q) above, then the Association hereby waives any claim it might otherwise have against Declarant and its design professionals, contractors and subcontractors and their consultants, including without limitation, all of their officers, members, directors, employees, agents, brokers and affiliates, for loss or damage to the extent the same results from such failure to follow the Maintenance Plan, and shall indemnify such persons and entities from and against claims by unit owners or other persons or entities for loss or damage resulting from such failure. 7.8 Abatement and Enjoining of Violations. The violation of any provision of the Declaration or these Bylaws, of any rule or regulation adopted pursuant to these Bylaws, or of any decision of the Association made pursuant to such documents, shall give the board of directors, acting on behalf of the Association, the right, in addition to any other rights set forth in these Bylaws, to do any or all of the following after giving written notice and an opportunity to be heard: (a) to summarily abate and remove, at the expense of the defaulting unit owner, any structure, thing, or condition that may exist contrary to the intent and meaning of such provisions, and the board of directors shall not thereby be deemed guilty of any manner of Portlnd 1-2195557.2 0035194-00008 25 trespass, provided, however, that judicial proceedings shall be instituted before any items of construction may be altered or demolished; or (b) to enjoin, abate, or remedy such thing or condition by appropriate legal proceedings; or (c) to levy reasonable fines based upon a resolution adopted by the board of directors that is delivered to each unit, mailed to the mailing address of each unit or mailed to the mailing address designated by the owner of each unit in writing; or (d) to terminate the right to receive utility services paid for out of assessments or the right of access to and use of recreational and service facilities of the Condominium until the correction of the violation has occurred. The offending unit owner shall be liable to the Association for a reasonable administrative fee as established by the board of directors and all costs and attorneys' fees incurred by the Association, whether or not legal proceedings are instituted and including attorneys' fees at trial, in arbitration or on appeal or petition for review, together with any expense incurred by the Association in remedying the default, damage incurred by the Association or unit owners, or fines so levied. Such sums shall be assessed against the offending unit as an assessment and enforced as provided in Article 5. In addition, any aggrieved unit owner may bring an action against such other unit owner or the Association to recover damages or to enjoin, abate, or remedy such thing or condition by appropriate legal proceedings. Article 8 INSURANCE 8.1 Types of Insurance. For the benefit of the Association and the unit owners, the board of directors shall obtain and maintain at all times, and shall pay for out of the common expense funds, the following insurance: (a) Property Damage Insurance. (1) The Association shall maintain a policy or policies of insurance covering loss or damage from fire, with standard extended coverage and "all risk" endorsements, and such other coverages as the Association may deem desirable. (2) The amount of the coverage shall be for not less than one hundred percent (100%) of the current replacement cost of the units and common elements (exclusive of land, foundation, excavation and other items normally excluded from coverage), subject to a maximum deductible of the lesser of$10,000 or one percent (1%) of the policy amount. (3) The policy or policies shall include all fixtures and building service equipment to the extent that they are part of the common elements and all personal property and supplies belonging to the Association, together with all fixtures, improvements and alterations comprising a part of each unit. Portlnd I-2195557.2 0035194-00008 26 (4) Such policy or policies shall name the Association as insured, and shall provide for loss payable in favor of the Association, as a trustee for each unit owner and each such unit owner's mortgagee, as their interests may appear. The policies shall contain the standard mortgage clause, or equivalent endorsement (without contribution) that is commonly accepted by institutional mortgage investors in Oregon. (b) Liability Insurance. (1) The Association shall maintain comprehensive general liability insurance coverage insuring the Declarant, the Association, the board of directors, the unit owners and the manager, against liability to the public or to the owners of units and of common elements, and their invitees or tenants, incident to the operation, maintenance, ownership or use of the property, including legal liability arising out of lawsuits related to employment contracts of the Association. There may be excluded from such policy or policies coverage of a unit owner (other than as a member of the Association or board of directors) for liability arising out of acts or omission of such unit owner and liability incident to the ownership and/or use of the part of the property as to which such unit owner has the exclusive use or occupancy. (2) Limits of liability under such insurance shall not be less than One Million Dollars ($1,000,000) on a combined single limit basis. (3) Such policy or policies shall be issued on a comprehensive liability basis and shall provide a cross liability endorsement wherein the rights of named insured under the policy or policies shall not be prejudiced as respects his, her or their action against another named insured. (c) Workers' Compensation Insurance. The Association shall maintain workers' compensation insurance to the extent necessary to comply with any applicable laws. (d) Fidelity Insurance. (1) The Association shall maintain fidelity insurance for all officers, directors, trustees and employees of the Association and all other persons handling or responsible for funds of or administered by the Association. In the event the Association has retained a manager, such manager shall maintain fidelity insurance for its officers, employees and agents handling or responsible for funds of, or administered on behalf of, the Association. The cost of such insurance shall be at the expense of the Association. (2) The total amount of fidelity insurance coverage required shall be based upon the best business judgment of the board of directors. In no event, however, may the aggregate amount of such insurance be less than the sum equal to three months' aggregate assessments on all units plus reserve funds. (3) Such fidelity insurance shall name the Association as obligee and shall contain waivers by the issuers of the insurance of all defenses based upon the exclusion of persons serving without compensation from the definition of "employees" or similar terms or expressions. The insurance shall provide that it may not be canceled or substantially modified (including cancellation for nonpayment of premium) without at least ten (10) days' prior written Portlnd 1-2195557.2 0035194-00008 27 notice to the Association and each servicer on behalf of the Federal National Mortgage Association ("FannieMae"). (e) Directors' and Officers' Liability Insurance. The Association shall maintain a policy of directors' and officers' liability insurance with coverage in the amount of not less than One Million Dollars ($1,000,000), subject to a reasonable deductible. (f) Insurance by Unit Owners. The Association has no responsibility to procure or assist in procuring property loss insurance for any owner or tenant for (i) damage to a unit or limited common elements not covered by the Association's policy (because of the deductible amount or because the claim for loss or damage is one not covered by fire and property loss insurance policies required by these Bylaws or held by the Association); or (ii) for any damage or loss to the owner's or tenant's personal property. Owners must be responsible for purchasing insurance policies insuring their units and appurtenant limited common elements for the deductible amount under the Association's policies and for insuring their own personal property for any loss or damage. Proof of such insurance coverage must be provided to the Association by the unit owner. Tenants must be responsible for insuring their own personal property for any loss or damage. The Association shall notify all owners of the amount of the deductible under the Association policies. To the extent reasonably practicable, the Association shall give at least thirty (30) days' notice to the owners of any increase in the deductible proposed in renewal or replacement insurance policies. Owners and tenants of all units must procure and maintain comprehensive liability policies having combined limits in amounts reasonably set by the board of directors no more often than every three years. Such insurance must provide coverage for, without limitation, the negligent acts of the owner and tenant and their guests or other occupants of the unit for damage to the general and limited common elements and other units and the personal property of others located therein. 8.2 Other Insurance Requirements. Insurance obtained by the Association shall be governed by the following requirements: (a) All policies shall be written with the State of Oregon or a company licensed to do business in the State of Oregon acceptable to FannieMae which falls into a`B"or better general policyholder's rating or a"6"or better financial performance index rating in Best's Insurance Reports, an "A" or better general policyholder's rating and a financial size category of "VIII" or better in Best's Insurance Reports – International Edition, an "A" or better rating in Demotech's Hazard Insurance Financial Stability Ratings, a "BBBq" qualified solvency ratio or a "BBB" or better claims—paying ability rating in Standard and Poor's Insurer Solvency Review, or a "BBB" or better claims – paying ability in Standard and Poor's International Confidential Rating Service. (b) Notwithstanding the provisions of Section 8.1 above, there may be named as an insured, on behalf of the Association, the Association's authorized representative, including any trustee with whom the Association may enter into any Insurance Trust Agreement, or any successor to such trustee. Such insurance trustee shall have exclusive authority to negotiate losses under any property or liability insurance policy. Each unit owner appoints the Association, or any insurance trustee or substitute trustee designated by the Association, as attorney-in-fact for the purpose of purchasing and maintaining such insurance including: the Portlndl-2195557.2 0035194-00008 28 collection and appropriate disposition of the proceeds thereof, the negotiation of losses and execution of releases of liability, the execution of all documents, and the performance of all other acts necessary to accomplish such purchase. The Association or insurance trustee shall receive, hold or otherwise properly dispose of any proceeds of insurance in trust for unit owners and their first mortgage holders, as their interests may appear. (c) All property insurance policies shall contain a "Special Condominium Endorsement" or its equivalent providing for the following: recognition of any Insurance Trust Agreement, a waiver of the right of subrogation against unit owners individually, that the insurance is not prejudiced by any act or neglect of individual unit owners that is not in the control of such owners collectively, and that the policy is primary in the event the unit owner has other insurance covering the same loss. (d) For purposes of this article, insurance policies are unacceptable where (i) under the terms of the insurance carrier's charter, bylaws or policy, contributions or assessments may be made against FannieMae, the designee of FannieMae, or the Association or unit owners, or (ii) by the terms of the carrier's charter, bylaws or policy, loss payments are contingent upon action by the carrier's board of directors, policy holders or members, or (iii) policy includes any limiting clauses (other than insurance conditions) that could prevent FannieMae or the owners from collecting insurance proceeds. (e) All policies required by this article shall provide that they may not be canceled or substantially modified without at least ten (10) days' prior written notice to the Association and to each holder of a first mortgage which is listed as a scheduled holder of a first mortgage in the insurance policy. Evidence of insurance shall be issued to each unit owner and mortgagee upon request. (f) Each unit owner shall be required to notify the board of directors of all improvements made by the owner to his or her unit, the value of which is in excess of Five Hundred Dollars($500). Nothing in this paragraph shall permit an owner to make improvements without first obtaining the approval of the board of directors pursuant to Section 7.2. (g) Any unit owner who obtains individual insurance policies covering any portion of the property other than such owner's personal property and fixtures shall file a copy of such individual policy or policies with the Association within thirty (30) days after the purchase of such insurance. 8.3 Optional Provisions. The board of directors shall make every effort to secure insurance policies that will provide for the following: (a) To the extent appropriate and available at reasonable cost, the Association shall maintain additional coverages against such other risks as are customarily covered with respect to projects similar in construction, location and use, including but not limited to, host liquor liability, contractual and all-written contract insurance, employer's liability insurance, comprehensive automobile liability insurance, and an endorsement patterned after "use and occupancy" insurance providing relief from monthly assessments while a unit is uninhabitable due to a covered loss. Portlnd 1-2195557.2 0035194-00008 29 (b) If reasonably available, the insurance policies shall include Inflation Guard Endorsement, and Construction Code Endorsements (such as a Demolition Cost Endorsement, a Contingent Liability from Operation of Building Laws Endorsement, and an Increased Cost of Construction Endorsement). (c) A Steam Boiler and Machinery Coverage Endorsement if the Condominium has central heating or cooling, which coverage per accident shall at least equal the lesser of Two Million Dollars ($2,000,000) or the insurable value of the building housing the boiler or machinery. (d) Flood Insurance, if the Condominium is in a Special Flood Hazard Area. (e) If reasonably available, waiver of subrogation by the insurer as to any claims against the board of directors, any unit owner or any guest of a unit owner. 8.4 FannieMae and GNMA Requirements. Notwithstanding any other provisions of this article, the Association shall continuously maintain in effect such casualty, flood and liability insurance and a fidelity bond meeting the insurance and fidelity requirements for condominium projects established by FannieMae and Government National Mortgage Association, so long as either is a mortgagee or owner of a unit within the Condominium, except to the extent such coverage is not available or has been waived in writing by FannieMae or Government National Mortgage Association. FannieMae or FannieMae's servicer, its successors and assigns, shall be named as a mortgagee in the Association's policies. Article 9 AMENDMENTS TO BYLAWS 9.1 How Proposed. Amendments to the bylaws shall be proposed by either a majority of the board of directors or by unit owners holding thirty percent (30%) of the voting rights. The proposed amendment must be reduced to writing and shall be included in the notice of any meeting at which action is to be taken thereon or attached to any request for consent to the amendment. 9.2 Adoption. A resolution adopting a proposed amendment may be proposed by either the board of directors or by the unit owners and may be approved by the unit owners at a meeting called for this purpose or by ballot vote. Unit owners not present at the meeting considering such amendment may express their approval in writing or by proxy. Any resolution must be approved by unit owners holding a majority of the voting rights and by mortgagees to the extent required by the Declaration, except that (a) any provision of these Bylaws that is also contained in the Declaration must be approved by the same voting requirement for amendment of such provision of the Declaration, and (b) any amendment relating to age restrictions, pet restrictions, limitations on the number of persons who may occupy units, or limitations on the rental or leasing of units must be approved by unit owners holding seventy-five percent (75%) of the voting rights. Declarant's consent shall also be required so long as Declarant owns twenty- five percent (25%) or more of the units in the Condominium. Such consent shall not be required after three years from the date of conveyance of the first unit to a person other than a successor Portlndl-2195557.2 0035194-00008 30 declarant. Any amendment that would limit or diminish any special Declarant rights established in these Bylaws shall require the written consent of Declarant and any amendment to Sections 3.6, 3.15, 7.7, 9.2 and 10.3 of these Bylaws shall require the written consent of Declarant for a period of ten (10) years after the date of the Organizational and Turnover Meeting described in Section 2.2. 