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SDR1998-00015 SDR98 - 00015 SCHOLLS VILLAGE II CONDOMINIUMS NOTICE OF DECISION SITE DEVELOPMENT REVIEW[SAR] 98-0015 CITY OFTIGARD Community(Development SCHOLLS VILLAGE II CONDOMINIUMS Shaping (Better Community 120 DAYS = 2/12/99 SECTION I. APPLICATION SUMMARY FILE NAME: SCHOLLS VILLAGE II CONDOMINIUMS CASE NO(S).: Site Development Review SDR 98-0015 PROPOSAL: A request for Site Development Review approval to allow the development of 33 condominiums and includes a Major Modification to the approved site plan for the Scholls Village I Condominiums (SDR 97-0011). The modification is requested to allow an access connection to be made between the approved development and the proposed Scholls Village II. APPLICANT: Polygon NW 2700 Andresen Vancouver, WA 98661 OWNER: Clifford Stranburg 19122 SW Tileflat Beaverton, OR 97007 ZONING DESIGNATION: Medium-High Density Residential (R-25). The Medium-High Density Residential Zoning District permits the provision of low-to-medium rise, multiple-family residential development. LOCATION: 14140 SW Barrows Road; WCTM 1S133CC, Tax Lot 00500. 14190 SW Barrows Road; WCTM 1 S133CC, Tax Lot 00400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. SECTION II. DECISION Staff finds that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, the Director hereby APPROVES this application, subject to the following Conditions of Approval: NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 1 of 26 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF THE SITE AND/OR BUILDING PERMIT(S), THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department (503) 639-4171. 1. Prior to issuance of a site and/or building permit, the applicant shall submit a revised site plan confirming the revised location of Building #7 outside the 20 foot front yard setback and the 50 foot setback from the SW Barrows Road right-of-way centerline. Staff Contact: M. J. Roberts, Associate Planner. 2. The revised site plan shall confirm the modified configuration of Building #s 2, 3 and 4. The plan shall indicate that Buildings #2 and #3 have a separation of 27 feet and that one of the buildings is reduced in length by 15 feet. Alternately, the applicant may submit written justification for a reduction of the separation to 26 feet based on tree preservation per TMC 18.150.045.A.6. Staff Contact: M. J. Roberts, Associate Planner. 3. The revised site plan shall provide additional walkways connecting each dwelling with parking areas. Walkways shall comply with the separation standards of Section 18.96.030.C.2. Staff Contact: M. J. Roberts, Associate Planner. 4. The revised site plan shall show the location of six bicycle parking spaces. Staff Contact: M. J. Roberts, Associate Planner. 5. The revised site plan shall show the location of the proposed water quality facility outside the required 10-foot property line buffer area. Staff Contact: M. J. Roberts, Associate Planner. 6. The applicant shall submit written approval from the franchised waste hauler of the proposed waste and recyclables collection method. Staff Contact: M. J. Roberts, Associate Planner. 7. The applicant shall submit a revised landscape plan. Specific calculations must indicate the specific numbers of shrubs of each size proposed and how this equates to the development code standards under TMC 18.100.080.D.2. The landscape architect shall also prepare a statement indicating the size of the proposed buffer area trees both at planting and at maturity, and how this meets or exceeds the size and spacing standards of TMC 18.100.080.D. The plan shall also clearly indicate the location and size of screening features designed to afford privacy and noise mitigation for adjoining single family homes. The screening proposal shall include at a minimum a six-foot high berm. Staff Contact: M. J. Roberts, Associate Planner. 8. The revised site or landscape plan shall show the location of street trees along the required SW Bluestem extension (see Condition #17). The applicant shall also submit statement prepared by a certified landscape architect or arborist that describes the characteristics of this species in terms of height and width of branching at maturity. The statement must also demonstrate the suitability of the species as a street tree (TMC 18.100.030.B). Staff Contact: M. J. Roberts, Associate Planner. 9. The applicant shall submit revised architectural plans indicating provision of privacy screening between private balcony areas. The architectural plans shall also indicate the correct name and location of the project. Staff Contact: M. J. Roberts, Associate Planner. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 2 of 26 10. Prior to issuance of site and/or building permits, the applicant shall submit written confirmation from a certified arborist that the proposed tree protection measures have been correctly installed for all trees to be preserved in the grading and construction area. The protection measures shall include four-foot high chainlink fences installed at the dripline and several clear visible and water proof signs on each protected area stating: "Warning: any disruption of the dripline areas of these protected trees may result in the tree's death. Violators will be liable for cost of tree replacement." Staff Contact: M. J. Roberts, Associate Planner. 11. Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 14. The applicant shall comply with the conditions recommended by Washington County in their comment letter to the City, dated November 4, 1998. County conditions include: A. concrete sidewalk along Barrows Road frontage; B. improvements within the ROW necessary to provide adequate intersection sight distance at the access approved for Scholls Village I; C. closure of all existing driveways on Barrows Road, except at the location previously approved for Scholls Village I; D. adequate roadway drainage; E. any additional off-site safety improvements found to be required for compliance with County R&O 86-95 upon completion of the County Traffic Analyst's review; F. dedication of additional ROW on Barrows Road to provide 33 feet from centerline; G. provision of a non-access reserve strip along Barrows Road; and H. upon completion of the necessary improvements, provide certification of adequate sight distance at the access point previously approved for Scholls Village I. NOTICE OF DECISION SDR 98-0015 SCROLLS VILLAGE II PAGE 3 of 26 15. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County to perform work within the right-of-way of SW Barrows Road. A copy shall be provided to the City Engineering Department prior to • issuance of a Public Improvement Permit. 16. The applicant shall install an emergency access gate at the end of SW Crane Court with a locking mechanism approved by Tualatin Valley Fire and Rescue. The gate shall also include diagonal striping similar to a standard city barricade for traffic safety. 17. The applicant's public improvement construction plans shall include the completion of SW Bluestem Lane to the south property line of the Scholls Village I site. The current public improvement plans for Scholls Village I could be amended to reflect the additional street improvement of Bluestem Lane. 18. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 19. The 12-inch public water line in SW Barrows Road shall be extended across the property frontage as a part of the street improvements. 20. The water system inside the project shall be private. A Master Meter and separate fire service line shall be required. The project water system shall not be intertied with the proposed water system in Scholls Village I. 21. A double-check valve is required on the domestic water service in a separate vault after the Master Meter. A Double Check Detector valve assembly is required on the fire service line. 22. The proposed on-site sanitary sewer line shall be private. Permitting for this work shall be included with the Site Permit issued by the Building Division. 23. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 24. To ensure compliance with Unified Sewerage Agency 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, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 4 of 26 25. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION: 26. 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. 27. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 28. The applicant shall either place the existing overhead utility lines along SW Barrows 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 $7,068 and it shall be paid prior to final building inspection. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION III. BACKGROUND INFORMATION Property History: No land use actions are on file with the City for the Scholl's Village II property. Scholl's Village I, located immediately south of the subject property and for which a Major Modification is requested as part of this application, was approved last year (Land Use Case File # SDR 97-0011). The original approval was for 75 apartment units and was subsequently modified to 71 "for sale" condominium units. Vicinity Information: The property is located to the east of SW Barrows Road, approximately 600 feet north of SW Walnut Street and 200 feet south of SW Springbrook Lane (WCTM 1S133CC, Tax Lot 500). The property is in the City of Tigard and adjacent to the City of Beaverton (north of SW Barrows Road). The surrounding area is mostly developed in residential subdivisions with the exception of a community commercial center at the corner of SW Barrows Road and SW Walnut. Site Information and Proposal Description: The Site is designated Medium High Residential on the Tigard Comprehensive Plan and is in the R-25 Zoning District. The R-25 Zone provides for multiple-family residential development at up to 25 units per acre. The subject property is two (2) acres in size and has approximately 250 feet of frontage on SW Barrows Road. The property abuts the Pebble Creek subdivision to the north and east. Southwest Crane Court, a public street developed as part of the subdivision is stubbed to the east property line. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 5 of 26 The site is tree-covered and drains generally to the north with the gentle topography. There are no identified areas of Sensitive Lands on the site such as wetlands, floodplain or steep slopes. The Scholl's Village II proposal is to develop 33 condominium dwelling units on the site. As noted above, part of this application is a request for Major Modification approval for the original Scholl's Village project (Phase I), an approved multiple-family development immediately to the south of the subject property. Scholl's Village II is an extension of this formerly-approved development and the proposed modification would allow for access to the Phase II project from Scholl's Village I. Access to both Scholl's Village "phases" would, therefore, be gained from the two previously approved access points at SW Barrows Road and SW Bluestem Lane to the south of the Phase I site. The applicant proposes to gate the Crane Court stub street to provide access for emergency fire apparatus only. The development as a whole is proposed as a "Gated Community." SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 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 facility's 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 requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 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 not submitted an impact study that specifically quantifies the impacts of this development on public facilities and systems. However, because the existing right-of-way (ROW) and street improvements along the SW Barrows Road frontage are largely existing, no specific study is necessary. Washington County will require additional right-of-way on SW Barrows Road to a total width of 33 feet from centerline. This will require the applicant to dedicate about ten additional feet of ROW on the approximately 285-foot SW Barrows frontage. The County has also required that the applicant provide sidewalk and street tree improvements along the SW Barrows frontage as well as any necessary line of sight storm water drainage improvements. In addition the City is requiring completion of the SW Bluestem lane connection through the Phase I site to connect to the approved Cherry Tree subdivision to the south. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by 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. Presently, the TIF for each trip that is generated is $179. The total TIF for a dwelling unit within a Low Rise Apartment building is $1,181. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $38,973 ($1,181 x 33 dwelling units). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of the project traffic impact on major streets is $116,919 ($3,543 x 33 dwelling units). NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 6 of 26 By subtracting the traffic impact fee to be paid from the total traffic impact, a total unmitigated project impact of ($116,919 total impact - $38,973 current Traffic Impact Fee) $77,946 remains. Based on previous right-of-way acquisitions (approximately $3 per square foot), the City estimates that the value of the required right-of-way dedication (2,600 square feet) may be approximately $7,800. Sidewalk improvements to SW Barrows may be approximately $5,200 (approximately $20 per lineal foot of sidewalk improvements) and the cost of constructing the SW Bluestem connection (approximately 75 linear feet) may be approximately $22,500 ($300 per lineal foot) for a total of approximately $35,500. Therefore, the requirement for dedication of street right-of-way and improvements associated with this proposal are easily proportional to the unmitigated traffic impact of the proposed development. Use Classification: Section 18.56, the R-25 Zoning District allows multiple family residential dwelling units and related accessory structures as permitted uses. The applicant is proposing to develop a total of seven (7) buildings with 33 dwelling units as "for sale" condominiums. The submitted proposal indicates that six (6) of the proposed buildings would contain five (5) dwelling units and the seventh building would contain three (3) units. The applicant has since submitted supplemental materials proposing a slightly different configuration. This type of building is classified as a multiple-family dwelling which is a permitted use. Minimum Lot Area: Section 18.56.050 states that the minimum lot area for each multi- family unit in the R-25 zoning district is 1,480 square feet. There is no minimum lot width requirement in the R-25 zone. New development within the R-25 zone is required to provide a minimum of 20% landscaping. The applicant has not proposed to create individual lots as part of this application, therefore, the permitted lot size is not applicable to this request, except in determining overall permitted project density. Density calculations for this project are reviewed elsewhere within this report. The applicant has provided preliminary calculations which indicate that more than one (1) acre (52%) of the 2.0 acre gross site area is to be landscaped. Therefore, the minimum lot area and minimum landscaped area standards are met. Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as follows: front yard - 20 feet; side yard - 10 feet; rear yard - 20 feet. The proposed site plan indicates compliance with the applicable setback standards with the exception of Building 7. This building is located adjacent to SW Barrows Road where, as noted elsewhere in this report, Washington County will require an additional eight (8) feet of right-of-way . As measured from the eventual ROW line to the elevated deck of Unit 5 of Building 7, the structure encroaches approximately five (5) feet into the required front yard setback. The applicant has submitted supplemental materials indicating that the location of Building #7 will be moved to comply with the front yard setback. Condition of Approval #1 requires submittal of a revised site plan that shows the location of the building outside the 20-foot front yard setback. This criterion will be fully satisfied upon compliance with the above-named condition. Building Height: Section 18.56.050 states that the maximum building height within the R-25 Zoning District is 45 feet. The applicant's proposed architectural elevations indicate a typical building height of 32 feet measured from finished grade to the average height of the gable roof. This is less than the maximum height permitted in the underlying zone. Therefore, this standard is met. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 7 of 26 Density Computation: Section 18.92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area; park dedication; dedicated public right-of-way and private streets. To calculate the net units per acre, it is necessary to divide the net acreage by the minimum number of square feet required for each lot by the applicable zoning district. The gross site area of the subject property is 2.0 acres (87,120 square feet). The existing ROW width across the subject property's frontage on SW Barrows Road is substandard at 25 feet from centerline. Washington County is requiring additional public right-of-way be dedicated along the SW Barrows Road to bring the ROW width to the current standard of 33 feet from centerline. The approximate square footage of this dedication will be 2,048 square feet (8 feet additional ROW x 256 lineal feet of frontage). There are no sensitive land areas identified on the site and so the net area is approximately 85,072 square feet (87,120 - 2,048). The maximum density is, therefore, 57 units (85,072 divided by the 1,480 square foot minimum lot size). The applicant has proposed 33 dwelling units which is less than the maximum permitted density. Therefore, this criterion is satisfied. Additional Yard Setback Requirements:. Section 18.96.020 requires that the building setback on SW Barrows Road (a Major Collector) shall be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. As noted earlier, the required front yard setback in the R-25 zone is 20 feet. The total setback from right-of-way centerline is, therefore, 50 feet (20 feet + 30 feet additional setback). The proposed site plan shows Building 1 and Building 7 located adjacent to Barrows Road. The plan indicates that the buildings are setback 77 feet and 50 feet respectively from the ROW centerline. However, the west-facing, second-floor deck of Unit 5 of Building 7 encroaches two (2) feet into the setback. As noted above, the applicant has submitted a statement of intent to move Building #7 to comply with the front yard setback. This would assure compliance with the ROW setback also. Condition of Approval #1 requires submittal of a revised site plan that shows the location of the building outside the 50-foot front yard setback from ROW centerline. Therefore, this criterion will be fully satisfied upon compliance with the condition. Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation, buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation, buildings with opposing blank walls shall have a 10-foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height an additional separation is added to these standards as follows; the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The building elevation plans show that the proposed buildings would have windowed walls facing windowed walls and so the 25-foot separation standard is applicable. The six 5-plex buildings have a horizontal dimension of approximately 96 feet. At a rate of one extra foot of additional building spacing for each 15 feet of building length over 50 feet, the additional building spacing required between all seven buildings is, therefore, three (3) feet (28 feet total). In all but one case, the proposed site plan meets this criterion. Building 2 and Building 3 have approximately eleven feet of separation where 28 is required. The applicant has referred to the Scholl's Village I approval in which a reduction in the building separation standard was approved on the basis that on-site trees would be preserved as a result of the setback reduction. However, no evidence has been submitted in support of such a reduction for the Phase II site. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 8 of 26 The applicant has submitted supplemental materials stating that the configuration of the buildings will be changed in order to meet this standard. One internal unit will be removed from either Building # 2 or #3 and added to Building #4. This will reduce Building #2 or#3 to a four-plex and increase Building #4 to a four-plex. The length of Building #2 or#3 will therefore be reduced by 15 feet, thus increasing the spacing between them to 26 feet (11 + 15). The reduction in building length will also reduce the required building separation by 1 foot to 27 feet. In order to completely satisfy this standard, the applicant must comply with Condition of Approval #2 and either increase the building separation between Building #2 and Building #3 by an additional 1 foot or demonstrate that a reduction of the separation from the required 27 feet to the proposed 26 feet will preserve a tree or trees on site as provided under TMC 18.150.045.A.6. Therefore, the building separation standards will be met upon compliance with the condition of approval. Distance Between Driveways, Walkways and Dwelling Units: Section 18.96.030 also states that driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. The applicant's proposed architectural drawings show ground-floor windowed walls on the rear and side elevations. Although the applicant is not proposing to utilize ground floor space as living area, the less restrictive separation standards still apply. The site plan indicates that Buildings 1, 2, 5, 6 and 7 have side elevations facing driveways, parking areas or walkways. All ground floor windowed walls are separated from driveways and parking lots by at least eight feet and from walkways by at least five feet. Therefore, this criterion has been met. Condition of Approval #3 provides that additional required additional walkways must also meet the location standards of this criterion. Therefore, compliance with the condition of approval will ensure that additional required walkways also comply with this criterion. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. The applicant has submitted a plan indicating the type and location of trees and shrubs in compliance with this requirement. Specific landscaping standards are addressed elsewhere in this report. Street Trees: Section 18.100 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 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). Measured at the property line after ROW dedication along SW Barrows Road, the property has 284 lineal feet of frontage. The property does not have frontage on any other right-of-ways. Based on the frontage length, the applicant will be required to install between seven and fourteen street trees, depending on size and spacing. The applicant's landscape plan proposes seven Pacific Sunset Maple trees (Acer truncatum x Acer platanoides) spaced at 30' to 45' on-center. The Western Garden Book warns that the Norway Maple (Acer truncatum) is objected to as a street tree where aphids cause honeydew drip and sooty mold. However, it appears that the cross between the 50-60 foot Norway and 25-foot Chinese Maple (platanoides) may meet the code definition of a "Large Tree" (over 40 feet tall and more than 35 feet wide branching) which may be spaced up to 40 feet apart. The proposed 45' spacing of the two northernmost street trees is acceptable given the location of existing evergreen trees to remain adjacent to the property line. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 9 of 26 • As noted elsewhere in this report, the applicant will be required to complete the extension of SW Bluestem Lane to the south property line of Phase I. Street trees will be required as part of this improvement also and must be shown on the revised plans. The applicant's proposal for SW Barrows Road meets the street tree spacing requirements for "large trees". However, insufficient information has been provided concerning the characteristics of the proposed street tree species. Condition of Approval #8 requires that the applicant submit a revised plan indicating street tree provision as part of the SW Bluestem extension and a statement prepared by a certified landscape architect or arborist that describes the characteristics of this species in terms of height and width of branching at maturity. The statement must also demonstrate the suitability of the species as a street tree (TMC 18.100.030.B). Compliance with the condition of approval will ensure that this criterion is met. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a multi-family development abuts a residential zone with a single- family use, the required buffer shall be 10 feet wide with screening. This standard is applicable along the north and east property lines where the proposed development would adjoin an existing detached single-family residential subdivision. The applicant's landscape plan shows a 10-foot buffer area along the north and east property line which is free of buildings, accessways or parking areas. The proposed accessway at the east prepay line would be permitted provided it is approved as part of this Site Development Review. Accessways are discussed later in this report. The proposed water quality facility does, however, encroach into the required 10-foot buffer area which extends along the entire length of the property line of the abutting use(s) (TMC 18.100.080.A). Condition of Approval #5 requires that the applicant submit a revised landscaping plan that shows the location of the water quality facility outside the 10-foot buffer area. This criterion will be met when the applicant complies with the condition of approval. Buffering: Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) at least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) in addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1,000 square feet of required buffer area; and 3) the remaining area shall be planted in lawn, groundcover or spread with bark mulch. The total length of the north and east property lines (not counting the proposed Crane Court emergency accessway) is approximately 500 lineal feet. The approximate size of the buffer area is thus 5,000 square feet. Based on the buffer area improvement standards outlined above, the proposed buffer is required to contain 50, five-gallon or 100, one-gallon shrubs in addition to the required row of trees and groundcover. The applicant's landscape plan shows that the buffer area will be planted in a variety of shrubs and trees. The proposed tree planting plan for the buffer area appears to conform to the size and spacing standards but more detail is required to make a definitive determination. The proposed shrub planting plan also appears to conform. Condition of Approval #7 requires that the applicant submit revised landscaping calculations prepared by a licensed landscape architect. The calculations must indicate the specific numbers of shrubs of each size proposed and how this equates to the development code standards under TMC 18.100.080.D.2. The landscape architect shall also prepare a NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 10 of 26 statement indicating the size of the proposed buffer area trees both at planting and at maturity, and how this meets or exceeds the size and spacing standards of TMC 18.100.080.D. Compliance with Condition of Approval #7 will satisfy this approval criterion. Screening: Section 18.100.080.E states that where screening is required the following • standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. The applicant has stated in the narrative, the intent to provide a wood fence in combination with a berm and/or retaining wall and tall evergreen trees along the prepay lines. From this statement it appears that the proposed screening would meet or exceed the code standard. Condition of Approval #7 requires that the applicant's revised landscape plan also indicate the location and extent of this proposed screening. Therefore, compliance with the condition of approval will satisfy this criterion. Parking Lot Landscaping: Section 18.100.110(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. As indicated on the landscape plan, Shademaster Honey Locust (Gleditsia triacanthos `Shademaster), and to a lesser extent Chanticleer Pear (Pyrus calleryana "Chanticleer') and Big Leaf Maple (Acer macrophyllum) are proposed as parking lot trees. The proposed location of the parking lot trees and landscaping meets or exceeds the standards of this section. Therefore, this criterion has been met. Visual Clearance Areas: Section 18.102 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 feet in height. Obstructions which may be located in this area shall be clear between three and eight feet in height (trees may be placed within this area provided all branches below eight 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 30 foot distance points with a straight line. As the Site Plan indicates, there are no proposed intersections within the project site. No access is proposed onto SW Barrows and access to the south (internal access to Scholl's Village I) and east (emergency only access to SW Crane Court) will not create any intersections of streets or accessways. Therefore, this criterion does not apply. Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 2 spaces for units with more than 1 bedroom. As indicated on the site plan, all 33 dwelling units will be two-bedroom or more, requiring a minimum of 66 parking spaces. The applicant's narrative indicates that each unit is to be provided with two (2) garage parking spaces for a total of 66 resident parking spaces. Therefore, this criterion has been met. Visitor Off-Street Parking: Section 18.106.020(G) states that multi-dwelling units with more than 10 required parking spaces shall provide or the use of all of the guests of all of the residents of the complex The shared parking shall consist of 15 percent of the NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 11 of 26 total required parking spaces and be centrally located within the development. As noted above, a total of 66 parking spaces are required. Therefore, an additional 9 visitor parking spaces is required. The site plan shows an additional 20 spaces in parking bays and the applicant has stated that four of the units have room for one parking space (each) in the driveway. The additional 24 proposed spaces exceeds the 9 space requirement and, therefore, this criterion has been met. The Americans with Disabilities Act (ADA) requires that the overall site plan provide one accessible parking space to serve the proposed community recreation/site manager's office building. Accessible parking will be provided as part of the Phase I construction. No expansion of the community recreation facility is proposed as part of the Phase II project. Therefore, this criterion does not apply. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. As noted above, the total parking requirement for this project is 75 spaces (66 plus 9 guest spaces). Based on this minimum requirement, at least five bicycle parking spaces are required. The applicant stated that one cluster of bike parking, consisting of 6 spaces, will be provided. However, the location of the bicycle parking area is not shown on the site plan. Condition of Approval #4 requires that the applicant's revised site plan show the location of the proposed bicycle parking. Therefore, compliance with the condition of approval will ensure that this standard is met. Walkways: Section 18.108.050(B) requires that within multi-family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. The site plan shows a proposed walkway through the site that connects with the proposed pedestrian gate access at SW Crane Court and with Scholl's Village I to the south where the recreation facilities for the development are located. The site plan shows that the walkway is to be four feet wide and the applicant's narrative confirms that the walkway surface will be asphaltic concrete in conformance with this standard. However, the walkway system does not satisfy the walkway location standards of TMC 18.108.050.B. This section requires that each residential dwelling be connected by walkway to parking areas, recreation facilities and common open space. With the exception of Buildings #2 and #3, the applicant's plan does not provide for pedestrian access to parking areas. Similarly, no provision is made for pedestrian access between buildings or between buildings and common open space. Condition of Approval #3 requires that the applicant submit a revised site plan showing pedestrian walkway connections between buildings, between buildings and .parking areas, and between buildings and common open space areas. The proposed walkways shall conform to TMC 18.108.050.0 and D and to the spacing standards of Section 18.96.030. Therefore, if the applicant can demonstrate compliance with the condition of approval, this criterion will be satisfied. Access: Section 18.108.070(F) requires that multiple-family residential uses provide a minimum of one driveway where 20-49 units are to be served and two driveways where 50-100 dwelling units are proposed to be served. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a five foot sidewalk. The applicant proposes 33 dwelling units as part of the Scholl's Village II development and, therefore, one (1) driveway access is required. The site plan indicates that vehicular access will be from the south (Scholl's Village I) only. In keeping with the "gated community" theme of the development as a whole (Phase I and II), the proposed access to SW Crane Court is proposed to be gated for secure pedestrian access only. The applicant has proposed to install an emergency access gate to allow fire truck access from SW Crane Court. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 12 of 26 Since the only vehicular access to Phase II is proposed to be from SW Barrows Road and SW Bluestem Road via Scholl's Village I, the cumulative access needs of the two phases must be assessed. The applicant has requested a Major Modification to the Phase I approval to allow this connection through to Phase II. The total number of dwelling units for both phases is 104 (71 approved Phase I units plus 33 proposed Phase II units). For any multi-family • development of 100+ units, the code requires 2 accessways to a public street "plus one additional driveway for every 200 units or portion thereof in excess of 100 units". Based on this requirement, the code requires a total of three accessways to a public street for the Scholl's Village project as a whole where only two are proposed. However, a review of the revised development code (effective 11/26/98), indicates that the access/egress standards no longer require more than two accessways for projects with more than 100 parking spaces (Revised TMC 18.705.2). It is therefore consistent with current code standards to require only two accesses to Scholl's Village (Phase I and II). Therefore , the standard is met. Signs: Section 18.114.130 (B) lists the type of allowable signs and sign area permitted in the R-25 zone. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. Therefore, through compliance with the sign permit process, the applicable standards of this section will be met. Mixed Solid Waste and Recyclable Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick- up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. The applicant has not proposed a waste storage enclosure as part of Phase II, although one was approved as part of Phase I. Staff noted in the approval for Phase I that it appeared that waste pickup would occur primarily via individual pick-up from each unit. If the applicant proposes a combination of unit-by-unit pickup and centralized storage for both phases of the development, documentation of hauler approval must be provided. Condition of Approval #6 requires that the applicant submit a written description of the proposed waste management program, approved and signed by the franchised hauler. Therefore, through compliance with the condition of approval, the standards of this section will be met. Site Development Review: Section 18.120 requires that a development proposal be found to be consistent with the applicable standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Consistency of the proposal with these sections is reviewed elsewhere in this report. The proposal contains no elements related to the provisions of Sections 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), 18.134 (Variance) and 18.144 (Accessory Use and Structures) which are listed under Section 18.120.180.A.1. These sections are, therefore, found to be inapplicable as approval standards. Section 18.120.180.A.2-18 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. Section 18.120.180.A.8 is found to be inapplicable because the site does not adjoin the 100-year flood plain. The applicable standards are addressed immediately below. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 13 of 26 Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees and requires that trees having a 12 • inch caliper or greater be preserved or replaced by new plantings of equal character. The applicant is proposing to locate the site improvements so as to preserve almost 51% of the existing trees on site. The applicant has provided a tree mitigation plan indicating which . trees are to be removed from the site and describing how the tree removal will be mitigated. A detailed analysis of the tree protection standards is reviewed elsewhere within this report. Exterior Elevations: Section 18.120.180.3 states that along the vertical face of multiple- family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (decks, patios, etc.); b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevation plans, the design provides each elevation of the proposed buildings with a number of architectural offset features. These include elevated (second floor) decks, trellis canopies over entry doors, stair wells and gable-roofed projections. The spacing of these features leaves no more than 12 lineal feet of "flat" wall space on any elevation. The proposed elevations satisfy this criterion. Since the proposed architectural drawings name a different project designed by the applicant's architect, Condition of Approval #9 requires submittal of revised architectural plans that include the name of the applicant and specify the project as "Scholl's Village II". Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.4(A) states that buffering shall be provided between different types of land uses. This criteria is found to be applicable and has been addressed earlier in this report. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As noted earlier, the applicant's site and landscape plan provides screening of the site, including parking and interior driveways, from view of adjoining properties. Therefore, this criterion has been met. Privacy and Noise: Section 18.120.180.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. Since the applicant has proposed to provide three-story units in which the ground floor is not used as living space, there are no "ground floor units" per se and the first part of this criterion does not apply. Buffering of the site from adjoining single-family uses has been addressed in a previous section. With respect to the orientation of buildings to adjoining properties, the site of Scholl's Village I is part of the over-all Scholl's Village community and is not considered an "adjoining property" for purposes of assessing privacy and noise impacts. Adjoining single-family residential property does exist to the north and east of the Phase II site. Buildings #3 through #7 are located in the vicinity of these properties. Buildings #3, #5, #6 and #7 are oriented so that they present the shortest (end) elevation to the adjoining properties. These end elevations have significantly less window area, although the front and rear decks will provide views over adjacent private residential property. Building #4 is oriented with the rear elevation facing adjoining property to the east. Therefore, the rear decks of all three units will be within approximately 20 feet of the rear yards of adjacent single-family residences at an elevation of approximately 9 feet above finished grade. Also, the third floor bedroom windows of the units (22 foot elevation at the window sill) will be within approximately 26 feet of the property line. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 14 of 26 The landscape plan indicates that the private outdoor decks on Buildings #1 through #3 are to be screened form their counterparts to the south in Scholl's Village I and Buildings #5 and #6 are to be screened from each other. The proposed screening is a combination of preserved existing and newly planted trees including Incense Cedar (Calocedrus decurrens) and Canadian Hemlock (Tsuga canadensis). According to the Western Garden Book, both of these species should be capable of providing adequate screening once established although it appears that planting density should be increased between all of the above-mentioned buildings to provide a sufficient level of screening. The applicant has proposed screening and buffering materials to screen the second floor decks of Building #4 and the end elevation windows of Buildings #3, #5, #6 and #7. As noted above, these buildings overlook backyard areas of adjoining single-family residences. The proposed screening and buffering area is proposed to include a berm with a six (6)-foot high sight-obscuring fence and fast-growing deciduous and evergreen trees on top. The revised landscape plan required under Condition of Approval #7 shall clearly indicate the location and size of the screening features which shall include a minimum 6-foot high berm. In order to screen balconies from adjoining units, the applicant shall provide a projection from the side of the building which entirely screens each balcony unit from other adjoining units. The revised architectural drawings required under Condition of Approval #9 shall indicate provision of these features. Based on the above analysis, the approval criteria of this section are either not applicable, have been met outright or will be satisfied upon completion of the conditions of approval noted above. Private Outdoor Areas: Section 18.120.180.6. requires that 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. The applicant's proposed architectural drawings indicate that each unit will be provided with a second floor deck measuring approximately 6 feet by 12 feet (72 square feet) for internal units and 6 feet by 14 feet (84 square feet) for end units. The proposed private outdoor areas exceed the minimum requirement of 48 square feet, therefore, this criterion is met. Shared Outdoor Recreation Areas: Section 18.120.180.7 states that usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studios to two-bedroom units and 300 square feet per unit for three or more bedroom units. The required recreation space may be provided as follows: 1) all outdoor space; 2) part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. The proposed development consists of 14, three-bedroom and 19, two-bedroom units. Based on the open space requirements noted above, the development must, therefore, provide a total of 8,000 square feet (14 x 300) = 4,200 + (19 x 200) = 3,800) of shared outdoor recreation area. The land use decision for Scholl's Village I states that where 16,200 square feet of recreation area was required, approximately 19,200 square feet was approved. Thus, 3,000 square feet of recreation area can be counted toward the requirement for Phase II. Scholl's Village II NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 15 of 26 provides in excess of the balance of this requirement (5,000 square feet) in the common lawn area adjacent to SW Barrows Road, at the west end of the site. The landscape plan indicates that this area is to be screened with street trees and privet shrubs. Observability of the recreation facility was reviewed and approved as part of the Scholl's . Village I SDR process. The open space adjacent to SW Barrows will be observable from the windows and decks of Buildings #1 and #7. Based on the above analysis, this criterion has been met. The Police Department has commented on crime prevention and security issues for this project as noted later in this report. Demarcation of Spaces - Crime Prevention: Section 18.120.180.9 states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. By creating a gated community the applicant is clearly delineating the interior of the community as a semi-public space, accessible only to residents, guests and utility and service personnel. The dwelling units will clearly define private space with individual garages, front doors with direct access to the outside and second story private decks. Therefore, this criterion has been met. The applicant will coordinate directly with the Police Department in order to ensure crime prevention measures are addressed. Crime Prevention and Safety: Section 18.120.180.10 requires that windows 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 can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. The applicant is not proposing central laundry facilities. The applicant will coordinate directly with the Police Department in order to ensure that lighting and other crime prevention measures are addressed. Access and Circulation: Section 18.120.180.11 requires that the City review; a) The number of allowed access points for a development shall be as provided in Section 18.108.070; b.) All circulation patterns within a development shall be designed to accommodate emergency vehicles; and c.) Provisions shall be made for pedestrianways and bicycleways if such facilities are shown on an adopted plan. As noted earlier in this report, the applicant is proposing two (2) access points which is consistent with current City standards as noted earlier. The existing proposed plan has been reviewed by Fire District staff and was generally found to comply with Uniform Fire Code standards. Prior to the issuance of building permits, additional minor internal modifications may be required. The City's adopted Park and Greenway Plan does not indicate the existence of Bicycle or Pedestrian Accessway through the site. Therefore, the proposal meets all of the standards under this section Public Transit: Section 18.120.180.12 requires that the City review; a.) Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b.) The requirements for transit facilities shall be based on: (i.) the location of other transit facilities in the area; and (ii.) The size and type of the proposal; c.) The following facilities may be required after City and Tri-Met review: (I.) Bus stop shelters; (ii.) Turnouts for buses; and (iii.) Connecting paths to the shelters. Southwest Barrows Road is not presently served by transit. Therefore, this criterion does not apply. Parking: Section 18.120.180.13 requires that the City review; a.) All parking and loading areas shall be designed in accordance with the requirements set forth in Sections 18.106.050 and 18.106.090, Chapters 18.102, Visual Clearance, and 18.108, Access, Egress, and Circulation. Parking standards have been reviewed elsewhere within this report. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 16 of 26 Landscaping: Section 18.120.180.14 requires that the City review; a.) All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. b.) In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c.) A minimum of 15 percent of the gross site area shall be landscaped. Landscape standards have been reviewed elsewhere within this report. The applicant's site plan indicates that approximately 52% of the gross site area will be landscaped. Therefore, this criterion has been satisfied. Drainage: Section 18.120.180.15 requires that the City review; a.) All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Drainage requirements are reviewed elsewhere within this report. Provision for the Handicapped: Section 18.120.180.16 requires that the City review; a.) All facilities for the handicapped shall be designed in accordance with the requirements set forth in ORS Chapter 487. The applicant addressed these requirements by providing accessible parking spaces for the recreation facility in Phase I. Prior to issuance of building permits, this development will be reviewed for compliance with ADA accessibility requirements. This criterion will, therefore, be satisfied through the building permit process. Signs: Section 18.120.180.17 requires that the City review that all sign placement and construction shall be designed in accordance with requirements set forth in Chapter 18.114. All provisions and regulations of the underlying zone shall apply unless modified by other sections of this title (e.g., the Planned development, Chapter 18.80.; or a Variance granted under Chapter 18.134; etc.) The applicant has not requested sign permits in conjunction with this application. Underlying Provisions and Regulations of the Underlying Zone: Section 18.120.180.18 requires that the City also review all other underlying requirements of the zoning district. The underlying zoning district requirements are reviewed elsewhere within this report. Tree Removal: Section 18.150 requires that new development preserve existing trees where possible and requires that trees having in excess of 12 inch caliper or greater be preserved or replaced by new plantings of equal character. The applicant's tree mitigation plan indicates that 77 trees over 12" caliper are located on the two-acre site and that 38 (49.4%) of these are to be removed and 39 (50.6%) are to be saved. Section 18.150.025.B.2.c provides that where 50 - 75% of trees are to be preserved, 50% of the trees to be removed must be mitigated according to City standards. However, if one additional tree is lost during this process, tree retention will be less than 50% and the applicant will be required to mitigate for the loss of two-thirds of the total caliper inches of trees that are to be removed. This is in accordance with the ratio set forth in Section 18.150.025(B)(2)(d). The applicant's tree plan indicates that a total of 554 caliper inches are to be removed (38 trees). Mitigation of 50% of proposed tree removal would equal 277 caliper inches. However, as noted above, if only one additional tree is removed, the mitigation requirement will jump to two thirds of the total caliper inches removed. Mitigation can take the form of planting of additional trees beyond the minimum required for other reasons throughout the site. Alternatively, the applicant can pay into a citywide tree mitigation fund for the estimated value of purchasing and planting replacement trees elsewhere. The proposed mitigation plan indicates that 287 caliper inches will be planted on-site and an additional 292 caliper inches will be planted off-site for a total of 579 caliper inches. This is in excess of the required mitigation under either the 50% or 66.6% mitigation scenarios and therefore, this standard is met. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 17 of 26 Condition of Approval #10 requires that prior to issuance of site or building permits, the applicant shall construct the proposed tree protection measures (4-foot high chain-link fence installed at dripline) for all trees to be preserved in the construction/site work area and provide • several clear visible and water proof signs on each protected area stating: "Warning: any disruption of the dripline areas of these protected trees may result in the tree's death. . Violators will be liable for cost of tree replacement." Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The project adjoins SW Barrows Road, an arterial street that is within Washington County's jurisdiction. The County will require dedication of additional right-of-way along the property's SW Barrows Road frontage sufficient to provide 33 feet from centerline. Street improvements on SW Barrows will also be required as detailed later in this report under Public Facility Concerns. Southwest Crane Court is fully improved and stubs to the east property line where an emergency-only access to the project is proposed. As noted below, SW Bluestem will be required to be built to the south property line of Phase I. The street will be improved to Local Street standards. Condition of Approval #x requires the necessary ROW dedication and street improvements to bring SW Barrows up to fully improved arterial street standards. Condition of Approval #x requires that the applicant construct the Bluestem connection. Therefore, by compliance with the conditions of approval, this criterion will be met. