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SDR2002-00011 EXPIRED SDR2002- 00011 BULL MOUNTAIN HEIGHTS III APARTMENTS NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00011 CITY OF TIGARD SENSITIVE LANDS REVIEW (SLR) 2002-00007 Community<Development S(tapini)1 Better Community BULL MOUTAIN HEIGHTS III APARTMENTS 120 DAYS = 1115/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS CASE NOS.: Site Development Review (SDR) SDR2002-00011 Sensitive Lands Review (SLR) SLR2002-00007 PROPOSAL: The applicant is requesting Site Development review approval for a 8-building, 70-unit multi-family project and Sensitive Lands Review for work on steep slopes of 25 percent or greater. OWNER: Andrews Management Limited APPLICANT'S Spencer H. Vail Attn: Phil Cohn REP: 4505 NE 24th 11336 SW Bull Mountain Rd., #104 Portland, OR 97211 Tigard, OR 97224 LOCATION: 11500 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 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 Section VI. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 1 OF 27 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the folFovTiing conditions to the--PTnning Division. Staff contact: Mathew Scheidegger. 1. Provide information addressing the actual height of the proposed apartment buildings not to exceed. 2. The applicant shall legally consolidate all three tax lots of the Bull Mountain Heights apartment complex by filing for legal lot consolidation through the Washington County Surveyor's Office, and provide satisfactory legal evidence to confirm the legal lot consolidation to the City of Tigard Planning Division. 3. Submit a plan showing all pedestrian paths crossing access isles no greater than 36 feet in length and Stripped with appropriate pavement markings or contrasting pavement materials. 4. Submit a new plan showing the 10-foot buffer on the west side of the site developed to a C-1 standard according to Table 18.745.2 of the Tigard Development Code. 5. Submit a plan showing parking lot trees equally distributed on a basis of one (1) tree for each seven (7) parking spaces. 6. Submit a narrative addressing one of the four methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. 7. Provide a plan showing a total of 5 ADA accessible parking stalls that are 9 feet wide with an 8-foot access aisle. 8. Provide a plan showing wheel stops at least four inches high located three feet back from the front of the parking stall on all stalls along the boundary of the proposed parking areas and adjacent to interior landscaped areas and sidewalks. 9. Provide a plan showing a total of 35 bicycle parking stalls. 10. Provide a mitigation plan for 1,294 inches and a protection plan for the 12 trees to be saved. If any frees to be removed are located within sensitive lands (slopes greater than 25%) a separate tree removal permit for each tree will need to be obtained. 11. Provide a plan showing all decks and patios to have a minimum depth of 8 feet. 12. Provide a plan showing 15 700 square feet of recreational space provided for the proposed residential units. If the community center and pool area is included in the calculation, then the applicant must show that the entire Bull Mountain Heights complex meets this standard. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-417T, ext. 2471) for review and approval: 13. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvement work in Bull Mountain Road, the public sanitary sewer extensions on the site, the public waterline extensions on the site and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. !VOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets re vae nt 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). NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 2 OF 27 14. 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. 15. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite 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, Engineenng). 16. 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 Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a collector street from curb to centerline equal to 24 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. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced perTDC 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 Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. 17. 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 (Brian Rager) 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. 18. The applicant's construction plans will need to reflect that the public stubs to adjacent parcels will be continuous public lines that lead to other public lines. SHE FO L WING CONDITI©1 S IAl:�3 � F Y s rte . ate r3 �" a - �s ', � �} PRIG ISSUANCE OF HE BU[OWiN P , .- ^'..k� ,. k..Mw.=a, C'".,RR'. .�,r�; `i��� / 51 Submit to the Engineering Department (Brian Rager, 3 -417 , ext. 2471) or review and approval: 19. Prior to issuance of a building permit, additional right-of-way shall be dedicated to the Public along the frontage of Bull Mountain Road to increase the right-of-way to 37 feet from the centerline. 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 SDR2002-00011BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 3 OF 27 �' .r�dux �x r� � � �� �' � �a � � � � � .a dg� u• to t ev ngineenng epartment :nan -ager, • ' • , e or review and approval: 20. 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. 21. 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 "D F" 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). 22. Prior to final building inspection, the applicant shall pay$607.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. 23. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road 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 $27.50 per lineal foot. If the fee option is chosen, the amount will be $6,408.00 and it shall be paid prior to final building inspection. 24. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 25. 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. SECTION III. BACKGROUND INFORMATION Site History: No previous land-use cases are associated with the subject parcel. However, the intent has always been to expand the existing Bull Mountain Heights apartment complex to this parcel. Vicinity Information: Property to the east, south and west are developed as residential. Property to the north is also residential, however, it is separated by SW Bull Mountain Road. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 4 OF 27 Site Information and Proposal Description: The applicant is requesting Site Development review approval for a 8-building, 70-unit multi-family project and Sensitive Lands Review for work on steep slopes of 25 percent or greater. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET One letter was received from a neighbor with the following issues: • A revised — Notice of Pending Land Use Application Site Development Review was mailed. What caused this revision? A change by Bull Mountain Heights Apartments or a clerical error? A revised notice was sent out due to an error on the notice. The first notice was for a nine (9) building proposal. The actual number of buildings to be constructed is eight (8). • Issues described above, in regards to the protected view and sewer hook-up clause in our deed; see copy filed with the City of Tigard. This decision does not authorize the violation of any rights of holders of private easements, deed restrictions or CC&R's. The applicant is urged to contact any such parties and secure their approval before commencing work. • Have any changes been made by the City of Tigard or BMHA since we were given a copy of the proposed blueprints? Do we need to meet with City of Tigard Planning Department and compare blueprints? No changes have been made to the site plan since the date of submission June 10th 2002. • Regarding screening to our adjoining property, the need for a fence was discussed and Spencer Vail talked of having an agreed upon style of fencing that would be sloped from Bull Mountain Road to our property line west, being placed on the property line. However, we have been advised not to accept a sloping at the property line, but that it is built up to a level ground with the agreeable style of fencing being placed on Bull Mountain Heights apartments property; not shared on the property line. The applicant is required to screen the proposed expansion of the Bull Mountain apartment complex from adjacent single-family homes to a "C" buffering standard according to 18.745 (landscaping and Screening). The "C" buffering standard allows three different options of screening. The applicant has chosen the 10-foot buffer option that requires a combination of trees, shrubs and hedges. However, the site plan did not show a hedge separating the proposed project and the single-family homes to the west. Therefore, the applicant has been conditioned to provide a plan that shows the apartments screened with a minimum 4-foot hedge. The applicant may choose to install a sight obscuring fence if so desired. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.510 (Residential Zoning Districts) B. Applicable Development Code Standards 18.705 Access Egress and Circulation) 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) 18.775 Sensitive Lands) 18.780 Signs) 18.790 Tree Removal) NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 5 OF 27 18.795 (Visual Clearance) C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Residential Zoning District: Section 18.510.020 Lists the description of the Residential Zoning Districts. The site is located in the R-25; Medium-High Density Residential District. Development Standards: Section 18.510.050.B States that Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-25 Proposed Minimum Lot Size 1,480 191,308 sq.ft. -Detached unit - -Boarding,lodging,rooming house - - Minimum Lot Width - 224 ft. Minimum Setbacks -Front yard 20 ft 24 ft. -Side facing street on corner&through lots[1] 20 ft - -Side yard 10 ft 30 ft. --Rear yard 20 ft 24 ft. -Distance between front of garage&property line abutting a public or private street. 20 ft - Maximum Height 45 ft - Maximum Site Coverage[2] 80% 18% Minimum Landscape Requirement 20% 54% As demonstrated in the table above, the applicant's plans comply with the dimensional standards except for the maximum building height. Therefore, the applicant is required to provide information addressing the actual height of the proposed apartment buildings not to exceed 45 feet in height. FINDING: Based on the analysis above, the Development Standards criteria have not been satisfied. CONDTION: Provide information addressing the actual height of the proposed apartment buildings not to exceed. B. APPLICABLE DEVELOPMENT CODE STANDARDS 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 SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 6 OF 27 Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Bull Mountain Road. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant is requesting approval for a third phase to an existing apartment complex that is owned by the same owner. Therefore, no joint access is needed. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed buildings are accessible from SW Bull Mountain Road, which is a public street that will be maintained as a public street. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; exceppt where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may, encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width includin end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach of the proposed third phase of Bull Mountain Heights extends over the property line of the subject site. However, the same owner owns both parcels. The applicant has indicated that the intent is to consolidate all three parcels of the Bull Mountain Heights apartments. The proposed driveway approach is approximately 715 feet from the intersection of SW Bull Mountain Road and Pacific Highway. No commercial or service drives are associated with this project. Therefore, based on the analysis above, the applicant will be required to provide evidence that the three lots of the Bull Mountain Heights Apartment complex have been consolidated. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 7 OF 27 Walkways: On-site pedestrian walkways shall comply with the following standards: 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; The proposal is for a 70-unit residential expansion of an existing apartment complex. According to this standard, walkways are only required for commercial and industrial uses. However, the plans do show walkways extending from the main floors of the proposed buildings to SW Bull Mountain Road. 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 applicant's plans show walkways extending to the edges of the parking areas and access isles. Therefore, the applicant will be required to submit a plan showing all pedestrian paths crossing access isles no greater than 36 feet in length and stripped with appropriate pavement markings or contrasting pavement materials. 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. According to the applicant, all walkways will be paved with concrete. Therefore, this standard is satisfied. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The proposal does not involve a commercial or industrial use. Therefore, this standard does not apply. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The proposed access drive will be designed for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 8 OF 27 To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The applicant has submitted a traffic study that has analyzed the driveways in the vicinity. There are two existing driveways into the Bill Mountain Heights development east of this site, one of which is located across from SW 114 Avenue. According to the study, the development will generate approximately 394 new weekday trips, with 36 occurring during the PM Peak Hour. Therefore, the service level for the proposed driveway will be LOS C or better. In order to lessen the impact of the additional vehicle trips created by the development, parking areas of the first two phases will be connected to the parking areas of the proposed phase III. Therefore, this standard has been satisfied. The applicant is proposing to expand the existing Bull Mountain Heights apartment complex. Therefore, this proposal does not involve a commercial or industrial site. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITIONS: • The applicant shall legally consolidate all three tax lots of the Bull Mountain Heights apartment complex by filing for legal lot consolidation through the Washington County Surveyor's Office, and provide satisfactory legal evidence to confirm the legal lot consolidation to the City of Tigard Planning Division. • Submit a plan showing all pedestrian paths crossing access isles no greater than 36 feet in length and stripped with appropriate pavement markings or contrasting pavement materials. 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's plans show seven (7) Sunset Maple trees spaced 30 feet apart from each other. Therefore, the applicant has satisfied the street tree requirement. NOTICE OF TYPE II DECISION SDR2002-00011BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 9 OF 27 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 office use and existing office use. The subject parcel for the proposed expansion of the Bull Mountain Heights apartment complex abuts three (3) single family homes on the west property line. The single-family homes are located within an R-4.5 zoning district, which requires a minimum of a 6-foot landscaped buffer. The applicant has shown on the submitted plans that a 10-foot buffer will be constructed along the western property line of the subject site. However, according to Table 18.745.2 of the Tigard Development Code, a 10-foot landscaped buffer must consist of hedges at a minimum height of (4) feet, trees with a minimum spacing of 15 feet and shrubs. The applicant's plan only shows the buffer consisting of (5) feet of landscaping using Apple Blossom trees for screening. Therefore, the applicant will be required to submit a new plan showing the 10-foot buffer on the west side of the site developed to a C-1 standard according to Table 18.745.2 of the Tigard Development Code. Screeningg: Special Provisions: Section 18.745.050.E re uires the screenin 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. The associated parking areas of the proposed site are shown on the submitted plans to be effectively screened from adjoining properties and SW Bull Mountain Road with a combination of low lying and vertical shrubbery. The applicant has provided parking lot trees located in landscaped islands, however, the standard requires that parking lot trees be spaced at one (1) for every seven (7) parking stalls. Therefore, the applicant is required to submit a plan showing parking lot trees equally distributed on a basis of one (1)tree for each seven (7) parking spaces. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITIONS: Submit a new plan showing the 10-foot buffer on the west side of the site developed to a C-1 standard according to Table 18.745.2 of the Tigard Development Code. Submit a plan showing parking lot trees equally distributed on a basis of one (1) tree for each seven (7) parking spaces. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 10 OF 27 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 in the narrative that two (2) new solid waste areas will be provided. However, the narrative does not address one (1) of the four (4) methods of compliance (Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off). Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed refuse container facilities are located at the south end of the proposed phase of the Bull Mountain Heights apartment complex. The proposed facilities will be visible from the parking areas and will be easily accessible by all patrons of the proposed buildings. Therefore, this criterion has been satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has provided a plan showing the design of the refuse storage facilities. According to the plans, a six-foot-high sight-obscuring fence will enclose the facilities and be secured with a 10-foot-wide gate. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. CONDITION: Submit a narrative addressing one (1) of the four (4) methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 11 OF 27 Off-Street Parking and Loading (18.765): 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; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool'and vanpool spaces; 4) Long-term spaces. The applicant plans indicate a total of 125 parking stalls, which will all be located onsite. Therefore, this standard is satisfied. Joint Parking: Owners of two or more usesa structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3),If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed. The request is for a 70-unit apartment complex, which will have assigned parking stalls except for visitor parking. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e. that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The subject site is not considered a mixed-use. Therefore, this standard does not apply. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an 15%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. The proposed multi-family project is required to provide a total of 105 parking stalls. Adding 15 percent to the total number of stalls brings the total required parking to 120 parking stalls. The applicant is proposing 125 parking stalls, which satisfies the above standard. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential NOTICE OF TYPE II DECISION SDR2002-00011BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 12 OF 27 carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed application is for a multi-family apartment complex, which does not require carpool/vanpool parking. Therefore, this standard does not apply. 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 proposed site will have a total of 125 parking stalls. According to the Oregon Uniform Building Code, the applicant is required to provide a total of 5 ADA accessible stalls that are 9 feet wide with an 8-foot access aisle. 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 i a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excludin single-family and duplex residences, except as provided by Subsection 18.810.030.F, 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 addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). 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. The plans submitted show one parking area that is approximately 7 feet from a drop-off grade. However, a 7-foot walkway with 4 feet of landscaping separates the parking area from the drop-off. Therefore, this criterion has been 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 stalls to be clearly marked with striping. Therefore, this standard has been 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 13 OF 27 The applicant's plans do not show wheel stops provided for the parking stalls. Therefore, the applicant is required to provide wheel stops at least four (4) inches high located three (3) feet back from the front of the parking stall on all stalls along the boundary of the proposed parking areas and adjacent to interior landscaped areas and sidewalks. 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. The applicant's plans indicate that all parking stalls will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 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. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for multi-family use is 1.0 spaces per 2 dwelling units. The table indicates a minimum of 2 bicycle parking stalls is required. The proposed site will contain 70 units, requiring 35 bicycle-parking stalls. The applicant's plans only show 25 bicycle parking stalls. Therefore, the applicant is required to provide a plan showing a total of 35 bicycle parking stalls. 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 provided a detail of the bike rack to be used which is 21/2 feet by six (6) feet long. Therefore, this standard has been satisfied. 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 2 dwelling units. The applicant is proposing to build 70 units. Therefore, 35 bicycle parking stalls are required. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 14 OF 27 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. Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for a residential development. Therefore, this criterion does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide a plan showing a total of 5 ADA accessible parking stalls that are 9 feet wide with an 8-foot access aisle. • Provide a plan showing wheel stops at least four inches high located three feet back from the front of the parking stall on all stalls along the boundary of the proposed parking areas and adjacent to interior landscaped areas and sidewalks. • Provide a plan showing a total of 35 bicycle parking stalls. Sensitive Lands (18.775) Sensitive lands are lands potentially unsuitable for development because of their location within: the 100-year floodplain, natural drainageways, wetland areas which are regulated by other agencies including U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, and steep slopes of 25% or greater and unstable ground. A land use application is required for ground disturbances in sensitive lands areas. The area of impact for the requested Site Development is considered to have slopes that are greater than 25 percent. No wetlands or 100-year floodplain are associated with the project. Therefore, according to Section 18.775.020.D., Sensitive Lands Permits Issued by the Director, the proposed work requires a Type II Sensitive Lands Permit. With excessive slopes 18.775.070 (C) The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; As depicted on the submitted grading plan, the site has been designed to minimize disturbance to slopes greater than 25 percent to only that necessary to serve the site with infrastructure and parking areas. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 15 OF 27 The geotechnical report submitted by the applicant addresses ground instability/structural stability/on-site hazardous issues, while the preliminary engineering plan addresses erosion control. According to the geotechnical report, no presence of any visual signs of slope instabilities at the property exist (such as leaning conifer trees, large tension cracks in the ground or "hummocky ground features). Therefore, this standard has been satisfied. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock; and The applicant states in the narrative that proposed structures will be designed and sited in accordance with the findings of the geotechnical report. Based on the applicant's statement and the City's residential plans review procedure, Staff is satisfied that the criterion is met. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. As depicted on both the grading and tree removal plans, this application proposes to remove only that natural vegetation, including trees, necessary for site infrastructure improvements and future parking areas. The remaining area within the sensitive area will be hydroseeded with a native seed mix similar to that of the existing native vegetation. This will ensure even seed distribution and moisture retention by incorporating mulch into the seed mix. FINDING: Based on the analysis above, the Excessive Slope standards have been met. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 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. According to the tree removal plan submitted by the applicant's arborist, there are a total of 68 trees that are 12-inches or greater in diameter equaling 1,598 inches. The applicant is requesting to remove 52 of the trees greater than 12 inches in diameter equaling 1,294 inches. The arborist is proposing to save 12 of the trees greater than 12-inches in diameter and removing 6-trees that are considered dead. Based on this analysis, the applicant is retaining 24% of the trees over 12-inches in diameter. Therefore, the applicant is required to provide a mitigation plan for 1,294 inches and a protection plan for the 12 trees to be saved. If any trees to be removed are located within sensitive lands (slopes greater than 25%) a separate tree removal permit for each tree will need to be obtained. FINDING: Based on the analysis above, the tree removal standards have not been fully met. CONDITION: Provide a mitigation plan for 1,294 inches and a protection plan for the 12 trees to be saved. If any trees to be removed are located within sensitive lands (slopes greater than 25%) a separate tree removal permit for each tree will need to be obtained. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 16 OF 27 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. The proposed new access driveway onto SW Bull Mountain Road has been designed to comply with the visual clearance criteria of the Development Code. No deviation from the standard is necessary. 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 immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); and 18.360.090.14 (Provision for the Disabled). 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. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The existing topography is proposed to be altered for this development to accommodate proper drainage and the construction of multi-family dwellings and associated parking lots. However, sensitive lands criteria have been addressed in this decision above (Section 18.775 Sensitive Lands). According to the site plan, a large portion of the existing trees located on the site will be removed. However, the applicants landscaping plan indicates a level of planting that will be greater than the existing vegetation. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). The closest building to the adjacent parcel to the west is approximately 70 feet, thus providing adequate light, air circulation, and fire- fighting access. 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: (1) Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet;' (2) 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 (3) Offsets or breaks in roof elevations of three or more feet in height. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 17 OF 27 The proposed plans show an offset of 17 feet for every 28 to 30 feet of façade. Each apartment unit will have a deck, however, plans show the proposed decks to extend only 6 feet. Therefore, the applicant is required to provide a plan showing all decks and patios to have a minimum depth of 8 feet. 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. According to the submitted plans, each ground floor unit will be provided with a patio that will be screened from adjoining units by a separation wall on one side and a small storage room on the other. Noise, light and glare are buffered from adjoining properties by a combination of landscaping as described above (Section 18.745 Landscaping and Screening). 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 he space. All second units and above will be constructed with decks that are greater 72 square feet in size. All first story units will be provided with patios that are also 72 square feet in size. The proposed units will have separate entrances and all patios and decks will be oriented toward the sun where possible. Shared outdoor recreation areas: multi-family use: In addition to the requirements of subsections 5 and 6 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 18 OF 27 Shared outdoor recreation space shall be readily observable to promote crime prevention and safety; The proposal is for an extension of the existing Bull Mountain Heights apartment complex, which includes a community center and outdoor pool and spa area for the entire complex. Each of the new units is constructed with a 72 square foot deck equaling 5,040 square feet that can be counted as recreation space. However, based on the criterion above, the applicant is required to provide a total of 15,700 square feet of recreational space for the proposed 70 units. Therefore, the applicant is required to provide a plan showing 15,700 square feet of recreational space provided for the proposed residential units. If the community center and pool area is included in the calculation, then the applicant must show that the entire Bull Mountain Heights complex meets this standard. 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 provided plans indicating that windows will be directed toward the front and rear areas of each of the apartment buildings. Exterior lighting overlaps and covers all parking areas and access points of each building. Therefore, this standard has been satisfied. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Bull Mountain Road, which is not a Tri-Met transit route. Therefore, this standard does not apply. Provisions of the Underlying Zone: 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. Dimensional Requirements: Provisions of the (R-25) Medium-High Residential Zoning District have been addressed earlier in this decision under Section 18.510.050. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have not been met. CONDITIONS: . Provide a plan showing all decks and patios to have a minimum depth of 8 feet. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 19 OF 27 Provide a plan showing 15,700 square feet of recreational space provided for the proposed residential units. If the community center and pool area is included in the calculation, then the applicant must show that the entire Bull Mountain Heights complex meets this standard. D. 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 three-lane collector roadway to have a 74-foot right-of-way width and a 24-foot paved section from centerline. 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 Bull Mountain Road, which is classified as a three-lane collector roadway with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide at least 37 feet from centerline. The applicant's plans indicate they will provide this dedication. SW Bull Mountain Road is currently paved but not fully widened to meet the current City standard. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The applicant's improvements should tie in with the existing improvements adjacent to Phases I and II of the Bull Mountain Heights development. ODOT was given an opportunity to comment with respect to this application and they noted to Staff that they were not concerned with the incremental impact from this phase of the development on Pacific Highway. 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. By completing the half-street improvement in Bull Mountain Road, the applicant will meet this criterion. 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 20 OF 27 There is an existing 8-inch public sewer line that presently terminates at the southeast corner of the site. The applicant is required to extend the public sewer to the upstream, unsewered boundaries of this site. The applicant's plans show a westerly extension of the existing 8-inch line to the southwest corner of the site. This is acceptable. However, the plan also shows another public sewer extension to Tax Lot 2100, which is good. But the public line would flow into an onsite private sewer line, then back into the public sewer at the south boundary. This may be simply a labeling error on the plan, but the applicant's engineer will need to make a revision such that the public line will flow continuous to another public line. 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 drainageways that impact this site. The applicant's onsite drainage plan will to adequately accommodate the development and will safely convey it to the southeast corner into the existing storm drainage line. 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's plan shows a network of new onsite private storm lines that will convey water from the site to the southwest corner where the water will be treated in a swale, detained in a pond, then released into the existing private storm line along the south boundary that was installed as a part of Phases I and II. The detention pond volume will be approximately 7,200 cubic feet in volume, which will adequately accommodate this phase. 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. SW Bull Mountain Road is classified as a bike facility and should have bike lanes striped along the roadway. However, until the roadway is fully improved west of this site, the striping of the bike lane should not be completed at this time. NOTICE OF TYPE II DECISION SDR2002-00011BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 21 OF 27 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. In lieu of striping the bike lane now, the applicant should pay a fee to the City to cover the future striping of the lane adjacent to this site. This fee should be paid to the City prior to issuance of a building permit. The amount of the striping would be as follows: • 233 feet of 8-inch white stripe, at $2.50/If $583.00 • 6 Mono-directional reflective markers @ $4.00/ea. 24.00 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The future bike lane will be a minimum of five feet wide. 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 Bull Mountain Road. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 233 lineal feet; therefore the fee would be $6,408.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 22 OF 27 Traffic Study Findings: A traffic impact report was prepared by Lancaster Engineering. The report analyzed the driveways in the vicinity of this site. There are two existing driveways into the Bull Mountain Heights development east of this site, one of which is located across from SW 114th Avenue. Lancaster found that this phase of the development will generate approximately 394 new weekday trips, with 36 occurring during the PM Peak Hour. With the additional traffic from this phase, the level of service (LOS) for the driveways will be LOS C or better. Public Water System: This development is within the City's public water service area. The existing water lines in Phases I and II are public lines, so the proposal of this phase includes a continuation of that pattern with a completion of a loop system out to Bull Mountain Road. The Public Works Department reviewed this application and had numerous comments, mostly detailed design comments. Those comments include: • Public waterline easements must be conveyed to the City for all internal public waterlines. • All fittings shall be MJ type except for those allowed by the City's fire hydrant detail. • All joints shall be restrained. • Provide backflow devices behind all water meters. • The applicant will need to provide profiles of the water, sanitary sewer and storm lines to show any potential conflicts. • All water meters shall be within landscaped areas. • Meter sizing must be reviewed and approved by Public Works. • 90-degree bends are not permitted. Prior to construction, the applicant's construction plans will need to be reviewed and approved by the Engineering and Public Works departments. 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 applicant's plan shows that they will treat the onsite runoff in a vegetated swale. The preliminary sizing calculations show that the proposed swale will adequately accommodate the additional runoff. 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 throughout the project 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 23 OF 27 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 five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division will review a grading and erosion control plan for the site work as a part of the Site Permit review process. This site is only 4.22 acres in size, so a NPDES permit is not required. Address Assignments: I h-6-City of I igard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to 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. 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 (TIE) 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 $102,053 based on the use proposed. NOTICE OF TYPE II DECISION SDR2002-00011BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 24 OF 27 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 $318,916 ($102,053 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the collector and arterial street system. The unmitigated impact of this project on the transportation system is $216,863. The applicant has proposed to construct half-street improvements along SW Bull Mountain Road since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $55,973 (3,791 square feet x $3.00 per square for dedication + 223 feet x 200.00 per linear foot for half-street improvements), thus, it meets the rough proportionality test to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Urban Forester has reviewed the proposal and has offered the following comments: • Tree protection fencing is inadequate or the tree #646 on sheet 3 of 9. The City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Department has reviewed the proposal and has no objections to it. The City of Tigard Operations Manager/Water Department has reviewed the proposal and has offered comments: • See SDR2002-00011 file under Request for Comments section. The City of Tigard Police Department has reviewed the proposal and has offered the following comment: • Request a locator map placed in accessible and visible location near entrance to minimize any delay in emergency services. SECTION VIII. AGENCY COMMENTS The City of King City has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1. The minimum required fire flow is 1500 gpm @ 20 psi . Fire District records indicate the required fire flow is available at Bull Mountain Rd. 2. The proposed fire hydrant shall be adjusted as follows: A. The hydrant shown on Road A at or near Station 1 + 35 shall be relocated to the intersection of Road A and Bull Mountain Road on the East side of Road A. B. An additional hydrant shall be installed at or near Station 0 + 10 of Road C on the West side of the roadway. 3. Fire department connections (FDCs) may be placed on buildings classified as Group R, Division 1 Occupancies not more than four stories in height and used exclusively for dwellings with or without attached private garages for the storage of pleasure automobiles provided all the following conditions are fulfilled: NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 25 OF 27 A. There shall not be more than 70 feet from the driving surface of an approved access roadway to the FDC. This measurement shall be made along an unobstructed 3 foot wide approved access walkway. Oregon Structural Specialty Code, Chapter 10 shall be used to determine the provisions of an approved access walkway. B. A fire hydrant shall be located not more than 500 feet of the FDC. The measurement shall included the 70 feet in item 1. C. The fire hydrant shall be placed on the same side of the access roadway as the fire department connection, unless there is at least one additional approach to the building by an approved access roadway. D. The location for the fire department connection on the building shall be placed no closer than 3 feet to an opening in the building and at an easily accessible location. There shall be a sign placed on the building stating "FDC" located above the FDC that is visible from the approved access roadway. If the FDC does not face the approved access roadway the sign shall be placed on the wall of the building facing the approved access roadway at the corner adjacent to the FDC with an arrow pointing in the direction of the FDC. Lettering (and the arrow if needed) shall be white on a red background with lettering of not less than 1 inch stroke width by not less than 6 inches high. E. There shall be a fire alarm signaling device in the form of a horn/strobe located not less than 8 feet above grade directly over the FDC(s). 4. Following the installation of roadways and curbs, the Fire Marshal's Office shall be contacted for an on-site inspection in order to designate fire lanes. Curbs required to be painted and signed as fire lanes will be designated at that time. 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. 6. 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 roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. 7. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. 8. A Knox brand key box shall be provided on the building to access the fire sprinkler riser rooms. Contact the Fire Marshal's Office for installation details and an application. 9. A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: http://www.tvfr.com/Departments/FireMarshal/newconstruction.htm Please contact me at (503) 612-7010 with any additional questions. SECTION IX. 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 NOTICE OF TYPE II DECISION SDR2002-00011BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 26 OF 27 • Final Decision: THIS DECISION IS FINAL ON AUGUST 29, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 14, 2002 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III 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 SEPTEMBER 13, 2002. 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. / e August 29, 2002 PREPARE 5 : 4� - rd°•gger DATE Assistant Planner August 29, 2002 APPROVED BY: Richard H. Bewersdorff DATE Planning Manager I:lcurpin\mathe.vlsdr\S DR2002-00011.dec.dot NOTICE OF TYPE II DECISION SDR2002-00011BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 27 OF 27 . al MIIIMailifa ----"Z.-----:-`� CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM p. h 1 VICINITY MAP AIN . , D CT IIIIIPLIIII I- a •1 SDR2 02-0 0I I 0 0 � �- SLR2002-00007 'Low7on. � BULL MOUNTAIN HEIGHTS III APARTMENTS J AU UR L GLEN C7 IjTMI1INRD 44 ti SFER- no Irma: ,....- , ) woo , ap . ,.....,.., VIE A, WU.. u •: •`: r tea. o illip / ' :Tic eE - ou VP . _ , Tigard Nae Mp 1--1-- .11d ' , • � - t� •* welt 0 400 a r v,� !' 1"•628 feet _...... 1Z". # 4,,,,, jgDZi ill -111. ■IP .7 A, ch 001. $j li•.4*V q), 'I 40° City of Tigard . �,, 74 .. '//(/�J/• . 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SDR2002-00011ISLR2002.00007 WY OF D SITE PLAN N BULL MOUNTAIN HEIGHTS III APARTMENTS (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2002-00011 „,,41- CITY OF TIGARD SLR 2002-00007 Community DerCoommCnt SENSITIVE LANDS REVIEW (SLR) Shaping ABettommunity BULL MOUTAIN HEIGHTS III APARTMENTS 120 DAYS = 11/5/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS CASE NOS.: Site Development Review (SDR) SDR2002-00011 Sensitive Lands Review (SLR) SLR2002-00007 PROPOSAL: The applicant is requesting Site Development review approval for an 8-building, 70-unit multi-family project and Sensitive Lands Review for work on steep slopes of 25 percent or greater. OWNER: Andrews Management Limited APPLICANT'S Spencer H. Vail Attn: Phil Cohn REP: 4505 NE 24th 11336 SW Bull Mountain Rd., #104 Portland, OR 97211 Tigard, OR 97224 LOCATION: 11500 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 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 Site Development Review 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 (250 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 AUGUST 29, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 14, 2002 UNLESS AN APPEAL IS FILED. Appeal:. 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. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 13, 2002. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. cnroi nGAeo �— ■� ��.IU C— I �. ■o■,I . VICINITY MAP I16!$IU 11111'! / I 1--_ � ,.,,.. � , i� . -H— 4 !! . HE IGHTS III APARTMENTS ■IIIL trAy.ti log iiiiiiiiti pi vidisaiiiiillip" P :::: 741,1417 pjjpo .:...:%..,:,.. I �� ivy-/ ' � / / � PV ' City of T`ua A1. 1j• Y.. ..wM.as Somas . TARN I ` 8041 MOON��• 1 0 (I a f � t I . ___.---- , 0444--,/ f.‘,, , I 6-17 l'..4 /1•,A, 's%,,,:.",•••'-- _ ,i, • j _._ ?, . .7-,/ , ,,,...u\i, r- ,, ---‘,-, -, s 4 • , ' •7`..--- ,,a, IOW 'I, 411.4,•'/ -,♦.r1i � e N ,I• _ems ► e� .. WAY` S1__— --- . . T 1 CITY OF TIGARD T SOR2002.000111SLR2002.00001 SITE PLAN N BULL MOUNTAIN HEIGHTS III APARTMENTS {Map Is not to scale 111/ 411 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2002-00011/SLR2002-00007 Land Use File Name: BULL MOUNTAIN HEIGHTS III APARTMENTS I, Mathew Scheidegger, Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) , and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the day of ---;.