9.3 Execution and Recording. An amendment shall not be effective until certified by the chairperson and secretary of the Association as being adopted in accordance with these Bylaws and the provisions of the Oregon Condominium Act and recorded as required by law. Any amendment adopted within five (5) years after the recording of the initial bylaws shall be approved by the Oregon Real Estate Commissioner to the extent required by the Oregon Condominium Act. Article 10 DISPUTE RESOLUTION 10.1 Initial Dispute Resolution Procedures. In the event of a claim by the Association or any unit owner against Declarant or any contractor, subcontractor, or supplier for a construction defect,the parties shall first comply with the provisions contained in ORS 701.550 to 701.595. In the event the claim is not for a construction defect, but relates to a claimed defect in the condition of the project, the parties shall follow the same procedures as set forth in such provisions, except that the notice of defect shall include a statement of the basis upon which the recipient is claimed to be liable for the defect. Compliance with the procedures contained in this Section 10.1 shall be a condition precedent to mediation, arbitration or litigation of any such claims. 10.2 Mediation. (a) Except as otherwise provided in this Section, before initiating litigation, arbitration or an administrative proceeding in which the Association and an owner have an adversarial relationship, the party that intends to initiate litigation, arbitration or an administrative proceeding shall offer to use any dispute resolution program available within Washington County, Oregon, that is in substantial compliance with the standards and guidelines adopted under ORS 36.175. The written offer must be hand delivered or mailed by certified mail, return receipt requested, to the address, contained in the records of the Association, for the other party. (b) If the party receiving the offer does not accept the offer within ten (10) days after receipt by written notice hand delivered or mailed by certified mail, return receipt requested, to the address, contained in the records of the Association, for the other party, the initiating party may commence the litigation, arbitration or the administrative proceeding. The notice of acceptance of the offer to participate in the program must contain the name, address and telephone number of the body administering the dispute resolution program. (c) If a qualified dispute resolution program exists within Washington County, Oregon, and an offer to use the program is not made as required under paragraph (a) of Port lnd 1-2195557.2 0035194-00008 31 Y 'I this Section, litigation, arbitration or an administrative proceeding may be stayed for thirty (30) days upon a motion of the noninitiating party. If the litigation, arbitration or administrative action is stayed under this paragraph, both parties shall participate in the dispute resolution process. (d) Unless a stay has been granted under paragraph (c) of this Section, if the dispute resolution process is not completed within thirty (30) days after receipt of the initial offer, the initiating party may commence litigation, arbitration or an administrative proceeding without regard to whether the dispute resolution is completed. (e) Once made, the decision of the court, arbitrator or administrative body arising from litigation, arbitration or an administrative proceeding may not be set aside on the grounds that an offer to use a dispute resolution program was not made. (f) The requirements of this Section do not apply to circumstances in which irreparable harm to a party will occur due to delay or to litigation, arbitration or an administrative proceeding initiated to collect assessments, other than assessments attributable to fines. 10.3 Arbitration. Any claim, controversy or dispute by or among Declarant (including members, officers, directors, shareholders and affiliates of Declarant), the Association, the manager or manager, or one or more unit owners, or any of them, arising out of or related to the Declaration, these Bylaws or the Condominium shall be first subject to mediation as provided in Section 10.2 above or otherwise, and, if not timely settled by mediation, resolved by arbitration in accordance with this Article 10. The decisions and award of the arbitrator shall be final, binding and nonappealable. The arbitration shall be conducted in the Portland, Oregon metropolitan area, or such other location as may be agreed upon by the parties, pursuant to the arbitration statutes of the State of Oregon and any arbitration award may be enforced by any court with jurisdiction. Filing for arbitration shall be treated the same as filing in court for purposes of meeting any applicable statute of limitations or for purposes of filing a notice of pending action("lis pendens"). 10.4 Selection of Arbitrator. The arbitration shall be conducted by a single arbitrator selected by mutual agreement of the parties. The arbitrator selected shall be neutral and unbiased, except to the extent the arbitrator's prior relationship with any party is fully disclosed and consented to by the other party or parties. If the parties are unable to agree upon the arbitrator within ten (10) days after a party's demand for arbitration, upon application of any party, the Presiding Judge of the Circuit Court of Washington County, Oregon shall designate the arbitrator. 10.5 Consolidated Arbitration. Upon demand by any party, claims between or among the parties and third parties shall be submitted in a single, consolidated arbitration. Notwithstanding the provisions of this Article 10, in the event any claim, controversy or dispute involves a claim by either party against a third party who is not required to and does not voluntarily agree to submit such claim to arbitration, then either party may elect to have the matter determined by a court of law in a consolidated proceeding, rather than by arbitration. In such case, the parties hereby waive trial by jury and agree that the matter shall be determined by a judge sitting without a jury. Portlnd 1-2 1 95557.2 0035194-00008 32 10.6 Discovery. The parties to the arbitration shall be entitled to such discovery as would be available to them in an action in Washington County Circuit Court. The arbitrator shall have all of the authority of the Court incidental to such discovery, including without limitation authority to issue orders to produce documents or other materials, to issue orders to appear and submit to deposition, and to impose appropriate sanctions including without limitation award against a party for failure to comply with any order. 10.7 Evidence. The parties to the arbitration may offer such evidence as they desire and shall produce such additional evidence as the arbitrator may deem necessary for an understanding and determination of the dispute. The arbitrator shall determine the admissibility of the evidence offered. All evidence shall be taken in the presence of the arbitrator and all of the parties, except where any of the parties is absent, in default or has waived its right to be present. 10.8 Excluded Matters. Notwithstanding the foregoing, the following matters shall not be subject to mediation or arbitration under this Article 10 (but shall be subject to the applicable provisions of Section 10.9 below): (a) actions relating to the collection of fees, assessments, fines and other charges imposed or levied by the Association (other than disputes as to the validity or amount of such fees, assessments, fines or charges, which disputes shall be subject to mediation/arbitration as provided above), and (b) actions to enforce any order, decision or award rendered by arbitration pursuant to this Article 10. The filing of a lis pendens or the application to any court for the issuance of any provisional process or similar remedy described in the Oregon or Federal Rules of Civil Procedure shall not constitute a waiver of the right or duty to utilize the procedures specified in this Article. 10.9 Costs and Attorneys' Fees. The fees of any mediator and the costs of mediation shall be divided and paid equally by the parties. Each party shall pay its own attorneys' fees and costs in connection with any mediation. The fees of any arbitrator and the costs of arbitration shall be paid by the nonprevailing party or parties; if none, such fees and costs shall be divided and paid equally by the parties. Should any suit, action or arbitration be commenced in connection with any dispute related to or arising out of the Declaration or these Bylaws, to obtain a judicial construction of any provision of the Declaration or these Bylaws, to rescind the Declaration or these Bylaws or to enforce or collect any judgment or decree of any court or any award obtained during arbitration, the prevailing party shall be entitled to recover its costs and disbursements, together with such investigation, expert witness and attorneys' fees incurred in connection with such dispute, as the court or arbitrator may adjudge reasonable, at trial, in the arbitration, upon any motion for reconsideration, upon petition for review, and on any appeal of such suit, action or arbitration proceeding. The determination of who is the prevailing party and the amount of reasonable attorneys' fees to be paid to the prevailing party shall be decided by the arbitrator (with respect to attorneys' fees incurred prior to and during the arbitration proceeding) and by the court or courts, including any appellate or review court, in which such matter is tried, heard or decided, including a court that hears a request to compel or enjoin arbitration or that hears exceptions made to an arbitration award submitted to it for confirmation as a judgment (with respect to attorneys' fees incurred in such proceedings). Notwithstanding any provision of this Section 10.9 to the contrary, in the event of a claim, controversy or dispute between the unit owners or the Association and Declarant, each party shall bear their own costs, including, without limitation, filing fees, attorney's fees, investigation expenses, consultant's fees and Portlndl-2195557.2 0035194-00008 33 expert's fees. The other costs of arbitration and other court costs shall be divided and paid equally by the parties. 10.10 Survival. The mediation and arbitration agreement set forth in this Article 10 shall survive the transfer by any party of its interest or involvement in the Condominium and any unit therein and the termination of the Declaration or these Bylaws. Article 11 MISCELLANEOUS 11.1 Notices. All notices to the Association or to the board of directors shall be sent care of the manager, or if there is no manager, to the principal office of the Association or to such other address as the board of directors may designate from time to time. All notices to any unit owner shall be sent to such address as may have been designated by such owner from time to time, in writing, to the board of directors, or, if no address has been designated, then to the owner's unit. 11.2 Waiver. No restriction, condition, obligation, or provision contained in these Bylaws shall be deemed to have been abrogated or waived by reason of any failure to enforce the same, irrespective of the number of violations or breaches thereof which may occur. 11.3 Action Without a Meeting. Any action that the Oregon Condominium Act, the Declaration or these Bylaws require or permit the owners or directors to take at a meeting or ballot meeting may be taken without a meeting or ballot meeting if a consent in writing setting forth the action so taken is signed by all of the owners or directors entitled to vote on the matter. The consent, which shall have the same effect as a unanimous vote of the owners or directors, shall be filed in the records of minutes of the Association. 11.4 Invalidity; Number; Captions. The invalidity of any part of these Bylaws shall not impair or affect in any manner the validity, enforceability or effect of the balance of these Bylaws. As used in these Bylaws, the singular shall include the plural, and the plural the singular. The masculine and neuter shall each include the masculine, feminine and neuter, as the context requires. All captions are intended solely for convenience of reference and shall in no way limit any of the provisions of these Bylaws. 11.5 Conflicts. These Bylaws are intended to comply with the Oregon Condominium Act and the Declaration. In case of any irreconcilable conflict, such statute and document shall control over these Bylaws or any rules and regulations adopted hereunder. DATED this day of , 2005. ASHBROOK CONDOMINIUMS, LLC, an Oregon limited liability company By: Randall C. Myers, Sole Member Portlnd l-2195557.2 0035194-00008 34 Port lnd 1-2195557.2 0035194-00008 35 AFTER RECORDING, RETURN TO: PROPOSED—April 25,2005 PREPARED BY: Howard M. Feuerstein Stoel Rives LLP 900 SW Fifth Avenue, Suite 2600 Portland, Oregon 97204 DECLARATION SUBMITTING ASHBROOK CONDOMINIUMS TO CONDOMINIUM OWNERSHIP Ashbrook Condominiums,LLC, an Oregon limited liability company Declarant Port lnd1-2195552.2 0035194-00008 TABLE OF CONTENTS Page Article 1 DEFINITIONS 1 1.1 "Association" 1 1.2 "Bylaws" 1 1.3 "Condominium" 1 1.4 "Declarant" 1 1.5 "Declaration" 1 1.6 "Eligible Mortgage Insurer or Guarantor" 1 1.7 "Eligible Mortgage Holder" 1 1.9 "Plat" 2 1.10 Incorporation by Reference 2 Article 2 SUBMISSION OF PROPERTY TO CONDOMINIUM STATUTE 2 Article 3 NAME OF CONDOMINIUM 2 Article 4 UNITS 2 4.1 General Description of Buildings. 2 4.2 General Description, Location and Designation of Units. 2 4.3 Boundaries of Units. 2 Article 5 GENERAL COMMON ELEMENTS 3 Article 6 LIMITED COMMON ELEMENTS 3 Article 7 ALLOCATION OF UNDIVIDED INTERESTS IN COMMON ELEMENTS 3 Article 8 COMMON PROFITS AND EXPENSES; VOTING 3 8.1 Allocation of Common Profits and Expenses. 3 8.2 Allocation of Voting Rights 4 Article 9 SERVICE OF PROCESS 4 Article 10 USE OF PROPERTY 4 Article 11 MAINTENANCE OF COMMON ELEMENTS 4 11.1 Responsibility for Maintenance. 4 11.2 Mortgagee's Rights upon Failure to Maintain 4 11.3 Rights of County Upon Failure to Maintain. 5 Article 12 EASEMENTS 5 Portlndl-2195552.2 0035194-00008 12.1 In General 5 12.2 Encroachments. 5 12.3 Granting of Easements by Association. 6 12.4 Right of Entry. 6 12.5 Easements for Declarant. 6 Article 13 APPROVAL BY MORTGAGEES 6 13.1 Notice of Action 6 13.2 Termination and Amendment to Documents. 7 13.3 Additional Approvals. 8 13.4 Notice to First Mortgagees of Defaults 9 Article 14 ASSOCIATION OF UNIT OWNERS 9 14.1 Organization 9 14.2 Membership; Board of Directors. 9 14.3 Powers and Duties 9 14.4 Adoption of Bylaws, Declarant Control of Association. 9 Article 15 AMENDMENT 9 15.1 How Proposed. 9 15.2 Approval Required. 9 15.3 Recordation. 10 Article 16 SEVERABILITY 10 Article 17 APPLICABILITY 10 Portlnd 1-2195552.2 0035194-00008 ii DECLARATION SUBMITTING ASHBROOK CONDOMINIUMS TO CONDOMINIUM OWNERSHIP THIS DECLARATION, pursuant to the provisions of the Oregon Condominium Act, is made and executed this day of , 20 , by ASHBROOK CONDOMINIUMS, LLC, an Oregon limited liability company("Declarant"). Declarant proposes to create a condominium to be known as Ashbrook Condominiums, that will be located in the City of Tigard, Washington County, Oregon. The purpose of this Declaration is to submit the property described in Article 2 below to the condominium form of ownership and use in the manner provided by the Oregon Condominium Act. NOW, THEREFORE, Declarant does hereby declare and provide as follows: Article 1 DEFINITIONS When used in this Declaration the following terms shall have the following meanings: 1.1 "Association" means the association of unit owners established pursuant to Article 14 below. 1.2 "Bylaws"means the Bylaws of the Ashbrook Condominiums Owners Association adopted pursuant to Section 14.4 below as the same may be amended from time to time. 1.3 "Condominium" means all of that property submitted to the condominium form of ownership by this Declaration. 1.4 "Declarant" means Ashbrook Condominiums, LLC, an Oregon limited liability company, and its successors and assigns. 