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. Street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. The proposed plan shows how the adjacent properties are developed and the existing street system which supports those developments. As noted under Engineering Department comments, later in this report, the original Scholl's Village I land use approval required dedication of ROW for the extension of SW Bluestem Lane but did not require the street to be constructed all the way to the south property line. Since the time of that decision, a residential subdivision/PUD (Cherry Tree - SUB 98-0010) has received preliminary plat approval for the site immediately south of Scholl's Village. The Cherry Tree development will extend a local street north from SW Walnut to complete the planned connection to SW Bluestem. As part of the Major Modification, therefore, the applicant will be required to complete the Scholl's Village portion of this street so that it connects with the approved Cherry Tree street. This street extension to SW Walnut Street will provide additional access from this development and the adjoining Pebblecreek Subdivision to the commercial shopping area to the south. The connection will also help lower the number of trips that will be generated on area Collector and Arterial Streets. Washington County has specifically required that no additional access be allowed onto SW Barrows Road based on minimum spacing standards. Extension of SW Crane through the site will not, therefore, be required. The Pebblecreek Subdivision and other existing development to the north and east of the site is served by the existing SW Springbrook Lane connection to SW Barrows Road. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 18 of 26 Street Alignment and Connections: Section 18.164.030(G) requires that all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. As noted above, as part of the Major modification to Scholl's Village, Phase I, the applicant will be required to construct the planned extension of SW Bluestem. Extension of SW Crane Court through the site would clearly conflict with the site development standards of the Community Development Code as they relate to multiple-family residential development. The purpose of the underlying R-25 zone is to provide for this type of higher density residential development rather than single-family subdivisions and the County will not approve another access onto SW Barrows Road from the site. Therefore, this criterion is satisfied because SW Bluestem will be extended as planned and because extension of SW Crane is precluded by existing development patterns, such as existing accesses onto SW Barrows, and adherence to other standards in the code. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. The applicant is not proposing a subdivision where local streets are extended through the site to form blocks, therefore, this criterion does not apply. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: 1. where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; 2. for blocks adjacent to arterial streets, limited access highways, major collectors or railroads; and 3. for non-residential blocks in which internal public circulation provides equivalent access. As noted above, the applicant is not proposing a subdivision where blocks would be created. Therefore, this criterion does not apply. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian and/or bikeways shall be provided through the block. As noted above, blocks will not be created as part of this proposal. Walkways to provide for pedestrian and bicycle connections are required by the Site Development standards for multi-family projects and will be provided in accordance with those criteria. Therefore, this criterion does not apply. SECTION V. OTHER STAFF COMMENTS ENGINEERING DEPARTMENT COMMENTS: NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 19 of 26 Streets: This site abuts SW Barrows Road to the west and is adjacent to the westerly terminus of SW Crane Court that was constructed as a part of the Pebblecreek development. Traffic Study Findings A transportation impact study was submitted by Kittelson & Associates, Inc., dated September • 1, 1998, as a part of the application materials for this project. The study indicates that this addition will generate approximately 190 new daily trips, with 20 trips being generated during the PM Peak Hour. Kittelson analyzed the potential impact based upon projected Year 2000 and 2005 background traffic volumes combined with the proposed site generated traffic volumes. The study found that the intersection of Walnut Street/Barrows Road will continue to operate at an acceptable Level of Service (LOS) under those traffic loads. In addition, the proposed site driveways are also expected to operate at acceptable LOS. No additional off-site transportation improvements are recommended. SW Barrows Road SW Barrows Road is classified as a major collector on the City and Washington County Transportation Plan Maps. This roadway is under Washington County jurisdiction. The County submitted comments to the City with regard to this application and indicated that an access to SW Barrows Road will not be permitted. Since the applicant is proposing to take access through Scholls Village I, and utilize the driveway onto Barrows Road that was previously approved by the County, that will be acceptable. Washington County will require the applicant to construct frontage improvements along Barrows Road as a part of this project. The applicant will need to obtain the necessary construction permits from the County prior to issuance of City permits. The County also indicates that the County Traffic Analyst is conducting a review of this project and may recommend additional conditions if warranted. SW Crane Court This roadway is classified as a local residential street and was extended to this site as a part of the Pebblecreek subdivision development. The street is very short and serves only one lot on the north side with a driveway access. The applicant proposed that Crane Court not be extended further, as it is not necessary for access into the subject site. Once access is taken through the Scholls Village I site, there will be two ways to get to this site: 1) via the Barrows Road driveway, and 2) via SW Bluestem Lane. In addition, since the street is presently less than 150 feet in length, there does not appear to be a need for a formal cul-de-sac turnaround at the end, especially since the street presently serves just one lot. Staff and the applicant discussed the need for an emergency access at this location, and the applicant's plan reflects the installation of a gate that will have a locking mechanism that will meet Tualatin Valley Fire and Rescue (TVFR) standards. The gate will need to be designed to have diagonal striping similar to what is now existing on the barricade to clearly warn motorists that the street ends. SW Bluestein Lane As was stated above, there is not a need for the extension of SW Crane Court into this site, as the site could be accessed via the Barrows Road driveway and SW Bluestem Lane. Bluestem Lane was required to be partially constructed as a part of the Scholls Village I project because there was some uncertainty as to how the street would connect to the future street system for the undeveloped site to the south. Since that time, the southerly parcel has been considered for development and a land use approval was given for the Cherry Tree Subdivision (SUB 98- 0010). It is now clear that the southerly extension of SW Bluestem Lane will coincide well with the proposed street system for the Cherry Tree project, as per the layout shown on the Scholls NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 20 of 26 Village I plans. Since Bluestem Lane is to be considered a secondary access for the Scholls Village II project, Staff recommends the remaining portion of the street be constructed by the applicant on the Scholls Village I site as a part of this project. A construction permit will soon be issued by the City that will allow the applicant to construct the public improvements in Scholls Village I. At present, the public improvement plans reflect only the partial construction of Bluestem Lane. Once an approval is issued for the Scholls Village II project, the applicant could amend the construction plans for Scholls Village I and complete the full improvements to Bluestem Lane as a part of the construction work for that project. In summary, provided the applicant constructs the necessary frontage improvements in Barrows Road, installs the emergency access gate at the end of Crane Court as discussed above, and constructs the remainder of the Bluestem Lane improvements to the south property line of the Scholls Village I project site, then this application would be acceptable. Water: Water service can be provided to this site from existing City water lines located in SW Barrows Road and SW Crane Court. The Tigard Public Works Department submitted comments pertaining to this application and indicate the following: • The 12-inch public water line in Barrows Road shall be extended across the property frontage as a part of the street improvements. • The water system inside the project shall be private. A Master Meter and separate fire service line shall be required. The project water system shall not be intertied with the proposed water system in Scholls Village I. • A double-check valve is required on the domestic water service in a separate vault after the Master Meter. A Double Check Detector valve assembly is required on the fire service line. Sanitary Sewer: There is an existing public sanitary sewer line located in SW Crane Court that can serve this site. The applicant's plans indicate they will extend a line from the end of the public line to serve the site. The new sewer line shall be a private sewer line and shall be privately maintained. Storm Drainage: There is an existing public storm drainage line located in SW Crane Court. The applicant indicates that they will route their on-site storm water runoff toward this line. The applicant's engineer submitted a downstream analysis that indicates the existing downstream storm pipe system has ample capacity to handle the additional flows from this site. Therefore, on-site detention is not required. The on-site runoff will be collected and discharged into an on-site water quality pond where it will be treated before being further discharged into the public storm line in Crane Court. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 is required to be submitted indicating the frequency and method NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 21 of 26 to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance ' plan for the facility that must be reviewed and approved by the City prior to construction. The applicant is proposing to construct a treatment pond on the site to treat the storm water runoff prior to release into the public system. The preliminary sizing calculations submitted by the applicant's engineer seem to indicate that there will be sufficient area on the site to locate and construct the proposed pond. To ensure compliance with Unified Sewerage Agency 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, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. Grading and Erosion Control: USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines: There are existing overhead utility lines along the frontage of SW Barrow Road. Section 18.164.120 of the 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. 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 257 lineal feet; therefore the fee would be $ 7,068. POLICE DEPARTMENT COMMENTS: • Please provide a lighting scheme for review and approval. • Building numbers need to be identified on building. • Locator maps (illuminated) should be provided at both entrances. BUILDING DIVISION COMMENTS: • Revise turning radius at Water Quality Facility to provide 25-foot inside curve radius. • Provide utility sheet with domestic and fire water, hydrants, storm piping size and slope, catch basin design and grade breaks. • A three-story dwelling with 3rd floor exceeding 500 square feet needs a second access. • Each building shall be provided with a fire sprinkler system and automatic detection. • Submit fire flow analysis work sheet and placement of Fire Hydrants though-out. • Submit hydrant flow tests. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 22 of 26 WATER DEPARTMENT COMMENTS: • 12" diameter water main shall be extended across property frontage along SW Barrows Road. • Water system inside project shall be private. Master meter and separate fire service required. Project (water system) shall not be inter-tied to Scholl's Village I. • Double-check required on domestic service (in separate vault) after master meter. Detector double check valve assembly required on fire service. SECTION VI. AGENCY COMMENTS Unified Sewerage Agency reviewed this proposal and provided the following comments: Sanitary Sewer Each lot shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. If the units are to be sold individually, then a separate lateral is required for each unit. Storm Sewer Each lot should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. Washington County Department of Land Use and Transportation reviewed this application and provided the following written comments: 1. The minimum access spacing standard for SW Barrows Road is 100 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. Turn Lane conflicts (as described in Washington County's February 23, 1998 letter regarding access to SW Barrows from Scholls Village I), however, necessitate a significant increase in spacing (See Community Development Code 501-8.5). Due to these turn lane requirements and associated spacing needs, Scholls Village II will not be allowed any new access to SW Barrows Road. (Current plans are in compliance with this requirement, indicating that Scholls Village II will take access to Barrows via the approved access for Scholls Village I). NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 23 of 26 2. Resolution and Order 86-95 requires a minimum sight distance (measured in feet) equal to ten times the vehicular speed of the road at the proposed access location. This requirement applies to sight distance in both directions from any access. 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) at the access to SW Barrows previously approved for Scholls Village I. 3. A traffic analysis for this development proposal is being performed by the County Traffic Analyst to predict impacts to SW Barrows Road based on increased traffic generation from both Phases I and II. This analysis is based, in part, on the Access Report previously submitted by the applicant. Findings and recommendations of the County Traffic Analyst will be forwarded to the City following completion of the review. This review and the resultant conditions of approval, are required by Resolution and Order 86-95 and Section 501-8.2.B. of the Community Development Code. 4. The County reserves the right to require additional conditions for development along SW Barrows Road following the County Traffic Analyst's review of the applicant's Access Report. Required conditions of approval PRIOR TO FINAL PLAT APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. Submit an access report consistent with R&O 86-95 to the Washington County Engineering Division for review and approval for access to SW Barrows Road. (Access Report received by Washington County October 22, 1998). B. Submit to Washington County Land Development Services (Public Assurance Staff, Tracy Stone/ Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750 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. 3. A copy of the City's final Notice of Decision, signed and dated. 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: A. Concrete sidewalk to County standard along SW Barrows Road frontage. B. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at the access to SW Barrows Road previously approved for Scholls Village I. C. Closure of all existing driveways to SW Barrows Road except at the access to SW Barrows Road previously approved for Scholls Village I. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 24 of 26 D. Adequate roadway drainage along SW Barrows Road frontage (to include cleaning, grading and shaping of the ditch). E. Any additional off-site safety improvements found to be required for compliance with • R&O 86-95 upon completion of the County Traffic Analyst's review. C. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions NOTE:The Public Assurance staff (Tracy Stone/Carolyn Cook 681-3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of the public improvement engineering plans. 2. Provide evidence that documents reflecting required provisions under I.D. have been recorded. D. The following shall be executed and recorded with Washington County (representation on the plat or by separate document referenced within the plat will suffice): 1. Dedication of additional right-of-way to provide 33 feet from centerline of SW Barrows Road. 2. Provision of a non-access reservation along SW Barrows Road frontage, except at access point previously approved for Scholls Village I. NOTE:Contact Washington County Survey Division (Jamil Kamawal, 693-4543) if further information is needed. II. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.B.4., above shall be completed and accepted by Washington County. B. Upon completion of necessary improvements, provide certification of adequate sight distance at access point previously approved for Scholls Village I, in accordance with County Code, prepared and stamped by a registered professional engineer. STAFF RESPONSE: Washington County comments have been addressed in this report under Engineering Department comments and conditions have been incorporated into the decision. Washington County's traffic analyst has reviewed this application and affirmed the above comments and conditions. PGE, and TCI Cablevision have reviewed this application and offered no comments or objections. No other comments have been received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 25 of 26 Final Decision: DATE OF FILING: DECEMBER 4, 1998 THE DECISION SHALL BE FINAL ON MONDAY - DECEMBER 14, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON DECEMBER 14, 1998. Questions: If you have questions, please call the City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall :.. evard, Tigard, Oregon. December 3, 1998 PREPARED BY: M. J. Roberts DATE Associate Planner ft,:///1/144€ 14f 4(1 ' December 3, 1998 AOVED BY: Richard Bewe ff DATE Planning Manager \curpin\mjrlsdr\sdr98-15.dec NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 26 of 26 • • dr .. . ■ NJ 219 10' WIDE LANDSCAPE zo _ BUFFER AREA ��- �� _III �. f ,�b.rm_.. �—' ritz-:r.TREES TO BE PRE- = e 1'JI! ✓- �I Ml�:Ine_ C e �- ue:e u. 2a..e. tee! .'ie / '2 m o u �L' II .4? 6 • . .., , g .C.07 TREES TO BE ED [ 1 q� o SIN �11i .m c„ ] �.■ � j� ii",. 223 )~ �'�c,2 t i1 �n I{ CO� I! ill•24' WIDE D P. �raiO■ i j L.MUM IMI,4 co rwn PROPER 41.F/ • W� a s �'�Sd+e o 1 WI p w E ,� ,r ;naaa,. s e. . man Nu BouNDA•mi., 5 / cgs m c m�' m ER �_ AU T'()J.� naausr - ��`i�'•rati 40' MANUAL .i• __ araaln GATE W/ ',�c,a 1L�IV MI: -A 4'A:' - C C C t ' -c,e g S c, 1- •1•6 S G Q s,4Ko,e !�� T ��.18.5' X 1�► �' -�e� c,e, 7.^+114 c 1. 7v 1 o uxe ' PEDESTRIAN 4rw CT. r GATE /T P. OUTDOO- / 22 „ c,a.�. . ..:4R c 12 w �un,.lwM■w■i RE/1TION 1 ';' 1"C 1e p c 12 �. 011" �'^— • AREA I' —. �.�ISI�IS�!SI+,�!- .■ISIi�v��..RZ.__ w- TYP AL4' ID 1� c,e'a �MIS } Yi 5l� 'c ,..1", B IL 11 3 = , . CO CRE Si'. WALK - !� 2 Y ♦ C 1 1 I�� ■ 2 6 mc,a S ■ ,•.2-1 u . c,. you • • ;TYP AN'ARD PAR/ '--ar.EEM tl-2 —9.� ,e 1 — — — •- .1 1. STA 19'x' 18'1 1 -La-- 2n w A %/ z T..2r C t � t2 ��L J _ = o J CZ O CA - I Z rill O C/) o a. Cif Pr= Q° . ma c, L'7 N " " , rr C4 CITY OF TIGARD PLANNING DIVISION ICITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM .,.. hi VICINITY MAP r I . SD R 98-0015 SUBJEC U 111 SCROLL'S VILLAGE PARCEL BR �• VI E , G -1 -�• ASHBURY LN w 4I i sy, ¢- J -J ¢ �a �� P'IN --p�� RI ._- Z �� r �` FEIRING w LN 1 00 \ JuiiNi _ OQ �� CT J �111111111/ !i r r_______ IN .. IN . s iRtii1 1116 . MO- SW BLUESTE.LN III I iRNING HILL ■P -�CRI-T H 0 100 200 300 100 Feet A N 411,t k > - --� 1".302 feet I 4° Si' ill W Ci of Ti and Information on this map is for general locanon only and 16 44111‘ = should be verified with lire Development Services Division. I"— 13125 SW Hall Blvd S' Tigard,OR 97223 0 '` r (503)639-4171 * •1� _- ,,f../I� http:llwww.ci.tpard.or.ua Cealmlxlitr Rendoplaalt Plot date:Oct 16,1998;C rnagiclMAGMAPA REQUEST FOR COMMENTS 1103. 98 12:33 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 001 REQUEST FOR COMMENTS CRY OFTIGARD Community(Development Shaping A'Better Community DATE: October 21,1998 Tnr TO: Julia Huffman,Unliled Sewerage Agency � ±f 1� FROM: City of Tigard Planning Division `� OC i i:�d8 ; STAFF CONTACT: MJ.Roberts,Associate Planner IBy Phone: [5031639-4171/Fax (503)684-7297 SITE DEVELOPMENT REVIEW(SDR)98-0015 SCHOLL'S VILLAGE 11 REQUEST: A request for Site Development Review approval for Scholl's Village ii, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village ii. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE; Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan,Vicinity Map and Aonlicanrs Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YDUR COMMENTS BACK 13.1: Monday,November 2,1998. You may use the space provided below or attach a separate letter to return your comments. Oyu are unable to respond bu 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: 2- P 1 ti (Please provide the folowing ii ftrmation)Name of Person(s)Commenting: II )4 8 Phone Numbertsl: — n __.._..._ oenDncn,ra Frei,FST C[11:2 GOMMFNTS 11/03/98 12:34 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 0 002 ,.. if UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY r- MEMORANDU M DATE: November 3, 1998 TO: M.J. Roberts, City of Tigard FROM: Julia Huffman, USA J�- SUBJECT: Scholl's Village II, SDR 98-0015 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. • If the units are to be sold individually, then a separate lateral is required for each unit_ STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue,Suite 270,MS 10 Phone: 503/648-8621 • REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: October 21,1998 TO: Michael Miller,Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone: 1503)639-4171/Fax: 15031 684-7297 SITE DEVELOPMENT REVIEW[SDR)98-0015 ■ SCHOLL'S VILLAGE II REQUEST: A request for Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday,November 2,1998. 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. I Written comments provided below: ° au 1.l • WA-r€0._ MAtI0 6k T AiOei /1C4o5S PAoew,.e y F2v#T +e I*LDAJ e 5 .6 tt c c FROAo. • 14.1A-rEi 5`MrE.A4 L/U5 /44)& t 5Id41-4 f. ?2t✓Q rer. /'/Asrez- 'two SCPAI?A re 't.E F,/L1// L- T rr (1Ji2 row. SYSrr�1 A/oY 36 pvren,17 o 7 GjG14ou c Y i t,c c;f.T . eL+$SC.c (" E C O D OIV bo 11L. c-)E(ZV7C E 6/0 SEPA'2AvC �/AL�L11 /CF )L. /1?.QSTER' /1//67E4. TEcr 004.45Le egzek, VIQLVE gsscfri3 y Re i i ) oaJ / U SeiZAW (Please provide the following information)Name of Persons)Commenting: Miles it li J I Phone Numberfsl: k 34$--- SDR 98-0015 SCHOLL'S VILLAGE II PROPOSAL/REQUEST FOR COMMENTS • REQUEST FOR COMMENTS CITY IIGARD Community(Development Shaping/t(Better Community DATE: October 21,1998 TO: David Scott,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone: [5031639-4111/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW[SDR]98-0015 SCHOLL'S VILLAGE II REQUEST: A request for Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday,November 2,1998. 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: tit F� C/) 90l) /'iQ�JUt �t prn/v,�c i � 1«1v�c1 �i�r�.1/ f-v l,�c Sv 2. .2 / (27 �1>,/11� f,-YT 12,- S rA4,41 ALT- �4 7Ar 4' 741,/ Orb,-00, 144• 24". -j (3) �i-d v,c% 1,11 y/ S./6'e f C�.,-r-, dew e r �i G n cf /I-7 Y; [ w.�)e y / A y r✓rw„7iI ` + - L / -/ o 4 / ( O 3 t fO 7 (r/ i //, s,� cw ff,4 3 /4 be Pal r�'�/, h� o d .r7_ I-- 71 1 0�/i !Gev„ K et�Jf cc) 21ac? S A.4 1/ b e 09r v 1- et led/ 4— c, // , S)7! )Y fy Sf�a. L 1 7 t G f t r,. )17 7,1 )1 /, / el L1 oh (/.) ), 7 , Pi r-e Pl v w a in A /)fi/ LAI f A i e 4r d V ►► I provide the foffolving information)Name of Person(s)Commenting: r1`<<M "'J 4� F N. f�l""f 4—"`"I (7)ri„ A,y ./f. t ,=wW ter 1 Phone Number(s): J SDR 98-0015 SCHOLL'S VILLAGE II PROPOSAL/REQUEST FOR COMMENTS • At, REQUEST FOR COMMENTS CITY OF TIIGARD Community Development Shaping (Better Community DATE: October 21,1998 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone: [5031639-4111/Fax: [5031 684-1297 SITE DEVELOPMENT REVIEW[SDR]98-0015 SCHOLL'S VILLAGE II REQUEST: A request for Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan,Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday,November 2,1998. 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: P•aoko.►yk 1caskv cs,)N e �( QloQocec Q(oock. 1�U(� \[) c 4L Vj 3 t\tttAhuc. 0:ti/t kiFed a1. \WAck, 4. (Please provide trte fo!(vwing information)Name of Person[sl Commenting: W o\ I Phone Number[sl: 1, 220 I SDR 98-0015 SCHOLL'S VILLAGE II PROPOSAL/REQUEST FOR COMMENTS NOV-02 98 18: 14 FROM:WASHCO LANr' DEV SERV 503-681-2909 TO:F'7 684 7297 PAGE:01'01 i4 REQUEST FOR COMMENTS CITY OP TI1GARD Comm unity(Deuc1ot nient :S'fiapingA(Better Community DATE: October 21,1998 TO: Phil Healy,Wa,Co.Dept of land Use a Transportation FROM: City of Tigard Planning Division STAFF CONTACT: MJ,Roberts,Associate Planner RECEIVED Phone: (5031 6394111/Fax: (503)6841297 SITE DEVELOPMENT REVIEW(SDRI 98-0015 IMO SCHOLL'S VILLAGE II 1 LAND UDEVELOPMENT E RANPSERVICES TA REQUEST: A request for Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre: R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108. 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan, Vicinity Nap and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, .W_E NEED YQURCOMMENTS BACK BY: wan November 2,1998. You may use the space provided below or attach a separate letter to return your comments. If you are unable 10 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: 1-1 r 5 4.�... (pLise pa 'idi:tie J lincing t formation)Name 01 Persons]Commenting: A N // Aid itvt Phone Number(sl: 60- y3 F songs-cols SCHOLLS VILLAGE II VROPOSALRsouEST FOR COMMENTS - Oct--28-98 09: 21A TCI F-"- - Helens 503 '197 5686 P.02 REQUEST FOR COMMENTS CIT TIIGARD (immunity.i)t .(<ipmcnt Shapingrl Better Ommunit y DATE: October 21,1998 TO: Pat McCann,TCI Cablevision of Oregon FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone: [5031 639-4111/Fax: [5031684-7291 SITE DEVELOPMENT REVIEW ISORI 98-0015 SCHOLL'S VILLAGE II 'REQUEST: A request for Sitc Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan,Vicinity Map and Aoplicanrs Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday,November 21998. 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: X 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: 44 • (•Ple,ta'pnndJc the f 1 m,*ii:funnation)Name of Person[sl Commenting: /AT frr GANu Phone Number[sl: 6 US_ y83Z, SDR 98'0015 c!`uni •c vn i orc u REQUEST FOR COMMENTS CITY OF TIGARD Community(Deve&opment S/iapingJ4 Better Community DATE: October 21,1998 TO: Brian Moore,POE Service Design Consultant FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone: (503)639-4111/Fax: (503)684-7297 SITE DEVELOPMENT REVIEW[SDRI 98-0015 SCHOLL'S VILLAGE II REQUEST: A request for Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday,November 2,1998. 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. Wr ittE.m corn i tents p uvloed below: 44 (Please provide the fouirwing information)Name of Person(s)Commenting: - 1,Acopa I Phone Number(s): ( I SDR 98-0015 SCHOLL'S VILLAGE II PROPOSAL/REQUEST FOR COMMENTS ,_ .. _, , a CITY TIGARD Community(Devekopment ShapingA Better Community DATE: October 21,1998 TO: Julia Huffman,Unified Sewerage Agency FROM: City of Tigard Planning Division OCT 2 2 1iJ8 LILII STAFF CONTACT: MJ.Roberts,Associate Planner By_ Phone: (503)639-4171/Fax: (5031684-1297 SITE DEVELOPMENT REVIEW[SDR]98-0015 SCHOLL'S VILLAGE II REQUEST: A request for Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan,Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday,November 2,1998. 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: 2-- (1)c-,,SA-_, O.)4..,-i-k_ ---- \--- k c.,-i, ` --\--, c'o \1- v , h,�,,,A . a ., I(Please provufe the foffowing information)Name of Person(s)Commenting: , \)��^ } 1 )m) A Phone Number(s): i — o� (�— I SDR 98-0015 SCHOLL'S VILLAGE II PROPOSAL/REQUEST FOR COMMENTS yrill4 f UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: November 3, 1998 TO: M.J. Roberts, City of Tigard FROM: Julia Huffman, USA M1-- SUBJECT: Scholl's Village II, SDR 98-0015 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. • If the units are to be sold individually, then a separate lateral is required for each unit. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue,Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 0/111k WASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Land Development Services 155 6 8 761 Avenue,Suite 350-13, Hillsboro,Oregon 97124 (503)648-8761 • FAX:(503)681-2908 November 4, 1998 MJ Roberts, Associate Planner RECEIVED PLANNING City of Tigard Community Development NOV 0 6 1998 13125 SW Hall Boulevard Tigard, OR 97223 CITY OFTIGARD RE: Scholls Village II City File Number: SDR 98-0015 Tax Map and Lot Number: 2S1 33CC 1 500 Location: 14140 SW Barrows Road (Formerly SW Scholls Ferry Road) Applicant: Polygon Northwest i Fred Gast Washington County has reviewed this development application and submits the following comments and required conditions for development adjacent to SW Barrows Road, a County Major Collector: COMMENTS 1. The minimum access spacing standard for SW Barrows Road is 100 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. Turn Lane conflicts (as described in Washington County's February 23, 1998 letter regarding access to SW Barrows from Scholls Village Townhomes I), however, necessitate a significant increase in spacing (See Community Development Code 501-8.5). Due to these turn lane requirements and associated spacing needs, Scholls Village II will not be allowed any new access to SW Barrows Road. (Current plans are in compliance with this requirement, indicating that Scholls Village II will take access to Barrows via the approved access for Scholls Village I). 2. Resolution and Order 86-95 requires a minimum sight distance (measured in feet) equal to ten times the vehicular speed of the road at the proposed access location. This requirement applies to sight distance in both directions from any access. 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) at the access to SW Barrows previously approved for Scholls Village I. 3. A traffic analysis for this development proposal is being performed by the County Traffic Analyst to predict impacts to SW Barrows Road based on increased traffic 1 . ■ r y pp(iCL.10 - k1} ,cair 10.4k coAkft, 46pfer C 6w 4le4e ru . County Transportation Review November 4, 1998 Page 2 generation from both Phases I and II. This analysis is based, in part, on the Access Report previously submitted by the applicant. Findings and recommendations of the County Traffic Analyst will be forwarded to the City following completion of the review. This review and the resultant conditions of approval, are required by Resolution and Order 86-95 and Section 501-8.2.B. of the Community Development Code. 4. The County reserves the right to require additional conditions for development along SW Barrows Road following the County Traffic Analyst's review of the applicant's Access Report. REQUIRED CONDITIONS OF APPROVAL PRIOR TO FINAL PLAT APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: ✓A. Submit an access report consistent with R&O 86-95 to the Washington County Engineering Division for review and approval for access to SW Barrows Road. (Access Report received by Washington County October 22, 1998). B. Submit to Washington County Land Development Services (Public Assurance Staff, Tracy Stone/ Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750.00 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. 3. A copy of the City's final Notice of Decision, signed and dated. 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: County Transportation Review November 4, 1998 Page 3 a. Concrete sidewalk to County standard along SW Barrows Road frontage. b. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at the access to SW Barrows Road previously approved for Scholls Village I. c. Closure of all existing driveways to SW Barrows Road except at the access to SW Barrows Road previously approved for Scholls Village I. d. Adequate roadway drainage along SW Barrows Road frontage (to include cleaning, grading and shaping of the ditch). e. Any additional off-site safety improvements found to be required for compliance with R&O 86-95 upon completion of the County Traffic Analyst's review. C. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions l.B.4. NOTE: The Public Assurance staff(Tracy Stone/Carolyn Cook 681- 3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of the public improvement engineering plans. 2. Provide evidence that documents reflecting required provisions under I.D. have been recorded. D. The following shall be executed and recorded with Washington County (representation on the plat or by separate document referenced within the plat will suffice): 1. Dedication of additional right-of-way to provide 33 feet from centerline of SW Barrows Road. County Transportation Review November 4, 1998 Page 4 2. Provision of a non-access reservation along SW Barrows Road frontage, except at access point previously approved for Scholls Village I. NOTE: Contact Washington County Survey Division (Jamil Kamawal, 693-4543) if further information is needed. II. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.B.4. above shall be completed and accepted by Washington County. B. Upon completion of necessary improvements, provide certification of adequate sight distance at access point previously approved for Scholls Village I, in accordance with County Code, prepared and stamped by a registered professional engineer. Upon completion of your review, please send the City notice of decision and any appeal information to the County. We would also like to review a draft of the City's conditions regarding access to SW Barrows Road. Thank you for the opportunity to comment. If you have any questions, please contact me at 681-3843. 744(i Anne LaMountain Assistant Planner c: Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances F:\SHARED\LDS1W PSHARE\TRANSP\TI G\Scho5Vi112COMM.doc .NOV-04 98 13:36 FROM:WASHCO LAN' DEV SERV 503-681-2908 TO: r'17 684 7297 PAGE:01/05 := WASHINGTON COUN TY '.` M DEPT.OF LAND USE AND TRANSPORTATION ;,t.:: , :, u. a,e--•s. ,y:= LAND DEVELOPMENT SERVICES DIVISION 'L "`` . 166 NORTH FIRST AVENUE 11560-13 {»€:a:4:;[:;?:: '. .,< ^k.'.>': HILLSBORO,OREGON 67124 PPIONE(603)648-8761 FAX(603)681.2808 — -� FAX TRANSMITTAL Number of pages jInciuding cover sheet): CS"-T J To: T k From: AIMt f-a/ti",, 71- c--46; l.-- Land Development Services Division Fax phone: — age-- _ Phone: (503 iic Extension: 68�- 3 Phone: Extension: Fax phone: (503) 681-2908 REMARKS: 0 Urgent ❑ For your review/comment ❑ Reply ASAP ❑ As requested 5 t.€(s 1Ji/(a_tc . O r I / - II A.- Y- =� C__1- 1144.1-C •S- --.4--47 ‘4_,-,//el.,,-- ....:_ rz,44,--W--;..e_.4, en....._ 713" c-t----- -7,--07,-/-‹L... a...4_027.2-Z 4a/ -k_ ic...--f- rt_r_42-4--zi y- ,4i_-$41- et-e_.7 -- _-,. Y-4e4._ An---e4 p4:. 1 1 6 t 431`-- 641L- RAI-4411-c') ,/ NOTE: IF ALL PAGES DO NOT ARRIVE IN LEGIBLE FORM, PLEASE CONTACT RECEPTIONIST BY TELEPHONE AT (503) 648-8761 J:LSHARE(,ALLUGRAPHICS1TERN Ax.DOC 1227E1, ,NOV-04 98 13:37 FROM:WASHCO LANP nEU SERV 503-681-2908 TO:F1'7 694 7297 PAGE:02'05 Olt WASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Land Development Services 155 North First Avenue,Suite 350-13.Hillsboro,Oregon 97124 (503)648-8761 •FAX'(503)681-2908 November 4, 1998 MJ Roberts, Associate Planner City of Tigard Community Development 13125 SW Hall Boulevard Tigard, OR 97223 RE: Scholls Village II City File Number: SDR 98-0015 Tax Map and Lot Number: 2S1 33CC ! 500 Location: 14140 SW Barrows Road (Formerly SW Scholls Ferry Road) Applicant: Polygon Northwest! Fred Gast Washington County has reviewed this development application and submits the following comments and required conditions for development adjacent to SW Barrows Road, a County Major Collector: COMMENTS 1. The minimum access spacing standard for SW Barrows Road is 100 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. Turn Lane conflicts (as described in Washington County's February 23, 1998 letter regarding access to SW Barrows from Scholls Village Townhomes I), however, necessitate a significant increase in spacing (See Community Development Code 501-8.5). Due to these turn lane requirements and associated spacing needs, Scholls Village II will not be allowed any new access to SW Barrows Road, (Current plans are in compliance with this requirement, indicating that Scholls Village II will take access to Barrows via the approved access for Scholls Village l). 2_ Resolution and Order 86-95 requires a minimum sight distance (measured in feet) equal to ten times the vehicular speed of the road at the proposed access location. This requirement applies to sight distance in both directions from any access. 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) at the access to SW Barrows previously approved for Scholls Village !. 3. A traffic analysis for this development proposal is being performed by the County Traffic Analyst to predict impacts to SW Barrows Road based on increased traffic NOU-04 98 13:37 FROM:WASHCO LANr ')EU SERU 503-681-2908 TO:5''7 684 7297 PAGE:03/05 County Transportation Review November 4, 1998 Page 2 generation from both Phases I and II. This analysis is based, in part, on the Access Report previously submitted by the applicant. Findings and recommendations of the County Traffic Analyst will be forwarded to the City following completion of the review. This review and the resultant conditions of approval, are required by Resolution and Order 86-95 and Section 501-8.2.B. of the Community Development Code. 4. The County reserves the right to require additional conditions for development along SW Barrows Road following the County Traffic Analyst's review of the applicant's Access Report. REQUIRED CONDITIONS OF APPROVAL PRIOR TO FINAL PLAT APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: 1 A. Submit an access report consistent with R&O 86-95 to the Washington County Engineering Division for review and approval for access to SW Barrows Road. (Access Report received by Washington County October 22, 1998). B. Submit to Washington County Land Development Services (Public Assurance Staff, Tracy Stone/Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750.00 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. 3. A copy of the City's final Notice of Decision, signed and dated. 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: NOU-04 98 13:38 FROM:WASHCO LAND EU SERU 503-681-2908 TO:F''7 604 7297 PAGE:04/05 County Transportation Review November 4, 1998 Page 3 a. Concrete sidewalk to County standard along SW Barrows Road frontage. b. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at the access to SW Barrows Road previously approved for Scholls Village I. c. Closure of all existing driveways to SW Barrows Road except at the access to SW Barrows Road previously approved for Scholls Village 1. d. Adequate roadway drainage along SW Barrows Road frontage (to include cleaning, grading and shaping of the ditch). e. Any additional off-site safety improvements found to be required for compliance with R8O 86-95 upon completion of the County Traffic Analyst's review. C. Obtain a Washington County Facility Permit upon completion of the following: 1_ Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.B.4. NOTE The Public Assurance staff(Tracy Stone/Carolyn Cook 681- 3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of the public improvement engineering plans. 2. Provide evidence that documents reflecting required provisions under I.D. have been recorded. D. The following shall be executed and recorded with Washington County (representation on the plat or by separate document referenced within the plat will suffice): 1. Dedication of additional right-of-way to provide 33 feet from centerline of SW Barrows Road. NOV-04 98 13:38 FROM:WASHCO LANr"DEV SERV 503-681-2908 TO:5�7 684 7297 PAGE:05/05 County Transportation Review November 4, 1998 Page 4 2. Provision of a non-access reservation along SW Barrows Road frontage, except at access point previously approved for Scholls Village I. NOTE: Contact Washington County Survey Division (Jamil Kamawal, 8934543) if further information is needed. II. PRIOR TO OCCUPANCY: A_ The road improvements required in condition I.B.4. above shall be completed and accepted by Washington County. B. Upon completion of necessary improvements, provide certification of adequate sight distance at access point previously approved for Scholls Village I, in accordance with County Code, prepared and stamped by a registered professional engineer. Upon completion of your review, please send the City notice of decision and any appeal information to the County. We would also like to review a draft of the City's conditions regarding access to SW Barrows Road_ Thank you for the opportunity to comment. If you have any questions, please contact me at 681-3843. Anne LaMountain Assistant Planner c: Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances ►.K�MRC610:i1Y W�H[11inN':V1TI6\iilnb V4C4�IM.*r MEMORANDUM CITY OF TIGARD, OREGON DATE: November 23, 1998 TO: MJ Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 98-0015, Scholls Village II Description: This development request is for a 33-unit multi-family project with a concurrent Major Modification approval for Scholls Village I (SDR 97-0011) to add an access connection to the proposed Scholls Village II site. The location is 14140 SW Barrows Road (WCTM 2S1 33CC, Tax Lot 500). Findings: 1. Streets: This site abuts SW Barrows Road to the west and is adjacent to the westerly terminus of SW Crane Court that was constructed as a part of the Pebblecreek development. Traffic Study Findings A transportation impact study was submitted by Kittelson & Associates, Inc., dated September 1, 1998, as a part of the application materials for this project. The study indicates that this addition will generate approximately 190 new daily trips, with 20 trips being generated during the PM Peak Hour. Kittelson analyzed the potential impact based upon projected Year 2000 and 2005 background traffic volumes combined with the proposed site generated traffic volumes. The study found that the intersection of Walnut Street/Barrows Road will continue to operate at an acceptable Level of Service (LOS) under those traffic loads. In addition, the proposed site driveways are also expected to operate at acceptable LOS. No additional offsite transportation improvements are recommended. SW Barrows Road SW Barrows Road is classified as a major collector on the City and Washington County Transportation Plan Maps. This roadway is under ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 1 Washington County jurisdiction. The County submitted comments to the City with regard to this application and indicated that an access to SW Barrows Road will not be permitted. Since the applicant is proposing to take access through Scholls Village I, and utilize the driveway onto Barrows Road that was previously approved by the County, that will be acceptable. Washington County will require the applicant to construct frontage improvements along Barrows Road as a part of this project. The applicant will need to obtain the necessary construction permits from the County prior to issuance of City permits. The County also indicates that the County Traffic Analyst is conducting a review of this project and may recommend additional conditions if warranted. SW Crane Court This roadway is classified as a local residential street and was extended to this site as a part of the Pebblecreek subdivision development. The street is very short and serves only one lot on the north side with a driveway access. The applicant proposed that Crane Court not be extended further, as it is not necessary for access into the subject site. Once access is taken through the Scholls Village I site, there will be two ways to get to this site: 1) via the Barrows Road driveway, and 2) via SW Bluestem Lane. In addition, since the street is presently less than 150 feet in length, there does not appear to be a need for a formal cul-de-sac turnaround at the end, especially since the street presently serves just one lot. Staff and the applicant discussed the need for an emergency access at this location, and the applicant's plan reflects the installation of a gate that will have a locking mechanism that will meet Tualatin Valley Fire and Rescue (TVFR) standards. The gate will need to be designed to have diagonal striping similar to what is now existing on the barricade to clearly warn motorists that the street ends. SW Bluestem Lane As was stated above, there is not a need for the extension of SW Crane Court into this site, as the site could be accessed via the Barrows Road driveway and SW Bluestem Lane. Bluestem Lane was required to be partially constructed as a part of the Scholls Village I project because there was some uncertainty as to how the street would connect to the future street system for the undeveloped site to the south. Since that time, the southerly parcel has been considered for development and a land use approval was given for the Cherry Tree Subdivision (SUB 98- 0010). It is now clear that the southerly extension of SW Bluestem Lane will coincide well with the proposed street system for the Cherry Tree project, as per the layout shown on the Scholls Village I plans. Since ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 2 Bluestem Lane is to be considered a secondary access for the Scholls Village II project, Staff recommends the remaining portion of the street be constructed by the applicant on the Scholls Village I site as a part of this project. A construction permit will soon be issued by the City that will allow the applicant to construct the public improvements in Scholls Village I. At present, the public improvement plans reflect only the partial construction of Bluestem Lane. Once an approval is issued for the Scholls Village II project, the applicant could amend the construction plans for Scholls Village I and complete the full improvements to Bluestem Lane as a part of the construction work for that project. In summary, provided the applicant constructs the necessary frontage improvements in Barrows Road, installs the emergency access gate at the end of Crane Court as discussed above, and constructs the remainder of the Bluestem Lane improvements to the south property line of the Scholls Village I project site, then this application would be acceptable. 2. Water: Water service can be provided to this site from existing City water lines located in SW Barrows Road and SW Crane Court. The Tigard Public Works Department submitted comments pertaining to this application and indicate the following: 1. The 12-inch public water line in Barrrows Road shall be extended across the property frontage as a part of the street improvements. 2. The water system inside the project shall be private. A Master Meter and separate fire service line shall be required. The project water system shall not be intertied with the proposed water system in Scholls Village I. 3. A double-check valve is required on the domestic water service in a separate vault after the Master Meter. A Double Check Detector valve assembly is required on the fire service line. 3. Sanitary Sewer: There is an existing public sanitary sewer line located in SW Crane Court that can serve this site. The applicant's plans indicate they will extend a line from the end of the public line to serve the site. The new sewer line shall be a private sewer line and shall be privately maintained. 4. Storm Drainage: There is an existing public storm drainage line located in SW Crane Court. The applicant indicates that they will route their on-site storm water runoff ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 3 toward this line. The applicant's engineer submitted a downstream analysis that indicates the existing downstream storm pipe system has ample capacity to handle the additional flows from this site. Therefore, on-site detention is not required. The on-site runoff will be collected and discharged into an on-site water quality pond where it will be treated before being further discharged into the public storm line in Crane Court. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant is proposing to construct a treatment pond on the site to treat the storm water runoff prior to release into the public system. The preliminary sizing calculations submitted by the applicant's engineer seem to indicate that there will be sufficient area on the site to locate and construct the proposed pond. To ensure compliance with Unified Sewerage Agency 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, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 4 erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along the frontage of SW Barrow Road. Section 18.164.120 of the 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. 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 257 lineal feet; therefore the fee would be $ 7,068.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1 . Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 5 park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall comply with the conditions recommended by Washington County in their comment letter to the City, dated November 4, 1998. County conditions include: a. concrete sidewalk along Barrows Road frontage b. improvements within the ROW necessary to provide adequate intersection sight distance at the access approved for Scholls Village I c. closure of all existing driveways on Barrows Road, except at the location previously approved for Scholls Village I d. adequate roadway drainage e. any additional off-site safety improvements found to be required for compliance with County R&O 86-95 upon completion of the County Traffic Analyst's review f. dedication of additional ROW on Barrows Road to provide 33 feet from centerline g. provision of a non-access reserve strip along Barrows Road, and h. upon completion of the necessary improvements, provide certification of adequate sight distance at the access point previously approved for Scholls Village I. 5. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right- of-way of SW Barrows Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 6. The applicant shall install an emergency access gate at the end of SW Crane Court with a locking mechanism approve by Tualatin Valley Fire and Rescue. The gate shall also include diagonal striping similar to a standard City barricade for traffic safety. 7. The applicant's public improvement construction plans shall include the completion of SW Bluestem Lane to the south property line of the Scholls Village I site. The current public improvement plans for Scholls Village I could be amended to reflect the additional street improvement of Bluestem Lane. 8. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 6 improvement plans from the Engineering Department and construction of public water lines. 9. The 12-inch public water line in Barrrows Road shall be extended across the property frontage as a part of the street improvements. 