--',..e_:`"- , 2002. / Vy _rte . . Signa re •f •e• • Wh• '?'rfofrned Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the fil day of L�Q , 20L2 . `' OFFICIAL SEAL r.: CATHERINE D WHEATLEY i" ;f NOTARY PUBUC•O :CION YL� �, !j(' I"ncorNMISSI COMMISSION 4>I00at NOTARY PUBLIC OF OREGO My Commission Expires: 5-//0/03 h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc BUIL MOUNTAIN HEIGHTS III APARTMENTS SITE DEVELOPMENT REVIEW (SDR) 2002-00011 SENSITIVE LANDS REVIEW (SLR) 2002-00007 REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands geteview approval for work on steep slopes of 25 percent or greater. LOCATION : 11430 SW Bull Mountain Road ; Washington County Tax Assessor's Map 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1 ,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff_ contact: Mathew Scheidegger) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 . A copy of the application and all documents and evidence submitted by or on behalf of the ,applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2002-00011/SLR2002-00007 Land Use File Name: BULL MOUNTAIN HEIGHTS III APARTMENTS I, Mathew Scheidegger, Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the / day of , 2002. Sign a of erson,W erfo med Posting (In the res�fice of the Notary) ( p ry) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the /7 day of , 2002 . OFFICIAL SEAL CATHERIPCZ D WHEATLEY l� NOTARY COMMISSION NO.OREpON n A i ^n MY COMMISSION(EXIRES IAUIY 0,tan `-r/L(,.tC NOTARY PUBLIC OF OR GON My Commission Expires:51/0/0 3 h\login\patty\masters\affidavit of posting for applicant to post public hearing.doc BUIL MOUNTAIN HEIGHTS III APARTMENTS SITE DEVELOPMENT REVIEW (SDR) 2002-00011 SENSITIVE LANDS REVIEW (SLR) 2002-00007 REQUEST: The applicant is requesting Site Development Review approval for an 8-building , 70-unit multi-family project and Sensitive Lands review approval for work on steep slopes of 25 percent or greater. LOCATION : 11500 SW Bull Mountain Road ; Washington County Tax Assessor's Map 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1 ,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. •lPPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Mathew Scheideager) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. 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. - REVISED NOTICE - NOTICE OF PENDING LAND USE APPLICATION CITY !'1'' CITY OF TIGARD SITE DEVELOPMENT REVIEW Sh aping ABette`Development REVISED NOTICE DUE TO INACCURATE INFORMATION PREVIOUSLY PROVIDED PERTAINING TO THE NUMBER OF BUILDINGS PROPOSED AND THE SITE ADDRESS. DATE OF NOTICE: July 12, 2002 FILE NUMBERS: SITE DEVELOPMENT REVIEW (SDR) 2002-00011 Type II Land Use Application SENSITIVE LANDS REVIEW (SLR) 2002-00007 FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS PROPOSAL: The applicant is requesting Site Development Review approval for an 8-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11500 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. 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 JULY 26, 2002. All comments should be directed to Mathew Scheidegger, Assistant 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. 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 AUGUST 22, 2002. 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." � = fa •121..... VICINITY rir4n. M A°..P, ■�.,,, ii-: ■ , SLR2002-00007 Ng* BULL MOUNTAIN ISM alli -+,. =�� I HEIGHTS III APARTMENTS ■ a iiiiiiillig liii won 11:11 ! mm��/I,m �7 _ x ,,....�`',� X •1.i .: i' -NI Ii_�44rr AO* $ 16 17. 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 O CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: July 9, 2002 FILE NUMBERS: SITE DEVELOPMENT REVIEW (SDR) 2002-00011 Type II Land Use Application SENSITIVE LANDS REVIEW (SLR) 2002-00007 FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS PROPOSAL: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. 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 JULY 23, 2002. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hail Bouievard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. 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 AUGUST 22, 2002. 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." g��., . CIT./of�•� CIT./of TIGARD I-■, •[R!4U VICINITY MAP MUM Ili - ponoturomm•116- # NH 41Ammuleri. , 4 remiwall ■■ BU LL MOUNTAIN tagott 4fil : =\l A H III APARTMENTS .1r1 ke Ai nal I III I II r Of I 111111111 Ill All ,,, -sr : ,, pri,q - . . ? .' ..,,, pgio sig -0 P `-- — 9111P4PP IsmNIVANWpir e. L4IrilOW ,���,,,! t?! 'IMO dllIlIllkllg l 1,125.1* • b•vel.Proere 'lot date poi 8.20727,;.":7474.. .s�i MEMORANDUM CITY OF TIGARD, OREGON DATE: August 26, 2002 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: SDR 2002-00011, Bull Mountain Heights III Apartments 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 three-lane collector roadway to have a 74-foot right-of-way width and a 24- foot paved section from centerline. 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 Bull Mountain Road, which is classified as a three- lane collector roadway with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide at least 37 feet from centerline. The applicant's plans indicate they will provide this dedication. SW Bull Mountain Road is currently paved but not fully widened to meet the current City standard. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 1 site. The applicant's improvements should tie in with the existing improvements adjacent to Phases I and II of the Bull Mountain Heights development. ODOT was given an opportunity to comment with respect to this application and they noted to Staff that they were not concerned with the incremental impact from this phase of the development on Pacific Highway. 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. By completing the half-street improvement in Bull Mountain Road, the applicant will meet this criterion. 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 existing 8-inch public sewer line that presently terminates at the southeast corner of the site. The applicant is required to extend the public sewer to the upstream, unsewered boundaries of this site. The applicant's plans show a westerly extension of the existing 8-inch line to the southwest corner of the site. This is acceptable. However, the plan also shows another public sewer extension to Tax Lot 2100, which is good. But the public line would flow into an onsite private sewer line, then back into the public sewer at the south boundary. This may be simply a labeling error on the plan, but the applicant's engineer will need to make a revision such that the public line will flow continuous to another public line. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 2 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 drainageways that impact this site. The applicant's onsite drainage plan appears to adequately accommodate the development and will safely convey it to the southeast corner into the existing storm drainage line. 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's plan shows a network of new onsite private storm lines that will convey water from the site to the southwest corner where the water will be treated in a swale, detained in a pond, then released into the existing private storm line along the south boundary that was installed as a part of Phases I and II. The detention pond volume will be approximately 7,200 cubic feet in volume, which should adequately accommodate this phase. 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. ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 3 SW Bull Mountain Road is classified as a bike facility and should have bike lanes striped along the roadway. However, until the roadway is fully improved west of this site, the striping of the bike lane should not be completed at this time. 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. In lieu of striping the bike lane now, the applicant should pay a fee to the City to cover the future striping of the lane adjacent to this site. This fee should be paid to the City prior to issuance of a building permit. The amount of the striping would be as follows: • 233 feet of 8-inch white stripe, at $2.50/If $583.00 • 6 Mono-directional reflective markers @ $4.00/ea $ 24.00 $607.00 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The future bike lane will be a minimum of five feet wide. 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 ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 4 • 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 Bull Mountain Road. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 233 lineal feet; therefore the fee would be $ 6,408.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic impact report was prepared by Lancaster Engineering. The report analyzed the driveways in the vicinity of this site. There are two existing driveways into the Bull Mountain Heights development east of this site, one of which is located across from SW 114th Avenue. Lancaster found that this phase of the development will generate approximately 394 new weekday trips, with 36 occurring during the PM Peak Hour. With the additional traffic from this phase, the level of service (LOS) for the driveways will be LOS C or better. Public Water System: This development is within the City's public water service area. The existing water lines in Phases I and II are public lines, so the proposal of this phase includes a continuation of that pattern with a completion of a loop system out to Bull Mountain Road. ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 5 The Public Works Department reviewed this application and had numerous comments, mostly detailed design comments. Those comments include: • Public waterline easements must be conveyed to the City for all internal public waterlines. • All fittings shall be MJ type except for those allowed by the City's fire hydrant detail. • All joints shall be restrained. • Provide backflow devices behind all water meters. • The applicant will need to provide profiles of the water, sanitary sewer and storm lines to show any potential conflicts. • All water meters shall be within landscaped areas. • Meter sizing must be reviewed and approved by Public Works. • 90-degree bends are not permitted. Prior to construction, the applicant's construction plans will need to be reviewed and approved by the Engineering and Public Works departments. 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 applicant's plan shows that they will treat the onsite runoff in a vegetated swale. The preliminary sizing calculations show that the proposed swale will adequately accommodate the additional runoff. 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 throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 6 Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. 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 five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division will review a grading and erosion control plan for the site work as a part of the Site Permit review process. This site is only 4.22 acres in size, so a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to 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 SDR 2002-00011 Bull Mountain Heights III PAGE 7 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) 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 improvement work in Bull Mountain Road, the public sanitary sewer extensions on the site, the public waterline extensions on the site and any other work in the public right-of- way. Six (6) 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. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite 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). 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 Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a collector street from curb to centerline equal to 24 feet; ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 8 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. 6 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 Bull Mountain Road in a safe manner, as approved by the Engineering Department. 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 (Brian Rager) 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. The applicant's construction plans will need to reflect that the public stubs to adjacent parcels will be continuous public lines that lead to other public lines. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of a building permit, additional right-of-way shall be dedicated to the Public along the frontage of Bull Mountain Road to increase the right-of-way to 37 feet from the centerline. 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. ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 9 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) 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). Prior to final building inspection, the applicant shall pay $607.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road 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 $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 6,408.00 and it shall be paid prior to final building inspection. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 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 ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 10 quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. i\eng\brianr\comments\sdr\sdr2002-00011.doc ENGINEERING COMMENTS SDR 2002-00011 Bull Mountain Heights III PAGE 11 TV ' TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION 1,rte COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue July 19, 2002 Mathew Scheidegger, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Bull Mountain Heights III Dear Mathew, I have reviewed the submittal for the above named project and have the following comments: 1. The minimum required fire flow is 1500 gpm @ 20 psi . Fire District records indicate the required fire flow is available at Bull Mountain Rd. 2. The proposed fire hydrant shall be adjusted as follows: A. The hydrant shown on Road A at or near Station 1 + 35 shall be relocated to the intersection of Road A and Bull Mountain Road on the East side of Road A. B. An additional hydrant shall be installed at or near Station 0 + 10 of Road C on the West side of the roadway. 3. Fire department connections (FDCs) may be placed on buildings classified as Group R, Division 1 Occupancies not more than four stories in height and used exclusively for dwellings with or without attached private garages for the storage of pleasure automobiles provided all the following conditions are fulfilled: A. There shall not be more than 70 feet from the driving surface of an approved access roadway to the FDC. This measurement shall be made along an unobstructed 3 foot wide approved access walkway. Oregon Structural Specialty Code, Chapter 10 shall be used to determine the provisions of an approved access walkway. B. A fire hydrant shall be located not more than 500 feet of the FDC. The measurement shall included the 70 feet in item 1. C. The fire hydrant shall be placed on the same side of the access roadway as the fire department connection, unless there is at least one additional approach to the building by an approved access roadway. D. The location for the fire department connection on the building shall be placed no closer than 3 feet to an opening in the building and at an easily accessible location. There shall be a sign placed on the building stating "FDC" located above the FDC that is visible from the approved access roadway. If the FDC does not face the approved access roadway the sign shall be placed on the wall of the building facing the approved access roadway at the corner adjacent to the FDC with an arrow pointing in the direction of the FDC. Lettering (and the arrow if needed) shall be white on a red background with lettering of not less than 1 inch stroke width by not less than 6 inches high. E. There shall be a fire alarm signaling device in the form of a horn/strobe located not less than 8 feet above grade directly over the FDC(s). 4. Following the installation of roadways and curbs, the Fire Marshal's Office shall be contacted for an on-site inspection in order to designate fire lanes. Curbs required to be painted and signed as fire lanes will be designated at that time. 7401 SW Washo Court, Suite 101 •Tualatin, Oregon 97062•Tel. (503)612-7000•Fax (503) 612-7003•www.tvfr.com 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15%for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. 6. 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 roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. 7. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. 8. A Knox brand key box shall be provided on the building to access the fire sprinkler riser rooms. Contact the Fire Marshal's Office for installation details and an application. 9. A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: http://www.tvfr.com/Departments/FireMarshalinewconstruction.htm Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal Page 2 of 2 Page 1of2 From: <Mdarc45 @ aol.com> To: <office swest.org> Sent: Thursday, July 25, 2002 7:59 PM E NIdMNlON3/JNINNHId Subject: BMHA Letter from Chandlers al:1d011 40 All0 July 25, 2002J� City of Tigard o /� u Current Planning 031303 o ATT: Matthew Scheidegger, Assistant Planner, Planning Division We are requesting the following issues be resolved between the proposed Phase III Building of Bull Mountain Heights Apartments (BMHA) and us, as adjoining property owners before any further involvement or approval be made by the City of Tigard. These were issues raised at the Neighborhood Meeting held May 20th and were told by their representative, Spencer Vail that he had made a note of our concerns and would get back to us. As of this date, that was our last contact with them. Long before the Neighborhood Meeting occurred, another representative for BMHA, Phil McQue and Foreman of MCH Construction requested to meet with us. He provided blueprints and went over them explaining the pending Land Use Proposal to be submitted to the City of Tigard. At that time, we raised questions about our protected view and the sewer hook-up agreement as stated in our property deed. We made it clear that the interpretation BMHA chose to honor was not the intended protected view we believed Fred Anderson, the original property owner and who was a well-known Tigard Attorney had written. It has always been our understanding a view is panoramic not just from the easterly property line. That is why we raised objections about the proposed buildings west of our property line being above the height limitation as stated in our protected view clause. Even after being aware of this dispute, Mr. McQue said BMHA had sent an agreement for us to sign acknowledging we were in agreement with Bull Mountain Heights Apartments proposed plans. Of course, we refused to sign, pending our desire to pursue this issue further by discussing it with our attorney. We were advised to attend the Neighborhood Meeting and voice our concerns and let BMHA begin negotiating. Spencer Vail even made the comment that to be able to meet our request of height limitation in regards to the buildings proposed to the west, would probably require one level be removed from those proposed buildings and he would take that issue, along with our other concerns listed below, back to the property owners and be in contact with us. That has never happened. When we were first made aware of this project many months ago we were told at that time, they expected to break ground for the project this summer. It is now July 25th and it seems their schedule is far behind what they anticipated. We are not against the building of these apartments, as we have known since we purchased this lot five years ago that it was to 7/26/02 Page 2 of 2 happen someday. We feel it is in the best interests of both parties to resolve this between us amicably without involving any further delays by involving the costly and time consuming actions of lawyers that would be needed to negotiate an agreement satisfactory to both sides or ultimately waiting for the courts to rule for a decision one way or the other regarding these issues. At this point, it is up to BMHA to make the next move. We are honest, honorable people; who feel those involved in each step of Bull Mountain Heights Apartments decision-making are as well. With both parties working together, along with the City of Tigard's guidance, we truly believe a reasonable agreement can be worked out for all of us. Thus, allowing us to live happily and peacefully as neighbors, once Phase III of Bull Mountain Heights Apartments is completed. Below are the issues to be addressed: 1) A revised - Notice of Pending Land Use Application Site Development Review was mailed. What caused this revision? A change by Bull Mountain Heights Apartments or a clerical error? 2) Issues described above, in regards to the protected view and sewer hook-up clause in our deed; see copy filed with the City of Tigard. 3) Have any changes been made by the City of Tigard or BMHA since we were given a copy of the proposed blueprints? Do we need to meet with City of Tigard Planning Department and compare blueprints? 4) Regarding screening to our adjoining property, the need for a fence was discussed and Spencer Vail talked of having an agreed upon style of fencing that would be sloped from Bull Mountain Road to our property line west, being placed on the property line. However, we have been advised not to accept a sloping at the property line, but that it is built up to a level ground with the agreeable style of fencing being placed on Bull Mountain Heights Apartments property; not shared on the property line. We request the City of Tigard forward this letter to Phil Cohn, Andrews Management, with hopes of resolving these issues soon. Respectfully submitted, C/1:2P41 George & Jacquie Candler 7/26/02 DATE PLANS CHECK NO Aug. 27, 2002 PROJECT TITLE: COUNTYWIDE Un-named Apartment Project TRAFFIC IMPACT FEE WORKSHEET APPLICANT. (FOR NON-SINGLE FAMILY USES) MAILING ADDRESS: CITY/ZIP/PHONE. TAX MAP NO.: SITES NO ADDRESS: LAND USE CATEGORY RATE PER TRIP X RESIDENTIAL $ 239.00• BUSINESS AND COMMERCIAL • $ 60.00 This Estimate is for 8 building containing 70 units OFFICE $ 220.00 INDUSTRIAL $ 230.00 INSTITUTIONAL $ 99.00 PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY DEFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG WEEKEND AVG TRIP RATE 220 Apartment TRIP RATE 6.10 BASIS: Applicant proposes construction of a new 70-unit apartment complex CALCULATIONS: TIF = Avg. Trip X Number of Units X Rate per Trip _ $102,053 = 6.10 X 70 X $239 Transit amt. = Avg. Trip X Number of Units X $16 $7,259 = 6.10 X 70 X $17 PROJECT TRIP GENERATION 427 FEE $102,053 FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: This calculation assumes no credits applied ROAD AMT $94,794 TRANSIT AMT $7,259 PREPARED BY S.S. Casper I:TIFWKST.DOC (DST) EFF: 07-01-98 . • TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION I • COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue June 21, 2002 Mathew Scheidegger, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: REA Office Building Dear Mathew, I have reviewed the submittal for the above named project and find no conflicts with our interests. Please contact me at (503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal 7401 SW Washo Court, Suite 101 •Tualatin,Oregon 97062•Tel. (503)612-7000•Fax(503)612-7003•www.tvfr.com MkWASHINGTON COUNTY, OREGON department of Land Use and Transpartation,Land Development Services 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)846-8751 -FAX:(503)846-2908 July 22, 2002 Matthew Scheidegger Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 FAX: (503) 684-7297 RE: Bull Mountain Heights Ill Apts. City File Number: SDR 2002-00011; SLR 2002-00007 Tax Map and Lot Number: 251 10 AC/1400 Location: 11430 SW Bull Mountain Road Applicant and Owner: Andrews Mgt. Ltd. , 4s H 1 7 ��s �� _■ l wl eta w's 0 motteam %' 28110AC01400 Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for access to Bull Mountain Road, a County-maintained Major Collector. NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The minimum access spacing standard for the proposed access to Bull Mountain Road is 365 feet, measured between access points on each side of the road as required by Resolution and Order 86-95 and Section 501-8.5.B of the Community Development Code. The proposed access to Bull Mountain Road does not meet this spacing standard. The applicant will be required to submit a request and obtain approval from the Washington County Engineering Division for modification to the access t0 'd SZ:9T ZOOZ ZZ Iof 8062-9V8-�0S:XP 713Q QNdi OD HSI1 County Transportation Review July 22, 2002 Page 2 spacing standards of the Washington County Uniform Road Design Standards. Note: A modification Request does not guarantee County approval of that access. Analysis of a Modification Request may result in requirements including but not limited to: elimination of the driveway, consolidation of accesses, and/or restriction of movements in/out of the driveway. Access approval may also include requirements to improve frontage or offsite roads. 2, Resolution and Order 86-95 requires a minimum sight distance (measured in feet) equal to ten times the vehicular speed of the road(s) at proposed access location(s). This requirement applies to sight distance in both directions at each access. Before the County will permit access to Bull Mountain Road, the applicant will be required to provide certification from a registered professional engineer that adequate sight distance exists in both directions (or can be obtained pursuant to specific improvements). 3, Consistent with statewide pedestrian circulation/linkage goals of the Transportation Planning Rule and the County's R&O 86-95 (road safety requirements), the County normally requires sidewalk installation as a minimum road safety improvement along site frontage of all County-maintained roads, Sidewalks further establish future street profiles, demarcate County or City right-of-way, and address drainage issues. Sidewalk requirements are not generally waived, even when sidewalk is not currently present on neighboring properties. Rather, even non- contiguous sidewalk is considered to provide some measure of pedestrian refuge and ideally, makes possible eventual connection of sidewalks (as surrounding development takes place and is likewise conditioned to provide sidewalk). 4. Section 501-8.1.C. (of "Critical Services") of the Washington County Community Development Code requires provision of adequate drainage, 5. The statewide Transportation Planning Rule requires provision for adequate transportation facilities in order for development to occur. Accordingly, the County has classified roads and road segments within the County system based upon their function. The current Transportation Plan (regularly updated) contains adequate right-of-way, road width and lane provision standards based upon each roadway's classification. Subject considered deficient if within athe lf-width of the existing right of way does not meet that County's current transportation plan. ZO 'd SZ:9 T ZOOZ ZZ Inc 806Z-9l78-2OS.XP j 'nal ONul 00 HSdf 1 County Transportation Review July 22, 2002 Page 3 Sections 418-2.2 and 501-8.4 of the Washington County Community Development Code require dedication of additional right-of-way along site frontage of a County road when existing right-of-way is deficient. 6. Washington County requires a traffic safety review when estimated daily trip generation of a project and existing traffic levels (see Tables 1 and 2, below) on the adjacent County road exceed given limits as determined by R&O 86-95. * TABLE 1 Access Report and Review by County Traffic Analyst Required It: E Vehicles per Day(VPD)on _ Calculated Average Daily Trips(ADT)of Adjacent Frontage Road Proposed Use(Based on Institute of Transportation(!TE)Caics)) 0 - 3,000 VPD and 0■2,000 ADT or More 3001 — 6,000 VPD and ■1,000 ADT or More L6,001 VPD or More and 500 ADT or More TABLE 2 Basic Traffic Safety Review (Conducted by County Traffic Analyst but no Access Report Submittal required of Applicant) If: Vehicles per Day(VpD)on Calculated Average Daily Trips(ADT)of Adjacent Frontage Road Proposed Use[Based on Institute of Transportation(ITE)Calcs) Frontage Road VPD not consistent with ,200 ADT or More above chart and . This development proposal is consistent with specifications of TABLE 2, above, therefore the application has been forwarded for a basic Traffic Safety Review by the County Traffic Analyst. (The applicant's engineer need not submit an Access Report, since Traffic generation along the subject frontage road(s) as compared to projected site traffic generation are not consistent with TABLE 1). Please note that additional requirements may be identified as a result of the Traffic Analyst's basic Traffic Safety Review. Reviews of Modification Requests and Access Reports are dependent upon complete submittal information by the Applicant's engineer. Incomplete submittals will delay processing time. If the Traffic Analyst's review and resultant traffic/safety mitigation requirements have not been completed prior to issuance of the City's Decision, please require the following within the City's Approval document: "Compliance with conditions deemed necessary by the County Traffic Analyst via the required Traffic Safety Review / review of the required Modification Request." 20 'd SZ:9T ZOOZ ZZ I n f 8062-9178-SOS:XP. 7130 0NH5 00 HSHM County Transportation Review July 22, 2002 Page 4 7. The County reserves the right to require additional conditions for access to Bull Mountain Road following the County Traffic Analyst's review of the Modification Request/Traffic Safety Review. REQUIRED CONDITIONS OF APPROVAL IMPORTANT: Road improvements required along site frontage shall apply to frontage of all land within the subject site that abuts the County roadway. The subject site shall be considered to include: any lot or parcel to be partitioned or otherwise subdivided (regardless of whether it contains existing structures or not); and any contiguous lots or parcels that constitute phases of the currently proposed development. If the applicant proposes to develop the project in phases, all County-required frontage improvements must be constructed with the first phase. In addition, off- site improvements warranted by the first phase must also be completed with the first phase. 1. PRIOR TO ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. Obtain approval for a modification to the access spacing standards of the W.C.U.R.I.D.S. from the Washington County Engineering Division for the existing/proposed access point on Bull Mountain Road. (Modification Request must be prepared and stamped by a registered traffic engineer and submitted by the applicant). B. Submit to Washington County Land Development Services (Public Assurance Staff, Tracy Stone/ Joy Chang/Carol Pollard, 846-3843): 1. Completed "Design Option" form. 2. $1,200.00 Administration Deposit. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be returned to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. 170 'd SZ:9T ZOOZ ZZ f nr 806Z-9178-�0S:Xpj •n: ci QN11 OD HSdM County Transportation Review July 22, 2002 Page 5 3. A copy of the City's Land Use Approval with Conditions, signed and dated. 4. Preliminary certification of adequate sight distance for each access point to Bull Mountain Road , in accordance with County Code, prepared and stamped by a registered professional engineer, as well as: a. A detailed list of improvements necessary to produce adequate intersection sight distance. 5. Two (2) sets of complete engineering plans for construction of the following public improvements: a. Concrete sidewalk to County standard along Bull Mountain Road site frontage. b. Intersection improvements for the Bull Mountain Road intersection, c. Access to Bull Mountain Road to County standards. d. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at Bull Mountain Road access point. e. Closure of all existing driveways to Bull Mountain Road, other than at access points approved by Washington County under the current land use application. f. Adequate roadway drainage along Bull Mountain Road frontage (to include cleaning, grading and shaping of the ditch). g. Any additional off-site safety improvements found to be required for compliance with R&O 86-95 following submittal by the applicant of a complete Modification Request, and completion of the County Traffic Analyst's review of such, as well as completion of the Traffic Safety Review. C. Obtain a Washington County Facility Permit upon completion of the following: SO 'd SZ:9T ZOOZ . I of 8062-9178-20S:X2d 73Q QNH1 00 NSW County Transportation Review July 22, 2002 Page 6 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.B.S. NOTE: The Public Assurance staff(Tracy Stone/Joy Chang/Carol Pollard 846-3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of items listed under I.B., above. Please note that Washington County's "Facility Permit" differs from an "Access Permit". An Access Permit is far less comprehensive in nature than the Facility Permit and its associated submittal, review, and monitoring processes. Access Permits apply to non-complex land use cases in which the County requires limited or no improvements of the developer. (Access permits are commonly issued in cases requiring improvements as minimal as a single driveway cut to an existing house). This project is not currently eligible for an Access Permit_ The Facility Permit allows construction work within County rights-of-way and permits site access only after the developer first submits plans and obtains Washington County Engineering approval, obtains required grading and erosion control permits, and satisfies various other requirements of Washington County's Assurances Department including but not limited to execution of financial and contractual agreements. This process ensures that the developer accepts responsibility for construction of public improvements, and that improvements are closely monitored, inspected, and built to standard in a timely manner. Access will only be permitted under the required Washington County Facility Permit, and only following submittal and County acceptance of all materials required under the facility permit process. 2. Provide evidence that documents reflecting required provisions under I.C. have been recorded. D. The following shall be represented on the plat and recorded with Washington County (Contact Jamil Kamawal, Survey Division: 846-7932): 90 'd 9Z:9T ZOOZ ZZ I nr 806Z-9V8-SOS:Xe 0Nd5 OD HSdf1l County Transportation Review July 22, 2002 Page 7 1. Provision of a non-access reservation along Bull Mountain Road frontage, except at existing and proposed access point(s) approved in conjunction with this land use application.. II. PRIOR TO OCCUPANCY: A. The road improvements required in condition l.B.5. above shall be completed and accepted by Washington County. B. Upon completion of necessary improvements, provide final certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer. Requirements identified within this letter are considered by the County to be minimum warranted improvements (and/or analyses) that are necessitated by the proposed development, therefore it is requested that they be conveyed to the applicant within the City's Approval document. Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions regarding access to Bull Mountain Road. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. Please contact Bob Morast (846-7955) or Mike Borresen (846-7924) of the County's Engineering Division with questions about any above noted road/safety improvements, Traffic Safety Analyses, Modification Requests, Access Reports, or about any recommendations or requirements included herein. P4 / Phil Healy Senior Planner c' Phil Healy,Senior Planner, Land Development Services Bob Morast,PE Jinde Zhu,Traffic Analyst Mike Borresen,County Engineer Joy Chang,Associate Planner,Assurances Jamil Kamawal,Survey Division Transportation File Desk File Andrews Management Ltd.11336 SW Bull Mt.Road#103 Tigard OR 97224 ,10 'd 9Z:9T ZOOZ ZZ I of 8062-968-cOS:XLd '(130 ONd1 00 HSIM REQUEST FOR COMMENTS CITY TIC;ARD Community(Deve&opment Shaping A Better Community DATE: July 9,2002 TO: Matt Stine,Urban Forester/Public Works Department FROM: City of Tigard Planning Division 1.1311 STAFF CONTACT: Mathew Scheidegger,Assistant Planner l Phone: [5031639-4171/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW MDR]2002-00011/SENSITIVE LANDS REVIEW(SLR)2002-00007 BULL MOUNTAIN HEIGHTS III APARTMENTS REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1 ,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. 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. x Written comments provided below: -%R:E� P RDT‘ FEAJ W.V., , u A-lw,Q k.Fi-7e Po i_ 1-LEE -#(01C, b,J 54-OPT 3 0E-1 , Name & Number of Person Commenting: D. mmolof of0lO� mmmo mmof o 000000 0000000 1CO000 CD MW WWW .I .4 ,I J . � 00 00 00 00 00W OWW ,JM VICAN OWco vanU m N -. OtC00 ...4m0A W N '-' • _ m NNC.INNNNA (4 -I �Ito-. N - J J J J J J N 2 of s��NOOaNNOi0a� • WOO =W t* s s s s $ y g n D D D M O M M O O 0 0 0 0 0 0 -U D tp -0 � -0 (7= nn = = X _I XX XX X XN (n U7 V) mf'*1mCA > is Y • 'V 0 `1 1` r v k / / ///// /� 0 / / / / / i / / •'r ■ / / O ` / / / r `' l / ° O r� / // / l < / Q/�_' / / / ,' — o, 0 ` ti l < < < /� O < < <\ o \ \ \ \ \ \ \ 0 o st 1 \ \ \ \ �' \ \ \ \ \ \ \ \ ~ecl \\\ N N`''' }. \\ 9 I I \ \ \ `,�, \ \ \ \ '`�' \ \ \ \t;Q \ \ N \ \ / ; \ \ \ \ ` 3 \ \ \ \ 0 \ \ \ \ , \ \ N \ t /1 / I l N s. \ `) \� \ \\ \ q \ \ \ \ '\. \ \ \ \ .,, \\\� �'� �} ; \\\ l I� i / / { \ \ \ \ \ \ \ \ \ \ N N. N \ Kr STONE\RETAINING 1 N.1.':N j Mg �ii.S' ` / x \ \ \ \ \ \ \ \ 1.\ •\ \ \ we•p R�1p�tNING ■ALL II `` \ \' / : 4rbi . \ \ \ \ 14T \ \ \ N N a it �� (7\ \� — � ti \ \ \ N \ \ \ \\\:r \\\ \\, \ \ \ \\ \ y. \\ \ \ \ \ \ \ ___�,�\ \\ \\ \\ "OK •1. \\L? ■ ^..- — \ \ \ \ ` \ \ \,, . kA' \ il \/.- \ / \ \\ X \ \ \ \ \ 1 \ ` \jrr-c\ \ \ \ \ -� \ `\ \ " \\ ' \\ \ \ X \ — - ,. 1 \ \\ \ '� 111\\1JC" \,,-� \ \\ \ \ `, \\�1 �e ? \� \�'�' ' 'NI ' \\ "<: .:. — 1 \ \ \ , ‘I\ \ \\ \ .‘,. ‘\X\ \- -'\e4‘c).\°' \ \ \\- -\ ..,)t\\14, ';\\\\N\\,\< ‘,. t.i3rP• 3''?\o\ \..„>" \/,\\ \ JUL-24- 002 15:52 PARSONS BRINKERHOFF 5032741412 P.02/02 REQUEST FOR COMMENTS WY OF TIGARD Community Vevefopment Shaping A Better Community PATE: NV 9,2002 TO: jty of King City,City Manager FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegler,Assistant Planner[x2428) Phone: 15031639.41T1/Fax: (5031684-)291 SITE DEVELOPMENT REVIEW MDR]2002-00011/SENSITIVE LANDS REVIEW[SLR]2002-00001 > BULL MOUNTAIN HEIGHTS III APARTMENTS REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: ' Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18,725, 18.745, 1 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. 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. RLEASE C ECK'THE FiOLLOWiNC: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. V Written comments provided below: O Os✓c?,,770 ) Tt, vJ PG u194) -)7. rAG/ f1( :t .i10U/t. '56 5Vgf."f I( �7 75 / A ! ./ a /_ - • - I _d; - i> >- .'-- - d ,.h// G1Z go41jJ47 c4rh //�1P4/7 /A4W4 of/ L/ A) /7 I„(1,•)/N)a 77 23 . Gv6.,4) Wad 49in Name & Number of Person Commenting: TOTAL P.02 REQUEST FOR COMMENTS CITY OFTI(iARD Community(Development Shaping Better Community DATE: July 9,2002 TO: PROJECT PLANNER—TIME TO POST YOUR PROJECT SITE! FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x24281 Phone: (5031639-4171/Fax: (5031 684-7297 SITE DEVELOPMENT REVIEW ISDR]2002-00011/SENSITIVE LANDS REVIEW[SLR]2002-00001 BULL MOUNTAIN HEIGHTS III APARTMENTS REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1 ,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: _ 1111111- . : -= wiry, CITY of TIGARD Of OORA►e1G INFORMATION SYSTEM IIVICINITY MAP Li .t: IL. : II iii, • c7. A .0410mor 0k ■ ■ SDR2002-00011 p i ril I I I I W.PA I SLR2002-00007 " ••. BULL MOUNTAIN I HEIGHTS III APARTMENTS fill ---- I UR L GLE CT I MO I BULL MOUNTAIN RD VII I A ?el.:s agog irk c ; ..„ h ...53.I... iii ,,,„.4 'VIE r�eul.`'Rrr . �. FN NU. . � ■ , 4111 Tigard Area Map .-• PF iii� • e93 ,0.„ 4 : #.; 0 I 400 I►*' e, 1•-62erset 0, . , j `,. � 14 III. S� : �, mZ _ m City of Tigard . �,,rl 7L .4 �! . Information on this map Is for genera/location only and (� *7f l should be verified with the Development Services Division. ,,.,� �� I 13125,0 9 23 � Nerd,OR 97223 (503)639-4171 '•l V hltp:JAvww.ci.lipard.or.ua Community Development Plot date:Jul 8,2002;C:lrnagic\MAGIC03.APR REQUEST FOR COMMENTS CITY Community(Development Shaping Better Community DATE: July 9,2002 TO: Dennis Koellermeier,Operations Manager/Water Department FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2428) Phone: [5031639-4111/Fax: [5031684-7291 SITE DEVELOPMENT REVIEW[SDRI 2002-00011/SENSITIVE LANDS REVIEW[SLRI 2002-00001 BULL MOUNTAIN HEIGHTS III APARTMENTS Q REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ((Dite?► aklet1112"4 nrtrail e&vb tic. woakr i 4.0 C1 be r■s etttiet Le hylv".+tiedaj evrivah% 3oih I. 4,.1 l fig.) 40 bah-LA c iGti ho.h..�l 411 ,... .zCee /� i r✓4 +�► ww- i 4) Nita c f o� tAlis ' San 4cd. 1 S-Lnfin coNat t ,, Wfair rxiii.44, 4D bc. ‘'n c a clo cape oM ) S) t7156.1,‘ va tit S, lnciauhi vv\u* r5 et( Aidt A , a) r t tV 5114%5 1 be cAcaferry M..I Name & Number of Person Commenting: e ---- • - CITY of TIGARD L GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP a W • . • C7 i. 41 rilSDR2002-00011 l,4101 \ �— \\"------\\---:'----__ SLR2002-00007 4 ILDWDOD sr BULL MOUNTAIN L HEIGHTS III APARTMENTS . III URL GLEE CT / Ill r — BULL MOUNTAIN 1 i , RD t„�\ till . s F,,,!i ,I pile , OR: V balit —101 OUR C4 i NMI I \\* „...- VIE �-.-.• -� 'i am. �D_ qp1 / 15 ". 1 r • BEN?.RD, MIEW . Tigmd Area Map I ASPFN �♦ 11111111111;101111 �j 014. ,• t►r 0, z Ilippi411P4 Q` ra:i�� 0 40o 81 it ! 1"=62B feet _.,... 4001 410' 110. ,a,$1.4.4.1 4 0 cz? . S,40, 6'y m City of Tigard • $.,. 7, ••S�! . Information on this map Is for general location only and fn t�= should be verified with the Development Services Division. \ ,.,,, r 13125 SW Hall Blvd / ,�T Tigard,OR 97223 / (503)839.4177 (U ^ M1p:Mvww.ci.tigard.or.us Community Development Plot date:Jul 8,2002;C:timagicM AGIC03APR -11-. (� AREA 6UMMAR�' UNIT VJMMARY ,.0.6.�1�>..• r= ; 7 M._ a � ip'=' F I I L N. LCT�vFRAGS 13.99 'M. l 'A'...IT6 • 063 6G F7 3 85G1i?Orl 3 BATH W I 1- 4 LLL"`��® PA A C A,G'�1•rg6 B•Lb1 166 37 'B'J•f-6 • Io1I B FT. 1 5E0 o M 1 BATH . 6 OP - -'�-0 AR°_A.Cf..41DECAPi,If• 733640 5.6 IC %V J.IT6 • 616 Ea FT. I'BECRDO•'1:BATH I 1 Bull Mountain 6'E..31W-4 4,6,36 L[26 lib PAR<IHG 6PACE6 P9130Y1DCD 7I14 REM: R aw.�r c a- a `L^CATCV^'IAP_..j Heights III _ :_ ",'�---►•:TS � '� 6 DENVrr M.011':3, �T — I `TOT tr.61"E AIEL lee 45136 DJ 1 1 -- __r �.� - tlC6•wEL•OP?`ExcEEC 1.4;5% i5i6b 'gMr� —- - ••���•�! 3• I'f6 b3}65:146G 156 DJ _ rl MI..DE\6T"• rAx x WS 919 D! _ r ,2 .-.�• -'�Ir 1• c1,y ili-) _ .:: f -. ,,,,•,\• -jam, ..84 la�' I •`n fi '• -\"� ''�_ �`t'% ir.t`—,+\±1• ACCEeSIBILITY v, f' ,,. ,,. I C T[ v r � Vii.0.- ' 0 1- 1 eiFFSR AREA ver- PE6'JvER P.6 16m617 1 4 1� a-,14 '.,! r 1 ,j c I�•�.�a .• PERCEhl.*6•E . • ii .JJI I l6r 1 • `^ ! ' 1 f ' 1111 g 6'.C.B•R OF GRO.ND FLOOR J\'6 6 - /��,•• I I I. I ,.��'yy '{• MECJIRBO CO•I.R£D•`4'.6•11,14,. •n II!— ' "F'- '— l RCIA CI IN PREv1C1A g1A6E6 n 'I 1 _ ,`•� ■scs OPP 3TR6ET PARKING II" ! -r.�`r 4� f,�, K,,:"- ) I4— 4 2 16 0x:0 Sticsue 6PJC66 596 / / .7', •I'JI - :672,73,y7ce, „/ ! \ -• -, .. • i(f3 6,7 x!DK 6T..'C.. D 61AL•6 I.'h W T' 1 \ a•' • / 2 �l '73 ice..,_61•AQ6 PROvIDEG '6L6 1` , ,7 �' A •'• i /• 3 E HGLIC•bb 1 CTtL3 6T4L3 11 ! �� C•'6LE .. • f t` 36 BICTLLd 6lAG[6 IA �. /'/ +`,%-/ / , R, -4.,'` _i.., \ yY �. ._ '' +v}� O to IQ;r.Br ER- ,I •.' f �.1 ��� Se,' ...,/.\ Lr ` ,I•'1 .� ■ \ / —I D• •,/,./. .„.�4. f 1 • ', / J / / eve •(p�titi ..0, iY<-' \\�.,a ,,. . .' I .in '/�, r i Y /� '� c Y4 S / a 14 •-- ''= Fr F= 5,• , /IX, •••... • ./4”;L, _,:..-. , ,......)- zal, ..„-. 40.10,-..." ... \ .. 1--,- - ;,....4- 57,7 17... c. L. 1 c . \�:` / •% / / Gar" 06 c/1H:LNG WIT6 1 ' mot: .%�• .l, L Q C Y �w�.�, / 4j/ i •,CE•�• 0�; i _r1��iy 11•�vy G:6_E! ' •j / , j, , ,,,..„....14. .,..i.,40,. ..,,,,:.., ior. -.Ylr 7 C a• 1. ,Os„,/ / -- 1 � /Y , -, '�"rJ-.�,����•-yyam j if'/ -• /y t- N a IE.,6r ' \4414.... ........ss ri B_G6 at* REQUEST FOR COMMENTS CITY OFTIGARD RECEIVED PLANNING Community Deve(opment Shap,g A Better Community DATE: MY 9,2002 JUL 2 3 2002 CITY OF TIGARD (3V TO: Barbara Shields,Long Range Planning Manager A./ FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24281 Phone: [5031639-4171/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR]2002-00011/SENSITIVE LANDS REVIEW[SLRI 2002-00007 BULL MOUNTAIN HEIGHTS III APARTMENTS REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. 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: 7XWe have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: ' - r A. REQUEST FOR COMMENTS CITY OF HOARD Community(Development ShapingA Better Community DATE: July 9,2002 RECEIVED PLANNING TO: John Roy,Property Manager/Public Works Department JUL 1 '. 2002 FROM: City of Tigard Planning Division CITY OF TtGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x2428) Phone: [5031639-4171/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW(SDR)2002-00011/SENSITIVE LANDS REVIEW(SLR)2002-00001 BULL MOUNTAIN HEIGHTS III APARTMENTS REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. 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: 1 We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: , REQUEST FOR COMMENTS CITY OF HOARD Community(Development Shaping (Better Community DATE: July 9,2002 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x24281 Phone: (5031639-4111/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW MDR)2002-00011/SENSITIVE LANDS REVIEW(SLR)2002-00007 BULL MOUNTAIN HEIGHTS III APARTMENTS REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ?¢,cog \oc-Ma. MAQ AC-4 ACc.e92‘h\*4— CW4 Jl00\ft- \OCO'Vtoc v\Qof( �n'rlo►J1c2, �V mivnirA\-Le, any (w\ay \A gimeAto Gnm 5e<\1149 . Name & Number of Person Commenting: 3 NN\0w • a56 ,...... IT lipmmim WW41, CITY O` TIGARD GEOGRAPHIC INFORMATION SYSTEM I 1 i 1 411111111r VICINITY MAP �a 4 . . c 4 ■~ a • 004.110 SDR2002-00011 III SLR2002-00007 •. � . BULL MOUNTAIN — HEIGHTS III APARTMENTS I U- EN CT BULL MOUNTAIN RD _ \• I a _ `\ �I-��� I .. 'S FEW.H Agi 1114 ' __ f RD \\\\' ' '47 p A . 4,11..: Ai" 0: VW\ I 9e�F gj+( rs t..,11 Tiprtd Area Map / , .-. ASPFk �.4111 N 141 1 f�' p1■R motet• _ '4 fr 1"•628 lot *10 d • Ilik . FOR ., ..,.e•,'V I _,14. /II s �� • #, a'2 m City of Tigard • -7 ' Information on this map is for general location only and . •,, S � should be verified with the Development Services Division. �.,� '�f - 13125,SW O 9 Blvd Tigard,OR 97223 4 ) , . I ''. d (503)639-4171 V htipafw m.cl.tigard.or.us Community Development Plot date:Jul 8,2002;C:Imagic\MAGIC03.APR • I 1 ii EXci VI 11 24 X:; (P o uQgP m tq rt.! T r kie rit \.. {\ •{\� \ �_�� \_r� .. . ,...5. a mg i> n�7 tub 1>sx i\\....