1.5 "Declaration"means this Declaration as the same may hereafter be amended. 1.6 "Eligible Mortgage Insurer or Guarantor" means an insurer or governmental guarantor of a first mortgage on a unit who has requested notice of certain matters from the Association in accordance with Section 13.1 below. 1.7 "Eligible Mortgage Holder" means a holder of a first mortgage on a unit who has requested notice of certain matters from the Association in accordance with Section 13.1 below, but shall not include a contract vendor. 1.8 "Mortgage" and "Mortgagee" mean, respectively, a recorded mortgage, trust deed or contract of sale that creates a lien against a unit, and the holder, beneficiary or vendor of such a mortgage, trust deed or contract of sale. Portlnd 1-2195552.2 0035194-00008 1 • v • 1.9 "Plat" means the plat of Ashbrook Condominiums recorded simultaneously with the recording of this Declaration. 1.10 Incorporation by Reference. Except as otherwise provided in this Declaration, each of the terms defined in ORS 100.005, a part of the Oregon Condominium Act, shall have the meanings set forth in such section. Article 2 SUBMISSION OF PROPERTY TO CONDOMINIUM STATUTE The property submitted to the Oregon Condominium Act by this Declaration is held by Declarant and conveyed by Declarant in fee simple estate. The land submitted is located in the City of Tigard, Washington County, Oregon, and is more particularly described in the attached Exhibit A. The property submitted includes the land so described, all buildings, improvements and structures, all easements, and rights and appurtenances located on, belonging to or used in connection with such land. Article 3 NAME OF CONDOMINIUM The name by which the Condominium shall be known is "Ashbrook Condominiums." Article 4 UNITS 4.1 General Description of Buildings. The Condominium consists of four buildings of dwelling units. Each of such buildings contains three stories without a basement. The buildings are of wood frame construction with synthetic cement fiber siding and composition roofs. 4.2 General Description, Location and Designation of Units. The Condominium contains 19 units. The designation, location, description of boundaries and area in square feet of each unit, including garage, are shown on the Plat and the attached Exhibit B. 4.3 Boundaries of Units. Each unit shall be bounded by the interior surfaces of its perimeter and bearing walls, floors, ceilings, windows and window frames, doors and door frames, and trim. The unit shall include all lath, furring, wallboard, plasterboard, plaster, paneling, tiles, wallpaper, paint, finished flooring and any other materials constituting any part of its finished surfaces, except those portions of the walls, floors or ceilings that materially contribute to the structural or shear capacity of the Condominium. All other portions of the walls, floors or ceilings shall be a part of the common elements. In addition, each unit shall include the following: (a) All spaces, nonbearing interior partitions, window glass, interior doors and door frames and all other fixtures and improvements within the boundaries of the unit, including without limitation, garages; and (b) All outlets of utility and communications service Portlnd l-2195552.2 0035194-00008 2 I lines, including but not limited to power, light, gas, hot and cold water, heating, refrigeration, air conditioning and waste disposal, security, cable television and telephone, within the boundaries of the unit, but shall not include any part of such lines or ducts themselves. Article 5 GENERAL COMMON ELEMENTS The general common elements consist of all portions of the Condominium that are not part of a unit or a limited common element, including, but not limited to, the following: 5.1 Pipes, ducts, flues, chutes, conduits, wires and other utility and communications installations to their outlets. 5.2 Roofs, foundations, bearing and shear walls,perimeter walls, beams, columns and girders to the interior surfaces thereof, exterior doors and door frames (including garage doors), and window frames. 5.3 All open parking spaces which are not a part of the units. 5.4 All other elements of the buildings and the Condominium necessary or convenient to their existence, maintenance and safety, or normally in common use, except as may be expressly designated in this Declaration as part of a unit or a limited common element. Article 6 LIMITED COMMON ELEMENTS The following shall constitute limited common elements, the use of which shall be restricted to the units to which they pertain: all entry porches and decks, each of which shall pertain to the unit that it adjoins as shown on the Plat. Article 7 ALLOCATION OF UNDIVIDED INTERESTS IN COMMON ELEMENTS Each unit will be entitled to an equal one-nineteenth undivided ownership interest in the common elements. Each unit's interest in the common elements shall be inseparable from the unit and any conveyance, encumbrance,judicial sale, or other transfer, voluntary or involuntary, of an undivided interest in the common elements shall be void unless the unit to which that interest is allocated is also transferred. Article 8 COMMON PROFITS AND EXPENSES; VOTING 8.1 Allocation of Common Profits and Expenses. The common profits and common expenses of the Condominium shall be allocated to each unit equally, so that each unit Portlnd l-2195552.2 0035194-00008 3 shall be entitled to and bear one-nineteenth of such profits and expenses provided, however, that upon the sale of each unit to a person other than a successor declarant, the purchaser shall make a contribution to the working capital of the Association equal to two month's of regular Association assessments for the unit as further described in the Bylaws. Except upon termination of the Condominium or as otherwise provided in the Bylaws with respect to damage, destruction or condemnation, any such common profits shall be used solely for the purpose of maintaining, repairing and replacing the common elements or for other expenses or reserves of the Association. 8.2 Allocation of Voting Ri2hts. Each unit owner shall be entitled to one vote in the affairs of the Association and for the purposes of this Declaration for each unit owned by such owner; provided, however, that Declarant shall have five votes for each unit owned by Declarant until the earlier of(a) when Declarant has sold and conveyed to a person other than a successor declarant 75 percent or more of the units in the Condominium, or (b) three years after the date of the first conveyance of a unit to a person other than a successor declarant. The method of voting shall be as specified in the Bylaws. Article 9 SERVICE OF PROCESS The designated agent to receive service of process in cases provided in subsection (1) of ORS 100.550 is named in the Condominium Information Report that has been filed in accordance with ORS 100.250(1)(a). Article 10 USE OF PROPERTY Each unit is to be used for residential purposes as described in the Bylaws. Additional limitations on use are contained in the Bylaws and the rules and regulations adopted pursuant to the Bylaws. Each unit owner shall be bound by each of such documents. Article 11 MAINTENANCE OF COMMON ELEMENTS 11.1 Responsibility for Maintenance. The necessary work to maintain, repair or replace the common elements shall be the responsibility of the board of directors of the Association and shall be carried out as provided in the Bylaws. 11.2 Mortgagee's Ri2hts upon Failure to Maintain. If the mortgagee of any unit determines that the board of directors is not providing an adequate maintenance, repair and replacement program for the common elements, such mortgagee, at its option, may give a notice to the board of directors by delivering same to the registered agent, setting forth the particular defect that it believes exists in the maintenance, repair and replacement program. If the specified defects are not corrected within 90 days subsequent to receipt of such notice, then the mortgagee, Portlnd 1-2195552.2 0035194-00008 4 . upon written notice to the registered agent that it is exercising its proxy rights, shall have the right to attend succeeding annual or special meetings of the Association and to cast a vote for each unit on which it holds a mortgage on all business coming before such meeting. Such proxy rights shall continue until the defects listed on the notice are corrected. 11.3 Rights of County Upon Failure to Maintain. The provisions of this Declaration and of the Bylaws regarding the maintenance, repair and replacement of the common elements shall be deemed to be for the benefit of Washington County, as well as the unit owners, and the County may enforce such provisions by appropriate proceedings at law or in equity. Without limitation to the foregoing, the County may deliver a written notice to the board of directors by delivering the same to the registered agent, setting forth the particular defect that it believes exists in the maintenance, repair and replacement program. If the specified defects are not corrected within 30 days after receipt of the notice, or, if such correction cannot reasonably be completed within such time, the Association fails within such time to commence and pursue the correction with reasonable diligence, then the County may take necessary curative action. In such event, the cost of correction by the County shall constitute a lien against each unit and its interest in the common elements based upon such unit's share of the common expenses as provided in this Declaration. Article 12 EASEMENTS 12.1 In General. Each unit has an easement in and through each other unit and the common elements for all support elements and utility, wiring, heat, plumbing, and service elements, including an easement over the common elements for the placement of air conditioning compressors serving the units, and for reasonable access thereto, as required to effectuate and continue proper operation of the Condominium. In addition, each unit and all the common elements are specifically subject to easements as required for the electrical wiring and plumbing for each unit. The specific mention or reservation of any easement in this Declaration does not limit or negate the general easement for common elements reserved by law. Each unit owner has an unrestricted right of ingress and egress to his or her unit. This right is perpetual and passes with the ownership of the unit. 12.2 Encroachments. Each unit and all common elements shall have an easement over all adjoining units and common elements for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction, reconstruction, repairs, settlement, shifting, or movement of any portion of the property, or any other similar cause, and any encroachment due to building overhang or projection as long as the physical boundaries of the units are in substantial accord with the description of those boundaries that appears in the Declaration. There shall be valid easements for the maintenance of the encroaching units and common elements so long as the encroachments shall exist, and the rights and obligations of owners shall not be altered in any way by the encroachment. This provision does not relieve a unit owner of liability in the case of willful misconduct of the unit owner, or relieve Declarant or any contractor, subcontractor or materialman from any liability as a result of failure to adhere to the Plat. The encroachments described in this Section 12.2 shall not be construed to be encumbrances affecting the marketability of title to any unit. Portlnd 1-2195552.2 0035194-00008 5 12.3 Granting of Easements by Association. Subject to the requirements of ORS 100.405(6), the Association may grant, execute, acknowledge, deliver and record on behalf of the unit owners leases, easements, rights-of-way, licenses, and similar interests affecting the common elements and consent to vacation of roadways within and adjacent to the Condominium. Any such instrument shall be executed by the chairperson and secretary of the Association. No such interest may be granted with regard to a limited common element unless the owners and mortgagees of the units having the right to use such limited common element consent to and join in the instrument granting the interest. 12.4 Right of Entry. The board of directors of the Association, managing agent, manager or any other person authorized by the board of directors shall have the right to enter any unit and limited common element in the case of an emergency originating in or threatening such unit or other condominium property, whether or not the owner is present at the time. Such persons shall also have the right to enter any unit and limited common element for the purpose of performing installations, alterations or repairs to any common element and for the purpose of inspection to verify that the unit owner is complying with the restrictions and requirements described in this Declaration and the Bylaws, provided that requests for entry are made in advance and that such entry is at a time convenient to the owner. 12.5 Easements for Declarant. Declarant and Declarant's agents, successors and assigns shall have an easement over and upon the common elements as may be reasonably necessary for the purpose of completing or making repairs to existing structures, for the purpose of carrying out sales and rental activities necessary or convenient for the sale or rental of units, including, without limitation, the right to use the units owned by Declarant as model units and the right to use a unit as a sales office, and for the purpose of discharging any other obligation of Declarant or exercising any other special Declarant right, whether arising under the Oregon Condominium Act or reserved in this Declaration or the Bylaws. For a period of ten (10) years following recording of this Declaration, Declarant shall have a right to inspect the common elements of the Condominium and the Association's records regarding inspections and maintenance of the Condominium. Article 13 APPROVAL BY MORTGAGEES 13.1 Notice of Action. Upon written request to the Association identifying the name and address of the holder, insurer or guarantor and the unit number or address of the unit on which it has (or insures or guarantees) the mortgage, any such eligible mortgage holder or eligible insurer or guarantor shall be entitled to timely written notice of the following: (a) Any condemnation or casualty loss that affects a material portion of the Condominium or affects the unit securing its mortgage. (b) Any 60-day delinquency in the payment of assessments or charges owed by an owner of any unit on which it holds the mortgage. Portlndl-2195552.2 0035194-00008 6 (c) Any lapse, cancellation or material modification of any insurance policy maintained by the Association. (d) Any proposed action that would require consent of a specified percentage of eligible mortgage holders as required by this article. 13.2 Termination and Amendment to Documents. (a) The approval of eligible holders holding mortgages on units that have at least 67 percent of the voting rights of units subject to eligible holder mortgages shall be required to terminate the legal status of the project as a condominium for reasons other than substantial destruction or condemnation of the property. (b) Except when a greater percent is required by the Declaration or Bylaws, or a greater or lesser percent is required by the Oregon Condominium Act, the consent of the owners of units holding at least 67 percent of the voting rights and the approval of eligible holders holding mortgages on units that have at least 51 percent of the voting rights of the units subject to eligible holder mortgages shall be required for any amendments of a material nature to the Declaration or Bylaws. Any amendment to the Declaration or Bylaws that changes any of the provisions of such documents governing the following shall constitute a material change: (1) Voting rights; (2) Increases in assessments that raise the previously assessed amount by more than twenty-five percent (25%), assessment liens or the priority of such liens; (3) Reduction in reserves for maintenance, repair and replacement of the common elements; (4) Responsibility for maintenance and repairs; (5) Reallocation of interests in the general or limited common elements, or rights to their use; (6) The boundaries of any unit; (7) Convertibility of units into common elements or of common elements into units; (8) Expansion or contraction of the Condominium or the addition, annexation or withdrawal of property to or from the Condominium; (9) Hazard or fidelity insurance requirements; (10) Imposition of any restrictions on the leasing of units; Portlnd 1-2195552.2 0035194-00008 7 l I (11) Imposition of any restriction on the right of a unit owner to sell or transfer his or her unit; (12) Restoration or repair of the Condominium (after damage or partial condemnation) in a manner other than specified in this Declaration or the Bylaws; (13) Any action to terminate the legal status of the Condominium after substantial destruction or condemnation occurs; or (14) Any provisions that expressly benefit mortgage holders, insurers or guarantors. (c) An addition or amendment to the Declaration or Bylaws shall not be considered material for purposes of Section 13.2(b) if it is for the purpose of correcting technical errors, or for clarification only. Any eligible mortgage holder who receives a written request to approve any termination, additions or amendments and who does not deliver or post to the requesting party a negative response within 30 days shall after it receives proper notice of the proposal, provided the notice was delivered by certified or registered mail, return receipt requested,be deemed to have approved such request. 