SDR1996-00015 SDR96 - 00015
SUMMERCREEK
VILLAGE
(REVISED NOTICE DUE TO INCORRECT APPEAL PERIOD DATE)
NOTICE OF DECISION
SITE DEVELOPMENT REVIEW (SDR) 96-0015
SUMMER CREEK VILLAGE/BOWEN
SECTION I: SUMMARY OF THE REQUEST
CASES: FILE NAME: SUMMERCREEK VILLAGE/BOWEN
Site Development Review SDR 96-0015
PROPOSAL: A request for Site Development Review approval to allow the
construction of a 19 building, 150 unit multi-family residential
development, with a community building and swimming pool.
APPLICANT/
OWNER: Bowen Real Estate Group
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
COMPREHENSIVE
PLAN
DESIGNATION: High Density.
ZONING
DESIGNATION: R-25 (Residential, 25 units per acre).
LOCATION: (WCTM 1S1 33DB, tax lot 4300). East of SW 135th Avenue, south of
SW Hawk's Beard Street and west of SW 131st Place.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.96, 18.100,
18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164.
SECTION II: DECISION:
Notice is hereby given that the City of Tigard Community Development Director's designee
has APPROVED the above request subject to the following conditions. The findings and
conclusions on which the decision is based are noted in Section IV.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 1
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RACER OF
THE ENGINEERING DEPARTMENT.
1 . Prior to issuance of a building permit, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to the
proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional Right-
of-way (ROW) in SW 131st Court to increase the ROW from its present 35-foot width,
to a total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 42 feet to match the existing dedication.
3. Five (5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A striping
plan for the left-turn refuge in 135th Avenue shall also be included. Once redline
comments are addressed and the plans are revised, the design engineer shall then
submit eight (8) sets of revised drawings and one (1) itemized construction cost
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant to
public improvements). Public improvement plans shill conform to City of Tigard
Public Improvement Design Standards, which are available at Tigard City Hall.
4. Building permits will not be issued, and construction of proposed public improvements
shall not commence until after the Engineering Department has reviewed and
approved the public improvement plans, and a street opening permit or construction
compliance agreement has been executed. A 100-percent performance assurance
or letter of commitment, a developer-engineer agreement, the payment of a permit
fee, and a sign installation/streetlight fee are required.
5. 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 or within the SW Hawk's Beard Street right-of-way adjacent to the 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 the site improvements or buildings
proposed by this application, and shall include the vehicles of all suppliers and
employees associated with the project.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 2
6. Washington County has established and the City has agreed to collect Traffic Impact
Fees in accordance with Resolution No. 90-65. The applicant shall pay the fee
established for the proposed use prior to issuance of the building permit.
7. The applicant shall make an appointment for a pre-construction meeting with the City
of Tigard Engineering Department after approval of the public improvement plans, but
before starting work on the site. The applicant, the applicant's engineer, and
contractor shall be required to attend this meeting prior to receiving the approved
plans and permits.
8. The proposed privately operated and maintained sanitary sewer and storm drainage
system plan-profile details shall be provided as part of the public improvement plans.
9. The applicant shall provide an on-site water quality facility as required by Unified
Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations
shall be submitted to the Engineering Department 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.
11. 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".
11. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act.
12. Engineered Grading Permit Required. The applicant shall submit a Soils
Engineering Report and Engineered Geology Report. Staff Contact: Jim Funk,
Building Division (639-4171).
13. Swimming pools shall be enclosed as required by Chapter 14.20 of the Tigard
Municipal Code. The enclosure shall be provided by a fence or wall with a minimum
height of 4-feet with a self-latching door or gate.
14. The water plan shall provide for the westerly extension of the existing 12-inch water
line from SW 131st Place to the existing 16-inch water main in SW 135th Avenue.
Staff Contact: Mike Miller, City of Tigard Water Department (639-4171).
15. Revised site and landscaping plans shall be submitted for review by the Planning
Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised
plans shall include the following:
A. Grading plan detailing work to be conducted within the wetland buffer.
B. Detailed buffer area plantings, including number, type, and size at planting.
C. Twenty (20) bicycle parking spaces.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 3
D. A plan which shows compliance with Community Development Code
Chapter 18.116, Mixed Solid Waste and Recyclable Storage. 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. Regardless of which method
chosen, the applicant shall submit a letter from the franchise disposal
company related to facility design and compatibility.
16. An exterior lighting plan and kiosk plan shall be submitted to the Police Department
for review and approval. Staff Contact: Kelly Jennings, Police Department (639-
4171).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
17. Prior to issuance of a Certificate of Occupancy, the applicant shall construct
standard half-street improvements along the frontage of SW Hawk's Beard Street.
The improvements adjacent to this site shall include:
A. Pavement from curb to centerline equal to 16-feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width
of 24 feet.
B. Curb.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner, as approved by the Engineering Department.
18. Prior to issuance of a Certificate of Occupancy, the applicant shall construct standard
half-street improvements along the frontage of SW 131st Court. The improvements
adjacent to this site shall include:
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 4
A. Completion of the bulb section to provide a 35-foot curb radius and 42-foot
ROW radius.
B. Replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to
accommodate the curb installation.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW 131st
Avenue in a safe manner, as approved by the Engineering Department.
19. Prior to issuance of a Certificate of Occupancy, the applicant shall complete the
striping of the left-turn refuge in 135th Avenue for the new driveway.
20. All site improvements shall be installed as approved per the revised site plan.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III: SITE AND VICINITY INFORMATION
Site History:
The property was annexed into the City of Tigard in 1987. The property was involved in a
local improvement district to improve SW 135th Avenue. A Site Development Review, Minor
Land Partition, and Variance (SDR 88-25/MLP 88-16/V 88-39), was approved for a partition
and development of a 266 unit apartment complex in 1988. Land that was identified as
sensitive lands was dedicated to the City of Tigard. Since the partition was never recorded,
the approximately 13 acre property is essentially divided in half by the dedicated greenway
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 5
in the middle of the property. The land under consideration for development with the current
application is the land north of the greenway. A Site Development Review, and Minor Land
Partition (SDR 94-0026/MLP 94-0022), was approved for a partition and development of a
160 unit apartment complex subdivision on the property north of the greenway in 1994. A -
Subdivision (SUB 95-0005) was approved for a 52 lot, townhouse subdivision on the
property south of the greenway in 1995. A Site Development Review (SDR 96-0006) was
approved to allow the construction of a 19 building, 150 unit apartment complex. No other
development applications have been reviewed by the City relating to this property.
Vicinity Information:
SW Scholls Ferry Road and the City of Beaverton lie north of the subject property. A church
and the Summerlake subdivision are to the northeast and these properties are zoned R-7
(Residential, 7 units per acre). Adjacent property to the north and south are currently
vacant, with the southern property owned by the City of Tigard for open space. Adjacent
property to the east is developed with Castles at Brittany subdivision and is zoned R-12
(Residential, 12 units per acre). Property to the west is zoned R-25 (Residential, 25 units
per acre). The surrounding area is predominantly developed with single-family residential
development.
Site Information and Proposal Description:
The site is zoned R-25, (Residential, 25 units per acre). The approximately 13 acre site has
a dedicated greenway in the middle of the site. Summer Creek runs in an east-west
direction and contains both floodplain and wetland area. The proposed development is
located on the land north of the dedicated greenway. The applicant is proposing to
construct a 19 building, 150 unit multi-family residential development, with a community
building and swimming pool. The project will have two access drives onto SW Hawk's Beard
Street and one onto SW 135th Avenue. This application is the same application made with
SDR 96-0006. The applicant wanted to change to conditions associated with the SDR 96-
0006 staff report, but did not respond withint he appeal period. The applicant has, therefore,
made a new application and has submitted additional evidence which addressed the two
conditions of concern.
SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Use Classification: The applicant is proposing to build a 19 building, 150 unit apartment
complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-
Family Residential Units. Code Section 18.56.030 allows Multiple-Family dwellings as a
permitted use in the R-25 zoning district.
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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 6
width requirement in the R-25 zone. The proposed 150 units require a site size of
222,000 square feet. The net site area is approximately 294,726 square feet, thereby,
meeting this standard. Developments within the R-25 zone are required to provide a
- minimum of 20% landscaping. The plan indicates that approximately 117,894 square feet
(34%) of the site has been provided as landscaping, thereby, satisfying this criteria.
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. As indicated on the site plan, the proposal
meets the setback requirements. The maximum building height is 45 feet. As shown on
the exterior elevation plans (A7.1 - A7.6), the proposed buildings are approximately 34-36
feet in height, well under the maximum allowed.
Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires
that a development proposal be found to be consistent with the various standards of
other Community Development Code Chapters. The applicable criteria in this case
are Chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134,
18.150, and 18.164. The proposal's consistency with these Code Chapters is
reviewed in the following sections. The proposal contains no elements related to the
provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98
(Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures)
which are also listed under section 18.120.180.A.1. These Chapters are, therefore,
found to be inapplicable as approval standards. Code Section 18.120.180.A.2
provides other Site Development Review approval standards not necessarily covered
by the provisions of the previously listed sections. These other 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 that trees having a six-
inch caliper or greater shall be preserved or replaced by new plantings of equal
character. This parcel had previously been used as agricultural land and, as such, does not
contain trees which would require preservation.
Exterior Elevations: Section 18.120.108.3 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 elevations plans (sheets A7.1 - A7.6) the design shows both recesses
and roof elevation offsets, in accordance with this section.
Buffering. Screening and Compatibility between adjoining uses: Section
18.120.108.4(A) states that buffering shall be provided between different types of land
uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section
below. 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. This criteria is satisfied as the landscape plan
indicates screening within the required buffer area.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 7
Privacy and Noise: Section 18.120.108.5 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. Only one parcel directly adjoins the proposed development
site. This parcel is on the south end of SW 131st Place. The remaining lots on SW 131st
Place are buffered from the proposed development by a 30-foot buffer, as well as the SW
131st Place right-of-way. The proposed buildings H and J have been situated so as to
screen the existing houses across SW 131st Place from the building entrances, driveways
and parking areas. On-site private space has been satisfied as there is building separation
between each ground floor patio. The building design also provides for an off-setting of the
patios so that a direct line of site of other patios is not provided. Landscaping has also been
provided to further screen the private outdoor areas.
Private Outdoor Areas: Section 18.120.108.6. 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 4 feet. Required open space may include roofed or enclosed structures
such as a recreation center. This criteria is satisfied as the applicant is proposing both
balconies and a recreation center.
Shared Outdoor Recreation Areas: Section 18.120.108.7 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
amount of 200 square feet per unit for studio up to and including 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. This development requires 21,600 square feet
of shared outdoor recreation area (135 units @ 134 s.f. and 15 units @ 234 s.f.). A
swimming pool and community building are provided on-site for shared recreation purposes,
as well as open space area. The applicant's project data indicates that approximately
31,835 square feet of shared outdoor recreation area, thereby, satisfying this criteria.
Demarcation of Spaces: Crime Prevention: Section 18.120.108.9 states that
structures and site improvements shall be designed so that public areas, semipublic
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. The Tigard Police Department has requested, in
similar developments, that appropriate signage be placed at entrances to apartment
complexes and that adequate addressing be placed on unit entrances so that emergency
service providers can locate units quickly. The developer should, therefore, be required to
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt Page 8
contact the Police Department prior to obtaining occupancy permits for the complex for
review and approval of the address signage of this development.
Crime Prevention and Safety: Section 18.120.108.10 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. As noted by the Police Department, a lighting plan shall be
submitted. The developer should therefore be required to contact the Police Department
prior to obtaining building permits for the complex for review and approval of the exterior
lighting plan for this development.
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 subject site contains approximately
7.96 acres or approximately 346,737 square feet. Section 18.92.020(3)(b) requires the
subtraction of 15% of the gross area for public facilities, or 52,010 square feet. The resulting
net acreage is 294,726 square feet. Dividing the net acreage by 1,480 square feet per unit
results in 199 net units. The applicant is proposing 150 units, thereby, satisfying this criteria.
(gross v. net acres).
Sensitive Lands: Wetlands. Section 18.84. The preliminary site plan indicates that the
property line is the same as the delineated wetland boundary., As drawn on the preliminary
plan, the buildings are outside of wetlands and the required 25-foot wetland buffer area.
This plan is based upon the expectation that a proposed mitigation plan will be approved. In
1995, a wetland delineation was conducted in conjunction with a Subdivision application for
the land south of the City greenway. This delineation showed that the wetland boundary
had shifted slightly to the south, since the earlier 1988 study. The effect on the proposed
plan is that the shown property boundary is not the wetland .boundary. Technically
speaking, the subject application would not be required to provide a 25-foot buffer the entire
length of the southern boundary. As a condition of the subdivision approval (SUB 95-0005),
the applicant has applied for, and received a DSL fill/mitigation permit. A large portion of the
mitigation area is located on the City owned greenway, just south of the property line shown
on the current application's site plan. The mitigation area will effectively re-create wetland
such that, the property line will once again, also be the wetland boundary. The preliminary
plans reflect the expectation that the mitigation plan will be implemented. Since the
mitigation area is City owned, the applicant for the subdivision must acquire City approval to
use City property for mitigation purposes. That applicant has not yet received City approval.
The grading plan (sheet C2) shows that the property elevation at the property line is
approximately 175-feet and the finished floor elevation of the apartment unit at
approximately 183-184 feet. This represents a grade change of approximately 8-9 feet. The
grading plan does not show how the 25-foot buffer area will be sloped. No details were
provided as to what this area will look like. For example, will a retaining wall be constructed,
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 9
or will there be a slope with a 9-foot slope differential? The applicant shall provide revised
plans that shows how this buffer area will be developed and graded. If grading is allowed,
the area must be landscaped using native reparian plant materials. The buffer is required
to be an undisturbed corridor. The applicant shall provide details as to how this area will be -
maintained as an undisturbed corridor.
Additional Yard Setback Requirements: Section 18.96.020 requires that the building
setback on SW 135th Avenue (a collector street) shall be the setback distance
required by the zoning district plus 30 feet measured from the centerline of the street.
The side yard, corner setback of the R-25 zone is 10 feet. As indicated on the site plan,
these setback standards are satisfied.
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, 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. This section is applicable to buildings C, D, E, F, G, H, J, K, L, N, P, Q, R, S, and T.
The proposed building lengths for buildings C, F, P, T, J, G, and S are approximately
115-feet; buildings Q, N, R, and D are approximately 130-feet; buildings E, K, and L are
approximately 150-feet; and building H is approximately 170 feet. The proposed heights
range from approximately 34-36 feet. The building elevation plans (sheets A7.1 - A7.6)
show that the proposed buildings have windowed walls facing windowed walls, blank walls
facing windowed walls, and blank walls facing blank walls. The required separations,
therefore, range between 10-25 feet. There is an additional separation ranging from 4-8 feet
required because the building lengths are greater than 60-feet long. The total building
separation required for building, therefore, ranges from 14-30 feet. The proposed plan is
designed such that all buildings are in compliance with the required distances, thereby,
satisfying this criteria.
In addition, 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 7 feet. As indicated on the site plan, all buildings satisfy the parking lot and
walkway separation requirements.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the type and location of trees and shrubs.
Street Trees: Section 18.100.033 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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 10
40 feet apart depending on the size classification of the tree at maturity (small,
medium or large). The landscape plan shows street trees along both frontages, in
accordance with the provisions of this section.
Screening: Special Provisions: 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 site plan, parking
lot trees and screening have been provided in accordance with this section.
Screening of Swimming Pools: Section 18.100.110(C) states that all swimming pools
shall be enclosed as required by Chapter 14.20 of the Tigard Municipal Code. The
enclosure shall be provided by a fence or wall with a minimum height of 4 feet with a
self-latching door or gate. A revised plan shall be submitted which provides the
specifications showing compliance with this section.
Screening of Refuse Containers: Section 18.100.110(D) states that any refuse
container or disposal area shall be screened from view by placement of a solid wood
fence, masonry wall or evergreen hedge between five and eight feet in height. All
refuse materials shall be contained within the screened area. The plans show the
provision of a 6-foot high, solid wood fence to provide screening of the trash enclosure,
thereby, satisfying this criteria.
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. 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 1000 square feet of
required buffer area; 3) The remaining area shall be planted in lawn, groundcover or
spread with bark mulch. The east buffer area contains approximately 3,800 square feet.
Therefore, this buffer shall contain 30, five-gallon or 60, one-gallon shrubs, in addition to the
one row of trees. The landscape plan shows the provision of a continuous five-foot high
hedge, a row of trees, and assorted lower lying vegetation. However, it is not clearly defined
what the number of plants to be planted are, nor the height at the time of planting.
Therefore, the applicant shall provide a more detailed list of what will be provided in the
buffer area, such that, it complies with this section.
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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt Page 11
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 plans show the provision of a continuous five-foot high hedge, satisfying this criteria.
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. The code provides that obstructions
which may be located in this area shall be visually 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 indicated on the site plan, this
section is satisfied.
Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5
parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom.
In addition, section 18.106.020(G) states that multi-dwelling units with more than 10
required parking spaces shall provide shared parking for 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.
The applicant is proposing 68, one-bedroom units and 82, one-plus bedrooms; thereby
requiring 266 parking spaces. The required number of shared parking spaces is 40. The
total number of required parking spaces is, therefore, 306. This requirement is satisfied as
the proposed site plan shows the provision of 347 parking spaces.
The Americans with Disabilities Act (ADA) requires 8 disabled parking spaces if 301
to 400 parking spaces are provided. The proposed site plan shows the provision of eight
disabled person parking spaces distributed throughout the site, thereby, satisfying this
criteria.
Bicycle Parking: Section 18.106.020(0) requires one bicycle parking rack space for
each 15 required vehicular parking spaces in any development. Bicycle parking
areas shall not be located within parking aisles, landscape areas, or pedestrian ways.
Based on the requirement of 306 parking spaces, 20 bicycle parking spaces will be required
for this development. The site plan does not show the provision of bicycle racks. A revised
plan shall be submitted which shows the location of the required 20 bicycle parking spaces.
Access: Section 18.108.070(F) requires that multiple-family residential uses provide a
minimum of two driveways plus one additional driveway to a public street for every
200 units or portion thereof in excess of 100 units. The minimum access width shall
be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan
indicates the provision of 150 units, therefore, three accesses shall be required for this
development. This section is satisfied as the site plan shows the provision of three access
drives with pavement widths of 24-feet, and sidewalks which lead into the development.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 12
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. As indicated
on the site plan, walkways are satisfactorily provided.
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 Planning Division.
Mixed Solid Waste and Recyclables 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 recyclables 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 will need to submit evidence or a plan that indicates compliance with this section.
The applicant shall also obtain from the disposal hauler a written sign-off on the location of
and the compatibility of facilities.
Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal
and protection of trees prepared by a certified arborist shall be provided with a site
development review application. The tree plan shall include identification of all
existing trees, identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper, which trees are to be removed, protection program
defining standards and methods that will be used by the applicant to protect trees
during and after construction. The plans do not show the existence of trees on the
property. The applicant shall verify that there are no trees on the property that would require
preservation or mitigation.
PUBLIC FACILITY CONCERNS:
Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100
(Storm Drains) shall be satisfied as specified below:
Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access report entitled
"Palomino Point Apartments", as prepared by David Evans and Associates, Inc. (DEA),
dated October 20, 1994. For SDR 96-0006, the applicant submitted an addendum to that
report, dated January 1996, also prepared by DEA. The report and addendum addresses
the traffic impact of the proposed apartment project as it relates to the surrounding street
systems. The 1994 report concluded that the traffic generated by the proposed project will
not unduly affect any of the adjacent streets or intersections, existing and proposed. The
traffic report indicates that a southbound left-turn refuge on 135th Avenue at the site
driveway may be required. The 1996 addendum states that since the number of units to be
constructed is less than what was assumed for the 1994 report, the findings of the 1994
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt Page 13
report are still valid. The addendum indicates that all three access locations will operate at
acceptable levels of service. It also states that a left turn lane in 135th Avenue is still -
warranted. Therefore, the applicant will be required to stripe a left turn refuge as a part of
this project. -
On the original application, Staff had a concern with the location of the proposed site
driveway in relation to existing driveways on the west side of SW 135th Avenue. The offset
location of the driveways could present a turning movement conflict, which is a safety
concern. In response to that concern, the applicant also presented information from their
transportation engineer that specifically addressed this issue (see letter from David Evans
and Associates to Scott Reiter, dated May 30, 1996). The transportation engineer found
that there are two driveways on the west side of SW 135th Avenue; one approximately 50
feet south and one approximately 200 feet north of the proposed site driveway. It was found
that both driveways on the west side of the roadway serve one single-family residence. The
required stacking length for the left-turn storage for the site driveway is 75 feet during PM
peak hours. The estimated left-turn storage needs for the northern single-family driveway is
approximately 25 feet during the PM peak hours. Since there is 200 feet separating the two,
there does not appear to be a danger in conflicting turning movements.
Since the time SDR 96-0006 was issued, Staff has learned, as stated above, that the
driveway is one of two driveways serving one single-family residence. The transportation
engineer for the applicant pointed out that these driveways do not generate a significant
number of trips. Due to the location of the southern driveway in relation to the proposed site
driveway, there will not be any conflicts between vehicles turning left into the driveways from
135th Avenue. There could be conflicts between vehicles turning left out of both properties
onto 135th Avenue; however there is good sight distance both ways that should enable
drivers to see each other at both driveways. Based on the fact:that the driveway on the west
side of the roadway generates very little traffic, and since there is good sight distance in both
directions, there does not appear to be a significant public safety hazard associated with the
location of the proposed site driveway.