‘ vo t . .. 11,a s,,, 1.,, .,,,4_46‘4,,!..9•.,,,, \ 44.‘;‘,...:\<.`....4_ NN LN ;��'4\\ \\ \ \st�\ �`.\, ..;•.. K °,-° r W 110 to , .. et4 ._____. 41, • , lb .,,2,:.• V s.-s-\ - -10 \ \\\* ':'..\:. • . '''N -7-..r7.=-- ' -====.-7- . '. - M C 7 ... . n El.. ,.E.,--,:, ,,-,\ '`I-■..4. v s.,......,--.11:-.-.7.-----_-----\ -.N.-----.....,.---. j----i-J7.1--,. ',,'.,,. \ ev ' \ ` � , _bJ �S 11 �Il; �.,\ \ \ ` \ ♦ iii - '''... \ :'...::'i y • 7 K '. 15 C r , . „.-IL Nt1;70Ne ‘7..:\ ,..2,11:.I .., \:\kc,:,P...\,:\• •\,••411444■•■• ' \'': VS' ..," -.\-17.•;:-.. ./le\••:,‘,\\\\,,,,7. -1/..„,.., .-1-,-. Ill ..: v 7... \, v- = J _. ;. .r., \,\.\ ., . ,.......\,.I ' : `�, \��. •,' ; y �'� /\ +y \\;1,,, ��' .�• ,\•ems• , 4• • ( c. ji,;!...:".:e. ‘-'..,;i6:\■ \ ---• \ N. .'. 11 r" ' I'\ vl ( Ip iII! F _' i ! t "`,- I I�' fie,/ 1 rr <p ` ,'1• All yr 1 .., \\ • �. �NFU.r r �.".. i.._ `.!': —. . ...� ) I—J Z. 1 .1 - 1 R / 1 1111 L., Irk !5%.. a i ,:i ;: '\ \ 1 1 1 i. /y •al i 1 -.\' \ ii .• \ \; 1 a o C J, \`. ;' \v; :_ 65x5 - -, .... j.....-- \:-:1-..:::..v-__---... .• •..I.A.-A t i! 3 - )1.,irl, .....,_________. f n11t n gz,. rc•Well' fee.------ss) oro�o.�lon.l BULL MOUNTAIN HEIG T5 rrP aff _ �'n d• ulfoner NREW L . Cligcue°' era• ti r •ca 7am7—A T—mn REQUEST FOR COMMENTS CI F '. Community Deve(opment Shaping Better Community DATE: July 9,2002 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24281 Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDRI 2002-00011/SENSITIVE LANDS REVIEW[SLR)2002-00007 BULL MOUNTAIN HEIGHTS III APARTMENTS REQUEST: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 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: JULY 23, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Number of Person Commenting: CITY TIGARD REQUEST FOR COh :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: S pg, -2' Z-z / 7 FILE NAME: APP _ " to - . -s., �. — CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East ❑South alVest QProposal Descrip.in Library CIT Book CITY OFFICES +S LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs.ilK POLICE DEPT./Jim Wolf,Crime Prevention Officer ,&BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPTJBrian Roger,Dvlpmnt.Review Engineer XWATER DEPTJDennis Koellermeier,Operations Mgr _CITY ADMINISTRATION/Cathy Wheatley,City Recorder "PUBLIC WORKS/John Roy,Property Manager AUBLIC WORKS/Matt Stine,Urban Forester PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! 4 C.D./Sherman Casper,Permit Coord.ISORlcuP re TIF) SPECIAL DISTRICTS �pr _ TUAL.HILLS PARK&REC.DIST.*g.TUALATIN VALLEY FIRE&RESCUE * TUAL IIN�ALLEY WATER DISTRICT. CLEAN WATER SERVICES I Planning Manager Fire Marshall Adini t/I�hpti e Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District Pi 8m�7SS 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Be erton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON 111 _ CITY OF TUALATIN +11 OR.DEPT.OF FISH&WILDLIFE c,OR.DIV.OF STATE LANDS — Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge — Irish Bunnell,Development Services PO Box 369 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(CPA/ZOA) Larry French(Comp.Plan Amendments Only) Routing CENWP-OP-G X,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 1pvwedines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division(Monopole Towers) 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEO) ODOT,REGION 1 * _Anne LaMountain(IGauRB) —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts)- Sonya Kazen,Development Review Coordinator Phil Healy(lcauRB) David Knowles,Planning Bureau Dir Regional Administrator _Carl Toland, Right-of-Way Section(vacations) ,lc Steve Conway(General Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.CartographeriCevvcoi.ni,. 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS 15 Portland,OR 97204 _Doria Mateja(ZCA)Ms 14 _ WCCCA(911)(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist 17911 NW Evergreen Parkway 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97006 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE RJR,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe RJR Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS QS,_AT&T CABLE )TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (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 Portland,OR 97232 D4._PORTLAND GENERAL ELECTRIC -!(NW NATURAL GAS COMPANY >VlERIZON Dg QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord- Ken Perdue,Engineering Jeri Cella,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 .x AT&T :. (wprs eel of 99W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Dia-. C.r e -r 6960 SW Sandburg Street 16550 SW Merlo Road 3501 -4.k:. ,'• Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portl. d, •• 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). hipatty\masters\Request For Comments Notification List 2.doc (Revised 8-Mar-02) MAILING RECORDS AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTiigard:Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Below) E3 NOTICE OF DECISION FOR: SDR2002-0001 I/SLR2002-00007 — BULL MOUNTAIN HEIGHTS III APARTMENTS AMENDED NOTICE (File No/Name Reference) [7 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 August 29,2002,and deposited in the United States Mail on August 29,2002, postage prepaid. (Person that Pr:•ared Notice) STATE OE o TGoN ) County of`Washington )ss. City of Tigard ) Vt- Subscribed and sworn/affirmed before me on the // day of ' ' , 2002. OFFICIAL SEAL "Ii , r' DIANE M JELDERKS NOTARY PUBLIC-OREGON ' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 I ' ' I I I N I My Commission Ex I- es: 7 0 : • LXrzri' A NOTICE OF TYPE Ii'DECISION SITE DEVELOPMENT EVIEW 0011}1-001-0 1 11 . •lid CITY OF TIGARD 2042SENSITIYE LANDS REY OtlT Community Develo p ment Shaping A Better Community BULL MOUTAIIiHEIGHTS III APARTMENTS,_ 120 DAYS = 11/5/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS CASE NOS.: Site Development Review (SDR) SDR2002-00011 Sensitive Lands Review (SLR) SLR2002-00007 PROPOSAL: The applicant is requesting Site Development review approval for a 8-building, 70-unit multi-family project and Sensitive Lands Review for work on steep slopes of 25 percent or greater. OWNER: Andrews Management Limited APPLICANT'S Spencer H. Vail Attn: Phil Cohn REP: 4505 NE 24th 11336 SW Bull Mountain Rd., #104 Portland, OR 97211 Tigard, OR 97224 LOCATION: 11500 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION N hereby given that the City t f Tigard Cmmc l eve�ert DitDctor's designee has AI �VED the above, sub, to c r n s of appr il, The findings and s on whlhr detcn b "are >E PAGE 1 OF 27 NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1. Provide information addressing the actual height of the proposed apartment buildings not to exceed. 2. The applicant shall legally consolidate all three tax lots of the Bull Mountain Heights apartment complex by filing for legal lot consolidation through the Washington County Surveyor's Office, and provide satisfactory legal evidence to confirm the legal lot consolidation to the City of Tigard Planning Division. 3. Submit a plan showing all pedestrian paths crossing access isles no greater than 36 feet in length and stripped with appropriate pavement markings or contrasting pavement materials. 4. Submit a new plan showing the 10-foot buffer on the west side of the site developed to a C-1 standard according to Table 18.745.2 of the Tigard Development Code. 5. Submit a plan showing parking lot trees equally distributed on a basis of one (1) tree for each seven (7) parking spaces. 6. Submit a narrative addressing one of the four methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. 7. Provide a plan showing a total of 5 ADA accessible parking stalls that are 9 feet wide with an 8-foot access aisle. 8. Provide a plan showing wheel stops at least four inches high located three feet back from the front of the parking stall on all stalls along the boundary of the proposed parking areas and adjacent to interior landscaped areas and sidewalks. 9. Provide a plan showing a total of 35 bicycle parking stalls. 10. Provide a mitigation plan for 1,294 inches and a protection plan for the 12 trees to be saved. If any frees to be removed are located within sensitive lands (slopes greater than 25%) a separate tree removal permit for each tree will need to be obtained. 11. Provide a plan showing all decks and patios to have a minimum depth of 8 feet. 12. Provide a plan showing 15 700 square feet of recreational space provided for the proposed residential unI s. If the community i center and pool area is included in the calculation, then the applicant must show that the entire Bull Mountain Heights complex meets this standard. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 13. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover the half-street improvement work in Bull Mountain Road, the public sanitary sewer extensions on the site, the public waterline extensions on the site and any other work in the public right-of-way. Six (6) 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 re evant 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). NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 2 OF 27 14. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity wh l 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. 15. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite 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). 16. 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 Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a collector street from curb to centerline equal to 24 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. 6 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 Bull Mountain Road in a safe manner, as approved by the Engineering Department. 17. 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 (Brian Rager) 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. 18. The applicant's construction plans will need to reflect that the public stubs to adjacent parcels will be continuous public lines that lead to other public lines. THE FOLLOWING CONDITION SHALL BE 5AAlp ED PRIOR TO ISSUANCE OF THE BUILDING P hIT: Submit to the Engineering Department (Brian Rager, 639417 ext. 2471) for review and approval: 19. Prior to issuance of a building permit, additional right-of-way shall be dedicated to the Public along the frontage of Bull Mountain Road to increase the right-of-way to 37 feet from the centerline. 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 SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 3 OF 27 tHE FoLvvviN G co 1Dmott, 1,L B.E skiff-01m PRIOR TO A FINAL BUILD41I0 I NSPECTION Submit to the Engineering Department (Brian lager, 6394171, ext. 2471) for review and approval: 20. 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. 21. 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). 22. Prior to final building inspection, the applicant shall pay $607.00 to the City for the striping of the bike lane along the frontage of Bull Mountain Road. 23. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road 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 $27.50 per lineal foot. If the fee option is chosen, the amount will be $6,408.00 and it shall be paid prior to final building inspection. 24. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 25. 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. THIS AmovAL.SHALL BE VALID FOR EIG.tttE*N MONHs FRolvinia,EFFECINE DATE OFI1410110 N SECTION III. BACKGROUND INFORMATION Site History: No previous land-use cases are associated with the subject parcel. However, the intent has always been to expand the existing Bull Mountain Heights apartment complex to this parcel. Vicinity Information: Property to the east, south and west are developed as residential. Property to the north is also residential, however, it is separated by SW Bull Mountain Road. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 4 OF 27 Site Information and Proposal Description: The applicant is requesting Site Development review approval for a 8-building, 70-unit multi-family project and Sensitive Lands Review for work on steep slopes of 25 percent or greater. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET One letter was received from a neighbor with the following issues: • A revised — Notice of Pending Land Use Application Site Development Review was mailed. What caused this revision? A change by Bull Mountain Heights Apartments or a clerical error? A revised notice was sent out due to an error on the notice. The first notice was for a nine (9) building proposal. The actual number of buildings to be constructed is eight (8). • Issues described above, in regards to the protected view and sewer hook-up clause in our deed; see copy filed with the City of Tigard. This decision does not authorize the violation of any rights of holders of private easements, deed restrictions or CC&R's. The applicant is urged to contact any such parties and secure their approval before commencing work. • Have any changes been made by the City of Tigard or BMHA since we were given a copy of the proposed blueprints? Do we need to meet with City of Tigard Planning Department and compare blueprints? No changes have been made to the site plan since the date of submission June 10th 2002. • Regarding screening to our adjoining property, the need for a fence was discussed and Spencer Vail talked of having an agreed upon style of fencing that would be sloped from Bull Mountain Road to our property line west, being placed on the property line. However, we have been advised not to accept a sloping at the property line, but that it is built up to a level ground with the agreeable style of fencing being placed on Bull Mountain Heights apartments property; not shared on the property line. The applicant is required to screen the proposed expansion of the Bull Mountain apartment complex from adjacent single-family homes to a "C" buffering standard according to 18.745 (landscaping and Screening). The "C" buffering standard allows three different options of screening. The applicant has chosen the 10-foot buffer option that requires a combination of trees, shrubs and hedges. However, the site plan did not show a hedge separating the proposed project and the single-family homes to the west. Therefore, the applicant has been conditioned to provide a plan that shows the apartments screened with a minimum 4-foot hedge. The applicant may choose to install a sight obscuring fence if so desired. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.510 (Residential Zoning Districts) B. Applicable Development Code Standards 18.705 "Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 IMixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.775 Sensitive Lands) 18.780 Signs) 18.790 Tree Removal) NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 5 OF 27 18.795 (Visual Clearance) C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Residential Zoning District: Section 18.510.020 Lists the description of the Residential Zoning Districts. The site is located in the R-25; Medium-High Density Residential District. Development Standards: Section 18.510.050.B States that Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-25 Proposed Minimum Lot Size 1,480 191,308 sq.ft. -Detached unit - -Boarding,lodging,rooming house - Minimum Lot Width - 224 ft. Minimum Setbacks -Front yard 20 ft 24 ft. -Side facing street on corner&through lots[1] 20 ft - -Side yard 10 ft 30 ft. --Rear yard 20 ft 24 ft. -Distance between front of garage&property line abutting a public or private street. 20 ft - Maximum Height 45 ft - Maximum Site Coverage[2] 80% 18% Minimum Landscape Requirement 20% 54% As demonstrated in the table above, the applicant's plans comply with the dimensional standards except for the maximum building height. Therefore, the applicant is required to provide information addressing the actual height of the proposed apartment buildings not to exceed 45 feet in height. FINDING: Based on the analysis above, the Development Standards criteria have not been satisfied. CONDTION: Provide information addressing the actual height of the proposed apartment buildings not to exceed. B. APPLICABLE DEVELOPMENT CODE STANDARDS 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 SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 6 OF 27 Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access, egress and circulation from SW Bull Mountain Road. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant is requesting approval for a third phase to an existing apartment complex that is owned by the same owner. Therefore, no joint access is needed. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed buildings are accessible from SW Bull Mountain Road, which is a public street that will be maintained as a public street. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; exceppt where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach of the proposed third phase of Bull Mountain Heights extends over the property line of the subject site. However, the same owner owns both parcels. The applicant has indicated that the intent is to consolidate all three parcels of the Bull Mountain Heights apartments. The proposed driveway approach is approximately 715 feet from the intersection of SW Bull Mountain Road and Pacific Highway. No commercial or service drives are associated with this project. Therefore, based on the analysis above, the applicant will be required to provide evidence that the three lots of the Bull Mountain Heights Apartment complex have been consolidated. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 7 OF 27 • Walkways: On-site pedestrian walkways shall comply with the following standards: 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; The proposal is for a 70-unit residential expansion of an existing apartment complex. According to this standard, walkways are only required for commercial and industrial uses. However, the plans do show walkways extending from the main floors of the proposed buildings to SW Bull Mountain Road. 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 applicant's plans show walkways extending to the edges of the parking areas and access isles. Therefore, the applicant will be required to submit a plan showing all pedestrian paths crossing access isles no greater than 36 feet in length and stripped with appropriate pavement markings or contrasting pavement materials. 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. According to the applicant, all walkways will be paved with concrete. Therefore, this standard is satisfied. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1_provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The proposal does not involve a commercial or industrial use. Therefore, this standard does not apply. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The proposed access drive will be designed for two-way traffic. Therefore, this standard does not apply. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 8 OF 27 To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The applicant has submitted a traffic study that has analyzed the driveways in the vicinity. There are two existing driveways into the Bill Mountain Heights development east of this site, one of which is located across from SW 114 Avenue. According to the study, the development will generate approximately 394 new weekday trips, with 36 occurring during the PM Peak Hour. Therefore, the service level for the proposed driveway will be LOS C or better. In order to lessen the impact of the additional vehicle trips created by the development, parking areas of the first two phases will be connected to the parking areas of the proposed phase III. Therefore, this standard has been satisfied. The applicant is proposing to expand the existing Bull Mountain Heights apartment complex. Therefore, this proposal does not involve a commercial or industrial site. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITIONS: • The applicant shall legally consolidate all three tax lots of the Bull Mountain Heights apartment complex by filing for legal lot consolidation through the Washington County Surveyor's Office, and provide satisfactory legal evidence to confirm the legal lot consolidation to the City of Tigard Planning Division. • Submit a plan showing all pedestrian paths crossing access isles no greater than 36 feet in length and stripped with appropriate pavement markings or contrasting pavement materials. 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's plans show seven (7) Sunset Maple trees spaced 30 feet apart from each other. Therefore, the applicant has satisfied the street tree requirement. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 9 OF 27 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 office use and existing office use. The subject parcel for the proposed expansion of the Bull Mountain Heights apartment complex abuts three (3) single family homes on the west property line. The single-family homes are located within an R-4.5 zoning district, which requires a minimum of a 6-foot landscaped buffer. The applicant has shown on the submitted plans that a 10-foot buffer will be constructed along the western property line of the subject site. However, according to Table 18.745.2 of the Tigard Development Code, a 10-foot landscaped buffer must consist of hedges at a minimum height of(4) feet, trees with a minimum spacing of 15 feet and shrubs. The applicant's plan only shows the buffer consisting of (5) feet of landscaping using Apple Blossom trees for screening. Therefore, the applicant will be required to submit a new plan showing the 10-foot buffer on the west side of the site developed to a C-1 standard according to Table 18.745.2 of the Tigard Development Code. Screening: Special P-rovisions: Section 18.745.050.E requires the screenin 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. The associated parking areas of the proposed site are shown on the submitted plans to be effectively screened from adjoining properties and SW Bull Mountain Road with a combination of low lying and vertical shrubbery. The applicant has provided parking lot trees located in landscaped islands, however, the standard requires that parking lot trees be spaced at one (1) for every seven (7) parking stalls. Therefore, the applicant is required to submit a plan showing parking lot trees equally distributed on a basis of one (1)tree for each seven (7) parking spaces. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITIONS: Submit a new plan showing the 10-foot buffer on the west side of the site developed to a C-1 standard according to Table 18.745.2 of the Tigard Development Code. Submit a plan showing parking lot trees equally distributed on a basis of one (1) tree for each seven (7) parking spaces. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 10 OF 27 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 in the narrative that two (2) new solid waste areas will be provided. However, the narrative does not address one (1) of the four (4) methods of compliance Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off). Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed refuse container facilities are located at the south end of the proposed phase of the Bull Mountain Heights apartment complex. The proposed facilities will be visible from the parking areas and will be easily accessible by all patrons of the proposed buildings. Therefore, this criterion has been satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has provided a plan showing the design of the refuse storage facilities. According to the plans, a six-foot-high sight-obscuring fence will enclose the facilities and be secured with a 10-foot-wide gate. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. CONDITION: Submit a narrative addressing one (1) of the four (4) methods of mixed solid waste and recyclable storage to be reviewed and approved by the Planning Department. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 11 OF 27 • Off-Street Parking and Loading (18.765): 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; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The applicant plans indicate a total of 125 parking stalls, which will all be located onsite. Therefore, this standard is satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed. The request is for a 70-unit apartment complex, which will have assigned parking stalls except for visitor parking. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The subject site is not considered a mixed-use. Therefore, this standard does not apply. 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. The proposed multi-family project is required to provide a total of 105 parking stalls. Adding 15 percent to the total number of stalls brings the total required parking to 120 parking stalls. The applicant is proposing 125 parking stalls, which satisfies the above standard. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 12 OF 27 carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed application is for a multi-family apartment complex, which does not require carpool/vanpool parking. Therefore, this standard does not apply. 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 proposed site will have a total of 125 parking stalls. According to the Oregon Uniform Building Code, the applicant is required to provide a total of 5 ADA accessible stalls that are 9 feet wide with an 8-foot access aisle. 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 excludin single-family and duplex residences, except as provided by Subsection 18.810.030 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 addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). 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. The plans submitted show one parking area that is approximately 7 feet from a drop-off grade. However, a 7-foot walkway with 4 feet of landscaping separates the parking area from the drop-off. Therefore, this criterion has been 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 stalls to be clearly marked with striping. Therefore, this standard has been 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 13 OF 27 The applicant's plans do not show wheel stops provided for the parking stalls. Therefore, the applicant is required to provide wheel stops at least four (4) inches high located three (3) feet back from the front of the parking stall on all stalls along the boundary of the proposed parking areas and adjacent to interior landscaped areas and sidewalks. 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. The applicant's plans indicate that all parking stalls will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.76050 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. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for multi-family use is 1 .0 spaces per 2 dwelling units. The table indicates a minimum of 2 bicycle parking stalls is required. The proposed site will contain 70 units, requiring 35 bicycle-parking stalls. The applicant's plans only show 25 bicycle parking stalls. Therefore, the applicant is required to provide a plan showing a total of 35 bicycle parking stalls. Bicycle Parking Design Requirements: Section 18.765050.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 provided a detail of the bike rack to be used which is 21/2 feet by six (6) feet long. Therefore, this standard has been satisfied. 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 2 dwelling units. The applicant is proposing to build 70 units. Therefore, 35 bicycle parking stalls are required. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 14 OF 27 • 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. Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for a residential development. Therefore, this criterion does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide a plan showing a total of 5 ADA accessible parking stalls that are 9 feet wide with an 8-foot access aisle. • Provide a plan showing wheel stops at least four inches high located three feet back from the front of the parking stall on all stalls along the boundary of the proposed parking areas and adjacent to interior landscaped areas and sidewalks. • Provide a plan showing a total of 35 bicycle parking stalls. Sensitive Lands (18.775) Sensitive lands are lands potentially unsuitable for development because of their location within: the 100-year floodplain, natural drainageways, wetland areas which are regulated by other agencies including U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, and steep slopes of 25% or greater and unstable ground. A land use application is required for ground disturbances in sensitive lands areas. The area of impact for the requested Site Development is considered to have slopes that are greater than 25 percent. No wetlands or 100-year floodplain are associated with the project. Therefore, according to Section 18.775.020.D., Sensitive Lands Permits Issued by the Director, the proposed work requires a Type II Sensitive Lands Permit. With excessive slopes 18.775.070 (C) The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; As depicted on the submitted grading plan, the site has been designed to minimize disturbance to slopes greater than 25 percent to only that necessary to serve the site with infrastructure and parking areas. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 15 OF 27 • The geotechnical report submitted by the applicant addresses ground instability/structural stability/on-site hazardous issues, while the preliminary engineering plan addresses erosion control. According to the geotechnical report, no presence of any visual signs of slope instabilities at the property exist (such as leaning conifer trees, large tension cracks in the ground or "hummocky ground features). Therefore, this standard has been satisfied. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock; and The applicant states in the narrative that proposed structures will be designed and sited in accordance with the findings of the geotechnical report. Based on the applicant's statement and the City's residential plans review procedure, Staff is satisfied that the criterion is met. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. As depicted on both the grading and tree removal plans, this application proposes to remove only that natural vegetation, including trees, necessary for site infrastructure improvements and future parking areas. The remaining area within the sensitive area will be hydroseeded with a native seed mix similar to that of the existing native vegetation. This will ensure even seed distribution and moisture retention by incorporating mulch into the seed mix. FINDING: Based on the analysis above, the Excessive Slope standards have been met. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. Tree Removal (18.790): Section 18.790.030 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. According to the tree removal plan submitted by the applicant's arborist, there are a total of 68 trees that are 12-inches or greater in diameter equaling 1,598 inches. The applicant is requesting to remove 52 of the trees greater than 12 inches in diameter equaling 1,294 inches. The arborist is proposing to save 12 of the trees greater than 12-inches in diameter and removing 6-trees that are considered dead. Based on this analysis, the applicant is retaining 24% of the trees over 12-inches in diameter. Therefore, the applicant is required to provide a mitigation plan for 1,294 inches and a protection plan for the 12 trees to be saved. If any trees to be removed are located within sensitive lands (slopes greater than 25%) a separate tree removal permit for each tree will need to be obtained. FINDING: Based on the analysis above, the tree removal standards have not been fully met. CONDITION: Provide a mitigation plan for 1,294 inches and a protection plan for the 12 trees to be saved. If any trees to be removed are located within sensitive lands (slopes greater than 25%) a separate tree removal permit for each tree will need to be obtained. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 16 OF 27 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. The proposed new access driveway onto SW Bull Mountain Road has been designed to comply with the visual clearance criteria of the Development Code. No deviation from the standard is necessary. 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 immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); and 18.360.090.14 (Provision for the Disabled). 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. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The existing topography is proposed to be altered for this development to accommodate proper drainage and the construction of multi-family dwellings and associated parking lots. However, sensitive lands criteria have been addressed in this decision above (Section 18.775 Sensitive Lands). According to the site plan, a large portion of the existing trees located on the site will be removed. However, the applicant's landscaping plan indicates a level of planting that will be greater than the existing vegetation. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). The closest building to the adjacent parcel to the west is approximately 70 feet, thus providing adequate light, air circulation, and fire- fighting access. 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: (1) Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; (2) 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 (3) Offsets or breaks in roof elevations of three or more feet in height. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 17 OF 27 • The proposed plans show an offset of 17 feet for every 28 to 30 feet of façade. Each apartment unit will have a deck, however, plans show the proposed decks to extend only 6 feet. Therefore, the applicant is required to provide a plan showing all decks and patios to have a minimum depth of 8 feet. 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. According to the submitted plans, each ground floor unit will be provided with a patio that will be screened from adjoining units by a separation wall on one side and a small storage room on the other. Noise, light and glare are buffered from adjoining properties by a combination of landscaping as described above (Section 18.745 Landscaping and Screening). 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 he space. All second units and above will be constructed with decks that are greater 72 square feet in size. All first story units will be provided with patios that are also 72 square feet in size. The proposed units will have separate entrances and all patios and decks will be oriented toward the sun where possible. Shared outdoor recreation areas: multi-family use: In addition to the requirements of subsections 5 and 6 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 18 OF 27 • Shared outdoor recreation space shall be readily observable to promote crime prevention and safety; The proposal is for an extension of the existing Bull Mountain Heights apartment complex, which includes a community center and outdoor pool and spa area for the entire complex. Each of the new units is constructed with a 72 square foot deck equaling 5,040 square feet that can be counted as recreation space. However, based on the criterion above, the applicant is required to provide a total of 15,700 square feet of recreational space for the proposed 70 units. Therefore, the applicant is required to provide a plan showing 15,700 square feet of recreational space provided for the proposed residential units. If the community center and pool area is included in the calculation, then the applicant must show that the entire Bull Mountain Heights complex meets this standard. 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 provided plans indicating that windows will be directed toward the front and rear areas of each of the apartment buildings. Exterior lighting overlaps and covers all parking areas and access points of each building. Therefore, this standard has been satisfied. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Bull Mountain Road, which is not a Tri-Met transit route. Therefore, this standard does not apply. Provisions of the Underlying Zone: 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. Dimensional Requirements: Provisions of the (R-25) Medium-High Residential Zoning District have been addressed earlier in this decision under Section 18.510.050. FINDING: Based on the analysis above, the specific standards of the Site Development Review Section have not been met. CONDITIONS: • Provide a plan showing all decks and patios to have a minimum depth of 8 feet. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 19 OF 27 Provide a plan showing 15,700 square feet of recreational space provided for the proposed residential units. If the community center and pool area is included in the calculation, then the applicant must show that the entire Bull Mountain Heights complex meets this standard. D. 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 three-lane collector roadway to have a 74-foot right-of-way width and a 24-foot paved section from centerline. 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 Bull Mountain Road, which is classified as a three-lane collector roadway with bike lanes on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide at least 37 feet from centerline. The applicant's plans indicate they will provide this dedication. SW Bull Mountain Road is currently paved but not fully widened to meet the current City standard. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The applicant's improvements should tie in with the existing improvements adjacent to Phases I and II of the Bull Mountain Heights development. ODOT was given an opportunity to comment with respect to this application and they noted to Staff that they were not concerned with the incremental impact from this phase of the development on Pacific Highway. 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. By completing the half-street improvement in Bull Mountain Road, the applicant will meet this criterion. 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 20 OF 27 There is an existing 8-inch public sewer line that presently terminates at the southeast corner of the site. The applicant is required to extend the public sewer to the upstream, unsewered boundaries of this site. The applicant's plans show a westerly extension of the existing 8-inch line to the southwest corner of the site. This is acceptable. However, the plan also shows another public sewer extension to Tax Lot 2100, which is good. But the public line would flow into an onsite private sewer line, then back into the public sewer at the south boundary. This may be simply a labeling error on the plan, but the applicant's engineer will need to make a revision such that the public line will flow continuous to another public line. 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 drainageways that impact this site. The applicant's onsite drainage plan will to adequately accommodate the development and will safely convey it to the southeast corner into the existing storm drainage line. 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's plan shows a network of new onsite private storm lines that will convey water from the site to the southwest corner where the water will be treated in a swale, detained in a pond, then released into the existing private storm line along the south boundary that was installed as a part of Phases I and II. The detention pond volume will be approximately 7,200 cubic feet in volume, which will adequately accommodate this phase. 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. SW Bull Mountain Road is classified as a bike facility and should have bike lanes striped along the roadway. However, until the roadway is fully improved west of this site, the striping of the bike lane should not be completed at this time. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 21 OF 27 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. In lieu of striping the bike lane now, the applicant should pay a fee to the City to cover the future striping of the lane adjacent to this site. This fee should be paid to the City prior to issuance of a building permit. The amount of the striping would be as follows: • 233 feet of 8-inch white stripe, at $2.50/If $583.00 • 6 Mono-directional reflective markers @ $4.00/ea. 624,88 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The future bike lane will be a minimum of five feet wide. 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 Bull Mountain Road. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 233 lineal feet; therefore the fee would be $6,408.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 22 OF 27 Traffic Study Findings: A traffic impact report was prepared by Lancaster Engineering. The report analyzed the driveways in the vicinity of this site. There are two existing driveways into the Bull Mountain Heights development east of this site, one of which is located across from SW 114th Avenue. Lancaster found that this phase of the development will generate approximately 394 new weekday trips, with 36 occurring during the PM Peak Hour. With the additional traffic from this phase, the level of service (LOS) for the driveways will be LOS C or better. Public Water System: This development is within the City's public water service area. The existing water lines in Phases I and II are public lines, so the proposal of this phase includes a continuation of that pattern with a completion of a loop system out to Bull Mountain Road. The Public Works Department reviewed this application and had numerous comments, mostly detailed design comments. Those comments include: • Public waterline easements must be conveyed to the City for all internal public waterlines. • All fittings shall be MJ type except for those allowed by the City's fire hydrant detail. • All joints shall be restrained. • Provide backflow devices behind all water meters. • The applicant will need to provide profiles of the water, sanitary sewer and storm lines to show any potential conflicts. • All water meters shall be within landscaped areas. • Meter sizing must be reviewed and approved by Public Works. • 90-degree bends are not permitted. Prior to construction, the applicant's construction plans will need to be reviewed and approved by the Engineering and Public Works departments. 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 applicant's plan shows that they will treat the onsite runoff in a vegetated swale. The preliminary sizing calculations show that the proposed swale will adequately accommodate the additional runoff. 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 throughout the project 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. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 23 OF 27 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 five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division will review a grading and erosion control plan for the site work as a part of the Site Permit review process. This site is only 4.22 acres in size, so a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to 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. 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 $102,053 based on the use proposed. NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 24 OF 27 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 $318,916 ($102,053 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the collector and arterial street system. The unmitigated impact of this project on the transportation system is $216,863. The applicant has proposed to construct half-street improvements along SW Bull Mountain Road since this is the frontage they are obtaining access from. The cost of the improvements is expected to be $55,973 (3,791 square feet x $3.00 per square for dedication + 223 feet x 200.00 per linear foot for half-street improvements), thus, it meets the rough proportionality test to the unmitigated impacts. In any event, the applicant has proposed to construct these improvements. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Urban Forester has reviewed the proposal and has offered the following comments: • Tree protection fencing is inadequate or the tree #646 on sheet 3 of 9. The City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to it. The City of Tigard Public Works Department has reviewed the proposal and has no objections to it. The City of Tigard Operations Manager/Water Department has reviewed the proposal and has offered comments: • See SDR2002-00011 file under Request for Comments section. The City of Tigard Police Department has reviewed the proposal and has offered the following comment: • Request a locator map placed in accessible and visible location near entrance to minimize any delay in emergency services. SECTION VIII. AGENCY COMMENTS The City of King City has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1. The minimum required fire flow is 1500 gpm @ 20 psi . Fire District records indicate the required fire flow is available at Bull Mountain Rd. 2. The proposed fire hydrant shall be adjusted as follows: A. The hydrant shown on Road A at or near Station 1 + 35 shall be relocated to the intersection of Road A and Bull Mountain Road on the East side of Road A. B. An additional hydrant shall be installed at or near Station 0 + 10 of Road C on the West side of the roadway. 3. Fire department connections (FDCs) may be placed on buildings classified as Group R, Division 1 Occupancies not more than four stories in height and used exclusively for dwellings with or without attached private garages for the storage of pleasure automobiles provided all the following conditions are fulfilled: NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 25 OF 27 A. There shall not be more than 70 feet from the driving surface of an approved access roadway to the FDC. This measurement shall be made along an unobstructed 3 foot wide approved access walkway. Oregon Structural Specialty Code, Chapter 10 shall be used to determine the provisions of an approved access walkway. B. A fire hydrant shall be located not more than 500 feet of the FDC. The measurement shall included the 70 feet in item 1. C. The fire hydrant shall be placed on the same side of the access roadway as the fire department connection, unless there is at least one additional approach to the building by an approved access roadway. D. The location for the fire department connection on the building shall be placed no closer than 3 feet to an opening in the building and at an easily accessible location. There shall be a sign placed on the building stating "FDC" located above the FDC that is visible from the approved access roadway. If the FDC does not face the approved access roadway the sign shall be placed on the wall of the building facing the approved access roadway at the corner adjacent to the FDC with an arrow pointing in the direction of the FDC. Lettering (and the arrow if needed) shall be white on a red background with lettering of not less than 1 inch stroke width by not less than 6 inches high. E. There shall be a fire alarm signaling device in the form of a horn/strobe located not less than 8 feet above grade directly over the FDC(s). 