13.3 Additional Approvals. In addition to any other approvals required by the Oregon Condominium Act, this Declaration or the Bylaws, the prior written approval of two- thirds of the holders of first mortgages on units in the Condominium (based upon one vote for each first mortgage owned) or unit owners (other than Declarant) must be obtained for the following: (a) Abandonment or termination of the Condominium regime. (b) Any change in the pro rata interest or obligations of any individual unit for (a) purpose of levying assessments or charges or allocating distributions of hazard insurance proceeds or condemnation awards, or (b) determining the pro rata share of ownership of each unit in the common elements. (c) The partition or subdivision of any unit. (d) Abandonment, partition, subdivision, encumbrance, sale or transfer of the common elements. The granting of easements for public utilities or for other public purposes consistent with the intended use of the common elements by the condominium project shall not be deemed a transfer within the meaning of this clause. (e) Use of hazard insurance proceeds for losses to any condominium property, whether to units or to common elements, for other than the repair, replacement or reconstruction of such improvements, except as provided by statute in cases of substantial loss to the units and/or common elements of the condominium project. 13.4 Notice to First Mortgagees of Defaults. Any first mortgagee, upon request, will be entitled to written notification from the Association of any default in the performance by the Portlndl-2195552.2 0035194-00008 8 owner of the mortgaged unit of any obligation under this Declaration, the rules and regulations or the Bylaws that is not cured within 60 days. Article 14 ASSOCIATION OF UNIT OWNERS 14.1 Organization. Upon the recording of this Declaration an association of unit owners shall be organized to serve as a means through which the unit owners may take action with regard to the administration, management and operation of the Condominium. The name of this association shall be "Ashbrook Condominiums Owners Association," and the Association shall be an Oregon nonprofit corporation. 14.2 Membership; Board of Directors. Each unit owner shall be a member of the Association. The affairs of the Association shall be governed by a board of directors as provided in the Bylaws. 14.3 Powers and Duties. The Association shall have such powers and duties as may be granted to it by the Oregon Condominium Act, including each of the powers set forth in ORS 100.405(4), together with such additional powers and duties afforded it by this Declaration or the Bylaws. 14.4 Adoption of Bylaws, Declarant Control of Association. Upon the execution and the recording of this Declaration, Declarant shall adopt Bylaws for the Association, which Bylaws are attached as Exhibit C. Declarant specifically reserves the right to control the Association by appointing the interim directors of the Association until the organizational and turnover meeting of the Association has been held and the unit owners have elected regular directors as provided in Sections 2.2 and 3.3 of the Bylaws. In addition, Declarant shall have the right to consent to any amendment to the Declaration or the Bylaws as provided in Section 15.2 below and Section 9.2 of the Bylaws, and a weighted vote in the Association as provided in Section 8.2 above. Article 15 AMENDMENT 15.1 How Proposed. Amendments to the Declaration shall be proposed by either a majority of the board of directors or by unit owners holding thirty percent (30%) or more of the voting rights. The proposed amendment must be reduced to writing and shall be included in the notice of any meeting at which action is to be taken thereon or attached to any request for consent to the amendment. 15.2 Approval Required. Except as may otherwise be provided in this Declaration or by the Oregon Condominium Act, this Declaration may be amended if such amendment is approved by unit owners holding 75 percent of the voting rights of the Condominium, without regard to any weighted vote otherwise allocable to units owned by Declarant, and by mortgagees to the extent required by Article 13. Declarant's prior written consent shall also be required so long as Declarant owns 25 percent or more of the units in total number of units in the Portlnd1-2195552.2 0035194-00008 9 Condominium, but no such consent shall be required after three years from the date of conveyance of the first unit to a person other than a successor declarant. Except as otherwise permitted by the Oregon Condominium Act, no amendment may change the size, location, allocation of undivided interest in the common elements, the method of determining liability for common expenses, the method of determining the right to common profits, or the method of determining voting rights of any unit unless such amendment has been approved by the owners and mortgagees of the affected unit. Any amendment that would limit or diminish any special Declarant rights established in this Declaration or the Bylaws shall require the written consent of Declarant. 15.3 Recordation. The amendment shall be effective upon recordation in the Deed Records of Washington County, Oregon, of the Declaration as amended or of the amendment thereto, certified to by the chairperson and secretary of the Association as being adopted in accordance with this Declaration and the provisions of the Oregon Condominium Act, and approved by the county assessor and the Real Estate Commissioner if such approvals are required by the Oregon Condominium Act. Article 16 SEVERABILITY Each provision of this Declaration and the Bylaws shall be deemed independent and severable, and the validity or partial invalidity of any provision shall not affect the validity or enforceability of the remaining part of that or any other provision of this Declaration or the Bylaws. Article 17 APPLICABILITY Each unit owner, including Declarant as to any unsold unit, shall be subject to all of the rights and duties assigned to unit owners under the terms of the Declaration and Bylaws. All present and future owners, tenants, subtenants and occupants of units, and all present and future employees, agents, visitors and licensees of unit owners, shall be subject to and comply with the provisions of this Declaration, the Bylaws and all rules and regulations adopted thereunder, as they may be amended from time to time. Portlndl-2195552.2 0035194-00008 10 IN WITNESS WHEREOF, Declarant has caused this Declaration to be executed as of the day and year first set forth above. ASHBROOK CONDOMINIUMS, LLC, an Oregon limited liability company By Randall C. Myers, Sole Member STATE OF OREGON ) ) ss. County of ) The foregoing instrument was acknowledged before me this day of , 2005 by Randall C. Myers, sole member of Ashbrook Condominiums, LLC, an Oregon limited liability company, on its behalf. Notary Public for Oregon My commission expires: Commission No.: The foregoing Declaration is approved this day of , 20 . ASSESSOR AND TAX COLLECTOR FOR WASHINGTON COUNTY By Portlnd1-2195552.2 0035194-00008 11 , - IS The foregoing Declaration is approved pursuant to ORS 100.110 this day of , 20 and in accordance with ORS 100.110(7), this approval shall automatically expire if this Declaration is not recorded within two (2) years from this date. SCOTT W. TAYLOR, Real Estate Commissioner By Brian DeMarco Portlnd1-2195552.2 0035194-00008 12 EXHIBIT A Legal Description Port lnd l-2195552.2 0035194-00008 13 EXHIBIT B Unit Square Footnes and Undivided Interests Unit Square Footage* Undivided Interest* *NOTE: Square footages and percentages will vary based upon final measurements of surveyor in connection with preparation of condominium plat. Such measurements will be calculated on a condominium plat basis and will differ from "architectural"measurements. Port lndl-2195552.2 0035194-00008 14 -iI . 217 2dowll - 00005 1 Kawwa ww Celt „S 19•UNIT • `'° / I r 3, ASHBROOK CONDOMINIUMS 2 :4K1k Ar : , 5�,9 SW 90th AVENUE a ° CIVIL�cu�rc` ` \ //p'/ \°9° / /(//may{,' q 4660 NE BELKNAP I \ ` _/ a. ., / ,7/., T 0 ir' \ „,,w,� 7 - '+ z TIGARD, OREGON 97223 COURT,SITE 115 MOW I \ a / HILL5BOR0,OR.41124 \ / off.<\� V TAX MAP 1S1 35AA TAX LOT 04200 DEVELOPMENT ZONE MUM 1 �d PH: (503)640-6e0e , \ + \ 7 / f 7 I_ a FAX (503)693-9 138 WWW�2keng.comlir --..-.- / / 1 APPLICANT/OWNER/DEVELOPER ENGINEER/ARCHITECT { f'a + • / { { MATRIX DEVELOPMENT CORP. J2K ENGINEERING,INC. Q 1 I 12155 S.W.64th AVENUE $100 4660 NE BELKNAP C.T.SUITE 115 Z► v,�`' • + r"�� / . 7 { 1 PORTLAND,OREGON 91223 HILLSBORO,OREGON 91124 1 4 k ION M.1°"°•° ( 9� / I PHONE: 503-640-6808 �., • �° s� / / { NOTE: SETBACKS TO ALL CONTACT: MR RANDY RUTHERFORD /' o CCC; v, OWN I PARCEL BOUNDARIES= 0.0 FT OFFICE: 503-620-8080 EXT.260 �'• t \° 52 ( ( { (PER F1UF-I DONE STDS) �+ E a / / wNraK mar w=waucwiwitr wwwa.c WNW {.wworc.+�+ a )- S I -., doe,. _�. ...... . .__- _. _ _ . ..._.J - �..... ._ _ — l__ _.._ e• �......_.. 16..5 = Iq.63� DRAWING IND ' EET f 1 _-•— AGL OAK BTKEET ; I _ . _...._.._. ----- - - - - - - _-.._._-.. ICEY MAP N. I LOVER SF A-EuLDING It 4 1 I 4 2 REAR ELPVAT1c 6-BUILDING 11I 4 3 WALK: lu . gm, / _ •_ _---- _ = SIDE ELEVATIONS-WILDING 1 t 4 4 . , g I�, LOM3 1ST 120 FLR P!Alb I SPEAR W4L L INFO-BLDG 1 5 . 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P�� !!!/// / I MATRIX DEVELOPMENT CORP. 12K ENGINEERING,INC. I / r qO�r { 12755 SW.69th AVEWE #100 4660 NE BELKNAP CT.SUITE 115 ° /454s' ' / I PORTLAND,OREGON 97223 HILLSBORO,OREGON 97124 s I °� Vii' `y / CONTACT: MR.RANDY RUTHERFORD PHONE: 503 40$808 °'•°"""( r / / I I { OFFICE: 503-620-8080 EXT.2b0 �" �" /6...., . / & i 11 / / / QF _ -� / «r rowf..r. I M«ole N...r ..«Iw...Alt IM 61�.R..:.61, OAX Tr T KEY MAP NOTE: SETBACKS TO ALL R i 6.W. 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SCALE;V4••I' 104944 of 21 DRAWING INDEX SHEET LINE LEGEND xLk 19•UNIT STEMAPIRANEYCONIWOL 64 EROSION CONTROL 1 DEMOLITION AAA 62 _0340T15 PROPERTY LIRE EROSION CONTROL NOTES 1 DETAILS 60 —_pglpTEg MR PROPBTY LINE ASHBROOK CONDOMINIUMS ROADPAY IMPROVEMENT DETAILS 64 -- -- W 1192 t9C....... -DENOTE EXT'6 GRADES SA ONC STREET LAYOUT 1 STORM DRAIN LI —190—190—-MOTES 164 GRADES PUBLIC IMPROVEMENTS SA OAK STREET EXTEU7®PROFILE 1.2 ,,y_ DENOTES(3 AKER UPC SA 406 AVENUE LAYOUT 1 STORM DRAIN LS SUN 4oMi AVBU.E E%mlDEfl PROFILE u 5'W—-owns rt4)PATER LOC CIVIL ENGINEERING SA OAK WAY u Y L U T t S T O R M DRAIN IS v S T a. -DENOTES t K 1 STORM DRARNA.VE LI 4660 NE$ELKNAP TIGARD OREGON 97223 -- � SU� SANITARY 5EPFA P 4 P-WATER SERVILE PLAN 561 ""' COURT,SUITE 115 —ti'I S. -17EIO7E5IF,R STORM ORAJNA6E LIE OR.11124 ' STORM DRAM 1 SANITARY LIGHT, DETAILS DI CAT V --DENOTES(3 SAR DENOTES CAN LSE uIC PI-f (503640-6808 516NIN6,STRNPM6,STREET LI6NT,TREE RAN D2 S W1%DETAILS LE6E0 DS GAS -mare,6A5 LINE FAX: (503)643-4'!38 TAX MAP 1S1 35AA TAX LOT 04200 DEVELOPMENT ZONE MUM CONSTRICTION SPECIFICATIONS D4 — _ — — — -COMES POIaNE wwwj2k.ong.com —x—x—x_x—x—x—x—x—_petcm5 Fake {Q x CAT V -DENOTES CATV LIRE 1} 1 1 APPLICANT/OWNER/DEVELOPER ENGINEER/ARCHITECT DENOTES $ ° -DENOTES UTILITY Delmer LIRE MATRIX DEVELOPMENT CORP. J2K ENGINEERING,INC. vzN DENOTL,vHtI2LNLME 12155 S.W.64th AVENUE #100 4660 NE BELKNAP GT.SUITE 115 WASHINGTON COUNTY BENCH MARK: -DO V JZ T Ez=z PORTLAND,OREGON 11223 HILLSBORO,OREGON 11124 NO.443,AT NE CORNER OF BRIDGE ON 5W GREENBUR6 ROAD, OVER BEAVERTON-TIGARD HWY 211,ON TOP OF CONCRETE GUARDRAIL I � � CONTACT: MR.RANDY RUTHERFORD ENE` 503-640-6808 • STAMPED"W 611"WITH AN ELEVATION OF 200.030 P I DE10E56RAVE 1 12 OFFICE: 503-620-8080 EXT.260 •t,� R 10360 SW 90Th AVENUE 10370 SW 9Oth AVENJE .or SYMBOL LEGEND i yE+T, blE "' • I jn I / e -PROPERTY BO VARY CORIet METZGER ELEMENTARY FH. LOCATION IPEt DE®1 SCHOOL A L_ -- --• -•- ABBREVIATION LEGEND -17EA71611LI TIRE HflOR.WT• 10255 SW SOU,AVENUE ' - - -, S.W. 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A_ .. r�en +t.o•mwe MATRIX DEVELOPMENT . �_.. ��mI�—•—T — —� �.— _ — —.��—.. —. —.. —.� ----- CORPORATION / 9000 SW OAK STREET MR,/ 8980 SW OAK STREET 12155 SW 69th AVE. 9020 SW OAK STREET /It' / TIGARD,OR 91225 EROSION CONTROL 4 DEMOLITION PLAN ASHEROOK CONDOMINIUMS Are:Na:N utagy N h .t°m.°Ana t.d 8995 SW OAK STREET _ SCALE: 1" 2 20' (M 952-001-0010 through OAR 952,2-,200001-0090 r may TIGARD,OR 91223 obtain 44•4•4 of the rules R tot:,aura.h 503-232-1987(14.1 War lorotq). Nett fh•t.Npha•numbs War N. UtpBy Notification auoM BY .1=1,0 VJA QC ,►.. CALL BEFORE YOU DIG 1 1-800-332-2344 ,M.� (LOCATES ONLY) OT V 12 G2 [WM 11-330-04 141RtEROSION CONTROL NOTES I. CONTRACTOR SHALL IN5TALL AND MAINTAIN EROSIOL5EDIMENTAnON CONTROL DURING COISTRLCTION(M Y TIFF OF YEAR)PER TIE EROSION PREVENTION t SEDIMENT CONTROL YIY I'jERll'ATI� INC.\ /,;:. PLA1dIIN6 1 DESIGN MA1)AL'(EPSc)DATED:DEG @EHt 2D00,M!D C E IYATBR SERVICES �l� liN� v DESIGN AND CONSTRUCTION STANDARDS RIO 04-09 CHAPTER 6. CIVIL EN6INEERIN6 • 'e!'• 4660 NE BELKNAP ,;�: 2. APPROVAL OF THIS ERDSIONSEDIMBNTATION CONTROL(ESC)PLAN DOES NOT CONSTITUTE AN /\ .ly.'i2 APPROVAL OF PERMANENT T ROAD O PRAIw45E DE51&N IEa.SIZE MD LOCATION OP ROADS, COURT,SUITE 115 •`.'�.'o' • PIPES,RESTRIGTORS,CNANEL.S,RETENTION FACILITIES,UTILITIES,ETC) HILLSBORO,OR.91124 / \� -.. 3. THE IMPLB•E)ITIII&OF TIfSE MC PLANS AND THE GOISTRUGTION,MAINTENANCE.REPLACEMENT PH: (SOB)640-6808 y.; ,,,.:.. 0\ FAX: (503)69B-9138 ' ?' .i/,;: A �l Q A'R'WLL CONSTRUCTION TION ICOMPLETED NAND A IAPARCE CITY OF 1 AND VET6�ETATION J 9 , �" ab o �tC ,/ www.�Icen .com .�1, "1.,, :,.,«,,x co r� ?A ''r AND LANDSCAPING Is ESTABLISHED. ••�. 4, Is,!F : . '' 4. TIE BO.NDARIES OF CLEARING LIMITS SHOIW ON THIS RAN SHALL BE CLEARLY FLIb6F.D IN THE k y\ Liii i v �YW' 4:), FIELD PRIOR TO CONSTRUCTION. DUR S THE CONSTRUCTION PERIOD,W DISTURBANCE BEYOND o r/,,,,,,4f/:‘,:%:,':.:1.•:-.' >,.:. •^O� U` Al/4. THE FLAGGED CLEARING SHALL BE PERMITTED. TIE FLA�SSIN6 SHALL BE MAINTAINED BY TIC 3'41° •;:. APPLICANT/CONTRACTOR FOR THE DURATION OF CONSTRUCTION Lg •ry '• f 5. THE ESC FACILITIES SNOW ON THIS PLAN MUST ee COI6TRCTED IN CON.LNCT ON MUTE ALL C • .. : CLEARING AND 6RADIN6 ACTIVITIES,AND IN SLCH A MAHER AS TO INSURE THAT DIFENT AND CplI • `"..` SEDIMENT-LADEN WATERS DO NOT ENTER WATBtMUYS. T145 INCLUDES,BUT IS NOT LIMITED TO WATER ENTERING THE DRAINAGE SYSTEMS OR ANY VIOUITION OF APPLICABLE MATER STANDARDS. y �� !�'� RADIUS=25"MIN. ' 6. TIE ESC FACILITIES SHOW ON THIS PLAN ARE THE MNIIU4 RE)IRE/ /4Th FOR ANTICIPATED 4 i• .,•. ,....T v;;40,. SITE CONDITIONS. WRING THE CONSTRUCTION PERIOD THESE ESC FACILITI ES SHALL BE UPGRADED i AS NEEDED FOR UE)PECTED STORM EVENT'S AND TO ENSURE THAT SEDIMENT AND SEDIMENT- P .2, 3'-6'CLEAN ROCK LADEN WATER DO NOT LEAVE THE SITE. /",�, 1. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND 1 I MAINTAINED A5 NECESSARY TO EMGLRE THEIR CONTINUED FUCTIONINS. 5UB6RADE REINFORCEMENT 4 F �•' 6EOTEXTILE AS REQUIRED S. TIE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF - S P LAN VIEW a A MONTH OR WITHIN 24 HORS FOLLOW*A STORM E\ENT. NTS O NCE 9. ALL EXPOSED SOILS SHALL ee PROTECTED FROM EROSION 1 Pi tar lo. AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOYED TO ACCUMULATE MUTHIN A 9l.€ e•OVERLAP TRAPPED CATCH BASAL ALL CATCH BASINS AND CONVEYANCE LIP SHALL BE CLEANED PRIOR G 7YPICLL GRAVEL CONSTRUCTION TO PAVING. THE CLEANIN6 OPERATION SHALL NOT FLUSH SEDR ENT-LADEN WATER INTO THE Z 1561 _ ENTRANCE Detail Drawing 4-1 DOw6TREAM SYSTEM. a — __ g - II. STABILIZED&RAVEL CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT me BE8INIIN6 o Y el `\,`'T. _ - - MAYBE REOIUIRED TO IIRSLRE THAT ALL PAVED AREAS ARE KEPT GLEAN FOR DURATION 'al ',7,13442E: ;zw4.1f.':. THE PRO.EGT. - N NOTES: r BE USED SHORT TERM 12. ALL WATER OUAUTY/JANIITY FACILITIES SHALL BE PROTECTED FROM EROSION AND ~� 7- to EX 1. STAKING OF BAGS REQUIRED USING w/ unuTY WORK AND w/ PROFILE (2) 1"X2" WOOD STAKES OR APPROVED PHASING OF DEVELOPMENT +::!!