10. The water system inside the project shall be private. A Master Meter and separate fire service line shall be required. The project water system shall not be intertied with the proposed water system in Scholls Village I. 11 . A double-check valve is required on the domestic water service in a separate vault after the Master Meter. A Double Check Detector valve assembly is required on the fire service line. 12. The proposed on-site sanitary sewer line shall be private. Permitting for this work shall be included with the Site Permit issued by the Building Division. 13. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 14. To ensure compliance with Unified Sewerage Agency 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, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 15. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 7 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 16. 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. 17. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand- drawn, then a diskette is not required. 18. The applicant shall either place the existing overhead utility lines along SW Barrows 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 $ 7,068.00 and it shall be paid prior to final building inspection. \eng\bria n r%commen ts\sd x98.15 bd r ENGINEERING COMMENTS SDR 98-0015 Scholls Village II PAGE 8 REQUEST FOR COMMENTS CITY OF IIGARD Community(Development Shaping/` (Better Community DATE: October 21,1998 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone: (5031639-4171/Fax: [5031684-7291 SITE DEVELOPMENT REVIEW(SDRI 98-0015 SCHOLL'S VILLAGE II REQUEST: A request for Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 2S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164 Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday,November 2,1998. 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: V •• (Please provide the following information)Name of Person(s)Commenting: I Phone Number's): I SDR 98-0015 SCHOLL'S VILLAGE II PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMEN I APPLICATIONS cIT Ares ICI co [S] LW) CITIZEN INVOLVEMENT TEAMS CO Plus for review In Mari CllT WWI FILE NO[SI.: . --"Thii2, 3 CAS FILE NAME[SI• vi • ' l CITY OFFICES ADVANCED PLANNING/Nadine Smith,Pi.n.L.os...r..o, COMMUNITY DVLPMNT. DEPT./o~,,,,,S.K.T.chnc.an. ✓POLICE DEPT./Jim Wolf, ,.m.o..,.„,...o,., ./ BUILDING DIVJDavid Scott,Building Official 7 ENGINEERING DEPT./Brian Rager,imam..Revi.eelem., , WATER DEPT./Michael Miller,0o.r.hon.0.4..ag. _CITY ADMINISTRATION/Cathy Wheatley,CityR.e«d., /OPERATIONS DEPT./John Roy,P•w•rwn.g. _OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.*.7 TUALATIN VALLEY FIRE&RESCUE* _TUALATIN VALLEY WATER DISTRICT*ZUNIFIED SWRGE.AGENCY* Planning Manager Fire Marshall Administrative Office Julia Huff man/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 - LOCAL AND STATE JORISDICTIONS” . r CITY OF BEAVERTON O _CITY OF TUALATIN * OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE _Mike Matteucci,Nerg,orrw.Dowd. PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 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 _ .Ih US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,GroManagementCOOrdirww _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue _Mel Huie,Greenepe..Coordirwo,(CPA.2OA'.) 1175 Court Street,NE PO Box 2946 _CITY OF KING CITY * Salem,OR 97310-0590 Portland,OR 97208-2946 City Manager _METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) WASHINGTON COUNTY * King City,OR 97224 Building#16, Suite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,Ptennng 155 N.First Avenue —CITY OF LAKE OSWEGO * 3040 25th Street,SE Suite 350, MS 13 Planning Director OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera _ODOT,REGION 1 +It _ Brent Curtis(CPA's) PO Box 3621 Sonya Kazen,wromt.Rev coord _ Scott King(cPRS) —CITY OF PORTLAND Portland, OR 97208-3621 123 NW Flanders _ Mike Borreson(Eng .) David Knowles, Pt.w,mg Bureau Dir. Portland,OR 97209-4037 _ Jim Tice(loA.) Portland Building 106, Rm. 1002 _OREGON,DEPT.OF ENVIRON.QUALITY _ Tom Harry(arrant PI App., 1120 SW Fifth Avenue 811 SW Sixth Avenue _ODOT,REGION 1-DISTRICT 2A O 'Phil Healy(arrant PI App..) Portland,OR 97204 Portland,OR 97204 Jane Estes,P.rmd spec,aii.1 _ Sr.Cartographer(cpazcA-MS 14) PO Box 25412 Portland,OR 97298-0412 UTILITY PROVIDERS AND SPECIAL AGENCIES • _BURLINGTON NORTHERN/ SANTA FE R/R _METRO AREA COMMUNICATIONS _PORTLAND GENERAL ELECTRIC _TCI CABLEVISION OF OR. Reed Fay, Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 11th Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Wilsonville,OR 97070 Portland,OR 97201 / Tt-■ o 'fv.tt u .i v' 1e1 Beaverton,OR 97006-4886 ✓_C�lA Y _PORTLAND WESTERN R/R _TRI-MET TRANSIT DVLPMT. S�sig, es orr� 0)1-t"1t-. t 1N/NATURAL GAS COMPANY Steve Myhr,Region Manager Michael Kiser,Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton,OR 97005 220 NW Second Avenue 999 Third Avenue,Suite 2120 Portland,OR 97232 Portland,OR 97209-3991 Seattle,WA 98104-4037 L GENERAL TELEPHONE Elaine Self, Engineering _OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS.CO.R/R JUS WEST COMMUNICATION MC: OR03O546 (Burlington Northern/Santa Fe A/H Predassor) Clifford C.Cabe,Construction Engineer Lori Domey,Engineering Dept. Tigard,OR 97281-3416 Reed Fay,Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street, Rm. 110 1313 W. 11th Street Portland,OR 97232 Portland,OR 97204 Vancouver,WA 98660-3000 N • INOICATX5 AUTOMATIC MOTIfICATIOM It WIT8/N ISO' OF TNL SU JSCT IAO'LATT f0A ANT/ALM CITY IROJiCTS. (pAOJSCT' AIMS*Is ALspoNS/JLS FOA LNO/CATINC 1AATILis TO mousy) ) h:\pattyixnastersvftcnouce.mst 16-Jan-98 SREQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE s COMMUNITY DEVELOPMENT APPLICATIONS CRArea:[C)(0 [SI [WI CITIZEN INVOLVEMENT TEAMS m NueIsr twiny m library Ci1BeektsI FILE NOISE SD GZ icl —01.cT FILE NAMEISI: -$,Kd.(2 S \A LL tC "ff._ CITY OFFICES ZADVANCED Panning PLANNING/Nadine Smith, Suservunr COMMUNITY DVLPMNT.DEPT./cm,s.<..r.cnnis,,.. /POLICE DEPT./Jim Wolf,Crime P.«..n.u,on.« ,./BUILDING DIV./David Scott,&sidingottkla C ENGINEERING DEPTJBrian Rager,Dvamnt.Review Engineer ./HATER DEPT./Michael Miller,op.•.••on.kissed. CITY ADMINISTRATION/Cathy Wheatley,CO Recorder ,[OPERATIONS DEPT./John Roy,PropertyMV,.g.r _OTHER SPECIAL DISTRICTS _TUAL HILLS PARK&REC.DIST.* AUALATIN VALLEY FIRE&RESCUE* _TUALATIN VALLEY WATER DISTRICT* _UNIFIED SWRGE.AGENCY * Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS ,'. . /CITY OF BEAVERTON * _CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE _Mike Matteucci,Netgncnw.coom. PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 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 _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,Grath Management Coordinate _OR.DEPT.OF LAND CONSERV.&DVLP 333 SW First Avenue _Mel Huie,Greenspacee Coordinator.(cPArzoA.) 1175 Court Street,NE PO Box 2946 _CITY OF KING CITY* Salem,OR 97310-0590 Portland,OR 97208-2946 City Manager _METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) /WASHINGTON COUNTY * King City,OR 97224 Building#16,Suite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,Planning 155 N.First Avenue —CITY OF LAKE OSWEGO * 3040 25th Street,SE Suite 350,MS 13 Planning Director _OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration Lake Oswego, OR 97034 Routing TTRC-Attn: Renae Ferrera _ODOT,REGION 1 O _ Brent Curtis(CPAs) PO Box 3621 Sonya Kazen,Dvlpnt.nev Ccord _ Scott King(CPAs) _CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders _ Mike Borreson(Engineer) David Knowles,Mars-ling Bureau Dir. Portland,OR 97209-4037 _ Jim Tice°GAs) Portland Building 106, Rm. 1002 _OREGON,DEPT.OF ENVIRON.QUALITY _ Tam Harry(current Pi.Appal 1120 SW Fifth Avenue 811 SW Sixth Avenue _ODOT,REGION 1 -DISTRICT 2A * ,/ Phil Healy(Current Pi.Apps.) Portland,OR 97204 Portland,OR 97204 Jane Estes,Permd Specialist _ Sr.Cartographer(cFazcA-Ms 14) PO Box 25412 Portland,OR 97298-0412 UTILITY PROVIDERS AND SPECIAL AGENCIES _BURLINGTON NORTHERN/ SANTA FE R/R _METRO AREA COMMUNICATIONS /PORTLAND GENERAL ELECTRIC '/TCI CABLEVISION OF OR. Reed Fay, Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 11th Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Wilsonville,OR 97070 Portland,OR 97201 Beaverton,OR 97006-4886 / COLUMBIA CABLE COMPANY _PORTLAND WESTERN R/R _TRI-MET TRANSIT DVLPMT. Craig Eyestone /NW NATURAL GAS COMPANY Steve Myhr,Region Manager Michael Kiser,Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton,OR 97005 220 NW Second Avenue 999 Third Avenue,Suite 2120 Portland,OR 97232 Portland,OR 97209-3991 Seattle,WA 98104-4037 GENERAL TELEPHONE Elaine Self, Engineering _OREGON ELECTRIC R/R _ PACIFIC TRANS.CO.R/R _SOUTHERN WEST COMMUNICATION MC: ORO30546 (Burlington Northern/Santa Fe R/R Predassor) Clifford C.Cabe,Construction Engineer Lori Domey,Engineering Dept. Tigard,OR 97281-3416 Reed Fay,Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street, Rm. 110 1313 W. 11th Street Portland,OR 97232 Portland,OR 97204 Vancouver,WA 98660-3000 * - INOICATSS AUTOMATIC NOTIFICATION IF WITHIN !SO. OF TM SULJLCT PAO•LATv TOR ANY/ALT C/!!PROJECTS. (IRO.MCT'LAMAS&IS ASSSONSIALS FOR INDICATING PALMS,'TO MO11I071 h:\pattOnasters\rtcnotnce.mst 16-Jan-98 MAILING RECORDS 0 t` .+i.+ x, AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping A Better Community ST/TA.OE OcRTGON ) County of Washington )ss. City of'Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check appropriate Box(s)Below) El NOTICE OF DECISION FOR:r-/ SDR 98-0015 - SCHOLL'S VILLAGE II CONDOMINIUMS AMENDED NOTICE (File No./Name Reference) 0 City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: . I AMENDED NOTICE (File No/Name Reference) (Date of Public Heanng) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF FINAL ORDER NO. FOR:_ I AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: .°_ I (File No./Name Reference) (Date of Public Heanng,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", on the 3111 day of December,1998, and deposited in the United States Mail on the 3rd day of December,1998, postage�prepaid. / i (j4:e.. .. (.... . idAL (Perso that Pre.. -• No)) .- . ‘ If �7 Subscribed and sworn/affirmed before me on the fir/ day of , 1 9 �•+�►,� OFFICIAL SEAL / ti, / �'vV�tv-r�,' ? DIANE M J�t�DERK3 (� 7& t I 7 NOTARY PUBLIC OREGON NOTARY PUBLIC OF OREGON -+., ,sr COMMISSION NO.04142 MY Cf7MM1331C7N EXPIRES SEPTEMBER 07,1999 My Commission Expires: 7/7A LXHI NOTICE OF DECISION SITE DEVELOPMENT REVIEW ISDRI 98-0015 CITY o TIIGARD Community Development SCROLLS VILLAGE II CONDOMINIUMS SIapingft'Better Community 120 DAYS = 2/12/99 SECTION I. APPLICATION SUMMARY FILE NAME: SCHOLLS VILLAGE II CONDOMINIUMS CASE NO(S).: Site Development Review SDR 98-0015 PROPOSAL: A request for Site Development Review approval to allow the development of 33 condominiums and includes a Major Modification to the approved site plan for the Scholls Village I Condominiums (SDR 97-0011). The modification is requested to allow an access connection to be made between the approved development and the proposed Scholls Village II. APPLICANT: Polygon NW 2700 Andresen Vancouver, WA 98661 OWNER: Clifford Stranburg 19122 SW Tileflat Beaverton, OR 97007 ZONING DESIGNATION: Medium-High Density Residential (R-25). The Medium-High Density Residential Zoning District permits the provision of low-to-medium rise, multiple-family residential development. LOCATION: 14140 SW Barrows Road; WCTM 1S133CC, Tax Lot 00500. 14190 SW Barrows Road; WCTM 1S133CC, Tax Lot 00400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. SECTION II. DECISION Staff finds that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, the Director hereby APPROVES this application, subject to the following Conditions of Approval: NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 1 of 26 • CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF THE SITE AND/OR BUILDING PERMIT(S), THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department (503) 639-4171. 1. Prior to issuance of a site and/or building permit, the applicant shall submit a revised site plan confirming the revised location of Building #7 outside the 20 foot front yard setback and the 50 foot setback from the SW Barrows Road right-of-way centerline. Staff Contact: M. J. Roberts, Associate Planner. 2. The revised site plan shall confirm the modified configuration of Building #s 2, 3 and 4. The plan shall indicate that Buildings #2 and #3 have a separation of 27 feet and that one of the buildings is reduced in length by 15 feet. Alternately, the applicant may submit written justification for a reduction of the separation to 26 feet based on tree preservation per TMC 18.150.045.A.6. Staff Contact: M. J. Roberts, Associate Planner. 3. The revised site plan shall provide additional walkways connecting each dwelling with parking areas. Walkways shall comply with the separation standards of Section 18.96.030.C.2. Staff Contact: M. J. Roberts, Associate Planner. 4. The revised site plan shall show the location of six bicycle parking spaces. Staff Contact: M. J. Roberts, Associate Planner. 5. The revised site plan shall show the location of the proposed water quality facility outside the required 10-foot property line buffer area. Staff Contact: M. J. Roberts, Associate Planner. 6. The applicant shall submit written approval from the franchised waste hauler of the proposed waste and recyclables collection method. Staff Contact: M. J. Roberts, Associate Planner. 7. The applicant shall submit a revised landscape plan. Specific calculations must indicate the specific numbers of shrubs of each size proposed and how this equates to the development code standards under TMC 18.100.080.D.2. The landscape architect shall also prepare a statement indicating the size of the proposed buffer area trees both at planting and at maturity, and how this meets or exceeds the size and spacing standards of TMC 18.100.080.D. The plan shall also clearly indicate the location and size of screening features designed to afford privacy and noise mitigation for adjoining single family homes. The screening proposal shall include at a minimum a six-foot high berm. Staff Contact: M. J. Roberts, Associate Planner. 8. The revised site or landscape plan shall show the location of street trees along the required SW Bluestem extension (see Condition #17). The applicant shall also submit statement prepared by a certified landscape architect or arborist that describes the characteristics of this species in terms of height and width of branching at maturity. The statement must also demonstrate the suitability of the species as a street tree (TMC 18.100.030.B). Staff Contact: M. J. Roberts, Associate Planner. 9. The applicant shall submit revised architectural plans indicating provision of privacy screening between private balcony areas. The architectural plans shall also indicate the correct name and location of the project. Staff Contact: M. J. Roberts, Associate Planner. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 2 of 26 10. Prior to issuance of site and/or building permits, the applicant shall submit written confirmation from a certified arborist that the proposed tree protection measures have been correctly installed for all trees to be preserved in the grading and construction area. The protection measures shall include four-foot high chainlink fences installed at the dripline and several clear visible and water proof signs on each protected area stating: "Warning: any disruption of the dripline areas of these protected trees may result in the tree's death. Violators will be liable for cost of tree replacement." Staff Contact: M. J. Roberts, Associate Planner. 11. Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 14. The applicant shall comply with the conditions recommended by Washington County in their comment letter to the City, dated November 4, 1998. County conditions include: A. concrete sidewalk along Barrows Road frontage; B. improvements within the ROW necessary to provide adequate intersection sight distance at the access approved for Scholls Village I; C. closure of all existing driveways on Barrows Road, except at the location previously approved for Scholls Village I; D. adequate roadway drainage; E. any additional off-site safety improvements found to be required for compliance with County R&O 86-95 upon completion of the County Traffic Analyst's review; F. dedication of additional ROW on Barrows Road to provide 33 feet from centerline; G. provision of a non-access reserve strip along Barrows Road; and H. upon completion of the necessary improvements, provide certification of adequate sight distance at the access point previously approved for Scholls Village I. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 3 of 26 15. The applicant shag obtain a facility permit from the Vepartment of Land Use and Transportation of Washington County to perform work within the right-of-way of SW Barrows Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 16. The applicant shall install an emergency access gate at the end of SW Crane Court with a locking mechanism approved by Tualatin Valley Fire and Rescue. The gate shall also include diagonal striping similar to a standard city barricade for traffic safety. 17. The applicant's public improvement construction plans shall include the completion of SW Bluestem Lane to the south property line of the Scholls Village I site. The current public improvement plans for Scholls Village I could be amended to reflect the additional street improvement of Bluestem Lane. 18. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 19. The 12-inch public water line in SW Barrows Road shall be extended across the property frontage as a part of the street improvements. 20. The water system inside the project shall be private. A Master Meter and separate fire service line shall be required. The project water system shall not be intertied with the proposed water system in Scholls Village I. 21. A double-check valve is required on the domestic water service in a separate vault after the Master Meter. A Double Check Detector valve assembly is required on the fire service line. 22. The proposed on-site sanitary sewer line shall be private. Permitting for this work shall be included with the Site Permit issued by the Building Division. 23. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 24. To ensure compliance with Unified Sewerage Agency 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, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 4 of 26 25. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION: 26. 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. 27. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 28. The applicant shall either place the existing overhead utility lines along SW Barrows 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 $7,068 and it shall be paid prior to final building inspection. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION III. BACKGROUND INFORMATION Property History: No land use actions are on file with the City for the Scholl's Village II property. Scholl's Village I, located immediately south of the subject property and for which a Major Modification is requested as part of this application, was approved last year (Land Use Case File # SDR 97-0011). The original approval was for 75 apartment units and was subsequently modified to 71 "for sale" condominium units. Vicinity Information: The property is located to the east of SW Barrows Road, approximately 600 feet north of SW Walnut Street and 200 feet south of SW Springbrook Lane (WCTM 1S133CC, Tax Lot 500). The property is in the City of Tigard and adjacent to the City of Beaverton (north of SW Barrows Road). The surrounding area is mostly developed in residential subdivisions with the exception of a community commercial center at the corner of SW Barrows Road and SW Walnut. Site Information and Proposal Description: The Site is designated Medium High Residential on the Tigard Comprehensive Plan and is in the R-25 Zoning District. The R-25 Zone provides for multiple-family residential development at up to 25 units per acre. The subject property is two (2) acres in size and has approximately 250 feet of frontage on SW Barrows Road. The property abuts the Pebble Creek subdivision to the north and east. Southwest Crane Court, a public street developed as part of the subdivision is stubbed to the east property line. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 5 of 26 • The site is tree-covered and drains generally to the north with tale gentle topography. There are no identified areas of Sensitive Lands on the site such as wetlands, floodplain or steep slopes. The Scholl's Village II proposal is to develop 33 condominium dwelling units on the site. As noted above, part of this application is a request for Major Modification approval for the original Scholl's Village project (Phase I), an approved multiple-family development immediately to the south of the subject property. Scholl's Village II is an extension of this formerly-approved development and the proposed modification would allow for access to the Phase II project from Scholl's Village I. Access to both Scholl's Village "phases" would, therefore, be gained from the two previously approved access points at SW Barrows Road and SW Bluestem Lane to the south of the Phase I site. The applicant proposes to gate the Crane Court stub street to provide access for emergency fire apparatus only. The development as a whole is proposed as a "Gated Community." SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 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 facility's 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 requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 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 not submitted an impact study that specifically quantifies the impacts of this development on public facilities and systems. However, because the existing right-of-way (ROW) and street improvements along the SW Barrows Road frontage are largely existing, no specific study is necessary. Washington County will require additional right-of-way on SW Barrows Road to a total width of 33 feet from centerline. This will require the applicant to dedicate about ten additional feet of ROW on the approximately 285-foot SW Barrows frontage. The County has also required that the applicant provide sidewalk and street tree improvements along the SW Barrows frontage as well as any necessary line of sight storm water drainage improvements. In addition the City is requiring completion of the SW Bluestem lane connection through the Phase I site to connect to the approved Cherry Tree subdivision to the south. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by 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. Presently, the TIF for each trip that is generated is $179. The total TIF for a dwelling unit within a Low Rise Apartment building is $1,181. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $38,973 ($1,181 x 33 dwelling units). Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of the project traffic impact on major streets is $116,919 ($3,543 x 33 dwelling units). NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 6 of 26 By subtracting the traffic impact fee to be paid from the total traffic impact, a total unmitigated project impact of ($116,919 total impact - $38,973 current Traffic Impact Fee) $77,946 remains. Based on previous right-of-way acquisitions (approximately $3 per square foot), the City estimates that the value of the required right-of-way dedication (2,600 square feet) may be approximately $7,800. Sidewalk improvements to SW Barrows may be approximately $5,200 (approximately $20 per lineal foot of sidewalk improvements) and the cost of constructing the SW Bluestem connection (approximately 75 linear feet) may be approximately $22,500 ($300 per lineal foot) for a total of approximately $35,500. Therefore, the requirement for dedication of street right-of-way and improvements associated with this proposal are easily proportional to the unmitigated traffic impact of the proposed development. Use Classification: Section 18.56, the R-25 Zoning District allows multiple family residential dwelling units and related accessory structures as permitted uses. The applicant is proposing to develop a total of seven (7) buildings with 33 dwelling units as "for sale" condominiums. The submitted proposal indicates that six (6) of the proposed buildings would contain five (5) dwelling units and the seventh building would contain three (3) units. The applicant has since submitted supplemental materials proposing a slightly different configuration. This type of building is classified as a multiple-family dwelling which is a permitted use. Minimum Lot Area: Section 18.56.050 states that the minimum lot area for each multi- family unit in the R-25 zoning district is 1,480 square feet. There is no minimum lot width requirement in the R-25 zone. New development within the R-25 zone is required to provide a minimum of 20% landscaping. The applicant has not proposed to create individual lots as part of this application, therefore, the permitted lot size is not applicable to this request, except in determining overall permitted project density. Density calculations for this project are reviewed elsewhere within this report. The applicant has provided preliminary calculations which indicate that more than one (1) acre (52%) of the 2.0 acre gross site area is to be landscaped. Therefore, the minimum lot area and minimum landscaped area standards are met. Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as follows: front yard - 20 feet; side yard - 10 feet; rear yard - 20 feet. The proposed site plan indicates compliance with the applicable setback standards with the exception of Building 7. This building is located adjacent to SW Barrows Road where, as noted elsewhere in this report, Washington County will require an additional eight (8) feet of right-of-way . As measured from the eventual ROW line to the elevated deck of Unit 5 of Building 7, the structure encroaches approximately five (5) feet into the required front yard setback. The applicant has submitted supplemental materials indicating that the location of Building #7 will be moved to comply with the front yard setback. Condition of Approval #1 requires submittal of a revised site plan that shows the location of the building outside the 20-foot front yard setback. This criterion will be fully satisfied upon compliance with the above-named condition. Building Height: Section 18.56.050 states that the maximum building height within the R-25 Zoning District is 45 feet. The applicant's proposed architectural elevations indicate a typical building height of 32 feet measured from finished grade to the average height of the gable roof. This is less than the maximum height permitted in the underlying zone. Therefore, this standard is met. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 7 of 26 Density Computation: Section 18.92 establishes the c.,aerie for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area; park dedication; dedicated public right-of-way and private streets. To calculate the net units per acre, it is necessary to divide the net acreage by the minimum number of square feet required for each lot by the applicable zoning district. The gross site area of the subject property is 2.0 acres (87,120 square feet). The existing ROW width across the subject property's frontage on SW Barrows Road is substandard at 25 feet from centerline. Washington County is requiring additional public right-of-way be dedicated along the SW Barrows Road to bring the ROW width to the current standard of 33 feet from centerline. The approximate square footage of this dedication will be 2,048 square feet (8 feet additional ROW x 256 lineal feet of frontage). There are no sensitive land areas identified on the site and so the net area is approximately 85,072 square feet (87,120 - 2,048). The maximum density is, therefore, 57 units (85,072 divided by the 1,480 square foot minimum lot size). The applicant has proposed 33 dwelling units which is less than the maximum permitted density. Therefore, this criterion is satisfied. Additional Yard Setback Requirements:. Section 18.96.020 requires that the building setback on SW Barrows Road (a Major Collector) shall be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. As noted earlier, the required front yard setback in the R-25 zone is 20 feet. The total setback from right-of-way centerline is, therefore, 50 feet (20 feet + 30 feet additional setback). The proposed site plan shows Building 1 and Building 7 located adjacent to Barrows Road. The plan indicates that the buildings are setback 77 feet and 50 feet respectively from the ROW centerline. However, the west-facing, second-floor deck of Unit 5 of Building 7 encroaches two (2) feet into the setback. As noted above, the applicant has submitted a statement of intent to move Building #7 to comply with the front yard setback. This would assure compliance with the ROW setback also. Condition of Approval #1 requires submittal of a revised site plan that shows the location of the building outside the 50-foot front yard setback from ROW centerline. Therefore, this criterion will be fully satisfied upon compliance with the condition. Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation, buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation, buildings with opposing blank walls shall have a 10-foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height an additional separation is added to these standards as follows; the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The building elevation plans show that the proposed buildings would have windowed walls facing windowed walls and so the 25-foot separation standard is applicable. The six 5-plex buildings have a horizontal dimension of approximately 96 feet. At a rate of one extra foot of additional building spacing for each 15 feet of building length over 50 feet, the additional building spacing required between all seven buildings is, therefore, three (3) feet (28 feet total). In all but one case, the proposed site plan meets this criterion. Building 2 and Building 3 have approximately eleven feet of separation where 28 is required. The applicant has referred to the Scholl's Village I approval in which a reduction in the building separation standard was approved on the basis that on-site trees would be preserved as a result of the setback reduction. However, no evidence has been submitted in support of such a reduction for the Phase II site. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 8 of 26 The applicant has submitted supplemental materials stating moat the configuration of the buildings will be changed in order to meet this standard. One internal unit will be removed from either Building # 2 or#3 and added to Building #4. This will reduce Building #2 or#3 to a • four-plex and increase Building #4 to a four-plex. The length of Building #2 or #3 will therefore be reduced by 15 feet, thus increasing the spacing between them to 26 feet (11 + 15). The reduction in building length will also reduce the required building separation by 1 foot to 27 feet. In order to completely satisfy this standard, the applicant must comply with Condition of Approval #2 and either increase the building separation between Building #2 and Building #3 by an additional 1 foot or demonstrate that a reduction of the separation from the required 27 feet to the proposed 26 feet will preserve a tree or trees on site as provided under TMC 18.150.045.A.6. Therefore, the building separation standards will be met upon compliance with the condition of approval. Distance Between Driveways, Walkways and Dwelling Units: Section 18.96.030 also states that driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. The applicant's proposed architectural drawings show ground-floor windowed walls on the rear and side elevations. Although the applicant is not proposing to utilize ground floor space as living area, the less restrictive separation standards still apply. The site plan indicates that Buildings 1, 2, 5, 6 and 7 have side elevations facing driveways, parking areas or walkways. All ground floor windowed walls are separated from driveways and parking lots by at least eight feet and from walkways by at least five feet. Therefore, this criterion has been met. Condition of Approval #3 provides that additional required additional walkways must also meet the location standards of this criterion. Therefore, compliance with the condition of approval will ensure that additional required walkways also comply with this criterion. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. The applicant has submitted a plan indicating the type and location of trees and shrubs in compliance with this requirement. Specific landscaping standards are addressed elsewhere in this report. Street Trees: Section 18.100 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 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). Measured at the property line after ROW dedication along SW Barrows Road, the property has 284 lineal feet of frontage. The property does not have frontage on any other right-of-ways. Based on the frontage length, the applicant will be required to install between seven and fourteen street trees, depending on size and spacing. The applicant's landscape plan proposes seven Pacific Sunset Maple trees (Acer truncatum x Acer platanoides) spaced at 30' to 45' on-center. The Western Garden Book warns that the Norway Maple (Acer truncatum) is objected to as a street tree where aphids cause honeydew drip and sooty mold. However, it appears that the cross between the 50-60 foot Norway and 25-foot Chinese Maple (platanoides) may meet the code definition of a "Large Tree" (over 40 feet tall and more than 35 feet wide branching) which may be spaced up to 40 feet apart. The proposed 45' spacing of the two northernmost street trees is acceptable given the location of existing evergreen trees to remain adjacent to the property line. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 9 of 26 As noted elsewhere in this report, the applicant will be requireu co complete the extension of SW Bluestem Lane to the south property line of Phase I. Street trees will be required as part of this improvement also and must be shown on the revised plans. The applicant's proposal for SW Barrows Road meets the street tree spacing requirements for "large trees". However, insufficient information has been provided concerning the characteristics of the proposed street tree species. Condition of Approval #8 requires that the applicant submit a revised plan indicating street tree provision as part of the SW Bluestem extension and a statement prepared by a certified landscape architect or arborist that describes the characteristics of this species in terms of height and width of branching at maturity. The statement must also demonstrate the suitability of the species as a street tree (TMC 18.100.030.B). Compliance with the condition of approval will ensure that this criterion is met. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a multi-family development abuts a residential zone with a single- family use, the required buffer shall be 10 feet wide with screening. This standard is applicable along the north and east property lines where the proposed development would adjoin an existing detached single-family residential subdivision. The applicant's landscape plan shows a 10-foot buffer area along the north and east property line which is free of buildings, accessways or parking areas. The proposed accessway at the east prepay line would be permitted provided it is approved as part of this Site Development Review. Accessways are discussed later in this report. The proposed water quality facility does, however, encroach into the required 10-foot buffer area which extends along the entire length of the property line of the abutting use(s) (TMC 18.100.080.A). Condition of Approval #5 requires that the applicant submit a revised landscaping plan that shows the location of the water quality facility outside the 10-foot buffer area. This criterion will be met when the applicant complies with the condition of approval. Buffering: Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) at least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) in addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1,000 square feet of required buffer area; and 3) the remaining area shall be planted in lawn, groundcover or spread with bark mulch. The total length of the north and east property lines (not counting the proposed Crane Court emergency accessway) is approximately 500 lineal feet. The approximate size of the buffer area is thus 5,000 square feet. Based on the buffer area improvement standards outlined above, the proposed buffer is required to contain 50, five-gallon or 100, one-gallon shrubs in addition to the required row of trees and groundcover. The applicant's landscape plan shows that the buffer area will be planted in a variety of shrubs and trees. The proposed tree planting plan for the buffer area appears to conform to the size and spacing standards but more detail is required to make a definitive determination. The proposed shrub planting plan also appears to conform. Condition of Approval #7 requires that the applicant submit revised landscaping calculations prepared by a licensed landscape architect. The calculations must indicate the specific numbers of shrubs of each size proposed and how this equates to the development code standards under TMC 18.100.080.D.2. The landscape architect shall also prepare a NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 10 of 26 statement indicating the size of the proposed buffer area trees win at planting and at maturity, and how this meets or exceeds the size and spacing standards of TMC 18.100.080.D. Compliance with Condition of Approval #7 will satisfy this approval criterion. Screening: Section 18.100.080.E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. The applicant has stated in the narrative, the intent to provide a wood fence in combination with a berm and/or retaining wall and tall evergreen trees along the prepay lines. From this statement it appears that the proposed screening would meet or exceed the code standard. Condition of Approval #7 requires that the applicant's revised landscape plan also indicate the location and extent of this proposed screening. Therefore, compliance with the condition of approval will satisfy this criterion. Parking Lot Landscaping: Section 18.100.110(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. As indicated on the landscape plan, Shademaster Honey Locust (Gleditsia triacanthos Shademaster'), and to a lesser extent Chanticleer Pear (Pyrus calleryana "Chanticleer') and Big Leaf Maple (Acer macrophyllum) are proposed as parking lot trees. The proposed location of the parking lot trees and landscaping meets or exceeds the standards of this section. Therefore, this criterion has been met. Visual Clearance Areas: Section 18.102 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 feet in height. Obstructions which may be located in this area shall be clear between three and eight feet in height (trees may be placed within this area provided all branches below eight 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 30 foot distance points with a straight line. As the Site Plan indicates, there are no proposed intersections within the project site. No access is proposed onto SW Barrows and access to the south (internal access to Scholl's Village I) and east (emergency only access to SW Crane Court) will not create any intersections of streets or accessways. Therefore, this criterion does not apply. Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 2 spaces for units with more than 1 bedroom. As indicated on the site plan, all 33 dwelling units will be two-bedroom or more, requiring a minimum of 66 parking spaces. The applicant's narrative indicates that each unit is to be provided with two (2) garage parking spaces for a total of 66 resident parking spaces. Therefore, this criterion has been met. Visitor Off-Street Parking: Section 18.106.020(G) states that multi-dwelling units with more than 10 required parking spaces shall provide or the use of all of the guests of all of the residents of the complex The shared parking shall consist of 15 percent of the NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 11 of 26 total required parking spaces and be centrally located withi 1 the development. As noted above, a total of 66 parking spaces are required. Therefore, an additional 9 visitor parking spaces is required. The site plan shows an additional 20 spaces in parking bays and the applicant has stated that four of the units have room for one parking space (each) in the driveway. The additional 24 proposed spaces exceeds the 9 space requirement and, therefore, this criterion has been met. The Americans with Disabilities Act (ADA) requires that the overall site plan provide one accessible parking space to serve the proposed community recreation/site manager's office building. Accessible parking will be provided as part of the Phase I construction. No expansion of the community recreation facility is proposed as part of the Phase II project. Therefore, this criterion does not apply. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. As noted above, the total parking requirement for this project is 75 spaces (66 plus 9 guest spaces). Based on this minimum requirement, at least five bicycle parking spaces are required. The applicant stated that one cluster of bike parking, consisting of 6 spaces, will be provided. However, the location of the bicycle parking area is not shown on the site plan. Condition of Approval #4 requires that the applicant's revised site plan show the location of the proposed bicycle parking. Therefore, compliance with the condition of approval will ensure that this standard is met. Walkways: Section 18.108.050(B) requires that within multi-family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. The site plan shows a proposed walkway through the site that connects with the proposed pedestrian gate access at SW Crane Court and with Scholl's Village I to the south where the recreation facilities for the development are located. The site plan shows that the walkway is to be four feet wide and the applicant's narrative confirms that the walkway surface will be asphaltic concrete in conformance with this standard. However, the walkway system does not satisfy the walkway location standards of TMC 18.108.050.B. This section requires that each residential dwelling be connected by walkway to parking areas, recreation facilities and common open space. With the exception of Buildings #2 and #3, the applicant's plan does not provide for pedestrian access to parking areas. Similarly, no provision is made for pedestrian access between buildings or between buildings and common open space. Condition of Approval #3 requires that the applicant submit a revised site plan showing pedestrian walkway connections between buildings, between buildings and .parking areas, and between buildings and common open space areas. The proposed walkways shall conform to TMC 18.108.050.0 and D and to the spacing standards of Section 18.96.030. Therefore, if the applicant can demonstrate compliance with the condition of approval, this criterion will be satisfied. Access: Section 18.108.070(F) requires that multiple-family residential uses provide a minimum of one driveway where 20-49 units are to be served and two driveways where 50-100 dwelling units are proposed to be served. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a five foot sidewalk. The applicant proposes 33 dwelling units as part of the Scholl's Village II development and, therefore, one (1) driveway access is required. The site plan indicates that vehicular access will be from the south (Scholl's Village I) only. In keeping with the "gated community" theme of the development as a whole (Phase I and II), the proposed access to SW Crane Court is proposed to be gated for secure pedestrian access only. The applicant has proposed to install an emergency access gate to allow fire truck access from SW Crane Court. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 12 of 26 Since the only vehicular access to Phase II is proposed to be from SW Barrows Road and SW Bluestem Road via Scholl's Village I, the cumulative access needs of the two phases must be assessed. The applicant has requested a Major Modification to the Phase I approval to allow • this connection through to Phase II. The total number of dwelling units for both phases is 104 (71 approved Phase I units plus 33 proposed Phase II units). For any multi-family development of 100+ units, the code requires 2 accessways to a public street "plus one additional driveway for every 200 units or portion thereof in excess of 100 units". Based on this requirement, the code requires a total of three accessways to a public street for the Scholl's Village project as a whole where only two are proposed. However, a review of the revised development code (effective 11/26/98), indicates that the access/egress standards no longer require more than two accessways for projects with more than 100 parking spaces (Revised TMC 18.705.2). It is therefore consistent with current code standards to require only two accesses to Scholl's Village (Phase I and II). Therefore , the standard is met. Signs: Section 18.114.130 (B) lists the type of allowable signs and sign area permitted in the R-25 zone. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. Therefore, through compliance with the sign permit process, the applicable standards of this section will be met. Mixed Solid Waste and Recyclable Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick- up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. The applicant has not proposed a waste storage enclosure as part of Phase II, although one was approved as part of Phase I. Staff noted in the approval for Phase I that it appeared that waste pickup would occur primarily via individual pick-up from each unit. If the applicant proposes a combination of unit-by-unit pickup and centralized storage for both phases of the development, documentation of hauler approval must be provided. Condition of Approval #6 requires that the applicant submit a written description of the proposed waste management program, approved and signed by the franchised hauler. Therefore, through compliance with the condition of approval, the standards of this section will be met. Site Development Review: Section 18.120 requires that a development proposal be found to be consistent with the applicable standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Consistency of the proposal with these sections is reviewed elsewhere in this report. The proposal contains no elements related to the provisions of Sections 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), 18.134 (Variance) and 18.144 (Accessory Use and Structures) which are listed under Section 18.120.180.A.1. These sections are, therefore, found to be inapplicable as approval standards. Section 18.120.180.A.2-18 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. Section 18.120.180.A.8 is found to be inapplicable because the site does not adjoin the 100-year flood plain. The applicable standards are addressed immediately below. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 13 of 26 Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees and requires that trees having a 12 inch caliper or greater be preserved or replaced by new plantings of equal character. The applicant is proposing to locate the site improvements so as to preserve almost 51% of the existing trees on site. The applicant has provided a tree mitigation plan indicating which trees are to be removed from the site and describing how the tree removal will be mitigated. A detailed analysis of the tree protection standards is reviewed elsewhere within this report. Exterior Elevations: Section 18.120.180.3 states that along the vertical face of multiple- family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (decks, patios, etc.); b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevation plans, the design provides each elevation of the proposed buildings with a number of architectural offset features. These include elevated (second floor) decks, trellis canopies over entry doors, stair wells and gable-roofed projections. The spacing of these features leaves no more than 12 lineal feet of "flat" wall space on any elevation. The proposed elevations satisfy this criterion. Since the proposed architectural drawings name a different project designed by the applicant's architect, Condition of Approval #9 requires submittal of revised architectural plans that include the name of the applicant and specify the project as "Scholl's Village II". Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.4(A) states that buffering shall be provided between different types of land uses. This criteria is found to be applicable and has been addressed earlier in this report. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As noted earlier, the applicant's site and landscape plan provides screening of the site, including parking and interior driveways, from view of adjoining properties. Therefore, this criterion has been met. Privacy and Noise: Section 18.120.180.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. Since the applicant has proposed to provide three-story units in which the ground floor is not used as living space, there are no "ground floor units" per se and the first part of this criterion does not apply. Buffering of the site from adjoining single-family uses has been addressed in a previous section. With respect to the orientation of buildings to adjoining properties, the site of Scholl's Village I is part of the over-all Scholl's Village community and is not considered an "adjoining property" for purposes of assessing privacy and noise impacts. Adjoining single-family residential property does exist to the north and east of the Phase II site. Buildings #3 through #7 are located in the vicinity of these properties. Buildings #3, #5, #6 and #7 are oriented so that they present the shortest (end) elevation to the adjoining properties. These end elevations have significantly less window area, although the front and rear decks will provide views over adjacent private residential property. Building #4 is oriented with the rear elevation facing adjoining property to the east. Therefore, the rear decks of all three units will be within approximately 20 feet of the rear yards of adjacent single-family residences at an elevation of approximately 9 feet above finished grade. Also, the third floor bedroom windows of the units (22 foot elevation at the window sill) will be within approximately 26 feet of the property line. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 14 of 26 The landscape plan indicates that the private outdoor decks on buildings #1 through #3 are to be screened form their counterparts to the south in Scholl's Village I and Buildings #5 and #6 are to be screened from each other. The proposed screening is a combination of preserved existing and newly planted trees including Incense Cedar (Calocedrus decurrens) and Canadian Hemlock (Tsuga canadensis). According to the Western Garden Book, both of these species should be capable of providing adequate screening once established although it appears that planting density should be increased between all of the above-mentioned buildings to provide a sufficient level of screening. The applicant has proposed screening and buffering materials to screen the second floor decks of Building #4 and the end elevation windows of Buildings #3, #5, #6 and #7. As noted above, these buildings overlook backyard areas of adjoining single-family residences. The proposed screening and buffering area is proposed to include a berm with a six (6)-foot high sight-obscuring fence and fast-growing deciduous and evergreen trees on top. The revised landscape plan required under Condition of Approval #7 shall clearly indicate the location and size of the screening features which shall include a minimum 6-foot high berm. In order to screen balconies from adjoining units, the applicant shall provide a projection from the side of the building which entirely screens each balcony unit from other adjoining units. The revised architectural drawings required under Condition of Approval #9 shall indicate provision of these features. Based on the above analysis, the approval criteria of this section are either not applicable, have been met outright or will be satisfied upon completion of the conditions of approval noted above. Private Outdoor Areas: Section 18.120.180.6. requires that 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. The applicant's proposed architectural drawings indicate that each unit will be provided with a second floor deck measuring approximately 6 feet by 12 feet (72 square feet) for internal units and 6 feet by 14 feet (84 square feet) for end units. The proposed private outdoor areas exceed the minimum requirement of 48 square feet, therefore, this criterion is met. Shared Outdoor Recreation Areas: Section 18.120.180.7 states that usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studios to two-bedroom units and 300 square feet per unit for three or more bedroom units. The required recreation space may be provided as follows: 1) all outdoor space; 2) part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. The proposed development consists of 14, three-bedroom and 19, two-bedroom units. Based on the open space requirements noted above, the development must, therefore, provide a total of 8,000 square feet (14 x 300) = 4,200 + (19 x 200) = 3,800) of shared outdoor recreation area. The land use decision for Scholl's Village I states that where 16,200 square feet of recreation area was required, approximately 19,200 square feet was approved. Thus, 3,000 square feet of recreation area can be counted toward the requirement for Phase II. Scholl's Village II NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 15 of 26 provides in excess of the balance of this requirement (5,000 square feet) in the common lawn area adjacent to SW Barrows Road, at the west end of the site. The landscape plan indicates that this area is to be screened with street trees and privet shrubs. Observability of the recreation facility was reviewed and approved as part of the Scholl's Village I SDR process. The open space adjacent to SW Barrows will be observable from the windows and decks of Buildings #1 and #7. Based on the above analysis, this criterion has been met. The Police Department has commented on crime prevention and security issues for this project as noted later in this report. Demarcation of Spaces - Crime Prevention: Section 18.120.180.9 states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. By creating a gated community the applicant is clearly delineating the interior of the community as a semi-public space, accessible only to residents, guests and utility and service personnel. The dwelling units will clearly define private space with individual garages, front doors with direct access to the outside and second story private decks. Therefore, this criterion has been met. The applicant will coordinate directly with the Police Department in order to ensure crime prevention measures are addressed. Crime Prevention and Safety: Section 18.120.180.10 requires that windows 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 can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. The applicant is not proposing central laundry facilities. The applicant will coordinate directly with the Police Department in order to ensure that lighting and other crime prevention measures are addressed. Access and Circulation: Section 18.120.180.11 requires that the City review; a) The number of allowed access points for a development shall be as provided in Section 18.108.070; b.) All circulation patterns within a development shall be designed to accommodate emergency vehicles; and c.) Provisions shall be made for pedestrianways and bicycleways if such facilities are shown on an adopted plan. As noted earlier in this report, the applicant is proposing two (2) access points which is consistent with current City standards as noted earlier. The existing proposed plan has been reviewed by Fire District staff and was generally found to comply with Uniform Fire Code standards. Prior to the issuance of building permits, additional minor internal modifications may be required. The City's adopted Park and Greenway Plan does not indicate the existence of Bicycle or Pedestrian Accessway through the site. Therefore, the proposal meets all of the standards under this section Public Transit: Section 18.120.180.12 requires that the City review; a.) Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b.) The requirements for transit facilities shall be based on: (i.) the location of other transit facilities in the area; and (ii.) The size and type of the proposal; c.) The following facilities may be required after City and Tri-Met review: (I.) Bus stop shelters; (ii.) Turnouts for buses; and (iii.) Connecting paths to the shelters. Southwest Barrows Road is not presently served by transit. Therefore, this criterion does not apply. Parking: Section 18.120.180.13 requires that the City review; a.) All parking and loading areas shall be designed in accordance with the requirements set forth in Sections 18.106.050 and 18.106.090, Chapters 18.102, Visual Clearance, and 18.108, Access, Egress, and Circulation. Parking standards have been reviewed elsewhere within this report. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 16 of 26 Landscaping: Section 18.120.180.14 requires that the City review; a.) All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. b.) In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c.) A minimum of 15 percent of the gross site area shall be landscaped. Landscape standards have been reviewed elsewhere within this report. The applicant's site plan indicates that approximately 52% of the gross site area will be landscaped. Therefore, this criterion has been satisfied. Drainage: Section 18.120.180.15 requires that the City review; a.) All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Drainage requirements are reviewed elsewhere within this report. Provision for the Handicapped: Section 18.120.180.16 requires that the City review; a.) All facilities for the handicapped shall be designed in accordance with the requirements set forth in ORS Chapter 487. The applicant addressed these requirements by providing accessible parking spaces for the recreation facility in Phase I. Prior to issuance of building permits, this development will be reviewed for compliance with ADA accessibility requirements. This criterion will, therefore, be satisfied through the building permit process. Signs: Section 18.120.180.17 requires that the City review that all sign placement and construction shall be designed in accordance with requirements set forth in Chapter 18.114. All provisions and regulations of the underlying zone shall apply unless modified by other sections of this title (e.g., the Planned development, Chapter 18.80.; or a Variance granted under Chapter 18.134; etc.) The applicant has not requested sign permits in conjunction with this application. Underlying Provisions and Regulations of the Underlying Zone: Section 18.120.180.18 requires that the City also review all other underlying requirements of the zoning district. The underlying zoning district requirements are reviewed elsewhere within this report. Tree Removal: Section 18.150 requires that new development preserve existing trees where possible and requires that trees having in excess of 12 inch caliper or greater be preserved or replaced by new plantings of equal character. The applicant's tree mitigation plan indicates that 77 trees over 12" caliper are located on the two-acre site and that 38 (49.4%) of these are to be removed and 39 (50.6%) are to be saved. Section 18.150.025.B.2.c provides that where 50 - 75% of trees are to be preserved, 50% of the trees to be removed must be mitigated according to City standards. However, if one additional tree is lost during this process, tree retention will be less than 50% and the applicant will be required to mitigate for the loss of two-thirds of the total caliper inches of trees that are to be removed. This is in accordance with the ratio set forth in Section 18.150.025(B)(2)(d). The applicant's tree plan indicates that a total of 554 caliper inches are to be removed (38 trees). Mitigation of 50% of proposed tree removal would equal 277 caliper inches. However, as noted above, if only one additional tree is removed, the mitigation requirement will jump to two thirds of the total caliper inches removed. Mitigation can take the form of planting of additional trees beyond the minimum required for other reasons throughout the site. Alternatively, the applicant can pay into a citywide tree mitigation fund for the estimated value of purchasing and planting replacement trees elsewhere. The proposed mitigation plan indicates that 287 caliper inches will be planted on-site and an additional 292 caliper inches will be planted off-site for a total of 579 caliper inches. This is in excess of the required mitigation under either the 50% or 66.6% mitigation scenarios and therefore, this standard is met. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 17 of 26 Condition of Approval #10 requires that prior to issuance or site or building permits, the applicant shall construct the proposed tree protection measures (4-foot high chain-link fence installed at dripline) for all trees to be preserved in the construction/site work area and provide several clear visible and water proof signs on each protected area stating: "Warning: any disruption of the dripline areas of these protected trees may result in the tree's death. Violators will be liable for cost of tree replacement." Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The project adjoins SW Barrows Road, an arterial street that is within Washington County's jurisdiction. The County will require dedication of additional right-of-way along the property's SW Barrows Road frontage sufficient to provide 33 feet from centerline. Street improvements on SW Barrows will also be required as detailed later in this report under Public Facility Concerns. Southwest Crane Court is fully improved and stubs to the east property line where an emergency-only access to the project is proposed. As noted below, SW Bluestem will be required to be built to the south property line of Phase I. The street will be improved to Local Street standards. Condition of Approval #x requires the necessary ROW dedication and street improvements to bring SW Barrows up to fully improved arterial street standards. Condition of Approval #x requires that the applicant construct the Bluestem connection. Therefore, by compliance with the conditions of approval, this criterion will be met. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. Street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. The proposed plan shows how the adjacent properties are developed and the existing street system which supports those developments. As noted under Engineering Department comments, later in this report, the original Scholl's Village I land use approval required dedication of ROW for the extension of SW Bluestem Lane but did not require the street to be constructed all the way to the south property line. Since the time of that decision, a residential subdivision/PUD (Cherry Tree - SUB 98-0010) has received preliminary plat approval for the site immediately south of Scholl's Village. The Cherry Tree development will extend a local street north from SW Walnut to complete the planned connection to SW Bluestem. As part of the Major Modification, therefore, the applicant will be required to complete the Scholl's Village portion of this street so that it connects with the approved Cherry Tree street. This street extension to SW Walnut Street will provide additional access from this development and the adjoining Pebblecreek Subdivision to the commercial shopping area to the south. The connection will also help lower the number of trips that will be generated on area Collector and Arterial Streets. Washington County has specifically required that no additional access be allowed onto SW Barrows Road based on minimum spacing standards. Extension of SW Crane through the site will not, therefore, be required. The Pebblecreek Subdivision and other existing development to the north and east of the site is served by the existing SW Springbrook Lane connection to SW Barrows Road. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 18 of 26 Street Alignment and Gunnections: Section 18.164.030(G) requires that all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. As noted above, as part of the Major modification to Scholl's Village, Phase I, the applicant will be required to construct the planned extension of SW Bluestem. Extension of SW Crane Court through the site would clearly conflict with the site development standards of the Community Development Code as they relate to multiple-family residential development. The purpose of the underlying R-25 zone is to provide for this type of higher density residential development rather than single-family subdivisions and the County will not approve another access onto SW Barrows Road from the site. Therefore, this criterion is satisfied because SW Bluestem will be extended as planned and because extension of SW Crane is precluded by existing development patterns, such as existing accesses onto SW Barrows, and adherence to other standards in the code. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. The applicant is not proposing a subdivision where local streets are extended through the site to form blocks, therefore, this criterion does not apply. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: 1. where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; 2. for blocks adjacent to arterial streets, limited access highways, major collectors or railroads; and 3. for non-residential blocks in which internal public circulation provides equivalent access. As noted above, the applicant is not proposing a subdivision where blocks would be created. Therefore, this criterion does not apply. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian and/or bikeways shall be provided through the block. As noted above, blocks will not be created as part of this proposal. Walkways to provide for pedestrian and bicycle connections are required by the Site Development standards for multi-family projects and will be provided in accordance with those criteria. Therefore, this criterion does not apply. SECTION V. OTHER STAFF COMMENTS ENGINEERING DEPARTMENT COMMENTS: NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 19 of 26 Streets: This site abuts SW Barrows Road to the west and is adjacent to the westerly terminus of SW Crane Court that was constructed as a part of the Pebblecreek development. Traffic Study Findings A transportation impact study was submitted by Kittelson & Associates, Inc., dated September 1, 1998, as a part of the application materials for this project. The study indicates that this addition will generate approximately 190 new daily trips, with 20 trips being generated during the PM Peak Hour. Kittelson analyzed the potential impact based upon projected Year 2000 and 2005 background traffic volumes combined with the proposed site generated traffic volumes. The study found that the intersection of Walnut Street/Barrows Road will continue to operate at an acceptable Level of Service (LOS) under those traffic loads. In addition, the proposed site driveways are also expected to operate at acceptable LOS. No additional off-site transportation improvements are recommended. SW Barrows Road SW Barrows Road is classified as a major collector on the City and Washington County Transportation Plan Maps. This roadway is under Washington County jurisdiction. The County submitted comments to the City with regard to this application and indicated that an access to SW Barrows Road will not be permitted. Since the applicant is proposing to take access through Scholls Village I, and utilize the driveway onto Barrows Road that was previously approved by the County, that will be acceptable. Washington County will require the applicant to construct frontage improvements along Barrows Road as a part of this project. The applicant will need to obtain the necessary construction permits from the County prior to issuance of City permits. The County also indicates that the County Traffic Analyst is conducting a review of this project and may recommend additional conditions if warranted. SW Crane Court This roadway is classified as a local residential street and was extended to this site as a part of the Pebblecreek subdivision development. The street is very short and serves only one lot on the north side with a driveway access. The applicant proposed that Crane Court not be extended further, as it is not necessary for access into the subject site. Once access is taken through the Scholls Village I site, there will be two ways to get to this site: 1) via the Barrows Road driveway, and 2) via SW Bluestem Lane. In addition, since the street is presently less than 150 feet in length, there does not appear to be a need for a formal cul-de-sac turnaround at the end, especially since the street presently serves just one lot. Staff and the applicant discussed the need for an emergency access at this location, and the applicant's plan reflects the installation of a gate that will have a locking mechanism that will meet Tualatin Valley Fire and Rescue (TVFR) standards. The gate will need to be designed to have diagonal striping similar to what is now existing on the barricade to clearly warn motorists that the street ends. SW Bluestem Lane As was stated above, there is not a need for the extension of SW Crane Court into this site, as the site could be accessed via the Barrows Road driveway and SW Bluestem Lane. Bluestem Lane was required to be partially constructed as a part of the Scholls Village I project because there was some uncertainty as to how the street would connect to the future street system for the undeveloped site to the south. Since that time, the southerly parcel has been considered for development and a land use approval was given for the Cherry Tree Subdivision (SUB 98- 0010). It is now clear that the southerly extension of SW Bluestem Lane will coincide well with the proposed street system for the Cherry Tree project, as per the layout shown on the Scholls NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 20 of 26 Village I plans. Since Bluestem Lane is to be considered a secondary access for the Scholls Village II project, Staff recommends the remaining portion of the street be constructed by the applicant on the Scholls Village I site as a part of this project. A construction permit will soon be issued by the City that will allow the applicant to construct the public improvements in Scholls Village I. At present, the public improvement plans reflect only the partial construction of Bluestem Lane. Once an approval is issued for the Scholls Village II project, the applicant could amend the construction plans for Scholls Village I and complete the full improvements to Bluestem Lane as a part of the construction work for that project. In summary, provided the applicant constructs the necessary frontage improvements in Barrows Road, installs the emergency access gate at the end of Crane Court as discussed above, and constructs the remainder of the Bluestem Lane improvements to the south property line of the Scholls Village I project site, then this application would be acceptable. Water: Water service can be provided to this site from existing City water lines located in SW Barrows Road and SW Crane Court. The Tigard Public Works Department submitted comments pertaining to this application and indicate the following: • The 12-inch public water line in Barrows Road shall be extended across the property frontage as a part of the street improvements. • The water system inside the project shall be private. A Master Meter and separate fire service line shall be required. The project water system shall not be intertied with the proposed water system in Scholls Village I. • A double-check valve is required on the domestic water service in a separate vault after the Master Meter. A Double Check Detector valve assembly is required on the fire service line. Sanitary Sewer: There is an existing public sanitary sewer line located in SW Crane Court that can serve this site. The applicant's plans indicate they will extend a line from the end of the public line to serve the site. The new sewer line shall be a private sewer line and shall be privately maintained. Storm Drainage: There is an existing public storm drainage line located in SW Crane Court. The applicant indicates that they will route their on-site storm water runoff toward this line. The applicant's engineer submitted a downstream analysis that indicates the existing downstream storm pipe system has ample capacity to handle the additional flows from this site. Therefore, on-site detention is not required. The on-site runoff will be collected and discharged into an on-site water quality pond where it will be treated before being further discharged into the public storm line in Crane Court. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 is required to be submitted indicating the frequency and method NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 21 of 26 to be used in keeping the facility maintained through the year. For to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant is proposing to construct a treatment pond on the site to treat the storm water runoff prior to release into the public system. The preliminary sizing calculations submitted by the applicant's engineer seem to indicate that there will be sufficient area on the site to locate and construct the proposed pond. To ensure compliance with Unified Sewerage Agency 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, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. Grading and Erosion Control: USA Design and Construction Standards also regulates 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines: There are existing overhead utility lines along the frontage of SW Barrow Road. Section 18.164.120 of the 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. 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 257 lineal feet; therefore the fee would be $ 7,068. POLICE DEPARTMENT COMMENTS: • Please provide a lighting scheme for review and approval. • Building numbers need to be identified on building. • Locator maps (illuminated) should be provided at both entrances. BUILDING DIVISION COMMENTS: • Revise turning radius at Water Quality Facility to provide 25-foot inside curve radius. • Provide utility sheet with domestic and fire water, hydrants, storm piping size and slope, catch basin design and grade breaks. • A three-story dwelling with 3rd floor exceeding 500 square feet needs a second access. • Each building shall be provided with a fire sprinkler system and automatic detection. • Submit fire flow analysis work sheet and placement of Fire Hydrants though-out. • Submit hydrant flow tests. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 22 of 26 WATER DEPARTMENT COMMENTS: • 12" diameter water main shall be extended across property frontage along SW Barrows Road. • Water system inside project shall be private. Master meter and separate fire service required. Project (water system) shall not be inter-tied to Scholl's Village I. • Double-check required on domestic service (in separate vault) after master meter. Detector double check valve assembly required on fire service. SECTION VI. AGENCY COMMENTS Unified Sewerage Agency reviewed this proposal and provided the following comments: Sanitary Sewer Each lot shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. If the units are to be sold individually, then a separate lateral is required for each unit. Storm Sewer Each lot should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. Washington County Department of Land Use and Transportation reviewed this application and provided the following written comments: 1. The minimum access spacing standard for SW Barrows Road is 100 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. Turn Lane conflicts (as described in Washington County's February 23, 1998 letter regarding access to SW Barrows from Scholls Village I), however, necessitate a significant increase in spacing (See Community Development Code 501-8.5). Due to these turn lane requirements and associated spacing needs, Scholls Village II will not be allowed any new access to SW Barrows Road. (Current plans are in compliance with this requirement, indicating that Scholls Village II will take access to Barrows via the approved access for Scholls Village I). NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 23 of 26 2. Resolution and Order 86-95 requires a minimum sight uistance (measured in feet) equal to ten times the vehicular speed of the road at the proposed access location. This requirement applies to sight distance in both directions from any access. 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) at the access to SW Barrows previously approved for Scholls Village I. 3. A traffic analysis for this development proposal is being performed by the County Traffic Analyst to predict impacts to SW Barrows Road based on increased traffic generation from both Phases I and II. This analysis is based, in part, on the Access Report previously submitted by the applicant. Findings and recommendations of the County Traffic Analyst will be forwarded to the City following completion of the review. This review and the resultant conditions of approval, are required by Resolution and Order 86-95 and Section 501-8.2.B. of the Community Development Code. 4. The County reserves the right to require additional conditions for development along SW Barrows Road following the County Traffic Analyst's review of the applicant's Access Report. Required conditions of approval PRIOR TO FINAL PLAT APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. Submit an access report consistent with R&O 86-95 to the Washington County Engineering Division for review and approval for access to SW Barrows Road. (Access Report received by Washington County October 22, 1998). B. Submit to Washington County Land Development Services (Public Assurance Staff, Tracy Stone/ Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750 Administration Deposit. NOTE:Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration wilf 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. 3. A copy of the City's final Notice of Decision, signed and dated. 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: A. Concrete sidewalk to County standard along SW Barrows Road frontage. B. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at the access to SW Barrows Road previously approved for Scholls Village I. C. Closure of all existing driveways to SW Barrows Road except at the access to SW Barrows Road previously approved for Scholls Village I. NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 24 of 26 D. Adequate roadway drainage along SW Barrows Roar, . Jntage (to include cleaning, grading and shaping of the ditch). E. Any additional off-site safety improvements found to be required for compliance with • R&O 86-95 upon completion of the County Traffic Analyst's review. C. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions NOTE:The Public Assurance staff (Tracy Stone/Carolyn Cook 681-3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of the public improvement engineering plans. 2. Provide evidence that documents reflecting required provisions under I.D. have been recorded. D. The following shall be executed and recorded with Washington County (representation on the plat or by separate document referenced within the plat will suffice): 1. Dedication of additional right-of-way to provide 33 feet from centerline of SW Barrows Road. 2. Provision of a non-access reservation along SW Barrows Road frontage, except at access point previously approved for Scholls Village I. NOTE:Contact Washington County Survey Division (Jamil Kamawal, 693-4543) if further information is needed. II. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.B.4., above shall be completed and accepted by Washington County. B. Upon completion of necessary improvements, provide certification of adequate sight distance at access point previously approved for Scholls Village I, in accordance with County Code, prepared and stamped by a registered professional engineer. STAFF RESPONSE: Washington County comments have been addressed in this report under Engineering Department comments and conditions have been incorporated into the decision. Washington County's traffic analyst has reviewed this application and affirmed the above comments and conditions. PGE, and TCI Cablevision have reviewed this application and offered no comments or objections. No other comments have been received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 25 of 26 Final Decision: DATE OF FILING: DECEMBER 4, 1998 THE DECISION SHALL BE FINAL ON MONDAY - DECEMBER 14, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON DECEMBER 14, 1998. Questions: If you have questions, please call the City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall :.. evard, Tigard, Oregon. • ∎ , \ t I ∎ December 3, 1998 PREPARED BY: M. J. Roberts DATE Associate Planner 0/4 ea,ze. d//Si( December 3, 1998 AP ROVED BY: Richard Bewe dorff DATE Planning Manager i:\curpin\mir\sdr\sdr98-15.dec NOTICE OF DECISION SDR 98-0015 SCHOLLS VILLAGE II PAGE 26 of 26 Z o n • 221 - ? __NJ s 219 ._ c _ 2 10' WIDE LANDSCAPE (t — - - 90 ®C 220 - - BUFFER AREA � 4.4.• Z„ s TREES TO BE PRE I L.A..�! 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NE, #201 4030 LAKE WASHINGTON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 1 S 133CC-90002 1 S 133CC-90003 SCHOLL'S CREEK TOWNHOMES, LLC SCHOLL'S CREEK TOWNHOMES, LLC 4030 LAKE WASHINGTON BLVD. NE, #201 4030 LAKE WASHINGTON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 1S133CC-90004 1S133CC-90005 SCHOLL'S CREEK TOWNHOMES, LLC SCHOLL'S CREEK TOWNHOMES, LLC 4030 LAKE WASHINGTON BLVD. NE, #201 4030 LAKE WASHINGTON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 5DR. q g –00 SeftOC-V s Via-A-6C --417— (pg 4,OP 3) • - 1S133CC-90006 1S133CC-90007 SCHOLL'S CREEK TOWNHOMES, LLC ,SCHOLL'S CREEK TOWNHOMES, LLC 4030 LAKE WASHINGTON BLVD. NE, #201 4030 LAKE WASHINGTON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 1S133CC-90008 1S133CC-90013 LEE, JAE JAMES ,MILLS, BRENT W & KIMBERLY A 14227 SW BARROWS ROAD 14411 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 1S133CC-90014 1S133CC-90015 PETTIBONE, MICHAEL D. NELSON, CHERYL L 14415 SW BARROWS ROAD 14417 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 1S133CC-90016 1S133CC-90017 TUTTLE, JAMES A & JANICE L CO-TRUSTEES ,WINTERS, TERRY M 14419 SW BARROWS ROAD 14421 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 1 S 133CC-90018 1 S 133CC-90019 HARALAMPUS, CATHERINE A ,HERRICK, KATHERINE A 14423 SW BARROWS ROAD 14425 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 1S133CC-90020 1S133CD-12500 LLOYD, JEREMY J. HOVEYBERYLE 14427 SW BARROWS ROAD 11722 NW TALLWOOD DR BEAVERTON OR 97007 TIGARD,OR 97224 1S133CD-12600 15133CD-12700 WYATT GENE D NEWBERRY JACK L 11748 SW TALLWOOD DR 11764 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-12800 1S133CD-12900 MERRITT STEVE R&CHERYL D BIEHLER MICHAEL P&MICHELE C 11780 SW TALLWOOD DRIVE 11792 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-13200 1S133CD-13300 MCMURDIE GREGORY M&CAROLYN T HAVEMAN BRIAN&KRISTINE 11818 SW TALLWOOD DR 11826 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1 S 133CD-13400 1 S 133CD-13500 FODOR LORETTA L BUNKIN DEBRA LEIGH& 11834 SW TALLWOOD DR 11840 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 O R )g -0016- Se tt0cL-1s V/Gt ' 5JL L'� • 3 0F3) • 1S133CD-13600 1S133CD-13700 WESTAPHER JUDY C JARONE PHILIP T&BETTY J 11866 SW TALLWOOD DR 11882 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-14200 1S133CD-14300 FARB FRIEDA& BERGER DANA S 11949 SW TALLWOOD DR 11921 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-14400 1S133CD-14500 RODEMAN STEVEN PATRICK& SULLIVAN TRUDY M 11889 SW TALLWOOD DR 11855 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-14600 1S133CD-14700 MENDESDACOSTA ROBERT J FIRCH CHARLES G&MARQUITA D 11833 SW TALLWOOD DR 9298 NE CROOKED RIVER TIGARD,OR 97223 TERREBONNE,OR 97760 1S133CD-14800 1S133CD-17100 PEBBLECREEK HOMEOWNERS ASSOC HARRIS LINDA M 8625 SW CASCADE AVE STE 606 11914 SW TALLWOOD DR BEAVERTON,OR 97008 TIGARD,OR 97223 1 S133CD-17400 RAK DEVELOPMENT COMPANY POLYGON NW 8625 SW CASCADE AVE#606 2700 ANDRESEN BEAVERTON,OR 97008 VANCOUVER WA 98661 CLIFFORD STRANBURG 19122 SW TILEFLAT BEAVERTON OR 97007 • Ownership Information Page 1 of 1 Address: Land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox Tax Lot ID: 1S133CC90000 B1dg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080613 Total Val: $0 Bldg Sc Prop Code: 990.0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year By Detaile 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LLC Aprox P Tax Lot ID: 1S133CC90003 Bldg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080616 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year Bt Details http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9000 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox Tax Lot ID: 1S133CC90004 Bldg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080617 Total Val: $0 Bldg Sc Prop Code: 102 .0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year BL Details http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S1 3 3 CC 9000 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox P Tax Lot ID: 1S133CC90005 Bldg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080618 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land Us Taxcode: 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Page 1 of 1 Address: Land Value: $0 LEE, JAE JAMES Aprox Acres: Tax Lot ID: 1S133CC90008 Bldg Val: $0 14227 SW BARROWS RD Sq Ft: 420 Account: R2080621 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 09/02/98 Land Use: Taxcode: 051.58 Sale Price: $150,990 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot ] http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9000 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 MILLS, BRENT W & KIMBERLY AAprox Acx Tax Lot ID: 1S133CC90013 Bldg Val: $0 14411 SW BARROWS RD Sq Ft: Account: R2080626 Total Val: $0 Bldg Sq E Prop Code: 102.0 Sale Date: 08/06/98 Land Use: Taxcode: 051.58 Sale Price: $144,447 BEAVERTON, OR 97007 Year Bui] Detailed http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 1 3 3CC900 1 11/30/98 • Ownership Information Page 1 of 1 Address: Land Value: $0 PETTIBONE, MICHAEL DAprox Acres: Tax Lot ID: 1S133CC90014 Bldg Val: $0 14415 SW BARROWS RD Sq Ft: 42C Account: 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Detai http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 WINTERS, TERRY M Aprox Acres: Tax Lot ID: 1S133CC90017 Bldg Val: $0 14421 SW BARROWS RD Sq Ft: 420 Account: R2080630 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 10/19/98 Land Use: Taxcode: 051.58 Sale Price: $148, 990 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot ] http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9001 11/30/98 Ownership Information Page 1 of 1 • Address: Land Value: $0 HARALAMPUS, CATHERINE AAprox Acres: Tax Lot ID: 1S133CC90018 Bldg Val: $0 14423 SW BARROWS RD Sq Ft: Account: R2080631 Total Val: $0 Bldg Sq Ft: • Prop Code: 102.0 Sale Date: 09/17/98 Land Use: Taxcode: 051.58 Sale Price: $130,990 BEAVERTON, OR 97007 Year Built: C Detailed Tax] http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 1 33CC900 1 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 HERRICK, KATHERINE AAprox Acres: Tax Lot ID: 1S133CC90019 Bldg Val: $0 14425 SW BARROWS RD Sq Ft: 42C Account: R2080632 Total Val: $0 Bldg Sq Ft: Prop Code: 102 .0 Sale Date: 09/25/98 Land Use: Taxcode: 051.58 Sale Price: $137, 328 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133 CC900 1 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 LLOYD, JEREMY J Aprox Acres: Tax Lot ID: 1S133CC90020 Bldg Val: $0 14427 SW BARROWS RD Sq Ft: 420 Account: R2080633 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 09/30/98 Land Use: Taxcode: 051.58 Sale Price: $149,408 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot 1 http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9002 11/30/98 1 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 9 2 7 6 BEAVERTON,OREGON 97075 Legal Notice Advertising SITE DEVELOPMENT REVIEW[SDR]9S-0015 >SCHOLL'S VILLAGE II CONDOMINIUMS< The Director has approved, subject to conditions, a request for Site • • ❑ Tearsheet Notice Development Review approval to Scholl's Village II,a 33-unit multiple- City of Tigard/Plan .Division family development and concurrent Major Modification approval to :3 1 2 5 SII Hall Blvd. • ❑ Duplicate Affidavit Scholls Village I (SDR 98-0011) to add an access connection to the Tigard,Oregon 97223 proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; WCTM 2S 133CC,Tax Lot 00500.The subject site is located east of SW • Barrows Road and north of the a roved Scholl's Village I site. The Account s Payable project abuts SW Crane Court which is to the east and the Pebble Creek Subdivision is located to the north and west. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The Medium-High Density Residential Zoning District permits the provision of low to medium rise, AFFIDAVIT OF PUBLICATION multiple-family residential development. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, STATE OF OREGON, ) 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, COUNTY OF WASHINGTON, )ss' 18.150 and 18.164. • I, Kathy SnydE'r I being first duly sworn, depose and say that I am the Advertising % I Director, or his principal clerk, of tiler_ ■ - -t— • "' me s I °� um a newspaper of general circulation as defined in ORS 193.010 1 ' r-. ;44,,I �, . I L and 193.020; published at �'iga rd in the 1 .� .. ,,� aforesaid county and state; that the � Site Development Review/98-0015 14 I ��.°� a printed copy of which is hereto annexed, was published in the I %�. entire issue of said newspaper for ()IIF successive and //� -.-- consecutive in the following issues: //i��,' ' .. 1..j T�jT Decerther 3 , 1993 [ � .�`:� 1.47 j\tCt5 - 177 _ ._., i i�Lf 1 , fit.i - r..,- w r s Subscribed and sworn to fore me this _ - "^ tuber, 19 9 ', ��3 L f_ . __ N Public for Oregon ;; MI My Commission Expires: I atv cc, r .. ",3'+ \ AFFIDAVIT r I + E,l AVE Lel-�---`- I 1r -DEL Irk/ r T The adopted finding of facts,decision, and statement of conditions can be obtained from the Planning Division,Tigard Civic Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. The decision shall be final on December 14, 1998. Any party to the decision may appeal this decision in accor- dance with Section 18.32.290(A) and Section 18.32.340 of the Com- munity Development Code, which provides that a written appeal may be filed within ten (10)days after notice is given and sent. The deadline for filing an appeal is 3:30 P.M.,December 14,1998. TT9276—Publish December 3, 1998. ' / I CITY of TIGARD I+ GEOGRAPHIC INFORMATION SYSTEM NOTIFICATION DI -f AREA MAP SDR 98-0015 SUBJE Iw PARCEL SCHOLL'S ., •13011112100 VILLAGE I I 1S133CC002�. I 1S1 471500 151130012100 S3CC! x'00 il/SPRINGBRCui3001 '00 G� '133'00 1 151'301112:00 151. 0011101 1,201 E E 15133F900071 0 l-100, ti ! ' 1S133CD17400 ---r-- o \ ! 111- a° 1S133CC90000 )1113300 IC .� 1513 , 0017 CT 151 30111 10 ,� 15133 =�i 4 tt C !020` � ,;�, 460,1St 3C013 00 1S133 41450 S1{30013 00 1S133CC00300 1S133001440 I ^- 3001 00 151;30111, ; ; 017100 N 1S133CC00400 151101114'01 LN 51334 00 SW -, r-- 0 100 200 300 400 ,•=302/eat A _1,,i i I City of Tigard RI T CT Information on this map is for general location only and .� should be verified with Me Development Services Divisbn. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 httpaAvww.ci.tgard.or.us Community Development Plot date:Oct 16,1998;Clmagic\MAGICO2.APR (JIV "1 d (A.)/ L-(TULC' ll,LrfQjG _1-L_ (fX� . / OF 5) 1 S133CC-00200 1 S133CC-00300 MATRIX DEVELOPMENT CORP SCHOLL'S CREEK TOWNHOMES LLC 6900 SW HAINES RD 4030 LAKE WASHINGTON BLVD NE#201 TIGARD,OR 97223 KIRKLAND,WA 98033 1 S133CC-00400 1 S133CC-00500 BARROWS L L C STRANBURG CLIFFORD 0 PO BOX 1349 19122 SW TILE FLAT ROAD BELLEVUE,WA 98009 BEAVERTON,OR 97007 • 1 S 133CC-00700 1S1 33CC-00800 REINHOLTZ TONY&LEE JARVIS LAGOMARSINO JAMES G&ANNE M 14124 SW SPRINGBROOK LN 14098 SW SPRINGBROOK LN TIGARD,OR 97223 TIGARD,OR 97223 1 S133CC-00900 1 S133CC-01000 CIMOCHOWSKI PATRICIA BOGUMIL RICHARD W 14076 SW SPRINGBROOK LN 14054 SW SPRINGBROOK LN TIGARD,OR 97223 TIGARD,OR 97223 1 S 133CC-01100 1 S 133CC-01200 ZUKAS NICOLE M GORDON PAMELA ANN 14032 SW SPRINGBROOK LN 14010 SW SPRINGBROOK LANE TIGARD,OR 97223 TIGARD,OR 97223 1S133CC-01300 1S133CC-01400 AL-ESSA TAHANNI M LICHTENTHALER MICHAEL G& 11735 SW TALLWOOD DR 11701 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1 S 133CC-01500 1 S 133CC-01600 VANDEHEY EDWARD J&MARGARET C CRIEGO RICHARD H&ROBYN R 620 SW 238TH AVE 14087 SW SPRINGBROOK LN HILLSBORO,OR 97123 TIGARD,OR 97223 1 S133CC-90000 1 S133CC-90001 SCHOLL'S CREEK TOWNHOMES, LLC ,SCHOLL'S CREEK TOWNHOMES, LLC 4030 LAKE WASHINGTON BLVD. NE, #201 4030 LAKE WASHINGTON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 1 S 133CC-90002 1 S 133CC-90003 SCHOLL'SxCREEK TOWNHOMES, LLC SCHOLL'S CREEK TOWNHOMES, LLC 4030 LAKE WASHINGTON BLVD. NE, #201 4030 LAKE WASHING'T'ON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 1 S133CC-90004 1 S133CC-90005 SCHOLL'S CREEK TOWNHOMES, LLC SCHOLL'S CREEK TOWNHOMES, LLC 4030 LAKE WASHINGTON BLVD. NE, #201 4030 LAKE WASHINGTON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 )) N- / ° vv'] . -l7L'G--'- r u)Li -N- (/1 • •�D/-= 15133CC-90006 1S133CC-90007 ,SCHOLL'S CREEK TOWNHOMES, LLC ,SCHOLL'S CREEK TOWNHOMES, LLC 4030 LAKE WASHINGTON BLVD. NE, #201 4030 LAKE WASHINGTON BLVD. NE, #201 KIRKLAND WA 98033 KIRKLAND WA 98033 1 S 133CC-90008 1 S 133CC-90013 LEE, JAE JAMES ,MILLS, BRENT W & KIMBERLY A 14227 SW BARROWS ROAD 14411 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 15133CC-90014 15133CC-90015 PETTIBONE, MICHAEL D. ,NELSON, CHERYL L 14415 SW BARROWS ROAD 14417 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 1 S 133CC-90016 1 S 133CC-90017 TUTTLE, JAMES A & JANICE L CO-TRUSTEES ,WINTERS, TERRY M 14419 SW BARROWS ROAD 14421 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 1S133CC-90018 1S133CC-90019 HARALAMPUS, CATHERINE A ,HERRICK, KATHERINE A 14423 SW BARROWS ROAD 14425 SW BARROWS ROAD BEAVERTON OR 97007 BEAVERTON OR 97007 15133CC-90020 1S133CD-12500 LLOYD, JEREMY._J. HOVEY BERYL E 14427 SW BARROWS ROAD 11722 NW TALLWOOD DR BEAVERTON OR 97007 TIGARD,OR 97224 1 S133CD-12600 1S133CD-12700 WYATT GENE D NEWBERRY JACK L 11748 SW TALLWOOD DR 11764 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-12800 1S133CD-12900 MERRITT STEVE R&CHERYL D BIEHLER MICHAEL P&MICHELE C 11780 SW TALLWOOD DRIVE 11792 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-13200 1S133CD-13300 MCMURDIE GREGORY M&CAROLYN T HAVEMAN BRIAN&KRISTINE 11818 SW TALLWOOD DR 11826 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-13400 1S133CD-13500 FODOR LORETTA L BUNKIN DEBRA LEIGH& 11834 SW TALLWOOD DR 11840 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-13600 1S133CD-13700 WESTAPHER JUDY C JARONE PHILIP T&BETTY J 11866 SW TALLWOOD DR 11882 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 !!r 1S133CD-14200 1 S133CD-14300 FARB FRIEDA& BERGER DANA S 11949 SW TALLWOOD DR 11921 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-14400 1S13300-14500 RODEMAN STEVEN PATRICK& SULLIVAN TRUDY M 11889 SW TALLWOOD DR 11855 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 1S133CD-14600 1S133CD-14700 MENDESDACOSTA ROBERT J FIRCH CHARLES G&MARQUITA D 11833 SW TALLWOOD DR 9298 NE CROOKED RIVER TIGARD,OR 97223 TERREBONNE,OR 97760 1S133CD-14800 1S133CD-17100 PEBBLECREEK HOMEOWNERS ASSOC HARRIS LINDA M 8625 SW CASCADE AVE STE 606 11914 SW TALLWOOD DR BEAVERTON,OR 97008 TIGARD,OR 97223 1 S 133CD-17400 RAK DEVELOPMENT COMPANY 8625 SW CASCADE AVE#606 BEAVERTON,OR 97008 Ownership Information Page 1 of 1 Address: Land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox p Tax Lot ID: 1S133CC90000aldg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080613 Total Val: $0 Bldg Sc Prop Code: 990.0 Sale Date: Land IIe Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year BL Detaile http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9000 11/30/98 Ownership Information Page 1 of 1 Address: 'Land Value: $0 !SCHOLL'S CREEK TOWNHOMES LLC Aprox 1 Tax Lot ID: 1S133CC90001Bldg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080614 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year By Details http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9000 11/30/98 Ownership Information Page 1 of 1 Address: (Land Value: $0 ISCHOLL'S CREEK TOWNHOMES LLC Aprox p Tax Lot ID: 1S133CC90002'B1dg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080615 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year Bt Detaile http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9000 11/30/98 Ownership Information Page 1 of 1 • Address: Land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox I Tax Lot ID: 1S133CC900031B1dg Val: $0 4030 LAKE WASHINGTON BLVD NE #201;Sq Ft: Account: R2080616 'Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year Bt Detaile http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTSTLID=1 S 133 CC9000 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox I Tax Lot ID: 1S133CC90004,'B1dg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080617 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land UE Taxcode: 051.58 'Sale Price: $0 KIRKLAND, WA 98033 Year By Detaile http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S I33CC9000 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox p Tax Lot ID: 1S133CC90005 Bldg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080618 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land Ue Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year BL Detaile http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9000 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 'SCHOLL'S CREEK TOWNHOMES LLC Aprox P Tax Lot ID: 1S133CC90006''Bldg Val: $0 4030 LAKE WASHINGTON BLVD NE #201 Sq Ft: Account: R2080619 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year Bt Details http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133 CC9000 11/30/98 Ownership Information Page 1 of 1 Address: land Value: $0 SCHOLL'S CREEK TOWNHOMES LLC Aprox Tax Lot ID: 1S133CC90007JB1dg Val: $0 4030 LAKE WASHINGTON BLVD NE #201Sq Ft: Account: R2080620 Total Val: $0 Bldg Sc Prop Code: 102.0 Sale Date: Land UE Taxcode: 051.58 Sale Price: $0 KIRKLAND, WA 98033 Year Bt DetailE r`• http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133 CC9000 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 ILEE, JAE JAMES Aprox Acres: Tax Lot ID: 1S133CC90008''Bldg Val: $0 14227 SW BARROWS RD Sq Ft: 420 Account: R2080621 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 09/02/98 Land Use: Taxcode: 051.58 Sale Price: $150, 9900EAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot ] • http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTSTLID=1 S 133CC9000 11/30/98 Ownership Information Page 1 of 1 • Address: Land Value: $0 MILLS, BRENT W & KIMBERLY AAprox Acx Tax Lot ID: 1S133CC90013 Bldg Val: $0 14411 SW BARROWS RD Sq Ft: Account: 82080626 Total Val: $0 Bldg Sq I Prop Code: 102.0 Sale Date: 08/06/98 Land Use: Taxcode: 051.58 Sale Price: $144,447 BEAVERTON, OR 97007 Year Buil Detailed http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 'PETTIBONE, MICHAEL DAprox Acres: Tax Lot ID: 1S133CC900141Bldg Val: $0 14415 SW BARROWS RD Sq Ft: 42C Account: R2080627 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 08/06/98 Land Use: Taxcode: 051.58 Sale Price: $130, 990 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot - --- • http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 NELSON, CHERYL L Aprox Acres: Tax Lot ID: 1S133CC90015Bldg Val: $0 14417 SW BARROWS RD Sq Ft: 420 Account: R2080628 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 08/11/98 Land Use: Taxcode: 051.58 Sale Price: $130,710 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot ] http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133 CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 TUTTLE, JAMES A & JANICE L CO-TR Aproy Tax Lot ID: 1S133CC90016 B1dg Val: $0 14419 SW BARROWS RD Sq Ft Account: R2080629 Total Val: $0 Bldg Prop Code: 102.0 Sale Date: 08/12/98 Land Taxcode: 051.58 Sale Price: $0 BEAVERTON, OR 97007 Year Detai http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 WINTERS, TERRY M Aprox Acres: Tax Lot ID: 1S133CC90017Bldg Val: $0 14421 SW BARROWS RD Sq Ft: 420 Account: R2080630 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 10/19/98 Land Use: Taxcode: 051.58 Sale Price: $148,990 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot ] http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133 CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 HAR.ALAMPUS, CATHERINE AAprox Acres: Tax Lot ID: 15133CC90018 Bldg Val: $0 14423 SW BARROWS RD Sq Ft: Account: R2080631 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 09/17/98 Land Use: Taxcode: 051.58 Sale Price: $130,990 BEAVERTON, OR 97007 Year Built: C Detailed Taxl http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS TLID=1 S 133CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 HERRICK, KATHERINE AAprox Acres: Tax Lot ID: 1S133CC900191B1dg Val: $0 14425 SW BARROWS RD Sq Ft: 42C Account: R2080632 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 09/25/98 Land Use: Taxcode: 051.58 Sale Price: $137,328 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S 133CC9001 11/30/98 Ownership Information Page 1 of 1 Address: Land Value: $0 LLOYD, JEREMY J Aprox Acres: Tax Lot ID: 1S133CC90020 Bldg Val: $0 14427 SW BARROWS RD Sq Ft: 420 Account: R2080633 Total Val: $0 Bldg Sq Ft: Prop Code: 102.0 Sale Date: 09/30/98 Land Use: Taxcode: 051.58 Sale Price: $149,408 BEAVERTON, OR 97007 Year Built: 0.0 Detailed Taxlot I http://infonet.co.washington.or.us/cfdocs/.../taxdet.CFM?TAXLOTS_TLID=1 S133 CC9002 11/30/98 09/14/1998 10:59 6934442 POLYGON NW �L� PAGE 02 d SITE DEVELOPMENT REVIEW „ix Ail APPLICATION CITY Of T16ARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 -rI GENERAL iNFORMATIQN • PRE-APP.HELD WITH: (A Yvt 6K I DATE OF PRE-APP.: Property Address/Location(s): , ,,��;» + 'may, �w�. •�, Tax Map& Tax Lot#(s): M;;;µ� � t, � <, r t .< ,,,, ';: Site Size: ,1•61, !@.��, ��!1•••t: ''�Sr'� ��»� ' ,,. ,�� r� . to it ,t,,p •r M r 1 �1 „ ' � 't ,„ Property Owner/Deed Holder(s)': G�- �� f niiitg►-.I / ;4p q!„ , ,,^� :,1::.,,,,;,,-:k."•lf--�',�•` I';.• l �/Lj7'��^.}�//))f�(,[��n+^ �,, "t , • t � •�, ^ 1 lr Vii;d Address: � ,. 51L1 7 •1,— -/ - ` fie: „41 ....., ...40.,441,!;;4'.;',..:•T ei ,, , ,*3 City; ziP 7 , *:,,, �, v' r•• .,..,r-k. . ;� Applicant': pol� �D� sz �, :uV �! ;. ( � TaAtefwe, Address: �' ,/ J at N Phor <�7 ' ',w;�g J 4� xi '' . .. r /� �f� Feria Dail ltlon . City: �".�c/ l ` Zip: � � ,' l ,,.i.1' ! ' 1! X 1`- am ., •When the owner and the applicant are different people, the applicant 14ATO;r ,r, �, "'`T`" ; "`n.i ir"`;)lt must be the purchaser of record or a lessee In possession with written 4. 3i• ;„k;;. y t�v a :# authorization from the owner or an agent of the owner, The owner(s) 411, 'IrCiW,tv { "1..._"c , °`rr must sign this application in the space provided on the back of this , "?y •:'?!r. "? Y,t form or submit a written authorization with this application, PROPOSAL S.UMMA RY RESIUIREp SUBMITTAL FLEMENT1 The owners of record of the subject property request Site r Application Elements Submitted: Development Review approval to allow (please be specific): p Application Form l V e YQ-C Or .O Owner's Signature/Wntten Authorization — U I v I ( Al” Title Transfer Instrument or Deed fr , ' �. J� p Site/Plot Plan -10,1_A) r "V I (1t of copies based on pre-app check list) 4 lJ �� w 0 / — i I, '-', 4- ' i 0 Site/Plot Plan(reduced 8'/7"x 11") ask) _A d hi — it rf1 .:if I p Applicant's Statement (0 of copies based on pre-app check list) Construction Cost Estimate --- i a Filing Fee (una«1100.000) $ 800.06 jsioc,oec.see9.999) $1.600.00 • (51 Mallon&Over) $1.780.00 1__ - - (.s5/510.000) 1 . 