4. Following the installation of roadways and curbs, the Fire Marshal's Office shall be contacted for an on-site inspection in order to designate fire lanes. Curbs required to be painted and signed as fire lanes will be designated at that time. 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. 6. Fire hydrant locations shall be identified byte installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. 7. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. 8. A Knox brand key box shall be provided on the building to access the fire sprinkler riser rooms. Contact the Fire Marshal's Office for installation details and an application. 9. A building survey and plans, in accordance with TVF&R Ordinance 99-01 , Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: http://www.tvfr.com/Departments/FireMarshal/newconstruction.htm Please contact me at (503) 612-7010 with any additional questions. SECTION IX. 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 NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 26 OF 27 Final Decision: THIS DECISION IS FINAL ON AUGUST 29, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 14, 2002 UNLESS AN APPEAL IS FILED. Appeal: 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 DEADL1N t=t1R'MONO AN APPEAL IS AT 51)()PM ON SEPTEMBER 13, 2002. 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. / / J August 29, 2002 PREPARE : . ath ' egger DATE Assistant Planner August 29, 2002 APPROVED BY: Richard H. Bewersdorff DATE Planning Manager I:\cu rpl n\ma th ew\sd r\S DR2002-00011.dec.dot NOTICE OF TYPE II DECISION SDR2002-00011/BULL MOUNTAIN HEIGHTS III APARTMENTS PAGE 27 OF 27 -- ___lwir4pp CITY of TIGARD Ilratailii Effirp OEOORAPNIG INFOR YATION SV8TFM VICINITY MAP 7 tin ¢ ua • T i a �`\ SDR2002-00011 , I- SLR2002-00007 A • , •ODs BULL MOUNTAIN„rim HEIGHTS III APARTMENTS ■ 9 1 ., III � 'URF1 GLEN CT r BULL MOUNTAIN DR 111 , l I I l VII h:L____, ► .•3 FEN:. ip,, w . - Ill , VIE L :_ I �.8Eir BEND RD r- • I .„ . T:i;Map J 1116E,-• ' •� • it..11 • ”, DR • e '.' ; ' �?svj Z o N aoo au V=628 feet -..gor Nrilliboilli 4 1 ' ,4 we ' a, Nf � ! O ��, 6Z � : m City of Tigard .04.## ��, �G �//////---/ff���J///.! Information on this map is for general location only and ,, �����_ should be verified with the Development Services Division. • ,. , ,�: 4 \ 13125 SW Hall Blvd ,, 7 "� Tigard,OR 9171 (503)639171 V l http://www-ci.tigard.or.us Community Development Plot date:Jul 8,2002;C:lmagic\MAGICO3APR - r ; OW Al O�NT pIN 0 r. aQ.. M ..,. 1 .� « ii,� � I 1 �� el\ 'e I I , I°� 1 8 . D /� -'-... // �I 1.,:,.. i ,,... :.._„ like e # I, . . 3 vola lifrk:#//4 iiirl# % % 1 irlir: 1,; /) 6-i , ,,,A,.... „. / , ;,, ,_ zoi et 1 - ylp , 11 . • edilet IS‘w• % t SWAP' / i ' „ ``` , 1 ,, ' I I / • -- a/0 1 i 44/1t 0,I i&D , / Viiii■■• . - .4 �, . I - _ . - 17‘ , 9 / � ?.4 r. I . . . . Uri ' / �1-- a 10� , irt,„..... ----t,_ - 111,1% � .� � �����1 i i 11Q' r / s. .___. , ...---,-.....;-. __:._..... , ..1 „ , , , mi . wit . 4 5S ® CITY OF TIGARD At SDR2002-00011/SLR2002.00007 CITY SITE PLAN N BULL MOUNTAIN HEIGHTS III APARTMENTS (Map is not to scale) £XHIFIT Andrews Management Limited SDR2002-00011/SLR2002-00007 11336 SW Bull Mountain Road, #104 BULL MOUNTAIN HEIGHTS III APARTMENTS Tigard, OR 97224 Andrews Management Ltd. Attn: Phil Cohn 11336 SW Bull Mountain Road, #103 Tigard, OR 97224 Spencer H. Vail 4505 NE 24th Portland, OR 97211 George & Jacquie Chandler 11550 SW Bull Mountain Road Tigard, OR 97224 • AFFIDAVIT OF MAILING CITY OF TIGARD Community Development Shaping 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 ofTigard, Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SDR2002-0001 I/SLR2002-00001 - BULL MOUNTAIN HEIGHTS III APARTMENTS ❑ AMENDED NOTICE (Fie 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 August 29,2002, and deposited in the United States Mail on August 29,2002, postage prepaid. / ' / _ , Aigolh...„ iwor (Person that Pr-pa -• otice) STATE OAF O TEGOW ) County o�ff Washington )ss. City of Tigard ) VI- Subscribed and sworn/affirmed before me on the /7 day of fe►e,i,,,t,ec.t_ , 2002. fZ4Z1, OFFICIAL SEAL / r`,; 77# DIANE M JELDERKS �/ s', ` ,' ' NOTARY PUBLIC-OREGON l �� 'y' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 HO ARY PUBLIC OF U' G N• MI■IIMIII■•■■ ((Mt)My Commission Exbires: 0A 3 E DEISIO fl `� {, s� rte, , REVIEW DRS O ,I , � kmont � � � OF ARD s �;� raunity ,, BUS M@�IH HE1 III APARTM 120 DAYS = 11/5/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS CASE NOS.: Site Development Review (SDR) SDR2002-00011 Sensitive Lands Review (SLR) SLR2002-00007 PROPOSAL: The applicant is requesting Site Development review approval for an 8-building, 70-unit multi-family project and Sensitive Lands Review for work on steep slopes of 25 percent or greater. OWNER: Andrews Management Limited APPLICANT'S Spencer H. Vail Attn: Phil Cohn REP: 4505 NE 24th 11336 SW Bull Mountain Rd., #104 Portland, OR 97211 Tigard, OR 97224 LOCATION: 11500 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1 ,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. S DECISION a 9 . ,,,„;,,,,,:: 1.ailnyz;#. 4,i:iii=- : ..-.4....,‘- d7r-na„has SECTION II . Ord 7 unr a l City � F i�a -ale r I 9 # , QCs l i x., I x� -,,,i c my TRAP Y I E F � ,, MON ThS All documents and applicable criteria the above acted fi!o are available for inspection at r:o 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 AUGUST 29, 2002 AND BECOMES EFFECTIVE ON SEPTEMBER 14, 2002 UNLESS AN APPEAL IS FILED. Appeal: 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. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 13, 2002. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Ir L a, •ulna' I I CI,of new Ra i 11 VICINITY MAP 1.,.,,.._6,.. . , 4, N I-- _ SDR2002.00011 ,,I,,ld1 SLR2002-00007 „,�,yos BELL TOUNTAIN y I 4111 HEIG HTS III APARTMENTS ii:fii4ii w ■■■■■■ a TO i t+ I? .69-- i e ,- 0 ' I IN __,--. - / ' - . - C 1 _w`®"�w 'RYAS _�♦ . _ ' -:-=.- • mss bULLM„._„N�,.1; .,,.. 1 4/1II / (/ ' I-Of'1:-).: Li'-i° -- "' ' / ' - ' `_`y , ,∎; J �/ 3.,4- 410,11 - •• � r,ilook ‘.4„ . lok,- c„,,,,,, imr\,/,.t , 71 , .. , , Nrr .0.0,),"4,7 I o___ , / , . ,914, _II I ! . -- I � L.IJ � 11 yap 1 A CI■ ' OF TIGARD T SDR2002.00011ISLR2002.00007 SITE PLAN N BULL MOUNTAIN HEIGHTS III APARTMENTS (Mop is not to scale) _ -- 2S 110AC-01200 2S 11 OAC-02200 EXRfl h 3 ANDREWS MANAGEMENT LIMITED BU S NALD A 11336 SW BULL MOUNTAIN RD 440 HILLTOP RD #104 PO L D,OR 97210 TIGARD,OR 97224 2S 110AC-01400 2S 110AC-02100 AN R S MANAGEMENT LTD BUS D ALD A 113 W BULL MOUNTAIN RD 440 N ILLTOP RD #104 POR N ,OR 97210 TIG RD,OR 97224 2S 110AC-01300 2S 110AC-02500 ANDREW MANAGEMENT LTD BUSS 0 ALD A 1133 S BULL MOUNTAIN RD 440 NW TOP RD #104 PORT D,OR 97210 TIGA 97224 2S 11 OB D-02400 2S 110AC-01800 ANIELLO JOHN JR&MELISSA R BUSS LD A 14977 SW 116TH PL 440 NW LTOP RD TIGARD,OR 97224 PORT ND,OR 97210 2S 110B D-01500 2S 110AC-01900 ARTIS VICKI K BUSSALD A 11670 SW BULL MTN RD 440 NW LTOP RD TIGARD,OR 97223 PORTLAND,OR 97210 2S 110BD-03300 2S 110AC-02400 BAKER STEPHEN L&YVONNE L BUSS D NfLD A 14938 SW 116TH PL 440 NW I-(LTOP RD TIGARD,OR 97223 PORT D,OR 97210 2S110AB-02600 2S110AC-02000 BECK KRISTIN L& BUSS DONALD A BECK PAULINE R 440 NWAI `►OP RD 14425 SW 114TH AVE PORTL R 97210 TIGARD,OR 97224 2S 110CA-80041 2S 110AC-01000 BRAAKSMA LINDA J CALABAZAS CREEK LTD INVESTRS& 11525 SW CROWN DR#1 CALIFORNIA BOARDWALK LTD INVESTRS KING CITY,OR 97224 PO BOX 5668 PORTLAND,OR 97228 2S 110BA-02600 2S 110B D-00400 BURBACK DARRELL R AND CARLEY BARRY&MARIANNE SHIRLEY L 11750 SW WILDWOOD ST 14520 SW MCFARLAND BLVD TIGARD,OR 97224 TIGARD,OR 97224 2S 110AC-02300 2S 110B D-02100 BUSS DONALD A CHANDLER GEORGE B&JACQUIE E & 440 NW HILLTOP RD LOCKWOOD HAZEL C PORTLAND,OR 97210 11550 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S 110AC-01700 2S1 10B D-02000 CHRIST THE KING EDWARDS BARRY A AND MONA R LUTHERAN CHURCH 11695 SW BEEF BEND ROAD 11305 SW BULL MTN RD TIGARD,OR 97224 TIGARD, OR 97224 2S 110BD-02500 2S 110BD-08100 CLAYPOOL JAMES B& EISENBACH CHARLES R&SHERRY B CLAYPOOL FRANCES J 14822 SW 117TH 14943 SW 116TH PL TIGARD,OR 97224 TIGARD,OR 97223 2S 110B D-01300 2S 110BD-07100 COLBY DEREK L&LINDA D ELLIOTT LINDA P 11720 SW BULL MTN RD 11864 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 110 BA-02500 2S 110AC-01100 COLE CHRISTINE&RICHARD FINCH KENNETH A&LYNNE M& 14550 SW MCFARLAND BLVD EISERT CLARK L&STEPHANIE TIGARD,OR 97224 10685 SW CLAY ST SHERWOOD,OR 97140 2S 110 B D-01800 2S 110 BD-07200 CZAP FRANK J&LINDA E GRUN PAUL A&ELIZABETH U 14955 SW 116TH 11852 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 10B D-07400 2S1 10B D-02600 DEBUSMAN MARTIN R&DIANA M HAASE GREGORY C AND SHERRI L 11836 SW ASPEN DR 14921 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 10 B D-07800 2S1 10 BD-02800 DELANY DOUGLAS G& HAJIAGHA MARJAN R DELANY JANICE L 14867 SW 116TH PL 11754 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 1100A-05100 2S 110BA-02400 DICKEY KENNETH A AND HALE ROBERT R& ELLEN C HICKS LEESA M 14565 SW MCFARLAND PMB 187 TIGARD,OR 97224 14657 SW TEAL BLVD BEAVERTON,OR 97007 2S110CA-80031 2S110AB-02500 DIRKER BLANCHE H REVOCABLE HAMPTON HILL E BARBARA A LIVING TRUST 14465 SW 114TH AVE 11525 SW CROWN DR#2 TIGARD,OR 97224 KING CITY,OR 97224 2S110BD-07600 2S 110BD-02900 DOANE JAMES L&LAURIE MIKEL HITSMAN WILLIAM A&JACLYN M 11798 SW ASPEN RIDGE DR 14849 SW 116TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110135-03200 2S 110CA-80071 HOPKINS GENE H MCFARLAND LIVING TRUST 14916 SW 116TH PL BY PAUL M MCFARLAND TR TIGARD,OR 97224 16055 SW QUEEN VICTORIA KING CITY,OR 97224 2S110BD-07700 2S110BD-07900 JENNISON ROBERT A&DENISA C ORFIELD KELLY ALLEN&TAMARA LY 11770 SW ASPEN RIDGE DR 14728 SW 117TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S1 1 OB D-08000 2S 110BA-03000 JOHNSON EDWARD&SUSAN ELLEN ORTEGA LUIS A& 14764 SW 117TH PL FITZGERALD JANE A TIGARD,OR 97224 11550 SW CLOUD CT TIGARD,OR 97224 2S110BD-03100 2S110BD-02700 KELLER MICHAEL R&LORI J OSBORN TONYA LM 14894 SW 116TH PL 14889 SW 116TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S 110CA-80000 2S 110CA-80051 KING CITY CONDO UNIT OWNERS PAGAN MARIA H BY TUALATIN DEVELOPMENT CO 11535 SW CROWN CT#1 15300 SW 116TH AVE KING CITY,OR 97224 TIGARD,OR 97223 2S 110CA-80000 2S1 10B D-03400 KING C NDO UNIT OWNERS PURCELL DWIGHT V III BY TUA IN DEVELOPMENT CO 14960 SW 116TH PL 15300 S 1 TH AVE TIGARD,OR 97224 TIGAR ,OR 97223 2S1 10 B D-07300 2S1 10 B D-03 LEHR LOVINA J PURC DWIGHT V III 11840 SW ASPEN RIDGE DR 1496 116TH PL TIGARD,OR 97224 TI RD,0 97224 2S110CA-80021 2S1 OBD 8200 LITTLE JOHN B AND INGEBORG C RO OAKS DEVELOPMENT CO 11495 SW CROWN DRIVE#1 , KING CITY,OR 97224 2S 110BA-03100 2S1 10B D-00300 LOPER ROBERT E AND JULLE A SCHANG GARY W 11530 SW CLOUD CT 11710 SW WILDWOOD ST TIGARD, OR 97224 PORTLAND,OR 97224 2S 110CA-80011 2S 110CA-80081 LORENZ PEARL E& SHETTLER BARBARA W TRUST WHITMAN BETTY A 2931 SW SUNSET BLVD 11495 SW CROWN DR#2 PORTLAND,OR 97201 TIGARD,OR 97224 .2S11013 6-00100 ST JAMES EPISCOPAL CHURCH PO BOX 23033 TIGARD,OR 97223 2S110AC-01101 TEXACO REFINING&MARKETING INC BY TAX DEPT PO BOX 7813 UNIVERSAL CITY,CA 91608 2S110BD-00200 VIRANOND NONGNUJ 14590 SW MCFARLAND BLVD TIGARD, OR 97224 2S1 10 BD-08400 WALL GEORGE E&PAMELA J 11620 SW BULL MTN RD TIGARD,OR 97224 2S 110BD-08300 WALL G GE E AND PAMELA J 11620 S ULL MT RD TIGA ,O 97224 2S 110BD-03000 WANDERSCHEID GARY A& WANDERSCHEID CLYDENE L 14872 SW 116TH PL TIGARD,OR 97224 2S110CA-80061 WILSON GWENDOLYN 11535 SW CROWN CT#2 KING CITY,OR 97224 2S1 108 D-07500 WONG ERIC MOKKIN&MAY MUI 11812 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 AFFIDAVIT OF MAILING �G Y OF TIGARD Community(Development Shaping 14 Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw} E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2002-000I I/SLR2002-00007 — BULL MOUNTAIN HEIGHTS III APARTMENTS zAMENDED 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 July 12,2002, and deposited in the United States Mail on July 12,2002, postage prepaid. / �......N. � ,� (Person th Prepared Notic•) /1 a& 1 STATE OAF OREGON ) ff`W County oas ington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the /3 day of __...�-- - , 2002. x OFFICIAL SEAL +:r0 / h; .-, ; DIANE M JELDERKS '••' ' NOTARY PUBLIC-OriEC;Q!tr COMMISSION sic,: 328.578 ` / MY COMMISSION EXPIRES SEPT.07,2003 ' I. �' '�I ■ I l ' I''' ��`� My Commission Expir e) f OFFICIAL SEAL 4 t :. DIANE M JELDERKS :� ' NOTARY PUBLIC-OREGON '" COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 EXIII 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. - REVISED NOTICE - NOTICE OF PENDING LAND USE APPLICATION •�'�'" CITY OF TIGARD SITE DEVELOPMENT Devefopment` ShapngABet EerC mmunity REVISED NOTICE DUE TO INACCURATE INFORMATION PREVIOUSLY PROVIDED PERTAINING TO THE NUMBER OF BUILDINGS PROPOSED AND THE SITE ADDRESS. DATE OF NOTICE: July 12, 2002 FILE NUMBERS: SITE DEVELOPMENT REVIEW (SDR) 2002-00011 Type II Land Use Application SENSITIVE LANDS REVIEW (SLR) 2002-00007 FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS PROPOSAL: The applicant is requesting Site Development Review approval for an 8-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11500 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. 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 JULY 26, 2002. All comments should be directed to Mathew Scheideqger, Assistant 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. 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 AUGUST 22, 2002. 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." 1` i :wog , cirvo ncnNn I� 1 17-7.7.7-.------Ply- 1 [ ! . •im VICINITY MAP r 411111 0 , i^ SDR2002-00011 peilwagi SLR2002-00001 .� . �, HEIGHTS MOUNTAIN ,. __ r All HEIGHTS III APARTMENTS ININII All , lir 4.......1 lswam gra issom 2 pi „, All11 4 .44._ MUM IN ill , Allit ../t503 I■■■■univer.011 it ,fievilr—i 1 . ■ N 'IA / N ma 1re I bit A010‘4.1"40$1# 1‘ ' 2S110AC-01200 2S110AC-02200 ANDREWS MANAGEMENT LIMITED BU S NALD A EXHIBIT-3 11336 SW BULL MOUNTAIN RD 440 HILLTOP RD #104 PO LA D,OR 97210 TIGARD,OR 97224 2S 110AC-01400 2S 110AC-02100 x AN R S MANAGEMENT LTD BUS D ALD A 1133 W BULL MOUNTAIN RD 440 N ILLTOP RD #104 POR AN ,OR 97210 TIG RD,OR 97224 2S 110AC-01300 2S 110AC-02500 ANDREW MANAGEMENT LTD BUSS 0 ALD A 113 S BULL MOUNTAIN RD 440 NW TOP RD #104 PORT D,OR 97210 TIGA 97224 2S11080-02400 2S 110AC-01800 ANIELLO JOHN JR&MELISSA R BUSS LD A 14977 SW 116TH PL 440 NW LTOP RD TIGARD,OR 97224 PORT ND,OR 97210 2S 110BD-01500 2S 110AC-01900 ARTIS VICKI K BUSS ALD A 11670 SW BULL MTN RD 440 NW LTOP RD TIGARD,OR 97223 PORTLAND,OR 97210 2S 110BD-03300 2S 110AC-02400 BAKER STEPHEN L&YVONNE L BUSS D N LD A 14938 SW 116TH PL 440 NW LTOP RD TIGARD,OR 97223 PORT D,OR 97210 2S110AB-02600 2S110AC-02000 BECK KRISTIN L& BUSS DONALD A BECK PAULINE R 440 NW� FOP RD 14425 SW 114TH AVE PORT R 97210 TIGARD,OR 97224 2S 110CA-80041 2S 110AC-01000 BRAAKSMA LINDA J CALABAZAS CREEK LTD INVESTRS& 11525 SW CROWN DR#1 CALIFORNIA BOARDWALK LTD INVESTRS KING CITY,OR 97224 PO BOX 5668 PORTLAND,OR 97228 2S 110BA-02600 2S 11080-00400 BURBACK DARRELL R AND CARLEY BARRY&MARIANNE SHIRLEY L 11750 SW WILDWOOD ST 14520 SW MCFARLAND BLVD TIGARD,OR 97224 TIGARD,OR 97224 2S 110AC-02300 2S 110BD-02100 BUSS DONALD A CHANDLER GEORGE B&JACQUIE E & 440 NW HILLTOP RD LOCKWOOD HAZEL C PORTLAND,OR 97210 11550 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S 110AC-01700 2S 110BD-02000 CHRIST THE KING EDWARDS BARRY A AND MONA R LUTHERAN CHURCH 11695 SW BEEF BEND ROAD 11305 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-02500 2S 110B D-08100 CLAYPOOL JAMES B& EISENBACH CHARLES R&SHERRY B CLAYPOOL FRANCES J 14822 SW 117TH 14943 SW 116TH PL TIGARD,OR 97224 TIGARD,OR 97223 2S 110B D-01300 2S 110BD-07100 COLBY DEREK L&LINDA D ELLIOTT LINDA P 11720 SW BULL MTN RD 11864 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 110BA-02500 2S 110AC-01100 COLE CHRISTINE&RICHARD FINCH KENNETH A&LYNNE M& 14550 SW MCFARLAND BLVD EISERT CLARK L&STEPHANIE TIGARD,OR 97224 10685 SW CLAY ST SHERWOOD,OR 97140 2S 110BD-01800 2S110013-07200 CZAP FRANK J&LINDA E GRUN PAUL A&ELIZABETH U 14955 SW 116TH 11852 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-07400 2S 110BD-02600 DEBUSMAN MARTIN R&DIANA M HAASE GREGORY C AND SHERRI L 11836 SW ASPEN DR 14921 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S11060-07800 2S1 10B D-02800 DELANY DOUGLAS G& HAJIAGHA MARJAN R DELANY JANICE L 14867 SW 116TH PL 11754 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 110BA-05100 2S 110BA-02400 DICKEY KENNETH A AND HALE ROBERT R& ELLEN C HICKS LEESA M 14565 SW MCFARLAND PMB 187 TIGARD,OR 97224 14657 SW TEAL BLVD BEAVERTON,OR 97007 2S110CA-80031 2S 110AB-02500 DIRKER BLANCHE H REVOCABLE HAMPTON HILL E BARBARA A LIVING TRUST 14465 SW 114TH AVE 11525 SW CROWN DR#2 TIGARD,OR 97224 KING CITY,OR 97224 2S1106D-07600 2S110BD-02900 DOANE JAMES L&LAURIE MIKEL HITSMAN WILLIAM A&JACLYN M 11798 SW ASPEN RIDGE DR 14849 SW 116TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110/3 D-03200 2S 110CA-80071 HOPKINS GENE H MCFARLAND LIVING TRUST 14916 SW 116TH PL BY PAUL M MCFARLAND TR TIGARD,OR 97224 16055 SW QUEEN VICTORIA KING CITY,OR 97224 2S1 10B D-07700 2S 110BD-07900 JENNISON ROBERT A&DENISA C ORFIELD KELLY ALLEN&TAMARA LY 11770 SW ASPEN RIDGE DR 14728 SW 117TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-08000 2S 110BA-03000 JOHNSON EDWARD&SUSAN ELLEN ORTEGA LUIS A& 14764 SW 117TH PL FITZGERALD JANE A TIGARD,OR 97224 11550 SW CLOUD CT TIGARD,OR 97224 2S 110B D-03100 2S 110BD-02700 KELLER MICHAEL R&LORI J OSBORN TONYA LM 14894 SW 116TH PL 14889 SW 116TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S 110CA-80000 2S 110CA-80051 KING CITY CONDO UNIT OWNERS PAGAN MARIA H BY TUALATIN DEVELOPMENT CO 11535 SW CROWN CT#1 15300 SW 116TH AVE KING CITY,OR 97224 TIGARD,OR 97223 2S 110CA-80000 2S1 106 D-03400 KING C NDO UNIT OWNERS PURCELL DWIGHT V III BY TUA IN DEVELOPMENT CO 14960 SW 116TH PL 15300 S 1 TH AVE TIGARD,OR 97224 TIGAR ,OR 97223 2S110BD-07300 2S110BD-03 .i LEHR LOVINA J PURC.. DWIGHT V III 11840 SW ASPEN RIDGE DR 14961 . 116TH PL TIGARD,OR 97224 TI •RD,0- 97224 2S110CA-80021 2S1 OBD 8200 LITTLE JOHN B AND INGEBORG C RO OAKS DEVELOPMENT CO 11495 SW CROWN DRIVE#1 , 0 KING CITY,OR 97224 2S 110BA-03100 2S 110B D-00300 LOPER ROBERT E AND JULLE A SCHANG GARY W 11530 SW CLOUD CT 11710 SW WILDWOOD ST TIGARD,OR 97224 PORTLAND,OR 97224 2S 110CA-80011 2S 110CA-80081 LORENZ PEARL E & SHETTLER BARBARA W TRUST WHITMAN BETTY A 2931 SW SUNSET BLVD 11495 SW CROWN DR#2 PORTLAND,OR 97201 TIGARD,OR 97224 2S 110BD-00100 ST JAMES EPISCOPAL CHURCH PO BOX 23033 TIGARD,OR 97223 2S 110AC-01101 TEXACO REFINING&MARKETING INC BY TAX DEPT PO BOX 7813 UNIVERSAL CITY,CA 91608 2S11090-00200 VIRANOND NONGNUJ 14590 SW MCFARLAND BLVD TIGARD,OR 97224 2S 110BD-08400 WALL GEORGE E&PAMELA J 11620 SW BULL MTN RD TIGARD,OR 97224 2S 110BD-08300 WALL G GE E AND PAMELA J 11620 S ULL MT RD TIGA ,O 97224 2S1 10B D-03000 WANDERSCHEID GARY A& WANDERSCHEID CLYDENE L 14872 SW 116TH PL TIGARD,OR 97224 2S110CA-80061 WILSON GWENDOLYN 11535 SW CROWN CT#2 KING CITY,OR 97224 2S110BD-07500 WONG ERIC MOKKIN&MAY MUI 11812 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 ANDREWS MANAGEMENT LTD. ATTN: PHIL COHN 11336 SW BULL MOUNTAIN ROAD, #103 TIGARD OR 97224 SPENCER H. VAIL 4505 NE 24TH PORTLAND OR 97211 • Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 • AFFIDAVIT OF MAILING CIT OFTGARD 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 SenwrAdministrative Specialist for the City of'Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) El NOTICE OF PENDING LAND USE APPLICATION FOR: SDR2002-0001 I/ 2002-00001 — BULL MOUNTAIN HEIGHTS III APARTMENTS ❑ 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 July 9,2002, and deposited in the United States Mail on July 9,2002, postage prepaid. (Person th Prepared No ice) STA(Ie, of OltEGOTI ) County of-Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the / 3 day of , 2002. w: * '. DIANE M SEAL ' I I I I ' 1-Ti / // 1 ` ELDERKS .....7..... " 'NOTARY PUBLIC-OREGON 3 r, COMMfSSION NO 32ss�a My Commission Mitres: '77/7.3 MY COMMISSIOXPIRES SEPT.07 2003 • EXU P 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 414 SITE DEVELOPMENT REVIEW CITY OF, i� O OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: July 9, 2002 FILE NUMBERS: SITE DEVELOPMENT REVIEW (SDR) 2002-00011 Type II Land Use Application SENSITIVE LANDS REVIEW (SLR) 2002-00007 FILE NAME: BULL MOUNTAIN HEIGHTS III APARTMENTS PROPOSAL: The applicant is requesting Site Development Review approval for a 9-building, 70-unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. ZONE: R-25: Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. LOCATION: 11430 SW Bull Mountain Road; WCTM 2S110AC, Tax Lot 1400. 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 JULY 23, 2002. All comments should be directed to Mathew Scheidegger, Assistant 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. 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 AUGUST 22, 2002. 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 $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." Imp . —zi 1TIM � I ,-nvr ricnao ME I_■,.,�MI IMEr= ■ VICINITY MAP 1111"111111111111111 , 4JIii141JiI BULL MOUNTAIN geliciT , gil ■ =,� livill.111-- HEIGHTS III APARTMENTS , ■ Sri �III IA■ ■ iir 1 a �T.N . I1111. lel . go c. • ar Friofri .,,, %.4%0- ofTirW 'r � IMO MI NOM � fa ittib* .VAII.M. 2S 110AC-01200 2S 110AC-02200 ANDREWS MANAGEMENT LIMITED BU S NALD A EMI' 11336 SW BULL MOUNTAIN RD 440 HILLTOP RD #104 PO D,OR 97210 TIGARD,OR 97224 2S 110AC-01400 2S 110AC-02100 AN R S MANAGEMENT LTD X BUS D ALD A 1133 W BULL MOUNTAIN RD 440 N ILLTOP RD #104 POR AN ,OR 97210 TIG RD,OR 97224 2S 110AC-01300 2S 110AC-02500 ANDREW MANAGEMENT LTD BUSS O ALD A 1133 S BULL MOUNTAIN RD 440 NW TOP RD #104 PORTL D,OR 97210 TIGA , 97224 2S1 10B D-02400 2S 110AC-01800 ANIELLO JOHN JR&MELISSA R BUSS LD A 14977 SW 116TH PL 440 NW LTOP RD TIGARD,OR 97224 PORT ND,OR 97210 2S 110 B D-01500 2S 110AC-01900 ARTIS VICKI K BUSS O ALD A 11670 SW BULL MTN RD 440 NW LTOP RD TIGARD,OR 97223 PORTLAND,OR 97210 2S 110B D-03300 2S 110AC-02400 BAKER STEPHEN L&YVONNE L BUSS D N$LD A 14938 SW 116TH PL 440 NW 1-ALTOP RD TIGARD,OR 97223 PORT D,OR 97210 2S 110AB-02600 2S 110AC-02000 BECK KRISTIN L& BUSS DONALD A BECK PAULINE R 440 NW TOP RD 14425 SW 114TH AVE PORTL , R 97210 TIGARD,OR 97224 2S 110CA-80041 2S 110AC-01000 BRAAKSMA LINDA J CALABAZAS CREEK LTD INVESTRS& 11525 SW CROWN DR#1 CALIFORNIA BOARDWALK LTD INVESTRS KING CITY,OR 97224 PO BOX 5668 PORTLAND,OR 97228 2S 110BA-02600 2S1 10 BD-00400 BURBACK DARRELL R AND CARLEY BARRY&MARIANNE SHIRLEY L 11750 SW WILDWOOD ST 14520 SW MCFARLAND BLVD TIGARD,OR 97224 TIGARD,OR 97224 2S 110AC-02300 2S110130-02100 BUSS DONALD A CHANDLER GEORGE B&JACQUIE E& 440 NW HILLTOP RD LOCKWOOD HAZEL C PORTLAND,OR 97210 11550 SW BULL MOUNTAIN RD TIGARD,OR 97224 • 2S110AC-01700 2S110BD-02000 CHRIST THE KING EDWARDS BARRY A AND MONA R LUTHERAN CHURCH 11695 SW BEEF BEND ROAD 11305 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-02500 2S1108D-08100 CLAYPOOL JAMES B& EISENBACH CHARLES R&SHERRY B CLAYPOOL FRANCES J 14822 SW 117TH 14943 SW 116TH PL TIGARD,OR 97224 TIGARD,OR 97223 2S110BD-01300 2S1109D-07100 COLBY DEREK L&LINDA D ELLIOTT LINDA P 11720 SW BULL MTN RD 11864 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BA-02500 2S110AC-01100 COLE CHRISTINE&RICHARD FINCH KENNETH A&LYNNE M& 14550 SW MCFARLAND BLVD EISERT CLARK L&STEPHANIE TIGARD,OR 97224 10685 SW CLAY ST SHERWOOD,OR 97140 2S 110B D-01800 2S 110B D-07200 CZAP FRANK J&LINDA E GRUN PAUL A&ELIZABETH U 14955 SW 116TH 11852 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-07400 2S 110BD-02600 DEBUSMAN MARTIN R&DIANA M HAASE GREGORY C AND SHERRI L 11836 SW ASPEN DR 14921 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 110B D-07800 2S 110BD-02800 DELANY DOUGLAS G& HAJIAGHA MARJAN R DELANY JANICE L 14867 SW 116TH PL 11754 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 110BA-05100 2S 110BA-02400 DICKEY KENNETH A AND HALE ROBERT R& ELLEN C HICKS LEESA M 14565 SW MCFARLAND PMB 187 TIGARD,OR 97224 14657 SW TEAL BLVD BEAVERTON,OR 97007 2S 110CA-80031 2S110AB-02500 DIRKER BLANCHE H REVOCABLE HAMPTON HILL E BARBARA A LIVING TRUST 14465 SW 114TH AVE 11525 SW CROWN DR#2 TIGARD,OR 97224 KING CITY,OR 97224 2S1 10B D-07600 2S 110BD-02900 DOANE JAMES L&LAURIE MIKEL HITSMAN WILLIAM A&JACLYN M 11798 SW ASPEN RIDGE DR 14849 SW 116TH PL TIGARD,OR 97223 TIGARD,OR 97224 • 2S 110BD-03200 2S 110CA-80071 HOPKINS GENE H MCFARLAND LIVING TRUST 14916 SW 116TH PL BY PAUL M MCFARLAND TR TIGARD,OR 97224 16055 SW QUEEN VICTORIA KING CITY,OR 97224 2S1 1 O BD-07700 2S 110B D-07900 JENNISON ROBERT A&DENISA C ORFIELD KELLY ALLEN&TAMARA LY 11770 SW ASPEN RIDGE DR 14728 SW 117TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-08000 2S110BA-03000 JOHNSON EDWARD&SUSAN ELLEN ORTEGA LUIS A& 14764 SW 117TH PL FITZGERALD JANE A TIGARD,OR 97224 11550 SW CLOUD CT TIGARD,OR 97224 2S110BD-03100 2S11000-02700 KELLER MICHAEL R&LORI J OSBORN TONYA LM 14894 SW 116TH PL 14889 SW 116TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S 110CA-80000 2S 110CA-80051 KING CITY CONDO UNIT OWNERS PAGAN MARIA H BY TUALATIN DEVELOPMENT CO 11535 SW CROWN CT#1 15300 SW 116TH AVE KING CITY,OR 97224 TIGARD,OR 97223 2S 110CA-80000 2S 110B D-03400 KING C ••NDO UNIT OWNERS PURCELL DWIGHT V III BY TUA •v IN DEVELOPMENT CO 14960 SW 116TH PL 15300 S' 1 .TH AVE TIGARD,OR 97224 TIGAR►,OR 97223 2S110BD-07300 2S110BD-03 LEHR LOVINA J PURC DWIGHT V III 11840 SW ASPEN RIDGE DR 1496 116TH PL TIGARD,OR 97224 TI RD,0 97224 2S110CA-80021 2S1 OBD 8200 LITTLE JOHN B AND INGEBORG C RO OAKS DEVELOPMENT CO 11495 SW CROWN DRIVE#1 , KING CITY, OR 97224 2S110BA-03100 2S110BD-00300 LOPER ROBERT E AND JULLE A SCHANG GARY W 11530 SW CLOUD CT 11710 SW WILDWOOD ST TIGARD,OR 97224 PORTLAND,OR 97224 2S 110CA-80011 2S 110CA-80081 LORENZ PEARL E& SHETTLER BARBARA W TRUST WHITMAN BETTY A 2931 SW SUNSET BLVD 11495 SW CROWN DR#2 PORTLAND,OR 97201 TIGARD,OR 97224 2S110BD-00100 ST JAMES EPISCOPAL CHURCH PO BOX 23033 TIGARD,OR 97223 2S110AC-01101 TEXACO REFINING&MARKETING INC BY TAX DEPT PO BOX 7813 UNIVERSAL CITY,CA 91608 2S 110BD-00200 VIRANOND NONGNUJ 14590 SW MCFARLAND BLVD TIGARD,OR 97224 2S110BD-08400 WALL GEORGE E&PAMELA J 11620 SW BULL MTN RD TIGARD,OR 97224 2S 110BD-08300 WALL G GE E AND PAMELA J 11620 S ULL MT RD TIGA ,O 97224 2S110BD-03000 WANDERSCHEID GARY A& WANDERSCHEID CLYDENE L 14872 SW 116TH PL TIGARD,OR 97224 2S110CA-80061 WILSON GWENDOLYN 11535 SW CROWN CT#2 KING CITY,OR 97224 2S 110B13-07500 WONG ERIC MOKKIN&MAY MUI 11812 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 ANDREWS MANAGEMENT LTD. ATTN: PHIL COHN 11336 SW BULL MOUNTAIN ROAD, #103 TIGARD OR 97224 SPENCER H. VAIL 4505 NE 24TH PORTLAND OR 97211 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 cx1 cro CITY OF TIGARD ,00 CUIIi 'T ..•,s. PLANNING 12125 SkAi BLVD ESi TiGD or-r: 2S110BD-00100 ST JAMES EPISCOPAL CHURCH PO BOX 23033 TIGARD,OR 97223 30V.LSO4 fl bP1-31"■:d let-Q - • 0 •■• • ••"*•.*.y.L"-".* -•••- : 7.7 • ` J 1r•7 zscl.z CITY OF TICARu ,"`/` CUR 1ENT PLANNING 13125 SW HALL BLVD ESTANQ TIGAFiD, OR 97223 _. 2S110BA-02400 HALE ROBERT R& kALE657'h 970072002 1402 16 07/12/02 `L`JO> RETURN TO SENDER b• 5 ' kALE 'ROBERT ` ' = `d 0 111.1' ) MOVED LEFT NO ADDRESS UNABLE TO FORWARD RETURN TO SENDER -- 0 .,y. 4y yf M6-1 s .----- C --Y *I V �, .1-/C) U jl r - __ I i 1 ; i !' 1 1 I.f !i i 1 1 1.F II ) +'- sat i i=.1!!!k!!f!i!1{11!111!1!l.111 I y 1 t I j y i } �F{k—'��4 • �'1 _ . - x t' ^? 1!!111!! ! !!F!!1! 11!1 1 11 11 I!1 11t! ! 1f� ••••64,ftrzi, t ,....-- t -- . , elm.. ..„.. _ ....... , . ..,"*., ---\ :::. c-% id:,... X. e --`7 `k 4;::. 1 %) ,....) ,,..... 8 t Q & .... .t.. 1k.). \jk , CITY OF TICp1--,— ir* - 3 , ' qr.- c.;wtrRPNT PLANNIN . 131 ',.' .,"A, "ALL BLVD - _ ' - .. ,lo°' r ic..;f r :. C i 97223 . ., 2S110BA-02400 HALE ROBERT R& t HICKS LEESA M PMB 187 14657 SW TEAL BLVD BEAVERTON,O .� ' •._,�+ A I .. 3W 8d 13 0 , Mrs - ,./ • �.s�1 i / I / ., tl _, . . frr - ■_ , CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM I ■ AREA NOTIFIED rip I F41 (500') tSno13A0a000 2S110A1301800 \\_ zsn°an°a100 . 751106A02609 � �� --�-- tS11011°325°° FOR: Spencer Vail❑ . 81108A0250� 2511°ACO23( 2t110Ap2N1 __ _ °°�°° RE: 2S1 MAC-01400 �OA0511� 2$1109°°22° 2w 2311°°"°1°° $11041602101 � a00 CT 11336 SW Bull Mountain Rd. •$110000,00 1111 2 0000040 tsnoa000tol 251109°00300 MOW1� �', lacoiso • BULL MOUNTAIN RD 01160/0 � 2Sn08001500 81100002 `� ::::: 2$n01.p132o�— Property owner information 2811013009300 is valid for 3 months from W tr:= 12m000013004t110aaa79Ae fi1188CO1t08 P441111111111111 ADO�81otw0awo0 the date printed on this map. nos0o13oo0 u 0e0075 n ��800710 0°oo7alo OM williiiviErillimill 072��oeoo:'10 U liii? tsnoe0ot13o' oaoo3l S7IQBDO710Q zi&no°ocatei -9° 2sn0AC01000 2 1100002506111080°3 �I imitailk —-—_ • 281108003900 08001 � • 5110800350Oi 28100°02.10 / 2s%WI° r!�' 18110CA130000 Illp Tr- i ^I I 0 100 200 300 400 500 Feet ' 4 /'� tP �40 Ail ... . .- 'ieip• # 7 City of Tigard �; p 4� 1 mor„,_ 110,,,,, 011,11 , Information on this map is for general location only and 1110# : should be verified with the Development Services Division a. . 13125 SW Hall Blvd r, III / JI V Tgard.OR 97223 J / / cU `/\ (503)639-4171 _. _ hllpalwww.ci.tlgard.or.us Community Development Plot date:Apr 17,2002;C:\magic\MAGIC03.APR 2S 110AC-01200 2S 110AC-02200 ANDREWS MANAGEMENT LIMITED BU S NALD A 11336 SW BULL MOUNTAIN RD 440 HILLTOP RD #104 PO L D,OR 97210 TIGARD,OR 97224 2S110AC-01400 2S110AC-02100 X AN R S MANAGEMENT LTD BUS D ALD A 1133 W BULL MOUNTAIN RD 440 N ILLTOP RD #104 POR N ,OR 97210 TIG RD,OR 97224 2S110AC-01300 2S110AC-02500 ANDREW MANAGEMENT LTD BUSS O ALD A 1133 S BULL MOUNTAIN RD 440 NW TOP RD #104 PORT D,OR 97210 TIGA , 97224 2S11090-02400 2S110AC-01800 ANIELLO JOHN JR&MELISSA R BUSS LD A 14977 SW 116TH PL 440 NW LTOP RD TIGARD,OR 97224 PORT ND,OR 97210 2S 110BD-01500 2S 110AC-01900 ARTIS VICKI K BUSS 0 ALD A 11670 SW BULL MTN RD 440 NW LTOP RD TIGARD,OR 97223 PORTLAND,OR 97210 2S110BD-03300 2S110AC-02400 BAKER STEPHEN L&YVONNE L BUSS D NfLD A 14938 SW 116TH PL 440 NW I- LTOP RD TIGARD,OR 97223 PORT D,OR 97210 2S 110AB-02600 2S 110AC-02000 BECK KRISTIN L& BUSS DONALD A BECK PAULINE R 440 NW TOP RD 14425 SW 114TH AVE PORT , R 97210 TIGARD,OR 97224 2S 110CA-80041 2S 110AC-01000 BRAAKSMA LINDA J CALABAZAS CREEK LTD INVESTRS& 11525 SW CROWN DR#1 CALIFORNIA BOARDWALK LTD INVESTRS KING CITY,OR 97224 PO BOX 5668 PORTLAND,OR 97228 2S 110BA-02600 2S 11080-00400 BURBACK DARRELL R AND CARLEY BARRY&MARIANNE SHIRLEY L 11750 SW WILDWOOD ST 14520 SW MCFARLAND BLVD TIGARD,OR 97224 TIGARD,OR 97224 2S 110AC-02300 2S 110BD-02100 BUSS DONALD A CHANDLER GEORGE B&JACQUIE E& 440 NW HILLTOP RD LOCKWOOD HAZEL C PORTLAND,OR 97210 11550 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S 110AC-01700 2S1 10 B D-02000 CHRIST THE KING EDWARDS BARRY A AND MONA R LUTHERAN CHURCH 11695 SW BEEF BEND ROAD 11305 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-02500 2S 110BD-08100 CLAYPOOL JAMES B& EISENBACH CHARLES R&SHERRY B CLAYPOOL FRANCES J 14822 SW 117TH 14943 SW 116TH PL TIGARD,OR 97224 TIGARD, OR 97223 2S 110BD-01300 2S 110BD-07100 COLBY DEREK L&LINDA D ELLIOTT LINDA P 11720 SW BULL MTN RD 11864 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 110BA-02500 2S 110AC-01100 COLE CHRISTINE&RICHARD FINCH KENNETH A&LYNNE M& 14550 SW MCFARLAND BLVD EISERT CLARK L&STEPHANIE TIGARD,OR 97224 10685 SW CLAY ST SHERWOOD,OR 97140 2S 1108 D-01800 2S 1108 D-07200 CZAP FRANK J&LINDA E GRUN PAULA&ELIZABETH U 14955 SW 116TH 11852 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 10 B D-07400 2S1 10 B D-02600 DEBUSMAN MARTIN R&DIANA M HAASE GREGORY C AND SHERRI L 11836 SW ASPEN DR 14921 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 110 B D-07800 2S1 10 B D-02800 DELANY DOUGLAS G& HAJIAGHA MARJAN R DELANY JANICE L 14867 SW 116TH PL 11754 SW ASPEN RIDGE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 110BA-05100 2S1 10 BA-02400 DICKEY KENNETH A AND HALE ROBERT R& ELLEN C HICKS LEESA M 14565 SW MCFARLAND PMB 187 TIGARD,OR 97224 14657 SW TEAL BLVD BEAVERTON,OR 97007 2S110CA-80031 2S110AB-02500 DIRKER BLANCHE H REVOCABLE HAMPTON HILL E BARBARA A LIVING TRUST 14465 SW 114TH AVE 11525 SW CROWN DR#2 TIGARD,OR 97224 KING CITY,OR 97224 2S1 10B D-07600 2S11000-02000 DOANE JAMES L&LAURIE MIKEL HITSMAN WILLIAM A&JACLYN M 11798 SW ASPEN RIDGE DR 14849 SW 116TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110BD-03200 2S110CA-80071 HOPKINS GENE H MCFARLAND LIVING TRUST 14916 SW 116TH PL BY PAUL M MCFARLAND TR TIGARD,OR 97224 16055 SW QUEEN VICTORIA KING CITY,OR 97224 2S11OBD-07700 2S110BD-07900 JENNISON ROBERT A&DENISA C ORFIELD KELLY ALLEN&TAMARA LY 11770 SW ASPEN RIDGE DR 14728 SW 117TH PL TIGARD, OR 97224 TIGARD,OR 97224 2S110BD-08000 2S110BA-03000 JOHNSON EDWARD&SUSAN ELLEN ORTEGA LUIS A& 14764 SW 117TH PL FITZGERALD JANE A TIGARD,OR 97224 11550 SW CLOUD CT TIGARD,OR 97224 2S110BD-03100 2S110BD-02700 KELLER MICHAEL R&LORI J OSBORN TONYA LM 14894 SW 116TH PL 14889 SW 116TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S110CA-80000 2S110CA-80051 KING CITY CONDO UNIT OWNERS PAGAN MARIA H BY TUALATIN DEVELOPMENT CO 11535 SW CROWN CT#1 15300 SW 116TH AVE KING CITY,OR 97224 TIGARD,OR 97223 2S 110CA-80000 2S1 10 B D-03400 KING C Y NDO UNIT OWNERS PURCELL DWIGHT V III BY TUAL IN DEVELOPMENT CO 14960 SW 116TH PL 15300 S 1 TH AVE TIGARD,OR 97224 TIGAR ,OR 97223 2S1 10B D-07300 2S1 10 B D-03 LEHR LOVINA J PURC DWIGHT V III 11840 SW ASPEN RIDGE DR 1496 116TH PL TIGARD,OR 97224 TI RD,0 97224 2S110CA-80021 2S1 OBD 8200 LITTLE JOHN B AND INGEBORG C RO OAKS DEVELOPMENT CO 11495 SW CROWN DRIVE#1 , 0 KING CITY,OR 97224 2S110BA-03100 2S110BD-00300 LOPER ROBERT E AND JULLE A SCHANG GARY W 11530 SW CLOUD CT 11710 SW WILDWOOD ST TIGARD,OR 97224 PORTLAND,OR 97224 2S110CA-80011 2S110CA-80081 LORENZ PEARL E& SHETTLER BARBARA W TRUST WHITMAN BETTY A 2931 SW SUNSET BLVD 11495 SW CROWN DR#2 PORTLAND,OR 97201 TIGARD,OR 97224 25110BD-00100 ST JAMES EPISCOPAL CHURCH PO BOX 23033 TIGARD,OR 97223 2S 11 OAC-01 101 TEXACO REFINING&MARKETING INC BY TAX DEPT PO BOX 7813 UNIVERSAL CITY,CA 91608 2S110BD-00200 VIRANOND NONGNUJ 14590 SW MCFARLAND BLVD TIGARD,OR 97224 2s1 lo B D-08400 WALL GEORGE E&PAMELA J 11620 SW BULL MTN RD TIGARD,OR 97224 2S110BD-08300 WALL G GE E AND PAMELA J 11620 S ULL MT RD TIGA ,0 97224 2S110BD-03000 WANDERSCHEID GARY A& WANDERSCHEID CLYDENE L 14872 SW 116TH PL TIGARD,OR 97224 2S 110CA-80061 WILSON GWENDOLYN 11535 SW CROWN CT#2 KING CITY, OR 97224 2S110BD-07500 WONG ERIC MOKKIN&MAY MUI 11812 SW ASPEN RIDGE DRIVE TIGARD,OR 97224 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 CITY OF TIGARD RECEIVED oi COMMUNITY DEVELOPMENT DEPARTMENT APR 1 7 2007 11� ` PLANNING DIVISION CITY OF TIGARD CITY OF TIGARD Community(Deue(opment 13125 SW HALL BOULEVARD PLANNING/ENGINEERING Shaping tl Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX 503-684-1297(Attn: Patty or Shirley/Planning) REI UESI FOR �00= '0011 PRO 'E rT ( IW :, AI !I_NG hi Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. ISI34AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's x map)- 1(DA—C - oldDC) 113 W � f INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: ?) (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON: Qa_ UC,Li PHONE: ` >L 3 5 I This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE * * * COST FOR THIS REQUEST * * 4_ sheets of labels x $2/sheet = $8.00 x 2 sets = $16.00 sheet(s) of labels x $2/sheet = $ _ x sets = _2_ sheets of labels x $2/sheet for(IT area x 2 sets = $ 4.00 - sheet(s) of labels x $2/sheet for(IT area = $ x sets = GENERATE LIST = SLLOO GENERATE LIST = TOTAL = $31.00 TOTAL = $ APPLICANT MATERIALS SITE DEVELOPMENT REVIEW 1 '' ; TYPE II APPLICATION arts,, hcO CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH:,e4,_ ,p_ELizzeath DATE OF PRE-APP.: - // Property Address/Location(s): MI iC.6 Gar Z7 FOR STAFF USE ONLY oie Tax Map &Tax Lot#(s): / /clot, Case No.(s): SDI ZJic 2. -Q oo I I Other Case No.(s): 5/42-2-0=22-- 0 vcO7 / Receipt No.: �-- a-�SS Site Size: `7"l(y, 7 3 Cp 6� /'r Application Accepted By: lc"J P/ Applicant*: 4, %/ - i li.�.,. J .ice .0• Date: 74o z, Address: Date Determined Complete: 7/ City/State: %/i4;21,47 e:92 Zip: q7 z•L-c Rev.8/21/2001 is curpin\masters\revisedlsdra.doc Primary Contact: r31/c, ezwA/ Phone: 503 - 6v// (xi 1) Fax: �p241• '�j' REQUIRED SUBMITTAL ELEMENTS Property Owner/Deed Holder(s)*: (Attach list if more than one) (Note: applications will not be accepted 14/tJL ,7 ��J!cow, without the required submittal elements) Address: Phone: e' Application Form City/State: Zip: El' Owner's Signature/Written Authorization n—" Title Transfer Instrument or Deed *When the owner and the applicant are different people, the applicant B- Copy of Pre-Application Conf. Notes must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) [V Site/Plot Plan must sign this application in the space provided on the back of this (#of copies based on pre-app check list) form or submit a written authorization with this application. Qr Site/Plot Plan (reduced 8'/:"x 11") PROPOSAL SUMMARY Applicant's Statement (#of copies based on pre-app check list) The owners of record of the subject property request Site ICWS Sewer Use Information Card Development Review approval to allow(please be specific): (Distributed/completed at application submittal) 44. , 1 0, 4 • _I _ , /L- Er CWS Service Provider Letter �u��' it/App/Oe) 6-7� /, -�Na- „imv 1D/2 Sets of Pre-Addressed/Pre-Stamped ` 'ter #10 Envelopes & Copy of 500' Property V , •. �rl _/� AMp; -.,� 4 ' / Owner List Generated by the City () 7( 4 (A/47. �7-7-A aC49, 12/Neighborhood Mtg.Affidavits &Notes /AO 4p(. 015/l 1 �U/L [ Filing Fee: (Under$ 00,0 100.000) $ 800.00 � ' ($100,000-$999,999) $1,600.00 ($1 Million&Over) $1,780.00 (+$5/$10.000 over the first million) Urban: (see Washington County tee schedule) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: Z=7) GV APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. ♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of , 20 Owner's Signa re Owner's Signature Owner's Signature Owner's Signature 2 SENSITIVE LANDS , ;'62�`!a TYPE II or TYPE III APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH:X-,QTJ-_?!,1ae/_atie—tz DATE OF PRE-APP.: p-,4/i/lj>� Property Address/Location(s): � L/. C�h ,t147 Trddr2 FOR STAFF USE ONLY Tax Map & Tax Lot#(s): 1t 7/ /DDS C1° / ;1/2 Case No.(s) 2002- — 00007 Other Case No.(s):5D(Z 2 Z -00o Site Size: 4/(' ■ 7�3�,, 1T' 2 J Receipt No.:7fO Z— Applicant*: ! , // ' / . • Application Accepted By:/CO-42 Address: 53; //)(> ll�r #/c Date: (4/ �o r City/State: /4 Z/J/ Zip: eT 7ZZ Date Determined Complete: Primary Contact: /TILL (1.0,4/47 Rev.8/21/2001 is\curpinlmasters\revised\sla.doc Phone: 6-!:)," (,, c/ i// Fax: Property Owner/Deed Holder(s)*: (Attach list if more than one) REQUIRED SUBMITTAL ELEMENTS / (Note: applications will not be accepted ,4/7 S ' p��'�`d`/��l without the required submittal elements) Address: Phone: City/State: Zip: Ej/ Application Form D' Owner's Signature/Written Authorization *When the owner and the applicant are different people, the applicant a Title Transfer Instrument or Deed must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) ❑ Copy of Pre-Application Conf. Notes must sign this application in the space provided on the back of this ❑ Site/Plot Plan form or submit a written authorization with this application. (#of copies based on pre-app check list) PROPOSAL SUMMARY ❑ Site/Plot Plan (reduced 8'/2"x 11") ❑ Applicant's Statement The owners of record of the subject property request a Sensitive (#of copies based on pre-app check list) Lands Permit to allow (please be specific): ❑ _ CWS Sewer Use Information Card '- '' # .i / - ! • • . / — ! 1L (Distributed/completed at application submittal) F37-4/&-&-e/ nil Q '/ L1 %, 'N'-' 44i d CWS Service Provider Letter &fi1•2C 4,6z9 ❑ 2 Sets of Pre-Addressed/Pre-Stamped l ,c ,47T4 GCjT7 /4/ f .il.ryfriey- #10 Envelopes & Copy of 500' Property G",f T LS 4?,,�4 77Oziti 1 f4// , Owner List Generated by the City ❑ Neighborhood Mtg.Affidavits & Notes (,4/iI12/d2 eA'1'i ��`��,�re • ❑ Filing Fee (Administrative) $ 745.00 l I (Hearing's Officer) $1,240.00 ( Goo Ecg �' �PD 4$1 ( / 7 • 1 I List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: �5X 6./..opz40 APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. ♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of ,20 p• Owner's It-ture Owner's Signature Owner's Signature Owner's Signature • 2 CITY OF TIGARD Community(Develo?ment Sha iing) ietter,'ommuni ._._ LAND USE PRPOSALtESCRIPtlON:F 120 DAYS = 11/512002 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2002-00011 Type II Land Use Application SENSITIVE LANDS REVIEW (SLR) 2002-00007 FILE TITLE: BULL MOUNTAIN HEIGHTS III APARTMENTS APPLICANT/ Andrews Management Limited APPLICANT'S Spencer H. Vail OWNER: Attn: Phil Cohn REP.: 4505 NE 24th 11336 SW Bull Mountain Road, #104 Portland, OR 97211 Tigard, OR 97224 REQUEST: The applicant is requesting Site Development Review approval for a ,9-building, 70- unit multi-family project and Sensitive Lands Review approval for work on steep slopes of 25 percent or greater. 11500 LOCATION: 11-430 SW Bull Mount in Roa ; WcT 2S1a0A , Tax Lot 1400. 4- 7/ia/o,t 4 uc > � �,cc to. e,[ 9 071 `ax Lam'/Soo diva ZONE: R-2 : edium- igh Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW Community Development Code Chapters 18.360, 18.390, 18.510, 18.705, 18.725, CRITERIA: 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. CIT AREA: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: El TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JULY 9, 2002 DATE COMMENTS ARE DUE: JULY 23, 2002 I HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM IPLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM FICITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: AUGUST 22, 2002 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP Z LANDSCAPING PLAN ® IMPACT STUDY Z SITE PLAN ® SITE ELEVATIONS Z TRAFFIC IMPACT STUDY ® NARRATIVE ® TREE PLAN LI OTHER: MISCELLANEOUS STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 2437 PUBLIC FACILITY PLAN Project: Bull Mountain Hts. Phs. 3 COMPLETENESS CHECKLIST Date: June 13, 2002 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. 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. ❑ Future Street Plan: Must show street profiles, topo n/a on adjacent parcel(s), etc. — ® Traffic Impact Report ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width n/a 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 provided? ® Water quality/detention facility shown on plans? ® Area for facility match requirements from calcs? ® Facility shown outside any wetland buffer? ® Storm stubs to adjacent parcels required/shown? The submittal is here • seemed ® COMPLETE Li INCOMPLETE By: fir, Date: June 13, 2002 REVISED: 06/13/02 June 24, 2002 Andrews Management LTD. Attn: Phil Cohn 11336 SW Bull Mt. Rd., Apt. 103 Tigard, OR 97224 RE: Notice of Incomplete Submittal-SDR2002-00011/SLR2002-00007 Dear Mr. Cohn: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please resubmit the following information in order for Staff to begin your review: 1. Submit 20 copies of a narrative addressing all of the applicable criteria of the Tigard development Code (refer to pre-app. Notes). 2. Submit 17 additional copies of plans for notification. Once the required information has been submitted, Staff will deem the application complete and begin the review process. If you have any questions about the information contained in this letter, please feel free to contact me at (503) 639-4171, x2437. Sincerely, Mathew Scheidegger Assistant Planner is\cu rpf n\rnathew\sdr\S DR2002-00011.acc c: SDR2002-00011 Land use file A AilL6.4:i CITY OF TIGARD OREGON July 8, 2002 Andrews Management Limited Attn: Phil Cohn 11336 SW Bull Mountain Road, #103 Tigard, OR 97224 RE: Notice of Complete Application Submittal SDR2002-00011/SLR2002-00007 — Bull Mountain Heights Ill Apts. Dear Mr. Cohn: The City has received the information necessary to begin the review of your Site Development and Sensitive Lands Review applications. Staff has, therefore, deemed your application submittal as complete on 07/08/2002 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 regarding your application, please don't hesitate to contact me at (503) 639-4171, x2437. Sincerely, M thew cheidegg-r Assistant Planner i:\curplr\mathewlsdr\SDR2002-00011 acc.acc. c: SDR2002-00011 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 koive June 24, 2002 CITY OF TIGARD OREGON Andrews Management L1 D. --- Attn: Phil Cohn 11336 SW Bull Mt. Rd., Apt. 103 Tigard, OR 97224 RE: Notice of Incomplete Submittal-SDR2002-00011/SLR2002-00007 Dear Mr. Cohn: The City received your request for Site Development Review (SDR) approval for the above-referenced project. Based on a preliminary review of your application materials, Staff has determined that your submittal is incomplete for the purposes of continuing with Site Development Review. Please resubmit the following information in order for Staff to begin your review: 1. Submit 20 copies of a narrative addressing all of the applicable criteria of the Tigard development Code (refer to pre-app. Notes). 2. Submit 17 additional copies of plans for notification. Once the required information has been submitted, Staff will deem the application complete and begin the review process. If you have any questions about the information contained in this letter, please feel free to contact me at (503) 639-4171, x2437. Sincerely, „2",(6;._ ' • , —�� Mathew Scheidegge Assistant Planner 11curpinlma thew\sdr\S DR2002-00011 acc c: SDR2002-00011 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Ig; STATEOFOREGON ''ounty of Washington SS AFTER PECORDING RETURN TO: I, Jerry fir, Andres Management LTD y ; n tDirliet`or of Assess- 4\i' ment and r'.:r• Clerk for id • ice:` -rtify that the with): stit It el . •11 4000 Kruse Way Place Bld. 1, #270 =cesaid and re.:rde•/ ':•a. . Ott •f said Lake Oswego, OR 97035 county. * (1 E 'T * Until a change is requested all tax =�!� + statements shall be sent to the following ti 64430.