--c. MAINTAINED IN TIER ENTIRETY,IF ANY SEDIMENT BUILD UP OCCURS,LA. INCLUDES,BUT IS NOT• LIMITED TO THE MATTN6 OF ALL EXPOSED SOILS,PROTECTION OF ALL SLOPES,AND O z z W ~fi Irma: ESTABLIB* T OF VEGETATION PER TIC DE516N MD CONSTRUCTION STANDARDS,ETC. • EQUAL PER BAG. _ NTS 2. SURFACE MUST BE SMOOTH wI O ju 'IY i BEFORE APPLICATION. 13. STORM DRAIN INLETS,BASINS AND AREA DRAIN SHALL BE PROTECTD LHT1L PAVEMENT SLRFALFS Fi■I w Q j d FLOW -: F ' ARE COMPLETED AND/OR VEGETATION 15 RE-ESTABLISHED. Z O is 1 I I I I I I 14 ' � I I I I I I I 14. AT W TINE SHALL MEASURABLE SEDIMEM K.CIM.LATE LPSTREM1 OF TE EROSION IEA9,RE5 Z Q G " CHECK DAM I I it'ill II IIII III I I N L E T ago BIO FILTER BAG Detail Drawing 4-14 uuil u ' ' linil lil = O O __ _-- ? _ IS. PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED A5 RAPIDLY AS POSSIBLE. CO) t� O U % lb. SEEDING,MACHINE AND REVE6ETATON SHALL BE PE/RFC W LATER THAN 5EPT@�BBR I FOR r'l • J FAUN RASE OF caismGnON Z W m L] 4a CATCH BASIN AREA DRAIN Ir MFEN`�iP1•ANTIN65 ARE PLACED,'SE OIWEi/CONTWGTOR/ILL MAINTAIN T434 UNTIL THE C::) N-61' Q ilg FILTER FABRIC MATERIAL VFSETATTON/F ANTN65 ARE WELL ESTABLISHED. 36" WIDE ROLLS USE STITCHED LOOPS le. IF MERE 15 EXPOSED SOIL OR SOILS NOT FILLY STABILIZED FROM OCTOBER I TFRO SH APRIL 30, V� Z ■ • 3• minimum OVER 2"x 2' POSTS nE YET MEATIER EROSION CONTROL I AS RE5 WILL BE IN EFFECT. SEE CHAPTER 4 OF THE O g j Prom toe slope. ■' Cry PLAMNIN6 AM DT516N MAMA-,FOR REWIRE}ENTS. [2 Ei g 9. e TIE APPLICANT/CONTRACTOR CANT/CONTRACTOR SHALL REMOVE ALL ESC MEASURES WEN TIE VEGETATION 5 Y W ia}Tit;t;:;U FU1 E57ABLI5NED:ANTylEco5D6IL5T ARE COVERED AND PROTECTED FROM EROSION BY PEFMAIENf �ACfS. :iiill°.I:,: .inn, FLOW /. '"�• :/"..-V .'-''''‘,00--..•• ' If`., 20. ALL ESC MEASUREBE IN PLACE AS SHOW ON THE PLANS OR A5 DIRECTED BY THE CMS i's'illi-':1:,5:11 •q� Is R 1 \ NSPEGrORj PR OR RLCnON LI �11M1'e:./aiC1 uuu rp &'MAXIMUM SPACING ', ``'� 'I 21. CAL.CITY BUILDING DEPARTMENT 509-639-41'B, BEFORE STARTING ANY MCRK. LEAVE YOUR •.. :I,{,1 i i,ll PRO•FOT NM•E• LOCATION CONTACT TELEPHONE NA•BER,AYD TIE IMBRDW TFE OF POSSIBLE NI IR.i PRECONSTRLCTION MEETINGS,AND DATE ANTICIPATED FOR START OF WORT: FRONT VIEW PROFILE PLAN VIEW 1y�°uBI' NTS NTS P 22. A MANDATORY PRE{OH5IRLNCTON MEETING SMALL BE HELD PRIOR TO ANY SITE WORK CALL GIN `�S"ARE f"4y� "" OF TI6ARD ENSINEERS 6 DEPARTMENT,503-639-4111 TO MAKE ARRANSEM EATS. V6 c 4 ::x�;�: 10,975 It 23. RECOM•ENDFD EROSION CONTROL BRAS SEED MIXES ARE AS FOLLOWS:SIMILAR MIXED ANGLE FILTER FABRIC NOTES: DESIGNED TO ACHIEVE EROSION CONTROL MAY BE 5L85T111JTED IF APPROVED BY CITY OF T&ARD. OREGON FENCE TO ASSURE SOIL IS TRAPPED 1. BURY BOTTOM OF FILTER FABRIC 6' 'f," -`2'°p",p VERTICALLY BELOW FINISHED GRADE. ., A DWARF&RA%MIX(LOIN HE1647T,LOW MAINTENANCE:ELKA DWARF PERENNIAL RYESRA55,50%BY Ng KO' MEI&HT;CREEPNS RED FOS(LE,20%BY WEIGHT. APPLICATION RATE:100 POAIDS MNIMIM PER • + 2. 2"x 2 FR,PINE OR STEEL ° �� ��. + • FENCE POSTS. ♦ 3. POSTS TO BE INSTALLED ON ...7; B. STANDARD FE16NT BRASS MX A11141L RYE&RA55,40%BY WEIGHT;TURF-TYPE FESCA.E.60%BY uxR.rr s MP Mn- \ \ \ UPHILL ME OF SLOPE. - WEIGHT. APPLICATION RATE 100 POUNDS MINIM)M PER ACRE 4. COMPACT BOTH SIDES OF FILTER FABRIC IY• "••• •"• MATRIX DEVELOPMENT • "pppb■■ •• • 24. WOOD CELLULOSE FI♦3Et SHALL BE APPLIED AT THE RATE OF ONE AND ONE HALF(I-I/?)TONS PER CORPORATION TRENCH. DITCH INLET INTERLOCKED ACCORDING PANELS MUST BE PLACED 12155 5R)69th AVE. ACCORDING TO SPACING TIGARD,OR 91225 2"• 2" POSTS TABLE 4-7. NOTES: 1. ADDITIONAL MEASURES MUST BE AND ATTACH CONSIDERED DEPENDING ON SOIL TYPES. maw'NAY!/WO LOCATION PLAN VIEW 2. BIOF1LTER BAGS SHOULD BE STAKED ASHEROOK NTS WHERE APPLICABLE USING 01 1"x2" CONDOMINIUM WOODEN STAKES OR APPROVED EQUAL PER BAG. 8995 SW OAK STREET INLET PROTECTION 6. TIGARD,OR 91223 ■ SEDIMENT FENCE Detail Drawing 4-16 TYPE 4 Detail Drawing 4-24 ORAOIN IVI c,a"ax VIA KNG r _ 04-0z2 G 3 t.i.igrailik • I STOP SIGN LOCATION (INSTALL T PVC SLEEVE UNTO SROPSWALK EXISTING DRIVEWAY- pY ENGINEERING,ERMANENT SIGN INSTALLATION) STRIPING MATCH WIDTH k GRADE �(IA INC.u�{A au•�---I PC/PT 1 DRAINAGE BLOCKOUT ' B, R 1V LINE CIVIL 3 I.D.PLASTIC / a: SIDEWALK / 4660 NE BELKNAP 1" 6• PIPE W/COUPLING / CURBSIDE h SEE NOTE 4 A�7 /\ r, SDEWALK COURT,SUITE 115 ROAD 1•BATTER 1'g i'R V �O� 0,A'$ �� 5 I Q SEE NOTE 3 HILLSBORO,OR 91124 d TRUNCATED ��' m s' =Nil I PH: (503)640-6808 8'OAK ST g. 12• TRUNCATED DOME I 5 12% 27i1 PLANTER FAX: (503)693-41 138 '� 5 6 90th AK '.ROW I M,� DETAIL $-('� 1 1 AWN j2keng.com ROAD BASE COURSE YYY YYY J•} A N n-u-B- II-B-II-II'- 24' d 6' JO'MAX 6' '�;.� 11 11=11=11-i1 11=11- • O $I dJZy EXPAN(�) 1O'MIN I i O 2 OF 3/4•-O•BASEROCK Eq. (Hr JOINT TYP PLAN )COMPACTED SUBGRAOE 1. FOR USE ALONG MEDIANS,GUTTERS MAY BE REDUCED WITH PRIOR [40 • O Ip lit 4 4 L APPROVAL FROM THE CITY ENGINEER. ; PC/PT NOTES SIDEWALK AWAY FROM CURB 2 CONCRETE TO HAVE A BREAKING STRENGTH OF 7000 P.S.I.AFTER 26 DAYS TM m 3/4. 0gx u MBES 3. EXPANSION JOINTS `- RAMP TEXTURE 2 1. CONCRETE SHALL BE 3300 P.S.I.AFTER 28 DAYS,SLUMP RANGE A TO BE PRONDED: PATTERN DETAIL PLAN VIEW STREET S OF 7-1/2'TO Y. 1)AT EACH POINT OF TANGENCY OF THE CURB. �'�� ?? y 0 Z AT EACH CDE JOINT. 1111111 g• 2. PANELS TO BE 5 FEET LONG. 3)AT EACH SIDE OF INLET STRUCTURES 4)Al EACH END OF DRIVEWAYS Z'OF AGGREGATE 3. EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROACHES 5)AT LOCATIONS NECESSARY TO UMIT SPACING TO 45 FEET. 5' I 5' --{6' SECTION A-A (7/4'-0') COMPACTED R( UTUTV VAULTS,WHEELCHAIR RAMPS.A AT SPACING NOT TO EXCEED 45 FEET. B. MATERIAL TO BE PRE-MOLDED,ASPHALT IMPREGNATED.NON EXTRUDING. - - - FLUyH 6'X B'10 GA MESH pppC twin A THICKNESS OF 1/2 INCH. - T j I SEE NOTE NO.4 4. FOR SIDEWALK ADJACENT TO THE CURB AND POURED AT THE SAME TIME AS THE / -11 111.11 2 i CURB,THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WIT1 A MIN.1/2'RADIUS 4. CONTRACTION JOINTS == 11.11=11-11 '' _ 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE A. SPACING TO BE NOT MORE THAN 15 FEET. / �11 ]I j'- �Y.,15.4"Tr<qST=T• NOTES y CURB IS USED OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. B. THE DEPTH OF THE JOINT SHALL BE AT LEAST 1 1/2 INCHES. 4 P.C.CONCRETE-1 111111 pT ,Q:p 0 0 O 4 } OTHERWISE SIDEWAUC SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES - - °po, ODO g° 1. CONCRETE COMPRESSIVE STRENGTH SHALL BE A MINUMUM OF 3300 PSI AFTER 28 DAYS. (D 1C=11= d 5. BASE ROCK 2.-0 OR 3/RUCT 9511 COMPACTION.e IN BASE ROCK SHALL Al TO --,c o. o m SUBKRAOE OF STREET STRUCTURE OR 4'IN DEPTH,WHICHEVER IS GREATER. 2'3/4'-0'AGG.BASEROCK 2 CURB JOINT SHALL BE TROWELED WITH A MIN 1/2'RADIUS ALONG BACK OF CURB. ci 6. DRAINAGE BLOCKOUT-Y DIAMETER PLASTIC PIPE SECTION A-A 3. EXPANSION A CONTRACTION JOINTS SHALL BE 1/2 PREMOLDED ASPHALT IMPREGNATED 88 E! A 7'I.D.PLASTIC PIPE WITIH COUPLING MATERIAL OR EQUAL EXTENDING FROM SUBGRADE TO FINISH GRADE 8` NOTES: L(Q B. DRAINAGE ACCESS THROUGH EXISTING CURBS SHALL BE CORE DRILLED OR CURB 1. CONCRETE SHALL ATTAIN A MINIMUM COMPRESSIVE STRENGTH Of 3300 P.S.I.IN 28 DAYS. 4. B'%8'10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. 33 Q$E9 SAW CUT VERTICALLY 18'EACH SIDE OF DRAIN AND REPOURED TO FULL DEPTH OF CURB. 2 CONTRACTION JOINTS SHALL BE SCRIBED 3/4'DEEP AND RAMP PANELS SHALL BE BE lEll C. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MINIMUM OF 2.0' EDGED ON 4 SIDES. 88 � 3. EXPANSION JOINTS SHALL BE T ASPHALT IMPREGNATED MATERIAL OR EQUAL AND A MAXIMUM OF 3.0'FROM PROPERTY UNES. Y 4. SURFACE SHALL HAVE A MEDIUM BROOM FINISH. _ _` 5. COLOR OF DOME AREA SHALL BE SAFETY YELLOW. w n.NqY. NO 9DY[ W lCMF 'NM Q ND g,.IX Ill!MIN ®AAIm.N A..NY' ,,,,e CONCRETE nc up. ®DN_.IR MUM. �� NO Na rmN ,,......a„�.a. STANDARD CORNER '°"�""� ®�m SIDEWALK __ CURB & GUTTER "'�,: Q DWnxa STANDARD DKaNn -_` �M aN OF (•� 20 an®II ��.°a P. 1 26 Cm�IIOAI■ mom. WHEELCHAIR RAMP 2$ ® r� YNKN 1� DRIVEWAY 42 Fi■/ Ul gill N....r. ...r r. arr®TK.MD .,�... 3 • ; V/ 0I01 • E ∎ ° ° ' ^ /..��./' T \ O HP MIN (� / N> T zv MAX SIDEWALK ADJACENT TO CURE q A!IIIIIIMII,F NMI coma WINN 100' k -I. ;� �,`'_,�•_�- ; a LEGEND MIN. _ VALVE RISER .� .4 •r_--.,.I�' .'I�I•. w DIRECTED BA:YANK _1O II COIPLETE 'I.�W�I•i�m pairz>: -�:� .!t•A♦t• 0 TRAFFIC SIGN 700, I 19•NI 3•NIN /SIDEWALK \ Q 'III: ._ �'� >�-,v'.T - - T- -r - - \\ `\\\\ I 6 NAZI/ Ypp ■ CONSTRUCTION ZONE MIN 8 7 _„40.1...70.11.„-„,,,,,,,r �I.I. I!a • iq • TRAFFIC CONES OR .No}O ///O //! :■q - - i \\ \\/p/\\/\� ley r , 8 ,�I.'��.'0,•�• pyI v2` H DEVICE APPROPRIATE DELNEATION g 100' I \Q/Or0 \\\\// `'\.5�f®` _J, \\ O N. • AII•..I��•�.I.�O_ tl$ I I tl I [I I IFLAG i I \\j\/\/ �j�/i1 I � 1 � ��6'DUCTDE IRON PIPE _• MONUMENT CASE & COVER �#4L $ MIN. �.•a 5g'MIN. //7';61 11iIlI1 1∎ x � e 1. TRAFFIC CONTROL PLANS REQUIRED. I 1Y -% 1 J\���•��yV'\ `✓ /\\ S K YA. /\\r\\�\#\� / 6•MEGALUG RETAINER .%\\�\.�\/ . k 2 TRAFFIC SIGNS TO BE 48•%48• // GLAND(NINA IRON) NOTES .. 7a 98988 BUCK ON ORANGE. I• 100' , j CONCRETE PIER FLGq.NJ VALVE NJ•6'FLG TEE 1. MONUMENT BOXES TO BE CAST IRON OR 1. II 3. NO COLLECTOR STREET LANE OR 1 IN. DI SEE NOTE No 1 ALLOY SUITABLE FOR MEAVEY TRAFFIC LOCAL STREET CLOSURES DURING LL LOADING/1036 OR 1033 SUPPLIED BY: ��� THE FOLLOWING TIME PERIODS: ©3 < THRIAT HLOCK �b1y�,o'97 +y� INLAND FOUNDRY CO.INC ■OMPIELaY • T00-8.00 A.M. 100'. o SIDEVALK VITH PLANTER 3:30-6:00 P.M. 2 IB•KIN OREGON 11.UN d PPE BQL ® I ,■efH 14 O 191 N.38TH o T. _ STRIP AT CURB (' SPRINGFIELD,OR 87477 ! 4. INSTALL IN ACCORDANCE WITH THE 2a•MA% 6' (541)747-8172 . • -• E b 'MANUAL ON UNIFORM TRAFFIC CONTROL 100' ". hl N.05, R 8 DEVICES FOR STREETS AND HIGHWAYS'. MIN. GIN p U.S.DEPT.OF TRANSPORTATION, NO.M 1010 AND SUPPIJEO BY: iv..V.�i�,•V FHUA,1988 EDITION. O 171 /..--SIDEWALK 6•MAX BREAK FLANGE OLYMPI(CUFOUNOARY '' ;`G�aV 5. ACTUAL SIGN PLACEMENT TO BE MIN. \4 .^�'5 , \\//O ■`__ SEATTLE.WASHINGTON nwtATnOi.AS NO=- ADJUSTED IN FIELD. 1 MIN. I/\�/�/%. `v im\j/Q/ \//EGG -A .. �♦ � � 2 ALTERNATIVE TYPES MUST BE APPROVED O '° // //,•:'•-•-�'•:'••:-:'.J,1t,::": MATRIX DEVELOPMENT e. THE CITY RESERVES THE RIGHT TO ADD TO BY THE CITY ENGINEERING DEPT.PRIOR OR MAY BE TRAFFIC NECESSARY CO 0 EFFECTIVELY REQUIREMENTS �4 FT(REF) CORPORATION TO INSTALLATION AND MUST CONFORM NOTE CONTROL TRAFFIC AND TO ENSURE PUBLIC VWMI��VV/1N'11 TO THE FOLLOWING MINIMUM DIMENSIONS SAFETY. 12155 5W 69th AVE. 3. APPROVED FOR ALL STREET CLASSIFICATIONS. 1. SURFACING OF PAVED AREAS SHALL COMPLY WITH STREET CUT STANDARD DRAWING. N°rES, 2 JOINTS TO BE TACK AND SANDED. TIGARD,OR 91225 7. NO LANE CLOSURES WITHIN 200 FEET OF L FOR COIMECTIDN TO EXISTING MAINS USE TAPPING SLEEVE 4. MONUMENT TO BE NO DEEPER THAN 8'BELOW 3. SAWCUT SHALL BE TACK COATED WITH BINMINUS ASPHALT EMULSON. A TRAFFIC SIGNAL WITHOUT PRIOR CITY IN ACCORDANCE VITH DISTRICT CONSTRUCTION SPECIFICATIONS. nn.XHC WO INCATN FINISH GRADE. APPROVAL U PROVIDE A 3 FT CLEAR SPACE AROWD CIRCUMFERENCE OF FIRE HYDRANT. CONDOMINIUMS a PLACEMENT O'CONC.AROUND FH IS PROHIBITED. CONDOMINIUMS ANON P.NO. Y.YX PAWN P.DDIRW SCALE ,W151N P.NON ND...•e ®a�.0 .,� MONUMENT DsA Na ® N ^�^ ,,, TRENCH OR Na ®DOMAIINN ,,,,� TYPICAL TRAFFIC 8995 5W OAK STREET Ga IN o.n«o '/RETAIL No.1 TIGARD,OR 91223 Ir= KOCH 1..B BOX 170 70 r'-- -, BACKFILL 180 w WWI I„B CONTROL PLAN 190 FIRE HYDRANT J CRY OF CITY OF MOAN - OTT OF A NKI AAA..N. ..e..... .....r. ` slatinVslleylTsierDistrict STANDARD INSTALLATIOd 101 o.APN n a■c(�x VJA ETC NQ. 0+022 G4 I __ - Xilt ' 182- m CURB RETURN DATA - it ` • __. O R=30.0•9,12356.24'L=64.89• INLET DATA �'� SD/LT CG-30/MEET CB sTAI7CN r.c EL- ��j(1• 0.7 PC IZOO LT. 10+67.12 17860 IBC 17•Lr. cL"STA. fD+82 / q ANGLE 15• 765• at CIVIL EN6IN�IN6 T.C.c. = x78.00 i 3� ANGLE 30' 765' 17881 4660 NE BELKNAP•GRA rE= 177.50 - 1 ANGLE 45' 7.85' I7A60 I.E. OUT= 174.40 -. j �` ANGLE' 6G• 785' r6aw COURT,SUITE 115 .P ANGLE 7s' 7.65• Ula79 VON 13 LF. 1D'C-76 CL/V RCP , 1. r.4. ANGLE 90• 765• laLJ2' HILLSBORO,OR.97124 0 s=0.0260 FT,/rr. ANGLE 1656.24• 9.92• 18E67 PH: (503)640-6808 PCC 16.00•RT. 0+7970 161.96 FAX: (503)693-1733 �, owes s j2kong.com , CURB RETURN ANGLE DESCRIPTION p g g k' 8 4 0 , / r // / // r//f' I ii - ro r :::`, r/r //r r ! p ,'� ....<41. > 2 I / / yFf //T tl ✓ /�L. o"t FUTURE �! /// ��� .2® /I it g 62'ROw(NTURE) Row i /// //// 7 r0 rte/° y / �/ �tM� /.// O 1'fp� ire oj /.gt��q�,C//• °l` /S;�h�s,S /0 40'e. 9�� / /%� g\O� �� iU'wC �'M.v.. _ / ,7 K,",74��/, /=,�s�e _.__. ii ,AC Et�-1l,0•l • HATCH 0c188�P•4vEF1E74T C� ° CONG CURB GEOTIXTILE FABRIC .4 8 A 10.00 BELL-- 8 • - 1„ 9D4 - IC tOlGl'1 ili h GU77ER �, / e': A '.- - '-(' ''"'s--' 0.r t 8 .'- �. Ul • igi a 2' SS B'AG NM x46f _ TCH EXIST.PA m.___ ..._ ...- - 1 r _-.... .- ___.. ....... W .5 EXIST GRADE 3'3 -0'CRUSHED ••• .-..� _.. ._.- .''O Ae ,_ ---____�. _.18•M....- .. 1/1+'y F�- N99 12" 2-0'BASE ROCK - _ ...X-- _ T;. _ -4'w'-- _.._ .i..� - -_. _ . ......-... .�' _ -,-easF-eF-ee,,......- _. .... Z Z INSTALL MONUMENT EIOX TYPICAL STREET SECTION -•' --•'- M1t%z lor� bTi� - /r it-n%99` r j � 3 -� 110,SHEET G4 / O g 'N S.W. OAK STREET STA. 10+67.12 - 10+93.56 I -/ R/ ZOO : t NOT TD scuF 1/2 STREET IMPROVEMENT - PLAN - SW OAK STREET u I o 1� 11t SCALE: I" ■ 2m' 0 GS , si w m 1 x 190 190 EI t e_ N 120•VC- N 100• VC r �� Q 03 188 PVI STA 9140 p a0 n "VI ELEV= 182.42 8 2 q PVI STA 10+8: 188 CO) 4 +c - < 'H ELEV 177.:0 O bC $ 186 <'- SAWCUT&MATCH K= 20.72 186 Rig! ROW 184 to u EXIST. PAVEMENT . �� M• 184 $ 17' 13' 7• . �� FINISH GRADE 182 ?. . iti�:JfOi�ii➢ w° 182 g (NOMINAL) ,v+. _��._ .�.�._ '_' `�:. � 2.97; Ir5 � EL= 177.97 EAST. PAVEME�� _ 2Wi DESIGN GRADE 180 �'� L 177 45 180 205 EX/Sr AC SURFACE .I 50.00 LF 12'C-78 CL 1 _■� t . . 178 _ _.� , _ _ice_ _ 178 HD w°ro w , ^.. 176 - _._ �. .�... _.... MIe .I__If „VERI 176 C-erg Y?#.w%°'�,,.,'^�,.e;;Cg t,,.->:',a° `` °_XI°." •° . -=*_ _ y■yI-�� _/ 4.137 L'.12-C-76 CL IV RCP SA WCUT A MA rAL II O K1n7 SANDSEAL 174 ® ..,T ��ll S= 0.0 20 FT/ - 174 EXIST GRADE CEOTEXTlLE FABRIC -^ - -- CURB RETURN PT. 1856.24' ``'��) •�) ,,N[E 172 TOC-181.07 5U 2I- I IUP EH-- -.I _� -- _.._.. 172 b c q GRATE= 181.7 8.00• LT. STA 10+57.76 I T TOP MH A V 10,975 2'CLASS'C'A.C. 170 - - " 170 ?`CUSS 9•A.C. I IE OUT(E)= 75.70 4 .. ^. " '_�i OREGON 168 NIKO.'•3'ii"-O.CRUSHED R. 168 --�---_._-r ,� _ IE OU (:) = 174.35 ���p -...._..__...__.__.-_ -..,. IE IN 10'(NW) 174.13 12. 2'-0'BASE ROCK -- .-.-.. ) --_._ , SUMP FL- 177.85 IE IN 12'(W) 173.83 166 166 -� 9+00 10+00 -"_"`-_.__.(,,,REF. DWG. 050 11+00 IE 15'IL=173.20 ON SHT. "01") (REF. DWG. 050 ON SHT. "Or) GLOOM TYPICAL STREET SECTION ""`"°"°°°° S.W. OAK STREET STA. 9+23.71 - 10+67.12 1/2 STREET IMPROVEMENT PROFILE - SW 0144 STREET MATRIX DEVELOPMENT NOT TO SCALE 12155 51^1 b9th AVENUE SCALE: I" = 20' HORIZONTAL PORTLAND,OR 91223 I" = 5' VERTICAL '"°°"WPC ANO LOCATOR ASHEROOK CONDOMINIUMS 8145 SW OAK STREET ATTENTION:o;uUtIlity N°n"noose onec tor k n:"°Ni e.or's°apeerf TI6ARD,OR 41223 ie OAR 952-001-0010 through OAR 952-001-0090 You may PRAM Of OCZKRO RT. N obtain copies of the Rules by coiling the center. C,,Mr o flceNb 50.7-2G2 6198Not cr laaat 1 ty NoNRrotk" VJN IOC • A". CALL BEFORE YOU DIG 1-800-3S2-2344 „CO...22 040 MGM (LOCATES ONLY) 0.M! II-30 04 '.1kk., _. __.__•_—•__.—_._—.—_.--.— f —'--.-- —._—. R 174.74 \ / �. .— —� *i: t ° 4660 NE BELKNAP '^� COURT,SUITE 115 rg#2 c STA.1.00 SA ■ AVE• ,/ r ,I m HILLSBORO,OR.91124 -- _,l _. �. c STA�o 0o eau st�etT I t1 E 3 — 40-6808 (503)6 -----r �c J i� - - - - ? O (503)6g3-9!38 J - I� - - - - -+ - - �� !F W www�2ken com'Ai 13= ^"" // �� 8 S.W. O• STREET 1111 U r / E:DGE OG AG ......___. ! I, F , < wv _ m - —._— .--. __._ •__•__.pm_•__.- -.—_.--.--.__.__.—_.__•__._M_. .. `. _•__.__•_�it•c.cp --• _. •—_• —.9 pm . Z g E173.1 PLAN VIEW SW OAK STREET EXISTING CONDITIONS u 1 STA. 7+00 - 12+mm scALE: I" = 20' i 1 IBe - p IAT z 6Ti9PvT - 186 ._.._..._ __8-_anx_. ��. I ,EXIST.¢STREET PROFILE STA.S•3 @t6-..___. .. IOW 182 _._....... _ �..._- ... _LOW EL!.emu.. ...._.....__-_..__..__�._ _:.. •.. _..... -..-.............. ................__....._...._............. _..........__.. _...._..........____. _...�....._._._.......... ._.. EXIST.¢STREET PROFILE _. �� 8 ,-�_ S I97x NIGH PT.EL.•I8L B 9• -Ob7x a a 180 '„"^- IDO ! n8 +- —.-- - �. ITp n• 176 -..__I _.�._.._.. .._._.-_-..___.... - .._._.._....I?b Eat 1•00 6.00 5•00 10.00 11.00 0.00 PTA PI I. G PROFILE SW OAK STREET (EXISTING) W PT4 0 1111 • STA. 74,o - I2+00 HORIZONTAL SCALE: I" = 20' E ■ 1 0Q w 1 h VERTICAL SCALE: 1" = 10' on QI Xg f-;E>s 77.70' XQ .•� 7: - ,. __. _ w2i pli w«16 f. 774.7{' •—.11141--•--•_l .T•— ——•——•——•—— O .\ C . Z it _-:. -.-1 O A 2 =V pi Q� ` /1 1�-1•0 IT— it'd - - CB - - _ S.W. OAK STREET .06m: -sw,OAK STREET - - _ r ii?» !III 4i- T ,1 ,) a ,I _. W --•- •--•- • — V I4..T.74• PLAN VIEW SW OAK STREET EXISTING CONDITIONSK STA. 12+00 - 14.000 SCALE: I" = 20' V 10.975 'r OREGON 188 ..... . 160 Fa.n+j° O 86 166 hN N.�7 164 - _— .... EXIST. STREET PROFILE EXIST STREET PROFILE 18�-- - ... .......__ .._. - ............_— .