8 'd E1,9 ON SN3A31S S I RION jldZ : 1 8661 ' 1 'd8S_ __ 09/14/1998 10:59 6934442 POLYGON NW PAGE 03 e v4 >L `—" .1st any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of title application: l 1r`tiv � Il r V (. ' 5-60) P� tr 7 l( ik/tk 12--- Mop 1, tto N •(:7 APPLICANTS: To consider an application complete, you will needs to submit ALL of the fEOUIRED SUBMITTAL ELEMMNTa 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 APPLICANTS) SHALL CERTIFY THAT: • t a1 v 1 • • v • , , • :,.• a.r •t t • t t n • • • t v! • • ,, • • :a'. • `,.J. it : • . . . tom . • If the application is granted, the applicant will exercise the rights granted in aoccrdance with the terms and subject to all the conditions and 6rnitations of the approval. • All of the above statements and the statements In the plot plan, attachments, and exhibits transmitted herewith, are true: end 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 polities and criteria, and understands the requirements for approving or denying the application. SIGNATURES of ugh owner of the subject property. DATED this day of (62C ,14A en's Signature Owner's Signature Owner's Signature Owner's Signature 2 Z d 8Ii!9 'ON SNdA3JS SIKION 1 i 8661 'fit AS CITY OF TIGARD Community Development Sflaping f7(Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 2/12/99 FILE NO: SITE DEVELOPMENT REVIEW ISDRI 98-0015 FILE TITLE: Scholl's Village II APPLICANT: Polygon Northwest OWNER: Clifford Stranburg Attn: Fred Gast 19122 SW Tile Flat Road 2700 Andresen, Suite D-22 Beaverton, OR 97007 Vancouver, WA 98661 REQUEST: Site Development Review approval for Scholl's Village II, a 33-unit multiple-family development and concurrent Major Modification approval to Scholl's Village I (SDR 98-0011) to add an access connection to the proposed Scholl's Village II. LOCATION: 14140 SW Barrows Road; east of SW Barrows Road and north of the approved Scholl's Village I site, the project abuts SW Crane Court to the west and the Pebble Creek subdivision located to the north and west. WCTM 1S133CC, Tax Lot 00500. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. CIT AREA: West CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: MONDAY NOVEMBER 2,1998 X STAFF DECISION DATE OF DECISION: THURSDAY NOVEMBER 12,1998 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM_ PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM_ CITY COUNCIL DATE OF HEARING: TIME: 7:30 PM_ COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE X SITE PLAN X ARCHITECTURAL PLAN X TRAFFIC IMPACT STUDY X TREE PLAN ARBORIST REPORT OTHER STAFF CONTACT: M. J. Roberts, Associate Planner (503) 639-4171 Ext. 315 SDR 98-0015 SCHOLL'S VILLAGE II PROPOSAL/REQUEST FOR COMMENTS ALPHA ENGINEERING, I' " �ETVAC �� 4RA LI�-LrUIM Engineering • Development Services • .rveying 9600 S.W. OAK STREET SUITE 230 PORTLAND, OREGON 97223 DATE 1. J` JOB NO. at /,Will (503) 452-8003 FAX (503) 452-8043 1.1 � TO e- IAA; Rober43 I 101998 COMMUNITY DEVELOPMENT WE ARE SENDING YOU tEr Attached ❑ Under separate cover via Fax Messenger Mail the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval or your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: / ' / If enclosures are not as noted,kindly notify s - once. AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING. RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 r-q.-1 .1 *C ) -4 e i A,, , do affirm that I am (represent) the party initiating interest in a proposed uLTI rI11.4'i 1( 1 �-(r, E rv'r— affecting the land located at (state the approximate locatiod(s) if no ad ss(s and/or x lot(s) currently registered) ( H i I x-1 (3 S( -) SC' i L ER V( (Z I , and did on he (-I day of J IA(s l4 S i- 19. 1 pg-rsonaily post notice indicating that the site may be proposed for a 10())11.4- P1! G application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at I L ( a ..amiliTS!riTilibk, 2 ■ _ • at ---- ' n APR-2n(.&DcS e location y•- 'a - ' T .n e ro P P / -; '!.�A, �i Signature (In the rsrence of a Notary Public) (THIS SECTION FOR A STATL4F-f3GON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the /'1 day of 2- , 19 96 ,.s.., OFFICIAL SEAL • MICHAEL H. HARRIS ` � NOTARY PUBLIC OREGON �f /� `;;;:� COMMISSION NO. 311936 i�.�/L�1Qc f / may-zyZr— MY COMMISSION EXPIRES APRIL 26,2002 NOTARY PUBLIC OF OREGON My Commission Expires: (Applicant. please complete information below for proper placement with proposed project) 1-N-NIE OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner.. Address or General Location of Subject Property: LSubject Property Tax Map(s) and Lot#(s): I J nriccstwa¢y%maxersuepcu.-= . 4..... .44,.,„, September 28, 1998 CITY OF TIGARD OREGON Fred Gast Polygon Northwest 2700 Andresen, Suite D-22 Vancouver, WA 98661 RE: Notice of Incomplete Submittal - SDR 98-0015 (Scholl's Village II) Dear Mr. Gast: The City received your request for Site Development Review approval for the above referenced 33 unit multiple-family residential project off of SW Barrows Road. Based on a preliminary review of these materials, staff has determined that your submittal is incomplete. The following clarifications and additional information are required before staff can consider your application complete and begin the review: 1 . Traffic Study 2. Downstream Analysis 3. Utility Plan 4. Grading Plan 5. Preliminary Water Quality Sizing Calculations 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 or Brian Rager, Development Review Engineer at 503-639-4171. Sincerely, R M. J. Roberts Associate Planner i:\curpin\mjr\sdr\sdr98-15.inc c: SDR 98-0015 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 ALPHA ENGINEERING, • L'AWAG ]T 4RACv] E CI41'LQd Engineering • Development Services • ....rveying 9600 S.W. OAK STREET SUITE 230 PORTLAND, OREGON 97223 (503) 452-8003 FAX (503) 452-8043 DATE ��? �ij JDF,�` ^ �J' c." ATTENTION TO RE: -c?/1 ` - 929. ©0'5 Cd��4 / dae,/ .-/,, RE EIVED OCT 13 1998 COMMUNITY DEVELOPMENT WE ARE SENDING YOU ❑ Attached ❑ Under separate cover via Fax Messenger Mail the following items: > ❑ Shop drawings ❑ Prints ❑ Plans El Samples El Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. j DESCRIPTION e..2 M41911 61/1-1 . J ice / / i /Air >/ jr 2 %bi YZA4 5 te / / " . /),fr�� 67A, /4 - THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints > ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO v U S REMARKS �� _■ Or'"? _d�4W . P L// r - _. yfi�� / D v -- y.-.07 — 1 e-g � .%Or% /e7. .i ' A, /_ter krlP r' `2 ./ �i .." / p. i ..1" JO' /4 , .1, r COPY TO SIGNS If enclosures are not as noted,kindly notify us at once. 44..-.A.„.24..A. CRY OF TIGARD OREGON October 22, 1998 Fred Gast Polygon Northwest 2700 Andresen, Suite D-22 Vancouver, WA 98661 RE: Notice of Complete Submittal - SDR 98-0015 (Scholl's Village II) Dear Mr. Gast: This letter is to inform you that your application for a Minor Land Partition (City file reference: MLP 98-0011) was considered complete October 16, 1998, and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sin 11 ) . erely, IP M. J. Roberts Associate Planner i:\curpinlmjr\sdr\sdr-98-15.cmp c: SDR 98-0015 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 I , 1 S CHOLL S VILLAGE II T i t T S TABLE OF CONTENTS A. NARRATIVE B. APPLICATION C. MEETING REQUIRMENTS D. CONTEXT MAP / TITLE REPORT E. LIST OF SURROUNDING OWNERS F. PRE-APPLICATION NOTES G. PLAN SETS r 1 I I A. NARRATIVE f t TYPE 2 APPLICATION FOR SITE DEVELOPMENT REVIEW APPLICATION # 98-0- TIGARD, OREGON CONCURRENT WITH A TYPE 1 APPLICATION FOR A MAJOR MODIFICATION TO SDR APPLICATION #97-0011 SCHOLL ' S II A 33-unit attached town home community Submitted September 16, 1998 AEI 395-020 1 1 l 1 TABLE OF CONTENTS A. NARRATIVE B. APPLICATION C. MEETING REQUIRMENTS D. CONTEXT MAP / TITLE REPORT E. LIST OF SURROUNDING OWNERS F. PRE-APPLICATION NOTES G. 11 X 17 PLAN SET REDUCTIONS 1 1 Facts: Applicant: Polygon Northwest 2700 Andresen , Suite D-22 Vancouver, WA 98661 Contact: Fred Gast 360-695-7700 Owner: Clifford Stranburg 19122 SW. Tile Flat Road Beaverton, OR 97007 Development Consultant: Alpha Engineering Inc. 9600 SW Oak Street, Suite 230 Portland, OR 97223 Project Manager: Mike Miller Engineer: WRG Design 10450 SW Nimbus Avenue, Suite RA Portland, OR 97223 Project Manager: Fred Garmire Location: 14140 SW Barrows Road Tigard, OR Size: Gross 2.00 -Right-of-way dedication -.0 NET 2.00 Zoning: R-25 Tax Lot: Tax Lot 500 of Map 1S1 33CC Applicable Code Criteria: Community Code Chapters 18.32, 18.56, 18.88, 18.90, 18.92, 18.96, 18.100, 18.102,18.106,18.108, 18.114,18.120.070(B), 18.144, 18.150, 18.160, 18.164 SCHOLL'S VILLAGE 11 1 , Application Request: A request for a Site Development Review Approval (Scholl's Village II) concurrent with a request for a Major Modification to Site Development Review Application 98-0011 (Scholl's Village I). Background Information: The Site Development Review Application for Scholl's Village II proposes to develop the site with 33 Atown homes" in character with the neighborhood. Town homes will be clustered in one-three unit building and six–five unit buildings for a total of seven buildings. Individual dwelling units will have attached garages and will include a private patio or porch area. The project is designed as a "For Sale" project with 33 individual town homes buildings ("condominiums"). This plan provides over half (52%) of the site as open space. This significant landscape area will be utilized by future residents of the Scholl's Village community for passive and active recreation pursuits. The "modified " plan of approved and previously modified Application #97-0011 seeks one particular change. This change consists of the addition of a 65-foot segment of road from the looped drive to the northern project boundary in order to accommodate vehicular and pedestrian access to the current project—Scholl's Village II. Upon approval of this Site Plan Minor Modification application and accompanying Building permits, it is the applicant's intent to immediately finalize construction plans and to build the project. Vicinity Information: The project is on the western periphery of Tigard located near Summerlake Park in Tigard and Murrayhill Open Space Park in Beaverton. Commercial centers are also located nearby at Walnut Street to the south as well as along Murray Road in Beaverton. The Scholl's Village project is also fairly close to a major shopping, office and employment center--Washington Square located at Greenburg Road and Interstate 217. The land uses immediately surrounding the project site are varied. An attached condominium project is located to the west, vacant land to the north and south, and single 3 SCHOLL'S VILLAGE II � 1 1 1, family houses to the east (Pebble Creek). The extension of an attached residential enclave would provide additional moderately priced housing opportunities in an increasingly more urban neighborhood. The proposed community offers an alternative form of housing in an area which currently contains predominantly more expensive single family units. The development is accessed directly from SW Barrows (formerly SW Scholl's Ferry Road) which runs north east/south west, and consists of a 42' wide section of asphalt with curbs and sidewalks planned to be on both sides. Site Information: The site contains 2.0 acres and has 256' +/- of frontage along the front boundary (Barrows). The lot depth ranges from 330 feet to about 472'. The site slopes gently to the northwest and northeast, at about 2 to 4% fall. The existing site has no existing structures. There are random singly occurring and small groves of medium sized trees located throughout the property, many of which will be preserved in the proposed plan. A total of 77 trees over 12" in caliper (at four feet in height) exist on the site, and of those 39 or 51% will be preserved. The buildings were arranged to specifically maximize preservation of the largest of the trees and to maintain trees in clusters. The attached Tree Mitigation Plan identifies trees to be preserved and removed as well as proposed new plantings. Proposal Description: The applicant proposes to construct seven buildings: one tri-plex, and six- five-unit buildings; resulting in 33 dwelling units ("condominiums") on a single lot. Over 1/2 of the site will be in open space, with the majority of the total open space being retained in its undisturbed natural state. Access to the Scholl's II project will be through Scholl's Village 1 (97-0011), the 71-unit project to the south. The requested modification to the plans for Scholl's Village I are attached which depict the 65-foot long access road to Scholl's I. A common private driveway will serve the project providing access to the units, garages and parking bays. Resident parking is, accommodated within the units in garages, with guest parking for the most part being perpendicular parking in bays and driveways. 4 SCHOLL'S VILLAGE II A network of pathways will provide pedestrian access to each unit and throughout the project, as well as connecting the project to the surrounding neighborhood. Comparison of Code Standards to the Application The proposed application is a Minor modification of a previously city approved Site Development Review project (97-0011). The modified application proposes virtually the same project with the following minor variations: CHART 1 : COMPARISON OF PROPOSED PROJECT TO CODE REQUIREMENTS Code Requirements Scholl's Village II Proposal NUMBER OF UNITS 50 maximum 33 NUMBER OF BUILDINGS N/A 7 DENSITY (Max.) 25/Acre 16.5/Acre LOT COVERAGE (% Impervious Area) 80% 48% (Square Feet) 69,696 SF 42,210 SF TREE PRESERVATION 39 OF 77 (% Preserved) 50 to 75 with 50% mitigation 51% Preserved PARKING PROVIDED (Resident) 66 (2 per unit) 66 (guest) 10 (0.15 x resident) 24 (36%) 5 SCHOLL'S VILLAGE II II. PROCEDURES/COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE The following outline has been excerpted and updated from The City of Tigard's Community Development Code and appropriate applicant responses are provided as applicable in order for staff to determine project compliance and to prepare the Staff Report Impact Study: Section 18.32.050 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 facility's 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 requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 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. RESPONSE: Although the applicant has not submitted an impact study that specifically quantified the impacts of this development on public facilities and systems, because the existing right-of-way and street improvements along the SW Scholl's Ferry Road frontage are largely existing, no specific study is necessary. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. According to the City of Tigard, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $179.00. The total TIF for a dwelling unit within a Low Rise Apartment building is $1,181. Based on this City applied formula, the applicant, Polygon NW will be required to pay TIF's of approximately $38,973 ($1 ,181 x 33 dwelling units) upon completion of this development. 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 the project traffic impact on major streets is $ 116,919 ($3,543 x 33 dwelling units). 6 SCHOLL'S VILLAGE II By subtracting the traffic impact fee to be paid from the total traffic impact a total unmitigated project impact of ($116,919 total impact - $38,973 current Traffic Impact Fee) $77,946 is left. Use Classification: Section 18.56, the R-25 Zoning District allows multiple family residential dwelling units and related accessory structures as permitted uses. RESPONSE: The applicant is proposing to develop a total of 7 buildings with 33 dwelling units as townhouses. The proposed buildings range in length and would each contain between three (3) and five (5) dwelling units. These buildings are classified as multiple-family dwellings which are a permitted use. Minimum Lot Area: Section 18.56.050 states that the minimum lot area for each multi- family unit in the R-25 zoning district is 1,480 square feet. There is no minimum lot with requirement in the R-25 zone. New development within the R-25 zone is required to provide a minimum of 20% landscaping. RESPONSE: The applicant has not proposed to create individual lots as part of this application, therefore, the permitted lot size is not applicable to this request, except in determining overall permitted project density. Density calculations for this project are reviewed elsewhere within this report. The applicant provided preliminary calculations which indicate that of the gross 2.0 acres to be developed will retain 52% of the site or over one acre as landscaped area well in excess of this requirement. Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as follows: front yard —20 feet; side yard– 10 feet; side yard which abuts a more restrictive zone – 30 feet; rear yard– 20 feet. RESPONSE: As indicated on the site plan, all buildings comply with the setback requirements of the R-25 zone. Building Height: Section 18.56.050 states that the maximum building height within the R-25 Zoning District is 45 feet. RESPONSE: As measured from the proposed finished grade, elevation to the average height of the proposed sloping roofs of the proposed buildings would be a maximum of approximately 32 feet in height at the mid-height of the gable, which is under the 45- foot maximum allowed. 7 SCHOLL'S VILLAGE Ii Density Computation: Section 18.92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area; park dedication; dedicated public right-of-way and private streets. To calculate the net units per acre, it is necessary to divide the net acreage by the minimum number of square feet required for each lot by the applicable zoning district. RESPONSE: No sensitive lands are found to be present on this site. The gross acreage of the property is 2.0 acres. Because adequate public right-of-way exists along the SW Scholl's Ferry Road frontage, it was not necessary to deduct any area for public street ROW for dedication purposes. The net area equals 87,120 square feet, which is then divided by the minimum lot size of the zoning district (1 ,480 square feet). This yields the opportunity to develop up to 59 dwelling units. This plan proposes 33 total dwelling units which complies the maximum permitted density. Additional Yard Setback Requirements: Section 18.96.020 requires that the building setback on SW Scholl's Ferry Road (a Major Collector) shall be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. RESPONSE: The current existing centerline of SW Scholl's Ferry Road is at 40 feet from the property line. Building 7 is proposed to be located within a portion of the 20- foot front yard setback as previously approved. Even with this encroachment, the nearest adjoining structure would be a minimum of 65 feet from centerline, in compliance with this standard. Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation, buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation, buildings with opposing blank walls shall have a 10-foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height an additional separation is added to these standards as follows: the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. RESPONSE: This section is applicable to the proposed buildings. The buildings range between 40 and 96 feet in length. The building elevation plans show that the proposed buildings would have windowed walls facing windowed walls. The required separation is therefore a minimum of 25 feet, plus the added distance required for buildings over 60 feet in length. In several cases, the buildings as proposed, do not comply with this standard. However, the similar buildings that are less than the requirement in the 8 SCHOLL'S VILLAGE II Scholl's Village I (97-0011) application were previously approved for reductions to this criteria in an effort to preserve more existing trees. The following building adjustments have been made on this application in conformance with the previously approved application for the project to the south: The building separation between Buildings "2" and "3" is required to be 27 feet where a minimum 14 feet is provided. The separation between Buildings "6" and "4" is 28 feet where a minimum of 5 feet is provided. The building separation between Buildings "3" and "4" is 27 feet where a minimum of 30 feet is provided. The building separation between Buildings "11" and "12" is 28 feet where a minimum of 25 feet is provided. The applicant requests the Director to find that the tree preservation adjustment, provided in Section 18.150.045.A.6, applies to the minimum building separation standard. This adjustment allows up to a 50% reduction to required setbacks. Therefore, the proposed building separation between 2 and 3 complies with the minimum standard. Distance Between Driveways, Walkways and Dwelling Units: Section 18.96.030 also states that driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. RESPONSE: Although the applicant has proposed a windowed wall on the first floor of the units, walls are in every case at least eight feet from driveways or parking. The applicant has also not proposed to utilize the ground floor of any of the units for anything other than the front door entrance, a staircase to the units and the garage, therefore, these units also satisfy the parking lot and walkway to living room window separation requirements. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. RESPONSE: This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. The landscape plan proposes numerous plantings throughout the site. The site plan provides for 20 total guest parking spaces. These spaces are widely dispersed throughout the site. Approximately 10 existing or proposed trees are to be provided adjoining these spaces for shade purposes. For this reason, parking lot trees have been provided in excess of 9 SCHOLL'S VILLAGE II • the minimum ratio of one (1) space for each seven (7) uncovered parking spaces in compliance with this requirement. Street Trees: Section 18.100 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 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). RESPONSE: Because the site has approximately 256 feet of lineal frontage, a minimum of seven (7) large species trees are required. The landscape plan illustrates the plantings, as well as existing trees, along the site's frontage. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a multi-family development abuts a residential zone with a single- family use, the required buffer and screening width shall be 10 feet. RESPONSE: The standards requiring the provision of buffering and screening between adjoining uses is found to be applicable. This standard is applicable along the easterly property line where the proposed minimum of a ten (10)-foot distance is required and provided along this property line. Buffering: Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) at least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) in addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1,000 square feet of required buffer area; and 3) the remaining area shall be planted in lawn, groundcover or spread with bark mulch. RESPONSE: The total size of the buffer area is approximately 4,000 square feet. Therefore, this buffer is required to contain 50, five (5)-gallon or 100, one (1)-gallon shrubs, in addition to the row of trees. The total number of shrubs that are proposed would cover an area of over 5,000 square feet, which exceeds the minimum standard (please refer to landscape plan). Due to the height of the balconies on Building "4" screening and buffering have been required as discussed within this staff report under the Section 18.120 Site Development Review criteria. 10 SCHOLL'S VILLAGE iI Screening: Section 18.100.080.E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. RESPONSE: The modified plan, as coordinated with the neighbors at the pre-submittal neighborhood meeting, proposes a wood fence in combination with a berm and/or retaining wall and tall evergreen trees along the property lines. The proposed screening treatment complies with the minimum standard. Due to the height of the balconies on Building "4", additions to the proposed screening and buffering have been provided as discussed within this report under the Section 18.120 Site Development Review criteria. Parking Lot Landscaping: Section 18.100.100(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RESPONSE: As indicated on the landscape plan, parking lot trees and landscaping have been located in accordance with this section. Visual Clearance Areas: Section 18.102 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 feet in height. Obstructions which may be located in this area shall be clear between three and eight feet in height (trees may be placed within this area provided all branches below eight 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 30 foot distance points with a straight line. 11 SCHOLL'S VILLAGE 1I • RESPONSE: The applicant has not proposed to develop site improvements within areas defined as a Visual Clearance area. Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 2 spaces for units with more than 1 bedroom. RESPONSE: The applicant is proposing a total of 33 dwelling units with 19 two- bedroom units and 14 three-bedroom units. This total requires a minimum of 66 resident parking spaces. Each unit is to be provided with two (2) garage parking spaces using a side-by-side tandem arrangement. In addition, 4 of the units provide for a minimum of one (1) car to be parked in the driveway and there are 20 guest spaces in bay parking, for a total of 24 guest spaces. For this reason the minimum required parking standard has been met. Visitor Off-Street Parking: Section 18.106.0020(G) states that multi-dwelling units with more than 10 required parking spaces shall provide or the use of all of the guests of all of the residents of the complex, the shared parking shall consist of 15 percent of the total required parking spaces and be centrally located within the development. RESPONSE: Based on the total number of required parking spaces, a minimum of 10 visitor parking spaces are also required to be provided. Throughout the site, the applicant has provided 24 parking lot spaces for this purpose, in satisfaction with the minimum visitor parking portion of the parking requirement. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. RESPONSE: Based on the minimum requirement for 76 parking spaces for the entire complex, a minimum of five (5) bicycle parking spaces are required. The site plan shows one cluster of bike parking, consisting of six spaces. Walkways: Section 18.108.050(B) requires that within multi-family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. RESPONSE: As indicated on the site plan, an integrated system of walkways is proposed which is in compliance with these requirements. The asphaltic concrete walkway system provides a connection to the developed property to the south and to the stub extension of SW Crane Court. 12 SCHOLL'S VILLAGE II Access: Section 18.108.070(F) requires that multiple-family residential uses provide a minimum of two driveways where 50-100 dwelling units are proposed to be served. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a five foot sidewalk. RESPONSE: Even though only 33 dwelling units are proposed, two (2) access points are provided for this development. This requirement is satisfied as the site plan shows the provision of two (2) access driveways one to Scholl's Village I which in turn provides access to Barrows Road and SW Bluestem with a pavement combined width of a minimum of 24 feet. As well an emergency access is planned with a locked gate at the current terminus of Crane court. Walkways have been provided along the main driveways leading into the site. Signs: Section 18.114.130(B) lists the type of allowable signs and sign area permitted in the R-25 zone. RESPONSE: All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. Mixed Solid Waste and Recyclable Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick-up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. RESPONSE: Based on the size and location of the enclosure, the trash and recycling pick-up is primarily being designed to be handled through individual pick-up from each unit. Site Development Review: Section 18.120 requires that a development proposal be found to be consistent with the applicable standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, 18.56, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18. 116, 18.120, 18.150 and 18.164. RESPONSE: The proposal is consistent with these sections as has been reviewed in the previous section of this report. The proposal contains no elements related to the provisions of Sections 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), 18.134 (Variance) and 18.144 (Accessory Use and Structures) which are listed under Section 18.120.180.A.1. These sections are, 13 SCHOLL'S VILLAGE iI therefore, found to be inapplicable as approval standards. Section 18.120.180.A.2-18 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. Section 18.120.180.A.8 is found to be inapplicable because the site does not adjoin the 100-year flood plain. The applicable standards are addressed immediately below. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees and requires that trees having a 12 inch caliper or greater be preserved or replaced by new plantings of equal character. RESPONSE: The applicant is proposing to site the proposed improvements in order to preserve approximately 51% of the existing trees on site. A detailed analysis of the tree protection standards has already been provided along with this application Exterior Elevations: Section 18.120.180.3 states that along the vertical face of multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (decks, patios, etc.); b) Extension (decks, patios, etc.); or c) Offsets or breaks in roof elevations. RESPONSE: As indicated on the preliminary building elevation plans, the design provides the front elevation of each building with roof elevation offsets and decorative front door entrance features approximately every 16 to 24 feet. These are the identical elevations that have been previously approved on the adjacent Scholl's Village I site. Each units rear elevation will have a deck with two to six foot spacing between decks. On the rear elevation of buildings with four (4) or more dwelling units, an additional roof offset, break in the roof elevation or a recess feature will be provided. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.4(A) states that buffering shall be provided between different types of land uses. RESPONSE: This criterion is found to be applicable and has been addressed elsewhere within this report. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. RESPONSE: This criteria is addressed because the site and landscape plan provides screening of parking, the trash enclosure and interior driveways from view of SW 14 SCHOLL'S VILLAGE II Scholls Ferry Road and from adjoining properties. Privacy and Noise: Section 18.120.180.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. RESPONSE: On site private outdoor space is to be provided through the use of a second story balcony on each unit. The site is immediately adjoined by properties that are zoned and/or developed with residential use on each side. Due to the building orientation and its location, the shared open space areas are adequately screened from view of existing and potential adjoining residential uses. The private outdoor balconies on Buildings "4" are screened from future development by the proposed planting of various trees. These plantings would be expected to eventually screen the balconies but would not at planting unless their sizes are increased. Other than the three balconies of building "4" there are no other private outdoor spaces related to the proposed units which need to be screened from existing development. The balconies of proposed buildings "6" and "5" will be screened from one another as will buildings "1", "2", and "3" from the units within Scholl's Village I. The screening and buffering area east of Building "4" and north of buildings "5", "6", and "7" shall, at a minimum, include a berm, with a six (6) foot high sight-obscuring fence and evergreen planting on top of the berm as illustrated on the landscape plan. The applicant shall also provide a line of interspersed fast-growing evergreen and deciduous trees spaced at the minimum buffering standards set forth in Section 18.100.080(D). Private Outdoor Areas: Section 18.120.180.6. requires that 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. RESPONSE: This criterion is satisfied was the applicant is proposing balconies for each unit which are in excess of the minimum of 48 square feet. Shared Outdoor Recreation Areas: Section 18.120.180.7 states that in addition to 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 15 SCHOLL'S VILLAGE II amount of 200 square feet per unit for studios to two-bedroom units and 300 square feet per unit for three or more bedroom units. The required recreation space may be provided as follows: 1) all outdoor space; 2) part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. RESPONSE: The shared outdoor recreation area in Scholl's Village I is sized to accommodate Scholl's Village II. The recreational outdoor areas are well over 8,000 square feet. The large area to be provided for the shared outdoor recreation is centrally located and readily observable by the future residents of the dwelling units. Demarcation of Spaces— Crime Prevention: Section 18.120.180.9 states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. RESPONSE: The applicant will address security lighting and the visibility of unit directly with the Police Department in order to assure the safety of future residents and guests. Crime Prevention and Safety: Section 18.120.180.10 requires that windows 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 can be observed by others; mail boxes located in a lighted area having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. RESPONSE: Separated laundry areas are not proposed for this development The applicant will address security lighting and the visibility of unit directly with the Police Department in order to assure the safety of future residents and guests. Access and Circulation: Section 18.120.180.11 requires that the City review; a) The number of allowed access points for a development shall be as provided in Section 18.108.070; b) All circulation patterns within a development shall be designed to accommodate emergency vehicles; and c) Provisions shall be made for pedestrian- ways and bicycleways if such facilities are shown on an adopted plan. 16 SCHOLL'S VILLAGE H • RESPONSE: The applicant is proposing two (2) access points which comply with the standards of Section 18.108. This plan has been reviewed by Fire District staff and was generally found to comply with Uniform Fire Code standards. Prior to the issuance of building permits, any necessary minor internal modifications will be required. The City's adopted Park and Greenway Plan does not indicate the existence of Bicycle or Pedestrian Accessway through the site. Public Transit: Section 18.120.180.12 requires that the City review; a) Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b) The requirements for transit facilities shall be based on: (i) The location of other transit facilities in the area; and (ii) The size and type of the proposal; c) The following facilities may be required after City and Tri- Met review: (i) Bus stop shelters; (ii) Turnouts for buses; and (iii) Connecting paths to the shelters. RESPONSE: Southwest Scholl's Ferry Road is not presently served by transit. A copy of the proposed development plans have been provided to Tri-Met. The City has not received any comments concerning this proposal. Parking: Section 18.120.180.13 requires that the City review; a) All parking and loading areas shall be designed in accordance with the requirements set forth in Sections 18.106.050 and 18.106.090, Chapters 18.102, Visual Clearance, and 18.108, Access, Egress, and Circulation. RESPONSE: Parking standards have been reviewed elsewhere within this report. Landscaping: Section 18.120.180.14 requires that the City review; a) All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. b) In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c) A minimum of 15 percent of the gross site area shall be landscaped. RESPONSE: Landscape standards have been reviewed elsewhere within this report. Drainage: Section 18.120.180.15 requires that the City review; a) All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. RESPONSE: Drainage requirements have been reviewed elsewhere within this report. 17 SCHOLL'S VILLAGE II Provision for the Handicapped: Section 18.120.180.16 requires that the City review; a) All facilities for the handicapped shall be designed in accordance with the requirements set forth in ORS Chapter 487. RESPONSE: Prior to issuance of building permits, this development will be reviewed for compliance with handicapped accessibility requirements. Signs: Section 18.120.180.17 requires that the City review that all sign placement and construction shall be designed in accordance with requirements set forth in Chapter 18.114. All provisions and regulations of the underlying zone shall apply unless modified by other sections of this title (e.g., the Planned development, Chapter 18.80; or a Variance granted under Chapter 18.134; etc.) RESPONSE: The applicant has not requested sign permits in conjunction with this application. The applicant can apply for signage for this development. Sign applications are reviewed by the Development Services Technicians. Underlying Provisions and Regulations of the Underlying Zone: Section 18.120.180.18 requires that the City also review all other underlying requirements of the zoning district. RESPONSE: The underlying zoning district requirements are reviewed elsewhere within this report. Tree Removal: Section 18.150 requires that new development preserve existing where possible and requires that trees having in excess of 12 inch caliper or greater be preserved or replaced by new plantings of equal character. RESPONSE: Much of the site is presently wooded. The previous application provided an arborist report concerning the location and conditions of the trees on this site. The report indicates that a total of 77 trees exist on the property that are in excess of twelve (12) inches in diameter. The report indicated that although some of these trees had certain defects, such as a structural or other problems, that none of the trees are diseased beyond the point of saving or dead. Of the 77 trees over twelve (12) inches in diameter, 39 or 51% is proposed for preservation on the modified plan. The applicant will be required to mitigate for the loss of 66% of the total caliper inches of trees that are to be removed. This is in accordance with the ratio set forth in Section 18.150.025.(B)(2)(d). Mitigation can take the form of planting of additional trees beyond the minimum required for other reasons throughout the site. Alternatively, the applicant can pay into 18 SCHOLL'S VILLAGE II a City wide tree mitigation fund for the estimated value of purchasing and planting replacement trees elsewhere. A Tree Mitigation Plan is attached which addresses the rationale for mitigation. The applicant will also construct the recommended tree protection measures and provide several clear visible and water proof signs on each protected area stating: "Warning: any disruption of the drip line areas of these protected trees may result in their death. Violators will be liable for their replacement cost." Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. RESPONSE: This section is satisfied as the existing right-of-way along the SW Scholl's Ferry Road frontage has adequate existing width. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. Street subs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. RESPONSE: It was determined on the basis of the approval of the previously proposed plan how the adjacent properties are to be developed and the existing street system which supports those developments. Based on the existing development pattern, it was decided to terminate the existing Crane Court at its current location and not extend it through the site. The City Engineering and Planning Departments as well as Tualatin fire also did not deem it necessary to construct a cul-de-sac at the terminus of existing Crane court as it is well under 150 feet long. A requirement for an extension of a Local Street through the site to SW Scholl's Ferry Road was deemed to be not warranted by previous approvals because the Pebblecreek Subdivision and other existing development to the east of the site are already served by the existing SW Springbrook Lane connection to SW Scholl's Ferry Road. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure 19 SCHOLL'S VILLAGE iI the street pattern to provide required extensions. in the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. RESPONSE: Although The proposed extension of Crane Court is not precluded by the constraints listed within this section previous applications on Scholl's I were approved without requiring through circulation other than private project streets and pedestrian pathways. This application complies with the spirit of the City's through circulation and connectivity goals by providing emergency connections to Crane as well a comprehensive pedestrian network of pathways between PebbleCreek and Scholl's Villages I & II. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. RESPONSE: The applicant has extended streets to the extent possible based on the existing constraints and is in compliance with City objectives. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; 2. for blocks adjacent to arterial streets, limited access highways, major collectors or railroads; and 3. For non-residential blocks in which internal public circulation provides equivalent access. RESPONSE: Based on the existing pattern of streets made up of SW Scholl's Ferry Road, SW Walnut Street and SW 135`h Avenue, the extension of an additional east- west street through the site to SW Scholl's Ferry Road does not appear necessary. The extension of an east-west street also seriously impacts the applicants proposed design and would prove to be a severe limitation on density. The many properties which would use an east-west Local Street connection to SW Scholl's Ferry Road, residents of the Pebblecreek Subdivision, were provided with a project entrance via the SW Springbrook Lane connection. Even with an east-west street extension, this block would still exceed 1 ,800 feet in length. 20 SCHOLL'S ViLLAGE II Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian and/or bikeways shall be provided through the block. RESPONSE: The applicant has proposed portions of a walkway system through the site. Because the distance between the proposed extension of Crane Court and SW Scholl's Ferry Road is in excess of 600 feet a walkway system is required. Walkways are also required adjoining driveways. For these reasons the walkway system has been extended to the south through the site with an extension to the east to an area near the proposed driveway onto the stub of SW Crane Court. III. SUMMARY The main application, the Site Plan Review of Tax Lot 500, or the 33-unit Scholl's Village II is hereby submitted to the City for staff review for compliance with all applicable City regulations and standards. The Major Modification to SDR 97-0011 accompanies the main application for Scholl's Village II and it is the intention of the applicant to process both applications concurrently as they are interrelated. The proposed revisions to SDR Application for Scholl's Village I (ie. the proposed Major Modification to SDR 97-0011) make it possible to access the Scholl's II project. Any other points access other than through Scholl's I are not practical for the following reasons: 1) access is not permitted from Barrows (by the County) and 2) access through Crane would place an unnecessary burden on Pebblecreek. Consequently, we have concluded that the approval of this Modification is absolutely necessary in order to provide project access on this site. We believe that both applications are in conformance with Site Design Review approval criteria. As well we feel that they comply with all applicable elements of the Community Plan, and the Development Code. Adequate public facilities and services exist to serve the development and all improvements will be constructed in accordance with City and other applicable standards. 31 SCHOLL'S VILLAGE II IV. APPENDICES S OLCSVILLAGE'II 22 APPENDIX "B" Scholl's Village NEIGHBORHOOD MEETING I August 18, 1998 The following issues were discussed at the meeting: 1) Project Description Mike Miller described the existing site including: 1) the project size: 2.0 acres; 2) the topographic conditions; 3) tree locations; 4) zoning R-25; 5) and maximum number of units--50. 2) Approved Project Mr. Gast: explained the context of the project: 1) the project is currently zoneed for 50apartment units; 2) Polygon (Fred's company) is acquiring the land and the approved project from the current owners NSP Development; 3) Polygon is intending to build 33 — 34 units within the complete compliance with City Development Code for the property; 4) Polygon's project would be "for-sale" town home condominiums as are being built across the street 3) Architecture: Fred described the architecture: Two stories over a garage. Each garage will accommodate two cars. Unit sizes are 1200Sf to 1600 Sf and prices will be some what less than $150,000. There would be no more than five units per building in the current plan which compares to as many as eight in the previous plan. 4) Height/Setbacks: A question was asked as to what height the buildings would be? The neighbors closely examined the architectural elevations to determine the heights at various points of the building. 5) Electronic Gates: 23 SCHOLL'S VILL\GE II All of the neighbors seemed to overwhelmingly prefer the installation of an electronic gate at the end of Crane between their subdivision and the project. Mike and Fred stated that they had proposed the idea to the City and that Mark Roberts was amenable to Scholl's Village being a gate-guarded community. 6) Opposition to through connection of Bluestem: Most of the neighbors spoke against the idea of the extension of Crane. 7) Fencing/walls: The neighbors asked as to whether fencing will be provided in the rear yards, and if so where. Fred explained that he would propose placing fencing inside the property line. Some of the neighbors suggested that a fence may not be necessary and that they would rather have just a landscaped berm. 8) Another Meeting Many questions arose as to how individual landscape and berming conditions would be handled for each of the five yards that back up to the project. Mr. Miller suggested that there be another meeting specifically for the adjacent owners to discuss their common landscape and buffer issues. A meeting was set to be held at the offices of Alpha Engineering at 7pm on September 2, 1998. 9) Trees Several neighbors asked if existing trees will be preserved. Mr. Gast stated that as many trees would be saved as possible, but that many trees exist in a single-fashion and are random and may have to be taken down in order to accommodate development of the site. The developer, would however make an effort to save clusters of trees where possible. Also mitigation would go toward planting in more appropriate locations related to the plan as within the buffer. 10) Timing/Process The project is to go through the City review process this year and will be built early next year. 24 SCHOLL'S VILLAGE II B. APPLICATION 09/14/1998 10:59 6934442 POLYGON NW • " ixt� r PAGE 02 i SITE DEVELOPMENT REVIEW ... ; 4 11 APPLICATION CITY OF T16AaD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:: (503) 684-7297 GENERAL INFORMATION PRE•APP.HELD WITH: Ws it a DATE OF PRE-APP.: .'roperty Address/Locat$on(s): _L` W '3 c1,, II 00e-e--011.. --.:',;1741447,-.1-i-4,4;, r,,.,,...... ..,;.�,,e' tax Map& Tax Lot#(s): tk' skx;'�,p; '∎: 0: 1 �'`XY,t;`;" ,)r ,r .., l1,y''' "•' �- ',µ,N:W!-.1..�{f�.�,,y'�:e 'i .....; i�,y VyT444 1 Nta j �I':; II,J� Site Size: -�� WRI * 1 C '. �wl n'i'•A'� } ' '1 41 t`- �y Ctt�!@ � I r,l ..... ti r ' C•YV.N 1YY1,,.1.RV f 1 II 4 �I IrN 1 ,',1'%'',-.;:y.",-...:?;;;:r 'ropertyOwner/Deed Holder(s)': GL •`� erg 111•e...0 `^o��,,, ocegei '''4 ` !'", . ' , rn . i l r ;1 1 7 1-,1 i4. } F . w .. Ut„'• 1h.��I� 4ddruss: • / _� ,. 'hone: , ,i: I 1 o-> _"', .3.14;.ni .,, 1 4r., UM �;:' t ��.'�j�"� :y��:"t��i,� '�1,:•l�iy.;,•9wi,7�.�i1, ;:j�d:wtii.)�'l,�t ��3r i 1 ✓ � [T' Oa :. 1 = 1 �.'!. it ,n. .1,. city: zip: `T 7 .MI� m 1. s,, �. ;. • 4pplicant' dot- .4 Q !v �L ,, tie;De 111 I, r �/I O �\�:: 1 M t a_, 4ddre5s: �4 �I'tl/ _Frio l 11 _ W' 7 4wti' ..,l ;rl 3• :� ,• '•.i' emu..':. • .pi e.Di impion:.• I' i a ,3 r^ ', )r 1 •;,ity: � ��/�-�-Zp: f1� :^X s:.zl ,_:.. 1:: ;,;.;.!--R' .,-x .;;;•11., . ( f Niue.( . v .+ �'a „y aw:• Y �• L rr k• "When the owner and the applicant are different people. the applicant l r 7, 's `e - . °"_�' ':7•1•>.i ,7!` :,' ' ' In possession with written i �, ,��,;; w Leo t e” 27:.4 must be the purchaser of record or a lessee p I>�i�r � a. authorization from the owner or an agent of the owner. The owner(s) -' � !`';' •„r ' r'�"' v4iiPrs must sign this application in the space provided on the back of this ,,t"',y`> �` `'.tw s:r':' •.:--1�"�w-'•' T ''°".._� form or submit a written authorization with this application, PRO PROPOSAL_BUMMARY REQUIRED SUBMITTAL ELEMENT The owners of record of the subject property request Site , Application Elements Submitted: Development Review approval to allow(please be specific): ❑ Application Form 15 U k?_.\ N- °.r 0 O Owner's Signature/Written Authorization 1 r U 1v it — • ❑ Title Transfer Instrument or Deed tOalN 1. Q Slte/Piot Plan ) 0:of copies based on pre-aop check list [) Site/Plot Plan(reduced 81!7'x 11")• ask) A C hi — it 'f1 . ;� 0 Applicant's Statement (ti or copie9 based on pre-app check list) p Construction Cost Estimate 0 Filing Fee (unclog sloo,000) $ 13130.0 Q�~ lsioo,000-s999,999) $1,600.00 (si MlUlon a over) $1,780.00 _ i ( as I sio,000) _ 1 i SNaANIS SINNON j+Id 6" : 1 (t,o'oI t1 sd7S 09,'14/1998 10:59 6934442 POLYGON NW PAGE 83 .lst any VARIANCE, CONDITIONAL USE, SENSfTNE LANDS, OR OTHER LAND USE ACTIONS to be considered as as ;f this application: L ♦ _ �✓�%V � I"t �1I V �. �dpJ [A,A) 6 12_ mso 4,rGk'-(TC1 (:21 (,t A"nLICANTS: T. onsider an application complete, you will needs to submit ALL of the REQUIRED aUBMRTAL.LEMENTg as di.--Jibed on the front of this application In the"Required Submittal Element" box. (( tiled Submtttal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) T APPLICANT(S)SHALL CERTIFY THAT: • •at • • V•• • • :,.,• 11.1• It • • l 1 11• •. 1 •►• • • 1,• • ' :,. •,.•J. 11 ! S • If the application is granted, the applicant win exercise the rights granted in accordance with the terms and subject to ail the conditions and limitations of the approval. • All of the above statements and the statement In the plot plan, attachments, and exhibits transmitted herewith, are true: and the applicants so acknowledge that any permit issued. based on this appiic:adon, 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 polities and criteria, and understands the requirements for approving or denying the applketion. SIGNATURES of uh owner of the subject property. S —q� _. ,s DATED this day of \� , °4-it mar's Signature Owner's Signature veers Signature Owner's Signature 2 SN3.13IS SHUN WZ : 1 8661 .t1 •cI3S C. MEETING REQUIRMENTS APPENDIX "B" Scholl's Village NEIGHBORHOOD MEETING I August 18, 1998 The following issues were discussed at the meeting: 1) Project Description Mike Miller described the existing site including: 1) the project size: 2.0 acres; 2) the topographic conditions; 3) tree locations; 4) zoning R-25; 5) and maximum number of units--50. 