- • ' 4� _` address: G ��{(yy`f :-fii: •o ::irector of -te'sa?tjeht ,.,.' axation, Ex- same as above • 9rgn 1 Jerk Escrow No. '3200-15127-MM Doc 95074966 Order No. 142612 Rect: 152485 443. 00 • 10/16/1995 02 : 43 : 51PM WARRANTY DEED - STATUTORY FORM (INDIVIDUAL or CORPORATION) PHYLLIS M. ANDERSON and ROGER F. ANDERSON as Trustees of the PHYLLIS M. ANDERSON TRUST dated October 21, 1992 ^J r..A6 Grantor, conveys and warrants to ANDREWS MANAGEMENT LTD. , AN OREGON CORPORATION Grantee, the following described real property free of encumbrances except as specifically et forth herein: 31 Continued) 0 CD a 0 ■ This instrument will not allow use of the property described in this instrument in violation I of applicable land use laws and regulations. Before signing or accepting this instrument, v the person acquiring fee title to the property should check with the appropriate city or county planning department to verify approved uses and to determine any limits on lawsuits against farming or forest practices as defined in ORS 30.930. ENCUMBRANCES: (Continued) C`j WASHINGTON COUNTY }"`.--+ \,, RE4L PROPERTY TR4NS'Fc;t' T.dX .,. - i' $y06. 06 mitt 4S . FEE PAID / DATE The true consideration for this conveyance is $400,000.00 Dated /40-//- /S ; if a corporate grantor, it has c used its name to be signed by order of its board of directors. Phy is M.Anderson, Trustee Roger . Anderson, Trustee ,STATE OF OREGON, County of _ •_: ._.ARi )ss. This instrument was acknowledge./ before me non,I r1 LV C &�i.?�, l l , 19 .3-- , by 0.144LL1S in. A-N 0212So(0 O Q 2 F. This instrument was acknowledged before me on , 19 A-N D SntJ as of 1 / ) 0 . ,rte - - , ,1111'`111. .. 11.7. .n Notary for Public for 0 egon / !I •, OFFICIAL SEAL My commission expires /-q1 :'*.,'"''�_ OEBOR.A}1A.FULLER NOTARYPUBLIC-OREGNJ 1 �' .�J COMMISSION NO.042fl5 2 /, My COMMISSION EXPIRES MAY 01,1999 j • ' ■• OrL # 142612 LEGAL DESCRIPTION PARCEL I : That part of the tract of land as conveyed to Frederick A. Anderson and Phyllis M. Anderson et ux by Deed Book 396, Page 615, Washington County Deed Records and that tract of land as conveyed to Frederick A. Anderson by Deed recorded as Fee No. 89-43876, Washington County Deed Records in the North one-half of Section 10, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, described as follows; Beginning at an iron rod at the Northeast corner of the plat of Helm Heights, recorded in Plat Book 78, Page 47, said point being a point on the West line of that tract described by Deed Book 396, Page 615, Deed Records; thence along the said West line North 00°17' 30" East 286 .54 feet to an iron rod; thence South 89°42' 30" East 129 . 93 feet to an iron rod; thence North 00°17' 30" East 211 .23 feet to an iron rod on the South line of Bull Mountain. Road as defined by Washington County Survey No. 23, 997, Washington County Surveyors Office; thence along the said South line North 78°27' 29" East 233 . 10 feet to the Northwest corner of that tract as conveyed to Frederick A. Anderson by Correction Deed recorded as Fee No. 81000964, Deed Records; thence along the West and South line of the said tract South 00°08' 13" West 111 .97 feet to an iron rod at the Southwest corner; thence North 89°31' 32" East 135 .93 feet to an iron rod at the Southeast corner thereof and a point on the East line of that tract as described by Fee No. 89-43876, Deed Records; thence along the said East line South 00°12'28" West 491 .28 feet to an iron rod (previously a 3/4 inch iron pipe) at the Southeast corner thereof; thence along the South line of the said tract and the South line of that tract as described by Deed Book 396, Page 615, South 89°39' 15" West 495.20 feet to a point on the East line of Helm Heights and the West line of the Anderson Tract; thence along the said line North 00°34' 03" East 61 .38 feet, more or less, to the point of beginning of the tract herein. PARCEL II : Beginning at the Northwest corner of that tract as conveyed to Frederick A. Anderson by Correction Deed recorded as Fee No. 81000964 , Deed Records, in the North one half of Section 10, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon; thence along the West and South line of the said tract South 00°08' 13" West 111 .97 feet to an iron rod at the Southwest corner; thence North 89°31' 32" East 135 .79 feet (Deed 135 . 93 feet) to an iron rod at the Southeast corner thereof and a point on the East line of that tract described by Fee No. 89-43876; thence along the East line of said 81000964 Tract North 00°12' 28" East 138 .62 feet to the South line of Bull Mountain Road as defined by Washington County Survey No. 23, 997, Washington County Surveyors Office and shown on Washington County Survey No. 25, 046, Washington County Surveyors Office; thence along said South line of Bull Mountain Road South 78°27' 29" West 138 .83 feet to the point of beginning. . • HERE I1ME \ `\ HERERE r • 2 Encumbrances, continued 1 Taxes for the fiscal year 1995-96, a lien but not yet payable. 2 . The premises herein described are within and subject to the statutory powers including the power of assessment of the Unified Sewerage Agency of Washington County. 3 . Covenants, conditions and restrictions, but omitting restrictions if any, based on race, color, religion, sex, handicap, familial status or national origin, unless an only to the extent that said covenant, (a) is exempt under Chapter 42, Section 3607 of the United States Code or (b) relates to handicap but does not discriminate against handicapped persons, imposed by instrument, including the terms and provisions thereof. Recorded: October 22, 1992 Recorder' s Fee No. : 92074568 4 . An easement created by instrument, including terms and provisions thereof . Dated: May 25, 1995 Recorded: May 31, 1995 Recorder' s Fee No. : 95037168 In Favor Of : Andrews Management Limited, an Oregon corporation For: Sewer Affects : The Easterly portion of said parcel as corrected by Correction Sewer Easement recorded September 13 , 1995, as Recorder's Fee No. 95-064900. 5. Grantee acknowledges that there is a height restriction limiting the height of plantings and buildings adjacent to and east of the most easterly boundary of the existing house at 11550 S .W. Bull Mountain Road to the height of the lower edge of the upper family room window on the east side of said house. Said restriction arises from an earnest money agreement dated March 27, 1993, between Grantor and the current owners of said property at 11550 S .W. Bull Mountain Road. Grantee may take steps to modify or eliminate said restriction. If Grantee does not obtain from said owners a written release terminating said restriction, then Grantee agrees to accept the property, subject to said restrictiot and to defend, hold harmless and indemnify Grantor from all claims related thereto. 6. Grantor reserves a temporary easement and right to continue to use the existing septic drain field south of and for the benefit of the property known as 11550 S .W. Bull Mountain Road described in deed recorded as Fee No. 92-074566. This temporary easement shall be relinquished by Grantor when the following have been completed : before interfering with the use of the existing drain field, Grantee shall provide and connect the adjacent residence at 11550 S.W. Bull Mountain Road to a public sewer and storm drainage lines and easement , at Grantee' s expense. Grantee will pay the cost of any hook-up fees or charges assessed by any governmental agency. The cost of preparing the temporary easement for the benefit of the property known as 11550 S .W. Bull Mountain Road shall be the re- sponsibility of Grantor. Grantor shall be responsible for the maintenance of the property located within the temporary easement . • 3 RGNiff 9 desigiT 18641 SW. Benfield Avenue,Lake Oswego, Or. 97035 Phone:(503)639-8045,Fax: (503)639-5377 E-mail:rgnaffl @attbi.com May 26,2000 Mathew Scheidegger,Assistant Planner City Of Tigard 13125 SW Hall Blvd. Tigard,Oregon 97223 RE: Site Development Review application for phase III of the Bull Mt. Heights apartment project at 11336 SW. Bull Mt. Road. Dear Matt, The following items and documents are submitted for your review to determine completeness: • A check for the SDR application fee in the amount of$2,538.00 and completed application. (application fee=construction cost $2,515,000.00=$1,780.00+$758.00=$2,538.00) • A check for the SL application fee in the amount of$745.00 and completed application with attached criteria findings. • Geotechnical report. • Copy of the property deed. • Three copies of the narrative including impact analysis and future street plan. • Three sets of the architectural drawings including the site plan. • Three sets of the civil engineering drawings including detention sizing calculations. • Pre-application conference notes. • Neighborhood meeting affidavits and notes. • CWS service provider letter. • Two sets of pre-addressed/pre-stamped#10 envelopes and copy of list of owners within 500 ft. Please review the above for completeness and advise me if I can help or provide you with additional documents,information or clarification. Sincerely, R.G.Naff,d er MINUTES OF MEETING The meeting began shortly after 7:00 pm on May 20, 2002 in the Club House of the Bull Mountain Heights Club House located at 11430 SW Bull Mountain Road. In addition to the applicant's representatives, there were 5 people in attendance. See the attached sign up sheet. Spencer Vail,Planning Consultant for the applicant, began the meeting by introducing himself and Ron Naff,the project designer. He then read the required"Statement of Purpose" letter as provided by the City. He then gave a brief overview of the expansion project. He also stated that the project did not involved any zone changes or variances. It was subject to the Site Development Review process. Ron Naff then presented the site plan and went over some of the specifics of the project-number of units,parking, access, building heights etc. Mr. Vail then asked for questions from the audience. The questions covered the following areas of concern: Q1. What is the overall density and how does it related to the maximums allowed? Response: The density was calculated based on the area of the total apartment complex and is below the maximum allowed by Code Q2. Wasn't there a more specific setback and density requirement based on a prior zoning action? Response: Mr. Vail stated that that issue came up during the Phase II development and that to his knowledge the current City codes are the determining factor. The proposed development complies with all setback standards. Q3. Were we aware of drainage and flooding problems that occur in off site areas? Response: Yes. Mr.Naff stated that the projects civil engineers have designed the development taking into account all know factors. Q4. Will there be any exit,pedestrian or vehicular,to the south? Response: Mr. Naff stated that the applicant does not own any property fronting on any public right of way that would be south of the proposed development. Q5 Where is the new access being proposed? Response: The new access is situated just to the west of the club house-the meeting location. This will be the third access serving the apartment complex. Minutes of Meeting Bull Mountain Heights Phase III May 20, 2002 Q6 There is a problem with current tenants existing to the easterly driveway that is shared with the Texaco facility. Can we install a merge sign, install a speed bump or something to warn motorists that there is traffic coming from the Texaco? Response: Mr. Vail indicated that he would talk to the property owners about this concern. (Note: There is an existing speed bump at the point of merger now. This issues has been discussed with the applicant after the meeting. He is agreeable to posting a sign at the subject exit point to alert apartment tenants and guests that there is merging traffic.) Q7. Where are the replacement trees being planted? Response: Mr.Naff explained that a certified arborist has prepared a report that will be submitted with the building plans. He also pointed out on the site plan the location of existing trees are and which one would be removed. Most replacement trees will be places along the west property line. Q8 What are the heights of the various buildings? Response: Mr.Naff pointed out the location of the two and three story buildings and their distance from lot lines as well as their compliance with the various Code required setbacks. Q9 Were we aware of the view easement on the adjoining property? Response: Yes. Mr.Naff pointed out that the easement had been review and that the site plan takes into account the various height and reference points. Q10. There is an old shed in the northwest corner of the property and the neighborhood rumor is that there might be old oil drums inside. We should check before demolishing the building. Response: No,the applicant was not aware of such a possibility but will thoroughly investigate prior to any development activity begins. Q11 Describe the retaining wall as is relates to the adjoining properties-hall tall, what materials etc? Response: Mr. Naff indicated the height and location of retaining walls and explained how natural boulder, rather than manufactured material will be used. Q12 Will you consider a fence between the properties Response: This will be presented to the developer. (Since the meeting the Page 2 of 3 Minutes of Meeting Bull Mountain Heights Phase III May 20, 2002 developer has indicated that there would be a mutual benefit to have some type of fence between the properties and will discuss the matter with the adjacent property owner. Mr. Vail distributed his business card and ask anyone who may come up with other questions later on to give him a call. Meeting adjourned at 7:55 pm. Respec ully /` 1 0! 4 I I r /47/ ncer H. Vail Page 3 of 3 ATTENDANCE ROSTER MEETING DATE: 5 (ôz_ PLEASE PRINT! NAME ADDRESS CITY, STATE ZIP CODE PHONE # ---f)2//r-e 1J4( ; ( 4 5 `V� aid — I O, 7%'z c l /-k24;. . galial, fc7.„--1/ i)__Ecal, 9‘c 7 Zia,.9 1,e, / de/LettVw_n_ q7e, 3‘ e_37 Fel_9(s- � l v Kam.. fc: 17S�r St,-S77 % .N�,lt D/z-- ' Zzt- i6f-6191 _ �►� - � �� //55-v s, �, Smell�fN ,�,/, ,--;1 '4"‘ �. 3 u,t- ) ger 8722 ' 9-4f �-3 rsF�r /obgs cc— cc ST C4 4!� �' '?7lYo SV € = Z).6?ie-- . i/(01> $jJ g iAaYizr 7T449� 722y fh - ,41 . g lforms197con aylsign_in dot AFFIDAVIT OF MAIL. _G/POSTING NEIGHBORHI. J MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: /I I I, -)�,ur ti- VA; L , being duly sworn, depose and say that on the 3 �� day of /(� 4\i 20G 7 ,.I caused to have mailed to each of the persons on the attached list, a noti7 of a meeting to discuss a proposed development at(or near) ((-4 3c) 5 KJ 13A MdukZ—C?iv% ci,ct ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to sad persons and were deposited on the date indicated above in the United States Post Office located at 1 / 5 AR.) (- --r C , cvt j( -)l , with postage prepaid thereon. It Jl itA.ture (In e :re�etic: f a Notary Public) POSTING: I, c- nek, 4 L a r-1 (/ , do affirm that I am 4.'epresentr the party initiating interest in a proposed 1,40F D affecting the Ian located at (state the approximate location(s) IF no addres (s)and/or t�ot(s)c nrently registered) 11436 5%...J B//( MO) KO( — , and did on the 3 day of , 2062— personally post notice indicating that the site may be proposed for a , application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 5n d1`7`4_ S, d� v( &ij � , � r" eS� o1 11430 0,11 <_•=r[ . ..I S (r0 Ac_ I� c) (state location you posted notice on prope 1 ) _%v .e, ......4i- li . Sig ,'pure (In the presence of a otary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF Or eqnr■ ) County of LLIAt r" % ) ss. Subscribed and sworn/affirmed before me on the day of --, 20 0 a.,. V- --;,.;r OFFICIAL SEAL _'`�= D L WISE 1' ` NOTARY PUBLIC-OREGON (' - COMMISSION NO.320882 `� � . l■ MY COMMISSION EXPIRES FES.11,2003 CO��: .. '�1 �-� _ NOTARY PUBLIC OF OREGON My Commission Expires: ,4ejo. I ( / 2003 Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:Uoginlpattylmasters\affidavit of mating-posting neighborhood meeting.doc (SIGNS ARE AVAILABLE FOR Pt. LASE AT THE DEVELOPMENT SERVICES INTER AT THE PRICE OF$2.00 EACH.) NOTI CE Developer to hold NEIGHBORHOOD MEETING concerning proposed development of this property. Meeting Date Time Location t4,4 ( F )6/4_ 7 � 5.6c) ii91J// /(4 PROPOSED PROJECT: pkvc_ /72r De (1 - 4,0mit-zpt—r For More Information Contact: Developer Name: Address: .45-- s i(/ to( - c Telephone: E � r ` 4 � Rs R $ ESQ NOTICE dral.f.e'�attM9 ' i .� E : ill 71l1 : P ;.r �Et ' neighborhood meeting sign—posted May 3, 2002 „r ...31101.1. SPENCER VAIL O PLANNING CONSULTANT May 2,2002 Re: Andrews Management Phase III of the Bull Mountain Apartment complex 70 additional units Dear Interested Party I represent the property owners and developers of Bull Mountain Heights apartments located on the south side of SW Bull Mountain Rd. west of the Texaco Station and across the street from Christ the King Lutheran Church. We proposed to develop Phase III of the apartment complex which will add 70 units and 125 parking spaces on the westerly side of existing development. This will increase the total number of units from 126 to 196. The property involved is indicated by the hash-marked or striped area on the site plan shown on the reverse side of this letter. Before to applying to the City of Tigard for Site Development Review and other necessary permits, we would like to discuss the proposal with the surrounding property owners and residents. You are invited to a meeting on: Monday, May 20,2002 Bull Mountain Heights Club House 11430 SW Bull Mountain Road Tigard, Oregon 97223 7:00-8:00 PM Please note that this will be an informational meeting on the Preliminary plans. These plans may be altered prior to submittal to the city. I look forward to more specifically discussing the proposal with you at the meeting. Please call me at 281-8245 or Ron N. ` 639-8045,if you have any questions regarding the proposal. Very 4 yours Asir ,.4,,, , ..,_,,,,,-. oie / H. .' / encl: F -•uently asked que 'ons'. provided by City of Tigard 4505 N.E. 24TH AVENUE • PORTLAND. OREGON 97211 • 503/281-8245 • FAX 503/284-5506 }40, --\ 1 � , w i l a 1 2=t. f. 3 3 1 ,, c� Pr Sks, ii■ . . t A 4,.,\,. ...N\ -„. 14 1, .. t I \\ \,. ( yt \\\1;fv*:: :+; +, .. •). t, <<�,\��.� ��\ ►fir r,� � �� �j K III \\ ...1,, ,'Vq.a. 4%. \ ':." :' sta-t"..*4-_--__ _.ni, 't \,`'.4,\ 7_, N‘s, 41*\1,4, , .... - 14 11' \"AW,.., C I- �_ \ \_ ;, �.1�`' 1 e%.4. �, lt . ,'\ a i „Alp;i ial- --, ,‘\.„ s 4., \,,t_oc:".. s . ,,-,s ._%_ ... c i 1 \ 1. 0 ! tei ,,,,r.') ., • a ' • ■)‘, ,...4. 1 ! \444\\0111:111 . \ 1 ii .. 2 . \, '5:, 3 . ''' \\ 31 i I H S 1 4,, 1 ` \ \� • Lai e j p _` 4,_ _ ‘IS-.2).), ` `$u r , _ y \ t 'Y l ..) b „. i :3s 1 }} i .'`'N, ` ' f / '''. -.\-)--,-of/404- ---- 30 , ' it ....•--V--------‘\\, ; 1 4 iii i r P''' Mow 21' i 3ULL MOUNTAIN HEIGHTS (" - S1 GZ.r- ff ,,,y- le, = cia�si�n r ANDREWS MANAGEMETIT LTD. t—_ _ ■ FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS ,ShnpingABetterCommunity What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of the public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The Proposal Presented At The Neighborhood Meeting Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. 1 4.* t_ r iYxi i 1t ft-i6 e} Ft If it .17 �.. z ;y 'Miff.��l1�!��!! �,0 �P-���� a1,O 1 IS• t. E.11' Irk �r�'t�ll��'�'i` . �4�' r' I,Y•' 1 t �.s1ir_� i:lcu rpinljulia\citinfo2.doc TipplINISINIIMMIIIIMIIII . ‘11, ® ..l.—. 111 .111 1 CITY of TIGARD 14 e: AS• : .I� • _Y GEOGRAPHIC INFORMATION SYSTEM ®' AREA NOTIFIED (500') ------l 8110111102800 nO8Aa90 0 00 251100E02500 i pp a 2511tlao9l rA-..•811 -----� 251100802500 - I `.,, ! If FOR: Spencer Vail❑ snoeAOisoq 1AU°+enztoo i80e E: 2514--- GLEN CT Dal Motain Rd. CyLy,,---- -� W10002000_--yam - _��- 0 D0040I a ono0900 2a110B00010Q _ ��� - _ – j r RR _- __ — . , �, �snDACtln ��1700 801300 I, MOUNTAIN RD 2�nnAC°n�a 1 2anoe¢a15oo ;islltle¢on0 2 oloo7e¢o I i / 161U 11111 2 noaODn D 2anol oeiDO Property owner Information 2911000097 I^ W t1= �2snoeoDl9oo 1aB¢mB►e P 251100001200 is valid for 3 months from / ip .. z mBDtl1e a the date printed on this map. ntle0oeo 0 nol¢m50D ---H 2rnoloaelg9sntlatlosa� ��� Bill 211oBtl07a00_. '--- VIEY ;,108001ao P j- 2 7)S110B00180 1;1108002 0 5110800800, ----- _+ _-- 251101100740 \r rrr, -___ II �15110800280d � 2011011003100 Bono. 2817080092 1 251100801000 ASPF 2 1095025 10I0tl3$U _ �j / 25noBso9A00�' ! _ =ano80o1A04 6 / / V% 511050055 IhpplI4141°°1 2108002 0 A iD j1 ��I riTL 2a110BOD200I ,..,, _ a � I ,, tic n Af �(/ • . Q 44 a °' s Q'' 00,--A, 'x :� 0 100 200 300 400 500 Feet �. ` ¢ s` ' °' °`.5 '-t fro' O2 t 1'=366 feet .: A q' �' City of Tigard 4. •r Information on thus map Is for general location only and •• _Al,_ should be verified with the Development Services Division. 13125 SW Hall Blvd V.. - y K Tigard, T a 97223 Q (b03)63 9171 V htlp9rwww.cl.tgard .a .us .Community Development Plot date:Apr 17,2002;C:\magic\MAGIC03.APR CITY OF TIGARD RECEIVED o COMMUNITY DEVELOPMENT DEPARTMENT APR _t 1 ;l.lO2 rz,/, !. PLANNING DIVISION CITY OFTIGARD CITY OF TIGARD Community Development 13125 SW HALL BOULEVARD PLANNING/ENGINEERING Shaping f Better Community TIGARD, OREGON 97223 PHONE: 503-639-4I7I FAX: 503-684-7297(Attn: Petty or Shirley/Planning) IIUjUET IT FQ " 1O;40f PQQP 'iiY' OW t . i,M !I& Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 15I34AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's lx map)- 10- 01 (4 DO 113 ' H+ INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: 3 (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON: a Oft \Jcu 0 PHONE: 503 - — %—a iIc] This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY YS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: • $1I to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * * 4_ sheets of labels x$2/sheet = S8.00 x 2 sets = $16.00 g sheet(s)of labels x S2/sheet = S j x J sets = $Z# 2 sheets of labels x$2/sheet for CIT area x 1 sets = $ 4.00 _1_sheet(s) of labels x$2/sheet for CIT area = $ Z x sets = GENERATE LIST = S L0Q GENERATE LIST = SJ M TOTAL = $31.00 TOTAL = S 3 LUUh. , I l IT l! LO 5�8 u.Flnc s 5r0n3 a 840. 35 M 001 MAR 2 7 2002 —J FilvNumber Cleaner Services By — I Our coslnlitLOsnt is class_ Sensitive Pre-Screening al Pre-Screening Site Assessment 2. 51 1040 1400 Jurisdiction /jail o Date -3/ 7• o Map &Tax Lat :Et=i±gi2c=kt owner s Site Address NT �L&Rb� ©A 9Z2 .'l Conart Proposed Acbvrbr _ 4 Per e N T Q u S E Address '3 3 M) LE-5oq Pp-5,1 re C att.rA..&D1 Oft 972-23 317 v MAsr —WPbr sf' asY•NG Phone 50 s `I q-DS aricka use oMy es)ow 00 kris Y N NA y N NA Sensitive Ares Composite Map Stow water Infrastructure reps # x,51 W QS:q (-4,7J7 L 1 ‘^t. SpecrfY ocally adopted studies of maps Other Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No 00-7_ ❑ Sensitive areas potentially udst on site or within 200' of the oite. THE APPLICANT MUST PERFORM A SETE CEFITIFICATION 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 atural Resources Assessment Report may also be required_ 151. Sensitive areas do not appear to exist on site Or within 200` (It`the site. This pre- screening eke assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently discovered on your REQUIRED.THIS FURTHER RM WILL SERVE AS AUTHORIZATION T� t�3.SDER LETTER IS STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of development NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed Sy: - Date: ‘14- Returned e Angicano Armtek,Fax Counter Darts 11-5-ax B3' 155 N First Avon"0ul■2770•Hialbcro,Orman $7124 P+'wne^- ($03)846-8827•FS= (503)bs gopo50.1/Alarraf, 've 06/11/2UU2 U4:40 FAX 402 June 10, 2002 City of Tigard Planning Department Site Development Review Application Applicants Statement of Intent We are proposing for your review the addition of a third phase to the existing Bull Mountain Heights Apartments. The third phase consists of 70 Apartment Units. The existing Phases I & H and the undeveloped land for Phase III are under the same ownership but are on separate tax lots. It is our intent to do a lot line adjustment so as to incorporate all three phases into a single tax lot under the existing ownership. Our current submittal assumes the single tax lot for the purposes of calculating density as well as satisfaction of "Handicap Requirements". These considerations have been discussed with City officials and deemed to be appropriate for this application. r �.. , Site Development Review Bull Mountain Heights Phase III ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.G— Medium Density Residential District: This section states that the R-25 zoning District is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.B states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed later in this narrative Section 18.510.040.0 pertains to Adjustments in the density requirements. No Adjustments are requested. Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-25 zone. (1) The Code minimum lot size is1,480 sq.ft. per unit (2) There is no minimum lot width. (3) Setbacks (a) Minimum front yard 15 feet (b) Minimum side yard is 5 feet. ©) Minimum rear yard is 15 feet. (d) Side abutting a more restrictive zone is 30 feet (4) Maximum height is 45 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 %. All existing buildings in the apartment complex meet the minimums described above as do all the new buildings proposed in Phase III. No Variances from these standards will be required to develop this site. r Bull Mountain Heights Phase III Chapter 18.705- Access, Egress and Circulation The proposed Phase III development includes a new access onto SW Bull Mountain Road. This brings the total access drives into the apartment complex to three. These are noted on the site plan. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The total site area involved (less the amount dedicated for street widening) is 9.56 acres or 416,736 sq.ft. 63,365 sq.ft. is subtracted for slopes exceeding 25%. This leaves a total of 353,371 sq.ft. Divided by the density requirement of 1480 sq.ft. per unit means that the site can support a maximum of 238 units. As mentioned above, Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80%of the maximum density. In this case 80% of 238 units is 190 units. The apartment complex will have a total of 196 units which satisfies this standard. Chapter 18.720- Design Compatibility The new structures are of the same architectural design as the existing buildings. The Code required transition area is applicable along the west lot line. Building height limitations in relation to distances from that lot line have been adhered to and are noted on the site plan. Chapter 18.725- Environmental Performance This Chapter states that all federal and state environmental laws apply to development within the City. The subject proposal will comply with all such laws. The apartment complex will not be a source of significant noise, visible emissions, vibration, odors, glare, heat, insects and rodents or other such nuisance type activities. Chapter 18.745- Landscaping and Screening A landscape plan has been developed by John Clifford and is included with the site plan. The plan continues the landscape scheme developed in the initial stages of the apartment development. See also the Arborists report regarding replacement trees. Chapter 18.755- Mixed Solid Waste/Recycling Storage Two new solid waste areas are provided in the Phase III development. This brings Page 2 of 4 Bull Mountain Heights Phase III the total such areas within the apartment complex to six. These are noted on the site plan. Chapter 18.765- Off-Street Parking Table 18.765.2 provides the formula(based on the number of bedrooms in each unit) for determining required off-street parking. According to that table, the proposed development requires 104 spaces. Section 18.765.030.0 requires an additional 15% increase for guest parking. That brings the total required off-street parking to 119 spaces. There are 125 spaces provided. Total for the entire 196 unit apartment complex will be 252 spaces. Chapter 18.775- Sensitive Lands A portion of the site along the southerly boundary contains areas classified as sensitive lands. To address the Code concerns regarding such areas a report prepared by John Clifford and Michael Schreiber, PE. and is attached to this submittal. The report specifically identifies these areas. The site plan incorporates the recommendations contained in the report. Chapter 18.790- Tree Removal An arborist's plan, prepared by Rob Lloyd of Rich's Tree Service, is submitted with this application. Trees that are to be removed and those to remain and areas where new trees will be planted are noted on the site plan The site plan incorporates the recommendations of this report. Chapter 18.795-Visual Clearance The proposed new access driveway onto SW Bull Mountain Road has been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.810-Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre-application notes. The proposed development is for Phase III of the Bull Mountain Heights apartment complex. It has frontage only on SW Bull Mountain Road. There two existing and one proposed access drives onto that street. Page 3 of 4 r Bull Mountain Heights Phase III There are no private or public within the complex. In addition, there are no nearby public streets that could be realistically extended into the development. Based on these facts, a future street plan is not necessary for this project. The site plan notes additional right-of-way for SW Bull Mountain Road and the installation of sidewalks. CONCLUSIONS: Based upon the information provided above,the Proposed Phase III of the Bull Mountain Heights apartment complex should be approved. SHV/me June 27, 2002 Page 4 of 4 CLIFFORD DESIGN O U T D O O R E N V I R O N M E N T S 17870 SW MANDEL LANE SHERWOOD, OR 97140 PHONE: (503) 625-3677 DATE: JUNE 5TH, 2002 E-MAIL: J.CLIFF❑RD3 @VERIZ❑N.NET Seed Application for Sensitive Lands Disturbed by Excavation That Have a 25% Slope or Greater On slopes that are 25% or greater, where the natural vegetation and topsoil has been removed during excavation of the project site, appropriate slope erosion control measures will be implemented. Topsoil taken from the excavated areas will be stockpiled and held on-site to be reused in the landscape. Topsoil will be held in an area away from potential contamination or compaction during the construction process. The topsoil should not be placed in an area that will cause suffocation of existing vegetation that would otherwise not be affected by construction. Landscaped areas disturbed by the grading and excavation are to be hydroseeded with a native seed mix similar to that of the existing native vegetation or one that is approved by the City of Tigard. Method of seed application will be by hydroseeding the areas. This will ensure even seed distribution and moisture retention by incorporating mulch into the seed mix. Erosion control material such as Geo-jute or equivalent will be installed on all slopes 2:1 or greater. A permanent or temporary automatic irrigation system will be installed to adequately water the entire seeded areas until establishment and will remain in operation for at least one full growing season, except during the winter months when the system has been turned off. PROJECT: BULL MTN HEIGHTS 4/22102 SUBJECT:DETENTION SIZING WORK SHEET jrh TYPE OF DETENTION FACILITY: PO i/� " 3co Sc 'd ' f� ' r •.11/AP S UNDEVELOPED DEVELOPED REMARKS OUTLETS SIZE IE ELEV FLOW FLOW STORAGE EL STORAGE VOL. Orifice 1 4,..r ?79. 07 9 ✓4 STORM EVENT cfs cfs feet cubic feet Orifice 2 4.,Q 2.03e)4:::; ( ,0p 2 0.75 O. 7/ ,2 Tr,"G 3, 7 7/ Orifice 3 3,5'zAii/-ex7 4,57 10 1.38 /,3/ Q 7 G, 2/ Orifice if/e," • 1 • 25 1.70 /.G B ,Z B/• 5--7 7, 2.2 3 orifice 5 100 2.13 3 ,l G 2 b/- 9a 7.Greer Overflow furl r.49457 P " ' TYPE OF DETENTION FACILITY: UNDEVELOPED DEVELOPED REMARKS OUTLETS SIZF IE ELEV FLOW FLOW STORAGE EL STORAGE VOL. Orifice 1 STORM EVENT cfs cfs feet cubic feet Orifice 2 2 0.75 Orifice 3 10 1.38 _ Orifice 4 25 1.70 Orifice 5 100 2.13 Overflow TYPE OF DETENTION FACILITY: UNDEVELOPED DEVELOPED REMARKS OUTLETS SIZE 11;ELEV FLOW FLOW STORAGE EL STORAGE VOL. Orifice 1 STORM EVENT cfs cfs feet cubic feet Orifice 2 2 0.75 Orifice 3 10 1.38 Orifice 4 25 1.70 Orifice 5 100 2.13 Overflow TYPE OF DETENTION FACILITY: UNDEVELOPED DEVELOPED REMARKS TS SIZE IE ELEV FLOW FLOW STORAGE EL STORAGE VOL. Orifice 1 STORM EVENT cfs cfs feet cubic feet Orifice 2 2 0.75 — Orifice 3 10 1.38 Orifice 4 25 1.70 Orifice 5 100 2.13 Overflow WCG/ West Coast Geotech, Inc. GEOTECHNICAL CONSULTANTS June 7, 2002 W-1638B McH Construction 8235 SW Oleson Road, Suite C Portland, OR 97223 Attn: Mr. Phil McHugh Re: GEOTECHNICAL CONSULTING—SITE RECONAISSANCE BULL MOUNTAIN HEIGHTS-PHASE 3 TIGARD, OREGON Gentlemen: In general accordance with your request of June 4, 2002, and after reviewing the facsimile provided by Mr. Ron Knaff, we have conducted a site reconnaissance at the above-referenced project and prepared this short letter with the following issues in mind: • The potential for site disturbance greater than that site disturbance anticipated to occur by the intended use of the property, • The potential for erosion, stream sedimentation, ground instability or other onsite or offsite hazards to life or property, • The potential for unusual, potentially detrimental soil/groundwater conditions, if any, on the intended structures including crawl spaces and foundations, • The need for specialized vegetation/re-vegetation, if any, for non-pavement and non- building areas. You have provided us with a copy of a Geotechnical Report (Carlson Geotechnical) dated April 5, 2002, to aid us in our site reconnaissance. We have previously provided a letter dated May 22, 2002, concerning the project's boulder wall design and grading. We refer you to this letter for additional information. Also, Carlson's Geotechnical Report should also be consulted for additional information about the project's design and more specific site/subsurface soil information. P.O. Box 388 West Linn, Oregon 97068 503/655-2347 FAX 503/655-0642 McH Construction June 7, 2002 Page 2 We understand that the proposed project consists of the construction of about eight townhomes/structures and associated parking lots based on our review of the April 16, 2002, Grading Plan prepared by Harris-McMonagle Associates, Inc.. The project also includes boulder walls with maximum wall heights that appear to vary from 5 to 10 feet high, more or less. The property appears to require cuts and fills that approach maximum heights of about 10 to 12 feet tall, more or less. The existing ground surface appears to slope gently downhill at an approximate 30 percent slope based on our interpolation of the topographic map provided by your Civil Engineer for our use. We assume that the subsurface soils will generally consist of soft becoming medium stiff to stiff, silt soil based on our review of the test pit logs contained within the Carlson Geotechnical Report. The soil layer appears to mantle a layer of weathered basalt. The potential for site disturbance greater than that site disturbance anticipated to occur by the intended use of the property We believe that the initial construction grading period probably represents the period of time in which the risk of site disturbance is at its greatest for this property. The Excavator should employ good quality control methods during grading to control erosion and protect all the downhill properties during construction. Compacting approved fill material in lifts to required compaction levels beginning upon approved, level subgrade benches that have been properly stripped of its surficial organic soil layer is, in our opinion, paramount to the satisfactory, long-term performance/behavior of buildings and pavement sections. We assume that the geotechnical design recommendations contained within the Carlson Geotechnical Report have been included in this Project's Design and that surface water and stormwater control for this property has been satisfactorily addressed by the Civil Engineer,Mr. Jay Harris, P.E.. The intended use of the property (Multi-Family Housing) is not anticipated to pose a significant risk of future site disturbance, from a geotechnical viewpoint. McH Construction June 7, 2002 Page 3 The potential for erosion, stream sedimentation, ground instability or other onsite or offsite hazards to life or property. Based on our site reconnaissance and visual observations, we did not detect the presence of any visual signs of slope instabilities at this property (such as leaning conifer trees, large tension cracks in the ground or "hummocky" ground features). Therefore, the existing slope appears stable. From our review of the Grading Plan, the "terracing" of the parking lots and buildings appears to conform to the topography, in our opinion, and we do not believe that the project, as planned, should add any significant additional risk to the stability of the site. Good quality control during grading and effective communication between the Excavator and the Geotechnical Engineer are vital for the satisfactory completion of a project of this nature (grading). Site visits and inspections are necessary in order to respond to unforeseen conditions that may be disclosed during grading operations. We assume that surface water will be satisfactorily controlled and effectively diverted to the stormwater disposal system and that the pipe flow at the lower elevation detention pond(s) will be satisfactorily "arrested" to minimize the risk of erosion of the pond/pond walls. We also assume that the pond(s) have been satisfactorily designed to mitigate for overflow over the tops of the pond's embankment as well as for inflow seepage/infiltration into the subsurface soils beneath the pond. The Excavator should provide personnel experienced in boulder wall construction to construct the boulder walls for this project in substantial conformance to the recommendations in our May 22, 2002, letter-report. The past history of existing boulder walls seems to indicate that those boulder walls that are "properly" engineered and constructed do not appear to have "significant problems", more or less, even given our recent earthquake history; whereas, non-engineered, poorly-constructed boulder walls have fallen down. However, isolated boulder(s) could conceivably still become dislodged and roll downhill especially during a seismic event such as a M8 subduction zone earthquake which we have not yet experienced in our history in Oregon. Such dislodged boulders could cause damage; however, we believe that the risk of significant damage should be considered to be low as long as the boulder walls are properly constructed because the "terracing aspects" of this project should provide some "containment" especially if the boulders are not "too round". McH Construction June 7, 2002 Page 4 The faces of boulder walls are relatively steep, but, are not supposed to be vertical. However, there is a risk that someone could accidentally fall off the top of the wall and become hurt especially if one is not mindful of the danger. Curbs and/or other fall-protection methods may lower this risk. The potential for unusual, potentially detrimental soil/groundwater conditions, if any, on the intended structures including crawl spaces and foundations. Our submitted boulder wall design includes recommendations for perforated drainlines and granular drain blankets behind the boulder walls to be separated from the fine-grained onsite subsurface soils by a non-woven geotextile. This drainage system should be able to intercept any shallow groundwater seepage that may occur behind the boulder walls, if any, and transport the collected water to the stormwater disposal system. The 4-inch diameter pipe behind the boulder walls should not necessarily be assumed to be sufficient for all surface water flow situations, if any of the surface water does drain to the drainline behind the wall. Some weathered rock may be encountered during excavations. Although we did not conduct any test pits, we would anticipate that the weathered rock should be able to be satisfactorily excavated using large trackhoes and large dozers that are anticipated to be used on this site. A possibility of hard rock conditions may require "fracturing" using an hydraulic rock splitter in localized areas (possibly, within the confines of an underground trench depending upon the depth of the utilities for this project). Blasting would not be considered to be an option. Large, over-sized particles of fractured rock, if any obtained from the excavations, are assumed to be unsuitable for engineered fill purposes. We would also assume that such rock fraction would be too weathered to be satisfactorily used for boulder wall construction. However, during excavation, if any fresh rock is observed, we would re-evaluate our position. Otherwise, the weathered rock would need to be fractured to a more appropriate size or used in landscape areas or hauled off-site to a suitable land disposal area. Groundwater seepage from a regional groundwater table is not anticipated to be a problem for this project; however, there may be some shallow, perched groundwater flow that could conceivably occur between the over-burden soil and the underlying weathered basalt. Usually, the crushed rock backfill within the underground utility trenches combined with the clean, granular drain blanket behind the boulder walls (in a properly terraced project) as well as the installation of perimeter footing drains around each building usually serve as a means to drain such shallow groundwater flow from a perched water table, if any. We should be allowed to provide site visits during grading to determine if any other McH Construction June 7, 2002 Page 5 trench drain system(s), if any, should be recommended for installation to intercept additional shallow groundwater flow if any additional flow is observed during grading. The need for specialized vegetation/re-vegetation, if any, for non-pavement and non-building areas. Based on our review of the Grading Plan and our site reconnaissance, we do not believe that any specialized vegetation other than "normal ground cover type plants", such as grass, (for long-term surface erosion control) should be necessary for slope stabilization provided the slopes are designed no steeper than 2H:1 V, as recommended by Carlson Geotechnical. We assume that the grading will essentially be started and completed during the normal, dry summer construction season. You should consult with your Landscaper to determine which plants may best serve your needs or determine if a "Vegetation Plan" is necessary or not for this project. The City may also have an ordinance that determines plant selection based on the location of the project within the City Limits. Although we believe that this letter addresses these issues from a geotechnical viewpoint, you should consider contacting your other consultants on this project for their opinions on these issues as these issues relate to their specialized fields of expertise. We trust that this letter is sufficient to meet your current needs. If you have any questions, please call at your convenience. Sincerely, 4'�� °DIPROte. WEST COAST GEOTECH, INC. want swear By tO (% ?o 190 Q• Michael F. Schrieber, P.E. 