- lag 180 9• -Oblx S .oe5x 160 i 1,8 -- - --- - n6 OMIT IMIO MO.oww. 116 - ---._---- — - - _ -:_-__..... - -- ` I•T6 moo O.oc, 13.00 MATRIX DEVBAPFENT CORPORATION 12155 SW 69th AVE. TIGARD,OR 91225 q PROFILE SW OAK STREET (EXISTING) A5heROOK CONDOMINIUMS STA. 12+00 - 14+00 HORIZONTAL SCALE: 1" = 20' 8945 5W OAK STREET VERTICAL SCALE: I" = 10' TIGARD,OR 91223 o.www ar�w K VJA MC r o4oz2 "°' L2II-90-04 54'ROW(FUTURE) - _ Xask - 13 27 STREET CENTERUNE CURVE DATA (NOMINAL) R= 166' VARIES 16.0' 5' x_0.5• C A-34'57'49•L = I07.30' 7.3'- 76.0' Q DESIGN aeAOE' PLANTER SIDEWALK • •C= TDC D5 R= 166'A BOST AC SURFACE V' =32'06'57• �_` -2 90x-- _...__. . - [ = 9305' j21(ENGINEERING,INC - CIVIL ENSIN�IN6 PCC SIDEWALK R- 150• 4660 NE BELKNAP SANCUT A•MATCH SEE DETAIL 120 A- 16'25'49• IMTH SANDSEAL - © COURT,SUITE 115 CEOTEXPLE FABRIC CONC CURB d CUTTER L = 43.01' SEE DETAIL 126 HILLSEORO,OR.91124 R= 182' PH: (503)640-6808 z•CLASS "C•A.C. A= Jr 06'sr - z•CLASS a•A.C. FAX: (503)6613-G1138 3" 34•-O•CRUSHED ROCK L = 102.03. N*.2kkrtg.GOm TYPICAL STREET SECTION 2• z-o•BASE ROCX ....TYPICAL 90th AVENUE STA. 1+26.30 - 4+67 1 1 ;, NOT TO SCALE I{ I� ' / /� / a // I I I 8T�406E9 9LL 90th AVE.• ''',4)., / t{+ ///� Q cE STA AQO S.W.O41(WAY ' ;•o //� /// / Q S / I I STA 3.83.19 51L1 90th AVE. $°. /,/�.I / i>f E / ¢STA 0.00 SITE ENTRANCE INSTALL i BOX �j / lit 4• •INTERSECTIGN R DETAIL ^ / MA // /_'� '� •% / I I 'I ,O,6F T G4 ! +,� �O 0"L „ 4, I '1 ',9e INSTALL MONUMENT DO)(•1•'1 146 INSTALL MONUMENT Box••PO 3.1380 " �'+, ' /A • PER DETAIL 110 S1ffE1 ri4 -w_ OI t _•^ P'ER DETAIL RO,SHEET G4 FUTURE - "'- y�'��• •0 (^L. . b-- L.■7._..�Y'^--.; .... Y..... ..yl,-_,.... _y iDGE t7<Ac-Y-•_ • -= • _ .... _ __ .._ /4//e m _...---__. -_--- t5t .- CURB , MATCH WOW PAVE NT ,- i 45, t< __...____ .___--___..____ _ _ q _ -ts• v- -g-- - .---r - --- -- ... -I- - - - - ..!).2t7.... . - 1.- dry/ to M6TALL B 412ARD COWER T r \1 WHEEL6NAIR RAMP PER DETAIL � 'r' WS 1 MANIC 0.61 DR BD% .�- Z as OA Si+EET G4 I' _m I Pig N'. Mp4l9ENT BOX 7171 6D"4I-� ':6'.51DEWALK T _ �, Cr \` '. r=' /.� a N .2 PER DETAIL , 1.y _.. _ T& t __ - �. T` 1B7 *� W 1:4 E O { \ `\• \•• i .�� • _, C INSTALL 24'WIDE 9TANDA ... 1� \\ y N\ \\ \ �•ye -, 1t_'t * a_ PER DETAIL 142.SWEET G4 1B2 \ \ Z Z O � 1--44 ti wMMtl i • S STA 10.00 5.W.OAK STREET t' R+r Rill Ct 6TA 1.00 SUL 90th AVE• i•, \ V ...... _ W L 1i•) 1/2 STREET IMPROVEMENTS PLAN - S.W. Stith AVENUE 4:1 t!� v T 1 p O V 1LI SCALE: I" = 20' Os cz g if al Ca 3 !lb 1 194-....__. ___ _. .. PIVC'�T41S '- AvG= T+a7 1'IVC-�Jf00"-. ____ PIRG- 3r70 : 194 < 1 PIVC ELEV 182.93 PIVC ELEV= 182.61 PIVC ELEV- 163.21 PIVC ELEV= 162.66 6 • 192 - ...-i---. _ A......3..54 ....... A�_1,320. A...- 1.DD-..-......_................................ .................A..-...116. .........._.__.�_.._..._.. - 1 ri PIVC"....0444" -192 �, ♦� y3 di PIVC ELEV= 180.16 K 20.90 K = 30.00 K = 30.00 K = 39.77 •. r.. a 190 A-5.04 74'VC -.__.__..-h _ I-Ni VC _.___ ._.... _ N-30',...T,_="7_. 70' _ 190 01'4 i 0= K = 4.76 m hn 0. m • -r�-� 188 °° -24'VC- '+$ _ `�n +d +nl _ 'a + + g`:2 -,i a eA d 2:' to $ i "� m• 'fie G:r4 6 1 8 pab �g N '9>,N op f�''•�' + o jq ;,la - 6 + . h g 1 1, _ • - _ .LII 1 t-W d 11 Y , . � ._ rn 1 'Ai o ;v„i • 1 y 186-_._._. Ala -0 8 ++$ --o, a -_.-- --t` -_-. 186 iE 184-.............._ 0, ....._•I.Z... _._..�. _...-. m _ 0.507[ ® +O.SO1[1 A ..... 03u. Q ka w +1,abX..........._............._......._. i 84 2 z•182 .01 14_,:;_i_. -- _... a - 1 - _.�.._-__- .....__ ._.._----- --_..__..____- 182 ' �20oX +344x.._ _ • - r • --180 - - -- IV 178 ''eec�pp 176-_.--- ----- -- _...__....._.... ............. ....._ fl .........__........_..........__..............---------.._.___..___...................__.._..._...._ _174.89 LF.12'.._C-76.CL IV RCP O51 0.0080 FT./FTt..... ..._...._ ...___._._. 0... 0080. ............. T ... n TCH NCET-� 176 10,975 r 12tr06-k O 5 tl 105.00 LF. 2•C-76 CL IV RCP O S- 0.0060 FT./FT. sop CG 2 INLET CO ® 5016 CG-2 INLET C8 31'RT.STA. 4+68 OREGON 174-......_.. IJ ____ _._...__- ___.__ _... _ I 16• RT. STA. 1+80 RT.STA. 3+54.89 _-.... .--..._..........BOTNY-OF..CRATE.-" 11:7-174 0 SD/4 CG-30 RILET C8A TOC = 182.83 TOC- 183.18 IE OUT(SW) = 179.15 GRATE = 182.33 GRAIL 182.67 SUMP 1//.78 172 - 172 1 I ICCT-/17$.90-- IE IN/0UT- 176.74 IE OUT(SW) = 178.14 I (REF. D .250 170-.._._..---_ ...1E OUT(S)- 176.70.._ _. SUMP EL.- 174.20 _ .,,-(REEF DWG. ON SNT. 'Ot'� ((REF. DWG. - -0lP- -Lr) 170 4� ��q 168- -----...--- ---.__.._....__............_.._..._... (REF. DWG. 230 _._.__. ........ ___. ..._._......_. ....DWG....._... .ON SHT.---._ ._..._..-_..__.-__ ........_ .____._...._.....-----------.._.._..-._..__......(REF. D. . 225 ..... ..._ .... ... 168 ON SHT. •D1•) _.--.__. _._____.- HATRIx DEVELOPTINT 166-........__ -...-....._. 2+00 - - 166 12155 5YI 69th AVENUE o+o0 1+00 3+00 4+00 PORTLAND,OR 9'1223 1/2 STREET IMPROVEMENTS PROFILE - SW Stith AVENUE . r•plcr.N=NV LOGah tl. SCALE:1" - 20' HORIZONTAL A55FIBROOK 1" = 2' VERTICAL CONDOMINIUMS 8995 5W OAK STREET TISARD,OR 9'!223 Arrwncw:anon w.rewires AN to fa9ow rules adopted by \•. the Oregon Utility Notification Cente. Those rules set hrth P,N=01 0.' N OAR 952-001-0010 through OAR 952-001-0090 You may yyA IOC. ,' 0910*,copies of the rules by calling the center (Note: the telephone number for the Oregon Ut9Ry Notification r I Cuter office is 503-252-1987(Not hr?motes). Joe ANO, , , CALL BEFORE YOU DIG 04.OZE 1-800-332-2344 DAY. L (LOCATES ONLY) 11-30 xalt CIVIL D6IP 8R1N6 4660 NE BELKNAP COURT,SUITE 115 HILLSBORO,OR.91124 PH: (503)640-6808 FAX: (503) 643-4138 wkvw)2keng.com 5, ti L g i t, 1e ae. it til w w IN Z w � 1 l 01111 9 > ill _gm = .3 0 �. w ° 0- 4h '' \ IAC P �A0 � Iex De =i gel --____ °z 3H / SW. 96TH AVENUE 6 w �l ti �p ---- \ ._......— �—... :611 gib PLAN \IEU) SUU 90th AVENUE EXISTING; CONDITIONS p STA. 4+50 - 7+50 SCALE: I° a 20' 6_o�pG1. ._r4P V 10.975 r OREGON Pe I 196 �F E8,a a"�O 196 EXIST. E ."� 196 ON 194 ---- B- n — 194 193 -—_.— ----._._._—_. ..._. -__....� _.._________.--- 142 110 --'- T.,C STREET PROFILE .... •190 188.._...Kcn 671tet rym1k1 ..-S. '"aa w _'" ,A 180 uar .e,w MOY _._..-�._..�.._....���....__.......... _.-.._...._..__..____,....._..__.��_...._____..__..._.....�........�—_ 106 .... 15.... a76f .. ._.... —T___.__._._ _____..._...__....._.....__........._...._____________.-.__..._..—.._.............._._....._.__.._...._.._..__...._..._ 166 MATRIX DEVELOPMENT 18M� ____._._.__ _... -164 1 —_. _____ 162 12155 5W 69th AVENUE 180 100 PORTLAND,OR 91223 178 -- - 116 5.00 6400 1•00 nwcr NAM NO Lour.. ASHEROOK Q PROFILE SW 90th AVENUE (EXISTING) OCONDOMINIUMS AK TREST TIGARD,OR 91223 STA. 4+50 - -1+50 HORIZONTAL SCALE: 1" s 20' MA.Of &MOOD ~ ■ VERTICAL SCALE: 1" • 10' vH 1O1 ill 044022 LA 1...4,jack ' n.......___..-EXIST WOOD FENCE 8' 8' 0.5' I s• r i was' • d —0.5' 8" I ; I DESIGN GRADE D�1 J21 1 A.C. RO(L£D CURB IVIL�IC 1O _ MI 1e. . __.. 4560 NE BELKNAP ';:� r COURT,SUITE 115 : _ I �BONDING MATERIAL HILLSBORO,OR.41124 OVEREXCAVA7E MD FILL. PH: (503)640-6805 EXIS77NG DITCH 3"CLASS"C"A. FAX: (503)693-9-133 9' jy•-o•CRUSHED Rocs! TYPICAL A.C. CURB SECTION www)2keng.com tii TYPICAL STREET SECTION ° S.W. OAK WAY STA. 0+26.50 - 1+78.40 4 4 4 6 NOT TO SCALE 1 ! 1 j 11L /� I a M I 10360 5W 90th AVENUE 10310 SW 90th AVENUE ilii / !; 1 L 948 C'WOE STANDARD DIEVE9l47 MATCH AL.PA = r 1C k. DETAIL N2,61EET G4 MAT04 AG.PAVEtNT ®13 LP.4 ST LATE • C 7 ® wows m9E IE ID/ u�lrlar uv GRAVEL EDG/E 5•C.� ) .,' f2'l EXIST DRCH a UV cm!.I'tilO I� / -t79.+9' STA 4.661,5 WU. •t // STREET CENTERLINE CURVE DATA STA 0.00&a O• o __—•_ ........ .t. •_... a. _ ....m...Hmoti=iiiria- , L = ,83r - t•(' �� I /\ 182 r9e-T CFI LP.AG P OLLED allm � aE '� A wO\ ♦ 1�. =t73.4K in Z /I+ 004;40A ,♦,/' \ _ .444 pil vs,/ ,>: ielpi■ = `r) NE , 1 .01 1/2 STREET IMPROVEMENT - PLAN - SW OAK WAY �/ O 0 o SCALE: I" : 20' w E"� O '� 194 �. 194 0 V] V I 31 = E A= 3.4 . 0 V ! ■ 190 i� EM 1� 190 m E ��b 188 ; r_��— I 188 Q lie f 188 4 _ E ME ' .• 1 ® g� 186 O Is 184 -2.•, +2.0 MIME © °-ADE 5.5 RT. STA. 1+17 184 Ili! I I 4"BRANCH = 179.77 1u a! .r� -0.81% ,IE 10• RUN = 179.52 Ire 182 � WM �� 182 !9y 170 _.__. M ■I 178 3C1jES 178 13 & S0/8 CC-2 CE 18. RT. STA. 1+6 178 2 K 176 _ _ - . IE • TFALL= 179.1 176 E.B...OUT.. B3 - IE GRAT6 i 180.!12 33'E OF SE . IE 4•IN N = 179.50 RIP RAP, HAND P ED 174 A- XI AN 4 - W E 10" - 179.5•' , IE 10 IN • 179.50 174 INDEXED PVC GASKETED SAD.LE —. . IE 10 OUT(S = 179.30 „cixcf 172 • IV RCP 0 S = 0.50% • •- 172 10,9754 IE 8"•IL- 17..5(FIELD VERI• 0 S= 2.00% r 170 170 0+00 1+00 11+00 OREGON 147;ti.co 1/2 STREET IMPROVEMENT PROFILE - SW OAK WAY SCALE: 1" : 20' HORIZONTAL weer,,..e.re.aa,r170 I" 2 6' VERTICAL MATRIX DEVELOPI ENT 12155 5W 64th AVENUE PORTLAND,OR 41223 AS BROOK CONDOMINIUMS 8945 SW OAK STREET a'y'a�ii y"I,aw,r�,. t 4o.rule.a°»ii0= TIGARD,OR 41223 • M OAR 952-001-00x0 a,aa*.OAR 952-001-0000 V..may ~toff obtain mob*o/tin nAw by a•t.p the ante/. VIA KM N. (xete/tin I .Pbon.bombe/Ar as boom urlRy Rox/botb. Carte/oma b 503-232-1997(xor M boot«). f ,P. CALL BEFORE YOU DIG .NI. 1-800-332-2344 (L OA ES2O LY4 T 5 • - �, (LOCATES ONLY) L I1-90-04 4 Xi k of i.:'TEE CIVIL B161l�ZIN6 6-M. SCUD SLEEVE rr 6- U SOLID SLEEVE 4660 NE BELKNAP c(LONG PATTERN)" I (LONG PATIFAN) COURT,SUITE IIS HILLSSOR0,OR.91124 / PH: (503) 640-6808 F.H.ASSEMBLY PER /' FAX (503)693-9-138 7 // I PER TWAT DETAIL 101, / SHEET G4 I I I wrvw j2keng.c.om ■ • FIRE 147pRAMT t.ONJEGTlp4 9GFiEMATIG �' // / i 1q 1q • / /// I N.� ��� / / i4 4 4 6 * /• I I 8'RT.STA.4+04.50 / // / SEE FIRE HYDRANT \ / CONNECTION SCHEMATIC \ / c • • J�'Y^.� INSTALL F.X.ASSEMBLY • , Rr / // ! 1 M AA, EDGE OF AC ! I y– --.'—..-"M--- W/13 LF.6'D.I.P. RD / -/ Y .-�._ L _"Y�_.__._ "' Gp 1sL 1�Y ca?Bt EDGE to Ac-..y...,... L —_'4`_QV---=r-- 1600—. __.. --:'"..1. 1 i / .i/ ■ a i N \ mar. STt7RM .- MH/BO 1/ IE \t§. _–... ..___._____.__.___...____� PUBLICS SAN SELLER N® `' '' \. �, IL ._......___._.__–__–_...659.---- .. .: L _ _ - �_ I - I I I I - 1 -1 1 I i— _ ,. -- •\ / _ _ / . 6o44 .:ton.6T D1R `L +�+r ��M ■■ 4 - :; .,• ��� � W�• a �° ��► -1--- - 1-4---1-q---1-}-- as arg=1--- a�- -�-- a -- as F=1- =1 = o �� f=i 40- „ I€ ,//e4 i� ;. �_ s- - s- - a_ _ aa ® �-- ass ^ R G^ s ; - ; " 5 e = / 1 \ i i i i i e' r B .�i I.'� 2.1 $t13.,, $ O S R •\‘ \ '\\ \!\/\ .,Viii j SE6 FlF£1121.54 � � ^ � �y <� 6� :: s PIJ a $J •S S a I S� ell . ® � •\ N. I BALL F.F.H.ASSEMBLY �n�e. 1pypf"' 'ne3 ."3 In 1i AS ♦J -J !n 1n' �r7 ZN x.� e� a <i R 1 IG. $2.4 J N . g� t W/15 LF.6•D.I.P. iN •e� ,�p +e� Me� g� N~ rya H1+ 1i ti ! i ■ I �' I I [. I� [ �FNI11C BlD0. Z1 a\4} \ r 1 �'i '. s I �'i °�' '� �� �; 0 �j G ' d ' g ' I a I 3 6T/ -\ FllR1RE BLDG. ® q 1/2 STREET IMPROVEMENTS PI-AN - S.W. SOth AVENUE C o g '1 •-4 i SCALE: 1" : 20' z Iht g ii �10 194 194 W r=1 - v) °o � �• Di Li 9 9 ib 190—._._......_...__._�� — — .—190 rW Al � � ���g 188 - – 1 g —188 W < lL i 186— --- 1 6 186 '"4 hill FINISH GRADE 1y /O NEW ,.E�pST GRADE q 184—......_ N;W.. _... ...._. _I_�. F.. . ...._._............................_...........___ _164 lit DOST GRADE 1 _ _ 1 .1L9LQ__Trr_ \W ...._ _. - - - _ _ - '- - _... .-.. _... ._ - .. _ --.. - .-.- _ ---- _ J L __ ~T _..... _- ----_ 182 p 180.- _ cner • ST ' '1'' t' T.. 151 ,�.1c(gL t2- j_ tea... 180 gyap II --- - 6 -- -.-.:::.:_:::::M7.87 hill ,, _ ✓i.i u I Illl ----- - 2t a J LB � 78T !!! l7llllllll 175 __� _ —1783 178 ___^± . - ._.. ._._......_.—.f -- — —176 Go -ry I S ------- -- - I 113.56 L.F. 8' ASTM D3034 SOR 35 PVC IST _17..4+ --- 9.35_ _T Y791I O S- 0.0040 FT./FT® _.. ll - _..____ __.__ .._...._.._ .._...________ ._-174 j 4.21 LT. STA. 1+76.94 4.21'LT. STA. 2+90.50 s '�t7 e.�,"EE 172 RSIF-'1D2.55 _-8`9-13'"1EE'-RY.4 Mt:C'Oy 163.12 172 Vb c a 1 CORE DRILL IN 0 4.21'LT. STA. 2+86.50 IE Lwp (SW)- 177.10 i 10,975 _ IE 1N ]Z6.65— tt-6e-R11T1:?77:06 (REF.OWGr 014.014SHT�03� –. ___. - : IE OUT(SW) - 176.15 OREGON 8 zr TEE RT. IEr BRANCH - 177.16 168 .�._-_..... - .__._ – .___. . .... ...__... ....... 4.21'-tT.2+12:-80._.. .. . ._. .......... .__...... _..... ......-168 1- 'ft 166—__._..-. _ IE 8'RUN - 176.79 _ I 'NA P- 166 _1E..6'....BRANCHi.176.87 ___ ..__.-166 0+00 1+00 __. 2+00 3+00 _. 4+00 ONTO KY!ArD Ams 1/2 STREET IMPROVEMENTS PROFILE - SW SOth AVENUE M�T�Ixv.....oPMENr I" : 2104' HORIZONTAL 12155 5W 69th AVENUE SCALE: 1,1 , 2' VERTICAL PORTLAND,OR 91223 MAW,NYC AID LOCATION /U.15200K in.Ori DDL'7f,,;Vf „'Cent er.taT>�:rut"a ::irda,K CONDOMINIUMS M OAR 952-001-0010 through OAR 952-001-0090 You may 8995 SNl OAK STREET =obtain copies of the rules by L'ollhq the center. TIGARD,OR 91223 a.;the telrone nwnbar Io•Me Oreooa UMlty NoNOCOtbn omn Te sor-z3z-r9ey(Net w locate). es ,►. CALL BEFORE YOU DIG a"""te 1-800-332-2344 . (LOCA TES ONLY) eN�CAWOOD DT : - — SS1 r py�//1� 1 INC.JE11 ENGINEERING, N CIVIL EN6INEERIN6 4660 NE BELKNAP COURT,SUITE 115 .____ e-1 HILLSBORO,OR.91124 —, - PH. (503)640-6808 "�1.111410401111171°A°n. RUBBER GASKET AT sir""'r FAX. 1.AN - FLAT TOP (503)693-9738 TRAP IcTALQ �= x NAN...=PON%v l. (OPTIONAL) ♦ �'� , ,,r�.,� w ww��keng.com IL RDGES PVC SAI1DIE(1EQ L I-I IMlBf11.,142, a m.RF.�r R..>o...R16 � 1 6 MArr ST IMO T ' ,�_ PLAN �� _ f :'wr- r ‘" _ III I� _ CA O. / il&...■- MRAIm. m.WA IV 1 w w.ROw wTm.o WM. . 'n w MOO..TM W M O a P.m ..M....M.m. STOW ON VNITA T STAKE.5 Aw BARD .a y �:.?' a .� ;,L �... : I • I —4 r� r n ST A F— 1rM.....I.r I n N• coax } SECTION A-A SECTION 8-8 �" w w N.w IEW1 4�._ �.AL- xO EY A 1. E& vLt GASKETED sADaE SHALL DDNPDeI m AMA anlM SAX .R.,aMr w en.. CPI 123114-C.v u1 coma TG Asr.l 01.4 PITH mi CUSS Cr,x.eA-e/e ..i} a ALL EASTEADRC SEALS GAMER GASKETS)SHALL CON.Dr TO ASTI F471. • ,r. ,.Ay 4.ea o PVC CARRIED SAME 91ML NE INSTALLED PI1H RUBBER GASKETS ..•.• .. PA-CAT 1's � 1��i as APPROVED r NNE SEWER MNN WNL CONfIGURAlION(PROFWF a SNOOTN RML) i EI tMS S,aCflfl r 1.110....W 6 i r n OF m..t.* ua. 1111- • �'l� ...' S STARLESS STEEL BANDS SHALL BE 300 SERIES 11e BARD PIOIH,CAONAIU PLAIFD, a r.vasr ADrAlmpr SII.IL r AINt AIIY Res a3CE r r.¢L® Itt SS a D W.t wow= e� CARBON sn..ANO ATIACNED NMI NEx HEAD.SLOTTED sUEfl r •f� w ak ] B.MSER11011 NCE SHALL BE CORE DRILLED. .ALL P MO N AAA CANS=suLL N..E A a wr 11.A.o IAA M.AO } Nay a x410 r. `4.,!....41:21 „y.,•�,,,7' CO) �ayl INDEXED PVC GASKETED CaeaExWVeer Sivicr� FLAT TOP MANHOLE CkaanWa Sean DITCH INLET LI C)eanW alle7tervices STANDARD MANHOLE QelmWli Sevicn 1� in r3F SADDLE DRAPING NO. MHSED 0x 03 o..w...NK• A[MD 0x 03 ~N RMfFD 0x-03 0 0� DRAPING NO ISO REWAID 03-w °^ • DRAWING N0.250 DRAM C N0.010 Bryn z a Qy 2 > n 4 co) l a -, 14 ° 1 if A ..,, A.r. e� Er MM.NCO COAL 'w Q I6o A� -,...-1 �. .. xa. a >x *A _- -_ a.... a��` .+ :�,! :. .... p A .'111111 A Aa • ....a. =•,•N R,1�� N — I-- ®�..= S41 :.:.11111111111111111111111111111111111111111` +' LI ,�J 1 �.. --- IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 1�.. SECTION A-A 11111111111111111111111111111111111111111 1 l •a A-_J }, ALT Ern..) SECTION A-A . • I'll O hit II 1 •.,.,.Am o..PV . A� ip PLAN NEW nr;, O.M.sMn aF PLAN VIEW CID ,.....,RNAV Pte`" PLAN. I + °/� �_=c•■ �.,T . - .,,r-�. .��-r. ....111.0T. a■ GA. M,,,MMR .-=`09 • -- 1111111 ii'ii' I\.T _.N. _ Isie ��.... t / 1111111 1119111 >... 51 — 9 ° : / . :AP ' -- ��< 1111111 1111111 — �l J 70.975�� ,� ® '�°j��y'� 1111111 1111111 S t �i+1�i i.-.1, OREGON �\ 1111111 1111111 •E ,�� r . y ,.,r �. G I 1111111 1111111 �� vKa ° FRONT NEW PERSPECTIVE VIENSHDwNG _1111111 1111111 1 nA w t .... >t: • f 3 OEPRE9W CUTTER AT CURB INLET I - A+'•� B —� r Np1HA FAA.. .AKTAA As...-3.:�,... `� �'T SECTION A-A SECTION B-B ."u1°'O-P�••m.an:n.a CAM.« K A m w,meNa,«a.AA M.vi G.',.r�."".' PLAN •AO �' SECTION B-B ..w°n. _ .®,.0 n..rn o-.,. alEAT w.e A.,•oo�s AAM A 0. 011,0 A.1 MMr3 COMMA sMRmDO A. A.W Ia R Mw.A.PI AT AM x V 1E APA V.I.rerirtrt TX...OiTAU.a r rt.. A M.w or ...Z MATRIX DEVELOPMENT SECTION A-A HOOK BAR m°omMA:..." A:o',:neo..•m PA. CORPORATION ,.e°A° "PI4"°.'a , o° OAF ro: Aµ O AAA m r R0.w0M M 001.A_„IE00 E m Al MOAG ..11 r DETAIL m PM 12755 SW 69th AVE. AAA.NP MDRG mM r„M r PIAR m M MX NPNW..P A NR. _ INLET CATCH BASIN TIGARD,OR 91225 CATCH BASIN (CG-30 aear3 SN FRAME AND GRATE (L—G2) QeamWVlrirServion GUTTER & CURB INLET CATCH INLETECATCH CBASI CleanWASter Serv,ttB DRAVnNC ND.zaD w-w Ono*,.1-• M_w •••� ••�• BASIN (CG-2) REINFORCEMENT !'. �] �„��,,,,-, ^°"NAM.0 LAGATIAI CRANING NO. 255 DRAWING NO.220 RETIED .....� H� DRAWING NO. 225 (CG-2) PPP Ox-w T AGLIGG/1/IrV� CONDOMMINNI 145 8995 5W OAK STREET TIGARD,OR 91225 00.101 n CAeo®F. V.0 QC .AS w. weer • 22 D1 114604 ilijit I 35A I51 ROADWAY LIGHTING NOTES: B 03203 I 10360 5W 90th AVENUE 10310 SW 90th AVENUE 1.LOCATION OF POLES, JUNCTION BOXES AND CONDUIT SHALL BE INSTALLED I yl AS SHOWN ON THE PLANS. IF CONFUCTS ARISE, POLE, JUNCTION BOX Q Q Q / AND CONDUIT LOCATION MAY BE MODIFIED IN THE FIELD AS DIRECTED METZGER ELEMENTARY sr I / .,' v— — v v I / }gyp ppp BY THE CITY ENGINEER/INSPECTOR. SCHOOL f 4*x - Y� INIB G, 2.ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE OREGON DEPARTMENT 10255 SW 90th AVENUE rop�T ' • / ®` S.U1. OAK WAY ---_---____-- CIVIL EN6I��N6 OF TRANSPORTATION (TRAFFIC MANAGEMENT SECTION) STANDARD DRAWINGS AND 0 ' ' 4660 NE BELKNAP q/C THE CITY OF TIGARD STANDARD CONSTRUCTION SPECIFICATIONS. ALL MATERIALS ST _— tM. -——._�_—. �....�,—- COURT,SUITE 115 SHALL BE APPROVED BY THE CITY OF TIGARD. O4.>10 x j / _.', � Q e I1ILLSBORO,OR.91124 ',- 0 PM. (503)640-6808 3.LOCATION OF EXISTING UTILITIES SHALL BE VERIFIED. COORDINATE ALL WORK WITH /� ©� v 0 / :./ / k\ �•,/ FAX: (509)643-4138 UTILITY COMPANIES TO ELIMINATE CONFUCTS. M •,j \ www j2konc�.GOT 4.PGE TO LOCATE POWER SOURCES IN FIELD AND INSTALL WIRING BETWEEN POWER A• ..iff SOURCES AND NEW JUNCTION BOXES /''"." Ab � SIGN LEGEND i 1 . / STREET LIGHTING TABLE ® .4 S INSTALL NEW SIGN (N) ON NEW GALVANIZED STEEL BREAKAWAY POST. 10425 SW 90th AVENUE POLE NO STATION WATTS POLE - MTG. HEIGHT BURY DEPTH MTG. HOT. MAST ARM LENGTH /' ��,,b i R 1 10+75 150 GRAY FIBERGLASS 30 FT. 5 FT. 30 FT. 6 FT. /� SIGN SCHEDULE 11 / 1 2 1+50 100 BRONZE 25 FT. 5 FT. 25 FT. 8 INCH //rte .f 3 2+50 100 BRONZE 25 FT. 5 FT. 25 FT. 8 INCH Y NO CODE SIZE QUANTITY LEGEND REMARKS AO?. '`.' • 1St 4 3+50 100 BRONZE 25 FT. 5 FT. 25 FT. 8 INCH /! 1 R1-1 30"x30" 1 STOP STA 0+27 LT INSTALL NEW SIGN 5 4+20 100 BRONZE 25 FT. 5 FT. 25 FT. 8 INCH \\ �✓ / _.-:�. 2 R3-8 30"x30" 1 LEFT ONLY/RIGHT ONLY INSTALL NEW SIGN UNDER STOP SIGN ®4 I ROADWAY LIGHTING LEGEND: '-t 3 1 SW OAK ST INSTALL NEW NAME BLADE ABOVE STOP SIGN 11[ �-/ _ CIF m CONTRACTOR TO INSTALL COBRAHEAD STYLE LUMINAIRE WITH FLAT LENS ON 10435 SW 90th AVENUE \ ,( 4 1 SW 90th AVE INSTALL NEW NAME BLADE ABOVE STOP SIGN W I� e 5 W2-2 30"x30" 1 TEE INTERSECTION STA 12+70 LT aa6• POLE NUMBER © CONTRACTOR INSTALLED DIRECT BURY FIBERGLASS POLE WITH 240V BALLAST, " • - W Z 11 PHOTOELECTRIC CELL AND JUNCTION BOX PER STREET LIGHTING TABLE, ABOVE .° 6 W4-2L 36"x36" 1 LANE NARROWS STA 12+50 LT INSTALL NEW SIGN g4 / � aa �\ •//C/ .:.•:7 7 OM-3R 12"x36" 1 OBJECT MARKER STA 9+15 LT INSTALL NEW SIGN E' ^ -An CONTRACTOR TO INSTALL SHOEBOX STYLE LUMINAIRE WITH FLAT LENS ON /:� ? © :X ' '1 8 R7-1 12"x18" 1 NO PARKING ANYTIME MOUNT 45'TO TRAVEL LANE Ei4 ^ 1 POLE NUMBER © CONTRACTOR INSTALLED DIRECT BURY BRONZE POLE WITH 240V BALLAST. \ /,o'" 1� ! / 'T' 111 PHOTOELECTRIC CELL AND JUNCTION BOX PER STREET LIGHTING TABLE, ABOVE, \ ,�6.'f /./% 1 ^ 2 3 5 ^W �I, SW Oak St 'r 1%,z.., `n 11 . /10455 SW 90th AVENUE O / Ave (.r� p• )'>'< i ..�. / 30" x 30" R3-8 W2-2 V vl∎l 0 p iC "i /. / 6 30` x�0" I 30" x30' I�� IL E GI • .. gLi© / a CURB LINE od ll 1( I</ ?� /./iii; P NO PARKING/ / / 45/ / /�`� / ANYTIME �, (R7-1) [^� S}� �' R /y "/,' // W4-2L 12" 336" 12R x 18" SIGN PLACEMENT DIAGRAM 0 r Iq a �� px ..�. "1' 36" x36" NTS �1 0 n 9025 SW OAK STREET I �p 0 % 0 / / SIGNING g STRIPING NOTES: _ O / / 1� / i 1.ALL TRAFFIC SIGNS SHALL USE A HIGH INTENSITY REFLECTIVE SHEETING Z y F �' / BACKGROUND. iQ 0 J©©� /'' 8995 SW OAK ST N / 2.ALL SIGNING SHALL CONFORM TO THE REQUIREMENTS AND SPECIFICATIONS 1�1 CI: pppp I © / " ' , s€' 8914 SW OAK WAY/, I c� M / •4" OF THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D.), COO 6 / / / I LATEST EDITION, THE OREGON SUPPLEMENT TO THE M.U.T.C.D., AND THE I / of / ./ OOOT STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION. , COQ / / T 3.LOCATION OF SIGNS TO BE VERIFIED IN FIELD BY CITY TRAFFIC ENGINEER. I` / /' 8955 SW OAK STREET © 4. DENOTES STRIPING SYMBOL. SEE DETAIL. SHEET D3 FOR STRIPING LEGEND. ip .w� rio, © / © / © I O O _ ,0,975 r• Ak ' / tc/ J214 7L —— —— —� I OREGON v CO CO a ''moo;.:: ,/ EDGE OF AC ` S.W. TREET TREE LEGEND: CLAW© ® W. OAK STREET -MO NoolTONA — — — — — — — — — — — — — z — PLANT LIST MATRIX DEVELOPMENT liMe 50 0.10•14111Y 0:444:111, 12755 SW 69th AVENUE ^,- 0 > 11' 0 > 1Ka5 Z , a,,. X �, PORTLAND,OR 91223 0 '-_'_: , __.,..... ..... ......t7.z ._..._._ ....._...._ ........... .....L-+ ru wr GAL L6 e�e N _.-- --'-- — —,_ ? � .— -- - - ° —'— —' '--'--•--'- -' --'--'— — ,IArME7EBq'�L ^e:*F— — T T - :: MKA M 9IL6VE 1904VBIf�M6 CONDOMINIUMS ASICROOK / 9000 SW OAK STREET �,/ 8980 SW OAK STREET j :- :: PORIAIK 8995 SW OAK STREET I 5020 SW OAK STREET /�' / i / / TI6ARD,OR 91223 0,1MMM OfA�O( BIC$NINCA, :STRIPING$ STREET TREE 4 ROADWAY LIC�HTINCA PL14N S,,� „_, IOC - SCALE: 1" = 20' 0022 D2 119604 ,..Aciak -w CIVIL EN6IMER.INS 4660 NE BELKNAP COURT,SUITE 115 HILLSBORO,OR.91124 PH: (503)640-6505 FA)<. (503)643-4'135 www.J2keng.com i n 8b t i I � . 1e tall I 2 .1,1 STRIPING DETAILS LEGEND w III CENTER IN cD 111 O __ 8 B O �8• �8 TURN LANE © NOTES: z z "l • ���CENTER IN �—THRU TRAFFIC SIDE i z �' TURN LANE - —2" �1 > lig 2' SPACE 10 IF x-10. 70-A-� VARIES ----1 10' I BEGINNING I--15'— } — 15'�{��4" 0 TOI VARIES{ 10 FWIDTH El 0 811 I STOP BAR BEGINNING Of/ STOP BAR OF TURN LANE. W �[ 1J - FULL LANE WIDTH I t\ O Q ! 2a RIGHT TURN LANE MARKINGS - LEFT TURN LANE MARKINGS - TURN LANE LINE - 8" WHITE THERMOPLASTIC F�� 11g SEE MUTCD FOR DETAILS. ARROWS SEE MUTCD FOR DETAILS. ARROWS LINE WITH MONO-DIRECTIONAL CRYSTAL 1. REMOVAL OF EXISTING STRIPING IS m S SHALL BE THERMOPLASTIC SHALL BE THERMOPLASTIC TYPE I MARKERS (WHITE). TO BE DETERMINED IN THE FIELD AND IS Z R gib MARKING MATERIAL. PAVEMENT MARKING MATERIAL. CONSIDERED INCIDENTAL WORK. STRIPING SHALL BE GROUND OFF AS DIRECTED 1/∎•� 1� BY THE ENGINEER. ^ CC 1 0 O O 2. ALL THERMOPLASTIC PAVEMENT MARKING a MATERL4L SHALL BE INSTALLED AS PER OC: 229( 10• 40• 4p• 12' MIN • SECTION 00850 OF THE OOOT STANDARD '. F r 4�� 5 SPACES 0 4' g NI �• �~ �I + - m CO 1,_ 8• SPECIFICATIONS FOR HWY. CONSTUCTION. c) I�t —. m I= m TIf (T'_ a 3. PROVIDE 4' WIDE WHITE THERMOPLASTIC p b -II I1, PAVEMENT MARKING PER AAASHTO 7250. tl 6 15' SPACING TYP. WHITE PIGMENT SHALL BE TITANIUM DIOXIDE F K MEETING THE REQUIREMENTS OF ASTM D476. SKIP CTR.LINE - 4" YELLOW LINE STOP BAR - SHALL BE THERMOPLASTIC CENTER LINES - TWO 4" YELLOW X SUBSCRIPT FOR PAVEMENT MARKING. WITH TYPE I BI-DIRECTIONAL PAVEMENT MARKING MATERIAL. LINES WITH BI-DIRECTIONAL YELLOW DENOTES COLOR. (Y) YELLOW OR b�p? "E�e CaLLLiOW RAISED PAVEMENT MARKERS. TYPE I MARKERS. 10,975 r * LANE MARKING DIMENSION LOCATION © O f THRU TRAFFIC SIDE AT l OF STRIPING UNLESS NOTED OREGON X X 20• 20.-1 OTHERWISE. 'f•/�"�.,•,N�A"``�O VARIES 4 1/4"-t m • • m ,'ry N.4� EDGE OF PAVT. OR CURB g • • w• THRU TRAFFIC SIDE + 14" : 36' 12" MAX. m • MATRIX DEVELOFFENT THRU TRAFFIC SIDE — T 12155 5W 69th AVENUE PORTLAND,OR 91223 FOG LINE - 4" YELLOW OR WHITE LINE DIAGONAL MARKERS - 4" YELLOW AS SHOWN ON PLANS. OR WHITE RAISED PAVEMENT 1.10.01.MM.MP LOGTIC• MARKERS. ASSF"ROOK CONDOMINIUMS 8,995 5W OAK STREET TI6ARD,OR 91223 .......In' Clete•. • V.A lac • . 04022 D 3 r an U ,.. • .. . • ' , . r . I N - C 'N - O R O a.i 1 0 W U gl) ;1 1 . q ogg A J�N 1 4 al lq NIP gg !i W - & :D - ''' 0;01 T 8011 lAAI XX i gl2 h X gi 04 el Thil L db pRg S �� �j E x A i0 6:Iti li: P % IA + E,, R5')E 44, WTI OP H1 0 4 Pi y f - all go $§ o4 4 Pg 2 =. RO r A 1> 1A1 gx ,,,A,, r " i , !I! N holP i q Ili, % 04 R 40q o a udfo i nud M " A 1' A i4 1 X :"li g 4 '0 1) 4X l'- �A A ?,p T § F ° o ° N > g > ig 4 li it 1 Al Yr 1 M g5A8°3 r' § 0 ��� 6g ! iexo0, ' o ri : -6, N ii iAt Rig_ Gi"`AT 48 dU _d'X2 1 � 0" e � � p l 1 £ Pi � �1mmo[[� �> �$ ppP iN 1 6t m ° l[yzyZ�J{ /3�._ +-_i wq F,_N� �° fR° d 8 A i ; " §. 1 AAA! s 1 A W ; 'i dh. i P418 Y i il s' "g 1 q 1 'VW 80 84R goiAg i WAY! 601 :-!'d '1gli g Al8q lAel !OX lilq g 0 F VA A 051E "L iiqFq " eli C A *le 41/ Ai Of o" r< W N - A - ,i N a W w - t W N - P yi o� � M X 11" i 1 !iii li > 1s1 Al !MP; PV P� :irld§ ril, g A °4 L' > 1 -€ AF. g 2X 04 i%ipx � �a � o X11 %qv g °A A§ 1 i 9r Z s_.A O e l NN rfit g F o 0 gL yy>y $$- P TI1A g >y ° "off ° ! s o " �- N � �� 1 fi� l r 0 i 7 gal 8 g �-� dig 411 Ass cl R �° "' p�" s � OA A'A'A 0 l � In — R y fll4 �' q � N dg 1;-. 6 '+lei fl,, XWq ggg 6Tg A4 6,6u , IX IX WP M 41'2P8 NI Pli 8-q PI J14 P A p 4.%5 1 P314 ERR A 94 qg? � ` r. q ado 1 �� gel E 3Es12 6 N D' ! z T x € ci CONSTRUCTION SPECIFICATIONS N x o r �o € J � g :EA, _ Nc.8 -tAl_ Ci I -071; 2 - 9 D 1 A 8 ,, ASHBROOK CONDOMINIUMS - m 0 ! N A N 6 r PUBLIC IMPROVEMENTS o a �` N 11[Y a4M5 M[%t.roYM a+la(Wa[arD.iK.fa MQfauCfid ua.Da[ODrt .DODap.41.rr.DOUrnD.D•a[uY a l� _ 3 U) u"' a.ia n.mart a mcD 510100*0 T1 a issa nw a c.uo.'�ielm Dial PKCwu.il 00 ri exam a �fl�Fat.IeVE7 Ac NODOf n.rt caciwicrox.nun ui�D v[orcanws swu■✓MOVtD h iorY tuNao umoerin MiarearT SOM.Ms b0�rtf t[f[M0. 5YM REViSipb ?f DA7! 4" DRAWING INDEX lim I1FU 1 Al k 9•UNIT COMA.1 Y 'WI IQtl MOM COICfl 11110110110211110110110211111101.RN 2 Q 10 efl!MAP= RAM 501.10 -LAMS 03 17!0!0017 LIE MAMA FUN 4 OF 10 310101 MAW RAM !Q0 --.--.--.--MOMS AO MAIFE lN I Ja • ASHBROOK CONDOMINIUM PROJECT Da1 MV Mm RAM R LNINKA 60rq —1M— Oa— e5 Er6 M AMA yap _l�_l�_-cem591wue • -mrn5 q Mm ue XISIMINC. J▪ temAyos Sr 0 .I0 -61 MOTS 00 Mm U! ON-SITE IMPROVEMENTS T -` AI%00VOW'°RA'WLIS ONE EELKNAP SOD LIE COURT,SUITE 115 -cams E STORM 121~!UM0 -awns CJ AAA EMIR= HILL` O,OR 91124 CATV • 1 CAW Lle P14, (505)640-45808 8995 S.W. OAK STREET — -Pewits"`"` Fes"' `�°g' — •— wwwj2wnscam WCTM 1ST 35AA, TAX LOT 4200 - �AT"—-019171°CAW"` -IMAM ADO WRACK LJ! -OEIOTO UTLITI E1�R Lie TIGARD, OREGON 97223 VZN -°510115 KR Lir r---1-men 5.1114.7 if k L;......,_.1- ,c .03123.iliAMOM 1:1161NEER/ARCHITECT WASHINGTON GGtWfl BENCH MARK MATRIX DEVELOPFEtT CORP. .12K ENSINEER1146,INC. NO.443,AT NE GORIER OF BRIDGE ON 5i•4 6RE1313UR5 ROAD, 17155 51'1 64th AVENUE *100 4660 1•E BEIJK•AP GT. OVER BEAVERTON-116ARD HWY 211,ON TOP OF CONCRETE GUARDRAIL PORTLAND,OREGON 41223 HILL580RO,OR 6CN 41124 STAFFED'W 61I'WITH AN ELEVATION OF 200.030 PHONE:503-6406608 ® -PROPERTY INOJCIPAY DOOM 1.174411011 OM 5031 / FA, -cennseeRe11!511111! i x I I =AVON _ 6 28]08 SF.NET 611E AREA toxo OW 901!1 ANIMA 110310 OW sou,AVEML°/ * -cem5AlMIRUAL rename ELp-ENTART- b.00°J SF.TOTAL LANDSCAPE AREA ` RA.446.04 RL•011 • I , —• • "" =.-,■..■Z. •- LOCATION R f0795 OW 9011,AVENUE -.�. • � ... �., came•o vee uMRw11i et! US2 BF. 6F.ROOF. /CURB _.;_. —.— _• 5701015 00 Mm 1!151 i�� W4 6F.ON-SITE BM —— — i v. oen�51M Q��vee111 ceROns00uxMenw 22,199 6F.IMPERVIOUS / m cEV15 Eaeiw CEmS 03 i/b VM.!S i•/ 01 51eI :123E1111, i cerfr591ITMY sJa1IW1Els g. '18.1% RAND C IOUs SURFACE •N oelvn3l�loeMlx t!G 5.O Mm 11!19! O. 213%LANDSCAPE ' 160 / w. -cen15wOVe1�T OemS•f01R1ORAJ1MWC1! 10425 eW 9011,AVENE •/' ° .' '�9 /• Cl -510013 c.1 I wM -cem5.7._ RL! �� sr / // /044 / , y . X. `/ I A. 501015/11111!!callae! ® cam5.7 5•6 I-.- O N / fe / ( 1OA -Lev15TOR OF AMA ® -cem5a=pi 0105 O s / �f pr . rid // TEL. -MOM 19P RO IEI -oern5 z+510105 DAL .� iNil •\ , ,4 Q '... ; 'l 4� ,% /• I ra -5001D MAD OF QRr! -Mm VM.V! �j O �1� 10435 6W 9011,AVENUE ./ ' 11• e f / I r.T. -MOM FONT a DAM p"4 -11011111 VA.V• (y r 1 9 /• w -551.715 AVM 516•A O -MacRMI 15 ..^ \0 ,o ,f j' .1 I Mal -:ems 10RMr-0RMr ® WROC C) n / Pj �D.r. � ,o / Isxsewoac \ b, \ ' 4'>"• ! �'� r .� ( WAY I -CORM OCT*6R,1J! ® -AR SaICIrI01E1 e �r -OEtlt!'d RdI RDOR MGb! • -M5L �11 oTl#66 i / / I 1 -OEt71s R,lIm MMO! m -U82 RSlDfAL Oil • 10455•W 90Th AveNJ! �� o / / ( riser LAW oen,5518W aR FD. 5a1a,1a11DUVYJI I!�3 l Y ' . /• MK -OEm5 TAM TO 1r 1!4119) Rmer1 -MAW 011x1 R!OEr1R1Ie0 / 59u du oAC ut4r/ RE31 cae1z11aI I/XiV1C11 ::_ •• .,/�.-�4' . "' I I FA -00615 AC1r/ORNIr UNIT -Lens WMR 2,l ner 0011 9075 OW OAK 07619197 I `1' , .d# '� / I I wlo. -c ms w.I5e M71Q1 0170015E B ,� 'o at / I UNIT MOPS W II■•o I.rim rugs v'•10,975 / • 4 , /' I / / / �' y • • f I VICINITY MAP af - 114 a 41° )00• N S/ a ! / / 1 0011 ew 0105 eT11s<eT 1�•/ / ` ..• ..73"' 0155 8W OAK 071RElr 1 5545 OW OAK COMET I OS75•W OAK&TRENT ,� • 'I° ' .1�' • • awr wvs Mo -� 41;* Giu ' co cv- ,L_. •-- —•--•— •--•— —J•--•--•--•�_•__•_ .t ' � Li. . HA1MMILOA'�R �1t e. 4/ •RA OECD fa.ow wa. S.W.OAK STREET '1.- •i> • � IA1t •RA10.00 Raawcr y . * . ,,,,,. _a w..R«...."' 17155 5W 64th AVE. ♦ , —— — --— — — —-- — i- ri, _. 114'` 116ARD,OR 41225 ��iMMMOl017aa1C erw0.�1r 1arRwwesw.R•no.��,R • ass,• s. .. - y - •wo.�or nw�.+o larwm,PariPOCK —.—� 60,610,!.. ■.��•�. .��.�7 ■�.�—.—�.——.——.��.�—.�—.—— .5 • *{ M x . « ..... / woo am arc ! // MO 1W arc MOW '', ..,...:<7 r / - '`- �W'i - 8445 SA OAK STREET • 9020 eW OAK OT1iEEr �/ •• /• ,�!"�•", .f 1 - • - - TI6ARD,OR 41223• SITE PLAN 4 SURVEY CONTROL v. i ,g.�„3 VA 6460 I OF 10 .- 1 I 10360 SW 90th AVENUE 10310 SW 90th AVBILE/• lk METZGER ELEMENTARY j) -P,L1Eic 8436 a,� SCHOOL PER DETAIL 4-74,THI6 WT. ./���I��) ■ 10255 SW 90th AVENUE I I::L�; cr��� -- ,az - `:!T i 2 rocs + 6�6oe II III ^•Il{..yf f;:. / /> a� 7.14 1 c.-4 avillML IC 3; ,.•, // // 4660 NE BE K AP IF-VGLEMI/Cat le GOIIRT,SUITE 115•+` /// //: '' /* rorco nab HILLWORO,OR.9'1124 11101001M AI MOM !9 a PH. (308)640-6809 !i / � j ® ® • �i FAX. ('<.r03)643-9'f9D / //' / + wow.a)plung.com / f te)cR'`v11ca"sRaUCn°" 0.8.1 d••`t1 1-1 ' / /' // • ,'•' C•ENTRANCE PLAN VIEW , 10425 SW 90th AVENUE //� ' T� y ,. •'1•ia IONIC ww•a 'a' / `1 t l 01w 111-IVfI� fmw // / „,, :;•.1.. , `1' /I / ' /�l�/1 t . y` . 'i lT / •tf.SYLI:7!/��d i?/ir.3r /'/��'` II.I / / 1• /' S� � /• 1—� "'a6r-�w►.. NOTES: // / ie /, t' `'•'. , .• ••:';• . 1.�t FRONT VIEW PROFlLE swoa a BAGS mown ust• // // // b{ , , ..:(.,•a,,`A'' / / I p• .. PROFILE <: EQUAL PER BAG STAKES CO APPROVED /// // / �' �' .:ti . / ,-01.01,4 rA.� NOTES BEFORE$I,�PPt iT 51100M /' / // • / MOM 10 �.1M1� u.w��ili•nif WWI Droving 1-14 CNED(CAN \ \ \ w•�i.`.w.. BIO FLTER 9AG / / :'/' / .•.�`• //,' I/I 1 891OK e7 I\ ':' / Y i \ // ,. , i z/0, ' / I 1_.--._ �� ,' .' // ® \ /' I I O All 5W 90th AVENUE C11111 1 III III // // �/ • AIL 4-74.TH16 eHT. �.0 / O/ / // r 0 DY'ELLIN6 TO BE DEMOLISHED AND REMOVED OFF-SITE 1 O 'If I g _ .. // // ,„� / PER ALL LOCAL CODES AND ORDINANCES PRIOR TO �G O L . /,g / ��/ / '` '* © / ` ' /./ I BE61TdUN6 OF SITE IMPROVEi•81T5. I O a CATCH BASIN AREA DRAIN • ' ' / / of 0 8914 SW OAK WAY./ I I O E� / © SHED To BE DEMOt.ISHED AND REMOVED oFF-SITE $ r /'/ i/'/' •'' / I PER ALL LOCAL CODES AND ORDINANCES PRIOR TO I � � ,/ i /// f • / • �— / /•/ I BE6INNIN6 OF SITE IMFROVE• 15. 0 A e / // 0 / © ALL FENGINb TO REMAIN UNTIL DIRECTED FOR REMOVAL I O a �FM 1! / • ''� / ® ALL SURFACE FEATURES ORBS,GRAVEL DRIVES,ETG)SHALL ' PLAN VIEW j 1 / , ERECT 460 LP.eEDa•exrdI ce t 0 PER DETAIL,4-M,TFN EE REMOVED AS PART OF CLEARING AND 6RUB6IN6. I q,e��Er VII fr i t• ro+cE eHaw ol+e�rioR I I e �Fi iili + tr r.Ewo ,. �f LT° 8, . de . C�' P,eoPERTr Ln�S I ( 18911 SW OAK OF FI...a..,� �� �_ ,• ,! otP �';`_� 8955 SW OAK STREET 8945 SW OAK STREET 8935 SW OAK STREET• DITCH INLET .; .1.-- `;.; de /- / NOTES: tV�3 , ,_ 'e._ •--•--.— . —•--•--•--•— •--• •--•--• _ . .. . —.--•--' —•--� 0011414 , ,.AOOrtoNrL MEASURES MUST BE "` ;. WNSEERED DEPENCltc ON SOL TMPEs. ` 4 al I,,i 1� .... -- 7.enrnTEr Eva SHOULD EE SEWER O R \ /- t °' OREGON *HERE 51PNE3tE 1570 12 ' It_____••._._ 6I0.49LTER SAO. m ft B.W. OAK STREET xvX.Fr srWo-s D.W e. n 4-z4 PM EMa , PER DETAIL 4-96 - IN1ETT I Mel E►aNq 1-71 _ .._.._�T33— — -- —4�' ----- - A eEo ►r PL4x6 role or r+Pnora�n ++e w • l• 7 HA ACeAl • / WOO S W OAK STREET /• 8980 SW OAK STREET 12155 SW 69th AVE. • / 116ARD,OR 97225 /• ••to..cr ttWa Wo torwnw EXISTING CONDITIONS MAP 4 EROSION CONTROL PLAN MOISPOCK 0:41,01488.M5 �p •,N .•�,.�a z e.dk 8995 SW OAK STREET SCALS: I” ■ 20, ,,EWE aoY-aow w 011E 018E-001-00110 Ts..,, T16ARD,OR 11223 «ON et th•new by 414 amMr.w•/r50.•-z,•37-f an b N� NMb•tlm n.natar 4422422 w v.v. lac �A/ . CALL BEFORE Y01.1 DIG 1-800-332-2344 a•• .-. r, (LOCATES ONLY) 0022 a 2 OF10 METZCsER ELEMENTARY 1 10360 SW 90th AVENUE 110370 5W 90th A1, SCHOOL STA.4.e11Wfal+10111 AN.• 1-- --•--•--.*,=. = • J - 10255 SW 90th AVENUE i °•O° .T' d, 460 NE EELKNAP ts`�>` / �'`` J' �/ GOl1RT,SUITE 115• eTA o em sou,Ave.• f,, i / 4 J't`� 0 �1 / wrvwkAngcOm k 10425 SW 90th AVENUE ,./ /' e .. •`r' `�/ rr�t� 64V �/ 1e.J / �Y.,i y E` J�eti 4 / 4, ,/ / ? 11111 4' / • s // I ' �1 ,✓ eTwrr►n r r•Awc ewtiu 1111• �� /. oR AN ft1TIeOVlp Ery 1d / ` 0'� �. / /1 acre CURVE DATA I b11��•\ •/%i �li/ I ��+�1•. to. / / Orr-ao, c��a�s e-vov000; 1� i 1'. b-Leve� t R-sO' c■7.O+ e-1011'10' e �l � w�°Q / / / I R..2 0' c-ars e-vO�o00 I + i P1_414 �/ I O It-rzo' a-raer e-so3s3e' ,\K`j '•<� ' ?Q / 0 R.1zO• c-192' e-reu2r• �� �� I e d �, /' / 1 0 rr-20' c■,.z,• e-12130SY O 9� a 9 J�� /t' / I 0 R-a0' c■2114' e_e071'00• �I � '1 <+ / // 0 R-2O' LAA e' a-12751 41• 10455 SW 90th AVENUE .. � i, 0*�t ' / /• I CO dill s'15A1 ‘), v. \' e sih d I/ /I f $gi!,...1 , ., /.e., I M P I 4 P.1:11 I '•/ : , "/ y� J; 4. O'6, l ''r' 8914 SW OAK WAY./ I 0 Q•e h • .' i 9025 SW OAK STREET . - i !� /1/1/ 1e.tx r 1' • /jx 4 if- ./' I / y bE1'i.A/ f / /•IR.Ja O © � / / / I 3e - .... ., , I ilii / - • "Y.771",. • ' 8955 SW OAK STREET 8948 SW OAK STREET 8935 SW OAK STREET eTA 0400 s,u sou,Ave.• / 5.W.G IPA 10.00 em OAK STREW\ / OAK STREET °RK- -- - –— – – – -- – – S ——1--� – –t--' — % or - - -- - WE Aes.ele•74 caVa1w•16 TtaLle 11•r112ve•t8+1e•PLAN*rae OAK eT eP•IOVE Erc 6 or r4 --•......-•--•--•--•--•--•--•,-•--•--•--•--•7—•--s--•—....•--•--•--•--•.....