2) Approved Project Mr. Gast: explained the context of the project: 1) the project is currently zoneed for 50apartment units; 2) Polygon (Fred's company) is acquiring the land and the approved project from the current owners NSP Development; 3) Polygon is intending to build 33 — 34 units within the complete compliance with City Development Code for the property; 4) Polygon's project would be "for-sale" town home condominiums as are being built across the street 3) Architecture: Fred described the architecture: Two stories over a garage. Each garage will accommodate two cars. Unit sizes are 1200Sf to 1600 Sf and prices will be some what less than $150,000. There would be no more than five units per building in the current plan which compares to as many as eight in the previous plan. 4) Height/Setbacks: A question was asked as to what height the buildings would be? The neighbors closely examined the architectural elevations to determine the heights at various points of the building. 5) Electronic Gates: All of the neighbors seemed to overwhelmingly prefer the installation of an electronic gate at the end of Crane between their subdivision and the project. Mike and Fred 26 SCHOLL'S VILLAGE II , 9-i stated that they had proposed the idea to the City and that Mark Roberts was amenable to Scholl's Village being a gate-guarded community. 6) Opposition to through connection of Bluestem: Most of the neighbors spoke against the idea of the extension of Crane. 7) Fencing/walls: The neighbors asked as to whether fencing will be provided in the rear yards, and if so where. Fred explained that he would propose placing fencing inside the property line. Some of the neighbors suggested that a fence may not be necessary and that they would rather have just a landscaped berm. 8) Another Meeting Many questions arose as to how individual landscape and berming conditions would be handled for each of the five yards that back up to the project. Mr. Miller suggested that there be another meeting specifically for the adjacent owners to discuss their common landscape and buffer issues. A meeting was set to be held at the offices of Alpha Engineering at 7pm on September 2, 1998. 9) Trees Several neighbors asked if existing trees will be preserved. Mr. Gast stated that as many trees would be saved as possible, but that many trees exist in a single-fashion and are random and may have to be taken down in order to accommodate development of the site. The developer, would however make an effort to save clusters of trees where possible. Also mitigation would go toward planting in more appropriate locations related to the plan as within the buffer. 10) Timing/Process The project is to go through the City review process this year and will be built early next year. 27 SCHOLL'S VILLAGE II 'w3 e2 - ALPHA ENGINEERING, INC. August 3rd 1998 RE: SCHOLLS VILLAGE NORTH Tax Map 1S133 CC Lot 500 Dear Resident: Alpha Engineering is representing the owner of the property located at 14140 SW Schools Ferry Road. Tigard, OR 97223. We are considering proposing a Multi Family Town Home Development at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: TUESDAY AUGUST 18TH 1998 AT 6 P.M. TIGARD WATER DISTRICT 8777 SW BURNHAM ROAD TIGARD OR Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 452-8003 if you have any questions. Sincerely, Mike Miller Project Planner Plaza West•Suite 230.9600 SW Oak•Portland,Oregon 97223 Office 503-452-8003 •Fax 503-452-8043 w� 1 Dia 4 4t- ).■ sel" • _ \\ 4 '_ ' ' ' ' ° A �� r • WAS ' 9 AT E - - -- ' . PROJECT NAM d`Ydleramm0 � Nal a »MEETUNG LOCATION NN.A.E.E.R. msT ' 11)6' 77 GA�� b nil I NAME (First and Last) ADDRESS TELEPHONE NUMBER I. I - U c& ^»-_� .hr. [� ��a3 �� _��- (D�nq --� ^w��-F ^ -- ~ - ~~o� ` . � -� � � �~7 ��~ ��7 2 �D� � �� _ �=�_ �� - /' �� / /�� /w ^~� / An n,6 � ~~- ---� ---T-- ~/ ' '�J _ __ _- ---_--_-----___-_-'___�-_----_ _ 4 __ ___ ____� '---_. ----_'--_ - ___ _ - --_ '__ ____ 8 __ _______________________� _______ •_ ---__��__- -_- --- '----- '•-------- - - . __- --__--__-__- - -' ------- -- -- _--- .-__ --_ -____ 8 ____ --- __- ___-____ - '_ _ _ _' _---'--' '_-__-_ -_ -_--_--� 10 _ __ __ __ _ __ _ -_'_-' 11 _ __'- 12 ____ _ ____ _____ __ _ -' ----_ 13 ---� ' _��--_ �� ___ �� _� ---_-_--_. _ -__-' _- --___ ' 14 ________________ ___.�______�__ _ __---_-- -___'- _-____--''-__ -------- ----- -----� ------' -- 15 ____ _ __ -- - -- - --- 16 ___ ___. ____ _-___- __ '-- '--- -- - '--- ----- .1T _________ ___�_______ '___ _----_' ___ -- - ---' ------- --__ -__--'_-' 18 ______ ____ __ __ __ __ ___-___- -- --� - 19 __� ____ __ __ _ — ----- ---------- — 20 �Q5��N • ��v � � AFFIDAVIT OF MAILING STATE OF OREGON ) ss. City of Tigard ) [, MA-21,E A4EF/2.(19 r1' . being duly sworn, depose and say that on n- Lie-UST a 72D , 199l caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) ► 9" ( (4a <�(,() (iiiic( ( s F 1 21 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 said persons and were de•osited on the date indicated above in the United States Post Office located at .1 (Z I with postage prepaid thereon. I:. AK ./�/ ,a^ / Si!nature .. (In the presence of-a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) 4 ) Subscribed and swornlaffirmed before --- • :T:�—� day of / _.!/._/ % 1 g_. limo �4 OFFICIAL SEA /� ��/� !' / / ts Vie..,:°- ': TRISHA McCLELL Q, / '� / / NOTARY PUBLIC - O'EGON - A �� 41I111 I . ` r COMMISSION NO. 3�'1879 `'t�MYCOMMISSIONEXPIRESJUL 2001 • • RY PU: I OF OREGON y Commission Expires: (Applicant, please complete information below for proper placement with proposed project) !NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner. �Address or General Location of Subject Property: LSubject Property Tas Map(s) and Lot#(s): ' R:Vogol1ozarrnaT1M sa11R1811 fr.A D. CONTEXT MAP/TITLE REPORT a 1 a i� • I' 4.00.... . . o - - _ 636.94 , I ( 13 y • 6O r _ .1 Q: 1 4:'"1800 2 C r n 00 23 16 3. I? (t/ woi 1700 2 ` 12400 p II ^^ 17 „ a NTA22.2]C" 0 aO2 42.3j '39.29 2w 0 3 12500 •Q w : '2.33 _� IB'3 , Q .t0 ,4 1500 r I'OO ,l' .� w°w �a t�B J 4 5I - 58 I- - - -:- - - - - . 0 1600: - , Q 126OOO]e I ~ . ' - = 10 9 ~„1300 H 19 Wt.. I ' i. TL 3 4.Sa �•7•,w 127001 V. o o ` ^ 90' .n 7497 yh 20 IZIK " IN J b."•,:: 33 !6A"v o SPRINGBROOK LN. ea_,_...- �p --7001.,s.f1 •439 30 SO N.2!. I Z 21 i.. .', .!-.. . �^ 900 1161000 1100 9•4 �4,- 69.9 �-- Imo:. 900 a 01200" .N 129ORTI.i`; 640.]0 .. I� 200'I N 47"- 2 0 3 -°0 4 - 5 - 6 w. N 22 „ .Y. 19601 1 `Q-' INITIAL Pi u •••,,, 4'1 u. • r^� 22.61 71.)6 59.9! SO ]0' 12.62 !0 'J P€.A 1 i C•� .i . 92.92 ' f a9• 42 E 4700 U. 13200 r.v y ,:ccK - °'''.gip; .ec,-/:., t: Ca'ctr 69,9 C \ cti Ijc� a 3e 'I Cr:. I 500 2 kb 1r 13300 A ‘%• 5'U 2.00 AC. 4. „24 011 �, ' 51.as 1f't • •er 13400 "- y' \- F . �� _ yS.W. CRANE N 25 G . . ,I - , " COUR ,o fl wow ' O 69.99 p'22 •}13500 (2-- 14600 4',p at N 26 c 0 s I, = - - - " .37 X k 99ss I -I 9x.os ?. nl 1 � ' 36' EASEMENT 601/497 , 4500 yy 4' '13600 hf r. 1'''r.ti L. 1.--k- .._ 472.99 i ^ e' ,CI LC. 1.i EC r. !).99r1�91 - 97.63`! .' .J 14400 13-1 13700 7 2 LITx r 28 d x s 35 C� 96 as •p ex.oz :,,• • ep{I4300Lu Cl) '17100 ,t 09 34 CQx (1) 61.76 61 I 9119 • ^� 4.5 S AG' 14200 13.14 c a' N R 33.•' Z 9 ad,p - e• • 761 r a k •'' •IA S.W. y,: ��' LUESTEM n�. ,° / 52.14100.M,a'"' .°6 411 S ' N i 13900A S X 14000 w �, y $ 31 x . 30 .7. , ea ff^ s sr vesi- 4 .or'.1• d3 1131S2141 EE MAP , -zN 9L9>22W Vr '.y f. x , 25 1 4B II f + L�, t 4 rr I /Ii f n1 t v r ,' E C h i /n + * ,o yy,: a .. `4 7..50 FC •': +I �E't 1 (,FT13•s'rL0 .L .:' 1 't F /f 1 - _ .�i a t - J / t �,... 1' ''..'''‘V'';-:12 '^pair .ac ,e,x 4 rS..1} s'.� / ;•,. (2/� •11 51 r y 1 a/-41,03:9 Y; `R' c t Lr. rP 1 } r,K .,ef �a)`,a f c . 1 rx444' s}.e�n� a�'- ` y' * ` •y "-4%1r � ;P4r: 4 •t. +S C 's ''��wr,gb;. tr•.L.yT�+`airer 7 A r {1 v"y�AF�y„„r�l J'v +yLy' f C J ,V S 1 ��YJ e1 7, riklyi r a� r i t 0;; x , d tide r, , a� 4ft' 14`41. y .' Vo r. ?� h Xaf): }`�Xky/,''1 7 .a•{ i4ftfaC- ,n.,-,1 -+a9 4V1..- a •4 1 Ne,.51 �t 1• t,b, , r, Al.. ` , / ,W, ! a Y �q�� Is Pt tiP9 2 Ll;S4 li 1 { lyf i I,� .I 7 i . t �¢ S4 �§; ^.ri'c., a-'' "�:4 y',4 1 i0,�'8 o f :; C_+ +* at:411,1,',V• w1s+7 1 kP-+1 S yA 4� Jy, , .fay}'x S5 t . r,y.�,.,7,W "� r Edev.S,s ;..9�s- 7sk� a , 4 3, 1 1 y ry i Deli"+h € � 3 C 44 t .hl Cf tt 4Xir 5t A L -y'+r(y x� -'r f'Cti''�Fa � SeE 1p 1S' 1. 1 t I.. pa 11,,'$:,,!,11%!;:,'Vi r 4s,},+ alb e v '� vPC>,t � a is+, � a ,::�. taVe,,t.4-f'a Y �Gh i . 'x�3J.,,,*a,, 1a '°x �■- l•' 1.,a r t x,a 1,yri�� ,rhi}'t t k. .44'3`, a .n^01t'4 (/ o I4 F d . r `ri, a �'� `J�r +n'h.!(7C'i'Af ilrt` P Ia? vt tl at �T�s•.1S fi••'' I ��'L'.`T.,,1''•,'IT . �� -�. ' I i r "r 4! "li kr r•• Il.T+t ><X1€+8 -Cr2 '-- `;�+ �J,.a1C , F-.F. .Y4i1,• r;: ��}9 WS '' t2 Y Q _L 7 k ll -: 9 t 4' ��•{Jrr�1' 450 t. `-46)aa '5 J. y�' 1,M n t f t1` 1 4 �1 �V r C' 7 . . 1' 7- yl+ f vl d:,0,..;,:. 1. 1'ik''kt, .* ,g99aar Q��• \\' �s��%y..a,�:�`tS �40.� d15410v4.0 t,T� �p ��.R�,,,�,,,.,,,.t��.• +,hr . V'4^i3I a . aY yr : 11.04` 'A�Ivx1= r a T g ,f. ., .' 3 ^2590 t29,ag�. : .41 C. I € r,n 22 � �? - �74 ,�4 x§200:;;,.-q1,.. t; 4.130•ji 1 S�`d �� s } $o° t, a5 iz ). 1]1416.t . 0,,,..:5,,.v t.+ A C ^u: 'p.y f-' x i' a 6tQD t a4 Nor T ., ., bn.. is SEP.10.1998 10:02AM CHICAGO TITLE NO.826 P.2i4 • /LA:IVO( C CHICAGO TITLE INS CE COMPANY 10001 SE Sun4yside a Road Clackamas, OR 97015 Phone (503) 786-3940 Fax(503) 653-7833 =METROSCAN PROPERTY PROFILE= Washi/rgton (OR) I OWNERSHIP*FORMATION Reference Parcel#r ; 1S133CC 00500 Parcel Number :R0262753 RTSQ; 01W-01S -33 -SW Owner : Stranburg Clifford 0 CoOwner Site Address : 14140 SW Scholls Ferry Rd Tigard 97223 Mail Address : 19122 SW Tile Flat Rc1 I9eaverton Or 97007 Telephone : Owner; 503-628-0680 Tenant: I SALES AND LOAN INFORMATION j Transferred Loan Amount Document## : 10960254 Lender Sale Price : Loan Type Deed Type Interest Rate : Owned • Vesting Type : I ASSESSMENT AND TAX INFORMATION ' Market Land : $70,000 Exempt Amount : Market Structure : Exempt Type : Market Other 94 Improved Market Total : $70,000 Levy Code :05185 97-98 Taxes :$524.29 School Dist . Assessed Total ; $36,000 [PROPERTY DESCRIPTION Map Grid Class Code : Census : Tract: Block, NbrhdCd :MSSW MillRate Sub/Plat Land Use ; 1003 Vacant,Rasidential Legal : ACRES 2.00 • PROPERTY CHARACTERISTICS Bedrooms : Lot Acres ; 2.00 Year Built Bathrooms : Lot SqFt :87,120 EjJYearBlt ; Heat Method: BsmFin SF : Floor Cover : Pool BsmUnfinSF: Foundation Appliances ; BsmLowSF ;' Roof Shape Dishwasher : Bldg Sq+t RoofMatl : Hood Fan : lstFlrSqFt ,: InteriorMat Deck : UpperFlSF :! Paving Matl : Garage Type; Porch SeFt Const Type : Garage SF : Attic SgFt :1 Ext Finish Deck SeFt The Information Provided is peemedReliable,BvtlsNot Guaranteed. F., , SEP.10.199:-10:02AM CHICAGO TITLE 1"" N0.826 P.3/4 . 0. X I i. „ ro 1 . . 6:*--/A- ' 4'...;' ' 'kcil , it % .r t. I 1 3 ` 11. .r�OfL'F3MrwwN..�Lim WIMdni Co..r'Ml.pt.Nn 11001 UIr 1 , r. i �', WARRAiIIA. Ir o-ATATUII'OItY m11M1 1 I ti ,wo,r,.u.a ...M.11 a/ S. IJJDILUM ells JA'M► F Pi 1,., 1 UJDii�I Orneor, ' '. nit ' emlroy..rd warrants to CLIPF D 0. 9TRANSURa ,tr. , ' I, } I OM__. the following daa°Nbed real prnprty ' i,• 1' I ' i% v of atrpmbravWM accept a.specifically wt forth heron dfwhad in on County, Organ, fo•wft: ,, t. lhddrtlinq at the intersection of the Easterly right of may lire of , ., Ct>eu►ty lipid Ne. 012 etdFle,.'1, ' teat lire of the Souttmemt quarter or the Scuthweet quarter of section 33. Ito ship 1 southp &'• ,, 1 west, Willar' �te Meridian, said point of Defartrl.rlq being 202.48 feet South o° 181 1 di 10 L Went o;' the No thman oa�wr or the Above mail Southwest quarter of thilouthwe.t Quarter I of Section 33. theme South D° 18' wait on the l Ut line of the Sauthwe.t quarter of the lr; Southws.t qu*l±tsr of Section 11, 520.46 toot to the calve point of beaming or the treot ' to be described; thence North 89° 42' Wept 334.115 INt toe point on the Neutiorly rift or. mAk °: WOY lino of rOanty Rood No. Ala' then. South 330 00' *et on sad Easterly rill of trey •1 , ; r,, line 256.44 feet; 'Won South R9° 42' Est 472.99 feet to an iron rod; thence North 0° 18' Oast 215.80 feet to the true point or beginning, ,. , 1:1' n. 10*C1 ,hRIrrICHNr. CON■lour OIICIIrTPow°N ltvlall 11011 II [•' i i'„ T said rr rt iv fro.from•nau�rance+ except the prowl des hero1n �lostcr`(, d ere within and ruble t �p,' to the itiirutory powers, Inclu.11oil the power ofIlln:11ssemIIe ul t11O IlnInod sower■ae Agency o , ' " I, uhinctten County hesorvntions rrr'or.Iud 5'-I4-i.0 In gook Sit paw .7; I.nroment recorded I� -13-06 In Doak bOl pogo 497 for road nn,.l access purposes, 19 1.-77 real property topes duo, , ', ut not yet payable. Ire Th.eau.conMderation for!hip conrryanc.11 d 1 t,11u11■DU .(lylrre comply with the requirements of ORS 03.030) ' '''• el 1 i•I • • Dated tide r �r day of .1111y . to l. i 1 • r` 1 I•r , 1 • o' �T , ..JI ll� n /. IUlw► I . Mill Ium , I . f +y ', rye( . [ , _ � $4.!.1 .1 rl, f.1 N,f,, ,1,,^ V t r • ' i+�6 S T A T S OF OR NOON, County wl,•t/r►fl::t r/1.'w')l. July , 19 7 _ • 'l�, ` h' PAt.ot•ally appeared op abm•. hauled AX,fee's % t e.1 A%Nr♦a /./I/j) °i Tt:�+.r.a a Cr/,rich. . ,• 1 and acknowledged 1,•leredoind IPrlrutnent I b. .4411.,1 rolunrary acf and deed. ■ !s1;' peter■mai. Ili!e.'e Ins r;IJ 1f'e.r�.er.6 ..J - • . r114^ (,� �', ` r,w1N. arwr. , My Canmialcn C :a Nov III 1017 . I Moan, PubHo for QroIMrt�•h11 cmnmimion w.pira.r I ,I 'r '1{+ & -A1' WARRANTY MOM .• 1 Ina ft OP On100er � ! �I Mr. and Irs. Belmar $. Ludlum r" ....r•oe la I , ' 1 Gawp,of W.MIe.l.n ,;, .' 41tfrord u. ,�itr.lul►urg • ' n roM 1:427u S. W. Looter, Ilcavortpll H71111 '. I, tee Olra..w d Ilan.. i , ugn, n I .Id sNn1•rd and tMOIII.N RMrM N Cue r. 16.1• r. Mho mW ..,a .i, 4.. ..www. for We errors,os Wow wwlrt Mei .I , IMa meo.4 Nu rte. rrIFM1 I.M.Ya..,l. el whey r ....I.o. .I '•• �1 1 ow •..eMr• M tow .l week 'yT,, ` �, • i nr, {,11 f fu71l 0. St rnnlrurp ,w.,,,.•....r.. 1 'i 1diy0 S, W. (.enter """ - Beaverton, Oregon 11:UU5 I1. e• b � 1•e..* .' •.r.et.t.1 I1 a.s' )11 f i Win aer kind w am Wtaaa, r ••.. , d MIN' .one... Pie IlOoill TMOMINh. Dlrwrw .t �I I `, awlse i alerr.w I rr•. ''A,i 6I ' WW'" IAW••••wl•I.e.�.nl.i.aq a.Mann a ' I ,'r 'f NW W rime A it t...•I'►•a.Yews ' Ur, Gliffotd Q, Itranhurg t o:w � • ••, ,;,r 1x270 S. M. (:eater 'all , i•.nv.rtcn. Oregon 117U0S tOg6 oil t254 Jai. 1 3 u PM '7G •'' 1 DDOII ll ,) ■•r. •o.uu I. .,u ti I , , 1 • 11. ,ads , a-t a l•. I' n tk,, I — — — — /1— :, City 1 700 - . .69+ S0' a SO' `3425`a) J I oA 600 900161000 11°D a 1 W� o 0 0 lzoo en 640.50 1..-- 200" 5174 . 2 Om 3 ,0 4 0 5 o N t9BCl 6 u a - m L.� .. 64 79 36 58.95 S� 62.66 SD•a 6R9° 42' E r'. r "J AC. D • _ J . . .... .._ F I• _ r a ryb A 0 . • • _ ii"S" 5 1_ 8 5 H O_ _ _..... _., ...........-- 0 35' EASEMENT 601/467 I-I �� -I � N. A.I � ' 200• �1a 69°42' E r r:.i 1' r-i 4T2.89 �� rri r _ .-, t.l'. . I. L . : ' Cs ,. • 400 4.304C- i /‘.. F • d 4 0 `� +• a FOR A in in D0 N01 * o fD Q1 7• tt317.14) 21. -0 SEE MAP • 25 1 4B \ ir 1 i E. LIST OF SURROUNDING OWNERS . I ` 5Cltc U.c-S U 111,6-v ►1c:7 -fl Pi . . ,133CC 00300 1S133CC 00400 iS133CC 00500 - Scholls Creek Townhomes Llc Hopfer Marlin H&Marilyn D Stranburg Clifford 0 .185 SW Scholls Ferry Rd 14190 SW Scholls Ferry Rd 14140 SW Scholls Ferry Rd ;averton Or 97005 Tigard Or 97223 Tigard Or 97223 133CC 00700 1S133CC 00800 1S133CC 00900 ...;inholtz Tony&Lee Jarvis Lagomarsino James G&Anne M Cimochowski Patricia 14124 SW Springbrook Ln 14098 SW Springbrook Ln 14076 SW Springbrook Ln gard Or 97223 Tigard Or 97223 Tigard Or 97223 ;133CC 01100 1S133CC 01200 1S133CC 01300 ikas Nicole M Gordon Pamela Ann Al-Essa Tahanni M 41032 SW Springbrook Ln 14010 SW Springbrook Ln 11735 SW Tallwood Dr Tigard Or 97223 Tigard Or 97223 Tigard Or 97223 1S133CC 01400 1S133CC 01500 1S133CC 01600 ichtenthaler Michael G Vandehey Edward J&Margaret C Criego Richard H&Robyn R [701 SW Tallwood Dr 14065 SW Springbrook Ln 14087 SW Springbrook Ln Tigard Or 97223 Tigard Or 97223 Tigard Or 97223 13133CD 12500 1S133CD 12600 1S133CD 12700 Hovey Beryl E Wyatt Gene D Newberry Jack L 1722 SW Tallwood Dr 11748 SW Tallwood Dr 11764 SW Tallwood Dr igard Or 97223 Tigard Or 97223 Tigard Or 97223 S133CD 12800 1S133CD 12900 1S133CD 13200 Merritt Steve R&Cheryl D Troup James&Joanne McMurdie Gregory M&Carolyn '1780 SW Tallwood Dr 11792 SW Tallwood Dr 11818 SW Tallwood Dr igard Or 97223 Tigard Or 97223 Tigard Or 97223 S133CD 13300 1S133CD 13400 1S133CD 13500 laveman Brian&Kristine Fodor Loretta L Bunkin Debra Leigh&David 11826 SW Tallwood Dr 11834 SW Tallwood Dr 11840 SW Tallwood Dr "'igard Or 97223 Tigard Or 97223 Tigard Or 97223 'S133CD 13600 1S133CD 13700 1S133CD 14200 Vestapher Judy C Jarone Philip T&Betty J Farb Frieda 1866 SW Tallwood Dr 11882 SW Tallwood Dr 11949 SW Tallwood Dr Tigard Or 97223 Tigard Or 97223 Tigard Or 97223 1S133CD 14300 1S133CD 14400 1S133CD 14500 3erger Dana S Rodeman Steven Patrick Sullivan Trudy M 1921 SW Tallwood Dr 11889 SW Tallwood Dr 11855 SW Tallwood Dr Tigard Or 97223 Tigard Or 97223 Tigard Or 97223 1S133CD 14600 1S133CD 14700 1S133CD 14800 Mendesdacosta Robert J Firch Charles G&Marquita D PEBBLECREEK HOMEOWNERS 11833 SW Tallwood Dr 14023 SW Crane Ct ASSOC Tigard Or 97223 Tigard Or 97223 *No Site Address* Or • P- . 1S133CD 17400 ..i133CD 17100 Harris Linda M RAK DEVELOPMENT COMPANY .914 SW Tallwood Dr *No Site Address* gard Or 97223 Or 1.7 3 ALPHA ENGINEERING, INC. August 3rd 1998 RE: SCHOLLS VILLAGE NORTH Tax Map 1S133 CC Lot 500 Dear Resident: Alpha Engineering is representing the owner of the property located at 14140 SW Schools Ferry Road. Tigard, OR 97223. We are considering proposing a Multi Family Town Home Development at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: TUESDAY AUGUST 18 1998 AT 6 P.M. TIGARD WATER DISTRICT 8777 SW BURNHAM ROAD TIGARD OR Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 452-8003 if you have any questions. Sincerely, Mike Miller Project Planner Plaza West•Suite 230.9600 SW Oak•Portland,Oregon 97223 Office 503-452-8003•Fax 503-452-8043 G. PLAN SETS • r Q 1 mo APPLICANT ENGINEER BUILDING TABULATION CI; o VoPOLYGON NORTHWEST/FRED GA$T WRG DESIGN, FRED GARWIRE BUILDING 1 - IMPERVI❑US SURFACE AREA T` 00oNE r`"1 Ae99BB6tita D-22 IP0450 SW NpIRbu97223, Suite RA CONFIGURATION uu^POSITIDN B OF BUILDING 2BA' 2B11/2BA BUILDINGS 20,740SD.FT. <23,BX pF SITE AREA) �� 360-695-7700 503-603-3333 MAIN DRIVE 14.400 sr VICINITY M A P. m .� OWNER TRAFFIC ENGINEER ' 3-PLEX PAIVEWAYS 3830 SF F 3 D ❑❑ PARKING 3240 SF �� mg Clifford Stronburg KITTLESON I ASSOCIATES, MARK SUTUR1C 2 2 1/2FBATHSS TOTAL [MPERVIDUS AREA 42,210 SF (48X OF SITE AREA) 19122 Sr TIN Flat Rood 610 SW Alder, Suite 700 III 1 1 TOTAL OPEN SPACE 44,910 SF (522) Portland,OR 97204 I BEDROOMS 2,086 SF. 1 a BeowrtaA,OR 97007 228-5230 2 TT TOTAL SITE 87,120 SOFT. °� 503-628-0880 2BA HS. �\ U y 'FOOTPRINT • �� ,I = PLANNER: JURISDITI❑N 2086 s°.FT. PARKING k 4�'" °4 ALPHA ENGINEERING,INC., /MIKE MILLER CITY OF TIGARD. M. J. ROBERTS 21!e _ - 5—PLEX REQUIRED, a 9600 S.W. OAK SUITE 230 13125 SW Hall 111111_ _ TOTAL PA IN 33 U EQU X 2 SPACES PE7 UNITE 66 SPACES '� -PORTLAND,OR. 97223 Community Development Department - - 3 g �Rpp GUEST, 66 RESID.SPACES X 15% = 10 SPACES (503) 452-8003 Tigard, OR 2 2 f/2 EBATHSS TOTAL PARKING REQUIRED,' 66+10 =76 SPACES FAX(503)452-8043 3 - 2 BEDROOMS 6 18,654 SF PROVIDED , - -, U TI LI TIES & SERVICES PROJECT DESCRIPTION' -.---- ' .. 2 BATHS. RESIDENT<2 CARS PER UNIT) 66 SPACES 2 GUEST STANDARD WATER: City of Tigard GEDERM SITE INFORMATION 3tO9 S INS COMPACT 8 �'1• IrAAU m. m STORM: City of Tiyvd PROPERTY DESCRIPTION TAX LOT 500 3109 SD.FT TOTAL AY C16' OR LONGER)5 SEWER: City of Tigard 14140 SW SCROLLS FERRY RD SIZE 2.00 ACRES (87,120 SF.) TOTAL PARKING 80 SPACES POWER: PORTLAND GENERAL ELECTRIC I S 1 33 CC TOPE 4215 TOTAL 7 20,740 SF 19 14 33 2.4 SPACES PER UNIT AN PHONE GENERAL TELEPHONE CITY OF TIGARD GAS: NORTHWEST NATURAL GAS WASH. CO., OREGON _ o ,SETBACKS - VICINITY MAP s Front Side 20 NOT TO SCALE a Rear 20 Min.Spacing Between Apt Structures 10 Density = 25 units/acre = 50 units Maximum 33 units planned Max. Building Height 45 i 0 0 • ` • / I ' !%�n 1jT i1EE:::::::: D E REh10YED BUFFER AREA �� ` 214 O EX TIN^.DEGDaO�6 TREES*O REMAIN TREES T O B E PRE - :-i_.�. r' aaWMale_ -C • -£ - 8N�y1__�._ C C _nnlua,ig o a o a�11 i VVi e 1 w O MI . 20' MIN. \� 8 j I 23 I • D 14 I m E%19'INC DECIDUOU,,'BEES'O BE REMOV1Tl T I ' I a}TREES TO BE - [ • L III 4o MIN. C . �► �,.� ' Vie■ :r;c E^`�. C 18x2 ! l 24' WIDE s - P. �'' . 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APPLICANT ENGINEER BuILDING-TABULATICYN------------------- --— _ _.___________ POLYGON NORTIALE5T/cRED GAST WRG DESIGN.FRED GARMIRE BUILDING !(NT I#OF iBUILDING I 2BRI I 3BRI , IMPERVIOUS SURFACE AREA _ F- al 91 2100 NE Andresen,Suite D-22 10450 SW Nimbus Ave,Suite RA CONFIGURATION 'coivoernot4 IBLDNGS i COVERAGE! 2BA I 21/28A' BUILDINGS 45595'SCL FT.(23.5%OF SITE AREA) ;13 vancouver,IPA 98661 Portland.OR 97223 MAIN ORIVE 31,400•158CP32830 VICINITY MAP: 360-695-1100 503-603-9933 i 3-PLEX 1 , DRIVEWAYS 9,000 4 ..'F4Z-•;-4.Li. 1 • I PARKING 4.410 • OWNER TRAFFIC ENGINEER t ! li 2-355J498' : I I - TOTAL IIMERMOUS AREA 80505 vino A.92,985(48%.)l%.47%OF SITE AREA) 1r ' BATHS. I 4 ; ' 4 t 8 . , N5P DEVELOPMENT KITTLESON&ASSOCIATES,MARK BUTORIC I 2 i, TOTAL OPEN SPACE 103,818-1600■102,236(54%.1%.53%) 5: i ':' 4380 5UJ Macadam Ave.Suite 380 810 SW Alder,Suite 700 :er's ■ i " I ' if ; I-2 BEDROOMS? 8,344 SQ. FT, Portland OR 51701 Portland,OR 97204 t I TOTAL SDE ( to 8 , 2 BATH& I 194321 SO.FT. 503-242-3625 228-5230 ' t'-';"7"---4-2--•#'1.1.4:-'1—r1,-'-' Foc. .., • , , g PL ANNE R: JURISDITION 20110 OM FT. -- . PARKING_ § 2 ii 5 4-PLEX 14EQui-FiE0-7-- `,E1 ALPL1A ENGINEERING,INC-/MIKE MILLER cppy OF TiGARD,KJ_ROBERTS ' -:.4"71-' ,.F4,FE.:41.4-^•;-.*1 RESIDENT:72 uNrrs X 2 SPACES PER UNIT=142 SPACES 9600 58.1.OAK SUITE 230 13125 SW NM i ! 1.. GUEST 142 RESID.SPACES X 15%.21 SPACES a_ -.-:•, PORTLAND,OR 91223 Community Development Deperonent 21';',5°,118,9rsi 6 TOTALPAR1ONG REOUIRED.,142•21=1133 SPACES 4 9 (503)452-8003 Tigard OR 1 # 12 12 7. FAX(503 1 452-8043 '-- i 1 i 2-2 BEDROOM% 15,588 SQ.FT. PROVIDED: P 4 Fi UTILITIES 4 SERVICES PROJECT DESCRIPTION: ", 2 BATHS. li . .F•.."'- ''--•j':' FOOTPRINT RESIDENT(2 CARS PER UNIT) 142 SPACES GUEST STANDARD COMPACT 13-4--9 2598 SO FT DRIVEWAY(le OR LONGER) 23 WATER: City of Tigard GENERAL SITE INFORMATION r STOW:Cits of T/gard PROPERTY DESCRIPTION TAX LOT 400, 5-PLEX TOTAL PAFIKING 187-4.183 SPACES xx SEILER City of Tigard 14100 SW SCHOLLS FERRY RD SIZE 4 59 ACRES(194,321 S.F.) -- 2.6 SPACES PER UNIT § WOOER,PORTLAND GENERAL ELECTRIC 15133 CC TOPO 4215 ROW DEDICATION SITE AREA - : . ' • ••• i PMONE:GENERAL TELEPHONE GAS:NORTMILE5T NATURAL GAS CITY OF TIGARD WASH.CO..OREGON 129 ACRES 4 481 ACRES ' it : ; ,.:: i 2-itrifAnr. ,-.,.. : . , ,...f., : 3-2 BEDROOMS, 7 21,763 SQ.FT. 21 14 VICINITY MAP NOT TO SCALE 4. Front Side 20 10 20 . • t F., FOOTPRINT ' I Ml,.Spacing Between Apt Stn.-lures 10 Mw SPactog Between Apt 4 Community Bldg 25 3109 SOFT .;,' Density=25 units/acre=111 units Maximum 71 units planned wy i ,‘A a4 71 'PROJECT 110.1oLL'e vILLAell's ... \ Max Building Height 45 TOTAL ■ 17 45,695*SQ.Fr 37 I .1. , NO. 395-019 L.TYPE ONE APP. ) - L • . 1 1-\395-020\PLANING\Ontea.deg FF,Sep 11 13 A9:14 19% We 4 u 0 u 0 0 I • I Iiii •••• • %Si \._,,)14/0 , if „„\:\ .-S'7• .� �_ ✓ ✓ . �iva ' O ' \` \ L �l S• \ SY�� i •�,� `.` ,'\MILL o\. .� i ` `�■ f ;-„m • r ig,,,,,♦ ••r• ��P. \1 r L 104.. gyp` A' � N./ 0 r ��. 1,Q, ^7 , •� �nlld. „;:_� \momum 4WD ':%ry„ ;� / • t �t E� lir.�° )'^” y • rte. u 1, r lJ , 11.11 M ■� 1 e W �� 'I !i�1 �''�►,,,�• a ._L, 01 9 w r a _r NE1 ? ) v * s,,,• 11111 Sy , ,11111111111 till , gm 5 tr,;ill _.-; -:;‘,....j...- ..1 \111111.11111.."10 , ak, * 0,a? r : _� '�_u i , op • ,j .�� .. '� " Il pia, •• (II lag' 1 11401‘.......***h/%3: '16' 9'''''' III i n CI*/ E -oval ...01 • ,=. I.4-., 4740_../ . , ,� �� I. � ■ j,p trilitre I ��i ■� tom r■�.NU r 1, _ s i Wireri 10,,07.7.1 i q:0 , ,,.. : . ,•64, • t 1 !� E� ill:_ r r -G!OB1II! s. _ ■ s .,,,;i : IiIi [ III - ,* yti ,1,3341,1�� áiui1 '� X11 tali,;;,. iC ili14. 4.111.14 'z ,IIMITY it 711 •1I 41�! � -Si 0 _ �� i ..N �I L Y"Y byi MK MI I � �l 220 �t�� j� i may, f rJ ■t!� 1�r. Il -p. Vr. '� ,.I �a I r /` 7011,'„ ...`—_ I. i:111ThliatI 11,4' 1 1 - 1. F+—�-3 uiT I >1 i _r �- AJ - _ -- - ----- a-.-�,-_ . � � . �, .IZ .IZ ^ o . ,.. 1 011 ,,, PIPI , 3 s,. . I E213, • - � .,,,J - i '1,-,EE r, c ..—__ /NO. DATE REVISION BY DESIGNED BY MY LATE—}, �� 3 CONTEXT PLAN DRAWN BY M,1 OATS OF REVIEWED BY MA CATS_ PROJECT N0 X5 REF 8 1 g a S C 1•T O L L!S P I L L AG E I 4 I I ALE ALPHA. E1V3INPERINQ INC. PLANNING■DEVELOPMENT SERVICES•SURVEYING V OFFICE 603-462-0003.PAX 503-452-8OA9 PLAZA W ST i SUITE 230•0000 St OAK•PORTLWO.OR A7223 I 1 \ 1 Ir.--- ■ — - 1 — — — i TREE L :END SHRUB LEGEND SYMBOL PLANT GROUND GONERS NAME SIZE CONDITION SYMBOL GENERAL NOTE& E T2 SIZE GONDITIIJN �0 =M.;,l " era ISaRar;.verr,y,IOS SIZE GONpITION rrrr�t 3cNIO•uva w1 c•Pdt CPnta M... v a Maple b'-8' Multi-Stem Ell Wart ea bar a ?gat COnLII a SHILL INSTALL PLANT,A ERIA 9 V m 3 Trunk nin. y y mNE CWTRRCrOR T�•r-~ USING TOPSOIL.uMICN CONSISTS OF ONE PART COMPOST A•Z•TWO PARTS SANDY LOA,A5 INDICATED O. �q r denerl'Loera•t' �� Cab Co c. ewe y THE DE•AL5 P .ry�y �au�e.acotonme.w I gel. Conte ewe dw Mbrun°SfrcM King• cal. ® Cory..) Nally 2 3a1. conta;n.r E. Sareoeea h'i1allUly' 'K�Maple Y R•odadenaron azalea-Male' ALL PLANTING AREAS SHALL RECEIVE A MMI ti- 5mdll Hrmab SarePACa 1 dl F TWO INCHES CF MEDIUM.FINE AND d g Conte iryr Metllls Ay14 'gal. Cont.,COnt finer Erin{i:j� ; Cantainer Si Comm Kousa NON-rOxlc pdrac MA-04 r' vmea minor 1 I2'41. BrB K4MIa Latirolia J•,: ParNievle 4'Pot Kowa Dogwood rionteln Level •)•-'�• BrB FERTILIZER SHALL BE STANDARD APPRCfC BRAND. go C1.1""""'"*" 4'pot Coma lrer �•` . Nerolna tl.. it Stream• 2 gel GEL,ERED IM ORIC MAL CONTAINERS CRT Any FREE e Llqultlempar e[ fhy ® Heavenly Mlaaaoa g Gantd�ner FAi1.1CTIl�R .. ORGAN tSISE SHALL eE K-K-K. Far la dalolaa 4' of Gonta leer yaG O qq P S.eeegun 2'GI. BrB Ple•Ir j.Y.pvtaln Fbe' 2 gal. Container COMPACT P�P:dED SOIL MIX AND FLOAT LANDSCAPE aF.ld 9tralwTar.y +apanfae Plsi• AREAS TO PERIMETER ELEVATIOSLy REPRESENTEp a 0 pT aaaMS AND WALKS. Z r.❖.T••.•r Assorted evergreen aaly I gal. Cant/Peer a SRnanb JaPrnlea Gontdlnp 1 z.7 GNmt•u vI Iro.5-ad/waster 2'cal. 12'-15' Q Slydama•ter Honey Locus[ BrB Japanese&Uwmla TOPSOIL sm.<LL GE FREE 6 NOxIOUb WEEDS AND ® A..o,t ervsgN 4'pot Conteloaf Rhododermarrn'Scull' WEED SEEDS. CONTRACTOR SHALL GUARANTEE Rhoda 1'--IS' Container TAW'WEEDS NAVE BEEN REMOVED PRIOR TO INSTALLATION. a. yy v�J�I NaWI arses R'✓`ua cal Fieuea RSOtprra 2'Cal. BIE ALL PLANTS SELECTED SF✓LL DE CON515TBVT 4TH V:v/l Redsplra FICRa 4,g Pear 0 Rxfdodandron T-.ea.' Ip'-18' Container CURRENT AMERICAN N1R5ERTMEN'S STANDARDS. 'I V Raao ANT PLANTS THAT ARE DISEASED.DEFORMED.ROOT LAIUI Drys . Ace,grleNn 2'cal. Big Rhododendron Large' Ig.24• D.POORLY SNIPED Ara.}DEFICIENT G-FILTHY PaPerderk Maple Rude BNB CHARACTERISTICS SHALL NOT BE ACCEPTED. / I \ ALL PLANT MATERIAL SHALL SE WARRANTED FOR Pr.ceileryana'Chantrciese 0 file• :,:c...p 2 gal. Container A PERIOD OF ONE YEAR AND SMALL LAN EE IN A HEALTHY Chan•-�cWr Pear 2 cal. BrB degon UaPe CONDITION AT THAT THE. ALL PLANTS DEAD OR Pruus I.'2"Luyserm' 2 gal_ Containar EXHIBITING WMEALTNY CNARACTER5TIC5 SHALL BE �N, ® Glocedrus decvren. le' Erb Otto Luylen Laval REPLACED AT NO CHARGE TO THE CYNER ' Irlce�e Oder G vlbaaan diTidll Igdl. Container CONTRACTOR TO DESKl/AND TO INSTALL Da 'd SYSTEM PER MAIaFAGTUFR'8 TREE TIES STRAP TYPE �� T vge canadensle IS' vlH� SPEC•CATIONb.PI.OVDINJCa CCFIPLETE COVERAGE BrB Compact n 4rNrll ApAfsr PLaNTnVGS Ag NECESSARY TO KEEP 2 4nedlan Hen lode Gompaete' O GRO-STRAIGHT' �� a Compact Kdeanplee viWrvn 19'-IBN Grn4lner -2'x i'x a'PTDF TfN:e p:�cale'HO^n' °+-Rums AWAY FROM DOORS AND WINDOWS 5 *at STAKE.CONSTRUCT:oN GRADE +beta•Red Cade a 8aB . GIO•.y RNeldn PRIOR TO COMMENCEMENT OF Wt-1RC Ont vERIFT LOCATION CF ALL UTILITIES IN FIELD O MA .,la• Conealrlalr NOTIFY LANDSCAPE ARCHITECT OF ANY AND ALL DESCREPANCIES K AA>macrapFyllan BaB ® Compact Oregon Grape I gal. M FxfaT.IG C:GTDITCNB DR TWAT DIPPER 19.17C,PLAN OPEN SOAP ABOUT TRW( Dlglear napes 4•cal. 2.DE BACK M'A WDER c ..b....t.'Glnadn Plgry I )'DEEP IX.RAINWATER COLLECTION r.w Gusrn Plgmy earpsry gal. Conte infY ba BASH MULCH i0 GRADE. ` , 4cer Pa'matun ma A�g` )'BARK r4LCH LLHERE 9PECPIED 0 Japanese Hep1a 1-1.1.cal BaB @ Swertl InuMun I gal. Cdnalner !C E $T4 lY6OIL WATER NNNo na a.'Harpy D.urr' COLLECTION BASIN MULCH Oder truncate..Cam pletaroroea 2'cal. erg 0 Nar'orn Duerr NNdlne I gal Containr _ o I � FT- r'I !I TO GRADE. Pacific Sunset < �� 1 DRIVE STAKES A Mmire.m ryryaa mm*Te•IRIORSU•= GF R•TO RESISTANCE . NvIPkI False a 6_p B s B Z ' RCaREEN TREE PLN1TMCs DETAIL Ace,r Anna Armstrong Maple I-I/2•cal. Is/B / - i LEGEND- �j R - - ---- —� -_ 4 O CI G C `/`k' EXISTING E'vERGREEN TREES r / d / �� Ate_r. _ ,.... i I TORO-TIES STRA nPE •L �/ `/ �e�� .-/ ! �4•_�� .. �'"': -.•- • �M� __ / % 4"7/t ► X111 ,�6�I� � a� �/% � 1//�'�►ice. :?%�i7� t v.._. _� j-EXISTING EvEfatiREEN s O o •vED / /,Ir, .1. \ _ ialki .. �i N �l\F I� i�►�:_,.P• Ian t �:►,I r�l`/< / m m m o ]'x D-PTDF / � �`a�I�.=.I� 11' y q !� , /ii" -ice• ��+ �' '%��Ee.= N. 6• �\I�t �e .rL ::rl�I1�� ,` _ �iI yf °' tili STAKE CONSTFtIGTION GRADE /7 /I .Nii:I:UI� 'r/ ° '_'�d -.• r�`11t!I!1!hl ' � as.yyt: ¢ a i \. TREE WRAP TO F RST BRANCH EXISTING DECIp'JOU 5 O + AM // ��/ e 'r � I ••R' D 14 16_� M s11�j O C n T Y// V l 1 r f A� \c Q o 2OPEN PACKI CL 0 3 7j,�1 t �;� f'�11]'DEEP RAINWATER COLLECT'O. FJKKTING DEC!. IS BE REMOVED I b.' 1 \ I BASIN HJLCH TO GRAD_ ,�//� , ' 1, }•MIRK MIXON WERE SPECFIED EI / . .R�ra�t.' '�yr��ay�� p e: 91 r !.,� _i _I_ EXUTaJG SOIL 1 y� J.t- 4 �Yl aFrY r N r _ ] ,- �,19:��IA/M -- ' ��.(ri 17:� I,`C- 77� THOWEOLCHL.WATER a ! I II II I C I 1 ```-•I 1t7h`r J COLLECTION BASIN MYCN � �I�\/yam _ ' I •'�§"rtllc'tI TOGRADE. I�//%/ /\I- ` X -.I/�•I DRIVE STAKES A MINIMUM / I / O �• �•� r / ''' Ty.O TRIES ROCTBALI SIZE OF}'TO RESISTANCE a r/ �:r rI �!� ��fff ` ` ll C! TREE PLANTING II II., ! I T „/lE D 16 r/ J $v'* ` 0 ifi iI X414 �`Ft 1 r.. all$gll / +aof i 6 —vE BURLAP T �4. L, . ER - DUAL l,j aF ROOTBALL re rpooc /�i ""�°�li� TR C 1 t I �(� �. 1. 1 2'DEEP RAINWATER COLLECTION i + - I� 111 ..,/.' 1, 1 BASH,ULG.TO GRADE / al �F )'BIRO I•uLCN y''' .!1�� ..'y _-'� �''' �.an1fl:ru!I� �r� `L'.1 � {{{I ""w w+ERE sPFCPIEC / L .i/' R\�1,, ty�r� winiu 1G1� a Y10 f�• X11 tr/} oaf/ .�� + �e�.��f a/ �1"D%w 4 Fi . .ice vr\- i I 1 �Ifnu MGKP '� V o LI PREPA CD PLANTING SOIL / � `4•y�' I�� 4 � \:I I I �K� ,r, '�_. ,1, �R r�.r��t:� I l',�� a -—---- i HI. ExsTNGSOIL s 18�`\ �T1{J\ p /\ �` C 1: �� wiiTi.vi1/1.x/1{11 , - •I �( mao,w acmaatL —COMPACTED PL.wnNG SOIL 1 / i5 ,e.'•7-.1:e• I., Y�. 1� ,ii C 14 ._.�1 SEIFLIB PLANTING DETAIL / ��'a%�y ��\�\':1 '11 C 18 i//� J' C -y! ! �� a 16 _ _ _% = Krill,� �A ` ✓ C 16 - C 12 ta'�r•V�� 1 W V J Fe- ti- : lc.1-' ' r—' r. �aaaa�l'e�f:r...i n- yl —a�1�M��.I: T T�—,��I�_:�Ei1 f.A �f MANTENANCE NOTES: _ ��JYa�i�•i va// � l0 E L/ /� . f 1 /C:+I�71�/ '• � a I' \ r�,I S4 .� ��l/��` j +VC 14 4�.. �, t�`=r��/ �� — f VIA6 �� 7/j 1 /•��I iirPh _._b %V/ _ 4...iii �/.�{�Os11. �i,- :I•.� ) 1+5��1 !'� / / „,/, , . I�,�' ,.�___0/T2x 1N T - -- •`�i } 'I/A�ww / �� r �.�_� 1-!.11 1, ;-�tl/ - /::2x-f.; /'I t /47/7//�;�EC. //06 ;%i,/�/'; i ig / :r C 12 ` 1,1.' ■.a.: c2• f.� r T li lL a�EL� �►.N" ---•�. �r■F/ C 18 _'� _ 12 •��LJ ■� Saar aa1111111� i!k�'\ III alive 11// __-_—_ _ r -� roll C 12 ■■■ �iiya9�' /peo�crscioLisvnc�`NO. 3D5-020 i,,..�-'s1 __ %TYPE PLAN J . ,- , 1 a Li g. Scholl's Village II: Tree Count for Tree Mitigation z "sR ,mw,. ,oT.t ' =.,xxx.tsta o Intl?.same o,w,rsT n-nd 1.1•16,^0,s0 ..1.4.20 c.w.o. wac,.ee .,,,a,.rla,.,m w a TREE PROTECTION NOTES POCHIVS "IDMOVEA `"t■"11.4CiOSS Z sg I The prods[hall not be elevated o reduced within the c root s of trees to ba preserved It It.grade adjacent to a " " '' ao. 'M Z S n pr vela tree Is rased such test.t SOW.]Coupe or areal.into lea otrees critical tool :one. t seen be permanently stabinaed to prevent „ „ „ 1116 ,q WE 7. autIOCehon of the roots tla la 2 Before lane c ring and land anera non.a a'chain line lance shall be a acted around lee outs edge and completely surrounding the _ p��N etbteon.area o an etdot.ii E Itaes Escav•t.en and compaction of earth or other potentiatlyrdamapinp activities are prohibited within ,. ,e +7 • .1143'. I" U• Iheee bdunderliest See detail W� Zo- ■ o m a J] a as ,• Q 4 s! S=4 369 P. klIk m Scholl's Village II: Required Tree Mitigation 0" ::,4-- It 1::a o ' I k . .ugan.um ..1616,+.u E s n m I o,.0e ..ea,. K.. fence /Existing grub e—cu so 7.47 W K a. 109.5 PROTECTIVE TREE FENCE DETAIL .•CAL 14. - .a 164' NO SCALE ,w cwt 72 r• _ 1-2-5 .cwt It:, S6 c ,w..t 207.5 91 ( Vim/. a •....................-...-.............,.....,............. \z 1ti i I c o a x LEGEND: \ I 221 -,2T6�— y EXISTMCa EvERG/Et1+TFifEB TO/EF141N 1 _—"221) - . _._ _ _—___—. _1616. r i � �� 1616 - -- d a• — 27-. 27r m m u j •• V...,..-,4"' r E%18TIIN,,EVEFYita£EN TREES TO BE -. -i• ♦ _1616 • w � - ?7 V �111111t0 22 - w. - 2 \fill \II Y o fl° n OEXISTING DEOIPUcuS TREES TO •- 4r 222 \ 8C 1 �'A'' D 14 ` j• '0 '1 r'� EXISTI G DE.nuous TREES - / / Z> >I II 1I it� - C14 .. . * ....2z3-1616. ._ �,`%TR C118X2 10 - Il 1� �2, Il ee g / . ��16 . .1 � .ri ..._ i7 ' / 14 y:•ra- � � ,I `� �� .+ ,�" ER QU T L I-1::.,:.\1"-.::1, � Q 1-U• C14j i�: �� Neir �! c D18 �TRC1B/` TF C1B 11 ,� t ` N. t • • =- D 14X5 ry:,... I'— /' 22 � 12 j !, (I) 4 • • . _ ,.....,;,,C 16 ��'' C t2. . a k }- �•.„6 / \ - ,.4.,„9 0.,—,,N fi !��1�'Ir��1!�'��!_ _��ii�ill��i�_.��- E ---t il'iliiii',""'''' 7 Tit, c 181i 8 x 1 81'_�\'aC 1 i` �`'` C 8 fV 8 lJ W'sr • / �yam- - C 14 ' 1,:ii.S C 8 N i-- vl iJIes=ts J��e c ,s ' !' c 1 n � �=��i._.. L n��=r� +;':'�J O D 14 w — = ��•m • 1 12X — D -14 * C20 f �� .FEES .�:. IIIIIIIIIIII� '�■ r3 2;i / �' ' \.j '1164\ 1611 uWti 4l n CZ -r' �'� ,� MN .� �� .�� mu.* �■ �o Illllllll E t / -. � I� e_ a�l<� � C 14 Lrs�LfoL�L.l�r� �. L�LY��LI�I.J PROJECT PROJECT ii• d �'�t4r�u `//�T� C 12 NO JCOMAABER TYPE PLAN • k' • p T n ■ •L 'T 4 t V' ,. 1 e 18•CONCRETE RETAINING WALL T = I • iI SEE FOUNDATION PLAN FOR HEIGHTS I I• I ' • i }`2' ®9 BASEMENT PLAN "ate 1M`CLEAR " BLOGS 36 ONLY e BETWEEN ,--.4 ( - ,/,,...�T._O.. I {' �Q 11•-11- 4• Vii.•' Q HANDRAIL 14 I � IT-4•(ALL WINDOWS THIS RAW' \ iy �- Nk WALL 1 x IS'-1• 16'-10•(ALL WINDOWS THIS wALL)I - N CORA 0)12 IEZIMI®.. \•_� 8'-8' }'-i k 2.a SCREEN whLL }`—' ---_-J •• TOP of Low 11 s DECK I.-2.4 scREEN NACU �, WALL AT.36•",D e © - /I'-ID*2'-6`*Z'-a• J•-m I5'-4' AT CENTERLINE �'`�' •T ®' AT CEN 7ERLINE �~ y PATIO N 9 I n 1E311111, - I 2-0 5iO SM 5+0 SH0 YO SH 18• I 2•-7•A, 4•-0k' a'-OW 4'-8i_ In DIA. N i OYEFHANG /� r x - HARDWOOD T I , 11 / / i-� 7• ,'_1 I , z HANDRAIL 6 a ®I J o , i I I l ��I 3�" 6•-tM' N W O EI J,-' 6'-1114` W A TWICAL"'S' I J � I e 1_ ,,, ,-6 3+-O IF 6-D 6 i10 S00`t-6 ID �� 3-0 arD SH / ~ 1- ° I . 8, �I J # ,. �. R-t9:NSUL M FLOOR '—f r # .6 1 L �y I.S • - � —/-i 7 W ai U' 3 - MINN P6 iURR GEC.TO 1 I I , I >= ~_Z • 2 I „- ��-; I I-6-FOR I-' 2.4 WKL o I/I=0 _ I �•®� t i j I i FLUE RUN '1---/ i " J 3 Y O I =(/)in -r) I j I BEDROOM Q "„ I 36 VAX FACTORY- 'i I a " U F ti I BUlli WS LOG DiREC J o S > h 3 I S 'r- m I m I ° VENT FIREPUCE : i n - ¢ 4 v 2 RIER$ I FURNACE FLUE " I II I M N W In AT 714` I 1 LIVING IIi_ ; it 2-61NSUL.M WII S 555 D I s MR A7E0 I 4n y I�naT t•i 9Yt,' 1'., I ••__. 1 Y O W i I �'t I DUCT RUNS 1 /� 1D �y q� _ I—,f j / - I IN CEILING-. FURN.�FLUEI�j -' r FORA _f i �l X Z J in MAX.RISER=8- 1 a HCw FURR CLG • I - ® 2a6 WALL 9 5 t P I —� - FURk. Q W -• I I ^ Q BA v/IN CLOSET 1 II:�� I " T,I,7_'-7'.E, '� I Q•' m I 3-8• I I. L RETURN ��I J I N I / n I ___I I / ,� m HIGH 1 1/ , p h ■ I A13-0O BIFdO I I FLAT-ARCH-AT.3' A, YN 3-0;PPM),+i • j -/ i 2 1:10 `Y {{{ I `CARRY PARTYWALL //�� 1 JN I TTPICALFU FIxTRING ARCH „ RIURCH j " ]'-9K• �, ` `V®4 Z Q/ BASEMENT TO FIRST TO + 4 FIRST FLOOR SECOND FLOOR `- © DINING I j • __ 1 so -} p I j I ; STORAGE lo • I `\ A m a 1 'i �' 11'-6W u o j R-19 R+s1n I ,^I, I \ X M. OATH 2k4 HY j I GARAGE S, - j ' " •�W U B STAIR PLANS m I +�a 4E4` Iz COUNTER AT r I INSULATE //�1 a HrAArP RAH. I ,r .J'-9• ' I WALL ABOVE ab I • II t Y i / 2.6 WALL UNDER ___" I 92 STAIRS Da.,. ,no ; I w i Mm w. I #--} �m I �I Y$� I I 1 1 1 co ! . • I ; I FLai'ARCH AT.A'I I I ` 0 I 3 1 111111 n I n I c i �b0 KITCHEN D8 i I �� Mn I ° Z moo D5: I o MW I +A--- jMASTER _ •I sQ PEDESTAL I I w"LL BEDROOM u I I a UV, 1I I REpSTEI \r * • o W : 1, z-6 ,2.-13- zr I—# • _ 44,44^,.F r0 ....,,, I I 1 \41•-10• 1 __ 1 _1© I H -_ -- A' 1 owl/ o■ -I- 5 Pd to 017 Tr /:;;.----- ,..,,.,.k - 1 ---� -�- '1` 8-C T40 SOND �i 1 ". / O A• j,_L------° `v 2-D hL • p • - I t p ' ` J ME • 3-0 S'D SH '-Ll 2-0 5-0 SH 3-0 5-0 F2-0 5-0 SH �p I 2-0 540 SR i 2-DI5-0 SM I 5.-B" 5•-8' , 2-D• -10 ,2-84,2•-6• '-10)'-1(M 2'-BM•� n a' 4. 0• "' 4; I jB'-o'(ALL WINDOWS TNIS WALL)1 j J 8-8 �_a=_._ _,-__--, 8-15-97 REVISIONS. REVISED FLOOR PLAN AND STAIRS ALL FLOORS. Ifl TREWS- -I-'--I ADDED PONDER ROOM. TQ M, — f; 4 CHANCED EN FRY CANOPY TO TRELLIS I !q y V i7'-°'(ALL WINDOWS THIS�A'ALL) CHANGED WINDOWS • Y 3•-915` I--W i REVISEC FURNACE SIZES. ��F/I! Z —JI ® THIRD FLOOR PLAN UNIT 13 SECOND FLOOR PLAN MOT ® FIRST FLOOR PLAN Q o • • w LEGEND ENERGY NOTES VENTILATION NOTES UNIT NOTES Q 3 R-13 BATT INSULATION SEE ENERGY NOTES ON SHEET DA. VENTILATION' SEE NOTES ON COVER SHEET r O • CI FRAMING. 2x4's AT T6•OC ExTERIHNt WALLS THE FRONT DOOR HALL BE OPENABLE FROM IHE 2x4's AT IB•OC INTERIOR WALLS INSIDE WITHOUT THE USE OF A NEY OR ANY I X-% j MNDOw HEAD HEIGHT A F F MEAT LOSS CALCULATION$ARE AVAILABLE ALL EXHAUST DUCTS SHALL BE RIGID METAL UNLESS NOTED OTHERVASE. SPECIAL KNOWLEDGE OR EFFORT. 1T MAY BE . .. FROM THE ARCHITECT. AND SHALL BE FITTED WITH A Pali FITTING PROVIDED WITH A NIGHT LATCH.DEAD BOLT OR U () i 2 .-• $ SINGLE POLE SWITCH BACKDRAFT DAMPER CAPABLE OF CLOSING WHEN CONCEALED SPACES SHALL BE FIRESTOPPED SECURITY CHAIN,PROVIDED SUCH DEVICES ME O ° • Si FURNACE AND WATER HEATER SHALL BE FUELED THE FAN IS NOT IN USE IN BOTH D,REOTIONS AT,O-O`ON CENTER OPENABLE FROM THE INSIDE WITHOUT THE USE OF A O 5 SMOKE DETECTOR BY NATURAL GAS AND AT FLOORS TYPICAL. KEY OP TOOL AND MOUNTED NOT TO EXCEED WITH BATTERY BACKUP EXHAUST DUCTS IN UNHEATED SPACES INCLUDING ATTICS sr ABOvE THE FINISHED FLOOR. � n, POT AND COLD WATER HEATER PIPES IN SHALL BE INSULATED TO A MINIMUM OF R-4. PROVIDE 51•(MIN)GYPSUM SHEATHING ON WALLS • DEBT Q RECESSED CEILING EXHAUST FAN UNCONDITIONED SPACES SHALL BE INSULATED BENEATH TUB RIM TO SATISFY FIRE REOUIREMENTS PROVIDE STREET ADDRESS AT THE FRONT OF EACH NUTONE 0780,80 CFM,1 5 SINES. WITH R-3 INSULATION WHICH HAS A FLAME TOP FLOOR EXHAUST FANS SHALL VENT THROUGH ROOF. AT PARTIWALL CONDITION, UNIT. USE 6•HIGH OR URGER NUMBERS. < 0 4-ROUND DUCT SPREAD OF 25 OR LESS. MICROWAVE OVEN/RANGE HOOD WATER HEATERS OVER i HIGH MTH NONRIGID NO PLUMBING SHALL BE LOCATED TN THE 1'AIR L'"-`] MICRO AVE -GE JVM150 ENERGY CALCULATIONS INDICATE THAT FURNACES WATER CONNECTIONS SHALL BE ANCHORED OR SPACE IN TAB PARTY WALLS WINDOWS 10E OR EOTAL,240 CFM VERTICAL. SHALL PROMOS A MAXIMUM OUTPUT AS FOLLOWS. STRAPPED TO RESIST EARTHQUAKE MOTION. ALL ESCAPE OR RESCUE WINDOWS FROM SLEEPING UNIT A: 31,250 BN THE FIREPLACE SHALL BE USTE0 BY UL OR FM AND ( ROOMS SHALL HAVE A MINIMUM NET CLEAR 260 CFM HORIZONTAL UNIT B: 17,500 BID/HR DRIER EXHAUST DUCT SHALL BE 4'RIGID METAL WITH SHALL BE INSTALLED IN ACCORDANCE WITH THAT UNIT C. 17.500 BTU/HR ^ A 4.OPENING ON THE EXHAUST H000. THE DRYERS LISTING. OPENING OPENING 5.7$WARE FEET. THE MINIMUM .loe no. - UNIT Ct: 17.500 BTU/HR A SHALL BE GENERAL ELECTRIC. CLEAR LEAK OPENING DIMENSION SHALL BE 21• UNIT D 29.500 BTU/NR MINIMUM CLEAR OPENING MOTH DIMENSION SHALL • THE PIL015,BUP.NERS,HEATING ELEMENTS AND BE 20'. SILL HEIGHT SHALL BE NOT MORE THAN 97-25 UNIT DI. 20.600 BTU/HR SUPPLY DUCTS IN UNHEATED SPACES MINIMUM SF SWITCHES OF INE FURNACE AND WATER HEATER 44"ABOVE THE FLOOR. UNT 02: 28.800 BTU/HR ATTICS SHALL BE INSULATED TO A MINIMUM OF R-8. SHALL A MINIMUM OF 18`ABOVE THE GARAGE ADD DUCT LOSSES TO THESE Q11PUT FIGURES FLOOR. ALL GLAZING SHALL CONFORM TO THE'94 UBC. FOR FINAL FURNACE SIZES. FORCED AIR FURNACES SHALL MEET THE REQUIREMENTS OF THE VENTILATION CODE(SEE COVER SHEET) CHAPTER 24,SEC.2406,SAFELY(CITING NMI'� w A FORCED RESPECT R SYSTE4nUTKJN INTEGRATED WITH WINIHTW U-VALUES ARE DEPENDENT UPON THE•-' .- - - SHEET D4 FOR IA LISTEOF�NMIDOW U VALUES ,-0, 2 2 FOR EACH BUILDING. r •. SHEET ORDER: S U R F R F E D L C • y ''''.--.11'4.4.W1f4:', ' ' 4;.,...:"."-,,:',--:.'k• .S.' . E" Et*tO: ENERGY NOTES VENTILATION NOTES UNIT NOTES 4'-9H• s'-D „k1cC{ '�rx. <- vv:' S'-0' t'-8Ve' 6 TR.•10• �` f R L!BATE INSULA RCN SEE ENERGY NOTES ON SHEET 04. VENRLATION• SEE NOTES ON COVER SHEET FRAMING: 1.4 a AT 16'OC EXTERIOR WALLS THE FRONT DOOR SHALL BE OPENABIE FROM 1HE _ 6 TR.•10' 1 x ,�A,� 2X4's AT 16.OC INTERIOR WALLS INSIDE WITHOUT THE USE OF A KET CR ANY T.y, SO'' >r inI1Rw IEID Wow A FF. HEAT LOSS CALCULATIONS ARE AVAILABLE ALL EXHAUST DUCTS SHALL BE RIGID METAL. UNLESS NOTED OTHERWISE. SPECIAL KNOWLEDGE OR EFFORT. IT MAY BE FROM THE ARCHITECT. AND SHALL BE FITTED'MTH A 11GH1 FITT4/G PROVIDED WITH A NIGHT LATCH,DEAD BOLT OR DN ' '' 'Sisa POPE SwTCH BACKORAFT DAMPER CAPABLE OF CLOSING WHEN CONCEALED SPACES SHALL BE FRESTOPPED SECURITY'IJIAW,PROVIDED SUCH DEVICES ARE ■�'�� n I 111111 - .� _ FURNACE AND WATER HEATER SHALL BE FUELED THE FAN IS NOT IN USE. IN BOTH DIRECTIONS AT 10'-0.ON CENTER OPENABLE FROM THE INSIDE WITHOUT 114E USE OF A o! ENTRY i•� " _ SM6KE.DETECTOR BY NATURAL GAS. AND AT FLOORS. TYPICAL. KEY OR TOOL AND MOUNTED NOT TO EXCEED - __ YW1H BATTERY BACKUP EXHAUST DUCTS IN UNHEATED SPACES INCLUDING ATTICS 48-ABOVE THE FINISHED FLOOR. 0 -J5 _ 0 - HOT AND COLD WATER HEATER PIPES IN SHALL BE INSULATED TO A MINWUM OF R-• PROVIDE 51'(MIN.)GYPSUM SHEATHING ON WALLS -•.O'. RECESSED CELLWG EXHAUST FAN UNCONDITIONED SPACES SHALL BE INSULATED BENEATH TUB RIM TO SATISFY FIRE REOUIREMENTS PROVIDE STREET AGO ESS AT THE FRONT OF EACH `V '1�11� " 14 RISERS= P-118- �� •i ^KTk O NUTONE 0180,80 CRM,1,5 SONES. WITH R-3 INSULARON WHICH HAS A FLAME TOP FLOOR EXHAUST FANS SHALL VENT THROUGH ROOF AT PARTYWALL CONDRIQN UNIT. USE 6'HIGH OR LARGER NUMBERS. _ II -' MAX RISER-8 I, ^ r.0 t-RO ND DUCT SPREAD OF 25 OR LESS. NICROWA Vt:OVEN/RANGE HOOD WATER HEATERS DYER 4'MGM WITH NONRIGID NO PLUMBING SHALL BE LOCATED IN THE 1-AIR r - - - ------- -------- -- ° �� _ )E■■,m,• -W OI Lv J ENERGY CALCULATIONS MAX INDICATE UM SA THAT FURNACES WATER CONNECTIONS RESIST SHALL BE ANCHORED OR SPACE N THE PARTY WKL$ WINDOWS i O.W OF:OW • I'Bt5 f� f PS , } COMBINATION-GE JW150 ,,,,Z;;:' y SHALL PROVIDE A 250 BUM OUTPUT AS FOLLOWS'. STRAPPED TO RESIST EARTHQUAKE MOTION. ALL ESCAPE OR RESCUE'MNDOwS FROM SLEEPING WAIL•.J6• MNOOW 7 1R.•10•• _ OR EQUAL 240 CFM VERTICAL, UNIT k 31,250 BN/MR THE FIREPLACE SHALL BE LASTED BY UL OR FM AND I ROp15 SHALL HAVE A MIwWUM NET CLEAR 6 TR.•10' V) 4- Y 260 GIN HORIZONTAL SHALL eE INSTALLED IN ACCORDANCE MTH THAT SEAT 15 RISERS+10'-0• :pI METAL VATH T UNIT C.' 17.500 BTU/HR AR 44 OPENING ON THE,EXHAUST HOOD CID THE DRYERS LISTING OPENING E NG HEIGHT FEES. THE ALL EIE BASEMENT TO RAN DIAI H .34'`D �,�T -',.,-;-•'..1,t-P��" CLEAR OPENING HEIGHT pIMEN510N SHALL BE 2i. HANDRAIL•:34•i1P. L - MAX.RISER�8• UNIT CI: 17,500(311//HR SHALL BE GENERAL ELECTRIC. MINIMUM CLEAR OPENING YADTH OIMENSIQN SHALL FIRST FLOOR ` k'+ ' UNIT D 29,500 BTU/HR • THE PILOTS,BURNERS.HEATING ELEMENTS AND BE 20- SILL HEIGHT SHALL BE NOT MORE MAN FIRST FLOOR TO I T 2P y... - 1 A'CLEAR NDTWEEN ' 2 k �,Z>., UNIT Dl- 28.800 BTUmR ATTICS DUCTS IN UNHEATED T A MINIMUM�IMUM O G SHALL BE A INI FURNACE AND WATER HEARER ss'ABOVE THE ROOK HANDRAIL AND WALL SECOND FLOOR ~0 X- UNIT 02- 28.800 BN/HR ATTICS SHALL BE INSlRA 7E0 TO A MINIMUM OF R-B SHALL BE A MINIMUM OF 18"ABOVE THE GARAGE g � W� ,�I.``/y,7 _ - ADO DUCT LOSSES TO THESE OUTPUT FIGURES FORCED AIR FURNACES SHALL M[ET THE REQUIREMENTS OF FLoCR ALL GLAZING SHALL CONFORM TO THE 54 UPC MET O < 0 W 0•�; ,�$ FOR LANAI FURNACE SIZES. _ CHAPTER 2s,S[C. 1606,SAFETY GLAZING L/11�:,W M D STAIR PLANS e K THE r 'k - WITH RESPECT ToC�TILATIdIMTEGRATED MTH F (~f)Z sf A FORCED AIR SYSTEM. MNDOw U-IALUES ARE DEPENDENT UPON THE =0 BUILDING IN MUCH THEY ARL LOCATED SEE FOEEEACCH BUILDA LIST of WINDOW u-VALUES N U I--4 r '? IA En BASEMENT PLAN §1 s In> I*: O eG W Cr 1.21'-6- Id• I ! /• •4rA b 19'-3M• ,yY L4r L ! • --- -'` il I � g D N J N {{ w8 z7 •" dt / / i / / / / / / / 1 Q �yJIN :'Y`A i-. - S - / 6-CpJCIrz AETNI�/G/�pWRALL a' .. -`,:gyp a" MIT //////i�i�� 1 Q i _ 01.... ,'Z;•:••.,-.1'•••,;'• /////7/ 1 Q .6 ° -I `8�: x Y ••� 14•-1014* G 8-t5-9?REVISIONS `= Y-Y Y-1' 2'-64i• O 3 3 ADDED POWDER ROOM AT 1ST FLOLW 4K _— 7-1 7'-1' tw' ,� 'I. �� Z 0 0:1 PLATE HEIGHT CHANGED FROM 9'-0• WTIIcc F- _ '+� s _ <<'1-6 STAIRS R1-AT ST AND AND OORSIOR EDGE OF _I 'r 7Iy, 17-0' FURNACE 02ES REVISED. DECK DECK ABOVE�-. PATIO I•' k;-d T / WINDOW HEADER HEIGHTS ADDED Q /I/I/L.. 3'-9' Y-3' 2'-3' 3'-9• / 4'-Y 4'-I1' 1• 21'-6' �, I 21'-6• j, _ OVERHaNG�S 18' 2•-10' S'-815' Y-6' 3'-3' 26H' •-9•©1 7'-3'h• 3•-3• 2rci, ,e F I© I MIEN AOJ/�CENT TWIT I THIS LOW ROOF -, I '� / 1 *_ _. I 5AN6 5 AT LEVEL IS 3'HIGHER f O Ell f / / I-6 '0 SH 1_e'=0 SH , I I I MffN UNIT D 3-G 5JO SM 1 3-0 SI.O SA I I E I 3-0 4-0 SH - (V d••.:..�,:.�� ,. ° [ -THAN .TA„ --...1 Y ' ti F. _ IS OVER � 0 ( S-0 5-0 SI I A / - 6-0 6-,0 SGO 1 1 o a f/ , " j� 't jA• I I DJACENT NA1Q � . ,s} L N 16'-t0'7M5 ROOMI EDGE OE L� "'/ ' .� f� �7 "f---_—r I WAIT ABOVE- �}a)........1 f"—_—G / I. �• i`�x�, :.x . Y•B°� 6'-fo' Is R00W S I I NOOK ©�P�„TRY 1 il 11.5•1�.'♦„'SF,?,i 7, 2 I sL •�. M1..-T-I " /, j .I/ •-A r� � , jrA ' ' c_ ' BEDROOM 2 " FAMILY ' a / 1/ I o$ BEDROOM 3 s• 0 s--1 r yo ML +r-o-A.F.F. I c ti 6 o I1 b 4 `r A 11 \, �•- !' A I i1L�J O1 I n = TV '°' �� F•- t •+ i o i 215' i { 1• 1215- ...- I_ II �a.I L k;n . `,. z �-_—.h q 5' S'-T W CPC B' 1 6 IS•' S'-9N' n 1' a ELEC. MI .````�-_ - i i f t ca ` I ..jsT1'° IMP RETURN AR / 5'-8Vi' 1 SY.- ip RETRN AR A KITCH. I = _ j / METERS /W��( h (., _ I • � �� ,.8 Se0 F'r.j 1044 I -.� 1- T �Fr 1 A� 0 '.+ Al C 'y f-. ,.�1 a S.. .❑♦• / / ]T1f11'JIlli� I .IV / � I I x``,11 .1i∎ `A,F I U I�,eA o _ CLUE W�� , ' ,..„w . F 2•4 MCw I I 4+ FLUE ', ' .0 b II f f� I ®�6•-,; UP F� I C W D 2-e'IiF�r *� IR �• 6 3' SK' rj E I: '1/4. -3/ a 1 h 6'-,0' - I I ` 6 10';� s,>8 r sY ~o I TAT LANDIINNGI ABOVE g,ATH O 1 3'' L .$ I METER ROOK A � i; 5' Ary ' 41 II �) f ENTRY ENTRY I .....z m . � /I• M . I . _ �o o f� 1! I 'Wi S !-�I Y\ 1 I / OCCURS AT AL - *'+�+_� R • 1 I e . .n ^ ON - rASI�R 4 ,B_—,_� i r �ti- I I+ = o I \ '��OU S y2-10N'/ !'-3H'/ 3'-9' I 03U/NT52W BLAG / ® i ^ (3/ 4 •5; b tl i I n © •i BUi ONLY ONE �% it w c 1 h S r I ENO AT ALL OTHERS X STOR. r I I SHOWER4 + c ��Arvm��y�orla I �o •�°I `1 r ° DRrtR ---< o 4 0 54 4'-,0-,P 5N' DINING SOFFIT to i ti .MNDOw os/ °. . - ..- m '' iv I I �`iJ I .I _ 4'-0' 6'-IY.' S-IY.'© +Y-0"A-F.F.. I " SEAT �- ., .•� ,' Z CCCJJI ,2�U _ \ u �.J' I I UNIT D 2 4 ,,:• - 3 I a c� -� �'r, �- 2_t HC - 3�• I I pNLT THE CHANGfS FROM / 6'-9N• C�V ,BATH m UNIT C ARE SHOWH LIVING I W Q ® UNIT D2 m •cl - I p ? 0 - ONLY THE CHANGES FROM o I I TiL 2 UNIT D ARE SHOWN MASTER T `r " �/ i w GARAGE i Q 36'MDF FACTORY- [ BUILT GAS-LUG CEILING 2 LAYER$ O ��1JJJ,,,JJJ •BEDROOM 2-4 M[ I FIREPLkE WITH r -�' EXTERIOR STARS I 0 7.1 B-VENT CHIMNEY AND WALLS I LAYER U 9 RISERS AT 6' 31 TYPE X'ORB - >, I !- 8 TREADS AT 12• FBRETAPED r WI.C.© ~ I — — — I _ A e 3, 1' �'� 18"-0 THRS ROOM1� EDOE OF FLOOR N HEATEDL 1008 1 FLUE I �iv� AsouE DON 'o EDR 19 INSUI.W ROOK o .,.6..,.,.•». ;A P .._I--r-•F- / 16.•� "..:�,,,�.. ,.. I ,,,,I / / n ABOVE-� I a -WALL BELOW S' I I F I J-A S-0 5X I I 3-6 5�0 SH 5-0 t-O,F OKR AI I ! / n S.r_!=0 6-0 9N ,.. 1' 2-10-98 BENISONS. . I J I S-0 8 10 Y.A AAl 094K ENO 2-0 5 0 SH QI 0 0 SN SPRINKLER CLOSET© I A OF BUILDING EC RESTED. 12' 6N 2'-3' 4'-6• 2'-3• 4'-7015' I 3'-75.' ,F I I o • ELEC METERS !1'-11�,2'-6'�,2-6 LI'-11�2'-2' 9'-D' ELEC.CLOSET ADDED. r x I 20-0 / AT OTHER END. rte& I JOB NO. •f POWDER ROW RESTED 1V to-0 7 0 SOLID COI 8'-ION il'-2' h __ I .! KITCHEN RECONFIGURED / i —' DECK ` 97-25 / 20'-0• /, 'WINDOWS GANGED AT I o .X 1 STAIRS AND BEDROOMS ED1'E OF: M.BATH AND CLOSET "•� --_ _.� f2'-4• PECK A�pVE-{ �. I7'-4•(THIS FLOOR UNLESS NOTED4 REDESIGNED. I ( / 70 9 9-J' � ,y 4V.' 6'-5' �. 6'-5' 6'-5' 4414' NMI • .r} I6'-10'(ALL WINDOW$THIS FLOOR)I Qi t-V 2 ' IuW U D THIRD FLOOR PLANIO4 D SECOND FLOOR PLAN U D FIRST FLOOR PLAN ld 1/4"4.l'_o 1/a -1 -0" /a"�T'-o" 4�A SHEET ORDER S U R F RF E D L C • -.."-T...,.....9"..7.,..."-- 41 ' il S:AljtM:'... .s..4,2 • , - • -,..NXV/•••tr,l•'• ',,'.',,i, ;....- , ... . ,.., . • • 4 -.•-z.',44,, -' 1‘1,:,'S,SA--- --.. • . .. """."44.! ,-,•4.4...e.-- .. '. . . 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JOB No 97-25 \ 1111 BUILDINGS 15, 20, 23, 28 & 33 :' 1.111 =It _ , BukIna Na 1 2 3 4 6 6 7 POuvli711on Plcri F1 F4 F6 F9 F9 Flt F9 P • • Root%Ric F2 F5 F7 Fl) Fl) Fl) PIO Ft Rao!RBI RN RF2 RF3 RF 4 RF4 RF5 RN 0 Otr • BrecAttre El E2 E3 EA EA E4 Ed El 4 I I `r - zd �• 7e.n!_Iryh; t • I I kk: '` n SPRINGBROOK LN. , . 20 I --.- _ 0': -100, '113.64 8'591536' .59 5.16 50- 1100 34•25, I _ I .. _. Wti 60in 900 1000 1200? .. .. 1 �. 3 m 4 m i/� Cf a a• Isar a 0 „ ti varo 2 ,, 0 4 O– 5 -- 6 N -1 200' W 3 ot 6 40.50 r • I r' c w U. j I Q'' INITIAL PT. _ _ ' 62.66 5 ■I. ��(:L` ?Ls ;z; P . I/ _ •L • %_' "41 '.-l r, et i 7%"..r'r�• 1 51.83' 4„J, ok sM i ..-- . i 1 7 Ll, l _ IC . . • +! a. • ! ''art W�_L = F r _,� r �- 1 69.99 .' -fin►#,� / , 33 • ey ■- I - J ,�. ��!.:�� ,M yl. Tr. C1wi�� , ,.y _lam,G.�.'� - � � ,: Lj+: U !:,l•., t • ' / ' ■ 14400 1.1 -t �Ir.�tifa; l At - .. i 4/20,. ' .11111_,441,rat" F; 35 C T •.nr. _ � � 1 iiiivis .-. 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Via... 1.. -d. .:,. gA f ._.. .i• !_ ikft. 1 APPUCAMT ENGINEER BUILDING TABULATION p� gU�L��NG2B�3gR` I D4PERVIOUS SURFACE AREA L Zmig. .'� CONFIGURarIDN ALD1rGS COVERAGE 2BA 2 1/2)11 "-"O°"'O' VICINITY MAPS �' I.I.IM W r..,.b_ 111M .►..F.��_ � 3 PLEX ' OWNER T F R i °�'° �1 F 1. "' ..� I •; . 1 2.0@6 SF, 1 2 �'. � Y PAN OUT. IOW OW PLM*M JURISDITION �` PARKING �.�p u �!' kELEX a! 1si.TLT. ..�...» :(ri 6 18.65+ SF 18 12 ■.+off 7...n . ,.m un1T1FS &sErty s PROJECT DESCRIPTION' M., ONnIM. ""�"a iAk`�..'1O.r�.., TOTAL 7 eo.740 SF 19 14 33 ,•• Wa�rtY Wr 11111.PON=lifiassaw ■■r NOT 10 W L....„2...,......... mil.Awned LEGEND. �it � y_._1t7-.-.,. -..- .el.I. .r~._Zf--- ' ! 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' / / 0 IL . . 4 STANDAIUT PARKING'STALLS I 1 A • ,_ . , .. . r.A.,p....' .A.t.c 4..--"'L.A. 6 T P--1*-:.--- :P° --;i'',:., ,.■ - , .P,, ',4''''' - ' . ''',., t' f-,: ''-'-. -4g:::!„4, ,,,,,.. - ,".-g ,',T.., P-,:„ _„,, I ,• ...k.,,,- , , ... ,--,-..-',.---',-ikk Nfr, e ,I , , ---, • ,,- s„ . Al. ,f,Lz, / 0,-. .,„Ai-PI: ---...Aillr-,.. .: -• .,-:, 4% '"'"0, ' ' `..7.-, '-i I - rt-'...';'-'''..`" 1'4 '-''-'41:-.I-4,-;-....'n- ., , .,:.--: ,L...„„.- L_.......___, , , --- ,,,,..0-!.., i --',,,- , * 3.:- ... ... , ,.... .,. ... ,,, / / • t5-,fek,,' '''"-..t., , 4- .., . , . .10 / ,.'.0,,lit,,„. tk 1- ‘4_* 3k-- / ,..4 4, s a a 9 / * * etrI'. , * 1ft 4 et 40,, ,, , -1 ''''1 ;'."'''4Ii 0 0 ,..- .. .. ,. , :.....,,A.,i",...4.'":„,,'"."..'"% ..01`..--. .,'"*IV,,,,,,;'--.'4. ''•-"‘; I i .2-7.17.-It , , • , .;,- = ..- — tr- =.--.,-.- .,.. ,,...,....,... =1,44.,,,,,,.. -, . c., .,-- .. ' •- -.,--- 4- 1 ,t7c ,,a., —pc * .. , . ,., i - 0 _,. , 0•0 /.. ititAig .rilig,lit '.....('—.. *440,..11 .- = - "- ta .....1S-A. 2tiiitIP*"'j/4'`. ' - 7....a.a.. .... .0 i I 1 ■ 1 . . , - A leIrMwanIlin(/MIN:aAn -E1..7N1G.IN.E..1.E-.,R.....ri.A.l...., '" - t"e'-•.-c,TABEILA,In t rr 1..f..a. r.. I VIILD.... I40 BR/ 3BRI IMPERVIOUS SURFACE AREA ligN oo 91001!COE_AGE 2BA 2 1/28A mums ....... :1'..".......Tinr VICINITY MAP' • 1 „ ) rIPS NE MIN..is.0.1 =,..........06 low M.CO or. 01.■1100 ... I ..14111:1 '3-PLEX To.1.1R01G0Ao-.l.f11.110 g-R- '1i1r.13 0 k."11.I S 4 4 8 lonu om7 ecno ow W.L.1 K•M M-MM. -4 A . FT. ?OM 0 rtar,...1.ap,rem sm•ma. ) low-S0-2011 Kowa" a I : U . nap in PARKING i PIANNIIPI JORISOMON 4-PLEX Milliallb .MIIIIIT 7.10111X21•011111)11.M.14111+.3) 1116.Ale MUM an't011111111),ILLIMERII '''''''''riaaNIAlre;ArrA .41"1"MM=73. OINI 'itiffigr 6 12 12 ....2.1.....Copowi MELVA OA rip 1E088 80 FT. *Milt 4 ,IWO.14111.01. '111111°4 ROI:(J601)...111■4 is nurr km•Als-ada ouNIK MOW o- j PROJECT DESCRIPTION: 1.1)011.10n CONAN DIVANYY(1/01114.11.11 .1 1.111)14111YMAIIIMICIIP...... ..SS 9•1661.19111MMISO r...,,,,. ......r SPUD( 2.11■41•11111MIT ) ...Wry tastelontom 0.1.4.0M1■404...•1 i 1011110111010111../.10 ______ ... = ° MORK 1111101. 1.111143117pOelle 7-,......,= "11 lialinille 2 mem 11111•11/L 1111.MMICM CM Cor lawn 'ilitee 7 21,183 saFr. 21 14 7111731ft Not To WALE ea&14131111111•11T)141111ML el.... =Oa M.WORM '12W"; ii... t c4 ) ) vs lerfn.rr ID Pa/OJT ) ... .1.10.Oman Ag.inualm racer Nals.u. 4 r.L.,.44I2=11==.14 7,....... 