It should be noted that when the property west of SW 135th Avenue is developed, the City
will have the ability to restrict the location of a proposed driveway on that side of the
roadway. The property west of the roadway is zoned R-25 (25 units per acre) which could
yield a project similar to the proposed development. At that time, potential trip generations
from that parcel will be significant enough to require the future driveway to align across from
the proposed site driveway and close off the two existing smaller driveways. In summary,
Staff finds that the proposed site driveway location is acceptable.
Streets:
As noted, the site is located at the southeast corner of SW 135th Avenue and proposed SW
Hawk's Beard Street. SW 135th Avenue is classified as a Minor Collector on the
Comprehensive Plan and SW Hawk's Beard Street is a local street that would extend from
SW 135th Avenue on the west to SW Summer Lake Drive on the east. The construction of
SW 135th Avenue was completed by a Local Improvement District in 1989. No further
improvements are required.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 14
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in 1989 at 50
feet. The applicant should be required to construct the standard half street improvements
plus an additional 8-foot wide lane on the opposite site of the street to provide a total
. minimum pavement width of 24 feet to accommodate two lanes of traffic and the proposed
driveways to the site. The plan submittal shows a proposed pavement width of 26 feet,
which is acceptable.
The site is bounded on the east by the existing ROW for SW 131st Court which was
improved with a 26 foot wide roadway within a 35 foot ROW in the Castles at Brittany
subdivision. In addition, half of the cul-de-sac bulb was constructed as a part of that project.
The existing curb radius is 45 feet and the ROW radius is 52 feet, according to City as-built
drawings. The applicant should dedicate additional ROW to provide for the completion of
the bulb section in the cul-de-sac and the additional pavement on the west side of the street
along the apartment site frontage. Because this site will not directly access onto SW 131st
Court, and because the cul-de-sac serves only five existing homes, this street qualifies for a
narrower street standard. The City will allow the street width to remain at 26 feet. Since the
time the partial street improvement was constructed, City standards changed to allow a 35-
foot curb radius inside a 42-foot ROW radius in a residential cul-de-sac. In the pre-
application conference for this project, the Engineering Department recommended that the
applicant be allowed to finish the bulb using the new standards. Although the finished shape
of the cul-de-sac will appear abnormal, the provided overall turning radius will certainly meet
City standards. The applicant's plan indicates that they will complete the cul-de-sac as
discussed in the pre-application meeting.
There is also an existing temporary extruded curb along the west side of 131st Court to help
accommodate street storm runoff. When this site is developed and the west side of the
street is completed, the existing extruded curb should be replaced with a standard full depth
PCC curb. Any pavement replacement needed to accomplish the curb installation shall be
done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the easterly
edge of the site, adjacent to the intersection with SW 131st Court, should be redesigned to
provide for a 50 foot tangent between the reversing 200 foot centerline curves. The new
standards for local streets allow a reduction in the centerline radius to 167 feet. The
applicant should show the additional street dedication for SW Hawk's Beard Street and SW
131st Court on the plat for the Minor Land Partition. However, if the applicant does not
follow through with the MLP, then these ROW dedications shall be completed on standard
City forms.
Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court and the
sewer has sufficient capacity for the new development. The preliminary utility plan shows a
connection to this sewer by placement of a new manhole over the existing line.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen DvIpmt. Page 15
Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The proposed
plan will convey the storm drainage to the southeast corner of the site where the low-flow
summer runoff will be treated in two biofiltration swales; all flows in excess of summer run-off
will overflow into the wetlands.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as
amended by R&O 91-75) 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 R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City prior to
issuance of the building permit.
As stated above, two on-site biofiltration swales will be used to treat the hard-surface run-
off from this project.
Erosion Control:
USA R&O 91-47 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 R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination
System (NPDES) erosion control permit (1200-C General Permit) be issued for any
development that will disturb five or more acres of land. Since this site is over five acres,
the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
SECTION VII: STAFF ,AGENCY & CIT COMMENTS
The City of Tigard Police Department has reviewed this proposal and has offered the
following comments: The applicant shall submit an exterior lighting plan and kiosk plan.
The City of Tigard Water Department has reviewed this proposal and has offered the
following comments: Fire hydrant locations have been reviewed by TVF&R. Two
additional fire hydrants are necessary and placements adjusted. In addition, the water
main needs to be extended to the existing 16 inch main at the south entrance. Please
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt Page 16
note that water meters must be installed within landscape areas and that backflow
protection is required (minimum of double check valve assemblies).
Staff Contact: Mike Miller (639-4171).
The City of Tigard Building Division has reviewed this proposal and has offered the
following comments: A soils investigative report for the entire site shall be required. This
is due to soft spots from massive tree and stump removal and back fill of stump cavity
without compression.
Tualatin Valley Water District has reviewed this proposal and has offered the
following comments: Plans are not approved as drawn. Please meet the following
requirements: Hydrants shall be placed so that all portions of exterior walls of buildings,
measured along the outside and along access roadways, are no more than 500-feet for
private residences or 250-feet for all commercial buildings. Location of hydrants and
supply piping to said hydrants for water supply, shall be approved by this office. Additional
fire hydrants are needed with approved locations for access and distance.
The Unified Sewerage Agency has reviewed this proposal and has offered the
following comments: Preliminary review indicates that the applicant has taken into
consideration all of the minimum requirements of R&O 91-47 / 91-75. Note: The grading
plan indicates that the first floor elevation of buildings L, N, P, and R varies from four feet
to eight feet above the existing ground. The buildings and their patios abut a wetland
buffer. The applicant should remember that grading in the buffer is restricted, and if
grading is allowed the area must be landscaped using native reparian plant materials.
The City of Tigard Public Works Department, PGE, and GTE have reviewed this
application and have offered no comments or objections, No other comments have
been received.
SECTION VIII: PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THE DECISION SHALL BE FINAL ON JULY 10, 1996
UNLESS AN APPEAL IS FILED.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 17
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 of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
The deadline for filing of an appeal is 3:30 p.m. on July 10, 1996.
Questions:
If you have question, please call the City of Tigard Planning Department, Tigard City Hall,
13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171.
June 28, 1996
PREPARED BY: Will D'Andrea DATE
Assistant Planner
(CS-/ �`� z%=Y June 28, 1996
APPROVED BY: Richard Bewersdo DATE
Senior Planner
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 18
LW. 134TH AVENUE I �
f
..
..-..-.. ..._--��_
■
� � IT-Th (
i -
_ . pi I' ft
/ ' all MIT " 1 1 1 j■ �,
I ;
1111 Pi j 7� '� t.i I 1?�
1�1 1 , = I NO
1 , ��
r�� 1 I 1 111 •
Z : 4 i44. :o ' _ II 1.ia/ (L__
II ....), N.r
Li �, Ilii/ %Mr i I I I I I 14 • III ,g
o
. / ■ NI I 11111111 n ,.
Ire - !f•
R ll I ♦ rt
its I tfs , v
t 1 .___,
am _ ii,..,
In J
I _ , _ i
1 ,11 � ��All
t.s LIAR' _ ii - X311�, 1 I SS Q
1
m lij St Ill r' - to IN ifs - I MI : : ••■1
K ^
2s . / - - - o lia 4V 1 J' r�s a
I �.Q I • 71 m Will_ -,, O
1� 1 } CC
liwi1:= Ir I
I gr" 1
• tis i
1 1
\ 'WI .. L 1 1 1
d •
•
E LL
i si.a
1 His s i )
� 11
1I• ft
s i F
ii
� 11 8.W. / 1ST CT. �1 4} U
PLOT PLAN Ni CASE NO.
SOB 96-0015
EXHIBIT MAP C4 SUMMER CREEK VILLAGE APTS.
BY:BOWEN REAL ESTATE GROUP
NOTICE OF DECISION
SITE DEVELOPMENT REVIEW (SDR) 96-0015
SUMMER CREEK VILLAGE/BOWEN
SE. TION I: SUMMARY OF THE REQUEST
CASES: FILE NAME: SUMMERCREEK VILLAGE/BOWEN
Site Development Review SDR 96-0015
PROPOSAL: A request for Site Development Review approval to allow the
construction of a 19 building, 150 unit multi-family residential
development, with a community building and swimming pool.
APPLICANT/
OWNER: Bowen Real Estate Group
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
COMPREHENSIVE
PLAN
DESIGNATION: High Density.
Ze.. NG
DESIGNATION: R-25 (Residential, 25 units per acre).
LOCATION: (WCTM 1S1 33DB, tax lot 4300). East of SW 135th Avenue. south of
SW Hawk's Beard Street and west of SW 131st Place.
AF'LICABLE
RE'. IEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.96, 18.100,
18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164.
SECTION II: DECISION:
Notice is hereby given that the City of Tigard Community Development Director's designee
has APPROVED the above request subject to the following conditions. The findings and
conclusions on which the decision is based are noted in Section IV.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpm,. Page 1
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RAGER OF
THE ENGINEERING DEPARTMENT.
1 . Prior to issuance of a building permit, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to the
proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional Right-
of-way (ROW) in SW 131st Court to increase the ROW from its present 35-foot width,
to a total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 42 feet to match the existing dedication.
3. Five (5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A striping
plan for the left-turn refuge in 135th Avenue shall also be included. Once redline
comments are addressed and the plans are revised, the design engineer shall then
submit eight (8) sets of revised drawings and one (1) itemized construction cost
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant to
public improvements). Public improvement plans shall conform to City of Tigard
Public Improvement Design Standards, which are available at Tigard City Hall.
4. Building permits will not be issued, and construction of proposed public improvements
shall not commence until after the Engineering Department has reviewed and
approved the public improvement plans, and a street opening permit or construction
compliance agreement has been executed. A 100-percent performance assurance
or letter of commitment, a developer-engineer agreement, the payment of a permit
fee, and a sign installation/streetlight fee are required.
5. 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 or within the SW Hawk's Beard Street right-of-way adjacent to the 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 the site improvements or buildings
proposed by this application, and shall include the vehicles of all suppliers and
employees associated with the project.
6. Washington County has established and the City has agreed to collect Traffic Impact
Fees in accordance with Resolution No. 90-65. The applicant shall pay the fee
established for the proposed use prior to issuance of the building permit.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 2
7. The applicant shall make an appointment for a pre-construction meeting with the City
of Tigard Engineering Department after approval of the public improvement plans, but
before starting work on the site. The applicant, the applicant's engineer, and
contractor shall be required to attend this meeting prior to receiving the approved
plans and permits.
8. The proposed privately operated and maintained sanitary sewer and storm drainage
system plan-profile details shall be provided as part of the public improvement plans.
9. The applicant shall provide an on-site water quality facility as required by Unified
Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations
shall be submitted to the Engineering Department 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.
11. 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".
11. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act.
12. Engineered Grading Permit Required. The applicant shall submit a Soils
Engineering Report and Engineered Geology Report. Staff Contact: Jim Funk,
Building Division (639-4171).
13. Swimming pools shall be enclosed as required by Chapter 14.20 of the Tigard
Municipal Code. The enclosure shall be provided by a fence or wall with a minimum
height of 4-feet with a self-latching door or gate.
14. The water plan shall provide for the westerly extension of the existing 12-inch water
line from SW 131st Place to the existing 16-inch water main in SW 135th Avenue.
Staff Contact: Mike Miller, City of Tigard Water Department (639-4171).
15. Revised site and landscaping plans shall be submitted for review by the Planning
Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised
plans shall include the following:
A. Grading plan detailing work to be conducted within the wetland buffer.
B. Detailed buffer area plantings, including number, type, and size at planting.
C. Twenty (20) bicycle parking spaces.
D. A plan which shows compliance with Community Development Code
Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant
shall choose one of the following four methods to demonstrate compliance:
Minimum Standard, Waste Assessment, Comprehensive Recycling Plan,
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 3
or Franchised Hauler Review and Sign-off. Regardless of which method
chosen, the applicant shall submit a letter from the franchise disposal
company related to facility design and compatibility.
16. An exterior lighting plan and kiosk plan shall be submitted to the Police Department
for review and approval. Staff Contact: Kelly Jennings, Police Department (639-
4171).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
17. Prior to issuance of a Certificate of Occupancy, the applicant shall construct
standard half-street improvements along the frontage of SW Hawk's Beard Street.
The improvements adjacent to this site shall include:
A. Pavement from curb to centerline equal to 16-feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width
of 24 feet.
B. Curb.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner, as approved by the Engineering Department.
18. Prior to issuance of a Certificate of Occupancy, the applicant shall construct standard
half-street improvements along the frontage of SW 131st Court. The improvements
adjacent to this site shall include:
A. Completion of the bulb section to provide a 35-foot curb radius and 42-foot
ROW radius.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 4
B. Replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to
accommodate the curb installation.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW 131st
Avenue in a safe manner, as approved by the Engineering Department.
19. Prior to issuance of a Certificate of Occupancy, the applicant shall complete the
striping of the left-turn refuge in 135th Avenue for the new driveway.
20. All site improvements shall be installed as approved per the revised site plan.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III: SITE AND VICINITY INFORMATION
Site History:
The property was annexed into the City of Tigard in 1987. The property was involved in a
local improvement district to improve SW 135th Avenue. A Site Development Review. Minor
Land Partition, and Variance (SDR 88-25/MLP 88-16/V 88-39), was approved for a partition
and development of a 266 unit apartment complex in 1988. Land that was identified as
sensitive lands was dedicated to the City of Tigard. Since the partition was never recorded.
the approximately 13 acre property is essentially divided in half by the dedicated greenway
in the middle of the property. The land under consideration for development with the current
application is the land north of the greenway. A Site Development Review, and Minor Land
Partition (SDR 94-0026/MLP 94-0022), was approved for a partition and development of a
160 unit apartment complex subdivision on the property north of the greenway in 1994. A
NOTICE �F DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 5
Subdivision (SUB 95-0005) was approved for a 52 lot, townhouse subdivision on the
property south of the greenway in 1995. A Site Development Review (SDR 96-0006) was
approved to allow the construction of a 19 building, 150 unit apartment complex. No other
development applications have been reviewed by the City relating to this property.
Vicinity Information:
SW Scholls Ferry Road and the City of Beaverton lie north of the subject property. A church
and the Summerlake subdivision are to the northeast and these properties are zoned R-7
(Residential, 7 units per acre). Adjacent property to the north and south are currently
vacant, with the southern property owned by the City of Tigard for open space. Adjacent
property to the east is developed with Castles at Brittany subdivision and is zoned R-12
(Residential, 12 units per acre). Property to the west is zoned R-25 (Residential, 25 units
per acre). The surrounding area is predominantly developed with single-family residential
development.
Site Information and Proposal Description:
The site is zoned R-25, (Residential, 25 units per acre). The approximately 13 acre site has
a dedicated greenway in the middle of the site. Summer Creek runs in an east-west
direction and contains both floodplain and wetland area. The proposed development is
located on the land north of the dedicated greenway. The applicant is proposing to
construct a 19 building, 150 unit multi-family residential development, with a community
building and swimming pool. The project will have two access drives onto SW Hawk's Beard
Street and one onto SW 135th Avenue. This application is the same application made with
SDR 96-0006. The applicant wanted to change to conditions associated with the SDR 96-
0006 staff report, but did not respond withint he appeal period. The applicant has, therefore,
made a new application and has submitted additional evidence which addressed the two
conditions of concern.
SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Use Classification: The applicant is proposing to build a 19 building, 150 unit apartment
complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-
Family Residential Units. Code Section 18.56.030 allows Multiple-Family dwellings as a
permitted use in the R-25 zoning district.
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. The proposed 150 units require a site size of
222,000 square feet. The net site area is approximately 294,726 square feet. thereby,
meeting this standard. Developments within the R-25 zone are required to provide a
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page
minimum of 20% landscaping. The plan indicates that approximately 117,894 square feet
(34%) of the site has been provided as landscaping, thereby, satisfying this criteria.
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. As indicated on the site plan, the proposal
meets the setback requirements. The maximum building height is 45 feet. As shown on
the exterior elevation plans (A7.1 - A7.6), the proposed buildings are approximately 34-36
feet in height, well under the maximum allowed.
Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires
that a development proposal be found to be consistent with the various standards of
other Community Development Code Chapters. The applicable criteria in this case
are Chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134,
18.150, and 18.164. The proposal's consistency with these Code Chapters is
reviewed in the following sections. The proposal contains no elements related to the
provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98
(Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures)
which are also listed under section 18.120.180.A.1. These Chapters are, therefore,
found to be inapplicable as approval standards. Code Section 18.120.180.A.2
provides other Site Development Review approval standards not necessarily covered
by the provisions of the previously listed sections. These other 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 that trees having a six-
inch caliper or greater shall be preserved or replaced by new plantings of equal
character. This parcel had previously been used as agricultural land and, as such, does not
contain trees which would require preservation.
Exterior Elevations: Section 18.120.108.3 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 elevations plans (sheets A7.1 - A7.6) the design shows both recesses
and roof elevation offsets, in accordance with this section.
Buffering, Screening and Compatibility between adjoining uses: Section
18.120.108.4(A) states that buffering shall be provided between different types of land
uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section
below. 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. This criteria is satisfied as the landscape plan
indicates screening within the required buffer area.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 7
•
Privacy and Noise: Section 18.120.108.5 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. Only one parcel directly adjoins the proposed development
site. This parcel is on the south end of SW 131st Place. The remaining lots on SW 131st
Place are buffered from the proposed development by a 30-foot buffer, as well as the SW
131st Place right-of-way. The proposed buildings H and J have been situated so as to
screen the existing houses across SW 131st Place from the building entrances, driveways
and parking areas. On-site private space has been satisfied as there is building separation
between each ground floor patio. The building design also provides for an off-setting of the
patios so that a direct line of site of other patios is not provided. Landscaping has also been
provided to further screen the private outdoor areas.
Private Outdoor Areas: Section 18.120.108.6. 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 4 feet. Required open space may include roofed or enclosed structures
such as a recreation center. This criteria is satisfied as the applicant is proposing both
balconies and a recreation center.
Shared Outdoor Recreation Areas: Section 18.120.108.7 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
amount of 200 square feet per unit for studio up to and including 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. This development requires 21.600 square feet
of shared outdoor recreation area (135 units @ 134 s.f. and 15 units @ 234 s.f.). A
swimming pool and community building are provided on-site for shared recreation purposes.
as well as open space area. The applicant's project data indicates that approximately
31 ,835 square feet of shared outdoor recreation area, thereby, satisfying this criteria.
Demarcation of Spaces: Crime Prevention: Section 18.120.108.9 states that
structures and site improvements shall be designed so that public areas, semipublic
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. The Tigard Police Department has requested, in
similar developments. that appropriate signage be placed at entrances to apartment
complexes and that adequate addressing be placed on unit entrances so that emergency
service providers can locate units quickly. The developer should, therefore, be required to
contact the Police Department prior to obtaining occupancy permits for the complex for
review and approval of the address signage of this development.
NOTICE OF DECISION SDP 96-0015-Summer Creek Village/Bowen Dvipmt. Page 8
Crime Prevention and Safety: Section 18.120.108.10 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 shail 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. As noted by the Poiice Department, a lighting plan shall be
submitted. The developer should therefore be required to contact the Police Department
prior to obtaining building permits for the complex for review and approval of the exterior
lighting plan for this development.
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
pubiic 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 subject site contains approximately
7.96 acres or approximately 346.737 square feet. Section 18.92.020(3)(b) requires the
subtraction of 15% of the gross area for public facilities, or 52,010 square feet. The resulting
net acreage is 294,726 square feet. Dividing the net acreage by 1,480 square feet per unit
results in 199 net units. The applicant is proposing 150 units, thereby, satisfying this criteria.
(gross v. net acres).
Sensitive Lands: Wetlands. Section 18.84. The preliminary site plan indicates that the
:roperty line is the same as the delineated wetland boundary. As drawn on the preliminary
On, the buildings are outside of wetlands and the required 25-foot wetland buffer area.
This plan is based upon the expectation that a proposed mitigation plan will be approved. In
1995, a wetland delineation was conducted in conjunction with a Subdivision application for
the land south of the City greenway. This delineation showed that the wetland boundary
had sniffed slightly to the south, since the earlier 1988 study. The effect on the proposed
plan is that the shown property boundary is not the wetland boundary. Technically
speaking, the subject application would not be required to provide a 25-foot buffer the entire
lencth of the southern boundary. As a condition of the subdivision approval (SUB 95-0005),
the applicant has applied for, and received a DSL fill/mitigation permit. A large portion of the
mitigation area is located on the City owned greenway, just south of the property line shown
on the current application's site plan. The mitigation area will effectively re-create wetland
such that, the property line will once again, also be the wetland boundary. The preliminary
plans reflect the expectation that the mitigation plan will be implemented. Since the
mitigation area is City owned, the applicant for the subdivision must acquire City approval to
use City property for mitigation purposes. That applicant has not yet received City approval.
The grading plan (sheet C2) shows that the property elevation at the property line is
approximately 175-feet and the finished floor elevation of the apartment unit at
approximately 183-184 feet. This represents a grade change of approximately 8-9 feet. The
grading plan does not show how the 25-foot buffer area will be sloped. No details were
provided as to what this area will look like. For example, will a retaining wall be constructed,
or will there be a slope with a 9-foot slope differential? The applicant shall provide revised
plans that shows how this buffer area will be developed and graded. If grading is allowed,
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 9
V
the area must be landscaped using native reparian plant materials. The buffer is required
to be an undisturbed corridor. The applicant shall provide details as to how this area will be
maintained as an undisturbed corridor.