'SL'Na1E�� Geotechnical Engineer President B:W 1638B.DOC jTwtpac1 SIT 0(3 Impact Analysis ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.390-Impact Analysis The proposed Phase III expansion project of the Bull Mountain Estates apartment complex is in compliance with the densities allowed in underlying zoning. This application does not include any requests for a plan amendment, zone change or variance that would allow for densities greater than currently allowed. Traffic: The subject property abuts SW Bull Mountain Road, a local street. The site plan shows dedication of property for the widening of Bull Mountain Road (37' from center line) and for the westerly extension of street, curb and sidewalk improvements similar to those already made by the applicant for the earlier phases of the apartment complex. Bikeways SW Bull Mountain Road. is a designated bikeway. The proposed Phase III development will provide street widening and the installation of sidewalks. Parks The proposed Phase III apartment complex development does not involve land designated for park development. Drainage Drainage will be handled in a manner satisfactory to the both City's Engineering Department and the Unified Sewerage Agency. A preliminary drainage plan and a grading and erosion plan are submitted with this application. Fire Protection Fire protection is provided by the Tualatin Valley Fire and Rescue. The development will be built in compliance with the directives of TVFR. Tri-Met The nearest Tri-Met line is at Pacific Highway(Hwy 99W) and Bull Mountain Road, 0.25 of a mile to the east. There are no immediate plans to extend service west along SW Bull Mountain Road. Noise Impacts There will be noise associated with the construction of the new apartment buildings. Construction will be limited to those hours specified by the City. Police Service Police service is provided buy the City of Tigard SHV/me May 22, 2002 . • Chapter 18.164.030-Future Street Plan The proposed development is Phase III of the Bull Mountain Heights apartment complex. It has frontage only on SW Bull Mountain Road. There two existing and one proposed access drives onto that street. There are no private or public within the complex.In addition,there are no nearby public streets that could be realistically extended into the development. ArhorI5f,1'7? ee Repo r* ,‘IttE S FR art , 'S as n • l4E 3EV4 May 30, 2002 _ City of Tigard , 13125 SW Hall Blvd. Tigard, OR 97223 RE: Tree Plan For Bull Mountain Heights, Phase III • As per the request of Phil McHugh, representative of MCH Construction, I have put together the following information to identify the trees that will be effected by this project. Also, you will find tree preservation specifications. I have included all tl a information I believe you will need,and will be supplying preservation specifications at a later time. Please do not hesitate to call me if I can assist further in this matter. Rob Lloyd,ISA Certified Arborist >0 P.O. Box 308, Fairview, Oregon 97024, OR 503/465-2133, WA 360/750-4837, Fox 503/665-8730, CCB#105165 BULL MOUNTAIN HEIGHTS TREE PLAN FOR REMOVAL AND PRESERVATION PROTECTION Prepared for City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 By Rob Lloyd, ISA Certified Arborist May 30, 2002 4 ' TABLE OF CONTENTS I. Definition of Assignment • 1 II. Summary 2 ■ III. Background 2 a. Hazardous Trees 2 b. Trees to be Preserved 3 IV. Tree Protection Standards 4 V. Fencing Specifications 5 ' • p • Bull Mountain Heights III—Tree Plan Pg. I I. Definition of Assignment I will measure all trees on the plans and record their diameter in inches at 4.6 feet from the ground. Trees having more than one trunk will be measured to most truly represent their size, as is in accordance with the guide for plant appraisal. I will also identify those trees that would pose a hazard if a target existed. These trees will include those with root decay, root loss, structural instability, architecture that indicates probable failure, and any dead trees. For trees proposed,for preservation, I would inspect their health and condition, including the location of improvements, which could result in drainage pattern changes, cuts, fill or trenching, to make sure preservation is possible. These trees will be located on the Grading ESC and Tree Preservation Plan. . • • • • • • • Rob Lloyd,Certified Arborist - May 30,2002 ■ • • Bull Mountain Heights Ill-Tree Plan Pg.2 II. Summary After viewing the site and plans, I have come up with the following calculations. • There is a total of 1,558 inches in diameter for all trees over 12"s in diameter that are included in the tree mitigation calculations. • Out of the above inches, a total of 131 inches represent trees that pose a hazard in the • presence of a target. • Another 232 inches represents those trees proposed for retention that are suitable for preservation. This is roughly 16:25%. • The total number of diameter inches that will require mitigation comes to 1,195. This is roughly 83.75%. , III. Background I visited the-site on May 141h, 16th and 17th, 2002 to measure trees, check species and evaluate conditions. During these visits I had a copy of the"Grading ESC and Tree Preservation Plan". I located each tree as per the plans to ensure the accuracy of information and to identify trees that are hazardous. After acquiring this information, I reviewed the "Parking Lot, Wall and Building Grading Plan", the "Storm Drainage Plan"and the"Sanitary Sewer and Waterworks Plan", to evaluate their impacts to the trees suggested for preservation. - a. Hazardous azardous Trees There are seven trees at this location I believe represent a real hazard, or are dead, that I believe would have to be removed regardless of their location in conjunction with improvements. The following is a list of these seven trees and their associated factors. • #601 a—Douglas fir. A large portion of the root system is damaged due to the building of a retaining wall coupled with fill soil. • #601 b—Douglas fir. This tree has lost its top at some point and consequently has developed oversize scaffolding branches. These branches are already failing and to compound the problem,the weight of this tree is predominantly to the east where the new project will take place. • • Rob.Lloyd,Certified Arborist May 30,2002 • Bull Mountain Heights Ill—Tree Plan Pg.3 • #602—Douglas fir. This tree appears to have sustained major root loss and is now showing signs of die back at the tips and has no new growth at this time. It may be possible to preserve this tree, but my opinion is that it will continue to decline, and in a reasonably short time, die back: • #603 =Douglas fir. This tree is dead. • #652 —Big leaf maple. An included bark area has split out from this tree, creating a large wound. The wound in itself may be able to be walled for a periqd of time, but a - decreased trunk taper at the top of the wound, coupled with statistics that show most failures of big leaf maples occur when a large portion breaks,out of the canopy, lead me to believe that this tree poses a real hazard. • #657—Douglas fir. This tree is dead. b. Trees to be Preserved • - There are a total of fourteen trees, twelve inches in diameter or greater, that will be preserved. • Tree # Species ' 593 • Douglas fir 594 .Douglas fir -595 Douglas fir 596 Douglas fir 598 Douglas fir • 599 .' Douglas fir 675 Douglas fir 676 Douglas fir 677 - Big leaf maple V 679 Bid leaf maple 680 Douglas fir 681 Douglas fir .682 Oregon White Oak 683 Douglas fir Due to grade and drainage changes, it will be crucial these trees have protective fencing installed prior to any,phase of this project. - • Rob Lloyd,Certified Arborist May 30,2002 Will Mountain Heights Ill—Tree Plan Pg.4 • IV. Tree Protection Standards 1. Prior to the start of any construction-related activities or move in,the project Arborist shall establish the boundaries for the placement of the protective fencing. Fencing shall then be installed and finally examined by Project Arborist for approval. 2. Wheresilt fencing is required the bottom six inches shall be folded back and covered with sandbags or heavy soil as opposed to trenching it in. This will prevent unnecessary feeder root loss and anchoring root damage. 3. At no point shall construction fencing be moved or breached without,prior consent of the Urban Forester. 4. Trees to be removed shall be taken down in such a manner to insure no damage to trees being preserved. Only trees marked for removal by means of paint or ribbon shall be removed. 5. The Urban Forester shall be onsite to discuss removal and protection measures before construction or tree removal begins. 6: No temporary or permanent drainage may be directed into an area that will effectively reach the root zones of any trees to be preserved. If necessary, install dry wells or drainage to ensure water changes will not impact these trees negatively. 7. The Contractor, nor any other related party, shall not store materials inside the protective fencing, nor shall any materials be stored within an area that could contaminate or cause harm to the protected trees. These materials include but are not limited to, concrete or its rinsate, drums, chemicals, fuel containers and/or leaking equipment. 8.- If entry inside of protective fencing is required,the-Urban Forester must first be contacted. Any root pruning or trenching that may be required, shall be done only under direct supervision of the Urban Forester or Project Arborist. • Ma 30,2002 Rob Lloyd,Certified Arborist � Y Bull Mountain Heights III—Tree Plan Pg.5 V. Chain Link Tree Protection Fence - Notes: 1. Chain link fence, six feet tall, shall be placed in conjunction with the pre-installed fence boundary stakes. 2. Fencing shall be supported with concrete footpads, set on the soil surface. 3. Signs shall be placed on fencing at twenty-foot intervals. Signs shall state a minimum of the following items: • Tree Protection Zone • No access without prior written permission of Urban Forester(w/contact phone#) • Any applicable code, infractions or penalties. 4. These devices shall be the last items removed from the construction site,during which time, no equipment shall be allowed within the protected root area to facilitate removal. ' If I can be of any further help in this matter,please feel free to call me. Thank you, Rob Lloyd, ISA Certified Arborist • • • saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild r, CITY OF TIGARD Ao PRE—APPLICATION CONFERENCE NOTES Comp ty(Dev&pment Shaping (Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL REFER MG IYE s AaE : fr1.c/AV/ APPLICANT: ;,44 ‘14 ,7-4-‘474 AGENT: Phone:JSa3) Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: //33( 5(it) &u// /i/) TAX MAP(S)/LOT #(S): ,1 SI / 46. / ipp NECESSARY APPLICATIONS: S ( S 4..// -�-J -e-c.t 'PROPOSAL DESCRIPTION: iZlc� ' - / .9 s , h - e 4 fe COMPREHENSIVE PLAN MAP DESIGNATION: reecho;At, ZONING MAP DESIGNATION: — CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: 1T, 7 ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. ' ) MINIMUM LOT SIZE: ' sq. ft. Average Min. lot width: ft. Max. building height: 1/5--ft. Setbacks: Front :2,0 ft. Side /v ft. Rear ft. Corner - )ft. from street. MAXIMUM SITE COVERAGE: 3 % Minimum landscaped or natural vegetation area: 1---1 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 10 Residential ApplicationPlanning Division Section .m NARRATIVE (Refer to Code Chapter 18.3901 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. 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 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. IQ ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: Minimum access width: 5 0 Maximum access width: Minimum pavement width: 'WALKWAY REQUIREMENTS (Refer to Code Chapter 18.1051 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. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-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: All sensitive lands areas including: ➢ Land within the 100-year floodplain; g3 - ➢ Slopes exceeding 25%; �� ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: 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 sg. 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 *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%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Residential Appiicahon&Planning Division Section ❑ SPECIAL SETBACKS (Refer to Code Section 18.730) ➢ STREETS: 3 7 feet from the centerline of /3,9, ,P jf/ Pd . FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. Y 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.) ❑ FLAG 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; 21/2 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. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) 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 BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: a LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) 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. RECYCLING (Refer to Code Chapter 18.7551 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 10 Residential Application/Planning Division Section 1 rj PARKING (Refer to Code Chapters 18.765 a 18305) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. • Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 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 parking for the use of guests and shall consist of 15% of the total required parking. 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. D 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. Er BICYCLE RACKS (Refer to Code Section 18.765) 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. SENSITIVE LANDS (Refer to Code Chapter 18.7751 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. NR STEEP SLOPES (Refer to Code Section 18.715.080.0) 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. I I CLEANWATER SERVICES LCWSI 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 10 Residential Application/Planning Division Section • TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION &ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 4 CORRIDOR PER SIDE5 ♦ Streams with intermittent flow draining: <25% • 10 to <50 acres 15 feet + >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% 1 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' 4Starting 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. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The 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 CWA 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. k SIGNS (Refer to Code Chapter 18.7801 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. 14 TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18390.030.0 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 where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 10 Residential Application/Planning Division Section • THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.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. MITIGATION [Refer to Code Section 18.790.060.11 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. 1;\1 CLEAR VISION AREA [Refer to Code Chapter 18.1951 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. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential Application/Planning Division Section ❑ WATER RESOURCES OVERLAY DISTRICT [Refer to Code Section 18.797.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation • of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. ❑ RIPARIAN SETBACK REDUCTIONS [Refer to Code Section 18.797.100) The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: Native plant species currently cover less than 80% of the on-site riparian corridor area; - The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Residential Appricabon/Planning Division Section • • That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.F.] 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. n ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 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 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. 1 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 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) 1i__ 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) 7C 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) JS 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.797(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _ 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) \- 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 8 of 10 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: ..�, , 47 C y r 7 -? <<& z vsr % $ ,g ,�! i 5 zS". lC 7 PROCEDURE . - Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. 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)1 81/' 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 9 of 10 Residential Application/Planning Division Section • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all Iaanaw e decisions. An appeal on this matter would be heard by the Tigard eVW- rte . 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 IN WHICH 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 staftrelative 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: — CITY I TIG'RD PLANNING DIVISION - AFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-7291 E-MAIL (sans first name)@ei.tigard.or.us TITLE18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:1patty\masters\Pre-App Notes Residential.doc Updated: 1-Nov-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Residential Application/Planning Division Section .ate PRE4OPPL ICATION CONFERENCE NOTE 2 d. ENGINEERING SECTION t Development Shaping A 'Bittir Cvmmutity PUBLIC FACILITIES Tax Map(s): 2S11OAC Tax Lot(s): 1400 Use Type: Bull Mtn.Heights Expansion 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 Bull Mountain Road to 37 feet from centerline (New TSP standards are in effect) SW to feet (l SW to feet SW to feet Street improvements: ® 1/2 street improvements will be necessary along SW Bull Mountain Road, to include: ® 24 to 26 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip ® street trees spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARO Pre-Application Conference Notes Page 1 of 6 Englneering Department Section [ Other: [ _ street improvements will be necessary along SW , to include: [ [ feet of pavement concrete curb storm sewers and other underground utilities [ I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: [� street improvements will be necessary along SW , to include: I I feet of pavement concrete curb I I storm sewers and other underground utilities (� -foot concrete sidewalk [l street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: �J 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. I I Other: street improvements will be necessary along SW , to include: I I feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section street trees • I street signs, traffic control devices, streetlights and a two-year streetlight fee. 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 execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (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 $ 27.50 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 Bull Mountain Road. 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 at the southeast corner of this site. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend this public line westerly and provide stubs to the adjacent unsewered parcels to the west. 1) Access shall be provided to manholes so this line can be easily cleaned by City crews; 2) A 15-foot wide access and sewer easement shall also be provided; 3) Sewer lines located outside of paved areas shall be either PVC C-900 or ductile iron pipe materials. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section • Tualatin Valley Fire and R ,ue District (South Division) [Cont. 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: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. 1) The applicant shall submit preliminary sizing calculations for a proposed onsite detention facility. 2) The applicant's engineer must assess where the stormwater for this site will be conveyed. 3) The applicant must also address the undeveloped parcels to the west and how they can be served from storm services. 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. I Payment of the fee in-lieu. 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. 1) A traffic impact report is required to be submitted with the land use application. The report shall also be prepared to ODOT standards and sent to ODOT for their review. TRAFFIC IMPACT FEES CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section • In 1990, Washington Coun, dopted a county-wide Traffic Impe -ee (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 TIF. Bull' Mountain Road improvements are eligible for TIF credits. 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. 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • • Building Permit (BUF This permit covers only the consti on of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 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: 4 ►�laz ENGINEERING DEPARTMENT STAFF TE Phone: 15031639-4171 Fax: 15031624-0752 \\tig333\usr\depts\eng\brianr\templates\preap notes-eng dot Revised: March 21, 2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Enelneerinp llepattment Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: '� Q, � � yd v Date: <Vi/ A, 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): Vicinity Map q11-, Preliminary Grading/Erosion Control Plan Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ' Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan Tree Preservation/Mitigation Plan — Site Development Plan ❑`, Architectural Drawings Landscape Plan ❑ Sign Drawings tl Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 2 COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 ' 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10120/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8'Y2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with > 6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Preliminary Plat Map -> The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ . Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ • Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ • If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ • The owner's authorized agent ❑ The map scale, north arrow and date ❑ • Proposed property lines ❑ Description of parcel location and boundaries ❑ • Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) Cl • Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25' of all property lines ❑ Location and width of all water courses ❑ > Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 • Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations,dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ ♦ Easements on the site and on adjoining properties ❑ ♦ Proposed streets or other public ways and easements on the site ❑ ♦ Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: ♦ Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ ♦ Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ ♦ Above ground utilities ❑ ♦ Trash and recyclable material areas ❑ The locations,dimensions and setback distances of the following: ♦ Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ ♦ Sanitary sewer facilities ❑ ♦ Existing or proposed sewer reimbursement agreements ❑ ♦ Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: ♦ All areas to be landscaped ❑ • Mailboxes ❑ ♦ Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: ♦ Soil conditions and how plant selections were derived for them ❑ ♦ Plans for soil treatment such as stockpiling the top soil ❑ ♦ Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 If • Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ -- Existing and proposed contour lines ❑ . Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants (existing and proposed) ❑ Proposed fire protection system ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility LI Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;cu rpl n\masters\revised\check list.doc 18-Sep-01 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION . �.��� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: MCH CONSTRUCTION CO 8235 SW OLESON RD STE C 503 244 0523 Address: Phone: Case No.: - UNA. City: PORTLAND OR 97223 Receipt No.: C�--vz Y Zip: p: PHIL MCHUGH Phone: 503 244 0523 Application Acie�pteq By: Contact Person: c��l ., Date: Property Owner/Deed Holder(s): DATE OF PRE-APP.: 14—i ANDREWS MANAGEMENT TIME OF PRE-APP.: 1. D ..AJ®GVWA Address: 11336 SW BULL MT RD #100hone: 503 624 6111 PRE-APP. HELD WITH: City: TIGARD OR Zip: 97224 Rev.12/6/2000 is\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s): ADJACENT TO EXISTING DEVELOPMENT — BULL MTN HEIGHTS REQUIRED SUBMITTAL ELEMENTS 11336 SW BULL MTN RD TIGARD OR 97224 (Note: applications will n t be accepted without the required submittal elements) Tax Map & Tax Lot#(s): Pre-Application Conf. Request Form Site Size: 4.29 ACRES/ZONED R-25 2 COPIES EACH OF THE FOLLOWING: je Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-APPLICATION CONFERENCE INFORMATION 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 the subject jest property show the location of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are The Proposed Uses. one (1) hour lonq and are typically held between the hours of Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. ■ PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN �� If ON Pre-Application E project, the applicant is for t MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE ' (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM in Filing Fee $240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. . CL'itAt ZQ i kik Pre-Apps (CD Meetings) April 2002 S M T W T F S 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 30 Thursday, April 11, 2002 8:00 8:30 9:00 Pre•app 9:30 10:00 Pre-App Phil McHugh 503-244.0523 11336 Bull Mt./3rd phase Bull Mt.Heights 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 11:34AM Friday, March 29, 2002 : MCH : CONSTRUCTION COMPANY 8235 SW OLESON ROAD, SUITE C PORTLAND, OREGON 97223 MEMO Date: March 26, 2002 To: Planning Department City of Tigard Tigard, OR 97223 From: Phil McHugh Re: Bull Mountain Heights We are requesting a review of our planned apartment house development on the subject site. The plan conforms to the designated zoning with appropriate set backs to the adjacent single-family development to the west. This proposal is actually a third phase to the existing Bull Mountain Heights Apartments. We anticipate several questions, which will need to be resolved. 1) The density will be affected by the topography of the site. 2) We have a deed restriction from the residence to the west regarding the height of our buildings. 3) There are significant trees on sight that will be affected. We will be proposing some off site locations to do our mitigation. GENERAL CONTRACTOR [503) 244-0523 • FAX (503) 244-130B CCB# 49267 n _e_eiz:„17.z.JES____ . i)4A441.,-,- 1 133Q 5,0 Vica_ qjt--1- • 31(cil fAILCLAACL 4,!, ' 0 0 tt-4 1:k° 0 1 i iiii , p p��^ ,( �� �y� county orvracnawwn • • Pair*. -7:1!-T* +ndraa Management LTD C k for ,r. T y w ;t 4000 Kruse Way Placa Did. 1, 1270 and "~ '!:':".?%. • • +loi0 '•. ''. 7 00e1. f.: i�ytir. ��� Lake O.vep r 01 9703:5 / „ 5 "Intil a charss is rsqusated all tax I�.r ' 6 .�., ;. atsteaen' s shall be senr. to the following EXCEPTION N ,�,.. 1 addrsae z A.,./ .�n .i1 ."r . - r . sas>s as eboac . t- ' . DOC : 95074966 Escrow Mo. 3700-1612)444 Rect: 152485 443.00 � Order No. 143617 10/16/1995 OE:43161PM ; ,tiV d0 ''';'''''•••:''�• (AU WARRANTY DUD - STATUTORY PORN ;• , (INDIVIDUAL or CORPORATION) v PHYLLIS M. ANDERSON and ROGER P. ANDERSON as Trustees of the PHYLLIS K. ANDERSON TRUST • dated October 21, 1992 Grantor, conveys and warrants to ANDREWS MANAGEMENT LTD., AN OREGON CORPORATION )Grantee, the following described real property free of encumbrances except as specifically Oet forth herein: • Continued) C This instrument will not allow use of the property described in this instrument in violation .- of applicable laud use laws and regulatiouo. Before signing or accepting this instruasat, .,) the person acquiring fee title to the property should check with the appropriate city or county plsnning dspartasnt to verity approved uses and to determine any limits on lawsuits against farming or forest practices as defined in ORD 30.93G. ENCUMBRANCES: (Continued) , n � !!,'r ; MASHIN -CN CGUYTY ':ti RF.f. P CPENr/ Tian: 1.? fdx f■T 3 p0, o I. - ; ti 0 ION�4S The true consideration for this conveyance is $400,000.00 1 Dated /.0—//—ZS ; if a corporate grantor, it has caused its name to be signed by i order of its board of directors. Ili , . I Phv is M•Anderson, Trustee Roger- . Anderson, Trustee 1 STATE OF OREGON, County of les. This,instrument was acknowledge before me on (�t�D2�o�) � �C>7C:t 2 F C4-erect- II , 19 by ymLs'` 19 This instrument was acknowledged before me on as 4 J o ON1 of * to Q IL pfFICW SU 'Notary for Public for O egon -ice Wailif fA.� My commission expires -9q . AtiYp. 1 VOSMSAMNO‘1111 1 E/T 'd S62'ON IG Jilt! Obl3W 800I l Wd8S:P L66 T'T '1,dW v I i `. : - ,. ; : s •• Lno rbeanees, continue _ • - , • M .17.r.--71 t , I ' ' ,',1,r �'�' ' �,.IV:? ' j .J • }� • l year 1995-96, abls;'•,1,t 1. ':).4‘)'.`1..414.,..,\,;,,-t ^. 'si Texas for the !Seca alien but not;yat•4pa. -,, 1;iY ,; . ,- .,,,�,,l;�7 ,• t •'+.: • ! _tom ....':..t P.i:. \�^Y ..•-'l rS;:r.' .r o,+i•��'' 'rl ;. ; 3. The promisee harem described are within, and subject to the atatutOti/'pobsx( ,+Bra.• including the power of assessment of the Unified Sewerec■ AgIncyjot Washington ,, t is -.r •;t. ;.:xr F I „i. l,: 4:!'� �hR , !1„'`;—' -3. Covenants, conditions and restrictions, but omitting TSatriCtinha',itcafli palia y}...• ; . rice, color, religion,. sex, handicap, familial status;,or;nation i;',oribinOiilwn;-. 3 (a) is exempt under. Chapter,42,;^;Y' tioe IS •, a etc•,.•.•„ ,r• ' only to the extent that said covenant. t• ,.� „•;j '' ...,. of the United States Code or (b) relates to handicap but does act disc'tiaillaa'�� '' K,• ,40..-;,•,.;:., s ainst handicapped persons, imposed by instrument, including the'tsrwie and, ;. �'' g \• e•;6:i.1''''•;'''' 1 r 1,•N'�A"`� provisions thereof. „ • " r:'....;* ',•.r. •'.v,,i)sits*.:.• •rob Y'' „+ ±}'s', +. Recorded[ October'32,.•1lfa it .i',r4h;�t't,4: f'.1,_,5 '7. Recorder,s Fee No.[ 91074565 •+•„ r:: (.• , r,.j"!,�•' .n .J.=i�+'1.�}'1 Lip; i(..:+..,.� 3, ptOVioiOAS thSlaot �, 's'r ' ,i - • hn easement created by instrument, including terms) and .-'•,; Dated[ May 15. 1995 :e; r.4,.,.. . :.•,: 4 ' • i. Recorded► May 31. 1995 • ' ,; , '., N: +:r�•; .4 •; Recorder's lea No.; 95037165 ' ." ' .1'+ ti : ' :'` •.` .�u- Tn Favor O![ Andrew Management Limited, en prigon'oerpotativn .. ° : PSewer • ' y � . ; Th .,25:.3. " � A:fG� o, e . ly p el 7 ti•ae, k 'i • r. < as corrected by Correction Sewer Basement recorded September 13, 1995, ao .,�t!cr , I. • • Recorder's Fee No. 95-064900. ';' 5. Grantee acknowledges that there is a height restriction limiting the height of ::r'4 ; .. ,3 plantings and buildings adjacent to aad east of the most easterly boundary of 7..'''.:.. • the existing house at 11550 S.W. Bull Mountain Road to the height of the lover'•, ,,'r: ' edge of the upper family room window on the east aide of said house. Said • restriction arises from an earnest money agreement dated March 27, 1993, between :• •` Grantor and the currant owners of said property-at 11550 S.W. Bull Mountain Road. Grantee may take steps to modify or eliminate said restriction. If Grantee does not obtain from said owners a written release terminating said restriction, then Grantee agrees to accept the property, subject:to said 'restrietian and to defend, hold ''armless and indemnify Grantor from all claims related thereto. ` 6. Grantor reserves a temporary easement and right to continue to use the r. existing septic drain field south of and for the benefit of the property known as 11550'S.W. Bull Mountain Road described in deed recorded as Fee No. 92-074566. This temporary easement shall be relinquished by Grantor when the following have ':4 been completed: before interfering with the use of the existing drain field, Grantee shall provide and connect the adjacent residence at 11550 S.W. Bull . Mountain Road to a public sewer and storm drainage lines and easement, at Grantee's 7 '+ expense. Grantee will pay the cost of any hook-up fees or charges assessed by any governmental agency. The cost of preparing the temporary easement for the 9 benefit of the property known as 11550 S.W. Bull Mountain Road shall be the re- sponsibility of Grantor. Grantor shall be responsible for the maintenance of thx 'i + property located within the temporary easement. ` ^,�r� [�\ .1 1 L _ • `• , - { 3 , E/E'd S62'ON ' 'J 1 tr,„_ „.0 u„., Uai_dw dUJll Wd8S:b L66i •S 'AdWV ed5 • . Letter of Transmittal f City of Tigard DATE RECEIVED RECEIVED APR 12 2002 CITY OF TIGARD PLANNING/ENGINEERING TO: �`^ DEPT: FROM: 9r;t3' CIA AS l OA PHONE NUMBER: RE: (Case number, site address, parcel number, etc.) COMMENTS: vC f ■�n�cPr. u I ) Ced-V i C CIA I isdsts\forms\LetterTransmittal.doc 07/31/01 1 • CITY OF TIGARD A'A F PRE-APPLICATION CITY OF +OR N Community CONFERENCE NOTES Development i Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL 4. APPLICANT: `�- .- /j( AGENT: ,e /� Phone: ( ) Phone: (.4 ,-- gb PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: j S3 ZOSaJ2314 IL/ . . TAX MAPS)/LOT#(S): J SI 10/k!, t4-00 NECESSARY APPLICATIONS: S o i ) sl st _ __ _._ _ - PROPOSAL DESCRIPTION: . -ocJ/Z - -( ci P COMPREHENSIVE PLAN ` MAP DESIGNATION: - if! 2)�.--ec-ati --y -2-4.-c-4.4._cLtE. luc-C ZONING MAP DESIGNATION: le- 2-S CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: e-cam>�� ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. l MINIMUM LOT SIZE: sq. ft. Average Min. lot width: Z ft. Max. building height: ft. Setbacks: Front , (- ft. Side ' ( ft. Rear zr::L ft. Corner z» ft. from street. MAXIMUM SITE COVERAGE: -% Minimum landscaped or natural vegetation area: J %. I 1 NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) 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 10 Residential Application/Planning Division Section 1 I NARRATIVE [Refer to Code Chapter 18.3901 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. ri 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 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. rsi ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: Minimum access width: . Maximum access width: Minimum pavement width: -�_ (1 WALKWAY REQUIREMENTS (Refer to Code Chapter 18.1051 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. RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.715)-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: `" 4 ` All sensitive lands areas including: , ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and 1"4401 f i& 9 ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: • 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. I 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 so. ft. (20%)for public right-of-way 6,534 so. 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 *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%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Residential Application/Planning Division Section SPECIAL SETBACKS [Refer to Code Section 18.730] • 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.] I I FLAG 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; 21/2 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. BUFFERING AND SCREENING (Refer to Code Chapter 18.745] 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 BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. ,22) T. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: 0 LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.105] 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. El RECYCLING (Refer to Code Chapter 18.7551 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 10 Residential Application/Planning Division Section [ .1 PARKING [Refer to Code Chapters 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 squarefee p Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; i7,4i 1.5 spaces per unit for 2 bedrooms;'and 9 1.75 spaces per unit for 3 bedroom-. 4e,,,c , r+r Multi-family dwelling units with more than ten (10) required spaces shall provide rking for the use • guests and shall consist of 15% of the total required parking. 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. D 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. ,IYI, BICYCLE RACKS (Refer to Code Section 18.765) 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. ,i" SENSITIVE LANDS (Refer to Code Chapter 18.715) 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- 7_ 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 Sl meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the 1 development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.715.080.C) 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. CLEANWATER SERVICES ICWS) 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 S � ,Qyr area. R 9/ 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 10 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WID1 HS SOURCE: CWA DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres 25 feet >50 to <100 acres • 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% 30 feet • 10 to <50 acres 50 feet >50 to <100 acres • 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 ravine6 4Starting 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. 6Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The 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 CWA 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. 471 SIGNS (Refer to Code Chapter 18.180) 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 18.790.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES repared 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 where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 10 Residential Application/Planning Division Section THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.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. Tf MITIGATION [Refer to Code Section 18.790.060.1] REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. H. CLEAR VISION AREA [Refer to Code Chapter 18.795] 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. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential Application/Planning Division Section ❑ WATER RESOURCES OVERLAY DISTRICT [Refer to Code Section 18397.030) The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS)AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). D The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. ❑ RIPARIAN SETBACK REDUCTIONS [Refer to Code Section 18.797.100) The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: D Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Residential Application/Planning Division Section w r ➢ That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.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 18.810.0601 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'/2 TIMES THE.AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. ❑ 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 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 �t 18.765 (Off-Street Parking/Loading Standards) Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional 18.775(Sensitive Lands Review) Center) 18.350(Planned Development) 2 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) - 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) ( � 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance 18.797 (Water Resources (WR) Overlay Standards) District) 18.390(Decision Making 18.730(Exceptions To Development 18.798(Wireless Communication Facilities) Procedures/Impact Study) Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.810 (Street & Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 'C 18.745(Landscaping&Screening Standards) ✓' 18.510(Residential Zoning Districts) 18.750 (Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) °Z-=--18.755 (Mixed Solid Waste/Recyding Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) - CITY OF TIGARD Pre-Application Conference Notes Page 8 of 10 Residential Application/Planning Division Section • ADDITIONAL CONCERNS OR COMMENTS: tea. TLu_ - nfl - - .- • Ara? t om r t rr// (7 ' .11�Tifi� - 7 C r-a1.2crc .k Se_ Y-ems u-- 5,ZQ� -4 47)/41A- PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. • cok 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 9 of 10 Residential Application/Planning Division Section • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . 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 IN WHICH 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 tha-t a prospective applicant either obtain and read the Community Development Code or ask any questions of City staffprelative 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: • _ -(-J _ • CITY •F TIcARD PLAN rNG ! - ! T'FF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL: staffs first name)@Ci.tigard.Or.Us TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: ci.tigard.or.us CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Residential Application/Planning Division Section • • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefull in con'unction with the notes •rovided to ou at the •re- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: �� V exiiP,-- ,- --- Date: 62.77z cQp/ 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): - Vicinity Map Preliminary Grading/Erosion Control Plan '' Existing Conditions Map Xt7 Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map XI Preliminary Storm Drainage Plan 6..);,1, Preliminary Partition/Lot Line Adjustment Plan c Tree Preservation/Mitigation Plan Site Development Plan ❑ Architectural Drawings Landscape Plan ❑ Sign Drawings ❑ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on th type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES Z COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_ 6"caliper measured 4' from ground level U Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map • The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ • Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ • Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ • Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ • Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ • If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ • Description of parcel location and boundaries ❑ • Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ • Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25' of all property lines ❑ • Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 0', Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: ♦ Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ ♦ Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ ♦ Parking and circulation areas ❑ ♦ Loading and service areas ❑ ♦ Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ ♦ Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: _ ♦ Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ ♦ Proposed structures, improvements, utilities and easements on the site ❑ ♦ Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ ♦ Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: ♦ All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: ♦ Soil conditions and how plant selections were derived for them ❑ ♦ Plans for soil treatment such as stockpiling the top soil ❑ ♦ Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision Cl City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan • The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ • Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ • Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ • Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings • Specify proposed location, size and height ❑ is\;curpin\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION Q City of Tigard,Oregon Community Development Shaping A Better Community PUBLIC FACILITIES Tax Map(s): 2S110AC Tax Lot(s): 1400 Use Type: Bull Mtn.Heights Expansion 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: M SW Bull Mountain Road to 33 feet from centerline (major collector) SW to feet J J SW to feet J J SW to feet Street improvements: N 1/2 street improvements will be necessary along SW Bull Mountain Road, to include: ® 22 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities pi 6-foot concrete sidewalk to match existing. • street trees spaced per TDC standards. X street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • • I Other: ❑ street improvements will be necessary along SW , to include: I I 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: I street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities 1 -foot concrete sidewalk I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: I1 street improvements will be necessary along SW , to include: feet of pavement concrete curb I storm sewers and other underground utilities -foot concrete sidewalk street trees I I 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 I I concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ 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 execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (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 $ 27.50 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 Bull Mountain Road. 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 at the southeast corner of the site.. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend this public line westerly and provide stubs to the adjacent unsewered parcels to the west. 1) Access shall be provided to manholes so this line can be easily cleaned by City crews. 2) A 15-foot wide access and sewer easement shall also be provided. 3) Sewer lines located outside of paved areas shall be either PVC C-900 or ductile iron pipe materials. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Sectten • Tualatin Valley Fire and R ae District (South Division) [Cont 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: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. 1) The applicant shall submit preliminary sizing calculations for a proposed onsite detention facility. 2) The applicant's engineer must assess where the stormwater for this site will be conveyed. 2,) j v /4yDLE3,,, 1-tvvt T "Tt"to p Et.i, T t S Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 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: X Construction of an on-site water quality facility. Payment of the fee in-lieu. 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. 1) A traffic impact report is required to be submitted with the land use application. The report shall also be prepared to ODOT standards and sent to ODOT for their review. TRAFFIC IMPACT FEES CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section In '1990, Washington Coun dopted a county-wide Traffic ImpE =ee (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 TIF. Bull Mountain Road improvements are eligible for TIF credits. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. 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. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section - ,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. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 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: e P ENGINEERING DEPA TMENT STAFF Phone: [503)639-4111 Fax: (503)684-1291 r\eng\brianr\templates\preap notes-eng dot CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section 08/10/01 FR1 10:39 FAX 503 598 1960 CITI OF TIGARD gi002 r IRE-APPLICATION . ,-1:1:' CONFERENCE REQUEST . t1=4 •I1+ CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-T297 GENERAL INFORMATION MCH CONSTRUCTION CO FOR STAFF USE ONLY Applicant: _ Address: _ 8235 SW OLESON RD ST t e: 503 244 0523 CaseNo.:. Pt?A�-w -CO. 9 City: PORTLAND OR Zip: g_7293 Rec ipt No;: 'c c, 1. _ • Application llcce ted By: y, , Contact Person: PHIL MCHUGH Phonc:_53 244 05 23 ;,..,,,.1t:,',:;': i Dale: , 1, Property Owner/Deed Holder(s): f �;; . IMCHI_ CONSTRUCTION COMPANY 8235 SW OLESON ROAD, SUITE C PORTLAND, OREGON 97223 MEMO Date: August 13, 2001 To: Planning Department City of Tigard Tigard, OR 97223 From: Phil McHugh Re: Bull Mountain Heights We are requesting a review of our planned apartment house development on the subject site. The plan conforms to the designated zoning with appropriate set backs to the adjacent single-family development to the west. This proposal is actually a third phase to the existing Bull Mountain Heights Apartments. We anticipate several questions, which will need to be resolved. 1) The density will be affected by the topography of the site. 2) We have a deed restriction from the residence to the west regarding the height of our buildings. 3) There are significant trees on sight that will be affected. We will be proposing some off site locations to do our mitigation. GENERAL CONTRACTOR (503) 244-0523 • FAX (503) 244-1308 CCB# 49267 ADDITIONAL DOCUMENTS Taffic 2iipadSticLj BULL MOUNTAIN HEIGHT PHASE III TRAFFIC IMPACT STUDY TIGARD, OREGON PREPARED BY LANCASTER ENGINEERING MAY 2002 SD RAD04.--OnQi I le/ LANCASTER engineering BULL MOUNTAIN HEIGHTS PHASE III Traffic Impact Study Tigard, Oregon PROp cii4:5.)‘31(" OREGON vG4Yg2eP X4)0 E. MO EXPIRES: r 2 / /20,7_.1 Prepared By CATRIONA SUMRAIN TODD MOBLEY, PE June, 2002 Union Station, Suite 206 •800 NW 6th Avenue•Portland, OR 97209•Phone 503.248.0313•Fax 503.248.9251 LI TABLE OF CONTENTS Executive Summary 3 Introduction 4 Location Description 5 Trip Generation 10 Trip Distribution 12 Operational Analysis 16 Appendix 21 -2- le EXECUTIVE SUMMARY 1. An apartment complex, Bull Mountain Heights, is proposing an expansion of the existing 126 units to 196 units. The site is located on the south side of Bull Mountain Road between 117th Avenue and 114t Avenue. An additional driveway on Bull Mountain Road is also proposed west of the existing driveways to the complex. 2. The trip generation calculations indicate that there will be an estimated total of 27 trips generated by the apartment expansion during the morning peak hour. Of these, 3 will be entering and 24 will be exiting the site. During the evening peak hour, a total of 36 trips are expected, with 21 entering and 15 exiting the site. A weekday total of 394 trips is ex- pected, with half entering and half exiting the site. 3. All of the study area driveways operate at level of service C or better and will continue to operate at level of service C or better for background and background plus site trips. 