—•--•--•--•--•--•- mu(revetorre+lr 17155 SW 69111 AVENUE / 5000 SW OAK STREET ,•' 8980 SW OAK STREET PORTLAND,OR 49223 /• SITE DEVELOPMENT PLAN Aego0i01C . 113 ALL 1" 11 20' " °Ar 7o.'e..loin"°'. w s°"0.d°r° 8495 R ,OR 9122ET � s, T16ARD,OR 49223 N al %7- -0010 t rou0 a4R 062-001-0030 You may ow.wi.r o•REP w abfd,o U d IA.n/..bye ra/M ar„ 6y VJA OM (Moll M,. .a=ira b 1fi.Oys� L1nM of.aa f.6iM7(Nd far boot} 011 CALL BEFORE YOU DIG � . o.M. ■• 1-800-332-2344 •, (LOCATES ONLY) CATE OP lO . L/. • / A • • i / czt]Drth. MET ZGER ELEMENTARY 10360 5W 50th AVENUE 10510 50 50th A'vV4f/ SCHOOL r -- ——•—maims•■- 6TA 4480405 bU SOth AVC• 10255 5W 90th AVENUE o•oo 0 Y ri ' _ - - . .,... I 11.1: ' ' NE AV .®,,.. E • 'y /is,/ ,/,// OP". \c I 1`�� 7 .9'' ` °E`er"° COURT,SUITE 115• 2 � / , C C C C CI ®;; / COURT, , IT 115 moo w,"'� -...•wi. STA.S.BQ/Q a-. X01/,Ave•. `�,'/ % . RqY •11er ,�./ , !$03, 699-4790 ir L �e.r 1�r.raw., rre �/ ,✓, Y4Y'IY'1 1CN1Cjl.Of11 �wrM.ls.n 1. / i 18.1, .' h r / f ig;.,• . Q• �1 M 7 rte. s.-.�. _ .' / d ,`v `. � � I I ' �� cO +y�� �t 1.0011011•1•10101.1.NI/NM a.•�mfrom,ow.i.= om••.�.r=K�.�.•MIR 10425 SW 90th AVENUE /c�. / VV/ /I ..iN IMAMINN /i / *� � ♦ � `� x333 . ii • ® ;:8eo ` ,�// / e ' /� /• I 10435 5W 50th AVENUE / ' % / I I 1 91 I 581 /� ' � / ..:.,.!://:'~ \ � //I C1I_\ \ � ry / WAY Ks� /� ' °% / / 1 LI ��� �/ �� // Ili 10455 SUJ 90th AVENUE • /' / /' a / I • I //4? ' �/' \.' 11 ■ N5051.146 , �'• ., s �P VERTICAL CONTROL / / pEpE / / • 13 8888 :'•0 , E)CTKU88ED CURB ?•C7.AS5$'AG WARM."illiEttaa /d/' / L� ♦. ,. ? — MOUNTABLE CURB Y11— i , // o NfIER£9VDlG TED 2• .(•-O"CRUSHED RPCK WERE INDICATED,/..,- / '�O ' / 0914 SW OAK WAY e• .Y-o'BASE Roar r� h 0 I . i' / /'� / 82.73 // �('-0•cYVU ROCK �/• ET I •//'�' '' /.} ' ',k,. ..\:" // CONCRETE soEKUtx NOTES J t t�-11611 :ill- // . / 1. PANELS ID BE 3•Lava I MIN a MOroRFC MPAC SUBGRADE I �.• �� ezG �' 1ez73 /•/ ONSITE CONCRETE WALK SECTION TYPICAL A.C. PAVEMENT SECTION libe • / / ly tit 182.15' ,' � / NOT TO SCALE NOT TO SCALE l!ii • O°1' a • 14 e /;, �' 10•r1c •e i � •. ' , 8955 5W OAK STREET 1e• ?• R..4• vomer. -0-400.4,: ./-: ;* ...:0 b — •.mil /• R-1 f I I �1o.an� / I . . p � r 8 R�\�lA �. ♦ .0 �. . , • -,-- e•EJ�0.SIRE R∎2. OREGON sTA o.00 au-., AVE . / V- SsSS `- S.W. OAK STREET R" 'y`-�I� C 8TA 10-00- OAK 8T11lET - ,Y 6 M - - p `, lO• - '-r e' "•K� eI .. coNOc i JL1' .leUc lLrno,>srNTS•..v+6rae9I�cbr�•Inao1�ES+TB I I I 9. Bavo#G MA AL X1.1,...e.r.1.* ' F1bE of RC r MANX DNOrORe T //Re _ _ _—•——•—— —, _ —_Ni_—•——•——._.-.--.--.--.- CONCRETE MOUNTABLE CURB SECTION TYPICAL EXTRUDED CURB SECTION 12155 5W 69th PANE•• — —— —— — r '° NOT IC SCALE NOT ID SCALE PORTLAND,OR 91223 i.as' .01•/ 9000 SW OAK STREET /•/ CURB NOTES 8980 SW OAK STREET I. CONCRETE SHALL ATTAIN 5000 PST COMPRESSION Mawr Woe Ago W.W.II )r•1 4411 nme 41-CCCT • •/ STRENGTH IN 28 DAYS 2 CONTRACTION•18475 SHALL BE CONSTRUCTED AT CiOWNIM6 GRADING PLAN AND EROSION CONTROL PLAN ALL POINTS OF CURVATURE AND AT A MAXLMUN OF 6995 SW OAK STREET 20 FEET INTERVALS 4m.[11 ue�ty �aner.loina.. mho.r, TIGARD,OR 91223 • ate.A 1 - 0 .1 BOOING AGENT SHALL BE EPDXY RESIN IN COIFORMANL'F n aVt i62'-001-0010 Woo.CUR 962-001--0090'.You may AIWA If Can®rr 8CiALS: 1 • 2La' KITH ASTM Ceel-99 'STANDARD SPEGi1GAROV FOR EPDXY aMree�� rfs K�tlpw.�wwrtu�yy V4 GO RESIN BASE BONDING SYSTEMS FOR CONCRETE' �� •I 313-2 -un(Na Itr bme y CALL BEFORE YOU OTC ..... q� NNW 4 lNOKEl FORM COGRE7E IN AREAS KNERE MACHINE 1-800-332-2344 0+022 GNNOT REA04. •, (LOCATES ONLY) OF 9 . i ( / , ./ 10360 SW 90th AVENUE 110910 8W 9Oth AVENUE/ MEtZCsER ELEMENTARY A / / ,�to°,tia'se Cjtk q...-- SCHOOL eTA 446.66&a eoeh Ave• / „laity _•_-•--•-- - -• II INTER I1UAUTY MANHOLE AL TRAP INLET [M'. TRAP HET / ' �' STORM DRAIN STRUCTURE DATA 10255 SW 90th AVENUE 4 " °°O"m ' r / _ _ _ _ _ SD1 RBI- tea7 O T.G - 181.70 O T.G - 16289 +/�/ -�'lY' - /'/ -•-- �'��� I � -- - SET 48•om W O EVO 0.F£7057 12•PIPE LE a OUT- Ie212 LE 4'01/7- fdf.3f • • • • d / - // //' ( . w/STORII17ER MN FABRICATED BY w/3 L.F. 4•PIC W/47 LF. 4•PVC • y// / fetl• 4660 NE EELKNAP STORMWA7ER MANAGEMENT NC. &18•x 4•w►r •S-5892 ♦ / OJ / _t�.b. LE If w- 17.12 LE 4'MANCH- 177.85 rt ex 4•INE ,� '� ' ♦ COURT,SUITE 115 LE rr our- 171.67 LE he Rut- 17.27 LE 4•BRA ER- 179.48 / / .. / HI SBORO,OR 9'7124 w/r4 L F rr! SEE OIL TRAP HET DETAIL. SHEET 9 LE 8•RUN- 179.31 f� ' /` ' ! �' °'v / �� ewe)64o-teoa era J•1OJ2 em e°eh AVE• , ?4/ � + / SEX DETAIL, SHEET 9 sD7 9.L TRAP HIT SEE a TRAP INLET DETAIL. SHEET 9 e 0.00 8118 - ^=- // , / 4d /• P 0309= 645-9756 T.G - 18230 at TRAP INLET / / i ' ‘ Oq/ELOw CONTINX MNIHME LE 4.OUT" IC TG - 16270 �' n/ ♦ if = /, w/4 LF. 4•PYC LE 4.OUT- 181.12 / / +. / C RN- 181.75 f 18•x 4•wYE w/4 L.F. 4•PVC / �' / .4. - - LE le w- 177.25 LE 4.BRANCH- 178.18 ,r,. �� rxe• ddx4•WA- LE If OUT- 177.25 LE 18•RIM- 177.60 /• ,� ••• IE r BRAWN- 180.30 /� 4 i SEE 544 DETAIL, SHEET 9 SEE OL TRAP INLET DETAL. ShEFI 9 LE e•BRANCH RN- 17nte D7 10425 3W 90th AVENUE / /' i � 01 f/a• - Tea r3 ' I s¢ a TRAP wtET LFTAIL 57HE£T 9 / /' 'Y` . �" /O FIAT Tap MANHOLE O a TRw� // // i i.. � �'� � / / o- / REM- 15118 LE 4.OUT- 181.11 -�' w :♦ \ LE e'w- 17384 r -... t..1., VF• s w/4L.F: ePvc 3 e LE 1e•our- 17.81 a e'x 4•WYE .•.. / - b. < t� 4 lfi /• SEX CRS 050 DETAIL. SHEET 9 \ . �F a. ♦ 1 '•. / LE 4.BRANf1!- 179.10 r + �. /• / LE d•RIM- 1739.7 / / 4.:'- `3. /• 8•aEANOUr SEE of TRAP INLET DETAIL,SHEET 9 \ / �/' •�!'� �/ , I °I- Sb *4;pP?t;&w"O cn- £37178 10435 SW 90th AVENUE /' /� ��°' / ' //• I i SEE CMS 150 DETAIL. SHEET 9 e•a EANaur / �,� / '�F,,'� %' G4 , E_4'aeANCIF- 179 48 / al 08" - 16506 /, �' , l '\� d 5 o-te+ e• r RUN■ l7AJ1 /I 1 8918 sw OAK ij 1 ' � 179.46 /STLT 9 179.29 / 0 I„ efe 0* ,. ,....,.,... °A*, • ...- I 1..._•---•- 41114 fp R 10455 SW 90th AVENUE s /►° g /' ♦ `-'i�1 . / I Z i I f�` / 6e'RIM-11869 /� I I ~' �� � N50 HAIL - / �`� // ' �i6• NVC / N5051.tb .„r / / , ' 6"EYPAlHtlI- 17330 I E5159.013 / ♦ -"? •" 18'RUN- 177.80 / VERTIGL CONTROL ,/ ' ° / ' /I M 1 •�' / / v es e•BRANCH 17311 / / I I OO ill! /1"ei �.� �. LE fe'RUN 17.81 I • '' i„ ♦ , �� " 8914 SW OAK WAY./ I I e1 // / / r xs wTE / .1 • /' .'eor -, B NVC11 17508 / 5 3W OAK STREET / +4 1d'RUN ;-177.58 hi • f O .� /114 /• �tC // cL ass 's'8ACKRLL O eill 7 I eta` , ' < 1 4%d / / 11 •i'' , �'J P" / •41 / 184 184 // / /�., " •,... ./ / / / 187 idT Ieae • ∎: # : ''e: / / 1ao- 1 /0.D I! ," �� t•: 1 T- RUN L �/ I / :'/ // 178 _ J 108 r F e• evn sr n0.PIPE o 176 ' F V • / / IoYtic 188 LF. 18•PVC DE7EN77ON PIPE O S - 076% /• .• C •--• w-n4� 8955 SW OAK STREET 176 O • axar W *176 ��I f / T W �10.9Ty4 '/ Ni t ( lioisw cej •--•--•--•--.--•-- 174 = 1 �`T74 • 14 1 y ! .� _... .. U O� a9i1LF R FOR 10 MP DESIGN SWIM now �T W OREGON jk �.__ y.�� C 6TA 0.00&W.9°1h AvE• 1 t •� 11 m1[a A c 1 T ' Z 2 ti G0•10E R F 25 YR DESIGN STOW FLOW t'a 2 O K0� or ?�__-- _ at ft S.W. OAK STREET E� Dm-,.r•a. -17831 W C O sT ,°.00 em D OAK eTTLfsr\ , - - --- ,2r51CrA !h - - 2 20 41 v +t-- -4 - -- (�W U J crawTCE lT 0.w s rR DESIGN 519.81 now '� • �yu� SEE.ABlalaxK CO?DCFfMRI•le RX+LIC IMPROVEMENTS'PLANS FOR OAK eT 97P49017e a� 3� dA -.14••EL -17.21 M 5- 2 o cl.•....,.mamm. MINX DEVEZ44411T -.�-429,,pav -•--•--•--• •--•--•--• % --m_-•--•--•--•---•--•-- --- �h STORMDRAIN PROFILE 6 AVENE 0029.689 •�- vERnrwL coHTT:o / SW OAK STREET /•/ 898o SW OAK STREET m SCALE: I" • 20' HORIZONTAL PORTLAND,OR 91223 / I" . 4' VERTICAL "1°" " � DRAINAGE PLAIN 4TL7FFT / cowor414111e 8995 SIN OAK STREET WALE:1 - " LTIDI ,U6f./p�ml, "�� „� ti 116ARD,OR 17223 . : 1 30' h MR➢62-011-0010 thrown ON?762-001-0010 Yo.may OWN�r aep®w (e��OEa�h,��Ar4hs•'n•p r IAa�b•.1e�n 1�M m.o... V.Y1 IOC L1nbr o pii Y the niaII-1117(Naf M boo0.} j P.. 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( 00EArktm DIAN&)( iinSanantaf )1 WI Pa'j Old Z NI .44 111 . w a pi rn g '111 I $ mites-t w/ f7 C.O.ION tAA,a6 oft 6 O C• er up-1u. 1114 fp// 0 IaCIL1 E.LNI JT OM r it W r,e4 \ - u•-,76u a •mg an ova 100.LO-,LION.c-mat I - a rk I O I•BILL aLNOrt GITGI r aTx 5d0t ° e EOI a•rNIG Im L -IMO.[.,nal MSTNL CLMIOUT Q r acG.aIR 1116INUB 1111 ws rATe ta0.10-1/3.10.[-1naG .* e / Pa as G6G 100,l0-1NLIO0.[-,nal ,,e� \ lY! i \ p3 'eau c moor a r eux.sole mamas ' pa @M u rmrNSln 917 r 1100... 6.6.61. A ■ -', s+ ,� a • POI CRS 0160 LO-ILIA;1E-1760, I I I Pa tA,s wI ta4 ID-,9117.,[-17.01 `"f .4 e / POI COS OM 1110.0.n■:: _ __ _ /,'--'- — c8 tat I� EvcE —_� / e L \ r M W M MN INSTALL NET ER RCN NO YOKE FOR ,:6- /i •" f� / E/�1 per \�. .-.-_� -e• - -t/ •6001.!0•*AM QR! /L NETER TO R Q l B Y TYRES WED 3/a- lime TO EAC H H ‘00,0./ �' � - - r1-- — - - - -IT PT !_ -=- - a e 1 _ -.1-- � Sr� •. 44.4 • `a OREGON• . .. _AU_-17.I_Fl_• -7 -— ter.ra ���w�i� ∎■-�i �_∎yte---ry�� +2 • M �A 0 MALL 15 72 LJ. RC•S.LOOP " O a3 LJ 6 PVC• MOE O i o K I. i y Z L •a• •v L ■ � \ { { { { { { C �` { { { { { I d." { { {• { 14917141(:money •`\ # t +(•,. 12155 P'ORTLAND,OR 41223 SANITARY SWIM t LIA r PLAN ^°'°'~ASIA= 6G41-11: I" • 20' 024170411111145 ATTENi1M N.,q,I�>d m N/er Mat m.�w a) 8445 5i4 OAK STREET Ma O,.Io, Natf ,ri t.tno.. w v...N Ara TI6ARD,OR 47223 w Get u2-- -30,0 arm41 OM 9172-00I-OO•0 You may (m�1�NtEdsr Vie. max..e.Nut Ant begot r 563-Z -Iseirem 6.I..ugay wwI. .....Ow Nr leeeNbl viV IaiG ,�^ CALL BEFORE YOU DIG 1-800-332-2344 A°u seer•, (LOCATES CNL1� 0022 °A° 601110 ■ 1 Itt . P VI NIM5.1 I I et c pruovEiwre.rt..046 - NEE A6 M,*TAIL Fon 46C6O0 UR NTE,SEUEITLE K N11A5 P . N. . 'Va., HILL5EORO,OR.4'1124 –0-:- ,...,.•.. ,.. ...ow. .gm-•-.um... "... , "t5 PH. (509)640-6b0b 1 9 N. .46. 144144r4j2kang-COM '"1"..'•.. .' "' .. s . -'''' =11110=1111111■4 .441 NMI 41m 1 5 t 1/ 2 3 4 5 6 7 8 %.... 's. •411k,.... 0 IMF !. ea 11 4 t ..1...06. ,\ •HI a 5* GH 111000 RICE 411'.7"... .... :,t' . r HIGH ON SURER MPLI.iv 3-or SLOPED COICRETE C.'? .....— — OPTIONIL 2'x 2'PLAS7ERS 1 t‘■ i I _ _ _.... _ 0 ',•,..", N\ '-- ....• 1 • ,Aill — •.__ • . ....._ III— / i ' 44 - ' • —• -.- .—,.. 4'letFFER-I -rop oF BANK r WPM IC"111~ 411. '''S TOp OF ,....1..• . , ..."' 4. \4. ,....6,....... _,_ .--•—--: •,—.-*DM+•—•—'—• — .. .—.—.— — _._ _ . _ _ _ _._......... _ — —. - ... _ ._— — —• —'----'—' —'—. —' eUFFER UJAJ..1.. 4 FENCE F51-4N 14 1 el a/11 SCALE: 1" = 20' Cr) 11 i of Z ihl /94.67-BUFFER IWILL 2Z LF. 11C00 MICE r I ... CH - - 114 188-- .......SLOPED 00NORE7E CYP--- - _...1 r EL.■ 155.09 _ I 11111 • 154-- uniESIMENNimmiii=................, ..... 141#1:#141— EL... 184.8.3 — i ' I--- CS 1•1====RommmmERRouRim • •RIGMMBERiwommomommmmew IIIIIIIC REID LAYOUT FENCE 16 wawa 5'EXPOSURE lail 182 ma===11115-----=”.7—•-■" MIS ill• ... •==l==NM••M M.■—=I ME DaS7140 aiwz•ft..,_ ' " ' ' " 1 ' __ _ mi====mmmmmumme "'•. di! NINNININENIIN=NIN4 ,--.i.: ala ass=In - .-.----.... ....... .- ._._ ... - V 1/0.63 ■■••-- 4 1 1 111 .. 178 '••••■610.-MOO — . NOTE Ow (0:Oil 174 .. MOCKS ARE CIERICTIM AT NORIPL ASPECT RATIO FOR MAL CLARITY ONLY. DO NOT ATTEMPT 02 MT 01.44NMES Li 172 __RICK DES Fean.E. t 1)1111 17. „„ . 1:4 libill 188 ' 188 _ 0+00 1+00 24410 3400 4+00 t•I SLIPPER WALL 4 FENCE PROFILE '151 !i ilt CO Mi scAl.E, 1" = 20' HORIZONTAL *V MGM.004=0111410D. /Aar 1" = 5 VERTICAL MTGE'NUT lir IDOL RPRARICT •ON POLL t410101 MOWN OW .7.--,7. NOR CILUI::••....AMU Ps•ZOO p••30 CMOS ezp maNINFON Il AV=40 N. 4 GAPSTOM i To Lir r4.42 UMW Pr4 %VW MU 10 VPI V II ft OM NM OREGON ft•WOO pi II •siu NUM IVO PM %I i 40 ROM SOIL NMI V 11P11 MR(OMR IN 10100141 OM 4444494011•4120011010 V 00 INS PPM MI IIMLL Mrs•PICO pd iii 44.T.WM V 1•00014 000.1•40217 MOM. 31 ca.mr O./40 Amon= O 011.10 UM 14401 4V 111 MR VORIMTIO114444.020014 V ALL rpm MATIOX Deomonetr AMON!11:00001 Or VIM ONG MIT NIN 'ilia 0111•11 010• 44•01109 INPNOONCRNX WNW. II 1474:1W" 12155 Sig 6*h AYME .0Kt••21-0.ma WWI PORTLAND,OR 91223 MK Mimeo•1010 OR Az. t , MONO OPE NO WORM N 41100 I UAW T — MAX 13 .1-' GOICOMMILINS 44•401041•41 wawa 1 —IP STREET 4 4r•4. 1 T16ARD,OR 41223 014V0 Pr c1 r V.14 az JO•No. 11•04. W22 ---.- 7 OF 10 , . .t;, I , I/1 �.�" 4P% Xtt • y� ,v ' I +' ' 10360 SW 90th AVENUE IO3'1O SW 90th AVENUE / t,:,.,�' A- wr METZCsER ELEMENTARY `"j ' •'.`�'li+ I 0.r RTDr.KO'n..Sakes SCHOOL /A, �. .es.es.. —.——.�. —•_=a.,.,_• jlGIV� - y , 0.wk MY.r Plow Oat I : 10255 SW 90th AVENUE _T_ 42, i I i ` » n,....» n.. .�..r.,rw — —— —— — �� �,. Mp� 'I 4 MG . 4COU T, B6 KN15 --•--R-- — �� COURT,SATE 115 r p / ". ``. HILLSBORO,OR 47124 y��ek •+ P41. ('309)b40-b80D I /` .�"Tr .+. _ �' / PAX. ('50.3)699-9758 •rw � �rDUµ`tw_N Mew k i VY.•v ;..i 4,, ,..„,DohWishGnawb / aeswk.Soli r....As O.osNK • ! s . I I .._terse .. w.es.ewes..or �- - �4/ cum em 4 ''' 10425 SW 90th AVENUE • is 4 __ ....' .'1 MI M!MSS sb•Q MK Wan at aoetitina /' + . ,� 1 UMW"-1 I TRIO . M.-«..n r►rtuw.w � r % 7 ;f ?4 of WD14 � I( y _ . a61aae6© \ • - -44- oVW lam Moommum. = `�,s,'F'okt : I 10435 SW 90th AVENUE f/ -y �"��f•� I Rs�l ��� / .. r f, / �.__ . 1 . m 5914 4, ,6_.44 , :•'7 .•. '•" .41'5_7 0 it pLAeTtra 1►\ • oar y. /. ::e ,•-.' _ / I �..~.1* r--� hi U 4LL I eNl11�6 _ ` a a_L_MTG. _ _ / I ,U°.x _.. 1 §a i 1 o I 10455 SW 90th AVENUE / % /./ I =.•���. j ,r, - � LANDSCAPE AND SCREENING DETAIL ' .,;-• / / I .�� �► ��11 ,r• /� /' s`� - / / 10 W METAL HALIDE PHOTOMETRY `n I �%� ! 8914 SW OAK WAY. exrERIOR LI6HTIN6 NOTES. MO SC41I a 11 / / I VD ,/ „, / I. TO WATT METAL HALIDE LUMINMRES TO DC CERAMIC LAMPS a 9025 SW OAK STREET I ' !`At /' I (PHILIPS MASTHfCOLOR O ECilAL)WITH WALL Moumnb • �� c HEIbHT(80 FT)TO CENTER Or LAMP. Ps 11 i. .;' = •J. / / I PLANTL15T Me s I _ L ... y.. . .1 f / /• m�a. NMI /@ brwmr GOMena ill y •-K•I *�! -IGM `. / / 6009 8F.TOTAL LANDSCAPE AREA /� - / 78105 SP.NET SITE AREA MUM _Iesl ;��. / / • zl3%LANDSCAPE 6 ra oc T Ya►elA• e.ti m A+ai•/ /. 74'OA y :{•. �,':� - /� / I • r1C ,..CAlnRarA e.+L • COSTARS Evkai.et. MA�ao itr .• _. PALM IW(lf/RR2 1.CM 10.975 140141 5NT v _ _ '/ / P• / ' #. ��' •— • —•—� 8965 SW OAK STREET 8946 SW C • ac ewrws mAn �crA' S K WORM., ,r— aa.r PPM*ea •OA N e i P II ...aura / '� —• —•— �L NW /ow «vn CMe1s mu u _r_ , 5.W. OAK STREET 0 T-XL MIA ComMTA Mm.~ s e.a 1441111Ix WILORCIIT «mem Me we AeFBROaK CONDOMINIUM*PUBLIC rwROVe•�tr PUNS.OR OAK 87 r1PROV•ES'ETRS 17155 5W 69th AVENUE Toe MNICLI,e11 LAU CALI/4 a.a PORTLAND,OR 47223 -.._. .�....... _.. -_. - .._.. .,�_. ,x ._. . . _._. WAWA stmt //L/�// --.--.--.--. —.--.��.��... —.--.— ----7_ �—•--.--.--------. .-----------.— O T- nW „maw . 2$ HP ZI.2/ / RAQOLKl1 V nwsr wO MO LOCATES. / WOO SW OAK STREET •/ 89EO SW OAK STREET • / 8995 514 OAK STREET meA TO Rrays etceal COMM T16ARD,OR 91223 LANDSCAPE PLAN • - - - - - OW WY MC N!A 10 raC4JE(T Ir SCALE: 1" — 20 M0.LMK .a .4., F I skim mu 006.1044 01110 (Gur� , a' • = -/ dye/I�f I)' u + •�.C.�� • •, GENERAL NOTES PRECAST MANHOLE -T..�A' !p• STORMF1LTER.DATA 411t U mom=f POMMININSONENIZ ww..a MUM p sa. RMINs U w�R arwINsrs w w rf•Ir AO wl.nw hr u • �WO/ ww nmew,.nr e.. s /J AOM CROWN IfCRR C f ■.f�.10C EE f CO R.ROIE I.0.AIE f O wrt j rt1{I AO PM•ma a rlrt 1414.w I E70. • cm.PM[RAIO NM MO NORM 4)0•27 AE GIMME HOLY E f.O.♦rICANM M Prr/V C.rR14CO w wli w IA.a :1 wr.awa ll'IN� T.ALL JOINTS AND RUBBER GASKETS�� RUBBER GASKET J WIRTRY TO D RUBB RGAENn OF y ARF•w.1ERr..aAEF E f LOO RI AID/RED•N.t wA.. RIa Arn 0-431 FLAT TOP '°f IsE1IEr^•avwRaf �.. f'7�31�^er w•°'� 'r /�� T.ALL MANHOLE SECTIONS SNAU CONFORM rMT� NFL arANNARS LAP RN IIw -'TINA wort TO RE REORTTPpITS f ANY O-4]e U e st��IN WARM we anur w�.s.►r wtr sew Np1AA1YL ieO�� ,,,D APPU ELE PROWeaa Of STANDARD (OPTIONAL) .AEf ruflvswyNr.w 4660 NE CRAMP ADC I No MAWR{CRATING Na OId RJ n A UM,ION PINT OEL AMA wfO..Y.ENIEEAEEM Tr EAIONIO YIIAHOA I STEPS ROOMED ON MT LOP YAI.IRES RRRORR 14 f IAN r N LOCO a AO �— MAGI 141 fO•G THAN 4r. _ COURT,SUITE 115 •• HILL° IOR.4TI24 ;'::,:' F 41ATI.EZI4 P:.N. I.,_ L-I E• einw PH, (E.A09)b40�iCOD TWNH GRACE <W.-4\ WE AW7\* °I AD�YIc TO SLIPS GARfRCIOE F�.('S�O�'.54 1699-9156 .'^� 14TN� STOPS Pr[pup f / A. '�'7• , O J f s it.. sHb.a A Rued.waET r w arAwa \ RW WY y r ARMOR 'TURBO CASKET FLAT TOP . , • GUANO WT REINFORCEMENT /.�`� • > OR •i7 ••• STANDARD MANHOLE RAT TOP p••O,A AI f ww-, _ v.-..T f•T \� RONFCRCEMENT ND COMER OM 1,.� 4. I r BAR AROUND WESOE OF OPENNG PL CONE 0R r - .I I•. 0 CIAOLS BOTH SIDES W OPENNG. BOTH WAYS A , PRECAT MANHOLE STORFTLTW- PLAN VIEW I MI 11'1,:� 91FTLE >� o =CREME OM= '.'o:..• +' •' INLET PPE SOTTW Cr WY[ N/r_• rOR MAMBO PA.. N/••-o ''•..� .:''I�:. ....;1•1•4'!,...., SE CORRECTOR ', RINGLCOVER •�'!•'.V; I' SOX NO LOCATION I 4'-Y OPIUM - . R •.... .. ., AS SPECIFIED / DP • E!! NOT[:CONCRETE ENCASE GTR[Wrt MOTION ANO IS RENO IF CaNRIETC PIPE TM3 1 (SEE OETAU 4 t'-C 1 a - - !A 0••Oun.ET PPE sue TO FLOOR t! STANDARD CLEANOUT ' sroRMw,TEx MOT.PC) 2.-11. ORATING N0.150 REWSED 02-0] C10aoWLa EeTSe BUTS FLAT TOP MANHOLE ", I,_'„— 1 10' I� 01 1 ERASING NO.050 REVISED 02-03 Om Ar14.rrE.dm N-�] appa IT-TOPPNO SLAS 2� 5„Y is By •.. ,A-,.. PPE TO .. TD IE EC wfsan �� Psn i - �� ' OUTLET RISER - ENLARGED VIEW P g yB■rf/1�• v .R.. 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