Additional Yard Setback Requirements: Section 18.96.020 requires that the building
setback on SW 135th Avenue (a collector street) shall be the setback distance
required by the zoning district plus 30 feet measured from the centerline of the street.
The side yard, corner setback of the R-25 zone is 10 feet. As indicated on the site plan,
these setback standards are satisfied.
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, 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. This section is applicable to buildings C, D, E, F, G, H, J. K, L, N, P, Q, R, S, and T.
The proposed building lengths for buildings C, F, P, T, J, G, and S are approximately
115-feet; buildings Q, N, R, and D are approximately 130-feet; buildings E, K, and L are
approximately 150-feet; and building H is approximately 170 feet. The proposed heights
range from approximately 34-36 feet. The building elevation plans (sheets A7.1 - A7.6)
show that the proposed buildings have windowed walls facing windowed walls, blank walls
facing windowed walls, and blank walls facing blank walls. The required separations,
therefore, range between 10-25 feet. There is an additional separation ranging from 4-8 feet
required because the building lengths are greater than 60-feet long. The total building
separation required for building, therefore, ranges from 14-30 feet. The proposed plan is
designed such that all buildings are in compliance with the required distances, thereby,
satisfying this criteria.
In addition, 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 7 feet. As indicated on the site plan, all buildings satisfy the parking lot and
walkway separation requirements.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the type and location of trees and shrubs.
Street Trees: Section 18.100.033 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,
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 10
medium or large). The landscape plan shows street trees along both frontages, in
accordance with the provisions of this section.
Screening: Special Provisions: 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 site plan, parking
lot trees and screening have been provided in accordance with this section.
Screening of Swimming Pools: Section 18.100.110(C) states that all swimming pools
shall be enclosed as required by Chapter 14.20 of the Tigard Municipal Code. The
enclosure shall be provided by a fence or wall with a minimum height of 4 feet with a
self-latching loor or gate. A revised plan shall be submitted which provides the
specifications :,rowing compliance with this section.
Screening of Refuse Containers: Section 18.100.110(D) states that any refuse
container or disposal area shall be screened from view by placement of a solid wood
fence, masonry wall or evergreen hedge between five and eight feet in height. All
refuse materials shall be contained within the screened area. The plans show the
provision of a 6-foot high, solid wood fence to provide screening of the trash enclosure,
thereby, satisfying this criteria.
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. 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 1000 square feet of
required buffer area; 3) The remaining area shall be planted in lawn, groundcover or
spread with bark mulch. The east buffer area contains approximately 3,800 square feet.
Therefore, this buffer shall contain 30. five-gallon or 60, one-gallon shrubs, in addition to the
one row of trees. The landscape plan shows the provision of a continuous five-foot high
hedge, a row of trees, and assorted lower lying vegetation. However, it is not clearly defined
what the number of plants to be planted are, nor the height at the time of planting.
Therefore, the applicant shall provide a more detailed list of what will be provided in the
buffer area, such that, it complies with this section.
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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 1 1
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 plans show the provision of a continuous five-foot high hedge, satisfying this criteria.
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. The code provides that obstructions
which may be located in this area shall be visually 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 indicated on the site plan, this
section is satisfied.
Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5
parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom.
In addition, section 18.106.020(G) states that multi-dwelling units with more than 10
required parking spaces shall provide shared parking for 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.
The applicant is proposing 68, one-bedroom units and 82, one-plus bedrooms; thereby
requiring 266 parking spaces. The required number of shared parking spaces is 40. The
total number of required parking spaces is, therefore, 306. This requirement is satisfied as
the proposed site plan shows the provision of 347 parking spaces.
The Americans with Disabilities Act (ADA) requires 8 disabled parking spaces if 301
to 400 parking spaces are provided. The proposed site plan shows the provision of eight
disabled person parking spaces distributed throughout the site, thereby, satisfying this
criteria.
Bicycle Parking: Section 18.106.020(0) requires one bicycle parking rack space for
each 15 required vehicular parking spaces in any development. Bicycle parking
areas shall not be located within parking aisles, landscape areas, or pedestrian ways.
Based on the requirement of 306 parking spaces, 20 bicycle parking spaces will be required
for this development. The site plan does not show the provision of bicycle racks. A revised
plan shall be submitted which shows the location of the required 20 bicycle parking spaces.
Access: Section 18.108.070(F) requires that multiple-family residential uses provide a
minimum of two driveways plus one additional driveway to a public street for every
200 units or portion thereof in excess of 100 units. The minimum access width shall
be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan
indicates the provision of 150 units, therefore, three accesses shall be required for this
development. This section is satisfied as the site plan shows the provision of three access
drives with pavement widths of 24-feet, and sidewalks which lead into the development.
NOTICE OF DECISION SDR 96-0015-Summer Creek VillageiBowen Dvlpmt. Page 12
•
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. As indicated
on the site plan, walkways are satisfactorily provided.
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 Planning Division.
Mixed Solid Waste and Recyclables 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 recyclables 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 will need to submit evidence or a plan that indicates compliance with this section.
The applicant shall also obtain from the disposal hauler a written sign-off on the location of
and the compatibility of facilities.
Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal
and protection of trees prepared by a certified arborist shall be provided with a site
development review application. The tree plan shall include identification of all
existing trees, identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper, which trees are to be removed, protection program
defining standards and methods that will be used by the applicant to protect trees
during and after construction. The plans do not show the existence of trees on the
property. The applicant shall verify that there are no trees on the property that would require
preservation or mitigation.
PUBLIC FACILITY CONCERNS:
Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100
(Storm Drains) shall be satisfied as specified below:
Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access report entitled
"Palomino Point Apartments", as prepared by David Evans and Associates, Inc. (DEA),
dated October 20, 1994. For SDR 96-0006, the applicant submitted an addendum to that
report, dated January 1996, also prepared by DEA. The report and addendum addresses
the traffic impact of the proposed apartment project as it relates to the surrounding street
systems. The 1994 report concluded that the traffic generated by the proposed project will
not unduly affect any of the adjacent streets or intersections, existing and proposed. The
traffic report indicates that a southbound left-turn refuge on 135th Avenue at the site
driveway may be required. The 1996 addendum states that since the number of units to be
constructed is less than what was assumed for the 1994 report, the findings of the 1994
report are still valid. The addendum indicates that all three access locations will operate at
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 13
acceptable levels of service. It also states that a left turn lane in 135th Avenue is still
warranted. Therefore, the applicant will be required to stripe a left turn refuge as a part of
this project.
On the original application, Staff had a concern with the location of the proposed site
driveway in relation to existing driveways on the west side of SW 135th Avenue. The offset
location of the driveways could present a turning movement conflict, which is a safety
concern. In response to that concern, the applicant also presented information from their
transportation engineer that specifically addressed this issue (see letter from David Evans
and Associates to Scott Reiter, dated May 30, 1996). The transportation engineer found
that there are two driveways on the west side of SW 135th Avenue; one approximately 50
feet south and one approximately 200 feet north of the proposed site driveway. It was found
that both driveways on the west side of the roadway serve one single-family residence. The
required stacking length for the left-turn storage for the site driveway is 75 feet during PM
peak hours. The estimated left-turn storage needs for the northern single-family driveway is
approximately 25 feet during the PM peak hours. Since there is 200 feet separating the two,
there does not appear to be a danger in conflicting turning movements.
Since the time SDR 96-0006 was issued, Staff has learned, as stated above, that the
driveway is one of two driveways serving one single-family residence. The transportation
engineer for the applicant pointed out that these driveways do not generate a significant
number of trips. Due to the location of the southern driveway in relation to the proposed site
driveway, there will not be any conflicts between vehicles turning left into the driveways from
135th Avenue. There could be conflicts between vehicles turning left out of both properties
onto 135th Avenue; however there is good sight distance both ways that should enable
drivers to see each other at both driveways. Based on the fact that the driveway on the west
side of the roadway generates very little traffic, and since there is good sight distance in both
directions, there does not appear to be a significant public safety hazard associated with the
location of the proposed site driveway.
It should be noted that when the property west of SW 135th Avenue is developed, the City
will have the ability to restrict the location of a proposed driveway on that side of the
roadway. The property west of the roadway is zoned R-25 (25 units per acre) which could
yield a project similar to the proposed development. At that time, potential trip generations
from that parcel will be significant enough to require the future driveway to align across from
the proposed site driveway and close off the two existing smaller driveways. In summary,
Staff finds that the proposed site driveway location is acceptable.
Streets:
As noted, the site is located at the southeast corner of SW 135th Avenue and proposed SW
Hawk's Beard Street. SW 135th Avenue is classified as a Minor Collector on the
Comprehensive Plan and SW Hawk's Beard Street is a local street that would extend from
SW 135th Avenue on the west to SW Summer Lake Drive on the east. The construction of
SW 135th Avenue was completed by a Local Improvement District in 1989. No further
improvements are required.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 14
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in 1989 at 50
feet. The applicant should be required to construct the standard half street improvements
plus an additional 8-foot wide lane on the opposite site of the street to provide a total
minimum pavement width of 24 feet to accommodate two lanes of traffic and the proposed
driveways to the site. The plan submittal shows a proposed pavement width of 26 feet,
which is acceptable.
The site is bounded on the east by the existing ROW for SW 131st Court which was
improved with a 26 foot wide roadway within a 35 foot ROW in the Castles at Brittany
subdivision. In addition, half of the cul-de-sac bulb was constructed as a part of that project.
The existing curb radius is 45 feet and the ROW radius is 52 feet, according to City as-built
drawings. The applicant should dedicate additional ROW to provide for the completion of
the bulb section in the cul-de-sac and the additional pavement on the west side of the street
along the apartment site frontage. Because this site will not directly access onto SW 131st
Court, and because the cul-de-sac serves only five existing homes, this street qualifies for a
narrower street standard. The City will allow the street width to remain at 26 feet. Since the
time the partial street improvement was constructed, City standards changed to allow a 35-
foot curb radius inside a 42-foot ROW radius in a residential cul-de-sac. In the pre-
application conference for this project, the Engineering Department recommended that the
applicant be allowed to finish the bulb using the new standards. Although the finished shape
of the cul-de-sac will appear abnormal, the provided overall turning radius will certainly meet
City standards. The applicant's plan indicates that they will complete the cul-de-sac as
discussed in the pre-application meeting.
There is also an existing temporary extruded curb along the west side of 131st Court to help
accommodate street storm runoff. When this site is developed and the west side of the
street is completed, the existing extruded curb should be replaced with a standard full depth
PCC curb. Any pavement replacement needed to accomplish the curb installation shall be
done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the easterly
edge of the site, adjacent to the intersection with SW 131st Court, should be redesigned to
provide for a 50 foot tangent between the reversing 200 foot centerline curves. The new
standards for local streets allow a reduction in the centerline radius to 167 feet. The
applicant should show the additional street dedication for SW Hawk's Beard Street and SW
131st Court on the plat for the Minor Land Partition. However, if the applicant does not
follow through with the MLP, then these ROW dedications shall be completed on standard
City forms.
Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court and the
sewer has sufficient capacity for the new development. The preliminary utility plan shows a
connection to this sewer by placement of a new manhole over the existing line.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dv!pmt. Page 15
Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The proposed
plan will convey the storm drainage to the southeast corner of the site where the low-flow
summer runoff will be treated in two biofiltration swales; all flows in excess of summer run-off
will overflow into the wetlands.
•
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as
amended by R&O 91-75) 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 R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City prior to
issuance of the building permit.
As stated above, two on-site biofiltration swales will be used to treat the hard-surface run-
off from this project.
Erosion Control:
USA R&O 91-47 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 R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination
System (NPDES) erosion control permit (1200-C General Permit) be issued for any
development that will disturb five or more acres of land. Since this site is over five acres,
the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
SECTION VII: STAFF .AGENCY & CIT COMMENTS
The City of Tigard Police Department has reviewed this proposal and has offered the
following comments: The applicant shall submit an exterior lighting plan and kiosk plan.
The City of Tigard Water Department has reviewed this proposal and has offered the
following comments: Fire hydrant locations have been reviewed by TVF&R. Two
additional fire hydrants are necessary and placements adjusted. In addition, the water
main needs to be extended to the existing 16 inch main at the south entrance. Please
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 16
note that water meters must be installed within landscape areas and that backflow
protection is required (minimum of double check valve assemblies).
Staff Contact: Mike Miller (639-4171).
The City of Tigard Building Division has reviewed this proposal and has offered the
following comments: A soils investigative report for the entire site shall be required. This
is due to soft spots from massive tree and stump removal and back fill of stump cavity
without compression.
Tualatin Valley Water District has reviewed this proposal and has offered the
following comments: Plans are not approved as drawn. Please meet the following
requirements: Hydrants shall be placed so that all portions of exterior walls of buildings.
measured along the outside and along access roadways, are no more than 500-feet for
private residences or 250-feet for all commercial buildings. Location of hydrants and
supply piping to said hydrants for water supply, shall be approved by this office. Additional
fire hydrants are needed with approved locations for access and distance.
The Unified Sewerage Agency has reviewed this proposal and has offered the
following comments: Preliminary review indicates that the applicant has taken into
consideration all of the minimum requirements of R&O 91-47 / 91-75. Note: The grading
plan indicates that the first floor elevation of buildings L, N, P, and R varies from four feet
to eight feet above the existing ground. The buildings and their patios abut a wetland
buffer. The applicant should remember that grading in the buffer is restricted, and if
grading is allowed the area must be landscaped using native reparian plant materials.
The City of Tigard Public Works Department, PGE, and GTE have reviewed this
application and have offered no comments or objections. No other comments have
been received.
SECTION VIII: PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THE DECISION SHALL BE FINAL ON April 22, 1996
UNLESS AN APPEAL IS FILED.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 17
Any
18. party to
that3a.29fi( ) an S decision
given and�se appeal fiUS 18 32 3 appeal
Division nt. thi
0 of T. city appeal_l ed w With th c01. dec�s1on in
The �'Nall, 13 125 fee schedule City RecQrde vel opm accordance With section
hic
u n : l'n9 ()fan ul evard, T;9ard a vailab e of after Provides
if you hav appeal is 3,3� Oregon 9?223 the pla"'"n9 is
13125 s w Hall B tion, pleas A ni. on April 2
oul evard, Ti9arll the C�tY o 2, 1996.
PREP .•� d Oregon at 43 d Pl annin
ABED B y �lli r )839-41 9 Department T,
Ass* gndrea 9ard City Nall
�nt Planner
APP _ r
ROVFD�By `l n- ?
`v Dq nfi
Richar `--�-�,_ �� r
Senior P ersd•rff
',inner
n-
.9'
Dq T
F
Notice of Decis oN
SDR 96-00/5
Summer creek vida9ei
Bowen Dwp,nt.
Page 18
1
...� ti f
• LW. 131T1$ AVEMJI -••
j
\ AliWNW __ __ __ __ 1
1
Ili tin
I 11 romp iI$ : , i L 1
4II `� ; 1
IN ii
11111111
p it '� r
� � -'- 1111-� 1
Iii I _JI ..iO I �,` E CL
l
L_` L+ ": ;Cl. �:$ _ �`.,'1 1 1111 L.V
Ali I ; I
[I. if E /. I
I L '
1
1
la R 1111 Ill I
I R.. TM 1
_ i z
I t 1
I 1
1 � - i es :,
:16 �
' .p.�- I
I ���I ig l r ( �ii' is 3� z
. , L_ 1: i lii , 1 I — i ' a
a a 1� = ill: Ia Rai.
./ �`.
. a
I, 1112 I ,13,
, 75 . ... _ ..
11111 �. •
I ; �� , 1 M uN. / I I I 1 O 0
I . MM
' X11 /` Idl., cc
I{1 ,111.1.,.. = In.l 1 1 r .-. _ Q
1 1 • [a 1
u ; 1 CID
Ii"1 ago"
... I ii I'
11 I I I { i . I I 7 ,,
7114.11111- �• J 1 i;
giII$V p1 € , iJ L J :41.141.6.2'1
l g /i ,
R.t itt 1
� � itt I
`� ix______, u' 1 // 1 1
ir 1
a
1
‘. \ .-N.
L.
.,) /// 1
` +i� S.W. 1313T CT. 0 If U
Ii ! F'j; d / /
}s
PLOT PLAN NJ CASE NO.
■ SRR 96-0015
E X H I B I T MAP C. SOMMER CREEK VILLAGE APTS.
I BY:BOWEN REAL ESTATE GROUP
I
1
S .
i
.-4. t j ' CR r
rillr `� ply. . ��■�11n Q Ilia on week , i i,ST ..", ,,,.
1 111111hi ailT1 ON ■_,„,,,,.
lip a ■ IVii*Iri ' r 1111. 1 "1: ■ �T1,V flFF4 LI\ ..• ,, ' ■ ■00 l ■■ ■, 0�
� .���� ♦ ;o ` � .API ��
., me* \�∎/ 5
t RV ® ® �4°I.106.4t• %. ? . �L
.• ,,4,0
- 3 i
14 HAV�.K'S .. ..III 9-O , - BEARD ST
„. �
SUBJ 4 T
� o ., VIEW
PM- L--->> i. 0 04 :a. •• c
W c
■
CL
NI al 4,
Zi
pplum 0 a a3
/ AI -,,IIIII A 0)
I: 4. ln; So■ t►► �Ir. : I
BRITr. - ',
�r�I1�//� /111�: _il������,, ���ja� �/� O
.�a �.ti �r �`� �d/�a �����N410 _ mumii �..♦∎■.- ��� m >,•
,.. .s---ai a rf ilinli a PJ ulig ._.dp i U
c - ammo itl:c alum �ulawA ie
- • IIIIIII& 2 i ■ IW tiI/IlulI��IM11�1u!r MORNING s..3L_ES r ING . f 1 1 1 1�.�(- ��
C ir-----
Vicinity Map A SDR 96-0015
Summer Creek Village Apts.
•a. s. N
REQUEST
FOR
COMMENTS
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: June 27, 1996
TO: Will D'Andrca
FROM: Brian Rager, Development Review Engineer
RE: SDR 96-0015 SUMMER CREEK VILLAGE APARTMENTS
Description:
The applicant requests SDR approval to allow construction of a 19 building, 150 unit
multi-family residential development, with a community building and swimming pool, at
the southeast corner of SW Hawks Beard Street (proposed) and SW 135th Avenue (Tax
Map 1S1 33DB, Tax Lot 4300). This site is currently undeveloped and is approximately
8 acres in size.
The applicant has also received SDR and MLP approval for a 160-unit project (SDR 94-
26 and MLP 94-22)to be called Palomino Pointe Apartments, but has not acted on either
approval at this time. In addition, the applicant received a SDR approval for the proposed
150-unit project in April, 1996 (SDR 96-0006 -- Summer Creek Village) that has not
been acted on.
Findings:
1. Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access
report entitled "Palomino Point Apartments", as prepared by David Evans and
Associates, Inc. (DEA), dated October 20, 1994. For SDR 96-0006, the
applicant submitted an addendum to that report, dated January 1996, also
prepared by DEA. The report and addendum addresses the traffic impact of the
proposed apartment project as it relates to the surrounding street systems. The
1994 report concluded that the traffic generated by the proposed project will not
unduly affect any of the adjacent streets or intersections, existing and proposed.
The traffic report indicates that a southbound left-turn refuge on 135th Avenue at
the site driveway may be required. The 1996 addendum states that since the
number of units to be constructed is less than what was assumed for the 1994
report, the findings of the 1994 report are still valid. The addendum indicates
that all three access locations will operate at acceptable levels of service. It also
ENGINEERING COMMENTS SDR 96-15 Summer Creek Village PAGE 1
states that a left turn lane in 135th Avenue is still warranted. Therefore, the
applicant will be required to stripe a left turn refuge as a part of this project.
Staff had a concern with the location of the proposed site driveway in relation to
existing driveways on the west side of SW 135th Avenue. The offset location of
the driveways could present a turning movement conflict, which is a safety
concern. In response to that concern, the applicant also presented information
from their transportation engineer that specifically addressed this issue (see letter
from David Evans and Associates to Scott Reiter, dated May 30, 1996). The
transportation engineer found that there are two driveways on the west side of SW
135th Avenue; one approximately 50 feet south and one approximately 200 feet
north of the proposed site driveway. It was found that both driveways on the
west side of the roadway serve one single-family residence. The required
stacking length for the left-turn storage for the site driveway is 75 feet during PM
peak hours. The estimated left-turn storage needs for the northern single-family
driveway is approximately 25 feet during the PM peak hours. Since there is 200
feet separating the two, there does not appear to be a danger in conflicting turning
movements.
Regarding the southern single-family driveway. Since the time SDR 96-0006 was
issued, Staff has learned, as stated above, that the driveway is one of two
driveways serving one single-family residence. The transportation engineer for
the applicant pointed out that these driveways do not generate a significant
number of trips. Due to the location of the southern driveway in relation to the
proposed site driveway, there will not be any conflicts between vehicles turning
left into the driveways from 135th Avenue. There could be conflicts between
vehicles turning left out of both properties onto 135th Avenue; however there is
good sight distance both ways that should enable drivers to see each other at both
driveways. Based on the fact that the driveway on the west side of the roadway
generates very little traffic, and since there is good sight distance in both
directions, there does not appear to be a significant public safety hazard associated
with the location of the proposed site driveway.