4. Sight distance was measured at the location of the proposed west driveway and was in ex- cess of 800 feet to the west and to Highway 99W to the east, a distance of about 700 feet. There are some large pine trees near the location of the proposed driveway that could ob- struct sight distance to the west. It is recommended that any lower branches of these trees be kept trimmed to ensure adequate sight distance is maintained. -3- INTRODUCTION An existing apartment complex is proposing an expansion of the complex by an addi- tional 70 units. The site is located on the south side of Bull Mountain Road between 117t Ave- nue and 114th Avenue. The purpose of this study is to assess the traffic impact of the proposed development on the nearby street system and to recommend any required mitigative measures. The analysis will include level of service calculations and a discussion of site access. Detailed information on level of service, traffic counts, trip generation calculations and level of service calculations is included in the appendix to this report. -4- LOCATION DESCRIPTION An apartment complex, Bull Mountain Heights, is proposing an expansion of the exist- ing 126 units to 196 units. The site is located on the south side of Bull Mountain Road between 117t Avenue and 114t Avenue. An area map showing the site location is on page seven. A vicinity map showing the existing lane configurations and traffic control devices at the study area intersections is shown on page eight. Currently, there are two driveways to the apartment complex on Bull Mountain Road with no other accesses to the complex. The expansion proposes an additional driveway located to the west of the existing driveways. For this report, the proposed driveway will be labeled the west driveway, the existing western driveway will be named the center driveway and the existing eastern driveway will be labeled the east driveway. The east driveway is shared with a gasoline station and a senior center. The City of Tigard has required an analysis of the site driveways. Bull Mountain Road is under the jurisdiction of the City of Tigard and is classified by the City as a Major Collector. It is generally a two-lane road widening to a three-lane road near the east apartment driveway. The road has a posted speed of 40 mph and there are shoul- ders, but no sidewalks on Bull Mountain Road west of 114t Avenue and bike lanes, curbs and sidewalks east of 114t Avenue. The intersection of Bull Mountain Road at the existing east driveway is a standard three-legged intersection. The driveway is shared with a gasoline station and senior center. Al- though there is no STOP sign on the driveway approach, it is assumed that traffic will stop be- fore proceeding onto Bull Mountain Road. The intersection of Bull Mountain Road at the cen- ter driveway is a four-legged intersection with a STOP sign located on the 114t Avenue ap- proach. There is transit service near the site that runs along Highway 99W. Tri-Met route 12 Barbur Boulevard runs about every 10-30 minutes throughout the day with more frequent ser- vice during the morning and evening peak hours. Tri-Met route 94X Sherwood-Pacific High- way Express runs about every 10 minutes, however service only runs northbound during the morning and southbound during the evening. Tri-Met route 95X Tigard I-5 Express also trav- els only during the morning and evening hours with service about every 10-30 minutes. Tri- -5- L,4,..1 Met routes 94X and 95X only have service during the weekday, Tri-Met route 12 has service during weekends. Manual turning movement counts were made at the intersections of Bull Mountain Road at the existing apartment driveways in May, 2002 from 7:00 to 9:00 AM and 4:00 to 6:00 PM. Two traffic counts were taken. One count includes all the traffic (apartment, gas station and senior center trips) and was taken during the morning peak hour. The other count is only the apartment trips (no gas station or senior center trips) and was taken during the morning and evening peak hours. The traffic volumes for both existing apartment driveways were counted as a single location. The peak hours for the study area were approximately 7:20 to 8:20 AM and 5:00 to 6:00 PM. The volumes for the morning and evening peak hours for the apartment traffic are shown in the traffic flow diagram on page nine. -6- --/ ✓ ' aNM/ _ .: Asti• /7 - - rn C m P; t". v. ki,-A-ci I c �. £ ■cDonald St rrr_ra • yrr .nrm . U [-f\--L v It r , S lil (99 I cn c 11 v 7 J Tigard a \et 4110.4441 PROJECT T!% II 1 SITE / r li I If !J' I ( v#'dK . T 4 .4, or/':',0,. .2,.. • ..„- 7, _ le King City 'r.�• l 7_,..) (0/7 i \--7 .00.0...“^"411"111 ---\ le AREA MAP BMH 1.d wg -7- Legend 7"' Proposed Expansion Boundary L -G J Existing Boundary • Study Intersection i Stop Control Road - i Bull Mountain ` V/ ij 1 ) �7 c ' / 'AO Not to Scale le VICINITY MAP Existing Intersection Configurations - & Traffic Control Devices BMN1.dwg -8- NOTE: Traffic counts represent combined driveway volumes oN F—L0 188 y 3 AM PEAK 2 <-1TI� 570. _._ t2 NON <-618 <i 4,y \F-24 PM PEAK o ' �Tr 295 gyp\ r c Rood ...______„.,.._„.........................„....,,...\ Bull Mountain `l ' 1 r-I/71 ■ > 1 li 7 A 1 L _ / / 1+ Not to Scale le TRAFFIC VOLUMES Existing Conditions - AM & PM Peak Hours BMH1.dwg -9- TRIP GENERATION To estimate the number of morning and evening peak hour trips that will be generated by the proposed apartment expansion, trip rates derived from the existing traffic counts at the driveways were used. To estimate the number of weekday trips generated by the site, the trip rates derived from the traffic counts were compared to the trips rates from land-use code 221, Low-Rise Apartment, from the TRIP GENERATION MANUAL, Sixth Edition, published by the Institute of Transportation Engineers (ITE). The derived trip rates for the morning and evening peak hours were about 15 percent less than the ITE Manual trip generation. This percentage was also applied to the ITE Manual weekday trip rates to estimate the weekday trips generated by the proposed expansion. There are currently 126 units in the complex, although at the time of the traffic counts, only 98 units were occupied. An additional 70 units are planned for a total of 196 units. It was assumed that all 196 units would be occupied. The trip generation calculations indicate that there will be an estimated total of 27 trips generated by the apartment expansion during the morning peak hour. Of these, 3 will be en- tering and 24 will be exiting the site. During the evening peak hour, a total of 36 trips is ex- pected, of which 21 are entering and 15 are exiting the site. A weekday total of 394 trips is expected with half entering and half exiting the site. A summary of the trip generation calculations for the apartment expansion are shown in the following table. Detailed trip generation calculations are included in the appendix to this report. -10- le TRIP GENERATION SUMMARY Bull Mountain Heights Phase III Entering Exiting Total Trips Trips Trips Existing Trips AM Peak Hour 5 33 38 PM Peak Hour 29 21 50 Weekday 258 258 516 Trips at Full Occupancy, Current Units (126 units) AM Peak Hour 6 43 49 PM Peak Hour 37 27 64 Weekday 355 355 710 Net Increase from Expansion (70 units) AM Peak Hour 3 24 27 PM Peak Hour 21 15 36 Weekday 197 197 394 -11- TRIP DISTRIBUTION Since the apartment development is located next to an apartment land use, the direc- tional distribution for the proposed expansion was assumed to follow the same distribution as the existing trips. The trip distribution was based on the existing traffic volumes at the apart- ment driveways. The traffic flow diagrams on pages 13 and 14 show the distribution of the site trips for the proposed apartment expansion during the morning and evening peak hours. The diagrams on page 15 show the assignment of the site-generated trips from the expansion. -12- a) se. <40% Bull Mountain Road ----------------il 40% ijp"w ' / / / _, 14 Not to Scale le SITE TRIP DISTRIBUTION Inbound & Outbound Percentages - AM Peak Hour BMH1.dwg -13- AAA Ar m 90 in ounta Road • Bull M � _; 85%� ` 15 15%D i - a' , > k N / / J / 1 /1 , L -- - - _, AI Not to Scale SITE TRIP DISTRIBUTION Inbound & Outbound Percentages - PM Peak Hour BMH1.dwg -14- E-2 000 (— 1 2 � 1 ��y \r1 `L 0 r> o , 1 T AM PEAK 0� ao rn g- Noun 14-4 0 0 1 , 0-� 0� \F1 000 — 14 18 14 FJ A,y ,C 4 `C� PM PEAK ���' 0� cv o 10� oo� 13- 0 0 0� 3� 0� v 0� �\t• el z Road _ - B! Mountain ` ■ -V ` a) I ) •C r �• 1∎ f '- 1 / I / / / / /^1 Not to Scale , ,,,,, le TRAFFIC VOLUMES Site Trips - AM & PM Peak Hours BMH1.dwg -15- LI OPERATIONAL ANALYSIS Background Traffic The location of existing apartment buildings was used to determine the number of trips using each driveway. It was assumed that trips to and from any building close to a driveway would use the nearest driveway and the remainder the of trips were divided between the exist- ing driveways. Two thirds of the trips to and from the east were assigned to the east driveway and two thirds of the trips to and from the west were assigned to the center driveway. No specific developments have been identified near the site that will contribute to the traffic volumes at the study area intersections. However, to account for area-wide growth, a growth rate of three percent per year for two years was applied to the existing traffic volumes on Bull Mountain Road. This growth rate was recommended by the City of Tigard for short- term growth. This growth accounts for developments that are not in the immediate vicinity of the site, but still may add through traffic. The existing traffic counts with the growth rate applied comprise the background traf- fic. Traffic flow diagrams showing the background traffic is shown on page 17. Traffic flow diagrams showing the background traffic plus site trips is shown on page 18. -16- to -201 •-ocv E— 199 199 \Fo E-I 4,�j ,Co `c3 AM PEAK 14 2-1' �/1\1-> i r> 609—> 0 0 606-> on 610—> 0 N 0 1, 1-Q, t-2 E-661 cvocN 656 E-660 0 2 22 �I r� 0.T I T r� PM PEAK ���� 318--> 0 0 314 -> ")0 cv 317—> 0 co .�° 0--q, 4 � 1-4, se N z Bull Mountain Rood7I1 ,/ ��(J ■ 0 I c 7 141 IV Not to Scale le TRAFFIC VOLUMES Background Conditions - AM & PM Peak Hours BMH1.dwg -17- E-204 .—o c' E-200 <—201 \F- 1 <-1,k 4 \F 1 .F-4 <1 0 2- <-11'0 AM PEAK 609 cc rn 915 N*orn 625 o 1-1 1-1, 1� t2 E-661 cvoc., (-669 E-678 14 7 27 r 0_1' T r> PM PEAK cY. 6\ 318 N o 323--_> *o') 329 o �` 3� 5 1� N '.o� .1 Bull Mountain Road � �__......eirc_., 1 1 V - ` z 1 ) ii �) Q / r / I I / 1 / / / 1 1+ Not to Scale TRAFFIC VOLUMES Background + Site Trips - AM & PM Peak Hours 8MH1.dwg -18- L.4.1 Sight Distance Sight distance was measured at the location of the proposed west driveway. A common guideline for sight distance is ten times the posted speed. The posted speed on Bull Mountain Road is 40 mph, requiring at least 400 feet of sight distance in either direction. The sight dis- tance was measured at a point 15 feet from the paved edge of the travel lane and from a driver's eye height of 3.5 feet to an object height of 4.25 feet. Sight distance was measured in excess of 800 feet to the west and to Highway 99W to the east, a distance of about 700 feet. There are some large pine trees near the location of the proposed driveway that could obstruct sight distance to the west, although these trees are likely to be removed during construction of the site. Capacity Analysis To determine the level of service at the study area intersections, a capacity analysis was conducted. The level of service can range from A, which indicates very little or no delay, to level F, which indicates a high degree of congestion and delay. The analysis was made for the evening peak hour for the following scenarios: 1. Existing traffic conditions 2. Background traffic conditions 3. Background traffic plus site trips The study area intersections were analyzed using the unsignalized intersection analysis methods in the 2000 HIGHWAY CAPACITY MANUAL (HCM2000), published by the Transpor- tation Research Board. Because the traffic counts taken at both of the existing driveways were combined, the capacity analysis is an estimate of the operation at each of the driveways. However traffic vol- umes at either of the existing driveways are relatively low and there were no identified opera- tional concerns. Field observations also did not indicate any operational concerns. The results of the capacity analysis show that the unsignalized intersection of Bull Mountain Road at the proposed west driveway is estimated to operate at level of service B dur- ing the morning and evening peak hours. This level of service refers to the driveway left turns, which is the movement that experiences the longest delay. -19- LL The unsignalized intersection of Bull Mountain Road at the center driveway is currently estimated to operate at level of service C during the morning and evening peak hours. This level of service refers to the southbound minor street left turns. The level of service does not change for background traffic or background traffic plus site trips. Traffic counts with the gas station and senior center trips included were used to estimate the operation of the east driveway during the morning peak hour. The unsignalized intersection of Bull Mountain Road at the east driveway is presently estimated to operate at level of service B during the morning peak hour. This level of service refers to the driveway left turns, since they have the longest delay. This level of service becomes C during the morning peak hour for background traffic. This level of service does not change with the addition of the site trips. There were no traffic counts during the evening peak hour at the east driveway that in- cluded the trips from the gas station and the senior center available for the capacity analysis. However, the site trips from Bull Mountain Heights Phase III are likely to use the center and west driveways and are not likely to significantly affect the operation of the east driveway. The results of the capacity analysis, along with the Levels of Service (LOS) and delay are shown in the following table. Tables showing the relationships between delay and level of service are included in the appendix to this report. -20- LI LEVEL OF SERVICE SUMMARY Bull Mountain Heights Phase III AM Peak PM Peak LOS Delay LOS Delay Bull Mountain Road @ West Driveway Background + Site Trips B 13 B 12 Bull Mountain Road @ Center Driveway Existing C 15 C 18 Background C 16 C 19 Background + Site Trips C 17 C 20 Bull Mountain Road @ East Driveway Existing B 14 -- -- Background C 15 -- -- Background + Site Trips C 16 -- -- LOS = Level of Service Delay = Average Delay per Vehicle in Seconds -21- APPENDIX -22- LEVEL OF SERVICE CRITERIA LEVEL OF SERVICE FOR SIGNALIZED INTERSECTIONS Level of service is used to describe the quality of traffic flow. Levels of service A to C LEVEL CONTROL DELAY are considered good, and rural roads are usually designed for level of service C. Urban streets OF PER VEHICLE and signalized intersections are typically designed for level of service D. Level of service E is considered to be the limit of acceptable delay. For unsignalized intersections,level of service E SERVICE (Seconds) is generally considered acceptable. Here is a more complete description of levels of service: A <10 Level of service A:Very low delay at intersections,with all traffic signal cycles clearing B 10-20 and no vehicles waiting through more than one signal cycle. On highways, low volume and C 20-35 high speeds,with speeds not restricted by other vehicles. D 35-55 Level of service B: Operating speeds beginning to be affected by other traffic; short E 55-80 traffic delays at intersections. Higher average intersection delay than for level of service A F >80 resulting from more vehicles stopping. Level of service C: Operating speeds and maneuverability closely controlled by other traffic;higher delays at intersections than for level of service B due to a significant number of vehicles stopping. Not all signal cycles clear the waiting vehicles. This is the recommended design standard for rural highways. LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS Level of service D: Tolerable operating speeds; long traffic delays occur at in- tersections. The influence of congestion is noticeable. At traffic signals many vehicles stop, and the proportion of vehicles not stopping declines. The number of signal cycle failures, for LEVEL CONTROL DELAY which vehicles must wait through more than one signal cycle, are noticeable. This is typically the design level for urban signalized intersections. OF PER VEHICLE SERVICE (Seconds) Level of service E: Restricted speeds, very long traffic delays at traffic signals, and traffic volumes near capacity. Flow is unstable so that any interruption, no matter how minor, A <10 will cause queues to form and service to deteriorate to level of service F. Traffic signal cycle B 10-15 failures are frequent occurrences. For unsignalized intersections, level of service E or better is generally considered acceptable. C 15-25 D 25-35 Level of service F:Extreme delays, resulting in long queues which may interfere with E 35-50 other traffic movements. There may be stoppages of long duration, and speeds may drop to zero. There may be frequent signal cycle failures. Level of service F will typically result when F >50 vehicle arrival rates are greater than capacity.It is considered unacceptable by most drivers. 06/03/2002 09:53 5036438866 TRAFFIC SMITHY PAGE 02 A-P,t¢7481./T- 712r PS OtiJt`( • CAS S'T��'O _ - roe r -AP-72.. ` t I INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT _ _ _ _ BULL MOUNTAIN ROAD AT BULL MOUNTAIN HEIGHTS APARTMENTS INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT! • I T=11.1$ P=.75 BULL MOUNTAIN ROAD AT BULL MOUNTAIN HEIGHTS APARTMENTS _ N i3 DATE OF COUNT: 05/15/02 • T. 0% P•.4 O 13 DAY OF WEEK: Wed DATE OF COUNT: 05/14/02 R 1 0 2 TIME STARTED: 07:00 N B 1 3 DAY OF WEEK: Tue T TIME ENDED: 09:00 O TIME STARTED: 07:00 H 4-190 4J 1 �► *-191 R 2 1 5 TIME ENDED: 09:00 H• x212 +J l L. -203 T= 2.31 2 T= 6.6% 2 J tl 570 -► 4--188 T. 2.6% T= 8.2$ P=.829 P=.692 598 -► 4-196 2 3 TEV=TOTAL ENTRY VOLUME P..819 16 P-.B90 r P=PFFUBYSAPPRO APPROACH i i TR CKS BY PROAC 574 r 604 -► MAUK, 41 I • P=PHF BY APPROACH 1 1 32 Peak Hour 616 -4 627 -► MAUI 15 07:20-08:20 Traffic Smithy 14 0 24 Peak Hour T= 0% P=.772 134 TEV.802 (503) 641-6333 123 07:25-08:25 Traffic Smithy T. 2.9% P..633 138 TEV.865 (503) 641-6333 TIME PERIOD EAST BOUND • SOUTH BOUND NORTH BOUND WEST BOUND EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND FROM - TO 1 4J i 4 N r ~ t ALL TIME PERIOD T ., I r t 4 ; ~ ALL 07:00-07:05 33 5 14 53 07:05-07:10 54 4 7 65 07:00-07:05 1 36 1 0 0 0 0 1 2 0 10 51 07:10-07:15 50 3 13 66 07:05-07:10 0 44 0 0 0 1 0 0 0 1 11 58 07:15-07:20 ' 41 1 10 53 07:10-07:15 0 46 0 0 0 0 0 0 2 0 17 67 07:20-07:25 41 6 13 62 07:15-07:20 2 49 0 0 0 1 0 0 2 0 16 70 07:25-07:30 47 2 14 63 07:20-07:25 2 32 0 0 0 1 0 0 0 1 10 46 07:30-07:35 60 1 11 73 07:25-07:30 2 47 0 0 0 0 3 0 2 1 20 75 07:35-07:40 64 1 11 77 07:30-07:35 0 48 0 0 0 0 3 0 2 0 15 68 07:40-07:45 49 5 10 64 07:35-07:40 2 60 1 0 0 1 0 0 0 1 11 76 07:45-07:50 59 4 11 76 07:40-07:45 0 47 1 0 0 3 3 0 2 0 18 75 07:50-07:55 33 1 12 47 07:45-07:50 5 48 0 1 0 0 1 0 3 0 16 74 07:55-08:00 39 3 19 63 07:50-07:55 2 52 0 0 0 0 1 0 5 0 15 75 08:00-08:05 57 3 19 79 07:55-08:00 1 51 0 0 0 0 0 0 3 3 16 74 08:05-08:10 42 2 25 71 08:00-08:05 0 82 0 1 0 1 1 0 0 0 9 94 08:10-08:15 39 3 14 57 08:05-08:10 0 37 0 0 0 0 0 0 1 0 20 58 08:15-08:20 40 1 29 70 08:10-08:15 2 33 0 0 0 0 1 0 4 1 19 60 08:20-08:25 39 2 15 58 08:15-08:20 1 45 0 0 0 0 0 0 1 0 16 63 08:25-08:30 25 0 16 42 08:20-08:25 1 48 0 0 1 0 1 0 1 0 21 73 08:30-08:35 28 3 25 57 08:25-08:30 1 29 1 0 0 0 1 0 3 1 15 52 08:35-08:40 35 0 13 48 08:30-08:35 1 38 0 0 1 0 2 0 4 0 20 68 08:40-08:45 36 8 10 54 08:35-08:40 7 52 2 0 0 0 1 0 2 0 27 91 08:45-08:50 44 2 12 58 08:40-08:45 0 35 0 0 0 1 4 0 1 2 20 64 08:50-08:55 38 1 23 66 08:45-08:50 0 22 0 0 0 1 1 0 2 0 15 41 08:55-09:00 36 0 14 52 08:50-08:55 2 39 0 0 0 1 0 0 1 0 12 55 08:55-09:00 1 31 0 0 0 0 1 0 2 1 27 63 Total Survey 2 1029 4 1 0 8 2 1 61 5 360 1 1474 PHF .5 82 .25 .25 0 .5 .25 .25 .8 .38 .69 0 .923 Total Survey 33 1053 6 2 2 11 24 1 45 12 396 6 1591 1 Trucks 0 2.2 2.2 0 0 12.5 0 0 0 20 6.4 0 3.3 PHF .5 81 .25 .5 .25 .31 .58 0 .55 .5 .88 .25 .889 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 $ Trucks 0 2.7 0 0 0 0 8.3 0 0 0 8.6 0 4 Peds 0 0 0 0 2 0 0 0 0 0 2 0 StQAped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peels 0 0 0 0 0 0 0 2 0 0 0 0 Hourly Totals 07:00-08:00 1 570 2 1 0 3 1 1 36 2 145 0 762 Hourly Totals 07:15-08:15 2 571 2 1 0 3 1 1 32 3 169 0 785 07:00-08:00 17 562 3 1 0 7 11 1 23 7 175 2 809 07:30-08:30 1 546 3 0 0 3 2 1 26 3 192 0 777 07:15-08:15 18 586 2 2 0 7 13 0 24 7 185 1 845 07:45-08:45 1 472 3 0 0 3 1 1 30 3 208 0 722 07:30-08:30 15 580 3 2 1 5 12 0 25 6 191 2 842 08:00-09:00 1 459 2 0 0 5 1 0 25 3 215 1 712 07:45-08:45 21 550 3 2 2 2 13 0 28 7 214 4 846 08:00-09:00 16 491 3 1 2 4 13 0 22 5 221 4 782 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT BULL MOUNTAIN ROAD,AT BULL MOUNTAIN HEIGHTS APARTMENTS • T=14.3% P=.5 N 14 DATE OF COUNT: 05/14/02 47." 0 t2 DAY OF WEEK: Tue R 2 0 2 TIME STARTED: 16:00 T H 4-623 t+ -644 TIME ENDED: 18:00 T= 4� 0 ? ! t2 T. 1.3% TRIP GENERATION CALCULATIONS 295 -► 4-618 P=.892 P=.879 5 3 ;24 T'%RUCKS BY APPPR APPROACH P=PHF BY APPROACH Land Use: Apartment 300 -► f 315 -► MAUJ P I29 3 0 18 Peak Hour Traffic Smithy Land Use Code. 220 - 4 T. 6.7% P=.875 t21 TEV=969 (503) 641-6333 Variable: Occupied Dwelling Units EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND Variable Value: 98 TIME PERIOD 1, y ? 1 4 41 t r• t ALL 16:00-16:05 19 1 6 42 68 16:05-16:10 22 1 0 33 56 16:10-16:15 17 1 1 36 55 16:15-16:20 19 0 1 47 69 16:20-16:25 28 0 2 37 67 AM PEAK HOUR PM PEAK HOUR 16:25-16:30 30 0 2 40 72 16:30-16:35 23 1 0 48 72 Trip Rate: 0.39 Trip Rate:20 0 0 38 58 p p ate: 0.51 16:40-16:45 20 1 9 36 68 16:45-16:50 26 3 1 23 55 16:50-16:55 24 1 4 34 64 16:55-17:00 19 0 5 42 66 Enter Exit Total Enter Exit Total 17:00-17:05 21 2 6 36 66 17:05-17:10 22 2 2 43 71 Directional Directional 17:10-17:15 28 0 1 56 86 12% 88% 58% 42% 17:15-17:20 19 1 0 52 72 Distribution Distribution 17:20-17:25 22 2 1 51 77 17:25-17:30 31 0 2 57 91 Trip Ends 5 33 38 Trip Ends 29 21 50 17:30-17:35 25 2 0 52 80 . 17:35-17:40 25 1 2 60 90 17:40-17:45 23 2 3 63 92 17:45-17:50 22 2 2 52 81 17:50-17:55 35 1 4 46 86 17:55-18:00 22 3 1 50 77 WEEKDAY SUNDAY Trip Rate: 5.26 Trip Rate: 4.82 Enter Exit Total Enter Exit Total Directional Directional Total Survey .42 562 0 .5 0 .25 3 0 27 55 1074 3 1739 Distribution 50% 50% Distribution 50% 50% .38 0 .88 .5 .921 % Trucks 25 3.7 0 0 0 25 0 0 7.4 0 1.4 0 2.4 Trip Ends 258 257 515 Trip Ends 236 236 472 Sto ped Buses 0 0 0 0 0 0 0 0 0 0 0 0 P P Peels 0 1 0 0 0 0 0 0 0 0 0 0 Hourly Totals 16:00-17:00 3 267 0 1 0 2 0 0 9 31 456 1 770 16:15-17:15 3 280 0 2 0 2 2 0 10 33 480 2 814 Source:TRIP GENERATION,Sixth Edition 16:30-17:30 2 275 0 2 0 3 2 0 13 31 516 2 846 16:45-17:45 5 285 0 2 0 2 3 0 16 27 569 1 910 17:00-18:00 5 295 0 2 0 2 3 0 18 24 618 2 969 TRIP GENERATION CALCULATIONS TRIP GENERATION CALCULATIONS Land Use: Low-Rise Apartment Land Use: Low-Rise Apartment Land Use Code: 221 Land Use Code: 221 Variable: Occupied Dwelling Units Variable: Occupied Dwelling Units Variable Value: 126 Variable Value: 70 AM PEAK HOUR PM PEAK HOUR AM PEAK HOUR PM PEAK HOUR Trip Rate: 0.39 Trip Rate: 0.51 Trip Rate: 0.39 Trip Rate: 0.51 Enter Exit Total Enter Exit Total Enter Exit Total Enter Exit Total Directional 12% 88% Directional 58% 42% Directional 12% 88% Directional 58% 42% Distribution Distribution Distribution Distribution Trip Ends 6 43 49 Trip Ends 37.. 27 64 Trip Ends 3 24 27 Trip Ends 21 • 15 . 36 WEEKDAY SUNDAY WEEKDAY SUNDAY Trip Rate: 5.63 Trip Rate: 5.19 Trip Rate: 5.63 Trip Rate: 5.19 Enter Exit Total Enter Exit Total Enter Exit Total Enter Exit Total Directional 50% 50% Directional 50% 50% Directional 50% 50% Directional 50% 50% Distribution Distribution Distribution Distribution Trip Ends 355 354 709 ! Trip Ends 327 327 654 Trip Ends 197 1977 394 Trip Ends 182 181 363 Rates derived from existing apartment trips Rates derived from existing apartment trips TWO-WAY STOP CONTROL SUMMARY TWO-WAY STOP CONTROL SUMMARY General Information Site Information General Information Site Information ntersection BULL MOUNTAIN a Intersection BULL MOUNTAIN @ Analyst CATRIONA SUMRAIN DRIVEWAY 1 Analyst CATRIONA SUMRAIN DRIVEWAY 1 LANCASTER Jurisdiction TIGARD LANCASTER Jurisdiction TIGARD Agency/Co. Agency/Co. ENGINEERING BACKGROUND+SITE ENGINEERING BACKGROUND+SITE Date Performed 5 16/02 Analysis Year (2004) Date Performed 5/16/02 Analysis Year (2004) Analysis Time Period AM PEAK HOUR BULL MOUNTAIN Analysis Time Period PM PEAK HOUR BULL MOUNTAIN Project ID HEIGHTS PHASE III Project ID HEIGHTS PHASE III East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 1(WEST) East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 1(WEST) Intersection Orientation: East-West Study Period(hrs): 0.25 Intersection Orientation: East-West Study Period(hrs): 0.25 Vehicle Volumes and Adjustments Vehicle Volumes and Adjustments Major Street Eastbound Westbound Major Street Eastbound Westbound Movement 1 2 3 4 5 6 Movement 1 2 _ 3 4 5 6 L T R 7 L T R L T R L T R Volume 0 609 1 1 201 0 Volume 0 318 3 14 661 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 0 661 1 I 218 0 Hourly Flow Rate,HFR 0 345 3 15 718 0 Percent Heavy Vehicles 25 -- -- 0 -- -- Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided Median Type Undivided RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Lanes 0 1 0 0 1 0 Configuration TR LT Configuration TR LT Upstream Signal 0 0 Upstream Signal 0 0 Minor Street Northbound Southbound Minor Street Northbound Southbound Movement 7 8 9 10 11 12 Movement 7 8 9 10 11 12 L T R L T R L T R L T R Volume 1 0 17 0 0 0 Volume 2 0 10 2 0 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 1 0 18 0 0 0 Hourly Flow Rate,HFR 2 0 10 0 0 0 Percent Heavy Vehicles 0 0 0 13 0 0 Percent Heavy Vehicles 0 0 0 25 0 0 Percent Grade(%) 0 0 Percent Grade(%) 0 0 Flared Approach N r N Flared Approach N N Storage 0 0 Storage 0 0 RT Channelized 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Lanes 0 0 0 0 0 0 Configuration LR Configuration LR Delay,Queue Length,and Level of Service Delay,Queue Length,and Level of Service Approach EB WB Northbound Southbound Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR Lane Configuration LT LR v(vph) 1 19 v(vph) 15 12 C(m)(vph) 936 454 C(m)(vph) 1222 528 v/c 0.00 0.04 v/c 0.01 0.02 95%queue length 0.00 0.13 95%queue length 0.04 0.07 Control Delay 8.9 13.3 Control Delay 8.0 12.0 LOS A B LOS A B Approach Delay -- -- 13.3 Approach Delay -- -- 12.0 Approach LOS -- -- B Approach LOS -- -- B iics2morm Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 HC'S2000''st Copyright C 2000 University of Florida,All Rights Reserved Version 4.1 • TWO-WAY STOP CONTROL SUMMARY TWO-WAY STOP CONTROL SUMMARY General Information Site Information General Information Site Information BULL MOUNTAIN @ BULL MOUNTAIN @ Analyst CATRIONA SUMRAIN Intersection DRIVEWAY 2 Analyst CATRIONA SUMRAIN Intersection DRIVEWAY 2 LANCASTER Agency/Co. Jurisdiction TIGARD LANCASTER Jurisdiction TIGARD ENGINEERING Agency/Co. ENGINEERING EXISTING CONDITIONS Analysis Year EXISTING CONDITIONS Date Performed 5116/02 BULL MOUNTAIN Date Performed 5/16/02 Analysis Year (2002) Analysis Time Period AM PEAK HOUR Project ID HEIGHTS PHASE III Analysis Time Period PM PEAK HOUR BULL MOUNTAIN Project ID HEIGHTS PHASE III East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 2(MIDDLE) ntersection Orientation: East-West Study Period(hrs): 0.25 East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 2(MIDDLE) Intersection Orientation: East-West Study Period(hrs): 0.25 Vehicle Volumes and Adjustments Vehicle Volumes and Adjustments Major Street Eastbound Westbound 1 Movement 1 2 3 4 5 6 Major Street Eastbound Westbound L T R L T R Movement 1 2 3 4 5 6 Volume 2 571 1 0 188 0 L T R L T R Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Volume 0 296 4 2 618 2 Hourly Flow Rate,HER 2 620 1 0 204 0 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Vehicles 25 -- -- 20 -_ - Hourly Flow Rate,HFR 0 321 4 2 671 2 Median Type Undivided Percent Heavy Vehicles 0 -- -- 0 -- -- RT Channelized 0 0 Median Type Undivided Lanes 0 1 0 0 1 0 RT Channelized 0 0 Configuration LTR LTR Lanes 0 1 0 0 1 0 Upstream Signal 0 0 Configuration LTR LTR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 Minor Street Northbound Southbound L T R L T R Movement 7 8 9 10 11 12 Volume 1 0 3 2 0 1 L T R L T R Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Volume 3 0 2 2 0 2 Hourly Flow Rate,HFR 1 0 3 2 0 1 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Vehicles 0 0 0 13 0 0 Hourly Flow Rate,HFR 3 0 2 2 0 2 Percent Grade(%) 0 0 Percent Heavy Vehicles 0 0 7 25 0 0 Flared Approach N N Percent Grade(%) 0 0 Storage 0 0 Flared Approach N N RT Channelized 0 0 Storage 0 0• Lanes 0 1 0 0 1 p RT Channelized 0 0 Configuration LTR LTR I Lanes 0 J 0 0 1 0 Delay,Queue Length,and Level of Service Configuration LTR LTR Approach EB WB Northbound Southbound Delay,Queue Length,and Level of Service Movement 1 4 7 8 9 10 11 12 Approach EB WB Northbound Southbound Lane Configuration LTR LTR LTR LTR Movement 1 4 7 8 9 10 11 12 v(vph) 2 0 4 3 Lane Configuration LTR LTR LTR LTR C(m)(vph) 1242 878 420 355 v(vph) 0 2 5 4 v/c 0.00 0.00 0.01 0.01 C(m)(vph) 927 1246 307 279 95%queue length 0.00 0.00 0.03 0.03 v/c 0.00 0.00 0.02 0.01 Control Delay 7.9 9.1 13.7 15.2 95%queue length 0.00 0.00 0.05 0.04 LOS A A B C Control Delay 8.9 7.9 16.9 18.1 Approach Delay -- -- 13.7 15.2 LOS A A C C Approach LOS B C Approach Delay -- -- 16.9 18.1 f/c's//r,, Copyright C 2000 University of Florida,AU Rights Reserved Version 4.1 Approach LOS -- - C C HCS2000TW Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 TWO-WAY STOP CONTROL SUMMARY TWO-WAY STOP CONTROL SUMMARY General Information Site.Information General Information Site Information . Intersection BULL MOUNTAIN @ Intersection BULL MOUNTAIN @ Analyst CATRIONA SUMRAIN DRIVEWAY 2 Analyst CATRIONA SUMRAIN DRIVEWAY 2 LANCASTER Jurisdiction TIGARD LANCASTER Jurisdiction TIGARD Agency/Co. Agency/Co. ENGINEERING BACKGROUND ENGINEERING BACKGROUND Date Performed 5/16/02 Analysis Year CONDITIONS(2004) Date Performed 5/16/02 Analysis Year CONDITIONS(2004) Analysis Time Period AM PEAK HOUR Project ID BULL MOUNTAIN Analysis Time Period PM PEAK HOUR Project ID BULL MOUNTAIN HEIGHTS PHASE III HEIGHTS PHASE III East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 2IMIDDLE) East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 2(MIDDLE) Intersection Orientation: East-West Study Period(hrs): 0.25 Intersection Orientation: East-West Study Period(hrs): 0.25 Vehicle Volumes and Adjustments - Vehicle Volumes and Adjustments Major Street Eastbound Westbound Major Street Eastbound Westbound Movement 1 2 3 4 5 6 Movement 1 2 3 4 5 6 L T R L T R 1. T R L T R Volume 2 606 1 0 199 0 Volume 0 314 4 2 656 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 2 658 1 0 216 0 Hourly Flow Rate,HFR 0 341 4 2 713 2 Percent Heavy Vehicles 25 -- -- 20 -- -- Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided Median Type Undivided RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Configuration LTR LTR Upstream Signal 0 0 Upstream Signal 0 0 Minor Street Northbound Southbound Minor Street Northbound Southbound Movement 7 8 9 10 11 12 Movement 7 8 9 10 11 12 L T R L T R L T R L T R Volume 1 0 3 2 0 1 Volume 3 0 2 2 0 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 _ Hourly Flow Rate,HFR 1 0 3 2 0 1 Hourly Flow Rate,HFR 3 0 2 2 0 2 Percent Heavy Vehicles 0 0 0 13 0 0 Percent Heavy Vehicles 0 0 7 25 0 0 Percent Grade(%) 0 0 Percent Grade(%) 0 0 Flared Approach N N Flared Approach N N Storage 0 0 Storage 0 0 RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Configuration LTR LTR • Delay,Queue Length,and Level of Service Delay,Queue Length,and Level of Service Approach EB WB Northbound Southbound Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Movement 1 4 7 8 9 10 11 12 Lane Configuration LTR LTR LTR LTR Lane Configuration LTR LTR LTR LTR v(vph) 2 0 4 3 v(vph) 0 2 5 4 C(m)(vph) 1229 849 395 330 C(m)(vph) 895 1225 282 256 v/c 0.00 0.00 0.01 0.01 vlc 0.00 0.00 0.02 0.02 95%queue length 0.00 0.00 0.03 0.03 95%queue length 0.00 0.00 0.05 0.05 Control Delay 7.9 9.2 14.2 16.0 Control Delay 9.0 7.9 18.0 19.3 LOS A A B C LOS A A C C Approach Delay -- -- 14.2 16.0 Approach Delay -- - 18.0 19.3 Approach LOS -- - B C Approach LOS -- - C C HCSi0o0TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 HCS2000TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 TWO-WAY STOP CONTROL SUMMARY TWO-WAY STOP CONTROL SUMMARY General Information Site IhfornitellanNESSERMEZ General Information Site Information Intersection BULL MOUNTAIN @ Intersection BULL MOUNTAIN @ Analyst CATRIONA SUMRAIN DRIVEWAY 2 Analyst CATRIONA SUMRAIN DRIVEWAY 2 LANCASTER Jurisdiction TIGARD LANCASTER Jurisdiction TIGARD Agency/Co. Agency/Co. ENGINEERING BACKGROUND+SITE ENGINEERING BACKGROUND+SITE Anal Date Performed 5/16/02 Analysis Year (2004) Date Performed 5/16/02 Analysis Year (2004) Analysis Time Period AM PEAK HOUR BULL MOUNTAIN Analysis Time Period PM PEAK HOUR BULL MOUNTAIN Project ID HEIGHTS PHASE III Project ID HEIGHTS PHASE Ill East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 2(MIDDLE) East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 2(MIDDLE) Intersection Orientation: East-West Study Period(hrs): 0.25 Intersection Orientation: East-West Study Period(hrs): 0.25 Vehicle Volumes and Adjustments . _ Vehicle Volumes and Adjustments Major Street Eastbound Westbound Major Street Eastbound Westbound Movement 1 2 3 4 5 6 Movement 1 2 3 4 5 6 L T R L T R L T R L T R Volume 2 623 1 1 200 0 Volume 0 324 4 6 670 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HER 2 677 I 1 217 0 Hourly Flow Rate,HFR 0 352 4 6 728 2 Percent Heavy Vehicles 25 -- -- 20 -- -- Percent Heavy Vehicles 0 -- -- 0 -- - Median Type Undivided Median Type Undivided RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Configuration LTR LTR Upstream Signal 0 _ 0 Upstream Signal 0 0 Minor Street Northbound Southbound Minor Street Northbound Southbound Movement 7 8 9 10 11 12 Movement 7 8 9 10 11 12 L T R L T R L T R L T R Volume I 0 9 2 0 1 Volume 3 0 5 2 0 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 1 0 9 2 0 1 Hourly Flow Rate,HFR 3 0 5 2 0 2 Percent Heavy Vehicles 0 0 0 13 0 0 Percent Heavy Vehicles 0 0 7 25 0 0 Percent Grade(%) 0 0 Percent Grade(%) 0 0 Flared Approach N N Flared Approach N N Storage 0 0 Storage 0 0 RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 o Lanes 0 1 0 0 1 0 Configuration LTR LTR Configuration LTR LTR Delay,Queue Length,and Level of Service Delay,Queue Length,and Level of Service Approach EB WB Northbound Southbound Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Movement 1 4 7 8 9 10 11 12 Lane Configuration LTR LTR LTR LTR Lane Configuration LTR LTR LTR LTR v(vph) 2 1 10 3 v(vph) 0 6 8 4 C(m)(vph) 1228 835 424 314 C(m)(vph) 883 1214 347 _ 243 vlc 0.00 0.00 0.02 0.01 v/c 0.00 0.00 0.02 0.02 95%queue length 0.00 0.00 0.07 0.03 95%queue length 0.00 0.01 0.07 0.05 Control Delay 7.9 9.3 13.7 16.6 Control Delay 9.1 8.0 15.6 20.1 LOS A A B C LOS A A C C Approach Delay -- -- 13.7 16.6 Approach Delay - - 15.6 20.1 Approach LOS -- -- B C Approach LOS -- -- C C HCS2000TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 HC'52000TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 TWO-WAY STOP CONTROL SUMMARY TWO-WAY STOP CONTROL SUMMARY Generalllnformation Site Information General Information Site-Information Intersection BULL MOUNTAIN @ Intersection BULL MOUNTAIN @ Analyst CATRIONA SUMRAIN DRIVEWAY 3 Analyst CATRIONA SUMRAIN DRIVEWAY 3 LANCASTER Jurisdiction TIGARD LANCASTER Jurisdiction TIGARD Agency/Co. Agency/Co. ENGINEERING EXISTING CONDITIONS ENGINEERING EXISTING CONDITIONS Date Performed 5/16/02 Analysis Year (2002) Date Performed 5/16/02 Analysis Year (2002) Analysis Time Period AM PEAK HOUR Project ID BULL MOUNTAIN Analysis Time Period PM PEAK HOUR project ID BULL MOUNTAIN HEIGHTS PHASE III HEIGHTS PHASE III East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 3(EAST) East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 3(EAST) Intersection Orientation: East-West Study Period(hrs) 0.25 Intersection Orientation: East-West Study Period(hrs): 0.25 Vehicle Volumes and Adjustments Vehicle Volumes and".Adjusttents Major Street Eastbound Westbound Major Street Eastbound Westbound Movement 1 2 3 4 5 6 Movement 1 2 3 4 5 6 L T R L T R L T R L T R Volume 0 575 1 3 188 0 Volume 0 299 1 22 622 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 0 624 1 3 204 0 Hourly Flow Rate,HFR 0 324 1 23 676 0 Percent Heavy Vehicles 25 -- -- 0 -- -- Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided Median Type Undivided RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 1 1 0 Lanes 0 I 0 1 1 0 Configuration TR L T Configuration TR L T Upstream Signal 0 0 Upstream Signal 0 0 Minor Street Northbound Southbound Minor Street Northbound Southbound Movement 7 8 9 10 11 12 Movement 7 8 9 10 11 12 L T R L T R L T R L T R Volume 0 0 29 0 0 0 Volume 1 0 16 2 0 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 0 0 31 0 0 0 Hourly Flow Rate,HFR 1 0 17 0 0 0 Percent Heavy Vehicles 0 0 0 13 0 0 Percent Heavy Vehicles 0 0 7 25 0 0 Percent Grade(%) 0 0 Percent Grade(%) 0 0 Flared Approach N N Flared Approach N N Storage 0 0 Storage 0 0 RT Channelized 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Lanes 0 0 0 0 0 0 Configuration LR Configuration LR Delay,Queue Length,and Level of Service Delay,Queue Length,and Level of Service Approach EB WB Northbound Southbound Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR Lane Configuration L LR v(vph) 3 31 v(vph) 23 18 C(m)(vph) 966 489 C(m)(vph) 1246 641 v/c 0.00 0.06 v/c 0.02 0.03 95%queue length 0.01 0.20 95%queue length 0.06 0.09 Control Delay 8.7 12.9 Control Delay 7.9 10.8 LOS A B LOS A B Approach Delay -- -- 12.9 Approach Delay -- -- 10.8 Approach LOS -- -- B Approach LOS - -- B HCS2000TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 HCS2000TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4.I TWO-WAY STOP CONTROL SUMMARY TWO-WAY STOP CONTROL SUMMARY General Information Site InforiffittiC General Inforii itI n• Site Information, , Intersection BULL MOUNTAIN @ Intersection BULL MOUNTAIN @ Analyst CATRIONA SUMRAIN DRIVEWAY 3 Analyst CATRIONA SUMRAIN DRIVEWAY 3 LANCASTER Jurisdiction TIGARD LANCASTER Jurisdiction TIGARD Agency/Co. Agency/Co. ENGINEERING BACKGROUND ENGINEERING BACKGROUND Date Performed 5/16/02 Analysis Year CONDITIONS(2004) Date Performed 5/16/02 Analysis Year CONDITIONS(2004) Analysis Time Period AM PEAK HOUR Project ID BULL MOUNTAIN Analysis Time Period PM PEAK HOUR Project ID BULL MOUNTAIN HEIGHTS PHASE III HEIGHTS PHASE III East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 3(EAST) East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 3(EAST) Intersection Orientation: East-West Study Period(hrs): 0.25 Intersection Orientation: East-West Study Period(hrs): 0.25 Vehicle Volumes and Adjustments Vehicle Volumes and Adjtl trgents , Major Street Eastbound Westbound Major Street Eastbound Westbound Movement 1 2 3 4 5 6 Movement 1 2 3 4 5 6 L T R L T R L T R L T R Volume 0 610 1 3 199 0 Volume 0 317 1 22 660 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 0 663 1 3 216 0 Hourly Flow Rate,HFR 0 344 1 23 717 0 Percent Heavy Vehicles 25 -- -- 0 -- -- Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided Median Type Undivided RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 1 1 0 Lanes 0 1 0 1 1 0 Configuration TR L T Configuration TR L T Upstream Signal 0 0 Upstream Signal 0 0 Minor Street Northbound Southbound Minor Street Northbound Southbound Movement 7 8 9 10 11 I 12 Movement 7 8 9 10 11 12 L T R L T R L T R L T R Volume 0 0 29 0 0 0 Volume 1 0 16 2 0 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 0 0 31 0 0 0 Hourly Flow Rate,HFR 1 0 17 0 0 0 Percent Heavy Vehicles 0 0 0 13 0 0 Percent Heavy Vehicles 0 0 7 25 0 0 Percent Grade(%) 0 0 Percent Grade(%) 0 0 Flared Approach N N Flared Approach N N Storage 0 0 Storage 0 0 RT Channelized 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Lanes 0 0 0 0 0 0 Configuration LR Configuration LR Delay,Queue Length,and Level of Service Delay,Queue Length,and Level of Service Approach EB WB Northbound Southbound Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR Lane Configuration L LR v(vph) 3 31 v(vph) 23 18 C(m)(vph) 935 464 C(m)(vph) 1225 620 v/c 0.00 0.07 v/c 0.02 0.03 95%queue length 0.01 0.21 95%queue length 0.06 0.09 Control Delay 8.9 13.3 Control Delay 8.0 11.0 LOS A B LOS A B Approach Delay -- -- 13.3 Approach Delay -- -- 11.0 Approach LOS -- -- B Approach LOS -- -- B /1CO20001 M Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 HCS2000TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4.1 TWO-WAY STOP CONTROL SUMMARY TWO-WAY STOP CONTROL SUMMARY General Information Site'Iriformation General Information Site Information Intersection BULL MOUNTAIN @ Intersection BULL MOUNTAIN Q Analyst CATRIONA SUMRA/N DRIVEWAY 3 Analyst CA TRIONA SUMRAIN DRIVEWAY 3 LANCASTER Jurisdiction TIGARD LANCASTER Jurisdiction TIGARD Agency/Co. Agency/Co. ENGINEERING BACKGROUND+SITE ENGINEERING BACKGROUND+SITE Date Performed 5/16/02 Analysis Year (2004) Date Performed 5/16/02 Analysis Year (2004) Analysis Time Period AM PEAK HOUR Project ID BULL MOUNTAIN Analysis Time Period PM PEAK HOUR Project ID BULL MOUNTAIN HEIGHTS PHASE III HEIGHTS PHASE III East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 3(EAST) East/West Street: BULL MOUNTAIN ROAD North/South Street: DRIVEWAY 3(EAST) Intersection Orientation: East-West Study Period flys): 0.25 Intersection Orientation: East-West Study Period(hrs): 0.25 Vehicle Volumes and Adjustments Vehicle Volumes and-Adjustments Major Street Eastbound Westbound Major Street Eastbound Westbound Movement 1 2 3 4 5 6 Movement 1 2 3 4 5 6 L T R L T R L T R L T R Volume 0 633 1 3 201 0 Volume 0 330 1 22 678 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 0 688 1 3 218 0 Hourly Flow Rate,HFR 0 358 1 23 736 0 Percent Heavy Vehicles 25 -- -- 0 -- -- Percent Heavy Vehicles 0 -- - 0 -- -- Median Type Undivided Median Type Undivided RT Channelized 0 0 RT Channelized 0 0 Lanes 0 1 0 1 1 0 Lanes 0 1 0 1 1 0 Configuration TR _ L T Configuration TR L T Upstream Signal 0 0 Upstream Signal 0 0 Minor Street Northbound Southbound Minor Street Northbound Southbound Movement 7 8 9 10 11 , 12 Movement 7 8 9 10 11 12 L T R L T R L T R L T R Volume 0 0 29 0 0 0 Volume 1 0 16 2 0 2 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Peak-Hour Factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate,HFR 0 0 31 0 0 0 Hourly Flow Rate,HFR 1 0 17 0 0 0 Percent Heavy Vehicles 0 0 0 13 0 0 Percent Heavy Vehicles 0 0 7 25 0 0 Percent Grade(%) 0 0 Percent Grade(%) 0 0 Flared Approach N N Flared Approach N N Storage 0 0 Storage 0 0 RT Channelized 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 I Lanes 0 0 0 0 0 0 Configuration LR I Configuration LR Delay,Queue Length,and Level of Service Delay,Queue Length,and Level of Service Approach EB WB Northbound Southbound Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR Lane Configuration L LR v(vph) 3 31 v(vph) 23 18 C(m)(vph) 915 450 C(m)(vph) 1211 605 v/c 0.00 0.07 v/c 0.02 0.03 95%queue length 0.01 0.22 95%queue length 0.06 0.09 Control Delay 8.9 13.6 Control Delay 8.0 11.1 LOS A B LOS A B Approach Delay -- -- 13.6 Approach Delay -- - 11.1 Approach LOS -- -- B Approach LOS -- - B lics200°,,, Copyright C 2000 University of Florida,All Rights Reserved Version 4.1 HCs2000TM Copyright 0 2000 University of Florida,All Rights Reserved Version 4 1 6ectech,ikzf Report DR?c car--I La.r l s o n Geotechnical Main Office Salem Office Bend Office P.O. Box 23814 4060 Hudson Ave., NE P.O. Box 7918 Division of Carlson Testing, Inc. Tigard, Oregon 97281 Salem,OR 97301 Bend,OR 97708 eotechnical Consulting Phone (503) 684-3460 Phone(503)589-1252 Phone (541)330-9155 Dnstruction Inspection and Related Tests FAX(503)670-9147 FAX(503)589-1309 FAX(541) 330-9163 Report of Geotechnical Engineering Services Bull Mountain Heights Phase Ill 11430 SW Bull Mountain Road Tigard, Oregon CGT Project: G0201924 Prepared for Mr. Phil McHugh MCH Construction 8235 SW Oleson Road, Suite C Portland, Oregon 97223 April 5, 2002 Carlson Geotechnical Main Office Salem Office Bend Office P.O. Box 23814 4060 Hudson Ave., NE P.O.Box 7918 Division of Carlson Testing, Inc. Tigard,Oregon 97281 Salem,OR 97301 Bend,OR 97708 eotechnical Consulting Phone(503)684-3460 Phone(503)589-1252 Phone(541)330-9155 pnstruction Inspection and Related Tests FAX(503)670-9147 FAX(503)589-1309 FAX(541)330-9163 April 5, 2002 Mr. Phil McHugh MCH Construction 8235 SW Oleson Road, Suite C Portland, Oregon 97223 Report of Geotechnical Engineering Services Bull Mountain Heights Phase III 11430 SW Bull Mountain Road Tigard, Oregon CGT Project G0201924 INTRODUCTION Carlson Geotechnical (CGT) is pleased the results of our supplemental geotechnical investigation for the proposed development to be located 11430 SW Bull Mountain Road in Tigard, Oregon. Our work was performed in general accordance with CGT proposal number P02450 and dated March 12, 2002. PURPOSE AND SCOPE OF WORK The purpose of our work was to explore subsurface conditions at the site in order to provide geotechnical recommendations for design and construction of the project. We used information obtained from our preliminary site investigation and the results of this supplemental subsurface investigation to provide geotechnical engineering recommendations for the proposed development. Our specific scope of services for the investigation was as follows: • Explore subsurface conditions by excavating four test pits to depths of up to 10.0 feet below ground surface (bgs)with a track-mounted excavator provided by CGT. • Classify the materials encountered in the explorations as per American Society for Testing and Materials (ASTM) Soil Classification Method D-2488. • Collect representative samples from the explorations to conduct laboratory testing. • Complete moisture content determinations on representative samples. • Provide recommendations for site preparation, grading and drainage, stripping depths, fill type for imported materials, compaction criteria, cut