17 45605*SO.FT.37 34 71 ... .7:1 .....-... . TOTPL mg Of Arr. , ..,„, . • , , v , L 4 . b b -a •o. . ) ' i::I.1 Y. .e . .....„, p:..7:1!..■., ��'�_�•' • \,* f ; 444 `/i t ,a;:,$„‘. dr .iv .•-...:••■.."- ..,c t... 7 4 Wk4 4P41/ ''• Ilri,‘ .,, ......1/4* I P:: Se \''L' '-' ■ N s'- 4111*U i s Ir' \ 4*4,i � P s �.- ., n,iori*:fo : t- r .i.• $„et i v <o�AV� 1111111111,•... {.... i ,. ( 4,4. i 401 1 . _1 IFI Mill *4;141 1111111%.']ea.'fig:/lit Fr:ri r. n'''' 1 I*1 VIL •••.• 76- 1P..... .......it:tAripb...""'''.7.0111 lr..'.e. '4-0 .II ' AO .,'� 0 ! A Ni 11 <—ry 1 i ;�' h : imil i ti mil,_; r ..._,r—-.. vital ,t,, tr I.. p{ '1 J• Kau ......_�'_ �-, _�j tom, In m - .. }M14 tip,. _ =,-,;:,•, c'-441,0,y4, i limp ..021,,1 . ,, 73 , . . . 4 IP "► N 1 s 1 1 y.Er • S CE9.0 f M O.1LAllii Ma aa.F ittWanN .r ` ' ' CRAM eVJll oaf CONTEXT PLAN ^NC+m fila uaT_ Or C l$ 8 SCHOU-16 VILLAGE 14 II MOE" �`'•�• m"� M.1116-M1111.110 IN.1•1401. . iilliiill 1 '1 IIt .. ' -;= ' ^il•' '- _N1 1111 1 li�uQi: \� lily►,. ,, 3: • iif a .4-il r p Vi I 71�Ej' ii ° 9a3 t8 [i ti ! ¢� 111 1 1 - B1111 IN t UM 7 1 ,,� it l i, •e• telk41:00p 6 ii . . i 1 crIC:t 414 CI.. ila 1 i. 4..A�j,i `- 1 t' i, i` 1 11 11 r 4 i! 11 it 11 11 Iii I A il41; 41.1t-E.,_.;:'''A , 1:,..i:ii,*.;"../,‘ • �� .��f Via„r s, �.��` I it,,,,,,,., . 1,11 I. f C �R�•t *v:,=. yf W. �\ 5 • e . • • 5 e il ��, ",s,.,CMIL.11 '! .•_.;• �. .1� -. ,yam`=-5 :J ,`- a ; s e e e e a a 8 n S e S e -4e �� - �-:: .. >a�.�;';�.�+..+ �p:aTi( :%11111111r:;. a :dit��u�-�i V' i p ....,,,_lel ...,..t .,...i 1pf,.....„ , . . _ 4- a in,csiw L la i -1 4 _ • �-- 11.11OM11 ill t ppff.li I;II ;# 1 ."'%":15 3 = # ; 111/ I I 1 ii if 1(1 Iii I Ii ; • ; ' 4 r� _E.., . i 1 I f�°I s; r 2'u j]f `-�it �•Ci 0i•11'�• +'� r . ndig`‘- ' i f.eY t t, e�.c +F:\ 444 1 ; t @ 4 r ; o , 4 R 4 i 4i iAIi� Z3-5,—'i - '' emu g $ S 1. I■ ° e7 ( i f i i i i 3 i i i i i i i li4(JUI .,., •�WC�IN: i tl b..¢. l.1._- �; _ ft 7yi{F4'I' III ° i 1!1•I ,,NIL' It: `4-1 ,.,',I -•'—�- 1 i a1"5 i2 Iii I P$ 11p?f I_I ��--,m �_Y ,.<u.;.r,�_ ,r gg !1!i t!i 1111 $l 4•IX f 2.' ;,•._,r, _� T YtY, E .s c, �a ' ,1111 l 111 i lost 11; d -:..4- a .�:,7 _ g1 , ,. . _ .; .:9. .�.e� 0 IIfi )€ a i isi it s e . 11i . �•1^ .o.o•+Jl wnryt 110. ..', a ma+ BY + ' , LANDSCAPE FLAN . .,—o•� SCI-4OLL'S VILLAGE II 3%•�� '°° I' 1 • .. LEGEND ENERGY NOTES VENTILATION NOTES UNIT NOTES 4'-915 s-o R-13 K BAIT INSULARON SEE ENERGY NOTES ON SHEET 04. N TILA TION: SEE NOTES ON COKR SHEET FRAMING. 2•4'•AT 16"OC EXTERIOR MALL S THE FRONT DOOR SHALL BE OPERABLE FROM THE 4-917 S-0' 4'-BI!' 5 7R •10• - 2.4's AT Tr OC INTERIOR WALL IN TR.O f0 ® TAFIDOW HEAD HEIGHT AFF. MEAT L055 CALCULATORS ARE AVAILABLE ALL EXHAUST DUCTS SHALL BE RICO METAL. UNLESS NOTED OTHER11tSE. 5 SPECIAL WITHOUT THE USE EFFORT.A KEY CO OR ANT FRp2 THE ARCHITECT. AND SHALL BE FITTED w1R4 A TIGHT MIMIC DR SR10Lf ROLE SNITCH BACKORAFT DAMPER CAPABLE OF CLOSING WHEN $REpa1 KNONLEDCC OR LATCH. IT MAY T �n�'��14 R FRONDED WI1M A NIf.FHT HATCH.DEAD BOLT OR `•.•�• .CONCEAIEO SPACES SHALL B[FIRE$TOPP[p SECURITY'diAN.PRONGED 4TCH DEVICES ARE• rURNACE AND MATER HEATER SHALL BE FUELED THE FAN IS NOT N USE. N BOTH DIRECTIONS AT 10-0"ON CENTER M SMAIQ DEFECTOR BT NATURAL GAS. AND AT FLOORS. TYPICAL K OR TOOL AND MdMTD NOOTOTO T THE EXCEEUD A c 1 ENTRY EXHAUST DUCTS N UNHEATED SPACES NCLUDNG ATTICS 48"ABOVE THE FNISHEO FLOOR.- - NOT AND can WATER HEATER PIPES N SHALL BE INSULATED TO A NINIMLMI OF R-4 PROVIDE 41•(MN.)GYPSUM SHEATHING C WALLS _ — 1' ''I _Up RECESSED CEILING EXHAUST FAN UNCONDITIONED SPACES SHALL BC NSULA TED BENEATH rUE RY TO 5AnSFY FRE REOUIR[MENTC PROVIDE STREET ■. � E NUTQNE 0180.Bo CFM,I.5 SODS. WITH R-3 NSULATI N FRHI[H HAS A FLAME TOP FLOOR EXHAUST FANS SHALL VENT THRO GH ROOF AT PARTYWALL CONDITION. ADDRESS G Tiff FRONT OF EACH '��'� M RISERS. 15' IL1111/111111 , 7kF4- O O - ✓ V • .4--410(ND WGT SPREAD OF 25 OR LESS. UNIT USE E'HIGH OR LARGER NUMBERS. a I MAX.RISER• 8' WATER HEATERS OVER 4'HIGH MIN NONRIGID ^�"�'�'tH�,p O L AR AK OVEJI/RANGE H(AL - NO PLUMBNG SHALL BE IOCATEO IN TtIE T"AXt WS _ ' -!!'W SO 1' L�J ENERGY LALCVLATH0N5 NOIGIE THAT FURNACES WATER CONNECTIONS SHALL BE ANttDREn GTT SPACE IN THE OARTY WALLS. t.0 W OF Low 8Vi' . �7 SHALL PROM(A MA OIAUM OUTPUT AE.FOLLOWS: STRAPPED TO RESST EARTHQUAKE MOTION WI N D O r'UR EWAL.240 CFM KRDCAL UNIT Ar 31.250 BTU/NR THE FIREPLACE SHALL BE u5TE0 BT UL OR FM AND ACE ESCAPE OR vE A I WINDOWS FROM SLEEPING ,�• MALI..36' 7 •1Q• •�'iA+ ~ 26O OFM HORIZONTAL /�p ROODS SHALL 7SQ A E FEET NET CLEAR UNIT B II,Spp BTJ/..n DRYER EXHAUST DUCT SNAIL BE 4"RIGID METAL TON SHALL BE INSTALLED IN ACCORDANCE WITH THAT 6 7R.•IC SEAT 7 UNIT C. 17.500 BTU/NR A 4.OPENNG ON THE,EXHAUST HOOD THE OR HERS LISTING OPENING OF 5.7 SQUARE FEET THE MINIMUM BASEMENT TO 11` pA.HARDWOOD �„ _ 75 RISERS• 10'-0• -' in /HP SHALL BE GENERAL ELECTRIC. QEAR OPENING HEIGHT DIMENSION SHALL BE 24'. HARE/EWE 0 a34'TTF. - - MAX.RISER•8' UNIT CI 17,500 BTU MINNUM CLEAR OPENNC WIDTH pwENyON SHALL FIRST FLOOR _ UNIT 0 29.500 BN/HR • THE NCO TS.BURNERS-HEATING ELEMENTS AND I BE 20•. SILL HEIGHT SHALL BE NOT MORE THAN FIRST FLOOR TO - UNIT DI: 29.600 BTU/HR SUPPLY WCTS N UNHEATED SPACES INCLUDING SWITCHES OF THE FURNACE AND WATER HEATER 144'ABOVE THE FLOOR - TN CLEAR BE?MEEH UNIT 02• 28.800 BTU/HR ATTICS SMALL 8E INSULATED TO A MNIMLMI OF R-8 SHALL BE A MINIMUM Or 18'ABOVE THE GARAGE I HANDRAIL AND WALL SECOND FLOOR / �, VI W O ADO DUCT LOSSES TO THESE OUTPUT FIGURES FLOOR ~ FOR FINAL FURNACE SIZES. FORTED NR FURNACES SHALL MEET TN[REOINREMENTS OF ALL GLAZING SHALL CONFORM TO THE'94 UBC. - INN THE VENMAt10N CODE(SCE COVER SHEET) CHAPTER 24,SEC.240E SAFETY GLAZING VU1:Jl1 U D STAIR PLANS U W re 0 LOUTH RESPECT TO KNDLAMIN INTEGRATED WITH t/q"at'-1" W Z A FORCED AIR SYSTEM. .Dow U-VALUES ARE DEPENDENT UPON THE F =O Ee BUILDING N MARCH THEY ARE LOCATED SEE SHEET 04 WINDOW A UST OF DDW U-VALUES • Ee !6 O = =Q roa EACH BUILDING. • Miff DD9 BASEMENT PLAN W er q3 t •_ Q 19•-315' .2'-2171 S ^ n; WY t 2 I I 1 8 C) W.. W �Jn / � / � ' � � � � I dill ZRjn 8•CONCRETE RETAINING W'AL� I Q W SEE-ouN..T/EN PLAN FQQQRRF g W Q' CD... %TENT AND HEI/.S /�/////A 1 ' Y k, ( -I 8-15-97 RE VISORS. ► 14'-1015" — ADDED POKIER ROOM AT 1ST FLOOR 4Yj. 7'-T I 7•-1• 4w- y 7•-1" �, 7 T ,+'�-6Y'�,1' <i<84[= PLATE HEIGHT CHANGED FROM 9•-0" I! I 9 I i (0 .21'-E" TO 8•-1"AT 1ST AND 3RD FLOORS. —___—_ { F-•_— < \ I. 12'-0' ' 5*AYR'S REVISED INTERIOR AND EXTERIOR -- -`.,—_—___ >: / / FURNACE SIZES REVISED. DECK I EDGE - I I —_ 3'-9" 12.-J-,2•-3" 3'-9- 4•_7• 4•-!1• tAN00w HEADER HEIGHTS ADDED G DECK AeoK•-.. PATIO I I / \ , y p - / OVERHANG IS 18' k 21'-d' y '%I [3:. NFIEN N7 UNHT I THIS LOw ROOF --10-} 5-817- T-6 / 3'-3• 2615- "R` / 8-9-Q 27'-6j-315- 3--3" 215", ;:, I ('_ AT SAMH LEKL I y / W 0. 1-6° 0 SH ' I- 5 0 SH I ,S /�`. IS E"HIGHER ! I —'I' T ,�.l!,, z.,._... �. - I I I WHEN ON T 0 3-0 510 SH 1 I / <b3 .,., ...,R.� ADJACENT UN IL.. o I T 3-0 5-0 SH F I I / y r T .3- 510 A+ I / / I 3-0 1_0 SSH I Q p IS LOWER THAN F. F '•J 6�0 4.0�� 7 IT, S'j 6-D 6-f0 500 I O. . T:: tI " T of I. BEDROOM 2 ` TORAGE T BEDROOM 3 I i m ^®i /�G— o SY / SOFFIT T. _ r a `YPC -t- 0 •2✓e- {t 01 12M_• - ... !� . I I ^ Tv ' © W!�•r!�_A {_'_7. S / s s 8--1- 7-6' ( 15 - 5'-9M- I I ` ` `, Z 4 I n Sri' i !��RETURN AIR }' }I y'_6Y• i Sri- n EI.EC'k in DA+ es.oF C:� /H/ '��o?n'� ton" ryI �t 63_01 Um TD E1 IURNAR © �a KITCH_ 111 + I..0 MN ® ` I = J o RUE ON�� LOw WALL I ti / /. �,Cy c O I —s,:-. _ I u 3 CE ' o• Al 36'AF F. C Y / RLFE� I T' ' - ---I Q I ti■ �hl 6'I 10- LANDING NI SHELF / TH I o.. ENTRY -j -III �_I ,� 2 69FI. ' I RAF I 12 6 1 9 �,•,, NUP 3 SYf d F I. ` f A90VE _ n Q, / ■r a n g _ i o I T� I —, t 1 i METER ROOM AE lii .,.:.. 2; �' ti t o ON !r: :_ m . o'' �o I5��" e \ I - XON. 21G15- I n i- '- n I131127k31 Src Qj f u�_ ` , o BIRD M I PBI .y n� I 4 r 1 l• SHOVER I-I- / I" O nI / I '^ END AT ALL OTHERS STOR. 1 a rn �� —J o ri DINING I I �►r'� /rfi/y/.' MEAT HR SEATw 00 �� .�� I E �I I {'-C' 1SL7` !'-tp' ,r5 u a_0' 6'-4Y.' S-2Y.-,2. SOFFIT TO i -� SEAT I --^—�`# ..�— /'../ N. 1 .1n ,t36'A.F F. ' 'w, X— 7'-0-R.F.F. 2-6,3-Or . 2-c 5-.F ' • 7- 2-Q- 2. D. �. i ' ® UNIT D2 q ! 3 I I FM. E-9Vi -y--•H 1 BATH W a� u'.T THE CHANGES FROM I Tri• LIVING 05 I i t1N,T D ARE SHOWN , ® UNIT D2 • �D ✓ �EI HI j m 06 ONLY,WE CHARGES SHOWN FROM •• © —� I ' _ 0 UNIT 13 aRE'SNOwN -- MASTER ) �_I '_ ■ ( �� GARAGE I / - I BUM T„G'A$`LOG Y I BEDROOM 1-4 I4C i / j CEILING;La YENS i _ J M I ;' /J FIREPLACE WITH i EXTERIOR STAIRS AND WALLS I LAYER I B-KNT CRANE 1E•TYPE 'X'MIS $ ^ I 9 RISERS AT 6' rHRE TARED 4 0.41 f r- d TREADS AT 12 WALL BELOW RUE ry 54P a I SI rf' 'q I `' UP R-19 iNSULATiON I , EDGE OF r1y til e . I B'-0•THIS ROOM I 7R A HEALED FLOOR _n - ! L. l, i $ EDGE LO ABOVE `5. c R-19 INSUL.N FLOOR --- �� 3osoSH j' 34sDSH s6S.DSH 5oI-D.ro.ER - / 0 ?' I 2-10-98 REVISIONS. _ I I 3-0 6�t0 sm __--- I1� $PR.NKURS 2-0 0 SH 2-0 0 5H FDRINKCEF CLOSET I .• '�"'- J AT ONE END .;...,..:.,......:.. . . _. . _ RE SIZED. ,"a rr -RH 2'_3• 4'-6- 2'-3• 4--IOW 3'-TN' 1 Of BLXLDRFf• 1-ITi 2'-6� 7-6 If-fl'1 Y- y ELEC CLOSET ADDED s 7 0 A ELEC METERS9 E'-10" p'_p POWER ROOM REpZED 20-0 AT OTHER END. KITCHEN RECONFIGURED 16-C lL0 SLX:G I JOB NO. zo-o' WNUOws GANGED AT STAIRS AND BEDROOMS I I c ., DECK 's EDGE OF! M.BATH AND CLOSET I I .� 1• �,___41 y� / i='• DECK -1. / \ ID 1T-4-(THIS FLOOR UNLESS NOTED)I� REDESIGNED I f ` - 6-5 ly 6.-5 J0-4v.- [ I6'-TO (ALL RANDOM THIS FL DORM _ . .:•g DD THIRD FLOOR PLAN Miff _� SECOND FLOOR PLAN D FIRST FLOOR PLAN 8 5 .. ..,,..:-.....,,,..:3,1".'.:---' .--- . . GHTTT OROFR C I I i7 O c I- I-, I .. < • T 15.-: y. i I I N d'CONCRETE RETMNG MALL IRI I SEE FOOAnON PLAN FOR HEIGHTS I 3-2 j U B9 BASEMENT PLAN 1 o� !TV CLEAR 3-2- I' y 1/4 _1•_O•• SLOGS 36 ONLY '19, •r 0 . BETWEEN - - HAND�AG It I IT-a-(ALL WANDO+VS TNIS wALL)I IQ-IO-(ALL KIRIDOwS Tx5 wALL)I 'r '1 1' • / W q}wAU •�'i �� ,F_ �, 12.a SCREEN WALL T------# '(/ F ® ©I ,r S-a 9-8 S_a 20 ,' AT CENTERLNE DECK ~Ala^ENTERLINEEL ` 47 T0P OF LOw ❑ ^ r-t0• 2'-6• 2•-6• '-,0 • T �6 5_a PATIO fi Y • WALL AT a56'ii MINN'� - :-n S+0 SN { Z-0 5!0 SH ,g- I fi I 1 I y a ®I 3-0 S 0 S. OVERHANG' �� I I I IS'-t Z Rik OA. F 7 I1 �- —r e I (n ~ ®;� z I I I `r6 I I -3V.' S'-1r 6'-PIED W O HARDWOOD G �i Y 11E1:1111I•1.' 3 I J / / d IoM 6-o s Flo sm __I�.,a...,�d I / ;�—�o sH_ { �F• AT 3a• 0 . r W H Z_ • TTVCAL - 4_,...____. �n� F-19 NSIR IN FLOOR."' L__a I ^ 3 I F 8 I" '",••^. I FURR CLG. TO I 1 2.4 WALL b S =O ' . © - I + I TILE RUN I •^� Z I `.- • �� I a 1 36•WOE FACTORY- I > R• TA 3 i I s BEDROOM I&N I BDILT GAS LAC DwEC .o 's ` At •' � ^1 m I i YENr FIREPLACE I i+ a 1 I+ n(,,,�, y� W W 1f1 —_ I '^'�' I P. ,. 2-6!NwL.� 1 _/', 'd•el ATNIN� I 1 FURNACE FLUE I _ I LIVING I z, SELSpCIUVNC`-� �r F N,a IL I � Z �WN .. —,Y a-aY" •• Ar AS:. I I DUCT RUNS i"-9t}I r F�1/DOZY �1 a .�Rrl ��_� I I IN CEIUN�-.2.1i wAl1URN.FLUE IJ I I�T / I OJCr BONS�;+, Q W d o NAX RISER•• 8• I BA _ a HCw N CLOT . 1 1,71 -9 s}V . III I $ 8 < m '0:1,..... I . I RETURN •"/ a_ 3-8' Ja I ;,r ,w AIR HICH III VELAR'ARCH"AT.8'7 ''TRY 3-0 9PUL°III i / I I ^I O r I II S D OM 1 I CARRY PARTYWALL AIR •i RETURN 1 \ <3� z 0/ Illi AAA GM9 WM FURRING LI AIR HID, I 3'-9H• BASEMENT TO FIRST TO s I b I rrPICALOINING I I ~i FIRST FLOOR SECOND FLOOR �•••M 0 I' I - e 1 STORAGE 1 . o l El o I °h o o I 11'-6N• c I R-I9 • • I UNDER o ;; I M. BATH �` I0 ^ " I . GARAGE STAIRS-- 1 I e 2yA Kw n b •I HMPV6F lop L V I - I . t2•COUNTER AT I !N$ULATE • • W U �° STAIR PLANS I .1 ro• "u"Ao.H�\ N I ,r 2.6 wALL`u�r�sFx S9 I` I I xALL ABODE Ia I n �� E - STAIRS- DA ; / 8'-'V:• .4,.3.- I S'-6 I DD.I Dw ! + !III ; �^ ,A 1 m ! z 1 1 I �, 1 g ifur'ARLY1-AT.D'I I I I g KITCHEN , 1 �r 1 HT) � o. a , m NW i I•• ET: I WALL ROSTER 2 6 R• y� lL MASTER • -.3, - I a PEDESTAL � I I aEOSTER T -RII LAVA BEDROOM 1 ;' 'I I L • 1 •I I I 2•-6• 2--6• 2.I p P. I 1 �.I� 3-0 1-6 F , o V z (i) `go, I_ I �r-,o 1 e iY)oVER omit . t—`t / / .m / - - - 8 SOHO �i / ,oF— -'l— —l- -Z- .:.,�„ ,.,i„I 1-- _D i D 15 1 l , • S i 3-0 5T s.. p, I • 2-0 5-0 EN 3-0 5-0 F2-0 5-0 SN / 5-8 4, 5-8• / /1 12-0 O I 2-015-0 I I P / ♦-p• V' ' -I Jr%• 2-0'f t0'j, 2'-6”T 2'-6•/'...,10"1-11_ ' t 8-15-97 REN90N5 litt 8_g- •_g_ /., I 8-0•(ALL MDOW5 THIS WALL) , L REVISED FLOOR PLAN AND STAIRS ALL FLOORS. a :: --LA / ADDED POWDER ROOM jp- RLL _.__- H7ANDEO ENTRY CANOPY W5 CHANGED MMDOWS 3,_yy 4, . - - 7'-a•(ALL vaNDOWS THIS wALL)I REVISED FURNACE SIZES • Q B THIRD FLOOR PLAN Uffiril 13 SECOND FLOOR PLANII4 o FIRST FLOOR PLAN 1/6.._t. .. 1/4..-1. .. 1,d._1._O.. • LEGEND ENERGY NOTES VENTILATION NOTES UNIT NOTES ICI R-,3 BATT NSULATI(W SEE ENERGY molts Cu SHEET DA VENTILATION. SEE NOTES CN COVER SHEET, FRAMING. 2.:A AT 16.OC EXTENOR WALLS THE FRONT DOOR SHALL BE OPERABLE FROM THE 2.4'4 AT 16.OC iNiENIOR WALLS NSIDE MTHOi1T THE USE OF A KEY OR ANY • I x'-x"I MNDOW HEAD HEIGHT A F F NEAT LOSS CALCULATIONS ARE ANAL-ABLE ALL EXHAUST DUCTS SHALL BE NOD METAL UNLESS NOTED OTNERWSE. SPE17AL KNOWLEDGE OR EFFORT. IT MAY BE Z . FROM THE ARCHITECT. AND SHALL BE FITTED A.TH A MMi FITTING ROOMED WTH A NIGHT LATCH.DEAD BOLT OR $ SINGLE POLE SNITCH BAOKDWAFT DAMPER CAPABLE OF CLOSING MIEN CONCEALED SPACES SHALL BE FRIESTOPPEO SECURITY CHAIN.PROVIOED SUCH DEVICES ARE .. FURNACE AND WATER HEATER SHALL BE FUELED THE FAN IS NOT N USE IN BOTH DIRECTIONS AT I6-0•CN CENTER OPERABLE FROM THE 11458E MIH(XUT THE USE CF A • 4 SMOKE DETECTOR BY NATURAL CAS ANO AT FLOORS. TYPICAL KEY OR TOOL AND MOUNTED NOT TO EXCEED t:I4. MTH BATTERY BACKUP EXHAUST DUCTS IN UNHEATED SPACES INCLUDING ATTICS or ABOVE THE FINISHED FLOOR. 1 HOT AND COLD WATER NEATER PIPES N SHALL BE INSULATED TO A MINIMUM OF R-A. PROVIDE W(IAN)GYPSUM SNEATORG ON WALLS • I] RECESSED CENNG EXHAUST FAH UNCENOTIOED SPACES$HALL BE INSULATED BENEATH TUB RIM TO SATISFY FOIE REOUIREMENIS PROVIDE STREET ADDRESS AT THE FRONT Of EACH NU TONE 0180.80 CFO,1 S SORES. MIN R-3 NSULADON AWCH HAS A FLAME TOP FLOOR EXHAUST FANS SHALL VENT THROUGH ROOF. AT PARTYWALL CONDITION. UNIT. USE 6•HIGH OR LARGER MRLBERS. • • a"ROUND DUCT SPREAD OF 25 OR LESS. RATER HEATERS OVER a'NIGH MTN NONRIGD NO PLUMBING SHALL BE LOCATED N TIE I•AW VRCROwAYE OVEN/RANGE HDDO L'�J LACRONAVE -CE JNGE H ENERGY CALCIX.ATKXIS INDICATE THAT FURNACES WATER C(NNECTILMNS SHALL BE ANCINOREp OR SPACE IN iNEr PARTY MALLS. WINDOWS OR EQUAL.2A0 CFU VER KCAL SHALL PROVIDE A MAXIMUM OUTPUT AS FOLLOWS STRAPPED TO RESIST EARTHQUAKE MOTION. THE FIREPLACE SHALL SE LASTED BY DL OR FM AND ALL ESCAPE OR RESCUE wNOGWS FROM SLEETING ` .6J UN H002LN SAL UNIT A: 31.250 BTUAAR SHALL BE INSTALLED N ACCORDANCE MTH THAT I DAIS SHALL NAVE A NNI114 NET CLEAR • UNIT a 17530 ow* DRYER EXHAUST DUCT SHALL BE:ROD METAL WIN OPENRID OF 5.7 SQUARE FEET. THE MOWN JOB NO. • UNIT C 17.500 BTU/NR A a•OPENING ON THE EXHAUST ROOD. THE DRYERS USTNG. CLEAR OPENING HEIGHT DIMENSION SHALL BE 24• �. UNIT CI: 17.500 BRAN A SHALL BE GENERAL ELECTRIC. THE PILOTS.BURNERS.HEAINC ELEMENTS AND ' MINIMUM CLEAR OPENING WIOTN DIMENSION SHALL 97-25 UNIT D: 29.500 BN/NR BE 20•. SINS HEIGHT SHALL BE NOT MORE THAN UNIT D,: 29.600 BTU/HR SUPPLY DUCTS IN UNHEATED SPACES INCLUDING SNITCHES OF THE FURNACE AND WATER NEATER ta-ABOVE THE FLOOR. . • UNIT D2: 28.800 BTU/IHR APICS SHALL BE INSULATED TO A MINIMUM t)F R-8 SHALL BE A MINIMUM OF.8 AI;OVE THE GARAGE ADD DUCT LOSSES TO THESE OUTI•UT FIGURES FLOOR. ALL CUING SHALL CONFORM r0 THE'94 USG. FORCED AIR FURNACES SHALL MEET THE REOURE4ENTS OF • FOR FINAL FURNACE SIZES. THE VENTKATION CODE(SEE COVER SHEET) , CHAPTEP 2A.SEC.7a06.SAFETY GLAZING MIH RESPECT TO VENTGAnON INTEGRATED MM ` WINDOW U-VALUES ARE DEPENDENT UPON THE Emil A FORCED AIR SYSTEM. I BUILDING IN MACH THEY ARE LOCATED. SEE - SHEET 04 FOR A LIST CF WINDOW U-VALUES FOR EACH BUILDING. I� 4 S U R F R F E D L C C i up.. . t3 N1T 13 & ' ' I . u i'' .....- •• -, . ' .. _.-...., I • dt ... UNIT 0 UNIT 9 uN1 T B UNIT El UNIT 0 UNIT 0 UNIT B UNIT 0 • 4 4 4 1.11111111== j I I I 1 1 1 I. 12 - - - I I I 12 I I I -1 6 2 11 - I I I Ala -16 i I I XIEV 2 ...„.....‘.=....1..`,:z.„_ :... II? ITT vINYL •IINGLES ......, .....V1-'4.4..... ... VINYL SHINGLES C32I0 '..-.' 8 sr 1 .---- -:-........ ...,,- _.„.4... .........„. -.----- ______------_- ,.... .____. ----4ri.: - ___-,-,-_ -=-.1.•id III kt] till Ill% . ....,..) .,,,,....t. .....0_.... Mg _ ,Tee,Te„ • ., 1 NEN Isms 4:::,. 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I t00% - __--7..- morimamis 11. mom No meammi Is fallialf:1 Iimmilmamm,„,,INIamillinmTh.t =I -111; "1111111 V: 1111.111111111 ti -W-11 -°„, o ...I<-, '''=""=-__.11•1111111111111111111 HO MIMI ifn 111011101111111 im MINN iiiimmumni• -1 :::=-- - 111.1111.11 1 l■l'i I "MM. 0111 .1111.1111 rigig • ----=" . ...r.,:. ,,, ; m 0 1 .... 11111111111111.. ..L_ -._11111111111111.- - -- ), =.--,- - % r 4- - ...Il- ia id 6 [17 45) _,r- 15•BUILDING STF:P1,.., 15"8LIOLDING STA.. jii"BUILDING STEP Street Elevation Street Elevation - 0 -41•,.. /8"-1*-0- ',!.. ':i 01 .• - alai.. ., 2 1 6 1-2---- • -22- -- /410-HEIGHT OF GABLE comPosinak - -•----------- . .._________, • _ Ul. 3 . 3 ICIY i 06 D6 ' 06 0 VIM SHINGLES „_ TOP KA TE . TOP PLAT VINYL SH.NGLES S-- 7- PLAT iltm MILIAM'''.. .' , . -.11/PEN `-'- M.„E.1, Iffilalr'7./.......-;• ;.7ffriEft I I I' 1 :,-.-•-•...:_!.--..-•_.•-,.,,•ifw........;../- '•••••■:•_ • I •.1 .••=;.7.•;,, --"*..71,S1 El::=1..'-1,:// _Et.", . 7 lo 61 - 1 *I.... --,-----,- ,-- - -..-.,----21E3-TRIM,...... _ 7:.2 17:,.=- ,4•4 liaii' ,r ., z :-1 fil ., - -- I. NC m 1-111611114- ''. Y i ,..._La4QR 70.PELIJ Wig i 2.1°11U.T.(WA'.--: o 0---kd 0 °A •-'44.- :-._-■•■ I .--•TRELL'S '..".""._■ww4■■..44 V 1111 I.4 AI- - ----kt'a"8 - 06 ei .,+ _.,____. --_ ., 1 Lill,--° '. ,,,,.`;'"2......_10 CIEU.Y El_AND ,___=' , ..., I- I .7 ".3 .1,!9 SAT El . _ 11,01,1 , 2.0 BELLY Pt 134240_ . 1.i.,.. El _ __ _____ ,,*°' :!. , i .,,, . ,. „ IIIIIll[I' 2.I.Kay' ' -.-_ _,,_ "--_ - --5 RINI er-TRELUS < LLJ z 2nd IIIIIIIIII - - --------- . . - - - ---: -2 1 11111 11 ,,_ ___ . __ ___ _ _ 1 .•WO EMILY BAND I 1 ,...to BELLY BAND 1 k [ill. - ...:1 2nd 1 1 ' - WO elt.-4.T 13AND ' 1 d,- -. - I i§ F.= ___I -1 LLJ .m. J- 2 ...:- #0,1-L - - 1- . 111-7111 f011 0000 7 28 - I DD r On - _ 7".--Triis Tlism offi _r,....."'"..- _ _ _ 00 CO Ell 's s _ ILJ octoo DIP 1 -- ocloo !pull Hcf - onno , ____ , .,..t ,4---4-,---- u..., ,-FIN GRADE 1- '' "---FIN GRACE PN GRADE X .4 '-- U Unit D2 Side Elevation Unit D Side Elevation Unit D Side Elevation W . n Bu,,,,,4 i.; -,4■ UNIT 0 UNIT B UNIT B UNIT B UNIT 0 UNIT 0 UNIT B UNIT B * UNIT UNIT 0 J. i 13 tl, I I I I I 12 LIT - I -Si 6 I [ A T i 12 ,,,, • AC' i BRACKET ../' I iii, 06 ■ Au -1 6 10 I .8RACKET El Am 'al AMYL 05 05 ...„,„,. ... , 74,''''',....,......,....._ CI7 CET ... „.../-elfai nisii_.--. ,D4 ........./.. ......'N",.....„.. -: ..,..... _...„...„., ...„.....e.......z...„......,„ 13., - _ - ---<,----=:-_■=E ---_-- ■ c4i... .: . --- --.1/4.. .. __ j In, I - - _ In 1:44.11 17111 El .--..-imm slial,---- „ Isis 1 sr.- ,,, 4 .......„,..- ....... ---.." 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WOOD mu Am- . . m rill: 00 :--- 00 -_-' MI ' ON 1 - NE -r: No -VINYL CORNER _ 1.. - .0 . 00 0 . 1,,,,,,,„coRNER .. ____ . . 0 0. 0. _,F1.-1 0. - ri 1 TR. I _ la la PR'VA ' 0 - 'R--1 11%ti'. UL, IE. --_-P--.f- - -rc-4,_._ 0. __. .tY Ell ' - - - - I° wAL ...JP' --- ----- .L . . IL - --- •or- . - -. . . JOB NCI 15 BUILDING,'EL.r '..1..L 1,... 771._. ...r.WONG STEP Rear Elevation ,•BOLDING 3,177-1._ 97-25 fit 7,/es"-i•-o- . Rear Elevation BUILDINGS 24 & 40 E SHEET REFERENCE BUILDING 34 .,- • B u k I r p N o. 1 2 3 4 5 6 7 5 9 13 11 22 0 14 II IS 17 13 19 M 21 72 73 24 Z 26 27 M 29 30 31 32 03 34 36 30 37 36 39 40 41 Foick3Fcn F1011 Fi F4 F6 F9 FR F11 F9 F14 AN E19 F42 P21 F24 F24 60 F34 P26 F3 F3 F13 F3 F2I FO FM F36 P26 F24 F13 P33 P40 F24 F31 F13 F44 F3 FOR F30 F5 F21 F44 F32 , ROO,ROIVINI F2 F5 F7 FIO FI) Fr: F0 F15 F12 F20 F43 F72 F25 F25 FOo F36 q7 Fla F30 Ft3o F3o F= Ft°F45 F37 F27 F2S Filo F39 F41 P25 F77 FOo F47 F3o F29 F3I F8a F73 F.:A F33 , Roof Ram 1F1 IF2 6F3 SW4 Ise 0-5 0-40-b W7 we we Fp? WV Rf10 MI PFt2 RF13 Wu 11f,4 Ffo 11Fid RIPS CFI *4 FF16 UFO flf0 PFII 0-17 0-14 0-00-N 0-11 RN PCIA PFN RF70 RF2'FFI5 FF4 RF22 Bovaltre E, E2 F3 E4 Ed EA 64 E5 E5 Ea 08 E6 6/ E7 ES Fe E9 Ec Eo Ea Eu En Ea Ew ES 69 F7 F, Fib Ert E, Et, E8 Et./ I 13 EG Et3 EW ell F'9 E0 94EET onER S U R FREE D L 0 .. i OCT 22 9y0 i ' SCHOLL'S VILLAGE NO. 2 DOWNSTREAM ANALYSIS AND WATER QUALITY POND CALCULATIONS JOB # 395-020 Prepared By: Alpha Engineering, Inc. 9600 SW Oak, Suite 230 Portland, OR 97223 REV. 10/9/1998 1 Scholl's Village No. 2 is a 2.0 acre site located in Tigard, Oregon. The site is located on the east side of Barrows Road and on the west end of the SW Crane Court. The site is moderately wooded and construction will preserve many of these trees as landscape features. The site's highpoint is at elevation 230 and is on the south side of the property. It slopes northeasterly at a rate of about 6.5% Downstream Storm Sewer The site will have approximately 1.1 acres of impervious surfaces when complete. The peak flow from the site will be about 1.54 CFS. All runoff will be collected into the 12" storm sewer extension at the end of Crane Court. The as-built drawings show three runs of pipe between the end of the extension and the outfall into Pebble Creek. The first run of pipe is shown as having a slope of 4.24% on the as-built drawings. The second pipe has a slope of 0.63%. The third pipe has a slope of 1.93%. The first pipe has a capacity of 7.97 CFS. The second pipe has a capacity of 3.07 CFS. The third pipe has a capacity of 5.38 CFS. The existing flow at the point of discharge is approximately 1.19 CFS; thus, adding 1.54 CFS to the system will increase the flow to approximately 2.73 CFS at the point of discharge. As shown above all pipes in the system have adequate capacity for this flow. Pebble Creek Basin and Channel Information The Pebble Creek Basin consists of approximately 86 acres. The majority of the basin consists of single family housing with a new retail shopping center at the corner of Barrows Road and Walnut Street. The Scholl's family townhomes will be a higher density development. Most of the area is developed already. It seems that about 1/2 of the basin will ultimately consist of impervious surfaces. The peak flow for this basin is about 54.5 CFS. On the south side of Walnut are Phases One and Two of Castle Hill. Phase Three discharges into the storm system on SW 135t. The Castle Hill development discharges into a 36" storm sewer crossing SW Walnut and continuing south about 500 feet until it discharges into the upper end of the Pebble Creek channel. The Albertson's site does not appear to be a part of the Pebble Creek Basin. There is a proposed single family development across from Albertson's on the corner of Walnut and Barrows. This as well as the Scholl's Village Townhomes will discharge into Pebble Creek as well. Finally the Pebble Creek and Cogswald subdivisions discharge into Pebble Creek. There appears to be a detention pond constructed on the south side of Tallwood Drive at the end of Pebble Creek. This point is located 1700 feet downstream of our project. Capacity of Channel and Downstream Structures The channel is now different from the channel shown on the original serial topo. There is approximately 200 feet from the back of each lot in the Cogswald and Tallwood Subdivisions. It 2 is assumed that the channel itself is about 10 feet with 5:1 side slopes; from top of bank there is approximately 25-60 feet on each side to the back of each lot. Based on these assumptions, the channel depth would be 0.84' at peak flow. Of course, this depth would vary as variations occur in the channel geometry. The discharge from Scholl's Village No. 2 would raise the water level in the channel only about 0.03 feet. At the end of the Pebble Creek Channel is a pair of 30"culverts crossing SW Tallwood Drive. There is also an 18" storm sewer,which discharges to the north. Assuming the 30"culverts have a slope of 1% each, the two culverts have the capacity to handle about 80 CFS in gravity flow. This would exceed the peak runoff of 54.5± CFS for the whole basin. Conclusion The channel and downstream 30"culverts appear to have ample capacity for the whole basin at full development. 3 IljrDEVELOPED TIME OF CONCENTRATION JOB NUMBER: 395-020 PROJECT: SCHOLL'S VILLAGE NO.2 FILE: I:03 95-020\HYDRO\3 9520 W QD.XLS Catchment Time 10 min. Longest Run of Pipe 380 ft Velocity of Flow 3 ft/s Time in Pipe=(380 ft)/(3.00 ft/s)= 127 s TOTAL DEVELOPED Tc= 13. 1 39520WQD.xls\DEVELOPED Tc 10/8/98 3:45 PM SANTA BARBARA URBAN HYDROGRAPHS JOB: 395-020 PROJECT: SCHOLL'S VILLAGE NO.2 FILE: I:\395-020\HYDRO\39520WQD.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4.0 2.00 55.00 0.90 85 1.10 98 12.11 1.54 39520WQD.xIsSBUH 10/8/983:46 PM O 3 /7TE cS//ZrfO "9, ---Az C 777 Z Z- Gti:',Z).0 Z:, -'/V --) 1rDEVELOPED TIME OF CONCENTRATION JOB NUMBER: 395-020 PROJECT: SCHOLL'S VILLAGE NO.2 FILE: I:`395-020\HYDRO\39520WQD.XLS Catchment Time 10 min. Longest Run of Pipe 250 ft Velocity of Flow 3 ft/s Time in Pipe=(250 ft)/(3.00 ft/s)= 83.3 s TOTAL DEVELOPED Tc= i;�f -" I 39520WQD.xis\DEVELOPED Tc 10/8/98 4:04 PM ��/000 a��✓�� 14!!!!! SANTA BARBARA URBAN HYDROGRAPHS JOB: 395-020 PROJECT: SCHOLL'S VILLAGE NO.2 FILE: I:1395-020\HYDRO\39520WQD.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4.0 1.50 60.00 0.60 85 0.90 98 11.39 1.19 39520WQD.xksSBUH 10/8/984:07 PM MrWATER QUALITY POND CALCULATIONS JOB NUMBER: 395-020 PROJECT: SCHOLL'S VILLAGE NO.2 FILE: I:\395-020HYDR0\39520POND REFERENCES: 1.Unified Sewer Agency R&O 91-47 and R&O 91-75. 2.Discussions with Unified Sewer Agency. REQUIRED WATER QUALITY TREATMENT:65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2.Bio-Filtration Swale 50% total 65% DESIGN STORM Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 2 acres Percent imp: 55 % Impervious Area: 1.10 acres Design Discharge=(1.10 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)_ �. .,Q„ .�- 4 #7 °:;'i VOLUME CALCULATION: POND VOLUME=(1.10 acres)(43560 sqft/acre)(0.36 inch)/(12 in/ft)= 1,437 ft3 POND PARAMETERS: Storage Volume(Sd)= 1,437 ft3 Storage Depth(Hd)= 2 ft(3'maximum) Side Slopes= 4 :1 SOLVE FOR BOTTOM AREA: 39520POND.xIs\WQ POND 10/9/98 10:11 AM Bottom Area(Ab)= 405 ft2 STAGE VS STORAGE CALCULATIONS: Stage,H* ft Storage,S(H) ft3 Water Surface Area S.F. 0.0 0.0 405.0 0.5 234.9 534.8 1.0 543.8 682.5 1.5 939.9 848.2 2.0 1437.0 1032.0 2.5 2048.4 1233.7 3.0 2787.7 1453.5 3.5 3668.4 1691.2 4.0 4704.0 1947.0 4.5 5907.9 2220.7 5.0 7293.7 2512.5 LOW FLOW TO POND ORIFICE CALCULATION Q = CoAV2gh Q= 0.10 cfs(Design Discharge from above) A=Cross sectional area of orifice Co=orifice coefficient=0.62 g=gravity(32.2 ft/sec) h=average hydraulic head= 3.6 inches below high flow A = C0 J2gh A= 0.04 ft2 A=1Cr2 r= 0.11 ft. radius d=2r d= 2.59 in.diameter,use `; ' Yf1 on cet 4 POND OUTLET ORIFICE CALCULATIONS Q=(1,437 ft3)/(48 hrs)/(60 min/hrs)/(60 s/min)= 0.01 cfs h=average hydraulic head= 18 one-half pond depth inches A= 0.00 ft2 A=itr2 r= 0.02 ft. radius 39520POND.xts\WQ POND 10/9/98 10:11 AM d=2r d= 0.50 in.diameter,use5f8 'So 39520POND.x!s\WQ POND 10/9/98 10:11 AM N W 0 j.t� N N i \ 0 0 0 ';7jk 0 Q INSTALL 2 C.Y. RIP RAP ? '.r INSTALL 2 C.Y. RIP RAP OUT 215.5 STA 0+00 •.• o° .. .E. 204.2 STA 0+00 I D $- o ( a' STA 331-59F �. C o 73 X N 0 V) 3" WATER 4„Y o oo n . , �-oo =LEGT - 0 e -- \-- I _ Co cn kl \ _ o o - DER STORM-p o . ST4 MI 1 n D 'o \\ rn m MN 33C-66 # U) Z -• a•, w -�� 0 OUT 215.97 E AT TOP F " Cn N p: o 216.17 SA 0+$4.00 + -�1 N \ m - — RIM 22Q.2 D co 8 ;N N .v G4, \ - Q• � � � n g n �, �o w \ �o :" WA ST2 MH#1 Z o '0 °o F IE 0 T 206.74 �__ J 33C-60 CD V J' IE IN 206.94 A + :.• --I M �C `� \ m 8" SEWER RIM 213.06 - - - ._. - _-_ — -• A T� fi4H#2 I.E.O�T 223.38 , STAf 1+T57 0+00 � IE 0 T 207.18 -. x IE IN 207.38 Ir.-- A +• •.50 �p� 11M 212.05 r - 0 - my + -. . _ - F ' D x - o , or�rmD c 00F NY 0 \ 2 K .� 0 2 m x IE OU 211.00 • 11, S . 2+51.40 - Z D0) Z _i 0 II V 0 , ypit, , . .RASE ,�.. ;T PROFILES $ (-- , ,1-,, BRAIN PROFILES � \�\' §X .t, c., :. 1 I\ I\4 1\ Cross Section Cross Section for Trapezoidal Channel Project Description Project File j-\data\po1012\pebblecr.fm2 Worksheet PEBBLE Flow Element Trapezoidal Channel - Method Manning's Formula • Solve For Channel Depth Section Data Mannings Coefficient 0.040 Channel Slope 0.024000 ft/ft Depth 0.84 ft • Left Side Slope 5.000000 H : V • Right Side Slope 5.000000 H : V Bottom Width 10.00 ft Discharge 51.00 cfs • 77 0.84 ft F. 1 10.00 ft • V N • H 5.0 NTS • FlowMaster v5.11 Haestad ,methods Inc. 37 Brookside Road Waterbury, CT 06708 (203) 7S5-1666 Page 1 of 1 - __ ' --,B�IN Svry • _VE P EBBLE CREEK BASF SIN A o D fl po BASEFDOws; 40 Cfs�O AREA. IN` L g 6 0 o Ac res R IAxe N .•,• TypE1A p E Rv ATIS E rCk TEnN C EF•F: ' 303,2 2o 0 oo ucmhien EA 430 0 Cy. ' • • 98 .0Acres IMP 43 00 Ac res TcRea S hee t T C 37. 30 85 00 37 3omzn e aCh TcRach - aZ1a L:13::.:: ns:o.2500 A2yr 220 s;OOgocp EAK RATE: Ch eZ L,2200 00 ks ,12. 00 8:°. °4°° .S2 90 cfs VOL; kc_27. 0o t 00 21 .31Acf TIME: • 520 min / /i.,,, cls�i /i rf 1 /� a� �� .7 rKt tf 0 �� -c);'va �; GAL • I,: )1‘111‘ . 1 .4ploc)00 ...... Is% :.,,,........:______.;___________,__ . oc,. , c,j) , .... �� 11 ---.- 7..., ______________.---------- . --.....----...„...*, % \ I\Li ill. O -- 7 _/';.,,: '' 7. . — :=.°,.:.1.,, . ao• k / ------------------ -1)‘) - .:4‘,.' \ o?'?w,,-1 A elqi < -t.... .„--- . _....._ -----------7---„4„.A . ii,•-, if it .,../ ,..,, , ., ,,,._ _ .6... "...„,,, . z. ...„---_,____---- . . N..,...,44, ,„,,,,11. 1 M ----- iiik,„ ,.. 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'��._ STR STA: 3+911..1 1- //7�` ,P2- INSTALL 6` 'xt>g' Ci;.;60. .-g�p`� / 8 ''STR. �. CT 'A ' 'cl� : ~ ao SSA f I ' l \� N- �, ---i____/ <,r1 . ( • C 3'•2 3"; •�/ \ \ \ — & BUFFER / Ci1/ \ � 1+66.00 2;f - ) %` . — =- -\ \ 0+00 (33C-65F) �� 0+15.62 S'TR~` ; _/ ��' _ .•___�\ v �� \' IE=215.5 ON STR. C L ,�� -I I. 1�±�_: E / GRADE TO DRAIN `' V -4.--_____ INSTALL 6'x5'x18" CL 50 RIP RAP__ _____.,_:___ 7.... =200 _ _ -4 - PU /-— ��`` 1c0H 1 :_____ _ . , _.... 7.5. ...% / 7---■ ---\ S/4iii k-- ,/ t/ __..- , r ______ • 'I'' 2 7 /- -,..-- , _ , jci: , - .. - i .. .r 28 �' S+79.-r - 1,. rj �, - �, I .,;; =fr[ Ati- '�.�� . — -� ]]�' INTO EX STllyG 1 2 3 1 ■ M — — - i REMOV5.. STREET 1— ' , .cri �, ,� R . - 2 18 -•--- . BAR ICADE i, — f- 33C- 9, t �- TA L ER = I+44.60 �# - �_ ' ' ' -� )...z , i r4 . 36.2 a + D DRIVE . ___ - I 7 ' ,.�, - -� 0 L --1-0 .- . _, , to - ` 220 i ;_- _ _ +y �, -� '__- • —. s 1 .. ----: — v 'TAW 133 -65 - -- j 2 44.00 f! --- +73.44-PHASE-1= _,- _ --,� I ��VVVV - 5+49.86 PHASE '2 - �' - 4 '�� 3 ca --f -- - -- ,,-.:91 r- -��. W .e.. ■ HI Z.L.I. ...... 5 3 © � E'er+ 93.66 0 / 4.. � • 3 1 /// 1E - ..fdi • - / _�-_ - I :; �. ' BR 0 127.99 u P� Q �\• v riii q, _rte 224 J 33C-63 ,i 3/7 f� / o ' _ _ +8 w I # (33C-66) . .`� _ j ER 0+47.80 i 4' 14' I ' I I �� + —�-226 (1T-4 7,--:..; L...„._____,.., �-—-�_ e L' 6 122__1. 3 4. 1+ ,` : 33 s / ON STR. C/L „., .,... --�-„, ,,,..„- _ __1 J - , , �r , , , , , -! 111 - Z CPI 01'39'15"E- 567.93' 222 ,.,.,� .1�' �",, i'7- r, ! • I - � CC 1+00 cl -T1.STR.STA.= 2+51.40 STM.STA / 22 0+00 STR.STA=1+57. 00 STM.STA -/ �` J � 0 END IMPROVEMENTS ; . BEGIN IMPROVEMENTS v--- AND CONST. STD. STREET AND CONST. S . STREET ' i I BARRICADE W/"STREET TO tom' BARRICADE W/"STREET TO r r vi BE EXTENDED IN FUTURE" BE EXTENDED IN FUTURE” . n = I LEGEND DESCRIPTION PROPOSED EXISTING / CL MONUMENTS ( I N BOXES) p �e i STREET LIGHT 3�I ,� ! _ �-✓ STRADDLE BLOCK _ THRUST BLOCK V \ -- ` �—�� FIRE HYDRANT AK A/\‘ ► ~~' REDUCER _ — / \ - BLOWQFF (B.O.) ASSEMBLY J . \ i-�-- ~'-� PRESSURE REDUCING VALVE El ,' _ �s --- AIR. RELEASE W►LV€. -•--- -.�,.:T, _ _ _ , \ C CHECK VALVE .{„- 0,01- 6)Q" ' ..1. l' STRA. _`/ ,_\ t \ C'1 F'ANnt IT - l -- Y f NN 0 . 0 PEBBLE CREEK CHA \ \ EL TYPICAL WET AND TYPICAL ---z PROFILE AND CROSS SEC Jr -I PEBBLE CRK Q L !T AND EL LIT - - 1- .ti,,, ,�V �, ..+ '- ,1 --.. . • • 0+00 1 +00 2+00 3+00 4+00 5+00 TYPICAL CROSS SECTION OF PEBBLECREEK - EXIST. 36" STORM SEA= 220 I.E. OUT 213.53 SLOPE = 0..0241 210 -, - r - - 200 • TAL WOOD DR. APPROX. PROFILE@ BOTTOM 0- CREEK WM _ - - - - 190 - - - -- - NM- - -- 1" .= 2C' VERT. 180 0+00 1+00 2+00 3+00 4+00 5+00 6+00 _ 7+00 8+00 9+00 10+00 11+00 12+00 PROFILE OF PEBBLE CREEK CHANNEL PRE - APPLICATION CONFERENCE NOTES F. PRE-APPLICATION NOTES AM14(711e110" thTYOFTICARD : - .1-4.ke 1 a •ATION CONFERENCENOTES PRE APPLIC Deoebpniitit-- [Pre-Application Meeting Notes are Valid for Six,.161 Months) Shaping A Better Community RESIDENTIAL ti PRE-APP.MTG.DATE: $'2s5 -(—t STAFF AT PRE-APP.: IV1`J`_ //e _,----- -- -- .r APPLICANT: < s c ( LCD AGENT: IC.,,( l-{ - 1Vct sue, ., phone:( l Phone: I I f 2 3 PROPERTY LOCATION: ADDRESS/GEN.LOCATION: .J.( gA('& t.t t is c „Act c S TAX MAPS)/LOT/AM: wc-PM 1,.S _-33 c_c YL W • NECESSARY APPLICATIONIS): S e � PROPOSAL DESCRIPTION: 3 3 `T-C),it.i e u C & M V Kk5 o -A z•5 Pk- sc— — 'Aux(-E t(u COMPREHENSIVE PLAN MAP DESIGNATION: �1 a■v M- 4 - I s F C y k-4- Z O N I N G MAP DESIGNATION: R.- 2_ ( l 4-a) u k CIT.AREA: 6 cc ' )E FACILITATOR: SCE L S-1' PHONE: [5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS p2r0A:4- MINIMUM LOT SIZE: /t &7sq. ft. Average lot width: ■ 4 ft. Maximum building height:ft. Setbacks: Front ZO ft. Side (O ft. Rear 7,0 ft. Corner i ft. from street. MAXIMUM SITE COVERAGE: 2 % Minimum landscaped or natural vegetation area: ZO %. [Refer to Code Section 18. ) ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum t frontage: 25 feet, unless lot is cr-- -• roug- ge Minor Land Partition process. Lots created s part of a partition must have - inimum of 15 feet of frontage or have a minimum 15-foot wide ac ess easement. The D PTH OF a OTS SHALL NOT EXCEED 2' times the average width . ess the parcel is less tha 1' Imes the minimum lot size of the applicable zoning •'strict. (Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes Page 1 N 12 Iosllootlal Aoollatlo.TslsUn OMsloo Section SPECIAL SETBACKS ➢ Streets: feet from the centerline of t 1S 6 ➢ Established areas: feet from _ ➢ Lower intensity zones: feet, along the site's boundary. ➢ N(rA Flag lot: Ten (10)-foot side yard setback. ➢ t\/(A Zero lot line lots: Minimum ten (10)-foot separation between buildings. ➢ Multi-family residential buil•Ing sep. - • . (Refer to Code Section 18.96.0301 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 1000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structures.) SUB I IVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND - APPLICATION with t - .•ty of Tigard, applicant's are 'EQ ED to complete and • e a su.•ivision plat nami • requ:st with the Washington ' ounty Sury or's Office in ord- to obtain a.•rovaVreservati• for any .ubdivision n;• e. A.• ications will not b accepted as •mplete until the CI receives e faxed confir ration of approval from the County of the ivi Name Reservation. [County Surveyor's Office: 503-648-88841 nits LOT BUILDING HEIGHT PROVISIONS MAXI h OM IGHT OF 11 STOR - or 25 feet, • hever is less in m•: zones; stories, or .- fe- in R-7, R- • . �• zones provided that the :••. . • Code Section 18.' I 1 are satisfied. RESID DENSITY CALCULATION [See example below] The NET RESIDENTIAL UNITS ALLO ra : a particular site may be calculated by dividing the net a -- • - - :- • - ::: • - . . .y t e 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; ➢ Slopes exceeding 25%; and ➢ Drainageways. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; and ➢ Multi-family allocate 15% of gross acres for public facilities. [Refer to Code Section 18.921 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3.050 (minimum lot area) = 11A 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. CITY OF TIGARD Pre-ApplIcatlon Conference Notes Page 2 01 12 e•:Ir•�tl.i yeucatlanlaatn Miss Settles r OCK he 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 600 feet are permitted, pedestrian/bikeways shall be provided through the block. (Refer to Code Section 18164.0401 RESIDENTIAL DENSITY VEER The City of Ti rd allow a RESIDENTIAL DE■. " ' TRANSFER OF UP T• 25% of the units t could otherwOe have be developed on se'sitive Ian. areas listed in t - density alculations at may be appt'ed to the dev opable portion the site. (Refer to Code Secdon 8.92.0301. It ' th:/res.onsibili of the a:scant for a residential development application to PROVIDE A DET'ILED CALCULATION FOR BOTH the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, ANY PROPERTY WITHIN 100 FEET OF A DESIGNATED ESTABLISHED AREA SHALL NOT BE DEVELOPED AT A DENSITY GREATER THAN 125% of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area applies to any property which is a designated established area. The subject property is designated as a ][uQA E�jj area. The subject r 'oined bc�developing/areas to the north, south, east and west. 7 RE STREET PLAN AND EXTENSION OF STREETS. A FUTURE STREET PLAN shall: > Be filed by the applicant injunction with an application for a subdivision or partition. The elan sh. •- , - 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 extendesi-te e oun ary • es of the tract to be developed. (Refer to Code Section 18.164.0301 �' SIDE , ; LOPMENT !- 111111 ACCESS REQUIREMENTS • L SUBDIVI . ONS AND MINOR - • -P' TIONS ARE SUBJECT TO SOLAR ACCESS ■ REQUIREM ITS. These requi - -. . ate that . minimum of 80% of all lots created must be '-. -d for olar . - "••--. - e basic standard , hich determines solar accessibilit requires that 80% of to•.I number o . oposed lots: > I emo -te a north-south dimension .f at least 90 -- . > Demonstrate a front lot line orie tatiop ' 'thin 30 degrees of a true east-west axis. CITY OF TIGARD Pro-Application Conference Notes Page 3 et 12 e.sI ..aii y}Ilatl../Ha..I./IMsto■s.cn.. • The total or partial exemp, of a site from the solar access req rnent may be approved for the following reasons: ➢ East, w- . north slopes steeper than '1%; ➢ '-site shade sources (structures, vegeta ion, topography); - On-site shade sources (vegetation). Adjustments allowing a reduction of the 80'0 solar lot design requirement may be made for the following reasons: ➢ Reduced density or an increased Fast of at least five (5)% due to either: ▪ East, west or north slope •reater than 10%; Significant natural feat e; Existing road or lottinf pattern; ▪ Public easement or ght-of-way. ➢ Reduction in important d: elopment amenities; ➢ Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are r I wired which are sufficient to show that the development complies with the solar design stand rds, or that specific lots should be exempted or adjusted out. The following items shall be inc ded in the analysis: ➢ The north-sout lot dimension and front lot line orientation of each proposed lot. Protected solo r building lines and relevant building site restrictions, if applicable. ➢ For the purp-ese of identifying trees related to exemption requests, a map showing existing trees which re at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be sub itted. THIS MAP SHALL INCLUDE THE FOLLOWING: Heig t; Dia eter; Speeies; and • Stat:ment declaring that they are to be retained. ➢ Copies of all .rivate restrictions relating to solar access. The design characte 'sties of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. ' • achieve this one ma utilize the followin.: ➢ Protected Solar Buildin• '• - - The solar building line must: be oriented to within 30 degrees of a true east-we .. • • provide a minimum distance of 70 feet from the middle of the lo . the south property line; provide a minimum distance of 45 feet from the northernmost buildande boundary of the subject lot to the north property line. • Performance Options - There are two performance options which may be u,lized as follows: b The house to be oriented within 30 degrees of an east-west axis and - ave at least 80% of the ground floor's south wall protected from shade. • At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. ` CITY OF TIGARD Pre-Appncatlon Conference Notes Page 4 of 12 Is IleetlelApplleetlnRla luiBMsieoSean PLEASE NOTE: Regardless of the ob__utsl used through the design of the Sib. iision or Minor Land Partition,all one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available —re ated to building height and construction. PARKING AND ACCESS)N ALL PAFIK G AREAS AND DRIVEWAYS MUST BE PAVED. Single family: Requires two (2) off-street parking spaces per dwelling unit. 1 Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family- requires 2 parking spaces per unit for 1+bedrooms.) Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. [Refer to Code Section 18.106.0301 NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 ft. 8 inches X 18 ft. Compact parking space dimensions: 8 ft. X 15 ft. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ______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. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: &I . Maximum-access width: �f1� Minimum pavement width: Z4- (--IV�o ) . ?kArs curb ,5` Conk_ (REQUIRED WALKWAY LOCATION Within ail D 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. i LEAR VISION AREA Die-City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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. (Refer to Code Section 18.1021 CITY OF TIGARO Pro-Apglcatlon Conference Notes Page 5 of 12 Ilesldeetlsl Asolleatlee/W olq aisles Satin fERI AND SCREENIN In order to incr ase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent elopments, especially between different land uses, the CITY REQUIRES LANDSCAPED R 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 Community Development Code. (Refer to Code Chapter 18.1001 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: (0 feet along north boundary. ( 6 feet along east boundary. (n ( feet along south boundary. ( C feet along west boundary. addition, sight obscuring screening is required along \ukckik (,`cv6-5 STREET TREES ST T TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR IVATE 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 feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 TREE FOR EVERY SEVEN 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.1081 TREE REMOVAL PLAN REQUIREMENT A TREE PLAN FO HE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified ar shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. 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 18.150.070.D. according to the following standards: 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; b 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 18.150.070.D; CITY OF TICARR Pre-Application Conference Notes Page 6 0112 bald salmi NpIca011011aaln IMsisa WOO II Retainage of f. 50 to 75%of existing trees over 12 inches aliper requires that 50%of the trees to be removed be mitigated according to Section 18.150.070.D; b 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 18.150.070.D. [Refer to Code Section 18.150.0251 MOTION PLACEMENT 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. 7 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. [Refer to Code Section 18.150.070[DI SIGNS ' IGN 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 review before the Hearings Officer. SENS I DS The Code provid-. ' " IONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELO' T DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL D: 1AGEWAYS, WETLA .D AREAS, ON SLOPES IN EXCESS OF 25% OR ON UNSTABLE GROUND. Staff will atte pt to preliminarily identify sensitive fartds areas at t pre-application conference based on ay. lable information. H R, the res•onsibili to • ecisel identi sensitive lands areas, and their boundarie a responsibility of the applicant. reas meeting the definitions of sensitive Ian. •• -- se clearly indicated on plans submitted w' the development application. CITY OF TIGARD Pre-AnollcatIon Conference Notes Page 70112 Inldsptlsl Ippllcstlss/Plauln IMsisa Ssctle. Chapter 18.84 also provic regulations for the use, protection, modification of sensitive lands areas. '.(1L'ENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. efer ti ode Chapter 18.841 S SLOPES When : EEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be subm' ed which addresses the approval standards of the Tigard Community Development Code Sec 'on 18.84.040.B. The report shall be based upon field exploration and investigation and shall inc de specific recommendations for achieving the requirements of 18.84.040.B.2 and 1 ;.84.040.B.3. UNIFIE I SEWERAGE AGENCY(USA)BUFFER STANDARDS,RESOLUTION AND ORDINANCE(R a 0)96-44 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. esign Criteria: The-VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the -defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce-the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion oft ie-veggtated corridor, then the surface water in this area shall be directed to an area of the vegetated corrido at is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as -flowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the develo•ment or project site can be less than 25 feet in width. In any case, the average width of the vegetate• corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction ac • ities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or othe activities shall be permitted which otherwise detract from the water quality protection provided •y the vegetated corridor, EXCEPT AS ALLOWED BELOW: A gravel walkway or bike path, no exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may n• be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to mini •ize disturbance to existing vegetation; and > Water quality facilities , ay encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agen•y or City. Location of Vesetated 'orridor: IN ANY RESIDENT AL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separa - ownership, such as a subdivision, the vegetated • ••• - - •- contained in a separate tract, and shall not be a part of any parcel to be --• or the construction of a dw- •ng unit. (Refer to R a 0 6-44/USA Regulations-Cha I ; , I esign for SWM) WATER RESOURCES OVERLA I TRICE The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development nd conservation of significant wetlands, streams and riparian corridors identified in the Cit, of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic u e 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 CITY OF TIGARD Pre-Application Conference Notes Page 8 01 12 e•:Idsntt•t laoltc•tl• tTlsoola0 OMsloo Section s ' ge c pacity; preserve .tive plant cover; minimize streamba erosion; maintain and enhance fish an. wildlife habitats; and conserve scenic, recreational and educational values of water resour.- areas. Safe arbor: Th: WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GIAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR %60, Division 23). These provisions require that "significant" wetlands and riparian corridors be apped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average . nual flow of • : -; e e• cfs. Major Streams: Streams which are mapped as "F SH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow ess than 1000 cubic feet per second (cfs). MAJOR STREAMS IN IGARD INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND • HER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: // Streams which are NOT/FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams n Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek an. certain short tributaries of the Tualatin River. Riparian Setback a ea: This AREA IS ASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIV' R TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. T-e 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 thi-. chapter. T e major streams riparian setback is 50 feet, unless modified in accordance with this c .pter. !so : ed wetland : -• minor streams (including .•jacent 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 igard. [Refer to Code Section 18.85.0101 Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK B AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise pr. ibited by this chapter, provided that equal or better protection for identified major stream resour -s is ensured through streambank restoration and/or enhancement of riparian vegetation in prese► ed portions of the riparian setback area. Eligibility for Riparian Setback in Disturbe. Areas. To be ELIGIBLE FOR A RIPARIAN S BACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantiall, disturbed at the time this regulation was adopted. This determination must be based on e Vegetation Study required by Section 18.85.050.0 that demonstrates all of the following: • Native plant species current y cover less than 80% of the on-site riparian corridor area; • The tree canopy currently •overs less than 50% of the on-site risarias • - - - . • - trees have not been remove. om the on-site riparia - area for the last five years; • That vegetation was not removed con rary to the provisions of Section 18.85.050 regulating removal of native plant species; CRY OF TIGARD Pre-AppDcatlon Conference Notes Page 9 of 12 IssIdutlol Ilsollestln/Ploulq OMsbo Section T at there will be nL • sement into the 100-year floodpla and T e a slope of the riparian area is not greater than 20%. (Refer to Code Section 18.85.100) i i NARRATIVE e APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all 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. Applicant should review code for applicable criteria. CODE SECTIONS f (3. _ 18.80 ✓ 18.92 718.102 / 18.116 ./ 18.150 _ 18.84 / 18.96 ./ 18.106 / 18.120 18.160 _ 18.85 _ 18.98 ./18.108 _ 18.130 18.162 18.88 .7 18.100 718.114 _ 18.134 ,/ 18.164 1 ACT STUDY Asa rt of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include i ct 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. (Refer to Code Chapter 18.32 Section.0501 WHEN A CONDITION OF APPROVAL REQUIRES 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. (Refute Code Chapter 18.32 Section.250) NEIGHBORHOOD MEETING The APPLI T SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE RIATE CIT FACILITATOR 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. * 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. (Refer to the Neighborhood Meeting Handout) SUBDIVISION.P[AT I E RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's .:re required to complete and file a subdivision •lat naming request with the Washington County Su eyor's Office in order to ob -'- .pprovaVrese .. ion for any subdivision name. Application. will not be accepted -. omplete until the City rec-ives the faxed confirmation of approval fr. the County of •• ubdivision Name Reservation. (Coon I mice: 503-648-88841 CITY OF T16ABO Pre-AppIIcatfen Conference Notes Page 10 of 12 As:I/s•tlsl ApsllatIsu11sntq IMslu Ssatls' B WING PERMITS PLAN OR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR EW 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.) RECYCLING App' ant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE RVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Section 18.116) ADDITIONAL CONCERNS OR COMMENTS: 35 ` ., 2r....1::=.‘ Li'ME 1\45 V C p Uzi r i 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. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. CITY OF 11GARO Pre-Appncatlon Conference Notes Page 11 of 12 lesIdsetlsl Appllcatlpe/Plaeulo!OMsloe Section Maps submitted with an ,lication shall be folded IN ADVAN to 8.5 by 11 inches. One (1), 8W' 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 Division 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. 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, to 20 day public appeal period follows,all land use decisions. An appeal on this matter would be heard by the Tigard 126kt/ [tr c Csc4k∎ss c . A basic flow chart which illustrates the review process is available f'om the Planning Division upon request. 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. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. 