It should be noted that when the property west of SW 135th Avenue is developed,
the City will have the ability to restrict the location of a proposed driveway on
that side of the roadway. The property west of the roadway is zoned R-25 (25
units per acre) which could yield a project similar to the proposed development.
At that time, potential trip generations from that parcel will be significant enough
to require the future driveway to align across from the proposed site driveway and
close off the two existing smaller driveways. In summary, Staff fords that the
proposed site driveway location is acceptable.
ENGINEERING COMMENTS SDR 96-15 Summer Creek Village PAGE 2
2. Streets:
As noted, the site is located at the southeast corner of SW 135th Avenue and
proposed SW Hawk's Beard Street. SW 135th Avenue is classified as a Minor
Collector on the Comprehensive Plan and SW Hawk's Beard Street is a local
street that would extend from SW 135th Avenue on the west to SW Summer Lake
Drive on the east. The construction of SW 135th Avenue was completed by a
Local Improvement District in 1989. No further improvements are required.
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in
1989 at 50 feet. The applicant should be required to construct the standard half
street improvements plus an additional 8-foot wide lane on the opposite site of the
street to provide a total minimum pavement width of 24 feet to accommodate two
lanes of traffic and the proposed driveways to the site. The plan submittal shows
a proposed pavement width of 26 feet, which is acceptable.
The site is bounded on the east by the existing ROW for SW 131st Court which
was improved with a 26 foot wide roadway within a 35 foot ROW in the Castles
at Brittany subdivision. In addition, half of the cul-de-sac bulb was constructed as
a part of that project. The existing curb radius is 45 feet and the ROW radius is
52 feet, according to City as-built drawings. The applicant should dedicate
additional ROW to provide for the completion of the bulb section in the cul-de-sac
and the additional pavement on the west side of the street along the apartment site
frontage. Because this site will not directly access onto SW 131st Court, and
because the cul-de-sac serves only five existing homes, this street qualifies for a
narrower street standard. The City will allow the street width to remain at 26
feet. Since the time the partial street improvement was constructed, City
standards changed to allow a 35-foot curb radius inside a 42-foot ROW radius in a
residential cul-de-sac. In the pre-application conference for this project, the
Engineering Department recommended that the applicant be allowed to finish the
bulb using the new standards. Although the finished shape of the cul-de-sac will
appear abnormal, the provided overall turning radius will certainly meet City
standards. The applicant's plan indicates that they will complete the cul-de-sac as
discussed in the pre-application meeting.
There is also an existing temporary extruded curb along the west side of 131st
Court to help accommodate street storm runoff. When this site is developed and
the west side of the street is completed, the existing extruded curb should be
replaced with a standard full depth PCC curb. Any pavement replacement needed
to accomplish the curb installation shall be done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the
easterly edge of the site, adjacent to the intersection with SW 131st Court, should
be redesigned to provide for a 50 foot tangent between the reversing 200 foot
centerline curves. The new standards for local streets allow a reduction in the
ENGINEERING COMMENTS SDR 96-15 Summer Creek Village PAGE 3
centerline radius to 167 feet. The applicant should show the additional street
dedication for SW Hawk's Beard Street and SW 131st Court on the plat for the
Minor Land Partition. However, if the applicant does not follow through with the
MLP, then these ROW dedications shall be completed on standard City forms.
3. Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court
and the sewer has sufficient capacity for the new development. The preliminary
utility plan shows a connection to this sewer by placement of a new manhole over
the existing line.
4. Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The
proposed plan will convey the storm drainage to the southeast corner of the site
where the low-flow summer runoff will be treated in two biofiltration swales; all
flows in excess of summer runoff will overflow into the wetlands.
5. Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No.
91-47, as amended by R&O 91-75)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 R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City
prior to issuance of the building permit.
As stated above, two on-site biofiltration swales will be used to treat the hard-
surface runoff from this project.
6. Erosion Control:
USA R&O 91-47 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 R&O 91-47, the applicant is required to
ENGINEERING COMMENTS SDR 96-15 Summer Creek Village PAGE 4
submit an erosion control plan for City review and approval prior to issuance of
City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit(1200-C General Permit) be
issued for any development that will disturb five or more acres of land. Since this
site is over five acres, the developer will be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with the site
and/or building permit.
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF THE 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, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to
the proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional
ROW in SW 131st Court to increase the ROW from its present 35-foot width to a
total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 42 feet to meet current City standards.
3. Prior to issuance of a building permit, right-of-way shall be dedicated to the
public along the frontage of SW Hawk's Beard Street at the easterly edge of the
site to increase the centerline tangent between the reversing 200 foot curves to 50
feet. The minimum centerline radius is 167 feet. The legal description shall be
tied to the proposed right-of-way centerline as approved by the Engineering
Department.
4. Five(5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A
striping plan for the left-turn refuge in 135th Avenue shall also be included. Once
redline comments are addressed and the plans are revised, the design engineer shall
then submit eight(8) sets of revised drawings and one (1) itemized construction cost
ENGINEERING COMMENTS SDR 96-15 Summer Creek Village PAGE 5
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant
to public improvements. Public improvement plans shall conform to City of Tigard
Public Improvement Design Standards,which are available at City Hall.
5. Building permits will not be issued and construction of proposed public
improvements shall not commence until after the Engineering Department has
reviewed and approved the public improvement plans and a street opening permit or
construction compliance agreement has been executed. A 100 percent performance
assurance or letter of commitment, a developer-engineer agreement, the payment of
a permit fee and a sign installation/streetlight fee are required.
6. 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 or within the SW Hawk's Beard Street right-of-way adjacent to the 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 the site improvements
or buildings proposed by this application, and shall include the vehicles of all
suppliers and employees associated with the project.
7. Washington County has established and the City has agreed to collect Traffic
Impact Fees in accordance with Resolution No. 90-65. The applicant shall pay
the fee established for the proposed use prior to issuance of the building permit.
8. The applicant shall make an appointment for a pre-construction meeting with the
City of Tigard Engineering Department after approval of the public improvement
plans but before starting work on the site. The applicant, the applicant's engineer
and contractor shall be required to attend this meeting prior to receiving the
approved plans and permits.
9. The proposed privately operated and maintained sanitary sewer and storm drainage
system plan-profile details shall be provided as part of the public improvement
plans.
10. The applicant shall provide an on-site water quality facility as required by Unified
Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations
shall be submitted to the Engineering Department 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.
11. 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 96-15 Summer Creek Village PAGE 6
12. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
13. Prior to issuance of a CO, the applicant shall construct standard half-street
improvements along the frontage of SW Hawk's Beard Street. The improvements
adjacent to this site shall include:
a. Pavement from curb to centerline equal to 16 feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width of 24
feet.
b. curb
c. storm drainage, including any off-site storm drainage necessary to convey
subsurface runoff
d. 5 foot concrete sidewalk
e. street striping
f. streetlights as determined by the City Engineer
g. underground utilities (NOTE: the applicant may be eligible to pay a fee in-
lieu of undergrounding existing overhead utilities)
h. street signs(if applicable)
i. driveway apron(if applicable)
j. adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner,as approved by the Engineering Department.
14. Prior to issuance of a CO, the applicant shall construct standard half-street
improvements along the frontage of SW 131st Court. The improvements adjacent
to this site shall include: qZ
a. Completion of the bulb section to provide a Moot curb radius and --foot
ROW radius
b. replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to accommodate the
curb installation
c. storm drainage, including any off-site storm drainage necessary to convey
subsurface runoff
d. 5 foot concrete sidewalk
e. street striping
f. streetlights as determined by the City Engineer
g. underground utilities(NOTE: the applicant may be eligible to pay a fee in-
lieu of undergrounding existing overhead utilities)
h. street signs(if applicable)
i. driveway apron(if applicable)
ENGINEERING COMMENTS SDR 96-15 Summer Creek Village PAGE 7
j. adjustments in vertical and/or horizontal alignment to construct SW 131st
Avenue in a safe manner,as approved by the Engineering Department.
15. Prior to issuance of a CO, the applicant shall complete the striping of the left-turn
refuge in 135th Avenue for the new driveway.
APPROVED: 'trill 8e1
Greg Berry,Acting City Engineer
is\eng\brianr\sdr96-15.bdr
ENGINEERING COMMENTS SDR 96-15 Summer Creek Village PAGE 8
. c 1 N 16,
�"" cr% TUALATIN VALLEY FIRE & RESCUE
(C. CI% )
J FIRE PREVENTION
- U 4755 S.W.Griffith Drive . P.O.Box 4755 . Beaverton,OR 97076 . (503)526-2469 . FAX 526-2538
&RESGJ
March 7, 1997 RECEIVED PLANNING
MAR 18 1997
Will D'Andrea
City of Tigard Planning Department CITY OFTIGARD
13125 S.W. Hall Blvd.
Tigard, Oregon 97223
Re: Summer Creek Apartments/451;4'9k`Av/-6--
S.W. Hawks Beard Road
File Number: 668-96
Dear Will:
This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the
Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and
Uniform Mechanical Code (UMC) specifically referencing the fire department, and other
local ordinances and regulations.
Plans for the above noted project are not approved. Please address the following items
and resubmit plans to this office for review and approval.
A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire
hydrants and FDC's shall be located on the same side of the fire apparatus access
roadway. (UFC Sec. 903.4.2.5) FDC locations shall be as approved by the Chief. (1996
Oregon Structural Specialty Code, Sec. 904.1.1)
The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM)
or the available GPM in the water delivery system at 20 psi. A worksheet for calculating
the required fire flow is available from the Fire Marshal's office. (UFC Sec. 903.3)
Approved fire apparatus access roadways and fire fighting water supplies shall be
installed and operational prior to any other construction on the site or subdivision. (UFC
Sec. 8704)
"Working"Smoke Detectors Save Lives
Will D'Andrea
March 7, 1997
Page 2
These drawings show a number of FDC's. What it does not show is what they are
hooked to, i.e. buildings, water supply, vault, etc. All these details are missing from these
plans. Please provide this information.
If you have questions or need additional information, please contact me at 526-2469
referring to the above noted file number.,
Sincerely,
rry L. Renfro, DFM
Plans Examiner
JLR:kw
cc: David Evans Associates, Inc.
2828 S.W. Corbett
Portland, OR 97201
isNo" IN VQ<�
�J 1 TUALATIN VALLEY FIRE & RESCUE
S.-- J� FIRE PREVENTION
,� 4755 S.W.Griffith Drive . P.O.Box 4755 . Beaverton,OR 97076 . (503)526-2469 . FAX 526-2538
u J
,RF&REgG
April 11, 1997 RECEIVED PLANNING
APR 2 2 1997
RAR Architects Inc.
34 N.W. First Avenue, Suite 206 CITY OFTIGARD
Portland, Oregon 97209
Re: Summer Creek Apartments
S.W. Hawks Beard Road
File Number: 668-96
Gentlemen:
This is a Fire and Life Safety Plan Review and is based on the 1994 editions of the
Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and
Uniform Mechanical Code (UMC) specifically referencing the fire department, and other
local ordinances and regulations.
Due to lack of details, plans for the above noted project are not approved. Please address
the following items and resubmit plans to this office for review and approval.
A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire
hydrants and FDC's shall be located on the same side of the fire apparatus access
roadway. (UFC Sec. 903.4.2.5) FDC locations shall be as approved by the Chief. (1996
Oregon Structural Specialty Code, Sec. 904.1.1) FDC near building"T".
Please review my letter of March 7, 1997. I still don't have scaled drawings showing fire
fighting water supply details. I cannot approve this project until I receive all information
necessary to do a complete review.
If you have questions or need additional information, please contact me at 526-2469
referring to the above noted file number.
Sincerely,
7)L,4c
Jerry L. Renfro, DFM
Plans Examiner
JLR:kw
cc: City of Tigard PlanningRg,,smoke Detectors Save Lives
�.P'CIN V4Z
I:4•-JP .7 En ��4 T UALATIN VALLEY FIRE & RESCUE
c L I FIRE PREVENTION
,� . , �� 4755 S.W.Griffith Drive . P.O.Box 4755 . Beaverton,OR 97076 . (503)526-2469 . FAX 526-2538
u
,'
.14 RE
June 6, 1997 RECEIVED PLANNING
JUN 161997
Will D'Andrea
City of Tigard Planning Department CITY OFTIGARD
13125 S.W. Hall Blvd.
Tigard, Oregon 97223
Re: Summer Creek Village Apartments SAR.gk-m/S�.0,--14-1,ag°
S.W. Hawks Beard Road
Case File No. 668-96
Dear Will:
This is a Fire and Life Safety Plan Review and is based on the 1994 editions of the
Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and
Uniform Mechanical Code (UMC) specifically referencing the fire department, and other
local ordinances and regulations.
Plans for the above noted project are conditionally approved subject to the following:
These fire sprinkler systems are required to be electronically supervised. That includes
all valves I the vaults. Please provide this office a letter of acknowledgment of this
requirement.
If you have questions or need additional information,, please contact me at 526-2469
referring to the above noted file number.
Sincerely,
rry Li Renfro, D 4 1
lans Examiner
JLR:kw
cc: Discount Fire Systems, Inc.
7402 S.E. Johnson Creek Blvd.
Portland, OR 97206
"Working"Smoke Detectors Save Lives
City of Tigard,Oregon
AFFIDAVIT OF MAILING
STATE OF OREGON )
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, Oregon.
That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR:
(Check boa wove,•eppecceb/e) (check appropriate box below) (Enter FibbC Heanng Date above)
❑ City of Tigard Planning Director
O Tigard Planning Commission
❑ Tigard Hearings Officer
❑ Tigard City Council
That I served NOTICE OF (AMENDED ❑) DECISION FOR:
(check e,en eee.ar kproeele) City of Tigard Planning Director
❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR:
(Check eon wove.r epVk+ceme) (Check appropnate box below}
❑ City of Tigard Planning Director
❑ Tigard Planning Commission
O Tigard Hearings Officer
❑ Tigard City Council
❑ That I served OTHER NOTICE OF FOR:
A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S)
of whit 's attached, marked Exhibit "A", was mail-d to eac • =. person(s) at the address(s) shown on the
attached f t(s), marked Exhibit "B", . .- '' d- of Li' 199 6, , and deposited
in the Un- ed States Mail on t - da o �" 199 a'postage prepaid.
)7,1. e:(11 .1 I, .� ._, i1
Pre red Notice
Subscribed and sworn/affirmed before me on the ) day of , �\ ,
OFFICIAL SEAL
a DIANE M JELDERKS I/�ri�I (�
ri a NOTARY PUBLIC-OREGON t J v(
®rF.� COMMISSION NO 046142
MY COMMISSION EXPIRES SEPTEMBER 07, 1999 NOTARY PUBLIC OF(OR ,7N
My Commission Expires:
"7-/FILE
INFO.:P7
NAME(S): O 4 VWa 1 Dv/ cith '-
" �1f
CASE NO(S): 5 J
TYPE OF NOTICE&D.ATE:s !�'
s..
NOTICE OF DECISION
SITE DEVELOPMENT REVIEW (SDR) 96-0015
SUMMER CREEK VILLAGE/BOWEN
SECTION I: SUMMARY OF THE REQUEST
CASES: FILE NAME: SUMMERCREEK VILLAGE/BOWEN
Site Development Review SDR 96-0015
PROPOSAL: A request for Site Development Review approval to allow the
construction of a 19 building, 150 unit multi-family residential
development, with a community building and swimming pool.
APPLICANT/
OWNER: Bowen Real Estate Group
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
COMPREHENSIVE
PLAN
DESIGNATION: High Density.
ZONING
DESIGNATION: R-25 (Residential, 25 units per acre).
LOCATION: (WCTM 1S1 33DB, tax lot 4300). East of SW 135th Avenue, south of
SW Hawk's Beard Street and west of SW 131st Place.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.96, 18.100,
18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164.
SECTION II: DECISION:
Notice is hereby given that the City of Tigard Community Development Director's designee
has APPROVED the above request subject to the following conditions. The findings and
conclusions on which the decision is based are noted in Section IV.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 1
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RACER OF
THE ENGINEERING DEPARTMENT.
1. Prior to issuance of a building permit, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to the
proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional Right-
of-way (ROW) in SW 131st Court to increase the ROW from its present 35-foot width,
to a total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 42 feet to match the existing dedication.
3. Five (5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A striping
plan for the left-turn refuge in 135th Avenue shall also be included. Once redline
comments are addressed and the plans are revised, the design engineer shall then
submit eight (8) sets of revised drawings and one (1) itemized construction cost
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant to
public improvements). Public improvement plans shall conform to City of Tigard
Public Improvement Design Standards, which are available at Tigard City Hall.
4. Building permits will not be issued, and construction of proposed public improvements
shall not commence until after the Engineering Department has reviewed and
approved the public improvement plans, and a street opening permit or construction
compliance agreement has been executed. A 100-percent performance assurance
or letter of commitment, a developer-engineer agreement, the payment of a permit
fee, and a sign installation/streetlight fee are required.
5. 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 or within the SW Hawk's Beard Street right-of-way adjacent to the 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 the site improvements or buildings
proposed by this application, and shall include the vehicles of all suppliers and
employees associated with the project.
6. Washington County has established and the City has agreed to collect Traffic Impact
Fees in accordance with Resolution No. 90-65. The applicant shall pay the fee
established for the proposed use prior to issuance of the building permit.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 2
?.
The applicant
of Tigard Engineering make
contractor before starting work Depart appointment
pl ans and penal/ ee re u theme to after a approval of the:; 0t/on 8 mls app aapplicant's meeting with eetin
system plan-profile privately o is meeting p the ement p al ns City
g, details an to receiving eng/Weer, but
Sewerage applicant nt t the and
wera e ca shall s shall be provided sanitary approved
issuance a 11 be�submitted eo/provide: notend s subm of the b�i � the d Order ater quality f improvement drainage
11. An erosion al bm with the permit Depart lent o. facility as required plans.
The control plan pans and calculations.dan a proposed review plans and as/c Unified
Technical Guidance confn shall be provided ed ma/nten dnapproval calculations
shall
11 The a nce Handb too Erosion a as pa of ce plan shall be
pursuant part o
scant to ORS obtain k February�99e ration tang Sed improve
12. Engineered RS 468.740 and �200,C Genera/ Sediment C ntnot drawings.
the l
Building Re ading Permit e Federal C�an Permit issue Plans
l3 ng Division(639-4171).and Engineered Required. watergct. d by the City of
Geology R applicant Tigard
k,
Swimming
ghtspa/ Code./s shall be Report. Staff submit with enclosure a Soils
line water plan h a self-latching hall be provided by Chapter Jim Funk
staff Co Swan shall provide for door or gate by a fence or 14.20 of t
�5. Revised Contact' Mike Mae to the r t Se.westerly extension wall with a m;nTi
Divis site and la , City of T;ga�d W inch ovate of the existing mum
plans shalStaff/Contact..ds�/ping plans Water Department main(639-4171).in S 12 in:ceater w
A. de the fol%wi�Andrea Plan be submitted h Ave
B Grading plan het g Planning Department r review by
Detailed buff ailing work to be c (639`41��� tThePlanning
C Twenty 2 buffer area Plan nt�ngs ; conducted within the revised
D ( 0} bicycle nCludin9 number,
A plan parking spaces. t wetland buffer
Chapter which shows type, and size at planting.
NOTICE of of M/nimum Stand of the following and h C°n�mv
DECISION
and win Rec rnty D
waste Assessment, s to d Storage. %oomph Code
soR ss-oo/5. rat, CDmpreh�mOnstrate c e applicant
Summer Creek village/Bo Comprehensive Recycling compliance:
Village/Bowen ovlpmt Plan,
Page 3
or Franchised Hauler Review and Sign-off. Regardless of which method
chosen, the applicant shall submit a letter from the franchise disposal
company related to facility design and compatibility.
16. An exterior lighting plan and kiosk plan shall be submitted to the Police Department
for review and approval. Staff Contact: Kelly Jennings, Police Department (639-
4171).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
17. Prior to issuance of a Certificate of Occupancy, the applicant shall construct
standard half-street improvements along the frontage of SW Hawk's Beard Street.
The improvements adjacent to this site shall include:
A. Pavement from curb to centerline equal to 16-feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width
of 24 feet.
B. Curb.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner, as approved by the Engineering Department.
18. Prior to issuance of a Certificate of Occupancy, the applicant shall construct standard
half-street improvements along the frontage of SW 131st Court. The improvements
adjacent to this site shall include:
A. Completion of the bulb section to provide a 35-foot curb radius and 42-foot
ROW radius.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 4
B. Replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to
accommodate the curb installation.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW 131st
Avenue in a safe manner, as approved by the Engineering Department.
19. Prior to issuance of a Certificate of Occupancy, the applicant shall complete the
striping of the left-turn refuge in 135th Avenue for the new driveway.
20. All site improvements shall be installed as approved per the revised site plan.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III: SITE AND VICINITY INFORMATION
Site History:
The property was annexed into the City of Tigard in 1987. The property was involved in a
local improvement district to improve SW 135th Avenue. A Site Development Review, Minor
Land Partition, and Variance (SDR 88-25/MLP 88-16N 88-39), was approved for a partition
and development of a 266 unit apartment complex in 1988. Land that was identified as
sensitive lands was dedicated to the City of Tigard. Since the partition was never recorded,
the approximately 13 acre property is essentially divided in half by the dedicated greenway
in the middle of the property. The land under consideration for development with the current
application is the land north of the greenway. A Site Development Review, and Minor Land
Partition (SDR 94-0026/MLP 94-0022), was approved for a partition and development of a
160 unit apartment complex subdivision on the property north of the greenway in 1994. A
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 5
Subdivision (SUB 95-0005) was approved for a 52 lot, townhouse subdivision on the
property south of the greenway in 1995. A Site Development Review (SDR 96-0006) was
approved to allow the construction of a 19 building, 150 unit apartment complex. No other
development applications have been reviewed by the City relating to this property.