and fill slope criteria, trench excavation and backfill, use of on-site soils, and wet/dry weather earthwork. Bull Mountain Heights Phase Ill Tigard, Oregon April 5,2002 • Provide geotechnical-engineering recommendations for design and construction of shallow spread foundations, including allowable design bearing pressure and minimum footing depth and width. • Estimate settlement of footings and floor slabs for the design loading. • Provide geotechnical-engineering recommendations for the design and construction of concrete floor slabs, including an anticipated value for subgrade modulus and recommendations for a capillary break and vapor barrier. • Provide recommendations for subsurface drainage of foundations, floor slabs and pavements, if necessary. • Provide recommendations for design of retaining structures, including lateral earth pressures, backfill, compaction and drainage. • Evaluate design pavement sections, including base course and asphalt concrete thicknesses for parking areas and access roads. • Provide a discussion of seismic activity in the vicinity of the site and recommendations for the Uniform Building Code (UBC) site coefficient and seismic zone, as well as qualitatively evaluating liquefaction potential. • Provide a written report summarizing the results of our geotechnical investigation. PROJECT INFORMATION AND SITE DESCRIPTION Project Information The site is located at 11430 SW Bull Mountain Road in Tigard, Oregon, and is shown on Figure 1. Planned development at the site will include construction of approximately seven two and three-story, wood-framed apartment buildings, and appurtenant pavement and utilities. We have assumed that site grading will consist of cuts and fills of less than 7 and 10 feet, respectively. We have also assumed that building loads will be typical for these types of structures. Regional Geology The site is located at the base of the east end of Bull Mountain within the Willamette Valley geologic province in Tigard, Oregon. The Willamette Valley was formed when the volcanic rocks of the Oregon Coast Range, originally formed as submarine islands, were added onto the North American Continent. The volcanic rocks slowly subsided forming a depression in which various types of marine sedimentary rocks accumulated. Approximately 15 million years ago, these marine sediments were covered by the Columbia River Basalts that flowed down the Columbia River Gorge as far south as Salem. Uplift and tilting of the Oregon Coast Range and the western Cascade Range formed the trough-like character of the Willamette Valley, and folded and faulted the Columbia River Basalts. The ancestral Columbia River deposited sand and gravel in the northern part of the valley near the site. Approximately 1.3 to 2.6 million years ago, a volcanic Carlson Geotechnical Page 2 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 episode erupted the Boring Lavas in several localized vents, including Mt. Scott, Mt. Sylvania, and Mt. Tabor. Catastrophic floods washed into the Willamette Valley approximately 12,000 to 15,000 years ago and deposited silt and fine- to coarse-grained sands and gravels (Pleistocene Flood Deposits)throughout the region. Site Geology The available mapping (Madin, 1990') indicates catastrophic flood deposits (Off) underlie the site. Underlying the catastrophic flood deposits are Columbia River Basalts (Tcr). An inferred fault is mapped less than 1/4 mile to the southeast and east of the site. No evidence is currently available to determine the exact location of this inferred fault or whether it is still active. Site Surface Conditions Bull Mountain road borders the site to the north. To the west and south the site is bordered by residential properties. Bull Mountain Heights Phase II borders the site to the east. The site is slopes downhill from north to south, at an estimated grade of 5 to 15%. The north end of the site is covered with grasses and the south end of the site is covered with large coniferous trees and grasses. Site Subsurface Conditions Field Fxploration We excavated four test pits on March 20, 2002, to depths of 10 feet bgs. We also excavated six test pits as reported in our previous report, dated March 2, 1995 to depths of 13 feet bgs, logs from this report are included in the appendix. The approximate test pit locations are shown on Figure 2. A member of CGT's staff logged the test pits, collected samples, and performed in-situ testing and sampling. The logs for the test pits are presented in the attached appendix A. Our laboratory staff visually examined all samples returned to our laboratory in general accordance with the Unified Soil Classification System, in order to refine the field classifications. Subsurface Materials We encountered up to 18 inches of soft silt topsoil. In the north side of the site we encountered up to 8 inches of roots. In the south side of the site, which includes large trees, we encountered up to 18 inches of roots and organics. Underlying the topsoil, to depths varying from 4.5 to 11 feet we encountered medium stiff to hard native silt. Below the medium stiff to hard native silt we encountered very stiff to hard silt with trace sand. This material is residual soil derived from the underlying basalt. In test pits TP-1 to TP4, we encountered weathered basalt below the ' Madin, 1990. Earthquake-Hazard Geology Maps of the Portland Metropolitan Area, Oregon. State of Oregon Department of Geology and Mineral Industries Open File Report 0-90-2. Carlson Geotechnical Page 3 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 residual soil at depths ranging from 5 to 11 feet bgs. In TP-5 and TP-7 we did not encounter weathered basalt. Ground Water We did not encounter ground water in the test pits; however, we anticipate that ground water levels will fluctuate due to seasonal variations in precipitation, changes in site utilization, or other factors. Additionally, site soils are conducive to the formation of perched ground water. CONCLUSIONS Based on the results of our explorations and analyses, it is our opinion that the proposed structures with the assumed building loads can be supported on shallow spread footings bearing on medium stiff to hard silt, weathered basalt or on new structural fill that is properly installed during construction. If development includes removal of large trees, care should be taken when removing root balls in order to limit subgrade disturbance. The following paragraphs present specific geotechnical recommendations for design and construction of the proposed development. RECOMMENDATIONS Site Preparation Where present, existing roots should be stripped and removed from proposed building and pavement locations, and for a 5-foot margin around such areas. Based on our explorations, the depth of stripping will be approximately 12 inches, although greater stripping depths may be required to remove localized zones of loose or organic soil. A representative of CGT should provide recommendations for actual stripping/overexcavation depths based on observations during site stripping. Stripped material should be transported off site for disposal or stockpiled for use in landscaped areas. Silt fences, hay bales, buffer zones of natural growth, sedimentation ponds, and granular haul roads should be used, as required, to reduce sediment transport during construction to acceptable levels. Measures to reduce erosion should be implemented in accordance with Oregon Administrative Rules 340-41-006 and 340-41-455 and Washington County regulations regarding erosion control. After site grading, and prior to excavation for footings, a representative from CGT should observe a proof roll of the existing site subgrades to identify areas of excessive yielding. If areas of soft soil or excessive yielding are identified, the material should be excavated and replaced with compacted materials as recommended for structural fill. Areas that appear too Carlson Geotechnical Page 4 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 soft and wet to support proof rolling equipment should be prepared in accordance with recommendations for wet weather construction given below. Wet Weather Considerations The site silts are highly susceptible to disturbance during wet weather. Trafficability of the site silts will be difficult and significant damage to subgrade soils will occur if earthwork is undertaken without proper precautions at times when the exposed soils are more than a few percentage points above optimum moisture content. For construction that occurs during the wet season, the site preparation activities may need to be accomplished using track-mounted equipment, loading removed material into trucks supported on granular haul roads, or other methods to limit soil disturbance. A qualified geotechnical engineer should evaluate the subgrade during excavation by probing rather than proof rolling. Soils that have been disturbed during site preparation activities, or soft or loose areas identified during probing, should be removed and replaced with structural fill. Haul roads subjected to repeat heavy construction traffic will require a minimum of 18 inches of imported granular material. Twelve inches of imported granular material should be sufficient for light staging areas. The imported granular material should consist of crushed rock that is well- graded between coarse and fine, contains no unsuitable materials or particles larger than 4 inches, and has less than 5 percent by weight passing the U.S. Standard No. 200 Sieve. The imported granular material should be placed in one lift over the prepared undisturbed subgrade and compacted using a smooth-drum, non-vibratory roller. We recommend that a geotextile be placed as a barrier between the subgrade and imported fill in areas of repeated construction traffic. The geotextile should have a minimum Mullen burst strength of 250 pounds per square inch (psi) for puncture resistance and an apparent opening size (AOS) between the U.S. No. 70 and No. 100 Sieves. Structural Fill On-site Snils Use of the on-site silts as structural fill may be difficult because these materials are sensitive to small changes in moisture content and are difficult, if not impossible, to adequately compact during wet weather. We anticipate that the moisture content of the on-site silt will be greater than the optimum moisture content for satisfactory compaction. Therefore, moisture conditioning (drying) should be expected in order to achieve adequate compaction. When used as structural fill, the on-site silts should be placed in lifts with a maximum thickness of 8 inches and compacted to not less than 92 percent of the maximum dry density as determined by ASTM D- Carlson Geotechnical Page 5 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 1557. If the on-site soils cannot be properly moisture conditioned, we recommend using imported granular material for structural fill. Imported Granular Material Imported granular structural fill should consist of angular pit or quarry run rock, crushed rock, or crushed gravel and sand that is fairly well-graded between coarse and fine particle sizes. The fill should contain no organic matter or other deleterious materials, have a maximum particle size of 3 inches, and have less than 5 percent passing the U.S. No. 200 Sieve. The percentage of fines can be increased to 12 percent of the material passing the U.S. No. 200 Sieve, if placed during dry weather and provided the fill material is moisture-conditioned, as necessary, for proper compaction. The material should be placed in lifts with a maximum uncompacted thickness of 12 inches and be compacted to not less than 95 percent of the maximum dry density, as determined by ASTM D-1557. During the wet season or when wet subgrade conditions exist, the initial lift thickness should be increased to 24 inches and should be compacted by rolling with a smooth-drum, non vibratory roller. Shallow Foundations We recommend that spread footings be founded on the existing medium stiff to hard silt, weathered basalt, or on new structural fill that is properly installed during construction. If soft soils are encountered in the footing excavations, they should be overexcavated as recommended by the geotechnical engineer. The resulting overexcavation should be brought back to grade with granular, structural fill. All granular pads for footings should be constructed a minimum of 6 inches wider for every foot of overexcavation. We recommend that all spread footings have a minimum width of 18 inches, and the base of the footings be founded at least 24 inches below the lowest adjacent grade. Continuous wall footings should have a minimum width of 12 inches and be founded a minimum of 18 inches below the lowest adjacent grade. Excavations near foundation footings should not extend within a 1 H:1 V (horizontal to vertical) plane projected from the bottom of the footings. Rearing Pressure and Settlement Footings founded as recommended should be proportioned for a maximum allowable soil bearing pressure of 2,500 pounds per square foot (psf). This bearing pressure is a net bearing pressure and applies to the total of dead and long-term live loads, and may be increased by 1/3 when considering seismic or wind loads. For a 2,500 psf design bearing pressure, total settlement of footings is anticipated to be less than 1 inch. Differential settlements should not exceed 1/2-inch. Carlson Geotechnical Page 6 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 1 ateral Capacity We recommend using a passive pressure of 250 pounds per cubic foot (pcf) for design, for footings confined by the medium stiff to hard silt, weathered basalt, or on new structural fill. In order to develop these capacities, concrete must be poured neat in excavations, the adjacent grade must be level, and the static ground water must remain below the base of the footing throughout the year. Adjacent floor slabs, pavements, or the upper 12-inch depth of adjacent, unpaved areas, should not be considered when calculating passive resistance. A coefficient of friction equal to 0.32 may be used when calculating resistance to sliding. Floor Slabs Satisfactory subgrade support for building floor slabs supporting up to 300 psf areal loading can be obtained from the medium stiff to hard silt, weathered basalt, or structural fill, when prepared in accordance with the recommendations presented in the "Site Preparation" section of this report. A minimum 6-inch-thick layer of crushed rock should be placed over the prepared subgrade to assist as a capillary break. A subgrade modulus of 175 pounds per cubic inch (pci) can be used for the design of the floor slab. Floor slabs constructed as recommended will likely settle less than 1/2-inch. We recommend that slabs be jointed around columns and walls to permit slabs and foundations to settle differentially. Floor slab base rock should consist of crushed rock that is fairly well-graded between coarse and fine, contains no organic matter or other deleterious materials, has a maximum particle size of 11/2 inches, and has less than 5 percent passing the U.S. Standard No. 200 Sieve. The floor slab base rock should be placed in one lift and compacted to not less than 95 percent of maximum dry density, as determined by ASTM D-1557. Vapor barriers are often required by flooring manufacturers to protect flooring and flooring adhesives. Many flooring manufacturers will warrant their product only if a vapor barrier is installed according to their recommendations. Selection and design of an appropriate vapor barrier, if needed, should be based on discussions among members of the design team. Retaining Structures For walls not restrained from rotation, we recommend using an equivalent fluid pressure of 33 pcf for design. We recommend using an equivalent fluid pressure of 55 pcf for design of walls restrained from rotation. When computing resistance to lateral loads, we recommend using a base friction coefficient of 0.32. Footings for the retaining walls should be designed for a maximum bearing pressure of 2,500 psf, in accordance with the recommendations given for shallow spread footings. Carlson Geotechnical Page 7 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 Wall drains should include perforated drainpipe wrapped in a non-woven geotextile filter installed behind the walls at the base. Walls should be backfilled with imported granular material, as described in the "Structural Fill" section of this report. The above design recommendations are based on the assumptions that: (1) the walls consist of conventional cantilevered retaining walls or embedded building walls, (2) the walls are less than 10 feet in height, (3) the backfill is level and drained and consists of imported granular materials, and (4) no surcharges are imposed behind the wall. Reevaluation of our recommendations will be required if the retaining wall design criteria for the project vary from these assumptions. Drainage Considerations We recommend that subsurface drains be connected to a tight-line leading to the storm drain. Pavement surfaces and open space areas should be sloped such that the surface water runoff is collected and routed to suitable discharge points. We recommend that the ground and paved surfaces adjacent to the buildings be sloped to drain away from the buildings. We also recommend using perimeter foundation drains in areas that will be cut below existing grades. Seismic Design We recommend that the buildings be designed using the applicable provisions of the State of Oregon Structural Specialty Code for Zone 3. We recommend seismic coefficients of Ca = 0.36 and C, = 0.54 for site conditions corresponding to the amplification of an SD soil profile. Based on their grain size, consistency, and unsaturated conditions, there is a relatively low risk of liquefaction of site soils. Utility Trenches Utility Trench Fxcavation Trench cuts should stand near vertical to a depth of approximately 4 feet in the silt provided no ground water seepage is observed in the sidewalls. If seepage is encountered that undermines the stability of the trench, the sidewalls should be flattened or shored. Trench dewatering may be required to maintain dry working conditions if the invert elevations of the proposed utilities are below the ground water level. Pumping from sumps located within the trench will likely be effective in removing water resulting from seepage. If ground water is present at the base of utility excavations, we recommend placing trench stabilization material at the base of the excavation consisting of 1 foot of well-graded gravel, crushed gravel, or crushed rock with a minimum particle size of 4 inches and less than 5 percent passing the U.S. Standard No. 4 Sieve. The material should be free of organic matter and other deleterious material and should be placed in one lift and compacted until "well-keyed." Carlson Geotechnical Page 8 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 While we have described certain approaches to the trench excavation, it is the contractor's responsibility to select the excavation and dewatering methods, to monitor the trench excavations for safety, and to provide any shoring required to protect personnel and adjacent improvements. All trench excavations should be in accordance with applicable OSHA and state regulations. Trench Backfill Material Trench backfill for the utility pipe base and pipe zone should consist of well-graded granular material containing no organic material or other deleterious material, have a maximum particle size of 3/4-inch, and have less than 8 percent passing the U.S. Standard No. 200 Sieve. Backfill for the pipe base and within the pipe zone should be placed in maximum 12-inch-thick lifts and compacted to not less than 90 percent of the maximum dry density, as determined by ASTM D-1557 or as recommended by the pipe manufacturer. Backfill above the pipe zone should be placed in maximum 12-inch-thick lifts and compacted to not less than 92 percent of the maximum dry density, as determined by ASTM D-1557. Trench backfill located within 2 feet of finish subgrade elevation should be placed in maximum 12-inch-thick lifts and compacted to not less than 95 percent of the maximum dry density, as determined by ASTM D-1557. Pavements We have calculated pavement sections using American Association of State Highway Transportation Officials (AASHTO) design methods. We used a design life of 20 years and an assumed CBR of 3. We recommend a minimum pavement section of 2.5 inches of asphalt concrete over 6.0 inches of aggregate base for areas that will be exposed to passenger traffic only. For access roads that will be exposed to less than 10 trucks per day, we recommend a pavement section of 3 inches of asphaltic concrete over 8 inches of aggregate base. Asphalt concrete should conform to Section 00745 of the OSHD Standard Specifications for Highway Construction for light-duty asphalt concrete. Aggregate base should conform to Section 02630 of the same specifications, and be placed in one lift and compacted to not less than 95 percent of the maximum dry density, as determined by ASTM D-1557. The above design is based on the assumption that construction will be completed during an extended period of dry weather. Increased base rock sections may be required in wet conditions to support construction traffic and to protect the subgrade. Construction during wet weather should be prepared in accordance with recommendations for wet weather construction given below. Carlson Geotechnical Page 9 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 Permanent Slopes Permanent slopes should not exceed 2H:1V. Adjacent on-site and off-site structure and surfacing should be located at least 5 feet from the top of slopes. Footings constructed within slopes should have a minimum of 5 feet between the face of the slope and the outer edge of the footing. OBSERVATION OF CONSTRUCTION Satisfactory pavement and earthwork performance depends to a large degree on the quality of construction. Sufficient monitoring of the contractor's activities is a key part of determining that the work is completed in accordance with the construction drawings and specifications. Subsurface conditions observed during construction should be compared with those encountered during subsurface explorations and recognition of changed conditions often requires experience. We recommend that qualified personnel visit the site with sufficient frequency to detect whether subsurface conditions change significantly from those observed to date and anticipated in this report. We recommend that stripping, rough grading,foundation subgrades, and placement of engineered fill be observed by the project geotechnical engineer, or their representative. Because observation is typically performed on an on-call basis, we recommend that the earthwork contractor be held contractually responsible for scheduling observation. LIMITATIONS We have prepared this report for use by the owner/developer and other members of the design and construction team for the proposed development. The opinions and recommendations contained within this report are not intended to be, nor should they be construed as a warranty of subsurface conditions, but are forwarded to assist in the planning and design process. We have made observations based on our explorations that indicate the soil conditions at only those specific locations and only to the depths penetrated. These observations do not necessarily reflect soil types, strata thickness, or water level variations that may exist between explorations. If subsurface conditions vary from those encountered in our site exploration, CGT should be alerted to the change in conditions so that we may provide additional geotechnical recommendations, if necessary. Observation by experienced geotechnical personnel should be considered an integral part of the construction process. The owner/developer is responsible for insuring that the project designers and contractors implement our recommendations. When the design has been finalized, we recommend that the Carlson Geotechnical Page 10 of 11 Bull Mountain Heights Phase Ill Tigard, Oregon April 5, 2002 design and specifications be reviewed by our firm to see that our recommendations have been interpreted and implemented as intended. If design changes are made, we request that we be retained to review our conclusions and recommendations and to provide a written modification or verification. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Within the limitations of scope, schedule, and budget, our services have been executed in accordance with the generally accepted practices in this area at the time this report was prepared. No warranty or other conditions express or implied, should be understood. We appreciate the opportunity to serve as your geotechnical consultant on this project. Please contact us if you have any questions. Sincerely, CARLSON GEOTECHNICAL g 8011" Ro•ert Russell, E.I.T. 4, #1 ' ":�'� Ge• ethnical Staff • , . A _ , Jea ne M. Ni- er, r.E. Prin 'pal Geo echni al Engineer S: -chments: Figures 1, 2 and Appendix A Doc.ID:P:\GEOTECH\Projects(Engrec)\2002 Projects\Bull Mountain Heights Phase III\georpt.DOC Carlson Geotechnical Page 11 of 11 BULL MOUNTAIN HEIGHTS PHASE III p r SITE LOCATION 1,.. 7 i 'S• t•l';�'• _ - • I I -:; y�- ' --a , `tom.- .F!•• a o r Lr 1f I -rt ;....!:4---• �J �' j� • 'NORTH•)6,,,,,,,_.---,1..,_„. . r 'i f ` i ,j•kj r ; r ;l.+-rt ,r_r j —-�fl �' �CC< l�T L:;, Y" f 1 ,. r ti y ---•-,#•-p.,..1.. mar 1 �. rte;i I `' e- F' �/�.!• jr p�lrt �'l /.•.--,;" ,k;. Z y 1411 . �s�T' }f• ._ti o���?� f• �.�+:.4�/ ,! y f a -— L I •I fli'c� �♦ (`1. I`'' /.'�`z +rn l - L .f+ ar -F x `i wA S t 4, C"`c�� t•...1. a `rT.• 5!{!^'on)• i- ..- ,t -.I Y ..• ,./-1,1c,...,....;, XJ P, i� ;{ '\ / '=(y:�. ".� �i• $CI ,11f7-'''''.-- -. Ord `.j� yf''�•jl-� r r i \+ �} ...*.. .•%.,':''''+ � ' �+•.."4.1 /7/ + • .'� ,1.ff if ` � g / ( . r-. 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T.2S, R.1 W, Section 10 Willamette Meridian 0 2000 4000 E tLSpy Carlson Geotechnical P.O.Box 23814 CGT Job No. G0201924 FIGURE 1 TINv14C Tigard, Oregon 97281 • -� - . .. ._ .."_- - " �}*raj l , R • , 1....---7- jii' .I=1.f _ ryj ' r " •: ' _ _--•�«= ��' r'f < I > f( �.— p0%` J NORTH -: O .. 1 t 1I _ I lit ,�, 11 1 r r • '°.3110' ' `ii.�11..i g ��»i•a' ►w)1 ! • 1 -�, 1 2' 1 I • • CaaDI ; .'• •1. .. �w;111I % /S i YIX O . .' 1 i !,/ -1,.. `-_2 —y�� .1 .... (� • I\ 1 I ��s t* ;• 1 � - :�0 . _ 1 1 so / I / js t ' . I N 11731.32.4 135.79' N 110111 JOLa 1 / , ' // �p , .' -/ /� •W i .• l ' a:g � . f g way /, /. ,fir- v' f.;�' f r, % / ,1111 N a ' a I•_ .�- / ;/ , ' ,..'4 y i 11/11' N 10111 ' x �R / , V / . * 'i • ,� •w ( / � ,�y .e r 01 / �' � '�� , • % i / �� 41111\ I...' / ' ',i• !i • .1,$i : ���,�* BULL MOUNTAIN HEIGHTS J,r47 • / ' - - PHASE III 'is 1�'^ /` ,/y '/ , ` •,, r ,/ ....„1. 1111 } ,I. .7..,1111.11 .L,„ , ; .•,, ,. .,� , , '• ' " ,4' �• -•-: -•1 • SITE PLAN 5 !9'42'30' E 129.93' II 1111 r 1 / 1 ,' ,/ /'i e'� .J 1C,1 ?1-' ',r • /c.. ."' ,C' -�;' • ' r / ' ,/ % •'/ , , ' y• .oa ' / ' '� 1111''-- .. . '��. I. , ./• ' % ,4 f 1111 r 11.... '.• �;, -` - ' - i 03/22/02 FIGURE 2• /,' ,.,,� /. -�-*�41�� ; �_e � •. ▪ ",1111 - ;/ . - �, i I CGT JOB NUMBER 0. �711s' '' ' : , ; � ; til, 1 G0201924,..APA.N1 4 le/ • , • .,• , . / „,. / r _Tr,e ,' .'-'..,k'▪ •.,,Y. , s ....,0*i ....-• •, /, ra l ' �' ;� ,� ../...'�.� `,�io D•, i - •▪ -- 1 =.t��' 'if, iv LEGEND , , ,• ‘, , ..,- • • , ,. / • •/• ,,,I., ,,,, 1 , & x A ,,• .- ; . , -1-,,e\l/.:-1.4.41__--,,, P,,,,--_._ 4-- c:1 -' ....' „,- •, :; ..• '� .' ,,' ,,1, ' , , y ,$ ' • _••, /. :✓:- -�F,� Location of test pit explorations -.1'11 ,' // -' / ' ' ,1, .. / ' //iv.., ' / ....',/ • / / -'• ' ' 1' ' /'/ ,• / '" , i /, /- ,,-I- `"�, - '�' d� ' 7"! •' �` �,4,....-T... J _ ' ' 11 �; ' / /,' 'i , / ' - ���--.„ ,• - / rte, / • •. ' • . • - ;,1111_J�'• C . '' 4 Ito - --.'i' - • - - ' ...- , �_7-;- �' • ��1 v • + ,� ▪ ';j -r . `. T-1- Scale 1 inch = 60 feet ' � r I -1 Mill • •/' ..//, , I 0 120•; Appendix A • Test Pit No. TP- 1 Logged by: R. Wilmoth Date Excavated: 3-2-95 Location: NW end of site Surface Elevation: -350 ft i F> o W • E -C - o co Description -6-- v c E a' --�_ SILT with some clay_LMLLbrowndamjp_ _(3" sod layerL 1 - 2.0 SILT with some clay (ML), brown, low plasticity, damp, micas 2 - 2.0 71 • 3 - 4.0 Transitions to brown with gray/orange mottles, stiff, and abundant micas at 3 ft 4 - 4.5 5 - 6 - 7 8 - _(Native COff,I 9 - SILT with some clay (ML), reddish brown, low plasticity, damp (Residual soil; Toil 10- Weathered basalt, gray with black joints (Basalt; Tcr) Bottom of test pit at 10 ft. 11- No groundwater encountered. 12- 13- 14- 15- 16- 17- ( Job No. 95-2935 Log of Test Pit Figure: A-1 G P Carlson Testing, Inc. - P.O. Box 23814- Tigard, Oregon 97281 - 684-3460- Fax 684-0954 Test Pit No. TP- 2 • Logged by: R. Wilmoth Date Excavated: 3-2-95 Location: Middle of site Surface Elevation: -335 ft ■ CD (L - 1 a) o E v c 2 m a) co a 0 Material Description U c E "-' E" o a Q U) O 0 ------ SILT with some clay_ L brown damp____14" sod Layer)__ 1 - 1.5 SILT with some clay (ML), brown, low plasticity, damp, micas 2 - 2.0 • 3 = 3.0 f 4 - 4.0 Transitions to brawn with gray/orange mottles, stiff, and abundant micas at 4 ft (Native On 5 SILT with some clai( 1 , reddish brown (Residual soil TcrL Weathered basalt boulders in SILT, medium hard rock in stiff 6 soil, excavatable with some effort (Basalt; Tcr) Bottom of test pit at 6 ft. 7 - No groundwater encountered. 8 - 9 - 10- 11- 12- 13- 14- 15- 16- 17- • ( Job No. 95-2935 Log of Test Pit Figure: A-2-1 01LS0 C' •° __ Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460 - Fax 684-0954 Test Pit No. TP- 3 • Logged by: R. Wilmoth Date Excavated: 3-2-95 Location: West middle of site Surface Elevation: -345 ft � ' Q E � '' C ° Q o Material Description a c E - a di c ri an O 0 SILT with some clay (ML), brown, damp (9" forest topsoil) 1 - 1.5 SILT with some clay (ML), brown, low plasticity, moist, tree 2 . 1 5 roots down to 3 ft 3 - 2.0 fl • 4 _ 3 5 Transitions to SILT with trace clay, brown with gray/orange mottles, stiff, and abundant micas at 4 ft 5 - 6 - 7 -, g , (Native; OW_ SILT with some clay jLJ, reddish brown_(Residual soil- TcrL 9 - Weathered basalt boulders with m inor SILT (Basalt; Tcrl Bottom of test pit at 9 ft - REFUSAL. 10- No groundwater encountered. 11- 12- 13- 14- 15- 16- 17- 1 • ( Job No. 95-2935 Log of Test Pit Figure: A- 3 LS0 GpR A✓ ,mil Carlson Testing, Inc. - P.O. Box 23814- Tigard, Oregon 97281 - 684-3460 - Fax 684-0954 • Test Pit No. TP- 4 Logged by: R. Wilmoth Date Excavated: 3-2-95 Location: East middle of site Surface Elevation: -310 ft ■ a� a E w " a n Q co Material Description t c E of o a_ a W Q o v 'SILT with some clay (MLj, brown damo ____(4" sod layer)__ 1 2.0 SILT with some clay (ML), brown, low plasticity, moist, micas 2 2.5 3 2.5 n 4 3.0 5 JNative: Qffj_ SILT with some clay (ML), reddish brown (Residual soil; Tcr) 6 Weathered basalt boulders in SILT, medium hard rock in stiff 7 soil, rounded boulders sized 1-3 cu.ft., excavatable with some effort 8 (Basalt: Tcr) 9 Bottom of test pit.at 9 ft. 10 No groundwater encountered. 11 12 13 14 15 16 17 CJob No. 95-2935 Log of Test Pit Figure: A- 4 ) r.RL-S0 c' .. y Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460- Fax 684-0954 Test Pit No. TP- 5 • Logged by: R. Wilmoth Date Excavated: 3-2-95 Location: South-east of site Surface Elevation: -285 ft c_ >, E F- o _ a o �' Material Description 6- v c E � E o nom_ a_ co O 0 SILT with some clay_(Ma brown damp__,_J6" sod 1��____ 1 - 1 0 SILT with some clay (ML), brown, low plasticity, moist, micas 2 _ 2.5 Transitions to brown with gray/orange mottles and abundant n micas at2ft 3 - 3.0 l 1 4 J Transitions to SILT with trace clay and stiff at 4 ft 5 - 6 - 7 . 8 - 9 - 10- 11 (Native: Qff) Bottom of test pit at 11 ft - NO ROCK ENCOUNTERED. 12- No groundwater encountered. 13- 14- 15- 16- 17- 1 J IJob No. 95-2935 Log of Test Pit Figure: A- 5 rstLS0 �' • �► Carlson Testing, Inc. - P.O. Box 23814-Tigard, Oregon 97281 - 684-3460 - Fax 684-0954 Test Pit No. TP-6 Logged by: R. Wilmoth Date Excavated: 3-2-95 Location: North center of site Surface Elevation: -340 ft J r C15 a) • m °>: o >. E H w c ° a) °' `-=' a� o Description Descri tion Q .� � ci c E `n o 0 Q c`o 2 O 0 SILT with some clayJMLL brown, damp (4" sod layer)._ 1 - 1 5 SILT with trace clay (ML), brown, low plasticity, damp, micas 2 _ 2.0 Transitions to brown with gray/orange mottles, stiff, and abundant micas at 2 ft : :: 5 - 6 - 7 - 8 9 r (Native:Ufa.. SILT with some clay (ML), reddish brown, damp 10- 11- _CResidual soil; Tcr)_, 12- Weathered basalt boulders in SILT, medium hard rock in stiff soil, 2-ft boulders excavatable with some effort 13- (Basalt; Tcr) Bottom of test pit at 13 ft. 14- No groundwater encountered. 15- 16- 17- ( Job No. 95-2935 Log of Test Pit Figure: A- 6 P,RLSp o strgt-G ti Carlson Testing, Inc. - P.O. Box 23814 - Tigard, Oregon 97281 - 684-3460 - Fax 684-0954 TE6T1=G CM BULL MOUNTAIN HEIGHTS PHASE III Logged by: Robert Russell Date Excavated: 03/20/02 Location: See Figure 2 Surface Elevation: 335' a-a� C d o Cl _ L V 2 E E N C 3 (n U 5- o E E "C a Material Description m cow n oc c P 0 4 ` tnz s 2U o ` m D_ ML Soft brown SILT with trace sand (top 6 to 8 inches abundant organics — 0.5 and roots); moist. 1 — 0.5 - 1.0 grades to medium stiff below 1.5 feet. 2— 1.0 — 1.0 3— 0.5 S-1 29 — 1.0 4— 2.5 grades to grey-orange mottled with some sand below 4 feet. 5 6- S-2 29 7- 8- 9 10— Test Pit terminated at 10 feet. 11 12- 13- 14- 15- 16— NOTE: No ground water seepage or caving observed during excavation. 17— Job No. G0201924 Log of Test Pit 7 Figure: A-7 G�^O�(. Carlson Geotechnical-P.O. Box 23814-Tigard,Oregon 97281 -684-3460-Fax 670-9147 BULL MOUNTAIN HEIGHTS PHASE 111 Logged by: Robert Russell Date Excavated: 03/20/02 Location: See Figure 2 Surface Elevation: 345' a CD a c E o y Material Description 0 m U 2 c a (n C7 DO ML Soft brown SILT with trace sand (top 6 to 8 inches abundant organics — 0.5 and roots); moist. 1 — 0.5 — 0.5 2— 0.5 — 0.5 grades to grey-orange mottled with some sand below 2.5 feet. 3— 1.0 — 1.5 — 4— >4.0 S-1 441 28 grades to hard below 4 feet. 5— 6-- S-2 29 grades to reddish-brown with trace sand below 5.5 feet. 7-- Test Pit terminated at 7 feet due to refusal on weathered basalt. 8-- 9 - 10— 11 12- 13- 14- 15- 16— NOTE: No ground water seepage or caving observed during excavation. 17 - Job No. G0201924 Log of Test Pit 8 Figure: A-8 ��eti ' , I Carlson Geotechnical-P.O. Box 23814-Tigard,Oregon 97281 -684-3460-Fax 670-9147 BULL MOUNTAIN HEIGHTS PHASE III Logged by: Robert Russell Date Excavated: 03/20/02 Location: See Figure 2 Surface Elevation: 325' N C L yy 2 - o (p as ~ c U) 2 a O . E E . 0°-' a= Material Description a� no inz E � o w2 P a 0 Cl) U 2 Ens C7 o ML Soft brown SILT with trace sand (top 12 to 18 inches abundant organics — 0.5 and roots); moist. 1 — 0.5 — 0.5 2— 1.0 S-1 ice` 26 grades to medium stiff and grey-orange mottled below 2 feet. — 1.0 3— 1.5 grades to stiff below 3 feet. — 1.5 4— 3.0 grades to very stiff below 4 feet. 5 grades to reddish-brown below 5.5 feet. 6— 7— grades to with some weathered basalt below 7 feet. S-2 40 8— Test Pit terminated at 8 feet due to refusal on weathered basalt. 9- 10- 11- 12- 13- 14- 15- 16— NOTE: No ground water seepage or caving observed during excavation. 17- Job No. G0201924 Log of Test Pit 9 Figure: A-9 C+^Oti Carlson Geotechnical-P.O. Box 23814-Tigard, Oregon 97281 -684-3460-Fax 670-9147 6143460 BULL MOUNTAIN HEIGHTS PHASE III Logged by: Robert Russell Date Excavated: 03/20/02 Location: See Figure 2 Surface Elevation: 300' _ m o L' r m - o omoN as yc Cu (0 n m ks ; a c 15 E. Material Description 0 as mZ � O 2 ! U U ML Soft brown SILT with trace sand (top 12 to 18 inches abundant organics — 0.5 and roots); moist. 1 — 0.5 — 1.0 grades to medium stiff below 1.5 feet. 2— 3.0 grades to very stiff and grey-orange mottled below 2 feet. — 3.0 3— 3.5 S-1 la — 1.5 grades to stiff below 4 feet. 4— 1.0 — 2.0 grades very stiff below 4.5 feet. 5- 6— grades to reddish-brown with some weathered basalt cobbles 7— below 7 feet. 8— Test Pit terminated at 7.5 feet due to refusal on weathered basalt. 9- 10-- 11- 12- 13- 14— 15__ 16— NOTE: No ground water seepage or caving observed during excavation. 17— Job No. G0201924 Log of Test Pit 10 Figure: A-10 .E: N Carlson Geotechnical-P.O. Box 23814-Tigard, Oregon 97281 -684-3460-Fax 670-9147 684 460 . r 'r .• ''' a t C' YC;=i,;. .- Site Development Review Bull Mountain Heights Phase III ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.G— Medium Density Residential District: This section states that the R-25 zoning District is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.B states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed later in this narrative Section 18.510.040.0 pertains to Adjustments in the density requirements.No Adjustments are requested. Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-25 zone. (1) The Code minimum lot size is1,480 sq.ft. per unit (2) There is no minimum lot width. (3) Setbacks (a) Minimum front yard 15 feet (b) Minimum side yard is 5 feet. ©) Minimum rear yard is 15 feet. (d) Side abutting a more restrictive zone is 30 feet (4) Maximum height is 45 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 %. All existing buildings in the apartment complex meet the minimums described above as do all the new buildings proposed in Phase III. No Variances from these standards will be required to develop this site. Bull Mountain Heights Phase III Chapter 18.705- Access, Egress and Circulation The proposed Phase III development includes a new access onto SW Bull Mountain Road. This brings the total access drives into the apartment complex to three. These are noted on the site plan. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The total site area involved(less the amount dedicated for street widening) is 9.56 acres or 416,736 sq.ft. 63,365 sq.ft. is subtracted for slopes exceeding 25%. This leaves a total of 353,371 sq.ft. Divided by the density requirement of 1480 sq.ft. per unit means that the site can support a maximum of 238 units. As mentioned above, Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. In this case 80% of 238 units is 190 units. The apartment complex will have a total of 196 units which satisfies this standard. Chapter 18.720- Design Compatibility The new structures are of the same architectural design as the existing buildings. The Code required transition area is applicable along the west lot line. Building height limitations in relation to distances from that lot line have been adhered to and are noted on the site plan. Chapter 18.725- Environmental Performance This Chapter states that all federal and state environmental laws apply to development within the City. The subject proposal will comply with all such laws. The apartment complex will not be a source of significant noise, visible emissions, vibration, odors, glare, heat, insects and rodents or other such nuisance type activities. Chapter 18.745- Landscaping and Screening A landscape plan has been developed by John Clifford and is included with the site plan. The plan continues the landscape scheme developed in the initial stages of the apartment development. See also the Arborists report regarding replacement trees. Chapter 18.755- Mixed Solid Waste/Recycling Storage Two new solid waste areas are provided in the Phase III development. This brings Page 2 of 4 Bull Mountain Heights Phase III the total such areas within the apartment complex to six. These are noted on the site plan. Chapter 18.765- Off-Street Parking Table 18.765.2 provides the formula(based on the number of bedrooms in each unit) for determining required off-street parking. According to that table,the proposed development requires 104 spaces. Section 18.765.030.0 requires an additional 15% increase for guest parking. That brings the total required off-street parking to 119 spaces. There are 125 spaces provided. Total for the entire 196 unit apartment complex will be 252 spaces. Chapter 18.775- Sensitive Lands A portion of the site along the southerly boundary contains areas classified as sensitive lands. To address the Code concerns regarding such areas a report prepared by John Clifford and Michael Schreiber, PE. and is attached to this submittal. The report specifically identifies these areas. The site plan incorporates the recommendations contained in the report. Chapter 18.790-Tree Removal An arborist's plan, prepared by Rob Lloyd of Rich's Tree Service, is submitted with this application. Trees that are to be removed and those to remain and areas where new trees will be planted are noted on the site plan The site plan incorporates the recommendations of this report. Chapter 18.795-Visual Clearance The proposed new access driveway onto SW Bull Mountain Road has been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.810-Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre-application notes. The proposed development is for Phase III of the Bull Mountain Heights apartment complex. It has frontage only on SW Bull Mountain Road. There two existing and one proposed access drives onto that street. Page 3 of 4 Bull Mountain Heights Phase III There are no private or public within the complex. In addition, there are no nearby public streets that could be realistically extended into the development. Based on these facts, a future street plan is not necessary for this project. The site plan notes additional right-of-way for SW Bull Mountain Road and the installation of sidewalks. CONCLUSIONS: Based upon the information provided above, the Proposed Phase III of the Bull Mountain Heights apartment complex should be approved. SHV/me June 27, 2002 Page 4 of 4 i'l I CITY OF TIGARD OREGON December 8, 2003 Spencer Vail 4505 NE 24th Ave. Portland, OR 97211 RE: SDR2002-00011 Approval Extension Dear Mr. Vail: This letter is in response to your request for an extension to the approval period for the Bull Mountain Heights III apartment complex. Based on the information submitted on December 5, 2003 staff has determined that the criteria for approval of an extension have been met. The first 18 months of the Site Development Review would have expired on March 12, 2004. The new expiration date will be March 12, 2005. Substantial construction of the site must begin within the time frame indicated above or the approval will expire. The code does not permit any further extensions. Therefore, the 3-year completion date is hereby extended to September 14, 2005. Please feel free to contact me at (503) 639-4171 x2437 if you have any questions on this request. Sincerely, -Z ---- ii• .77,.___,----'— 7C../(7/7a Mathew Scheidegger Associate Planner i:curpin/mathew/SDR/SDR2002-00011.extension.doc c: SDR2002-00011 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 SPENCER VAIL G PLANNING CONSULTANT Instr. RECEIVED December 3, 2003 DEC 0 5 2003 CITY OF TIGARD PLANNING/ENGINEERING Mark Scheidegger,Associate Planner City of Tigard 13125 SW Hall Tigard, OR 97223 Re: SDR 2002-00011 Dear Mark The approval period for the above referenced Site Development Review ends on March 14, 2004, one and one half years from its approval date of September 14, 2002. Section 18.360.030.D of the City's Development Code allows for a one year extension of the approval date. I represent the property owner,Andrews Management. Please consider this letter as a formal request to extend for a one year,or until March 14, 2005,the above reference Site Design Review approval. Section 18.360.030.D states that the Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year, provided certain criteria are satisfied. Following is a listing of those criteria and responses thereto: 1. No changes are made on the original site development review plan as approved by the Director;. Comment: There are no changes being proposed. The applicant intends to build in compliance with the approved site plan. 2. The applicant can show intent of initiating construction on the site within the one year extension period; and Comment: . The proposed development is the third phase of the existing Bull Mountain Heights apartment complex. Overall economic conditions for the year since the approval have not been favorable for the proposed expansion. The developer feels economic conditions are improving and that approval of the one year extension will provide adequate time for the completion of phase III. 3. There have been no changes to the applicable comprehensive Plan policies or ordinance provisions on which the approval was based. 4505 N.E. 24TH AVENUE • PORTLAND, OREGON 97211 • 503/281-8245 • FAX 503/284-5506 SDR 2002-00011 1 year extension request page 2 Comment: The Comprehensive Plan and zoning are the same as when approved and there are no know changes being considered by the City. As mentioned in#2 above the approval will allow for the final development phase of the existing Bull Mountain Heights apartment complex. A check for the required$205.00 filing fee is attached. If there are questions or if you require additional information,please give me a call or email me at shvail@cs.com. Very truly yours //% •i er H. Vail cc: Andrews Management Limited Attn: Phil Cohn 11336 SW Bull Mountain Rd. Tigard, OR 97224 A CITY OF TIGARD 12/5/2003 13125 SW Hall Blvd. 3:13:18PM ., Tigard, Oregon 97223 �i1,L '11. (50 3) 63 9-417 1 Receipt #: 27200300000000005270 Date: 12/05/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2002-00011 [LANDUS]Approved Extension 100-0000-438000 205.00 Line Item Total: $205.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check SPENCER VAIL/PLANNING CAC 1514 In Person 205.00 CONSULTING Payment Total: $205.00 SPENCER H VAIL 1514 TAMMY L VAIL 2422/1230 3152 PLANNING CONSULTANTING ACCOUNT ��� 4505 NE 24TH AVE t( DATE PORTLAND, OREGON 97211-6418 S PAYTOTHE I $4 ORDER OF �� ,. 771 41,.,L, f oiii::, l DOLLARS .,�,. o ls.X� � bank usbank corn Five Star 5'rrvi.r 4'aara.ared ,� r , FOR A,.. -V .?:e)Y 4) ' /^, -- ./'�.....I _.: 1. Page 1 of 1 cReceipt.rpt �///i/llll���lll � j � i • March 18, 2005 CITY OF TIGARD OREGON Andrews Management 11336 S.W. Bull Mountain Road #103 Tigard OR 97224 RE: Bull Mountain Heights Ill Apartments Application This letter is to inform you of land use expiration for the following project previously approved by the city of Tigard: Bull Mountain Heights Ill Apartments SDR 2002-00011 Expiration Date Extension and Original Approval 3/12/2005 Since this land use approval has expired, any future development will be required to make new application. Should you have any questions regarding this expiration or requirements for filing a new land use application please contact Matt Scheidegger at 639-4171 . Thank you. Sincerely, Sue Ross, Permits Coordinator /sr cc: Matt Scheidegger 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772