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 PRE-APPLICATION CONFERENCE, (unless deemed as unnecessary by the Planning Division). PREPARED BY: L`css CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE (503)639-4111 FAX: (503)684-7291 E-MAIL: (staff's first name)@cf.tigard.or.us o:\login\patty■masterslpreapp-r.mst Engineering section:preapp.eng)\ Updated: 26-May-98 CITY OF T1GARN Pre-Apuucatlon Conference Notes Page 12 of 12 SuId,.tlal NIllcatlodPIsulII OMsCHH Ssctlos PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION city fofTigardt Oregon iup;nil.1'Better Community PUBLIC FACILITIES it so° The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application 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 and 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: c (2.) For the creation of new streets. Approval of e development application for this site will require right-of-way dedication for. pS p� i � 1 5 Rots, to 3� 'eat `rom centc_,ri ae DiR.6cis ------------------ — - - t - — MT►-1 GAT, Q.kD r�S Q o � A4-4T=>5� cow., CT. to PRS.I )E A - ESM furn-tcntc_!: fADIA = ( ) — — to feet from centerline Street improvements: +' ✓)' 'Ctpt_ street improvements will be necessary along - ,,noE 51tde,,416-4 StialsmT –cta'ss 'o s � rficS. street improvements will be necessary along 5^3 C.Q t "Ft, Ftrvr-p14- gutx ( ) Street improvements On shall include feet of pavement from centerline, plus the installation of curb and gutters. storm sewers, underground placement of utility (a fee may be collected if determined appropriate by the Engineering Department;. a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets. or in the Central Business District), necessary street signs and traffic control devices. streetlAhts. and a t,r,;-) year streetlighting fee. ) Street ,mprovements on -_ shall include feet of pavement from centerline. plus the installation of curb and gutters, storm sewers, underground placement of CITY OF TIGARO Pre-Application Conference Notes Page 1 of 5 Engineering Department Section •• utility wires (a fee m- be collected if determined appropri2fq by the Engineering Department). a five-foot wide side, ..K (sidewalks may be required to bL .der on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices streetlights. and a two year streetlighting fee. ( Section 18. 164.120 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 S 27.50 per lineal foot of street frontage that contains the overhead Ines. T ere are existing overhead utility lines which run adjacent to this site aiong SW Prior to cx,t.-tirft4 , the applicant shall either place these utilities underground. or pay the fee in-ileu described above. 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.) -- - - - - - destri. w.:ys.bikeways. Sanitary Sewers The nearest sanitary;- sewer line to th s property is a(n) inch line v,ihich is located in Czot-e �-r, . The proposed development must be connected to a public sanitary sew-'r It is the deveioper's responsibility to Go ,"" LCD 1._ Water Supply: DO-C. cPS9-4t71 �t� l�l��.) The �= Water t - Phone:(503) provides public water service in the area of this site. The District should be contacted for information regarding water supp'y for your proposed development. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section • Fire Protection: • Tualatin Valley Fire and tlescue District (Contact: Gene Birct gill, (503) 526-2469) 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. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. c (1 4 4• S12 A_ LS 5—( � PtA4 L4 c15+z. APPS-�c i�•l. I 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. STORM WATER QUALITY The City has agreed to enforce Surface Water Management iSWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No 91 -47. as amended by R&O 91-75) 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 require: 1..4" Construction of an on-site water quality facility. t ) Payment of the fee in-lieu. CITY OF TIGARO Pre-Application Conference Notes Page 3 of 5 Engineering DeOartment Section RC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the C ty'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. aA� 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. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit In addition. the permittee will be required to post a bond or similar financial security for the work. iCompliance 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. The cost of this permit is also calculated as 4°%0 of the cost of the improvements, based on the design engineer's estimate. and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a DevelopeeEngineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement constru.:tiorn work. Prior to City acceptance of any permitted work. and prior to release of work assurance bond(si. the work shall he 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. Burldmg 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 503-639-4171 . ext. 304 CITY OF TIGARD Pre-Application Conference Notes Page 4 e15 f.ngineering Department Section Site Improvement .mit (SIT). This permit is gener 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: (a5($tS' E EERING DEPARTMENT STAF Phone: [5031639-4111 Fax: [5031 684-1291 h:\patty masters\prea pp.eng (Master section:preapp-r.mst) 18-Nov-97 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Englneertng Department Section CITY OF TIGARD Ilk COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. II � Staff: N 1-1—ACeekTS Date: 30158 'APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE J MARKED ITEMS A) Application form (1 copy) e' B) Owner's signature/written authorization Err C) Title transfer instrument/or grant deed B" D) Applicant's statement No. of Copies (c _ E) Filing Fee SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies lc 1. Vicinity map o' 2. Site size & dimensions GY 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) L3' 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: d (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground Er (d) Areas with high seasonal water table (e) Areas with severe soil erosion potential Gr (f) Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: Q' (a) Wildlife habitats (b) Wetlands 7. Other site features: (a) Rock outcroppings 13' (b) Trees with 6" + caliper measured 4 feet from ground level d 8. Location of existing structures and their uses C3' 9. Location and type of on and off-site noise sources Q' 10. Location of existing utilities and easements d 1 1 . Location of existing dedicated right-of-ways LAND USE APPLICATION/UST PAGE I OF 5 B) Site Development Plan Indicating: No. of Copies I g 1. The proposed site and surrounding properties d 2. Contour line intervals pv 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties ta' (b) Proposed streets or other public ways & easements on the site 2/ (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site e' (b) Parking and circulation areas 0' (c) Loading and services area (d) Pedestrian and bicycle circulation d (e) Outdoor common areas d (f) Above ground utilities d 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site of (b) Proposed structures, improvements, utilities and easements on the site Q' 6. Storm drainage facilities and analysis of downstream conditions d 7. Sanitary sewer facilities B' 8. The location areas to be landscaped B' 9. The location and type of outdoor lighting considering crime prevention techniques o' 10. The location of mailboxes 11 . The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements o' C) Grading Plan Indicating: No. of Copies 1c) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines ra' (b) Slope ratios 4/ (c) Soil stabilization proposal(s) 1:1' (d) Approximate time of year for the proposed site development ❑' 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report d (b) The validity of sanitary sewer and storm drainage service proposals Q' (c) That all problems will be mitigated and how they will be mitigated d LANG USE APPLUGTION 1 LIST PAGE 2 OF 5 ,D) Architectural Draw ; Indicating: Jo. of Copies (S The site development plan proposal shall include: 1 . Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies (g The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ra' 2. Location and height of fences, buffers and screenings 1-2' 3. Location of terraces, decks, shelters, play areas, and common open spaces 0' 4. Location, type, size and species of existing and proposed plant materials D" 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings: Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Prelimina Partition/Lot e Ad'ustment Ma. In..catin:: No. of Copies 1. The ow - of the subject parcel ❑ 2. h- • ner's authorized agent ❑ 3. he map scale (20,50,100 or 200 feet- 1 inch north arrow and date ❑ 4. Description of parcel location and bou .aries ❑ 5. Location, width and names of streets, -asements and other public ways within and adjacent to the par el ❑ 6. Location of all permanent buiidin-s on and within 25 feet of all property lines ❑ 7. Location and width of all wat; courses ❑ 8. Location of any trees within •" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25'/0 ❑ 10. Location of existing utili ies and utility easements ❑ 11 . For major land partitio which creates a public street: (a) The proposed righ .f-way location and width (b) A scaled cross-section • - --p opese4 p us any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND USE APPLICATION,LIST PACE 3 OF 5 • .1) Subdivision Prelimi y Plat Map and Data Indicating: Jo. of Copies 1. Scale equ. : 30,50,100 or 201 feet to the inch and limited to one phas- der sheet ❑ 2. e proposed name of the subdi ision ❑ 3. Vicinity map showing property- relationship to arterial and collector streets ❑ 4. Names, addresses and teleph.ne numbers of the owner, developer, engineer, surveyer and desi:ner (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent su. ivision or names of recorded owners of adjoining parcels of n-subdivided land ❑ 8. Contour lines relat-: to a City-established benchmark at 2-foot intervals for 0-10% grades :reater than 10% ❑ 9. The purpose, lo .tion, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public . d private right-of-ways and easements ❑ (b) Public .nd private sanitary and storm sewer lines ❑ (c) Domestic water mains including fire hydrants ❑ (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) W. ercourses ❑ (f) D•ed reservations for parks, open spaces, pathways and other I .nd encumbrances ❑ 10. ,Appr. imate plan and profiles of proposed sanitary and storm sewers with :rades and pipe sizes indicated on the plans ❑ 11 . Plan of the proposed water distribution system, showing pipe sizes and the ocation of valves and fire hydrants ❑ 12. Ap•roximate centerline profiles showing the '.'. •-: .et .f all streets incl ding street extensions for . -. .na.le distance beyond th- limits of the pro ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water • erflow ❑ 15. Location, width & direction of flow of all water courses & dr. nage-ways ❑ 16. The proposed lot configurations, approximate lot dimensio and lot numbers. Where lots are to be used for purposes oth-r than residential, it shall be indicated upon such lots. o 17. The location of all trees with a diameter 6 inches or :reater measured at 4 feet above ground level, and the location of pr.dosed tree plantings ❑ 18. The existing uses of the property, including the ocation of all structures and the present uses of the structures, and a atement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if an ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provisi. of subdivision improvements ❑ 20. Existing natural features including rack outcroppings, wetlands & marsh areas ❑ 21 . If any of the foregoing informa on cannot practicably be shown on the preliminary plat, it shall be indorporated into a narrative and submitted with the application ❑ LAND USE APPLICATION J LIST PAGE 4 OF 3 J) Solar Access Calculations: ❑ K) Other Information No. of Copies ❑ h:Uogin\pattyMaste&J<idist.mst May 23,1995 LAND USE APPLICATION J UST PACE 5 OF 5 ADDITIONAL DOCUMENTS z • u (....) '... , . .. .. .i , . I .. .,;:•.-:.'.'":".:fr.i.•.0;.::N;: ,,4:•!.:T: •••:,!•. .c::'"=.„.'.'•i 1 11).) & % :Oil § LL ...' - .K 1,1rdivw lr'NOF ■ -0''''''`..•-::''''''''':"'- '''`''-''''''''''''-." i c . _. ! :NI V ire , " 11*.■ "r4 , - ■ RI rN4 1,Ngeb, .e. r..) 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' " r% § 8 § ,...--' -0° --0(6-, , e , ." - • 1. ,•• ..., ,,c, ■7 U .1 i/ ,‘ .9 •■ t2 ig fi 1,,,,----ff rz. c / itt u X / x‘ g g g _•-•-• . P soil ..) n .1.,N ,15 • - urn, .• . „ 3 4 4 n 97103087 -------------- 801-18-36E e 0 245.67 u 8 0 < o * g ,- rk to • 2 g.' • • • NOV L5 '98 01:45PM ALPP^ ENGINEERING P.1/1 From the desk of... Michael L.Miller Project Planner ALPHA ENGINEERING 9600 SW Oak,Suite 230 Portland,OR 97223 (503)452-8003 Fax:(503)452-8043 fax TRANSMITTAL to: M.J. Roberts, Fred Gast fax#: (503) 684-2772 re: Scholl's Village II date: November 25, 1998 pages: 1, including this cover sheet. message: Based on our phone conversations the past few days regarding outstanding issues on the Scholl's Village project we have resolved to the following findings and potential conditions: 1) Access Requirements: Staff(MJ) has stated that even though the total number of units within Scholl's I &II exceeds 100 (it's 104)that the City can make a finding based on their new code that three access points will be adequate. 2) Setbacks: In particular building#7 is shown in the submitted plans as encroaching into the front yard setback. We are agreeable to a condition that requires shifting building #7 to the south thereby accommodating the full 20' front yard setback, This shift will displace two compact guest parking spaces as were originally proposed. However, even with the loss of these two spaces the plan will still have more parking than is required. 3) Building Separation: We are also agreeable to a condition that increases the spacing between buildings two and three from that as was originally proposed to 26 feet as required. This will be accomplished by removing a unit from either building 2 or 3 and transferring it to building 4. Building 4 and building 2 or 3 would then be reduced to a four-plex. In our engineer's opinion increasing the length of building 4 would still accommodate ample space for the water quality facility as planned. 4) Pathway Connections_ Staff has requested that connections be shown between the stairway landings and the adjacent driving aisles. The submitted plans currently depict a connection between the units to their respective individual driveway aprons in an effort to minimize paving and impervious area. However,the applicant will accept a condition that requires the stairway landings and unit entries to connect directly to the drive aisles. As we discussed on the phone, Staff is scheduled to render a Decision by December 3, 1998. We've enjoyed working with the City through this process. If there are any questions or clarifications in regard to our interpretation of our proposed conditions and resultant plan revisions please do not hesitate to contact me at 452-8003. �, q `v y" 2000 02 f h o a s 4.bb,,... mob"' ' 14 a a- ~ 687.33 �� ' \0 0?92 LL/ 00 �• o - - - - - - - - - - - __ - _- - - - - ary a 1900 >b Q ^+• • 636.94 • • I3 , 4114 ., $ c 1 800 lls 83 C.� °fq ,2300r o ,�� • 12 1LI •o 16 .• 132 o rQ 43.38 a ' D. 1700 e6 a etc) 12400 N r II • O 17 . 4 W 5 r N 7)° r r IS 22. 2S 25.02 42.54 ' 9.89 �w r 12500 • O .41 n N 92.33 • _1 18 `.3 u �0, o"ti° 1500 n I�00 g 94.87 r ol O co ti 1- - - - - - - - -(I, 4 O \tipryI6OO • L 6 "' Q 12 600U1N /� N . 5 1 ... 5 13/ , 10 a N 1300 q]u i. 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Knapp Fax; 604'7297 Outs: July 7, 1999 • _- -_ Phone: Pagws` 1 Re: Scholls Village II Tree----Protection Fence cc: Fred Gast, Polygon No - - '--' ---_-- -'- _ _--__ Project Report - | -�-~--'----' --- --'-~-' �c�aY /mmp*m�emxn*�mepn�m�|onymnm�|wcs�onwmkSrMc8|m It Chain link fencing with permanent posts is being used In some cases,the fence is being installed dose to the trees, within theddp|ina This is necessary because of the location of development infrastructure (streets,curts, sidewalks, etc.). Where feasible,the location is at the dnpline or beyond. Note that prolection signs are being installed on the fences I will be visiting the site periodically or when Construction actMties are affecting the trees. Please let me know if you have ueytions Walt Knapp "w' . w / JUL 20 '99 07:36AM MILLER'S P.1 • SANITARY SERVICE, INC. F A X T R A N S M I S S I O N DATE: t_11J 90 _ l 1 Cl TO : 14'?)// e FAX NUMBER: 4/5a.- g()g()41...-3 Iph_ez_ 9 FROM: G��IL' � I �� OY\. _ FAX NUMBER: 643-3462 IF THERE ARE ANY PROBLEMS WITH THIS TRANSMITTAL, PLEASE CALL MILLER'S SANITARY SERVICE, INC . AT (503) 644-6161. MESSAGE : f J'1 ( , ( 5 jou1/4.4e C'tp-m 1l e e 1 kez a v • A : c c -tr 413 nvvru- # OF PAGES : (INCLUDING COVER SHEET) P.O. BOX 217 • BEAVERTON, OREGON 97075-0217 • (503) 644-6161 1 JUL 20 '99 07:36AM MILLER'S P.2•Date: ",1 - ?V • Dear Sirs, We have reviewed your plan and/or attachments for the proposed development at ,. —`aC .ta_os s \ELL_-.-- ---• and find them to be in compliance with our compatibility requirements with the following exceptions : Thank you for your consideration and timely submittal of these materials for our review. MILLER' S SANITARY SERVICE, INC. oak O va,t( :� - rAttAtatot_ • . \ ' i JUL 20 '99 07:37RM MILLER'S P.3 • 117,e(Zee#14:1. SANITARY SERVICE, INC. • July 20 , 1999 Miller' s will provide each townhouse with a 35 gallon roll cart and 2 red recycle bins . Miler ' s will not be providing 60 gallon roll carts for yard debris , because the townhouse association will be having a landscape service take care of their yard debris .Miller' s will also tell the association about the yard debris exemption process . Each townhouse will be billed as an individual account per Mike Miller. We will work with the owners to find good spots to place their roll carts so our automated trucks can pick them up . There is also a concern with a security gate at the entrance of the property, but Miller' s will work it out with the developer of the property. Millers Sanitary Service, (41/(a'(/k- (44114$1. ca)46 • P.O. BOX 217 • BEAVERTON, OREGON 97075-0217 • (503) 644-6161 ALPHA ENGINEERING, INC. August 13, 1999 Mr. Mark Roberts City of Tigard Community Development Department 13125 SW Hall. PO Box 23397 Tigard, OR 97223 RE: Compliance with Conditions of Approval for Site Development Review(City SD - 011) Job No.: 395-019 %,t ; „n Dear Mark: ,� The following letter along with attachments addresses your fax of July 7, 1999 which requested additional plan revisions be submitted to the City in order to completely satisfy conditions one through nine. These outstanding conditions are required by the City prior to release of building permits. Accordingly, we have correlated appropriate responses along with revised plans (as attached) to address these conditions: 1. Prior to issuance of a site and/or building permit, the applicant shall submit a revised site plan confirming the revised location of Building#7 outside the 20 foot front yard setback and the 50 foot setback from the SW Barrows Road right-of-way centerline. RESPONSE: The attached plans depict dimensions which demonstrate that the front yard setback of 20 feet as well as the setback of 50' from the centerline of Barrowes has been exceeded or met. 2. The revised site plan shall confirm the modified configuration of building#s 2, 3 and 4. The plan shall indicate that Buildings #2 and #3 have a separation of 27 feet and that one of the buildings is reduced in length by 15 feet. Alternately, the applicant may submit written justification for a reduction of the separation to 26 feet based on tree preservation per TMC 18.150.045.A.6. RESPONSE: The attached plans depict dimensions which demonstrate that the buildings two and three are at least 27 feet apart. The plans also depict the revised building configurations 3. The revised site plan shall provide additional walkways connecting each dwelling with parking areas. Walkways shall comply with the separation standards of Section 18.96.030.C.2. Plaza West-Suite 230-9600 SW Oak-Portland,Oregon 97223 Office 503-452-8003•Fax 503-452-8043 RESPONSE: The attached plans have been revised to provide additional walkways connecting individual units to parking areas. 4. The revised site plan shall show the location six bicycle parking spaces. RESPONSE: The plans have been revised to depict an enlarged sidewalk/plaza area that will accommodate the parking of at least six bicycles. 5. The revised site plan shall show the location of the proposed water quality facility outside the required 10 foot property line buffer area. Staff contact: M.J. Roberts, Associate Planner. RESPONSE: The attached plans have been revised to relocate the water quality facility outside the required buffer area. In fact the engineering plans will propose a vault system so this are can be utilized for recreational open space 6. The applicant shall submit written approval from the franchised waste hauler of the proposed waste and recyclables collection method. Staff Contact: M.J. Roberts, Associate Planner. RESPONSE: A letter from Mark Hillison of Miller's Sanitary Service demonstrates that this service can be provided within the framework of the approved plans. 7. The applicant shall submit a revised landscape plan. Specific calculations must indicate the specific numbers of shrubs of each size proposed and how this equates to the development code standards under TMC 18.100.080.D.2. The landscape architect shall also prepare a statement indicating the size of the proposed buffer area trees both at planting and at maturity, and how this meets or exceeds the size and spacing standards of TMC 18.100.080.D. The plan shall also clearly indicate the location and size of screening features designed to afford privacy and noise mitigation for adjoining single- family homes. The screening proposal shall include at a minimum a six-foot high berm RESPONSE: The attached plans have been revised to reflect compliance with this code section. Based on TMC 18.100.080 (revised to be 18.745.050, buffer and screening areas must comply with the following standards: Buffering and screening requirements. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall he as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; b. In addition,at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover;or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. All trees installed in this project will be under 25 tall and accordingly have been spaced no further than 15 feet apart and in most cases much closer. Also, at least ten-five gallon size shrubs are shown to be planted for every 1000 feet of buffer. Based on the buffer matrix, Option C-2 will be utilized. Accordingly, the buffer must be at least 8'wide,with trees spaced between 15 and 30' (depending on their size) and a five foot tall fence: As the fence option was chosen (constructed to provide a continuous sight obscuring screen) eislikewettid- 8. The revised site or landscape plan shall show the location of street trees along the required SW Bluestem extension (see Condition #1'7). The applicant shall also submit statement prepared by a certified landscape architect or arborist that describes the characteristics of this species in terms of height and width of branching at maturity. The statement must also demonstrate the suitability of the species as a street tree (TMC 18.100.030.B). RESPONSE: The trees along Bluestem are shown on the construction plans for Scholls Village I and can be supplied to the Planning department upon request. 9. The applicant shall submit revised architectural plans indicating provision of privacy screening between private balcony areas. The architectural plans shall also indicate the correct name and location of the project. AC L�� RESPONSE: The attached plans have been revised to show privacy screens between private balcony areas. As well the project name has been labeled. Srf2,2_, id-04.}E 06( (el We hereby respectfully request that you review the attached revised plans in order to determine if the proposal has been revised in complete compliance with City codes. Once you have deemed that the project satisfies all of the applicable conditions and criteria we respectfully request that the City sign-off on the remaining outstanding conditions as outlined above. We appreciate your assistance with this project thus far, as well as your prompt review and approval of our submittal materials. Please let me know if you have any questions regarding the outstanding sign-offs on the project. Sincerely, ALPHA ENGINEERING, INC. ■ Mike Miller Project Manager Cc: Fred Gast Polygon Northwest Fred Garmire WRG Design. Mark Hillison Miller's Sanitary Service Walt Knapp Walt Knapp, Certified Arborist Bill Weible Millbrandt Architects V ALPHA ENGINEERING, INC o n Engineering • Development Services • Sur._jing � � � 4RQ ��D�Q� 9600 S.W. OAK STREET SUITE 230 PORTLAND, OREGON 97223 4 //6 /� ► — . — DATE s / /�/ c '9 JOB NO15 ©OL D (503) 452-8003 FAX (503) 452-8043 ATTENTION pa TO 9 /b , , /J RE. 5a4211.: �! 5P -OM ikb . P- 400 F�t'kb I c4o. 1, ek WE ARE SENDING YOU ❑ Attached ❑ Under se cover via ❑Fax ❑Messenger ❑Mall the following items: > l ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION / CenBf fAi/A- Sl1,ar i u, +teen , 8/g . POI. d G THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS r` R A/ C! lv 44//�\J iNI\_le_ \(,(-1(f/ X-C12° ./1 (YrV °I I a, ,0 56)-14, 1 COPY TO / / SIGNED: IN IV G��1e/-l._/ If enclosures are not as noted,kindly notify us at oncb. ALPHA ENGINEERING, INC. April 6, 2000 Charles and Marquita Firch 9298 N.E Crooked River Drive Terrebonne, OR 97760 Re: Scholls Village II Landscape Buffer Dear Charles and Marquita: I represent Alpha Engineering and am currently working with Polygon Northwest on their Scholls Village II development. First, let me thank you for your patience and for putting up with all the construction activity. We are rapidly drawing to a close and wanted to touch base with you regarding the landscape buffer adjacent your property. Attached, you will find a planting plan showing the landscape materials being proposed. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any comments and/or concerns. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you personally to answer any questions you may have. Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferris A.S 440, Principal I:\395-020\word\bufferl_mitlaza West • Suite 230• 9600 SW Oak• Portland, Oregon 97'223 Oilier 503-452-8003 • Fax 503-452-8043 •∎∎∎%u.alliiia-en_.eon' • . . . . . 411 • / l TREE LEGEND CI N (V SYMBO L PLANT NAME SIZE CONDITION Z z m 00 O _ ctum Vine Ma p le 6'"8. BIB Multi-Stem 3 Trunk Min. Z z o o Q m •. Conue Kouea I I/2' cal. BB v a v 4 =p Kouea Dogwood m c, I NIP 5 0 w Gleditsia triacanthos '5hademaster' 2-1.2' cal. gIg j Shademastar Honey Locust 0 0 0o 43 0 co . 4 op r k 2' cal. 13415 g o 51 w N I,�1VO11 P e ar Ma la o CO 0. 41 II 4 0L. 11i'•- 1,1`1� call na 'Chantldaer' 0 wai ;.:74 ,I► � 2-I 2' cal. BIB 'SIP• �` Chanticleer Pear Z 4 Calocedrue decurrens 14' -16' BIB a. 0 3 ■ T.L. 14600 v ii ' /,. Incense Cedar I Pseudotsuga menziee❑ 14' - 16" BIB S WI 11Ii��. Dougiae Fir a ,.11 1 �� Thyla plicata 'Hogan' 14' - 16' BIB Hogan Red Cedar I111r 11 Acer a f Ma macrephyllum 14' - 16' BIB J '. Bigleaf Maple to /`L ! W ►�i fArall _ Japanese Maple 1-1/2' CAI. BIB 9 Jr- A I Acer truncatum x Acer platanoides 2-1i2' cal. BIB 9 r, /� Pacific Sunset Maple Y M ill � • Ater r.'Armstrong' 1-I12' cal. BIB Z MOW s!�i�131V44.�( —J Armstrong Maple w ' CZ.) W W J X411' Q j 1— Q •�sal-.,:! w w < O I I► •io\ FIRCH o0CC 0 � CL ' o RESIDENCE ikt• _,,i, T.L. 14700 ' %1�:m! wo;; ��;i W ,11,E .1 �i ��_. U _� I Z - UW CC p u_. u)PROPOSED LANDSCAPE BU FFER w SCALE. 1' - 20' 0' CC ALPHA ENGINEERING, INC'. April 6, 2000 Robert Mendesdacosta 11833 S.W. Tallwood Drive Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear Robert: I represent Alpha Engineering and am currently working with Polygon Northwest on their Scholls Village II development. First, let me thank you for your patience and for putting up with all the construction activity. We are rapidly drawing to a close and wanted to touch base with you regarding the landscape buffer adjacent your property. Attached, you will find a planting plan showing the landscape materials being proposed. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any comments and/or concerns. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you personally to answer any questions you may have. Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferris A.' • . Principal 1:\395-020\word\bufferl_miilaza West- Suite 230• 9600 SW Oak- Portland. Oregon 97123 Office 503-452-8003 • Fax 503-452-8043 •%%%∎∎∎.alpha en .r11iii • • 04 sib _. l TREE LEGEND E1'4 co Co N SYMBOL PLANT NAME SIZE CONDITION co U0 o EI:: Cr- e c rear n B/$ Ga v'.re I"'ep�e 6'-8' Multi-Stem E, 3 Trunk Min. ocn a i gi 0E �a Gornus Kousa I I/2' cal. B/B 4 7a, Kousa Dogwood to cn t . Gedisa trlacanthos 'Shademaster' 2-112' cal. 134153 Shademaster Honey Locust I V 0. o S o °m ow• ____ _ I,� . za � k Perloar Maple 2' cal. 5413 5, N o O • ��`4 Pyres calleryana 'Chanticleer' 2-I/2' cal. BtB z �i z i1► .era I Chanticleer Pear tIt Ma. ►�� Ca locedrw document. 14' -16' B tB o i, ,"4:40/31,1,lr `il�I1 �11�� Incense Cedar !� �' F►,*p Pseudotsuga menziesn 14' - 16" BIB 1 _ a.•Il Douglas Fir :-I !h_: +� Thu,Ja plicate 'Hogan' 14' - 16' B/B •=•'r�r' MENDESDACOSTA :�I r,41r1410 - Hogan Fled Cedar - =' ' RESIDENCE �� "'� 'i T.L. 14600 Veleta�uaple 14' 16' 545 r m Maple -s. .r!• I Ater Palmatum 9 p' ∎P� ii. I-I/2' cal. B/B •j�1�1�•'s?'. 1. Japanese Maple g t t 0 0 1 ` W Acer truncatun x Acer latanoides E E E !Ir ; p 2-I�l' cal. -' $ 10111141 .j�'' I Pacific Sunset Maple } rn ,' ,Aset11' O Acer r.'Armstrong' 1-1/2' cal. B4B CO } Z CO 0 kV �.• I� Armstrong Maple C I > Ali_ �Aif1i1; zz � f� I ;�'r/, 75Q5I- Q � ' ,� w w U 1Y 4, 1. I � l C I o OC o (n d ., aim..r= F- co w 0 Uz ww 0 0 � PROPOSED LANDSCAPE BUFFER W W w SCALE. 1' • 20' 0' z CC w 2 11) V • ALPHA ENGINEERING, INC. April 6, 2000 Trudy Sullivan 11855 S.W. Tallwood Drive Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear Trudy: I represent Alpha Engineering and am currently working with Polygon Northwest on their Scholls Village II development. First, let me thank you for your patience and for putting up with all the construction activity. We are rapidly drawing to a close and wanted to touch base with you regarding the landscape buffer adjacent your property. Attached, you will find a planting plan showing the landscape materials being proposed. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any comments and/or concerns. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you personally to answer any questions you may have. Sincerely, • PHA ENGINEERING, INC. / ,, iir , Mark B. Ferris A. . 40 , Principal l:\395-020\word\bufferl_mliflaza West- Suite 230. 9600 SW Oak• Portland. Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •'S'''%.II )h i-I m_.1'11111 • I 0 _ l r TREE LEGEND N N r- S rMSOL PLANT NAME SIZE CONDITION cs (�v a O Acer circlnatum BtB Vine Maple 6'-8' Multl-Stem c 3 Trunk Min. m H ./. Come Kouea 11/2' cal. 545 I 1• a Kousa Dogwood a to 4 Voir- M 5O Gledltsla trlacanthoe 'Shademaeter' 2-1/2' cal. gig j 0 01 0114 Shadeeaster Honey Locust rr►h�5 C m.,r ,,�II' op �°,.t I Ater griseum 2' cal. BtB 6 g I tv it\� /:�' II . Paperbark Maple Q o E 1 \ ,u ' Pyrus calbryana 'Chanticleer' 2-I/1' cal. BtB x 0 fir� i F I'� Pyres calle Pear\ �111 14/03,'``1r. O ' Caloceclrus declrrens 14' -I6' BiB p i';�- III Incense Cedar 1 I Peeudouuga menilesn 14' - I6" 13413 a Douglas Fir ilh1F 11 ThuJa plicate 'Hogan' 14' - 16' B4B 111 SillOki Ho gan Red Cedar � 1'i11 ii1,` "i!11, '' Ater macrophyllum 14' - I6' BtB ,s;� `V/I�� BlgleaR Maple Fr Wier,1� SULLIVAN �� "gyp�es�aple I-I/2• cal. BiB Ci�� RESIDENCE a t 2i RI e T.L. 14 5 0 0 Ace.truppatum x Ater pia tanoidee 2-I/2' ca I. 9 .y Pac�cnset Maple n ■ ''Od�I / a 0 >— crl ill I. ,lpcer .r.'Armstrong' 1-1/2' cal. B4B m CO Z lak If VAIN I \\--JJrmsuong Maple C Z W a i- ; I�:! W W -"WI > O 45. -. I_'AA w Q W Q O c "4107 IVO CI It 0 (!) d =i 1 J� I/� .0.- 0 dre • W z Q Z > W J 0 PROPOSED LANDSCAPE BUFFER D CO 8CALE• 1' - 20' 0' Cr) CC ALPHA ENGINEERING, INC. April 6, 2000 Richard and Kate Bogumil 14054 S.W. Springbrook Lane Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear Richard and Kate: First, let me thank you for your patience and for putting up with all the construction activity. I enjoyed meeting with you the other day to discuss how we can enhance the landscape buffer adjacent to your property. Attached, you will find a planting plan showing the landscape treatment we agreed upon. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any additional comments. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you again to answer any questions you may have. I sincerely want to do the best job I can to address your concerns! Sincerely, ALPHA ENGINEERING, INC. j i Mark B. Ferris A. 0 Principal I:\395-020\word\butTerl_mlft1aza West • Suite 930- 9600 SW Oak- Portland. Oregon 97993 Office 503-452-8003 - Fax 503-452-8043 lb 11110 4 TREE LEGEND N N r- 5T1-11591._ PLANT NAME SIZE CONDITION co V, x 0 Ater circlnatum ..a° m a Vine Maple ° "'--,,,<,-Sty p 3VN';r, m � 21 F. .I. 0. Corns Kousa I ' ca °a= v po, BOGUMIL Kousa ix o w Gledltsla ulacanthos 'Shademastar' 2-1/2' cal. BaB YY'. FR ESIDENCE Shademaster Honey Locust Af a i M o 00 rol mcs o• .. E NO �N T . L . 1000 Ater griseum 2' cal. BtB o I . Paperbark Maple o h w ruu) pentiC II pear'Chanticleer' 2-{/1' ca I. 547.5 z v; z EF i7 o �' erfk. Calocedrus decurrens 14' -I6' BtB p di / Incense Cedar if Douglas Fira menzlesli 14' - 16" BIB 0. Douglas Fir e-lo pncata 'Hogan' 14' - 16' B4B Hogan Red G'4o Acer mecrophyllum 14' - 16' WS Blgleaf Maple et Acer Palmatum 1-1/2' cal. BIB 0r 1 Japanese Maple 0 . ` Acer trtsicatum x Ace.platanoldes 2-1/2' cal. B45 6 Q, Pacific Sunset Maple 0 Q00 •�� Acer r.'Armstrong' I-I/2' cal. gig m r m Z \-J Ac.'r. g Maple m p ��/ w Z v U v� Q 5 ~ Q O w CC w Q U CC o O CC CD (/i a 11074iging lYNA YfATA 17/11141 VABPAMY/Pleiak _44401r-..alltA 11".... 11.1■Acireor-0-1-"ebfr-A--- -A-•*A-lopi-0---evitio ..., ,1,-_,A.r.. _ 1 i ? 1 I /1 ...di • 14 (tW.° iiT4741„ l�;,l ll+Il►4LII1 �III'�IIU �;;!,/Ilu►- ��r��► . W nul 1"1" - J 411UIIIIU 411U IIU +IMI +IIIU 4111►4111►+IIIU 411► `II%+IIIU �� — V it • _-t— IZ / i -........... ....../ ( o PROPOSED LANDSCAPE BUFFER CO W SCALE. 1• - 10' 0• CC Construct Keystone Block Wall t S • ALPI-IA ENGINEERING. INC. April 6, 2000 Nicole Zukas 14032 S.W. Springbrook Lane Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear Nicole: I represent Alpha Engineering and am currently working with Polygon Northwest on their Scholls Village II development. First, let me thank you for your patience and for putting up with all the construction activity. We are rapidly drawing to a close and wanted to touch base with you regarding the landscape buffer adjacent your property. Attached, you will find a planting plan showing the landscape materials being proposed. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any comments and/or concerns. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you personally to answer any questions you may have. Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferris A.: . • . Principal I:\395-020\word\buferl_mlifaza West • Suite 230• 9600 SW Oak• Portland. Oregon 97.2'23 Office 503-452-8003 • Fax 503452-8043 • 1 11 .•n_ inn • I i r 1 TREE LEGEND N c. C, SYMBOL PLANT NAME SIZE CZNDITION U t7 ae O Acer c'rc'rat n BtB �•, Q vine Maple 6'-8' Multi-Stem p o 3 Trunk Min. o 3 to Go mus Kousa I cal. BtB I a 'I' Kousa DOgWOCQ I 4 Gledltsla trlacanthos 'Shademaster Shademaster Honey Locust 2-I/2' cal. 54e, w o-o: - a M o . W o 0 Gate. `°4 I . Acer gmse M s a 2. o cal. S P p Maple ,c''w 110 C be cller an ' nticleer' Chanticleer Pear 2-I/1' cal. 54E3 4 � z ;v z �� 0 e Calocsdrus decurens 14' -16' gig a, Z U K A S I iiipA�0. Incense Cedar Pseudotsuga menzlesil 14' - 16" BIB g RESIDENCE Douglas Fir T.L. 1200 �� _ , TI-uja plicate Cedar ' 14' - 16' gtg T.L. 1000 T.L. 1100 iogan Red Cedar 0 Acer macrophyIlum 14' - 16' 548 ` J Blgleaf Maple it Acer Palmatum 1-1/2' cal. gtg Japanese Maple u� p 0 Acer 4J Q E E E Pacl vuSunsem x Auer platanoldes 2-IR' cal. 548 0 �, ��'_�'�. Pacific Sunset Maple � m N � 2-Ihrv0/3 r��:�� .:PA' i rate -f ►:• ��1 r�� Acer r.'Armstrong' 1-1/2' cal. B4B m > CO cD z /• \ II-- '// \—v/ Armstrong Maple �■► d1. �0► 1 o w v IIII IIII' IIII 11111111 ��A4: 42 ',All ', w < W Q O a W c U Q Z W Y 0 D PROPOSED LANDSCAPE BUFFER N w SCALE. r - 20' 0' CC J lb V . ALPHA ENGINEERING, INC'. April 6, 2000 Deborah Hewett 14010 S.W. Springbrook Lane Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear Deborah: I represent Alpha Engineering and am currently working with Polygon Northwest on their Scholls Village II development. First, let me thank you for your patience and for putting up with all the construction activity. We are rapidly drawing to a close and wanted to touch base with you regarding the landscape buffer adjacent your property. Attached, you will find a planting plan showing the landscape materials being proposed. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any comments and/or concerns. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you personally to answer any questions you may have. Sincerely, ALPHA ENGINEERING, INC. Ao•Or Mark B. Ferris Principal I:\395-020\word\bufferl_mil'laza West • Suite 230- 9600 SW Oak- Portland, Oregon 97'223 Office 503-452-8003 • Fax 503-452-8043 ill 11 c r TREE LEGEND CO N N /- SYMBOL PLANT NAME SIZE CONDITION .cti a 0 Acer Maple 6'-8' 545 Multi-Stern 3 Trunk Mtn. 1-r z o p Zr.'Q m .. cn corms Kowa 11/2' cal. 545 d 4 �I 0. Kousa Dogwood � co 4 C4 o Z O W [a Gledltsla vlacanthos 'Shadanaater' 2-I/2• cal. 13 45 $-P., 4 Shademaster Honey Locust to 0 .. W 0 0 .;'. tl�31 m CD Z S I4 N� OP' m P�ef arkQ1arlaple 2' cal. BtB 1 41 all RI-us Chanticleer Pear1c�nticleer' 2-1/2' cal. 545 z L5 51 crl t, z E o @1� � � Calocedrw decurrens 14' -16' 545 a I I H E W E T T '/t`' Incense cedar 4 RESIDENCE Pseu Douglas Fire menzlesll 14' - 545 a. Douglas Flr T.L. 1100 I T.L. 1200 TFuja plicate 'Hogan' 14' - 16' 5413- Hogan Red cedar Ask VIAcer mecrophyllum 14' - 16' 1348 Blgleaf Maple sAcer Palmatum 1-1/2' cal. 545 0 Ja anew Maple P p � � � 9 I Acer truncattm x Acer platanoldes 2-1/2' cal. 5413 @ I Pacific Sunset Maple r■ en iP __A■41.P.40A1.■41119k. L.„--_---- )--`.: �� Acer r.'Armstrong' I-IR' cal. m `� " `,%= til,,'�� :IQa�• 1�� \-/ Armavong Mapl BIB Q } Q v Z,_ , ....... .......`�� \/ �• ' t -i. VII*�I `_/ Z z W L� J W C1 0 Q 0 (n ;�� .0 'I 11 til...__..ol;, i► ..,,,r. W 1-- 0 H Z W W 0 PROPOSED LANDSCAPE BUFFER W CO SCE. r - 20' 0' CC • • ALPHA ENGINEERING, INC'. April 6, 2000 Tony Reinholz Lee Jarvis 14124 S.W. Springbrook Ln. Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear Tony&Lee: I represent Alpha Engineering and am currently working with Polygon Northwest on their Scholls Village H development. First, let me thank you for your patience and for putting up with all the construction activity. We are rapidly drawing to a close and wanted to touch base with you regarding the landscape buffer adjacent your property. Attached, you will find a planting plan showing the landscape materials being proposed. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any comments and/or concerns. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you personally to answer any questions you may have. Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferris A. • . Principal I.\395-020\word\bufferl_mV1aza West • Suite 230• 9600 SW Oak• Portland. Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •%.Ns%∎.u1 idol 011U.ri)111 • lb lib _ c / • TREE LEGEND N N SYN OL PLANT NA IE SIZE CONDITION O BaB 6''8' Mitt-Stem 3 Trunk,Min. (.5 z o 6 o 4 5,.'m q cr r <c,.ea<ouea JGOwC00 I IR'cal. BIB Vc) N d p 0• Gleditsla triacanthos'91nademastete S,ademastar Flonay Locust 2-1/2'cal. gag W O 0. en 1 Ct .1 pi Ga 00 a mm Auer 9r'se1°^ r cal. B/B S T 4 Paperbark Maple 6 W ''c1 0 > N 0 Pyres ealleryana 'Chanticleer' 2-1/2'eal. B1B / n o Chanticleer Pee 2.. e Calocedrw de:wren, _ 14' -16' B/B z' i4t� Income Cedar o�W �� ' Pseudotsuir mammies!! 14' - 16" B/B a 3 le Douglas Fir gapl�t��gan 14' - 16' B4B REINHOLTZ / JARVIS g Ail Vir BgearMaaple 14' - 16' BaB RESIDENCE ` Acsr Palmatum Mir cal. 13/13 ` / 110 L. -,- A . ervneatnln x Aver platanoldes 2-IR'cal. BBB T . L . Pacific Sunset Maple 0 / 9 I• 'c,.. :. --";cra 1-IR'cal. g.B r `v-, orc'^ace in / >-m m CO cn p D Z CD W st CZ's W Lu J I.iJ cn Q > 1— Q O w cc L....1 Q o cc c 0 ix O cn a -��,- ..__ vih, �� /� ,rte __ , 4„,,, I , 1 AW.:011 AMP-Tr41.4 dr. Wilir M 441111.) 7 .WAt-rj........_, __aro:1w 4...... ,IppA ip i wow V 1 1 IP 11. t vo p 1111111b-'1 --'411■ILI 411 JL,41,•fik,,•.:\, • 1111111Allpti CE 4dibil, 116.4(■: IfirtApPIP.4 --ow AltirTf----4/A-"A2,441 igh .PPAI Aliplik 4 \ < W i 0 pir. ,...... offi„ / ..._ ,I ilik w .,i .407,1411 i APIINA v. 411P■igrA111. VOW .0%4 VW H (.0 / .9 ,,,....►y� cc 1 Adta'7S z PROPOSED LANDSCAPE BUFFER W CC SCALE. 1' - 10' 0' - . 1110 V ALPHA ENGINEERING, INC. April 6, 2000 James and Anne Lagomarsino 14098 S.W. Springbrook Lane Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear James and Anne: I represent Alpha Engineering and am currently working with Polygon Northwest on their Scholls Village II development. First, let me thank you for your patience and for putting up with all the construction activity. We are rapidly drawing to a close and wanted to touch base with you regarding the landscape buffer adjacent your property. Attached, you will find a planting plan showing the landscape materials being proposed. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any comments and/or concerns. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you personally to answer any questions you may have. Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferris 44011111. .41:. Principal I:A395-020\word\bufferl_m1IfIaza Wt-&,t- Suitt 230• 9600 SW Oak• Portland. Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •► lib r TREE LEGEND CO N N J` SYMBOL PLANT NAME SIZE CONDITION . cb Ater clrclna tun B4B �� a' 0 ulna Maples 6' 8' Multi-Stem 4 1 i i rz •I. Cornw Kowa 11/2'cal. 3 Trunk Mfn. � N I B4B I a O Kowa Dogwood 43 0 Gledltsla trill canthos'Shademaster' 2-1/2'cal. B4B W Shadesaster Honey Locust f! coo l► / '_ c1 o op ca oo ' Psi mark Maple 2' cal. BtB I[./y�g N 0 perb p ry��i d'N Pyrw callaryana 'Chanticleer' 2-I/2'cal. B4B / F-1 j a cn 1 c.4 Chanticleer Pear 0..4 Calocedrus dearrene 14' -16' 13113 U _. �atV Incense Cedar vl L AGOMARSINO a. �1 lb Douglas Fir sanzlesll 14' _ lb" BB Daug Ws Fir Thud plicate Y-logan' 14' - 16' B48 Hogan Red Cedar a' m Ma Ace:r lea Maple pFylhsn Big 14' - 16' 15415 RRESIDENCE Acer Palma tun I-1/2' cal. 8413 Japan6e Maple T . L . 800 Acer tr. atum,c Acer platanolaes 2-I/Y cal. B4B Pacific Si.naet Maple / 21 h 0 If.) r E n`/—`v/ Acer Am9tro g' 2' cal. BlB s Armetrcnc�Maple / 0 O� m CO 9 — O m a Z o W v F— Z W W —_1 Cn Q > I- Q O W c W < U CC 411.11 . I. . ....„.. 41 .4111...MINN/h.. Pli 4011.11146. CD O Cif D (1l o rd* AL;;;=-='-ji',-se.'"---70/:,' , V 11111 viol ir 7 o ��► ;. �`'�� ''�` \tom ; '� � i I ''= O 45 ,�� 44 AI, .� � r► Aril �.� z L11 le 4/ \ i • AfirbAll Illilligialir PM 14,0■411T&V 4 6) 0740 A.411 10074 CE Z Lll ► 2 o • 41 CO ° 0 w PROPOSED LANDSCAPE BUFFER Q J SCALE. 1' - 10' 0' \ \ lb V • ALPHA ENGINEERING, INC. April 6, 2000 Brenda Nelson 14076 S.W. Springbrook Lane Tigard, OR 97223 Re: Scholls Village II Landscape Buffer Dear Brenda: First, let me thank you for your patience and for putting up with all the construction activity. I enjoyed meeting with you the other day to discuss how we can enhance the landscape buffer adjacent to your property. Attached, you will find a planting plan showing the landscape treatment we agreed upon. Since we are planning on installing these improvements Wednesday of next week, I would greatly appreciate it if you would look this over and let me know if you have any additional comments. Please feel free to call me direct at (503) 452-8003. I would be pleased to meet with you again to answer any questions you may have. I sincerely want to do the best job I can to address your concerns! Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferris A. 4 . Principal 1:A395-020\word\bufferl_mt(flaza West• Suite 230• 9600 SW Oak- Portland. Oregon 9;'2'23 Office 503-452-8003 • Fax 503-432-8043 411110 lb -. C 1 TREE LEGEND N N SYMBOL PLANT NAME SIZE CONDITION U t� a O Acer clrclnatum BtB c�� litiby Vine Maple 6' 8' Multl-Stem c 3 Trunk Min. m rM� I •I. V� '1 Corns Kouea I I/2' ca I. BtB 4 d w Kousa Dogwood m m r4 0 ao Gledltsla triacanthos 'Shademaster' 2-I/2' cal. Es 45 El �� Shadanaeter Honey Locust �.:_!4''4 00 (11 l ma NELSON opp. °° Acer grlseum 2' cal. BtB �N Paperback Maple m 12 g RESIDENCE :rue calleryana 'Chanticlaer' 2-1/2' cal. B<B �N v. ntl4lear Pear �!o I �� locedrue decurrene 14' -16' B<B P. T . L . 900 Ie; rzii Gedar Peaudtsuga 14' - 16" BtB � D l P, ThuJa pilcata 'Hogan' 14' - 16' BAB Hogan Red Cedar Acer macrophyllum 14' - 16' BtB ` J Blyleaf Maple ig Acer Palmatum I-I/2' cal. BtB Japanese Maple u_ t t m e Acer truncatum x Acer platanoldes 2-1r' cal. 545 E E E Pacific Sunset Maple @ M fi/ Acer r.'Armstrong' I-I!2' cal. 545 CO J- CO 0 - O \_J Armstrong Maple m 0 ��/ w z W W -1 �n Q > ~ Q O LL CC w Q U cc o D CC in V) a_ 1071411A15,11470P_,,,s1 17,14.443.1,1AMPagrigYagratio37,„■•• , Wit- �Prei1\reil ileAti .r.M\!%I °� -' �'� At, � �.- � ,,•-� ter; � � � � �:.� �c� ,// „/ 1 Illy\ 1 III P/1, , AID - ►. OP z rtie.,,.,,� III —►�►A J p ..- - i' Z W PROPOSED LANDSCAPE BUFFER CC SCALE. 1' - 10' 0' ALPHA ENGINEERING, INC. April 7, 2000 Julia Hadjuk Planning Department City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: Scholls Village II —Additional Landscape Buffering Dear Julia: Pursuant to our continuing discussions I am providing you with copies of the correspondence we have sent to all the neighbors abutting Scholls Village II. I have talked with Brenda Nelson and Richard Bogumil personally. The remaining property owners have been contacted by phone twice with no response. To this end, I have mailed personal letters and plans detailing the proposed landscape buffer to each property owner for their review. It is our intent to install the landscape buffer beginning Wednesday, April 12th• We feel we have reached accord with both the Nelson's and the Bogumil's. I will contact them again personally to make sure they are satisfied with our proposal. If we have not heard from the remaining property owners by Wednesday we are going to assume they have no problem with our proposal and will move ahead with the plans as indicated. Please let me know if you have any comments or concerns. Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferri . .A. Principal cc Fred Gast 1:\395-020\word\buffer_hadjuk Plaza West • Suite 230 •9600 SW Oak •Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •www.alpha-eng.com • Schoffs Vitiuge Fax Transmittal Form Date: q-/f-oo Pages: • From: � U thgei�t Cc Fite-d CAF5 z 6RUC Go Barrows/ScholiaVill Fax: 6Q,i_ 7Z 7 7 Fax:503-579 8532 j* or Review Phone: CCJJ l U Per Your Request Phone:503-579.8702 U Please Reply Comments: (ALPS , „ /94e /1- Phi 64,,9 , zt (to& r o7C # z ) 4/' oz o ke4 Dk04-0.)/*/)5 , t-4e 1. --7-Am4ege,c .4 7; tle e_O 5 I. e wA c� 540e. Z) Plo ue.ci 61A e le4c..k o v Z o P . 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NT CSI - --�3n. - w • �:r` Y C f4. - o _ Var4hal C 12 a : ..I 1E1 . /111 1.111111 I !. co A N D S C A P E A R C H I T E C T 1\ P.0.Box 9034 Portland,Or 97207 - Fax Ph::503}225503}225-0500505 5 FAX Cover Sheet # of Pages : 2 Date: 4-/Z8/00 (including cover shee€') TO: Lc o �'a 1u Nl I L _, Loc•›T ST TL-A14 t• •g73 !e Fax##: (507)) Z - Project: • .Ib , t - P_EV- •tir,rr i+ i x..M w. r ,, y'dA "d:" i"+.. .... .....:.,m;.:�s ...�......-.._�._ Items: - • • ' o f T B. - - • _ - Itl EC'Tti Comments: ,A • �� p‘ SNc,I t4 t i1C� T (1)1)./ J M�►L�--Y C_0-F.F `T4 i s PL-1&.14 l F IT - C� Er TA44c,E THIS S )L }- C.L>NC-,7r r up -pp Co •P-- T'N `TAP i L w .d-r`io`rt- }z 4—5 ter. �F IL r 1:16- 1 L I`C`•( 0-> , P1 F-44s.C.-i �t�`��tJl S t l of S' Cc=c rr mac_. C am. 7/�c�V 1ZT�f . I E 1-k7=-F • 4!'0 A*5ss•t s r. (56'7) ' s - 801-2, Pei1 1 ALPHA ENGINEERING, INC. May 1, 2000 Julia Hadjuk Planning Department City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: Scholls Village II—Additional Landscape Buffering Dear Julia: Pursuant to our conversation yesterday, this letter will serve as verification of our discussions with the property owners adjacent Scholls Village II. and their acceptance of the landscape buffer indicated on the attached exhibit. Following is a list of the people I spoke with personally: 1) Lee Jarvis—Tax Lot 700 2) James Lagomarsino—Tax Lot 800 3) Brenda J. Nelson—Tax Lot 900 4) Nicole M.Zukas—Tax Lot 1100 5) Deborah M. Hewitt—Tax Lot 1200 6) Charles Firch—Tax Lot 14700 7) Robert Mendesdacosta—Tax Lot 14600 As we discussed, the buffer adjacent to Tax Lot 14500 meets the conditions of approval. Additionally, we have agreed on a planting plan with the Bogumils (Tax Lot 1000) and will be following up with a signed release as you suggested. It is our understanding that with this letter and the release from the Bogumils,you are prepared to issue the c/o's to Polygon. As time is critical,we would appreciate your help in expediting this as quickly as possible. Sincerely, ALPHA ENG I EERING,INC. V Mark B. Ferri• • .A. Principal cc Fred Gast 1:\395-020\word\buffer_hadj uk2 Plaza West • Suite 230 •9600 SW Oak •Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 -www.alpha-eng.com • MAY 02 '00 04:36PM ALPHA ENGINEERING P.1/4 111!!!!!!!!"r Fax Transmittal n Urgent c For Review& Comment o Fax only c Also Via.. To VU ) Date a Job No. d'1 Qz0 rf� 6>4 ,77‘drOt 06 Pages nciu ing this sheet) Fax ‘,1--v -- 1 7 Phone If any errors occur during the transmission of this fax please contact: 503-452-8003 • Remarks .■or,Z Ale ,Aee� Alpha Engineering 960o SW Oak Portland, Oregon 97223 503-452-8003 From FAX 503-452-8043 CC www.alpha-eng.com MAY 02 '00 04:36PM ALPHA ENGINEERING P.2..4 ALPHA ENGINEERING. INC, May 2, 2000 Julia Hadjuk Planning Department City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: Scholls Village II—Additional Landscape Buffering Dear Julia: Attached is the planting plan and retaining wall section developed by the Bogumils Landscape Architect, Julia Lundy, and approved by the property owner. Please note that I have amended the detail to show a five-foot wall adjacent the property line and a four-foot wall on the Scholls Village side. The overall effect, however, meets the condition we discussed for a combination wall/berm with a height of 6 feet, Additionally, Polygon has agreed to install the plant materials indicated on the attached plan and I have reflected this on overall landscape plan which you now have. It is our understanding that with this letter and the release from the Bogumils,you are prepared to issue the c/o's to Polygon. As time is critical,we would appreciate your help in expediting this as quickly as possible. Please let me know if you have any questions or comments and when we can expect the c/o's to be released. Sincerely, • 'HA E INEERING,INC. Mark B. Ferri- • .A. Principal cc Fred Gast attachments 1;13 9 5-0a 0lword\bu ffes_hadj u k 3 Plaza West • Suite 230 • 9600 SW Oak • Portland, Oregon 97223 Office 503-452-8003 - Fax 503-452-8043 -www•.alpha-eng.com MAY 02 '00 04:36PM ALPHA ENGINEERING imay e•3i4 Atide4Akfai 4r. AO , �� ./� ! i/ 1 ., AIL. ri P ye) shill,0 /I 1 ' 14D 4e'41 a 06) 1 Of . V% Tt, 'Ix)I.uYI*IQ �A N ( rr. rRE+uMeb d5 T t. 1off�OFIL.E . • gi%o►6,t.,Yz," • { 'O h -tAPOCiUlsoll 6- r Ii.orertik'71 . fey Nalititt64 Rork!Sg /ok,•�6.V ii "r-Oft °I 4,4 ply Mi lKO (?.' FIC/I MI noII) C•f.A140TH i.+s, 1 41P I rtc" PArry 6, $` toirebScerM v. i I I Promorr 1(.,IA ' rysOoo n 1. ' c#4.. r, 8 M.44411104 1 IGcor vow INpat, 5440. 4 ■O_ 'HT(AWL fttx w"k.Le •.fr A. AllglAk • =OW•_ c.'-.row.r.7.r- ar'a,go-71w7ar•irA7 9de1199.+ 3+r •oa woMMMto .. +/ • Cw•.�a:. 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Z.. •..' ii =Jet 's' i (comma tE: tie k ■ / v- A) J 1 * Uo ' ZIP -' /Kg - �.0 - 4 arIIMPAIII_IL f !�1 '/ f. -� , . -/ Pr .,lair "77 3101WIr . 4 111rMirW1119Wierriarlint • t ' j an 4 r v 0 . ialIiiip".- lifyirrAlri -Arafw: - s. 044 0 00�e�- . 1.rt/w;' / l y 00 . d 4 N hho,z ¢�' , q • •CC: �r coo s1 �e visa: • BOGUMIL, HOLZGANG + COMPANY, P. C. CerhAed Pu(([e,lecotintinlr 9445 3W Locust Street Portland,Orcgon PLEASE DELIVER THE FOLLOWING MATERIAL_ 97223-6634 AS SOON AS POSSIBLE Ticicphonc (503)245-0766 Fax TRANSMISSION DATE: (503)245-9510 TIME: C?� TO: (a, 1-16s,uoc . FROM: IL) 0C fXkfl' 41 NUMBER OF PAGES INCLUDING COVER SHEET: c-2 FAX NUMBER: (006L1. OUR FAX NUMBER: (503) 245-9510 IF THERE ARE ANY PROBLEMS RECEIVING THIS INFORMATION, PLEASE TELEPHONE US IMMEDIATELY AT (503) 245-0766.