Vicinity Information:
SW Scholls Ferry Road and the City of Beaverton lie north of the subject property. A church
and the Summerlake subdivision are to the northeast and these properties are zoned R-7
(Residential, 7 units per acre). Adjacent property to the north and south are currently
vacant, with the southern property owned by the City of Tigard for open space. Adjacent
property to the east is developed with Castles at Brittany subdivision and is zoned R-12
(Residential, 12 units per acre). Property to the west is zoned R-25 (Residential, 25 units
per acre). The surrounding area is predominantly developed with single-family residential
development.
Site Information and Proposal Description:
The site is zoned R-25, (Residential, 25 units per acre). The approximately 13 acre site has
a dedicated greenway in the middle of the site. Summer Creek runs in an east-west
direction and contains both floodplain and wetland area. The proposed development is
located on the land north of the dedicated greenway. The applicant is proposing to
construct a 19 building, 150 unit multi-family residential development, with a community
building and swimming pool. The project will have two access drives onto SW Hawk's Beard
Street and one onto SW 135th Avenue. This application is the same application made with
SDR 96-0006. The applicant wanted to change to conditions associated with the SDR 96-
0006 staff report, but did not respond withint he appeal period. The applicant has, therefore,
made a new application and has submitted additional evidence which addressed the two
conditions of concern.
SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Use Classification: The applicant is proposing to build a 19 building, 150 unit apartment
complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-
Family Residential Units. Code Section 18.56.030 allows Multiple-Family dwellings as a
permitted use in the R-25 zoning district.
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. The proposed 150 units require a site size of
222,000 square feet. The net site area is approximately 294,726 square feet, thereby,
meeting this standard. Developments within the R-25 zone are required to provide a
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 6
minimum of 20% landscaping. The plan indicates that approximately 117,894 square feet
(34%) of the site has been provided as landscaping, thereby, satisfying this criteria.
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. As indicated on the site plan, the proposal
meets the setback requirements. The maximum building height is 45 feet. As shown on
the exterior elevation plans (A7.1 - A7.6), the proposed buildings are approximately 34-36
feet in height, well under the maximum allowed.
Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires
that a development proposal be found to be consistent with the various standards of
other Community Development Code Chapters. The applicable criteria in this case
are Chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134,
18.150, and 18.164. The proposal's consistency with these Code Chapters is
reviewed in the following sections. The proposal contains no elements related to the
provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98
(Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures)
which are also listed under section 18.120.180.A.1. These Chapters are, therefore,
found to be inapplicable as approval standards. Code Section 18.120.180.A.2
provides other Site Development Review approval standards not necessarily covered
by the provisions of the previously listed sections. These other 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 that trees having a six-
inch caliper or greater shall be preserved or replaced by new plantings of equal
character. This parcel had previously been used as agricultural land and, as such, does not
contain trees which would require preservation.
Exterior Elevations: Section 18.120.108.3 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 elevations plans (sheets A7.1 - A7.6) the design shows both recesses
and roof elevation offsets, in accordance with this section.
Buffering, Screening and Compatibility between adjoining uses: Section
18.120.108.4(A) states that buffering shall be provided between different types of land
uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section
below. 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. This criteria is satisfied as the landscape plan
indicates screening within the required buffer area.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 7
Privacy and Noise: Section 18.120.108.5 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. Only one parcel directly adjoins the proposed development
site. This parcel is on the south end of SW 131st Place. The remaining lots on SW 131st
Place are buffered from the proposed development by a 30-foot buffer, as well as the SW
131st Place right-of-way. The proposed buildings H and J have been situated so as to
screen the existing houses across SW 131st Place from the building entrances, driveways
and parking areas. On-site private space has been satisfied as there is building separation
between each ground floor patio. The building design also provides for an off-setting of the
patios so that a direct line of site of other patios is not provided. Landscaping has also been
provided to further screen the private outdoor areas.
Private Outdoor Areas: Section 18.120.108.6. 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 4 feet. Required open space may include roofed or enclosed structures
such as a recreation center. This criteria is satisfied as the applicant is proposing both
balconies and a recreation center.
Shared Outdoor Recreation Areas: Section 18.120.108.7 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
amount of 200 square feet per unit for studio up to and including 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. This development requires 21,600 square feet
of shared outdoor recreation area (135 units @ 134 s.f. and 15 units @ 234 s.f.). A
swimming pool and community building are provided on-site for shared recreation purposes,
as well as open space area. The applicant's project data indicates that approximately
31,835 square feet of shared outdoor recreation area, thereby, satisfying this criteria.
Demarcation of Spaces: Crime Prevention: Section 18.120.108.9 states that
structures and site improvements shall be designed so that public areas, semipublic
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. The Tigard Police Department has requested, in
similar developments, that appropriate signage be placed at entrances to apartment
complexes and that adequate addressing be placed on unit entrances so that emergency
service providers can locate units quickly. The developer should, therefore, be required to
contact the Police Department prior to obtaining occupancy permits for the complex for
review and approval of the address signage of this development.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt, Page 8
Crime Prevention and Safety: Section 18.120.108.10 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. As noted by the Police Department, a lighting plan shall be
submitted. The developer should therefore be required to contact the Police Department
prior to obtaining building permits for the complex for review and approval of the exterior
lighting plan for this development.
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 subject site contains approximately
7.96 acres or approximately 346,737 square feet. Section 18.92.020(3)(b) requires the
subtraction of 15% of the gross area for public facilities, or 52,010 square feet. The resulting
net acreage is 294,726 square feet. Dividing the net acreage by 1,480 square feet per unit
results in 199 net units. The applicant is proposing 150 units, thereby, satisfying this criteria.
(gross v. net acres).
Sensitive Lands: Wetlands. Section 18.84. The preliminary site plan indicates that the
property line is the same as the delineated wetland boundary. As drawn on the preliminary
plan, the buildings are outside of wetlands and the required 25-foot wetland buffer area.
This plan is based upon the expectation that a proposed mitigation plan will be approved. In
1995, a wetland delineation was conducted in conjunction with a Subdivision application for
the land south of the City greenway. This delineation showed that the wetland boundary
had shifted slightly to the south, since the earlier 1988 study. The effect on the proposed
plan is that the shown property boundary is not the wetland boundary. Technically
speaking, the subject application would not be required to provide a 25-foot buffer the entire
length of the southern boundary. As a condition of the subdivision approval (SUB 95-0005),
the applicant has applied for, and received a DSL fill/mitigation permit. A large portion of the
mitigation area is located on the City owned greenway, just south of the property line shown
on the current application's site plan. The mitigation area will effectively re-create wetland
such that, the property line will once again, also be the wetland boundary. The preliminary
plans reflect the expectation that the mitigation plan will be implemented. Since the
mitigation area is City owned, the applicant for the subdivision must acquire City approval to
use City property for mitigation purposes. That applicant has not yet received City approval.
The grading plan (sheet C2) shows that the property elevation at the property line is
approximately 175-feet and the finished floor elevation of the apartment unit at
approximately 183-184 feet. This represents a grade change of approximately 8-9 feet. The
grading plan does not show how the 25-foot buffer area will be sloped. No details were
provided as to what this area will look like. For example, will a retaining wall be constructed,
or will there be a slope with a 9-foot slope differential? The applicant shall provide revised
plans that shows how this buffer area will be developed and graded. If grading is allowed,
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 9
the area must be landscaped using native reparian plant materials. The buffer is required
to be an undisturbed corridor. The applicant shall provide details as to how this area will be
maintained as an undisturbed corridor.
Additional Yard Setback Requirements: Section 18.96.020 requires that the building
setback on SW 135th Avenue (a collector street) shall be the setback distance
required by the zoning district plus 30 feet measured from the centerline of the street.
The side yard, corner setback of the R-25 zone is 10 feet. As indicated on the site plan,
these setback standards are satisfied.
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, 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. This section is applicable to buildings C, D, E, F, G, H, J, K, L, N, P, Q, R, S, and T.
The proposed building lengths for buildings C, F, P, T, J, G, and S are approximately
115-feet; buildings Q, N, R, and D are approximately 130-feet; buildings E, K, and L are
approximately 150-feet; and building H is approximately 170 feet. The proposed heights
range from approximately 34-36 feet. The building elevation plans (sheets A7.1 - A7.6)
show that the proposed buildings have windowed walls facing windowed walls, blank walls
facing windowed walls, and blank walls facing blank walls. The required separations,
therefore, range between 10-25 feet. There is an additional separation ranging from 4-8 feet
required because the building lengths are greater than 60-feet long. The total building
separation required for building, therefore, ranges from 14-30 feet. The proposed plan is
designed such that all buildings are in compliance with the required distances, thereby,
satisfying this criteria.
In addition, 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 7 feet. As indicated on the site plan, all buildings satisfy the parking lot and
walkway separation requirements.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the type and location of trees and shrubs.
Street Trees: Section 18.100.033 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,
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 10
medium or large). The landscape plan shows street trees along both frontages, in
accordance with the provisions of this section.
Screening: Special Provisions: 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 site plan, parking
lot trees and screening have been provided in accordance with this section.
Screening of Swimming Pools: Section 18.100.110(C) states that all swimming pools
shall be enclosed as required by Chapter 14.20 of the Tigard Municipal Code. The
enclosure shall be provided by a fence or wall with a minimum height of 4 feet with a
self-latching door or gate. A revised plan shall be submitted which provides the
specifications showing compliance with this section.
Screening of Refuse Containers: Section 18.100.110(D) states that any refuse
container or disposal area shall be screened from view by placement of a solid wood
fence, masonry wall or evergreen hedge between five and eight feet in height. All
refuse materials shall be contained within the screened area. The plans show the
provision of a 6-foot high, solid wood fence to provide screening of the trash enclosure,
thereby, satisfying this criteria.
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. 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 1000 square feet of
required buffer area; 3) The remaining area shall be planted in lawn, groundcover or
spread with bark mulch. The east buffer area contains approximately 3,800 square feet.
Therefore, this buffer shall contain 30, five-gallon or 60, one-gallon shrubs, in addition to the
one row of trees. The landscape plan shows the provision of a continuous five-foot high
hedge, a row of trees, and assorted lower lying vegetation. However, it is not clearly defined
what the number of plants to be planted are, nor the height at the time of planting.
Therefore, the applicant shall provide a more detailed list of what will be provided in the
buffer area, such that, it complies with this section.
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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 11
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 plans show the provision of a continuous five-foot high hedge, satisfying this criteria.
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. The code provides that obstructions
which may be located in this area shall be visually 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 indicated on the site plan, this
section is satisfied.
Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5
parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom.
In addition, section 18.106.020(G) states that multi-dwelling units with more than 10
required parking spaces shall provide shared parking for 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.
The applicant is proposing 68, one-bedroom units and 82, one-plus bedrooms; thereby
requiring 266 parking spaces. The required number of shared parking spaces is 40. The
total number of required parking spaces is, therefore, 306. This requirement is satisfied as
the proposed site plan shows the provision of 347 parking spaces.
The Americans with Disabilities Act (ADA) requires 8 disabled parking spaces if 301
to 400 parking spaces are provided. The proposed site plan shows the provision of eight
disabled person parking spaces distributed throughout the site, thereby, satisfying this
criteria.
Bicycle Parking: Section 18.106.020(0) requires one bicycle parking rack space for
each 15 required vehicular parking spaces in any development. Bicycle parking
areas shall not be located within parking aisles, landscape areas, or pedestrian ways.
Based on the requirement of 306 parking spaces, 20 bicycle parking spaces will be required
for this development. The site plan does not show the provision of bicycle racks. A revised
plan shall be submitted which shows the location of the required 20 bicycle parking spaces.
Access: Section 18.108.070(F) requires that multiple-family residential uses provide a
minimum of two driveways plus one additional driveway to a public street for every
200 units or portion thereof in excess of 100 units. The minimum access width shall
be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan
indicates the provision of 150 units, therefore, three accesses shall be required for this
development. This section is satisfied as the site plan shows the provision of three access
drives with pavement widths of 24-feet, and sidewalks which lead into the development.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 12
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. As indicated
• on the site plan, walkways are satisfactorily provided.
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 Planning Division.
Mixed Solid Waste and Recyclables 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 recyclables 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 will need to submit evidence or a plan that indicates compliance with this section.
The applicant shall also obtain from the disposal hauler a written sign-off on the location of
and the compatibility of facilities.
Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal
and protection of trees prepared by a certified arborist shall be provided with a site
development review application. The tree plan shall include identification of all
existing trees, identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper, which trees are to be removed, protection program
defining standards and methods that will be used by the applicant to protect trees
during and after construction. The plans do not show the existence of trees on the
property. The applicant shall verify that there are no trees on the property that would require
preservation or mitigation.
PUBLIC FACILITY CONCERNS:
Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100
(Storm Drains) shall be satisfied as specified below:
Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access report entitled
"Palomino Point Apartments", as prepared by David Evans and Associates, Inc. (DEA),
dated October 20, 1994. For SDR 96-0006, the applicant submitted an addendum to that
report, dated January 1996, also prepared by DEA. The report and addendum addresses
the traffic impact of the proposed apartment project as it relates to the surrounding street
systems. The 1994 report concluded that the traffic generated by the proposed project will
not unduly affect any of the adjacent streets or intersections, existing and proposed. The
traffic report indicates that a southbound left-turn refuge on 135th Avenue at the site
driveway may be required. The 1996 addendum states that since the number of units to be
constructed is less than what was assumed for the 1994 report, the findings of the 1994
report are still valid. The addendum indicates that all three access locations will operate at
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt Page 13
acceptable levels of service. It also states that a left turn lane in 135th Avenue is still
warranted. Therefore, the applicant will be required to stripe a left turn refuge as a part of
this project.
On the original application, Staff had a concern with the location of the proposed site
driveway in relation to existing driveways on the west side of SW 135th Avenue. The offset
location of the driveways could present a turning movement conflict, which is a safety
concern. In response to that concern, the applicant also presented information from their
transportation engineer that specifically addressed this issue (see letter from David Evans
and Associates to Scott Reiter, dated May 30, 1996). The transportation engineer found
that there are two driveways on the west side of SW 135th Avenue; one approximately 50
feet south and one approximately 200 feet north of the proposed site driveway. It was found
that both driveways on the west side of the roadway serve one single-family residence. The
required stacking length for the left-turn storage for the site driveway is 75 feet during PM
peak hours. The estimated left-turn storage needs for the northern single-family driveway is
approximately 25 feet during the PM peak hours. Since there is 200 feet separating the two,
there does not appear to be a danger in conflicting turning movements.
Since the time SDR 96-0006 was issued, Staff has learned, as stated above, that the
driveway is one of two driveways serving one single-family residence. The transportation
engineer for the applicant pointed out that these driveways do not generate a significant
number of trips. Due to the location of the southern driveway in relation to the proposed site
driveway, there will not be any conflicts between vehicles turning left into the driveways from
135th Avenue. There could be conflicts between vehicles turning left out of both properties
onto 135th Avenue; however there is good sight distance both ways that should enable
drivers to see each other at both driveways. Based on the fact that the driveway on the west
side of the roadway generates very little traffic, and since there is good sight distance in both
directions, there does not appear to be a significant public safety hazard associated with the
location of the proposed site driveway.
It should be noted that when the property west of SW 135th Avenue is developed, the City
will have the ability to restrict the location of a proposed driveway on that side of the
roadway. The property west of the roadway is zoned R-25 (25 units per acre) which could
yield a project similar to the proposed development. At that time, potential trip generations
from that parcel will be significant enough to require the future driveway to align across from
the proposed site driveway and close off the two existing smaller driveways. In summary,
Staff finds that the proposed site driveway location is acceptable.
Streets:
As noted, the site is located at the southeast corner of SW 135th Avenue and proposed SW
Hawk's Beard Street. SW 135th Avenue is classified as a Minor Collector on the
Comprehensive Plan and SW Hawk's Beard Street is a local street that would extend from
SW 135th Avenue on the west to SW Summer Lake Drive on the east. The construction of
SW 135th Avenue was completed by a Local Improvement District in 1989. No further
improvements are required.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 14
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in 1989 at 50
feet. The applicant should be required to construct the standard half street improvements
plus an additional 8-foot wide lane on the opposite site of the street to provide a total
minimum pavement width of 24 feet to accommodate two lanes of traffic and the proposed
driveways to the site. The plan submittal shows a proposed pavement width of 26 feet,
which is acceptable.
The site is bounded on the east by the existing ROW for SW 131st Court which was
improved with a 26 foot wide roadway within a 35 foot ROW in the Castles at Brittany
subdivision. In addition, half of the cul-de-sac bulb was constructed as a part of that project.
The existing curb radius is 45 feet and the ROW radius is 52 feet, according to City as-built
drawings. The applicant should dedicate additional ROW to provide for the completion of
the bulb section in the cul-de-sac and the additional pavement on the west side of the street
along the apartment site frontage. Because this site will not directly access onto SW 131st
Court, and because the cul-de-sac serves only five existing homes, this street qualifies for a
narrower street standard. The City will allow the street width to remain at 26 feet. Since the
time the partial street improvement was constructed, City standards changed to allow a 35-
foot curb radius inside a 42-foot ROW radius in a residential cul-de-sac. In the pre-
application conference for this project, the Engineering Department recommended that the
applicant be allowed to finish the bulb using the new standards. Although the finished shape
of the cul-de-sac will appear abnormal, the provided overall turning radius will certainly meet
City standards. The applicant's plan indicates that they will complete the cul-de-sac as
discussed in the pre-application meeting.
There is also an existing temporary extruded curb along the west side of 131st Court to help
accommodate street storm runoff. When this site is developed and the west side of the
street is completed, the existing extruded curb should be replaced with a standard full depth
PCC curb. Any pavement replacement needed to accomplish the curb installation shall be
done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the easterly
edge of the site, adjacent to the intersection with SW 131st Court, should be redesigned to
provide for a 50 foot tangent between the reversing 200 foot centerline curves. The new
standards for local streets allow a reduction in the centerline radius to 167 feet. The
applicant should show the additional street dedication for SW Hawk's Beard Street and SW
131st Court on the plat for the Minor Land Partition. However, if the applicant does not
follow through with the MLP, then these ROW dedications shall be completed on standard
City forms.
Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court and the
sewer has sufficient capacity for the new development. The preliminary utility plan shows a
connection to this sewer by placement of a new manhole over the existing line.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 15
Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The proposed
plan will convey the storm drainage to the southeast corner of the site where the low-flow
summer runoff will be treated in two biofiltration swales; all flows in excess of summer run-off
will overflow into the wetlands.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as
amended by R&O 91-75) 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 R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City prior to
issuance of the building permit.
As stated above, two on-site biofiltration swales will be used to treat the hard-surface run-
off from this project.
Erosion Control:
USA R&O 91-47 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 R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination
System (NPDES) erosion control permit (1200-C General Permit) be issued for any
development that will disturb five or more acres of land. Since this site is over five acres,
the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
SECTION VII: STAFF ,AGENCY & CIT COMMENTS
The City of Tigard Police Department has reviewed this proposal and has offered the
following comments: The applicant shall submit an exterior lighting plan and kiosk plan.
The City of Tigard Water Department has reviewed this proposal and has offered the
following comments: Fire hydrant locations have been reviewed by TVF&R. Two
additional fire hydrants are necessary and placements adjusted. In addition, the water
main needs to be extended to the existing 16 inch main at the south entrance. Please
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 16
note that water meters must be installed within landscape areas and that backflow
protection is required (minimum of double check valve assemblies).
Staff Contact: Mike Miller (639-4171).
• The City of Tigard Building Division has reviewed this proposal and has offered the
following comments: A soils investigative report for the entire site shall be required. This
is due to soft spots from massive tree and stump removal and back fill of stump cavity
without compression.
Tualatin Valley Water District has reviewed this proposal and has offered the
following comments: Plans are not approved as drawn. Please meet the following
requirements: Hydrants shall be placed so that all portions of exterior walls of buildings,
measured along the outside and along access roadways, are no more than 500-feet for
private residences or 250-feet for all commercial buildings. Location of hydrants and
supply piping to said hydrants for water supply, shall be approved by this office. Additional
fire hydrants are needed with approved locations for access and distance.
The Unified Sewerage Agency has reviewed this proposal and has offered the
following comments: Preliminary review indicates that the applicant has taken into
consideration all of the minimum requirements of R&O 91-47 / 91-75. Note: The grading
plan indicates that the first floor elevation of buildings L, N, P, and R varies from four feet
to eight feet above the existing ground. The buildings and their patios abut a wetland
buffer. The applicant should remember that grading in the buffer is restricted, and if
grading is allowed the area must be landscaped using native reparian plant materials.
The City of Tigard Public Works Department, PGE, and GTE have reviewed this
application and have offered no comments or objections. No other comments have
been received.
SECTION VIII: PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THE DECISION SHALL BE FINAL ON April 22, 1996
UNLESS AN APPEAL IS FILED.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 17
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 of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
The deadline for filing of an appeal is 3;30 p.m. on April 22 1996
Questions:
If you have question, please call the City of Tigard Planning Department, Tigard City Hall,
13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171.
A / //
GX../ D June 27, 1996
PREPARED BY: Will D'Andrea DATE
Assistant Planner
r �-�- ��-�-�--F June 27, 1996
APPROVED BY: Richard Bewersdorff DATE
Senior Planner
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 18
S.W.4 =TN AVENUE
t___ ____ f,", ...______...—.—.7.: —:z.....--___„ __ --------
\-\\
1161 — Pe Es r i .r
I 3 j �# �._j r.. , i I 444
1 w uu 11114) I
1 ", ,... • •li , aid - ; niar
I � • 01
IIIIIII 1 ail/111
1 rr
• I. ,11111111 , ' R I�■ I I —ics
I 1 r 'p i„ ilit a r=
1
re
� Ayr as - tt•
: ilk( Al iri I
11 RAE �}1 i‘l
COI Li 414 e Ams Ii mob 1 g It
1 i <
r r n., ,,,'; 110 iiii wag I 3.. , �O I 1 0.il v _ „„
' 1 .� 1 s
, 11 fit= CC
\ \E".."'llir„1111. ...�1 ifyl. _ a
Mei
\' s' r
VI. I I V` of gill:', I F-
, E .
O
r.f ill IA l ; ti
iiii_ l ,
, _ _wit.ix..._____! rr
■ ._ /NJ Ill) I .
■
■
/
1 ie S.W. 13151 CT. U
PLOT PLAN N CASE NO.
SD EXHIBIT MAP 4-0.1 SOMME Cis MICE APTS.
IT:NM REAL ESTATE MOP
I
LALj _
w 7 Ammm� 11 . .�
-..��,, ink �,COMBINE ST =■r i. 11111 - �� in
LI r ° / /O�/ , ., . w -laHuu,,, .g 1111P i l . I. 4'' Al • Tg LN -■
' t 1 * ') Jaiot =I pA■P , -( / 1
1 • t • / 41,4: 141A1°' '-°I .AAN'
NE QM= *4: ‘tiosocAck-k-s .0, -5 i
to,av az, avie42, ..s.
1;A:::1 694 , OPP III i:ki
it ‘'.8
_ rya(
1. A1M('S e .. MN
� , � BEPRD ST CO
F�RR� SUB! a T ,.. sr ici _ IP .E c 1
f 0 *4 '' v 4.PA :- 1 L---» ■ : V/i c
. 44#... co
VI — i 4,
ir* • .Et ,
\ ■ . . L.. 1
nom iff al co 1
..
, ra,-'4 vomit T."; a
PT Eir ,„,* lug Ato, I=
s I I A 40 AA
siiiii_ ...Alv ., - r,4_
a* , in H�Rimmn LN :M= M``, "1E-, i i/1i • : E e ,,, _= .r,1! ,. ,
o - ��t i - az
sw CRANEa�
4',-
'!
rlPakdII na
I ip ,c Anus•• IV , 11I�l11I11I11111iplsweES w yt(`. _ D --
Vicinity Map SDR 96-0015
Summer Creek Village Apts.
We M1kp anol.smk N
C P 44) 5 DQ SntrCreLK vataltil s.
•
£Xi
1S133DB-03500 1S133DB-00600
ALBERT,KATHERINE M H&MARC S BARGHOUTY,HANI A
11567 SW SHEFFIELD CIR 11578 SW SHEFFIELD CIR
TIGARD,OR 97223 TIGARD,OR 97223
•
1 S133DB-06100 1 S133DB-04400
BENZ,DOUGLAS R AND DEBRA I BEST,CAROL ANN
11025 SW ESCHMAN WAY 11381 SW WINTERLAKE CT
TIGARD,OR 97223 TIGARD,OR 97223
1S133DB-05000 1S133DB-00400
BREITBARTH,NIKKI A BRUA,BLAIR N&BETTY C TRUSTE
13123 SW WINTERLAKE CT 11574 SW SHEFFIELD CIR
TIGARD,OR 97223 TIGARD,OR 97223
1 S133DB-03900 1 S733DB-03000
BUNDAY,THOMAS A&THERESE M CHANG,YAO-KE AND
11425 SW WINTERLAKE DR TAM,WAI CHUN
TIGARD,OR 97223 11577 SW SHEFFIELD CIRCLE
TIGARD,OR 97223
1 S133CA-00300 1 S133DB-05600
COE,GARY R COLLINS,DOUGLAS ALAN
11115 SW 135TH AVENUE 11074 SW 131ST PL
PORTLAND,OR 97223 TIGARD,OR 97223
1 S 133 DC-10700 1 S 133DB-03100
DAVIS,RAYMOND L AND DILLMAN,CAROLYN J
PATRICIA ANN 11575 SW SHEFFIELD CIRCLE
13325 SW BRITTANY DRIVE TIGARD,OR 97223
TIGARD,OR 97223
1 S133DB-02000 1 S133DB-03400
EDLUND,STEVEN H&JOY M ERICKSEN,STEVEN A
11597 SW 134TH PL 11569 SW SHEFFIELD CIR
TIGARD,OR 97223 TIGARD,OR 97223
1 S133DB-00500 1 S133DB-04500
FORNER,HENRY E JR AND GARBOT,DAVID R&JEAN E
BARBARA J 11369 SW WINTER LAKE DR
11576 SW SHEFFIELD CIRCLE TIGARD,OR 97223
TIGARD,OR 97223
1S133DB-03600 1 S133AC-08000
GEVING,JACK A AND PHYLLIS A GRABHORN,BURTON E
311 VISTA DEL ESCUELA 11493 SE 82ND
EL CAJON,CA 92019 PORTLAND,OR 97266
1 S133DB-05500 1 S133DB-02200
HALLOCK,PETER M AND DEBRA M HART,TRACY W/SIGRID A
11090 SW 131ST PL 11593 SW 134TH PLACE
TIGARD,OR 97223 TIGARD,OR 97223
(If; , o f 4) 5D R. % !S su.fri/her bite 02/-4 1 4,
•
1 S1330B-03800 1 S133DB-02700
HARTWICK,GERALD DEAN AND HAWLEY,JEFFREY K AND LINDA K
PEGGY LEANN 11583 SW SHEFFIELD CIRCLE
11445 SW WINTERLAKE DRIVE TIGARD,OR 97223
TIGARD,OR 97223
1S133DB-06400 1S133DB-04600
HICKEY,JAMES S III HORNIBROOK,DAVID WAYNE AND
11081 SW ESCHMAN WAY LAURA MARIE
TIGARD,OR 97223 13112 SW WINTERLAKE CT
TIGARD,OR 97223
1S133013-06301 1S133DB-04000
HUGHES,SHARON/STEPHEN P JENKINS,WILLIAM R&CAROL LEE
11069 SW ESCHMAN WAY 11405 SW WINTERLAKE DR
TIGARD,OR 97223 TIGARD,OR 97223
1S133DB-00800 15133DB-01100
JOHNSON,PHYLLIS R KAMINSKI,GREG W&MARIA E
BRANDT,JOHN J 11600 SW SHEFFIELD CIRCLE
11586 SW SHEFFIELD CIR TIGARD,OR 97223
TIGARD,OR 97223
1S1330B-05700 1S133DB-00900
KERNER,PATRICK M AND MYNDEE E LA ROCHE,GEOFFREY D&TRACY A
11056 SW 131ST PL 11588 SW SHEFFIELD CIR
TIGARD,OR 97223 TIGARD,OR 97223
1S133DB-04900 1S13308-00700
LEHNOW,JOSEPH E/LESLIE J LING,WILLIAM&NORMA B
13145 SW WINTERLAKE CT 1775 PALISADES TERRACE
TIGARD,OR 97223 LAKE OSWEGO,OR 97034
1S133DB-02300 1S133DC-06700
LYYSKI,DALE A MAKIN,GAYLE 0&SUE A
WASCO,TERI V 17245 SE HANNEMAN CT
11591 SW 134TH PL GLADSTONE,OR 97027
TIGARD,OR 97223
1S133DB-01700 1S133DB-00300
MARKLEY,REX G MCCOMBS,JEFFREY G&COLLEEN L
11625 SW SHEFFIELD CIR 11566 SW SHEFFIELD CR
TIGARD,OR 97223 TIGARD,OR 97223
1S133DB-05100 1S133DB-05200
MISENER,GEORGE W&ELIZABETH MOGA,MIRCEA&MARIA
13101 SW WINTER LAKE CT 11245 SW WINTERLAKE DR
TIGARD,OR 97223 TIGARD,OR 97223
1S133CA-00700 1S133CA-00500
NELSON,GARY R PATSY A NELSON,GARY R PA A
11295 SW 135TH 11295 S VE
TIGARD,OR 97223 D,OR 97223
(P f 5DR 96 --/.5" .-,tc.t Yi'r la 9e 4o.e s
•
1 S 133 D B-02400 1 S 133 D B-01900
O'HALLORAN.KEVIN J AND OLSON,RICHARD MILTON SR AND
LYNN R EILEEN YERGEN
11589 SW SHEFFIELD CIRCLE PO BOX 200-255
TIGARD,OR 97223 LAKE OSWEGO,OR 97034
1S133DC-10800 1S133DB-03200
PETTITT,JANET KATHLEEN PFEIFER,ALLEN C AND LISA C
13215 SW BRITTANY DRIVE 11573 SW SHEFFIELD CIRCLE
TIGARD,OR 97223 TIGARD,OR 97223
•
1S133CA-00800 1S133CA-00900
PFI SUNFLOWER LIMITED INC PFI SUNFLOWER LIMITED
ATTN AFFORDABLE HOUSE GRP ATTN:AFFORD OUSE GRP
825 NE MULTNOMAH ST,STE 775 825 N NOMAH ST,STE 775
PORTLAND,OR 97232 RTLAND,OR 97232
1S133DB-03300 1S133DB-02500
QUENEMOEN,THOMAS E&PEGGY M ROBERTSON,LEE H AND
3344 SW HAMILTON VIRGINIA R
PORTLAND,OR 97201 11587 SW SHEFFIELD CIR
TIGARD,OR 97223
1S133DB-02800 1S133DB-02100
ROTHENBERGER,THOMAS A AND RUSSELL,JOHN
ROSALINDA 11595 SW 134TH PL
11581 SW SHEFFIELD CIRCLE TIGARD,OR 97223
TIGARD,OR 97223
15133DB-02900 1S133DB-05800
RUSSO,SANDIE RYMAL,CHARLES D&SUSAN K
5435 SW NATCHEZ ST 11038 SW 131 ST PL
TUALATIN,OR 97062 TIGARD,OR 97223
1S133DB-02600 1S133DB-04300
SACKLEY,WAYNE/ANNE B SCHOLLS FERRY ROAD LLC
11585 SW SHEFFIELD CIR BY BOWEN FINANCIAL SERVICES CO
TIGARD,OR 97223 111 SW FIFTH AVE
ATTN:WALTER C BOWEN
PORTLAND,OR 97204
1S133DB-03700 1S133CA-00100
SHOBERG,JEFFREY P&JUDY M SHRADER,DALE G
11465 SW WINTERLAKE DR 310 3RD
TIGARD,OR 97223 I QUAH,WA 98027
1S133CA-00200 1S133DB-04800
SHRADER,DALE G TRUSTEE SMITH,BRADLEY D&MARI A
310 3RD AVE NE 13156 SW WINTER LAKE CT
ISSAQUAH,WA 98027 TIGARD,OR 97223
1S133DB-05900 1S133DB-01800
STASHIN,TIMOTHY M&CARLA M STREJC,TANYA L
11012 SW 131ST PLACE 11605 SW SHEFFIELD CR
TIGARD,OR 97223 TIGARD,OR 97223
<P -4 if+) SD( 1(e-/5 Sa rCreek IiiI+1aoL Arts
1S133DB-00101 1S133CA-00400
TIGARD,CITY OF TIGARD,CITY OF
13125 SW 13125 SW HAL
PO B 3397 PO BO 97
RD,OR 97223 TI RD,OR 97223
1S133DB-07200 1S133DB-06200
TIGARD,CI F VAKIATHANA,NOOTCHANART
13125 ALL 11047 SW ESCHMAN WAY
P X 23397 TIGARD,OR 97223
GARD,OR 97223
1 S 133 D B-04700 1 S 133 DB-01000
WALSH,MICHAEL L&CHERYL L YEUNG,AMY
13134 SW WINTER LAKE CT 50-16 ROBINSON ST
TIGARD,OR 97223 FLUSHING,NY 11355
B3N RED ES= CAP
2260 LS BANIRP ICTA R
111 SA 5IH AVENIE
KR[LADD CR 97204
A
City of Tigard,Oregon
• AFFIDAVIT OF MAILING
T'ikTE OF OREGON )
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, Oregon.
That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR:
(Check boa above,E applicable) (cried(appropriate box below) (Enter Pubhc Heanng Date above)
O City of Tigard Planning Director
❑ Tigard Planning Commission
O Tigard Hearings Officer
❑ Tigard City Council
i 11 That I served NOTICE OF (AMENDED 01 DECISION FOR:
(Owak box strove.V applicable) City of Tigard Planning Director
That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR:
farce b above,r applicable) Oleo(appropnate box below)
O City of Tigard Planning Director
❑ Tigard Planning Commission
❑ Tigard Hearings Officer
❑ Tigard City Council
C That I served OTHER NOTICE OF FOR:
A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S)
of whic. is attached, marked Exhibit "A", was mai)pd to each Agi. : • person(s) at the address(s) shown on the
attached li.t(s), marked Exhibit "B", o the da of 1996, , and deposited
in the Uni -d States Mail on - d- o , ��, 41W 199 _, postage prepaid.
Prepared Notice
Subscribed and sworn/affirmed before me on the day of U:l)N-.0 , 19/6
OFFICIAL SEAL n
6:4```= � DIANE M JELDERKS
a NOTARY PUBLIC-OREGON /
COMMISSION NO.0
� 46142
`�a,
MY COMMISSION EXPIRES SEPTEMBER 07,1999 NOTARY PUBLI OF OREGON
My Commission xp• es:
AM S): INPO.:L /��k'� 7 r1 ox'F.0 /j /- "
,� a.�-Ia�C'��+ �
CASE NO.(S): ` j� (/ .(L/
/3
TYPE OF NOTICCEJ&&DATE:q(
j
(REVISED NOTICE DUE TO INCORRECT APPEAL PERIOD DATE)
NOTICE OF DECISION
SITE DEVELOPMENT REVIEW (SDR) 96-0015
SUMMER CREEK VILLAGE/BOWEN
SECTION I: SUMMARY OF THE REQUEST
CASES: FILE NAME: SUMMERCREEK VILLAGE/BOWEN
Site Development Review SDR 96-0015
PROPOSAL: A request for Site Development Review approval to allow the
construction of a 19 building, 150 unit multi-family residential
development, with a community building and swimming pool.
APPLICANT/
OWNER: Bowen Real Estate Group
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
COMPREHENSIVE
PLAN
DESIGNATION: High Density.
ZONING
DESIGNATION: R-25 (Residential, 25 units per acre).
LOCATION: (WCTM 1S1 33DB, tax lot 4300). East of SW 135th Avenue, south of
SW Hawk's Beard Street and west of SW 131st Place.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.96, 18.100,
18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164.
SECTION II: DECISION:
Notice is hereby given that the City of Tigard Community Development Director's designee
has APPROVED the above request subject to the following conditions. The findings and
conclusions on which the decision is based are noted in Section IV.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 1
•
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RAGER OF
• THE ENGINEERING DEPARTMENT.
1. Prior to issuance of a building permit, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to the
proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional Right-
of-way (ROW) in SW 131st Court to increase the ROW from its present 35-foot width,
to a total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 42 feet to match the existing dedication.
3. Five (5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A striping
plan for the left-turn refuge in 135th Avenue shall also be included. Once redline
comments are addressed and the plans are revised, the design engineer shall then
submit eight (8) sets of revised drawings and one (1) itemized construction cost
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant to
public improvements). Public improvement plans shall conform to City of Tigard
Public Improvement Design Standards, which are available at Tigard City Hall.
4. Building permits will not be issued, and construction of proposed public improvements
shall not commence until after the Engineering Department has reviewed and
approved the public improvement plans, and a street opening permit or construction
compliance agreement has been executed. A 100-percent performance assurance
or letter of commitment, a developer-engineer agreement, the payment of a permit
fee, and a sign installation/streetlight fee are required.
5. 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 or within the SW Hawk's Beard Street right-of-way adjacent to the 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 the site improvements or buildings
proposed by this application, and shall include the vehicles of all suppliers and
employees associated with the project.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 2
6. Washington County has established and the City has agreed to collect Traffic Impact
Fees in accordance with Resolution No. 90-65. The applicant shall pay the fee
established for the proposed use prior to issuance of the building permit.
7. The applicant shall make an appointment for a pre-construction meeting with the City
of Tigard Engineering Department after approval of the public improvement plans, but
before starting work on the site. The applicant, the applicant's engineer, and
contractor shall be required to attend this meeting prior to receiving the approved
plans and permits.
8. The proposed privately operated and maintained sanitary sewer and storm drainage
system plan-profile details shall be provided as part of the public improvement plans.
9. The applicant shall provide an on-site water quality facility as required by Unified
Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations
shall be submitted to the Engineering Department 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.
11. 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".
11. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act.
12. Engineered Grading Permit Required. The applicant shall submit a Soils
Engineering Report and Engineered Geology Report. Staff Contact: Jim Funk,
Building Division (639-4171).
13. Swimming pools shall be enclosed as required by Chapter 14.20 of the Tigard
Municipal Code. The enclosure shall be provided by a fence or wall with a minimum
height of 4-feet with a self-latching door or gate.
14. The water plan shall provide for the westerly extension of the existing 12-inch water
line from SW 131st Place to the existing 16-inch water main in SW 135th Avenue.
Staff Contact: Mike Miller, City of Tigard Water Department (639-4171).
15. Revised site and landscaping plans shall be submitted for review by the Planning
Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised
plans shall include the following:
A. Grading plan detailing work to be conducted within the wetland buffer.
B. Detailed buffer area plantings, including number, type, and size at planting.
C. Twenty (20) bicycle parking spaces.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvipmt. Page 3
I
I •
D. A plan which shows compliance with Community Development Code
Chapter 18.116, Mixed Solid Waste and Recyclable Storage. 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. Regardless of which method
chosen, the applicant shall submit a letter from the franchise disposal
company related to facility design and compatibility.
16. An exterior lighting plan and kiosk plan shall be submitted to the Police Department
for review and approval. Staff Contact: Kelly Jennings, Police Department (639-
4171).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
17. Prior to issuance of a Certificate of Occupancy, the applicant shall construct
standard half-street improvements along the frontage of SW Hawk's Beard Street.
The improvements adjacent to this site shall include:
A. Pavement from curb to centerline equal to 16-feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width
of 24 feet.
B. Curb.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner, as approved by the Engineering Department.
18. Prior to issuance of a Certificate of Occupancy, the applicant shall construct standard
half-street improvements along the frontage of SW 131st Court. The improvements
adjacent to this site shall include:
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 4
11)
•
A. Completion of the bulb sec6on to provide a 35-foot curb radius and 42-foot
ROW radius.
B. Replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to
accommodate the curb installation.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW 131st
Avenue in a safe manner, as approved by the Engineering Department.
19. Prior to issuance of a Certificate of Occupancy, the applicant shall complete the
striping of the left-turn refuge in 135th Avenue for the new driveway.
20. All site improvements shall be installed as approved per the revised site plan.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III: SITE AND VICINITY INFORMATION
Site History:
The property was annexed into the City of Tigard in 1987. The property was involved in a
local improvement district to improve SW 135th Avenue. A Site Development Review, Minor
Land Partition, and Variance (SDR 88-25/MLP 88-16N 88-39), was approved for a partition
and development of a 266 unit apartment complex in 1988. Land that was identified as
sensitive lands was dedicated to the City of Tigard. Since the partition was never recorded,
the approximately 13 acre property is essentially divided in half by the dedicated greenway
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 5
I i•
in the middle of the property. The land under consideration for development with the current
application is the land north of the greenway. A Site Development Review, and Minor Land
Partition (SDR 94-0026/MLP 94-0022), was approved for a partition and development of a
160 unit apartment complex subdivision on the property north of the greenway in 1994. A
Subdivision (SUB 95-0005) was approved for a 52 lot, townhouse subdivision on the
property south of the greenway in 1995. A Site Development Review (SDR 96-0006) was
approved to allow the construction of a 19 building, 150 unit apartment complex. No other
development applications have been reviewed by the City relating to this property.
Vicinity Information:
SW Scholls Ferry Road and the City of Beaverton lie north of the subject property. A church
and the Summerlake subdivision are to the northeast and these properties are zoned R-7
(Residential, 7 units per acre). Adjacent property to the north and south are currently
vacant, with the southern property owned by the City of Tigard for open space. Adjacent
property to the east is developed with Castles at Brittany subdivision and is zoned R-12
(Residential, 12 units per acre). Property to the west is zoned R-25 (Residential, 25 units
per acre). The surrounding area is predominantly developed with single-family residential
development.
Site Information and Proposal Description:
The site is zoned R-25, (Residential, 25 units per acre). The approximately 13 acre site has
a dedicated greenway in the middle of the site. Summer Creek runs in an east-west
direction and contains both floodplain and wetland area. The proposed development is
located on the land north of the dedicated greenway. The applicant is proposing to
construct a 19 building, 150 unit multi-family residential development, with a community
building and swimming pool. The project will have two access drives onto SW Hawk's Beard
Street and one onto SW 135th Avenue. This application is the same application made with
SDR 96-0006. The applicant wanted to change to conditions associated with the SDR 96-
0006 staff report, but did not respond withint he appeal period. The applicant has, therefore,
made a new application and has submitted additional evidence which addressed the two
conditions of concern.
SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Use Classification: The applicant is proposing to build a 19 building, 150 unit apartment
complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-
Family Residential Units. Code Section 18.56.030 allows Multiple-Family dwellings as a
permitted use in the R-25 zoning district.
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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 6
width requirement in the R-25 zone. The proposed 150 units require a site size of
222,000 square feet. The net site area is approximately 294,726 square feet, thereby,
meeting this standard. Developments within the R-25 zone are required to provide a
minimum of 20% landscaping. The plan indicates that approximately 117,894 square feet
(34%) of the site has been provided as landscaping, thereby, satisfying this criteria.
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. As indicated on the site plan, the proposal
meets the setback requirements. The maximum building height is 45 feet. As shown on
the exterior elevation plans (A7.1 - A7.6), the proposed buildings are approximately 34-36
feet in height, well under the maximum allowed.
Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires
that a development proposal be found to be consistent with the various standards of
other Community Development Code Chapters. The applicable criteria in this case
are Chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134,
18.150, and 18.164. The proposal's consistency with these Code Chapters is
reviewed in the following sections. The proposal contains no elements related to the
provisions of Code Chapters 18.94 (Manufactured! Mobile Home Regulations), 18.98
(Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures)
which are also listed under section 18.120.180.A.1. These Chapters are, therefore,
found to be inapplicable as approval standards. Code Section 18.120.180.A.2
provides other Site Development Review approval standards not necessarily covered
by the provisions of the previously listed sections. These other 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 that trees having a six-
inch caliper or greater shall be preserved or replaced by new plantings of equal
character. This parcel had previously been used as agricultural land and, as such, does not
contain trees which would require preservation.
Exterior Elevations: Section 18.120.108.3 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 elevations plans (sheets A7.1 - A7.6) the design shows both recesses
and roof elevation offsets, in accordance with this section.
Buffering, Screening and Compatibility between adjoining uses: Section
18.120.108.4(A) states that buffering shall be provided between different types of land
uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section
below. 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. This criteria is satisfied as the landscape plan
indicates screening within the required buffer area.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 7
• I
Privacy and Noise: Section 18.120.108.5 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. Only one parcel directly adjoins the proposed development
site. This parcel is on the south end of SW 131st Place. The remaining lots on SW 131st
Place are buffered from the proposed development by a 30-foot buffer, as well as the SW
131st Place right-of-way. The proposed buildings H and J have been situated so as to
screen the existing houses across SW 131st Place from the building entrances, driveways
and parking areas. On-site private space has been satisfied as there is building separation
between each ground floor patio. The building design also provides for an off-setting of the
patios so that a direct line of site of other patios is not provided. Landscaping has also been
provided to further screen the private outdoor areas.
Private Outdoor Areas: Section 18.120.108.6. 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 4 feet. Required open space may include roofed or enclosed structures
such as a recreation center. This criteria is satisfied as the applicant is proposing both
balconies and a recreation center.
Shared Outdoor Recreation Areas: Section 18.120.108.7 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
amount of 200 square feet per unit for studio up to and including two-bedroom units
and 300 square feet per unit for three of 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. This development requires 21,600 square feet
of shared outdoor recreation area (135 units @ 134 s.f. and 15 units @ 234 s.f.). A
swimming pool and community building are provided on-site for shared recreation purposes,
as well as open space area. The applicant's project data indicates that approximately
31,835 square feet of shared outdoor recreation area, thereby, satisfying this criteria.
Demarcation of Spaces: Crime Prevention: Section 18.120.108.9 states that
structures and site improvements shall be designed so that public areas, semipublic
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. The Tigard Police Department has requested, in
similar developments, that appropriate signage be placed at entrances to apartment
complexes and that adequate addressing be placed on unit entrances so that emergency
service providers can locate units quickly. The developer should, therefore, be required to
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 8
contact the Police Department prior to obtaining occupancy permits for the complex for
review and approval of the address signage of this development.
Crime Prevention and Safety: Section 18.120.108.10 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. As noted by the Police Department, a lighting plan shall be
submitted. The developer should therefore be required to contact the Police Department
prior to obtaining building permits for the complex for review and approval of the exterior
lighting plan for this development.
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 subject site contains approximately
7.96 acres or approximately 346,737 square feet. Section 18.92.020(3)(b) requires the
subtraction of 15% of the gross area for public facilities, or 52,010 square feet. The resulting
net acreage is 294,726 square feet. Dividing the net acreage by 1,480 square feet per unit
results in 199 net units. The applicant is proposing 150 units, thereby, satisfying this criteria.
(gross v. net acres).
Sensitive Lands: Wetlands. Section 18.84. The preliminary site plan indicates that the
property line is the same as the delineated wetland boundary. As drawn on the preliminary
plan, the buildings are outside of wetlands and the required 25-foot wetland buffer area.
This plan is based upon the expectation that a proposed mitigation plan will be approved. In
1995, a wetland delineation was conducted in conjunction with a Subdivision application for
the land south of the City greenway. This delineation showed that the wetland boundary
had shifted slightly to the south, since the earlier 1988 study. The effect on the proposed
plan is that the shown property boundary is not the wetland boundary. Technically
speaking, the subject application would not be required to provide a 25-foot buffer the entire
length of the southern boundary. As a condition of the subdivision approval (SUB 95-0005),
the applicant has applied for, and received a DSL fill/mitigation permit. A large portion of the
mitigation area is located on the City owned greenway, just south of the property line shown
on the current application's site plan. The mitigation area will effectively re-create wetland
such that, the property line will once again, also be the wetland boundary. The preliminary
plans reflect the expectation that the mitigation plan will be implemented. Since the
mitigation area is City owned, the applicant for the subdivision must acquire City approval to
use City property for mitigation purposes. That applicant has not yet received City approval.
The grading plan (sheet C2) shows that the property elevation at the property line is
approximately 175-feet and the finished floor elevation of the apartment unit at
approximately 183-184 feet. This represents a grade change of approximately 8-9 feet. The
grading plan does not show how the 25-foot buffer area will be sloped. No details were
provided as to what this area will look like. For example, will a retaining wall be constructed,
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 9
or will there be a slope with a 9-foot slope differential? The applicant shall provide revised
plans that shows how this buffer area will be developed and graded. If grading is allowed,
the area must be landscaped using native reparian plant materials. The buffer is required
to be an undisturbed corridor. The applicant shall provide details as to how this area will be
maintained as an undisturbed corridor.
Additional Yard Setback Requirements: Section 18.96.020 requires that the building
setback on SW 135th Avenue (a collector street) shall be the setback distance
required by the zoning district plus 30 feet measured from the centerline of the street.
The side yard, corner setback of the R-25 zone is 10 feet. As indicated on the site plan,
these setback standards are satisfied.
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, 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. This section is applicable to buildings C, D, E, F, G, H, J, K, L, N, P, Q, R, S, and T.
The proposed building lengths for buildings C, F, P, T, J, G, and S are approximately
115-feet; buildings Q, N, R, and D are approximately 130-feet; buildings E, K, and L are
approximately 150-feet; and building H is approximately 170 feet. The proposed heights
range from approximately 34-36 feet. The building elevation plans (sheets A7.1 - A7.6)
show that the proposed buildings have windowed walls facing windowed walls, blank walls
facing windowed walls, and blank walls facing blank walls. The required separations,
therefore, range between 10-25 feet. There is an additional separation ranging from 4-8 feet
required because the building lengths are greater than 60-feet long. The total building
separation required for building, therefore, ranges from 14-30 feet. The proposed plan is
designed such that all buildings are in compliance with the required distances, thereby,
satisfying this criteria.
In addition, 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 7 feet. As indicated on the site plan, all buildings satisfy the parking lot and
walkway separation requirements.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the type and location of trees and shrubs.
Street Trees: Section 18.100.033 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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 10
40 feet apart depending on the size classification of the tree at maturity (small,
medium or large). The landscape plan shows street trees along both frontages, in
accordance with the provisions of this section.
Screening: Special Provisions: 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 site plan, parking
lot trees and screening have been provided in accordance with this section.
Screening of Swimming Pools: Section 18.100.110(C) states that all swimming pools
shall be enclosed as required by Chapter 14.20 of the Tigard Municipal Code. The
enclosure shall be provided by a fence or wall with a minimum height of 4 feet with a
self-latching door or gate. A revised plan shall be submitted which provides the
specifications showing compliance with this section.
Screening of Refuse Containers: Section 18.100.110(D) states that any refuse
container or disposal area shall be screened from view by placement of a solid wood
fence, masonry wall or evergreen hedge between five and eight feet in height. All
refuse materials shall be contained within the screened area. The plans show the
provision of a 6-foot high, solid wood fence to provide screening of the trash enclosure,
thereby, satisfying this criteria.
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. 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 1000 square feet of
required buffer area; 3) The remaining area shall be planted in lawn, groundcover or
spread with bark mulch. The east buffer area contains approximately 3,800 square feet.
Therefore, this buffer shall contain 30, five-gallon or 60, one-gallon shrubs, in addition to the
one row of trees. The landscape plan shows the provision of a continuous five-foot high
hedge, a row of trees, and assorted lower lying vegetation. However, it is not clearly defined
what the number of plants to be planted are, nor the height at the time of planting.
Therefore, the applicant shall provide a more detailed list of what will be provided in the
buffer area, such that, it complies with this section.
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
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 11
• S
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 tc provide a continuous sight obscuring screen.
The plans show the provision of a continuous five-foot high hedge, satisfying this criteria.
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. The code provides that obstructions
which may be located in this area shall be visually 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 indicated on the site plan, this
section is satisfied.
Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5
parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom.
In addition, section 18.106.020(G) states that multi-dwelling units with more than 10
required parking spaces shall provide shared parking for 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.
The applicant is proposing 68, one-bedroom units and 82, one-plus bedrooms; thereby
requiring 266 parking spaces. The required number of shared parking spaces is 40. The
total number of required parking spaces is, therefore, 306. This requirement is satisfied as
the proposed site plan shows the provision of 347 parking spaces.
The Americans with Disabilities Act (ADA) requires 8 disabled parking spaces if 301
to 400 parking spaces are provided. The proposed site plan shows the provision of eight
disabled person parking spaces distributed throughout the site, thereby, satisfying this
criteria.
Bicycle Parking: Section 18.106.020(0) requires one bicycle parking rack space for
each 15 required vehicular parking spaces in any development. Bicycle parking
areas shall not be located within parking aisles, landscape areas, or pedestrian ways.
Based on the requirement of 306 parking spaces, 20 bicycle parking spaces will be required
for this development. The site plan does not show the provision of bicycle racks. A revised
plan shall be submitted which shows the location of the required 20 bicycle parking spaces.
Access: Section 18.108.070(F) requires that multiple-family residential uses provide a
minimum of two driveways plus one additional driveway to a public street for every
200 units or portion thereof in excess of 100 units. The minimum access width shall
be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan
indicates the provision of 150 units, therefore, three accesses shall be required for this
development. This section is satisfied as the site plan shows the provision of three access
drives with pavement widths of 24-feet, and sidewalks which lead into the development.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 12
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. As indicated
on the site plan, walkways are satisfactorily provided.
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 Planning Division.
Mixed Solid Waste and Recyclables 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 recyclables 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 will need to submit evidence or a plan that indicates compliance with this section.
The applicant shall also obtain from the disposal hauler a written sign-off on the location of
and the compatibility of facilities.
Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal
and protection of trees prepared by a certified arborist shall be provided with a site
development review application. The tree plan shall include identification of all
existing trees, identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper, which trees are to be removed, protection program
defining standards and methods that will be used by the applicant to protect trees
during and after construction. The plans do not show the existence of trees on the
property. The applicant shall verify that there are no trees on the property that would require
preservation or mitigation.
PUBLIC FACILITY CONCERNS:
Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100
(Storm Drains) shall be satisfied as specified below:
Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access report entitled
"Palomino Point Apartments", as prepared by David Evans and Associates, Inc. (DEA),
dated October 20, 1994. For SDR 96-0006, the applicant submitted an addendum to that
report, dated January 1996, also prepared by DEA. The report and addendum addresses
the traffic impact of the proposed apartment project as it relates to the surrounding street
systems. The 1994 report concluded that the traffic generated by the proposed project will
not unduly affect any of the adjacent streets or intersections, existing and proposed. The
traffic report indicates that a southbound left-turn refuge on 135th Avenue at the site
driveway may be required. The 1996 addendum states that since the number of units to be
constructed is less than what was assumed for the 1994 report, the findings of the 1994
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 13
report are still valid. The addendum indicates that all three access locations will operate at
acceptable levels of service. It also states that a left turn lane in 135th Avenue is still
warranted. Therefore, the applicant will be required to stripe a left turn refuge as a part of
this project.
On the original application, Staff had a concern with the location of the proposed site
driveway in relation to existing driveways on the west side of SW 135th Avenue. The offset
location of the driveways could present a turning movement conflict, which is a safety
concern. In response to that concern, the applicant also presented information from their
transportation engineer that specifically addressed this issue (see letter from David Evans
and Associates to Scott Reiter, dated May 30, 1996). The transportation engineer found
that there are two driveways on the west side of SW 135th Avenue; one approximately 50
feet south and one approximately 200 feet north of the proposed site driveway. It was found
that both driveways on the west side of the roadway serve one single-family residence. The
required stacking length for the left-turn storage for the site driveway is 75 feet during PM
peak hours. The estimated left-turn storage needs for the northern single-family driveway is
approximately 25 feet during the PM peak hours. Since there is 200 feet separating the two,
there does not appear to be a danger in conflicting turning movements.
Since the time SDR 96-0006 was issued, Staff has learned, as stated above, that the
driveway is one of two driveways serving one single-family residence. The transportation
engineer for the applicant pointed out that these driveways do not generate a significant
number of trips. Due to the location of the southern driveway in relation to the proposed site
driveway, there will not be any conflicts between vehicles turning left into the driveways from
135th Avenue. There could be conflicts between vehicles turning left out of both properties
onto 135th Avenue; however there is good sight distance both ways that should enable
drivers to see each other at both driveways. Based on the fact that the driveway on the west
side of the roadway generates very little traffic, and since there is good sight distance in both
directions, there does not appear to be a significant public safety hazard associated with the
location of the proposed site driveway.
It should be noted that when the property west of SW 135th Avenue is developed, the City
will have the ability to restrict the location of a proposed driveway on that side of the
roadway. The property west of the roadway is zoned R-25 (25 units per acre) which could
yield a project similar to the proposed development. At that time, potential trip generations
from that parcel will be significant enough to require the future driveway to align across from
the proposed site driveway and close off the two existing smaller driveways. In summary,
Staff finds that the proposed site driveway location is acceptable.
Streets:
As noted, the site is located at the southeast corner of SW 135th Avenue and proposed SW
Hawk's Beard Street. SW 135th Avenue is classified as a Minor Collector on the
Comprehensive Plan and SW Hawk's Beard Street is a local street that would extend from
SW 135th Avenue on the west to SW Summer Lake Drive on the east. The construction of
SW 135th Avenue was completed by a Local Improvement District in 1989. No further
improvements are required.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 14
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in 1989 at 50
feet. The applicant should be required to construct the standard half street improvements
plus an additional 8-foot wide lane on the opposite site of the street to provide a total
minimum pavement width of 24 feet to accommodate two lanes of traffic and the proposed
driveways to the site. The plan submittal shows a proposed pavement width of 26 feet,
which is acceptable.
The site is bounded on the east by the existing ROW for SW 131st Court which was
improved with a 26 foot wide roadway within a 35 foot ROW in the Castles at Brittany
subdivision. In addition, half of the cul-de-sac bulb was constructed as a part of that project.
The existing curb radius is 45 feet and the ROW radius is 52 feet, according to City as-built
drawings. The applicant should dedicate additional ROW to provide for the completion of
the bulb section in the cul-de-sac and the additional pavement on the west side of the street
along the apartment site frontage. Because this site will not directly access onto SW 131st
Court, and because the cul-de-sac serves only five existing homes, this street qualifies for a
narrower street standard. The City will allow the street width to remain at 26 feet. Since the
time the partial street improvement was constructed, City standards changed to allow a 35-
foot curb radius inside a 42-foot ROW radius in a residential cul-de-sac. In the pre-
application conference for this project, the Engineering Department recommended that the
applicant be allowed to finish the bulb using the new standards. Although the finished shape
of the cul-de-sac will appear abnormal, the provided overall turning radius will certainly meet
City standards. The applicant's plan indicates that they will complete the cul-de-sac as
discussed in the pre-application meeting.
There is also an existing temporary extruded curb along the west side of 131st Court to help
accommodate street storm runoff. When this site is developed and the west side of the
street is completed, the existing extruded curb should be replaced with a standard full depth
PCC curb. Any pavement replacement needed to accomplish the curb installation shall be
done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the easterly
edge of the site, adjacent to the intersection with SW 131st Court, should be redesigned to
provide for a 50 foot tangent between the reversing 200 foot centerline curves. The new
standards for local streets allow a reduction in the centerline radius to 167 feet. The
applicant should show the additional street dedication for SW Hawk's Beard Street and SW
131st Court on the plat for the Minor Land Partition. However, if the applicant does not
follow through with the MLP, then these ROW dedications shall be completed on standard
City forms.
Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court and the
sewer has sufficient capacity for the new development. The preliminary utility plan shows a
connection to this sewer by placement of a new manhole over the existing line.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 15
Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The proposed
plan will convey the storm drainage to the southeast corner of the site where the low-flow
summer runoff will be treated in two biofiltration swales; all flows in excess of summer run-off
will overflow into the wetlands.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as
amended by R&O 91-75) 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 R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City prior to
issuance of the building permit.
As stated above, two on-site biofiltration swales will be used to treat the hard-surface run-
off from this project.
Erosion Control:
USA R&O 91-47 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 R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination
System (NPDES) erosion control permit (1200-C General Permit) be issued for any
development that will disturb five or more acres of land. Since this site is over five acres,
the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
SECTION VII: STAFF ,AGENCY & CIT COMMENTS
The City of Tigard Police Department has reviewed this proposal and has offered the
following comments: The applicant shall submit an exterior lighting plan and kiosk plan.
The City of Tigard Water Department has reviewed this proposal and has offered the
following comments: Fire hydrant locations have been reviewed by TVF&R. Two
additional fire hydrants are necessary and placements adjusted. In addition, the water
main needs to be extended to the existing 16 inch main at the south entrance. Please
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 16
•
note that water meters must be installed within landscape areas and that backflow
protection is required (minimum of double check valve assemblies).
Staff Contact: Mike Miller (639-4171).
The City of Tigard Building Division has reviewed this proposal and has offered the
following comments: A soils investigative report for the entire site shall be required. This
is due to soft spots from massive tree and stump removal and back fill of stump cavity
without compression.
Tualatin Valley Water District has reviewed this proposal and has offered the
following comments: Plans are not approved as drawn. Please meet the following
requirements: Hydrants shall be placed so that all portions of exterior walls of buildings,
measured along the outside and along access roadways, are no more than 500-feet for
private residences or 250-feet for all commercial buildings. Location of hydrants and
supply piping to said hydrants for water supply, shall be approved by this office. Additional
fire hydrants are needed with approved locations for access and distance.
The Unified Sewerage Agency has reviewed this proposal and has offered the
following comments: Preliminary review indicates that the applicant has taken into
consideration all of the minimum requirements of R&O 91-47 / 91-75. Note: The grading
plan indicates that the first floor elevation of buildings L, N, P, and R varies from four feet
to eight feet above the existing ground. The buildings and their patios abut a wetland
buffer. The applicant should remember that grading in the buffer is restricted, and if
grading is allowed the area must be landscaped using native reparian plant materials.
The City of Tigard Public Works Department, PGE, and GTE have reviewed this
application and have offered no comments or objections. No other comments have
been received.
SECTION VIII: PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THE DECISION SHALL BE FINAL ON JULY 10, 1996
UNLESS AN APPEAL IS FILED.
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt Page 17
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 of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
The deadline for filing of an appeal is 3:30 p.m. on July 10, 1996.
Questions:
If you have question, please call the City of Tigard Planning Department, Tigard City Hall,
13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171.
2 i ?re JQ,.,{U, June 28, 1996
PREPARED BY: Will D'Andrea DATE
Assistant Planner
June 28, 1996
APPROVED BY: Richard Bewersdorff DATE
Senior Planner
NOTICE OF DECISION SDR 96-0015-Summer Creek Village/Bowen Dvlpmt. Page 18
. _4 • li F.
•
. y
O.MR 1a.T11 AVEM1� I
7111161 •!"--, IIII -- itiiiii ______
II e«�� I I1fI1itii 41
L Ili 1 , 1 I 1■,Aill : .
Ii 11 1 L11 ' 1 111 11.L! F--
/!&1rII' `u
al I El
O
. ■ 1111ipiew l itil .-.!
•
ilk.: ItIll MI
i I Z
i 'Ern h ( 16 1 III .
g Z
lirpfill..........4-
_ Iii .... is
11; I<rsl _• Q
0 ii -iin IR(i riiiiag AI No RI MP ill is i 112
< ,� , JI 1 1 r o'
1
I i r
ll 1 '•i71,.. .... f; o ID
Q
■■ ikprailln •F
Pi M
WI it'll.
.\ lb _ ILA. rI f• 0
11 1 r . 1--
. % , ...I _ 9 _
. r . LL
0
11.21 — iril .. ii ,
\ % alim SiSiiie--- , %II ir -.I
N% MIMI
1.riii MO
1\ -,P ly
t + 1 S W. 131ST CT. U
t
1 ,
PLOT PLAN N CASE NO.
EXHIBIT MAP �C4 DES�I VILLAGE MTS.
IT:IMO NEAL ESTATE iIIIIP
1
.. 'PM MIMI Ei@ II la" Aar i HAY)T'Ap( DR a
.IlialT111 ---iiiThInli II' IF 11-4■11Pigiii11111111111r1 <019.1"1._.--Ill
mak. 111.n. smIllilliall• II min■ p ne . !" .t 1111 ,M111.9. 5.unn jw • ur -. =
r`.!_ 1111•1‘. WIN In BILISMIMilltr WI IPIG
We IN IN -wvill
• . I MIR° IIIV* VI ' # "Mina el 1-1-j!'16mg
1 I '4•4 #' a • 1'0 Ai (40♦ u
'
,1•' sI; ' `' 1
immin.
___,31_,0
1 I•iienk—-.. ,,, - , C4
111/ 3
:us, cr
—
U T 4 : . ,ti
—
PA : ' I.- ->> Ibk.N1. - - * a Wi ' E
■Arv. . 03
-----„.....- ■ O.
\ —
IStAVIVP.' . -0 !
rpm If CI CO
- ..... ' VIIiIi fil .
/111:= �Ii0� ��•� � 4-A /ra iimpr 44 111111111111111/ nal Ilk mg a ___ tie mum ..- .•-•-11-1.4t:- is, gim IP. "1. ›N
Afilielit _-_- ZS 1.1ff!" ; , re: 0 . NI mu . =°..
.,.. 3111 fa ..-=- la H7) 4 11.1.,teratt..41; IS 1,7 a (-)
gt - ��11111►�� x/11.. zion /111►,Edwr
um i #4111111116 •• 1141INIII!NG 1 f 1 1 1 1 1.41-IIPARHIMINISiliall 4:lir '
_
Vicinity Map A SDR 96-0015
Sumner Creek Village Apts.
Nea W00,0110.3.
) U -14 /n1frtrrC r tK v/114. AprS
X jl
1 S133DB-03500 1513308-00600 "
ALBERT,KATHERINE M H&MARC S BARGHOUTY,HANI A
11567 SW SHEFFIELD CIR 11578 SW SHEFFIELD CIR
T1GARO.OR 97223 TIGARD,OR 97223
151330B-06100 1513308-04400
BENZ,DOUGLAS R AND DEBRA I BEST,CAROL ANN
11025 SW ESCHMAN WAY 11381 SW WINTERLAKE CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 133DB-05000 1S133013-00400
BREITBARTH,NIKKI A BRUA,BLAIR N&BETTY C TRUSTE
13123 SW WINTERLAKE CT 11574 SW SHEFFIELD CIR
TIGARD,OR 97223 TIGARD,OR 97223
1 S 1330 B-03900 1 S 13308-03000
BUNDAY,THOMAS A&THERESE M CHANG,YAO-KE AND
11425 SW W1NTERLAKE DR TAM,WAI CHUN
TIGARD,OR 97223 11577 SW SHEFFIELD CIRCLE
TIGARD,OR 97223
1 S 133CA-00300 1 S133DB-05600
COE,GARY R COLLINS,DOUGLAS ALAN
11115 SW 135TH AVENUE 11074 SW 131ST PL
PORTLAND,OR 97223 TIGARD,OR 97223
1S1330C-10700 1S133DB-03100
DAVIS,RAYMOND L AND DILLMAN,CAROLYN J
PATRICIA ANN 11575 SW SHEFFIELD CIRCLE
13325 SW BRITTANY DRIVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 13308-02000 1 S133DB-03400
EDLUND,STEVEN H&JOY M ERICKSEN,STEVEN A
11597 SW 134TH PL 11569 SW SHEFFIELD CIR
TIGARD,OR 97223 TIGARD,OR 97223
1S1 33 DB-00500 1 S 133DB-04500
FORNER,HENRY E JR AND GARBOT,DAVID R&JEAN E
BARBARA J 11369 SW WINTER LAKE DR
11576 SW SHEFFIELD CIRCLE TIGARD,OR 97223
TIGARD,OR 97223
1 S 13308-03600 1 S133AC-08000
GEVING,JACK A AND PHYLLIS A GRABHORN,BURTON E
311 VISTA DEL ESCUELA 11493 SE 82ND
EL CAJON,CA 92019 PORTLAND,OR 97266
1 S 13308-05500 1513306-02200
HALLOCK,PETER M AND DEBRA M HART,TRACY W/SIGRID A
11090 SW 131ST PL 11593 SW 134TH PLACE
TIGARD,OR 97223 TIGARD,OR 97223
( " - ct4) SDk %1Le /5 5u,r `r 1/1"a4 /s•
1S133DB-Q3800 1S133DB-02700
HARTWICK,GERALD DEAN AND HAWLEY,JEFFREY K AND LINDA K
PEGGY LEANN 11583 SW SHEFFIELD CIRCLE
11445 SW WINTERLAKE DRIVE TIGARD,OR 97223
TIGARD,OR 97223
•
1S133DB-06400 1S133DB-04600
HICKEY,JAMES S III HORNIBROOK,DAVID WAYNE AND
11081 SW ESCHMAN WAY LAURA MARIE
TIGARD,OR 97223 13112 SW WINTERLAKE CT
T1GARD,OR 97223
1S133DB-06301 1S133DB-04000
HUGHES,SHARON/STEPHEN P JENKINS,WILLIAM R&CAROL LEE
11069 SW ESCHMAN WAY 11405 SW WINTERLAKE DR
TIGARD,OR 97223 TIGARD.OR 97223
1S133DB-00800 15133DB-01100
JOHNSON,PHYLLIS R KAMINSKI,GREG W&MARIA E
BRANDT,JOHN J 11600 SW SHEFFIELD CIRCLE
11586 SW SHEFFIELD CIR TIGARD,OR 97223
TIGARD,OR 97223
1S133DB-05700 1S133DB-00900
KERNER,PATRICK M AND MYNDEE E LA ROCHE,GEOFFREY D&TRACY A
11056 SW 131ST PL 11588 SW SHEFFIELD CIR
TIGARD,OR 97223 TIGARD,OR 97223
1S133DB-04900 1S133DB-00700
LEHNOW,JOSEPH E/LESLIE J LING,WILLIAM&NORMA B
13145 SW WINTERLAKE CT 1775 PALISADES TERRACE
TIGARD,OR 97223 LAKE OSWEGO,OR 97034
1S133DB-02300 1S133DC-06700
LYYSKI.DALE A MAKIN,GAYLE 0&SUE A
WASCO,TERI V 17245 SE HANNEMAN CT
11591 SW 134TH PL GLADSTONE,OR 97027
TIGARD.OR 97223
1S133DB-01700 1S133DB-00300
MARKLEY,REX G MCCOMBS,JEFFREY G&COLLEEN L
11625 SW SHEFFIELD CIR 11566 SW SHEFFIELD CR
TIGARD.OR 97223 TIGARD,OR 97223
1S133DB-05100 1S133DB-05200
MISENER,GEORGE W&ELIZABETH MOGA,MIRCEA&MARIA
13101 SW WINTER LAKE CT 11245 SW WINTERLAKE DR
TIGARD.OR 97223 TIGARD,OR 97223
1S133CA-00700 1S133CA-00500
NELSON,GARY R PATSY A NELSON,GARY R PA 'A
11295 SW 135TH 11295 S 6T!'rAVE
TIGARD.OR 97223 D,OR 97223
( ° of#-) 5DP 5Sici -Cr.etZ f//k 4137
1S133DB-Q2400. 1S133DB-01900
O'HALLORAN.KEVIN J AND OLSON,RICHARD MILTON SR AND
LYNN R EILEEN YERGEN
11589 SW SHEFFIELD CIRCLE PO BOX 200-255
TIGARD.OR 97223 LAKE OSWEGO,OR 97034
1S133DC-10800 1S133DB-03200
PETTITT,JANET KATHLEEN PFEIFER,ALLEN C AND LISA C
13215 SW BRITTANY DRIVE 11573 SW SHEFFIELD CIRCLE
TIGARD,OR 97223 TIGARD,OR 97223
1S133CA-00800 1S133CA-00900
PFI SUNFLOWER LIMITED INC PFI SUNFLOWER LIMITED
ATTN:AFFORDABLE HOUSE GRP ATTN:AFFORD OUSE GRP
825 NE MULTNOMAH ST,STE 775 825 N NOMAH ST,STE 775
PORTLAND,OR 97232 rORTLAND,OR 97232
1S13308-03300 15133DB-02500
QUENEMOEN,THOMAS E&PEGGY M ROBERTSON,LEE H AND
3344 SW HAMILTON VIRGINIA R
PORTLAND,OR 97201 11587 SW SHEFFIELD CIR
TIGARD,OR 97223
1S133DB-02800 1S133DB-02100
ROTHENBERGER,THOMAS A AND RUSSELL,JOHN
ROSALINDA 11595 SW 134TH PL
11581 SW SHEFFIELD CIRCLE TIGARD,OR 97223
TIGARD,OR 97223
1 S133DB-02900 1 S133DB-05800
RUSSO,SANDIE RYMAL,CHARLES D&SUSAN K
5435 SW.NATCHEZ ST 11038 SW 131ST PL
TUALATIN,OR 97062 TIGARD,OR 97223
1S13306-02600 1S133DB-04300
SACKLEY.WAYNE/ANNE B SCHOLLS FERRY ROAD LLC
11585 SW SHEFFIELD CIR BY BOWEN FINANCIAL SERVICES CO
TIGARD,OR 97223 111 SW FIFTH AVE
ATTN:WALTER C BOWEN
PORTLAND,OR 97204
1S133DB-03700 1S133CA-00100
SHOBERG.JEFFREY P&JUDY M SHRADER,DALE G BTEE�
11465 SW WINTERLAKE DR 310 3RD
TIGARD,OR 97223 QUAH,WA 98027
1S133CA-00200 1S133DB-04800
SHRADER,DALE G TRUSTEE SMITH.BRADLEY D&MARI A
310 3RD AVE NE 13156 SW WINTER LAKE CT
ISSAQUAH,WA 98027 TIGARD.OR 97223
1S133013-05900 1S133DB-01800
STASHIN,TIMOTHY M&CARLA M STREJC,TANYA l
•11012 SW 131ST PLACE 11605 SW SHEFFIELD CR
TIGARD,OR 97223 TIGARD,OR 97223
4 ef4-) SD . q4,—i5 5, may-C.ree 0114,7_ i4p+s-
1S133DB-0p101 . 1S133CA-00400
TIGARD,CITY O TIGARD,CITY OF
13125 SW 13125 SWHAL
PO B 3397 PO BO 97
RD,OR 97223 TI RD,OR 97223
15133DB-07200 1S133DB-06200
TIGARD,CI F VAKIATHANA,NOOTCHANART
1312F. HALL 11047 SW ESCHMAN WAY
P X 23397 TIGARD,OR 97223
GARD,OR 97223
1S133D8-04700 1S133DB-01000
WALSH,MICHAEL L&CHERYL L YEUNG,AMY
13134 SW WINTER LAKE CT 50-16 ROBINSON ST
TIGARD,OR 97223 FLUSHING,NY 11355
EDEN REAL ESE GlaP
2260LSHANIRP MIER
111 SW 51H FCRILAND CR 97234
riTY OF TIGARD > -�
13125 S.W. Hall Blvd. '� -� _��';.S.Pt1Si{1i
Tigard,Oregon 97223 �uNZa'ss l�l;s 1j ,-
P R e9Y P3.;5E5'5`3'L ..___._'`
KP'')r 0) filSilAi '-----:::. E 5 1,:.
\
U
5R3S5 SSOW,SNAANTDCIHE rE
EZ ST f Q
Fb
✓qi?
TUALATIN,OR 97062 0,90 04/
e/flp74 61
/R'Q
11,1111111 1iiii1,1h11,1IJ,1l,1i,IIIJu lIl„1 111111111 Il,
COMMUNITY NEWSPAPERS, INC. Legal
P.O. BOX 370 PHONE(503)684.0360
R E C . Notice TT 8554
BEAVERTON, OREGON 97075
JUL 0 J 1996
Legal Notice Advertising
`':ITY Of JIGARIi
*City of Tigard • ❑ Tearsheet Notice
13125 SW Hall Blvd.
rr'igard,Oregon 97223-8199 • ❑ Duplicate Affidavit
*Accounts Payable—Terry • SITE DEVELOPMENT REVIEW(SDR)960015
>SUMMER CREEK VILLAGE APARTMENTS<
The Director has approved, subject to conditions, a request for Site
Development Review approval to allow the construction of a 19 building,
AFFIDAVIT OF PUBLICATION 150 unit multi-family residential development,with a community building
and swimming pool. LOCATION: East of S.W. 135th Avenue,south of
STATE OF OREGON, ) S.W. Hawk's Beard Street,and west of S.W. 131st Place. (WCTM 1S1
COUNTY OF WASHINGTON, )ss. 33DB,Tax Lot 4300). ZONE: R-25 (Residential,25 Units per acre).The
R-25 zone allows single-family attached, single-family detached,duplex
I, Kathy Snyder residential units, multiple-family residential units, residential care
being first duly sworn, depose and say that I am the Advertising facilities, mobile home parks and subdivision,public support services,
Director, or his principal clerk, of th d • • •— - . ■ me s family day care, home occupation, temporary use, and accessory
a newspaper of general circulation as defined in ORS 193.010 structures. APPLICABLE REVIEW CRITERIA: Community
and 193.020; published at Tigard in the Development Code Chapters 18.56, 18.92, 18.100, 18.102, 18.106,
aforesaid county and state; that the 18.108, 18.150, 18.160 and 18.164.
Site Develop. 96-0015 Summer Creek 3 t_i_uu1/„•. •••" -- -
Ji Yuu �. l ip 2/a gel ..0
a printed copy of which is hereto annexed, was published in the `t .11!1. .. r. • •, "
entire issue of said newspaper for ONF successive and _�r �� �_:� �,It,rij�i iii •
51# � t
consecutive in the following issues: �i1��] - 4‘--)‘ #,. 41' : =1►� 1. 1►�II�� �
I _ M�P mg:i.1st-•• I GI
June 27,1996 -, ,�_ Ei/
r
j , A j :::.
. 31114(
Kct_i...tAr\ ,_4211C.s...a. A___ .L---::-"-- . "I ' .= 1 11111111
Subscribed and sworn to b re me this 27th day of June, 1 L Iii-•ing^ 4-. 6 „6• Au �, `,
Notary Public f Oregon V` ,����
.X00 I
My Commission Expires: •titleie�•������•
AFFIDAVIT n�t.eh�����•`••�iz nii1
, auuuum: E ` !�l��Inli
= inn �.��`���i�. Ii1ii
-.—•.,,. . .. u1 .. Im�
...al uao� pi: —nnseii lm.ui'g
- = rjnouu��= !!m I���hI!1i111U1� 11
The adopted finding of facts,decision,and statement of conditions can be
obtained from the Planning Department,Tigard Civic Center, 13125 S.W.
Hall Boulevard,Tigard,Oregon 97223.The decision shall be final on Jn'•_
8. 1996.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 may be filed
within 10 days after notice is given and sent.The deadline for filing of an
appeal is 3:30 P.M.,July 8, 1996.
TT8554—Publish June 27, 1996.
•
Ilk
10 s AilLipilloi•- \,s
illOil
c _. ScN
z!, av ar,et* 4, Ad 1PP
r
•
1S133AC-08000
1 S133CA-00100
SW HAWK'S .. lJ Cl
BEARD
18
1.1 ® a. •11 _ (.a
_A=
i 1S133 1.1p e- :�. d� .1• 41.
r r V/I
1cue ••'
1S133CA-00300
C
1
■
S133DB-00101
10■
litht
1.1,�'1 1'
p..., sere T a,.:a r/ '
1. 0.00 <iffi'' ,�� . 0
f.,r L
1 S133CA 00700 � •
_ G 1$: 1 411
1S133CA00800 1S1w.:� ',' :�, !011 F..-
'S 1 3D• 4f.,.;:r Ymm. ,�,�,k}.� �;;‘a ,`- e ,90I �}�
1S1 �90�'� �� , �'ii r e.81 i O
1S133CA-00900 1S _, , 1 :�1. .�, �.;, ,. ac 6 c c71
�►c tr(eeej ...ilia,_ 1
1S1 s ._/` ' `'�cL�B-� TT• "`
•;� . c'.1;i D: : r. ■ ■
II �� r U 10
BRI � .Iiiiiippp ,� �
TTAN
, , . . , " , •
Vicinity Map SDR 96-0015
Notification Map
APPLICANT
MATERIALS
0
•
;; . CITY OF TIGARD, OREGON
SITE DEVELOPMENT REVIEW APPLICATION
CITY OF TIGARD, 13125 SW Hall, PO Box 23397
Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF US E ONLY
CASE NO. 96- Ocp/y-
OTHER CASE NO'S:
Vitfir
RECEIPT NO. ,. -
AK
APPLICATION ACCEPTED BY:
DATE: ()670396,
1. GENERAL INFORMATION Application elements submitted:
PROPERTY ADDRESS/LOCATION 1�j5 A
' j• YlF,r4 , (A) Application form (1)
A t 4N'.-/K5 IZ'b, I I (B) Owner' s signature/written
TAX MAP AND TAX LOT NO. authorization
1 1- 5** a7 I i (C) Title transfer instrument (1)
SITE SIZE 7,1(p AL,k,�s (D) Assessor's map (1)
PROPERTY OWNER/DEED HOLDER*f„d4o4.4,. 9 LL( (E) Plot plan (pre-app checklist)
ADDRESS 11‘ 1,.j 3 l 4G -tf,22 j PHONE (F) Applicant's statement
CITY o -t.,p,,,ip t) . ZIP di-7204 (pre-app checklist)
APPLICANT* . FTE r i 0 LLc, (G) List of property owners and
ADDRESS <:216.1 Fi pt ct.22(-o PHONE 2714 - 6400 addresses within 250 feet (1)
CITY (V. ZIP 't-12o4 (H) Filing fee ($ )
*When the owner and the applicant are different (I) Construction Cost Estimate
people, the applicant must be the purchaser of record
or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE:
from the owner or an agent of the owner with written
authorization. The owner(s) must sign this
application in the space provided on page two or FINAL DECISION DEADLINE: _
submit a written authorization with this application.
COMP. PLAN/ZONE DESIGNATION:
2. PROPOSAL SUMMARY
The owners of record of the subject property
request site development review approval to N.P.O. Number:
allow C A4e= 1e.►1[_MC1. cr
Approval Date:
Mc 1L1'1— 04-1\I,Y tiskELLir C-r ( )1.(i't��
t-XTrt 10x,1 C �1r1 �Lpr�lYL '�, � � Final Approval Date:
eA'K> Planning
Engineering
0524P/13P
Rev'd 5/87
3. List any variance, conditional use, sensitive lands, or other land use actions
to be considered as part of this application:
•
4. Applicants: To have a complete application you will need to submit attachments
described in the attached information sheet at the time you submit this
application.
5. THE APPLICANT(S) SHALL CERTIFY THAT:
A. The above request does not violate any deed restrictions that may be
attached to or imposed upon the subject property.
B. If the application is granted, the applicant will exercise the rights
granted in accordance with the terms and subject to all the conditions and
limitations of the approval.
C. All of the above statements and the statements in the plot plan,
attachments, and exhibits transmitted herewith, are true; and the
applicants so acknowledge that any permit issued, based on this
application, may be revoked if it is found that any such statements are
false.
D. The applicant has read the entire contents of the application, including
the policies and criteria, and understands the requirements for approving
or denying the application.
DATED this day of /72"-Y 19 *9
SIGNATURES of each owner (eg. husband and wife) of the subject property.
AOPPr ////
(KSL:pm/0524P)
BOWED' DEVELOPMENT CO 06/01/96 VENDOR 134405 CHECK: 16749
GL Account # Invoice # Inv.Date Co-Pro P.O. # Amount to Pay
2100-180-032 REVIEW FEE 06/01/96 03-73 BDC 1, 073 . 00
TOTAL 1, 073 . 00
00 41
-�JhI X4;1 II•
CITY OF TIGARD
PROPOSAL DESCRIPTION
FILE NO: SITE DEVELOPMENT REVIEW (SDR) 96-0015
FILE TITLE: SUMMER CREEK VILLAGE APARTMENTS
APPLICANT: Bowen Real Estate Group OWNER: Same
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
(503) 274-8400
REQUEST: A request for Site Development Review approval to allow the construction of a 19
building, 150 unit multi-family residential development, with a community building and
swimming pool.
LOCATION: East of SW 135th Avenue, south of SW Hawk's Beard Street, and west of SW 131st
Place. (WCTM 1S1 33DB, Tax Lot 4300).
ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone allows single-family attached,
single-family detached, duplex residential units, multiple-family residential units,
residential care facilities, mobile home parks and subdivision, public support services,
family day care, home occupation, temporary use, and accessory structures.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.100, 18.102, 18.106, 18.108,
18.150, 18.160, and 18.164.
CIT: West CIT FACILITATOR: List Available Upon Request
PHONE NUMBER: (503)
DECISION MAKING BODY
X STAFF DECISION
PLANNING COMMISSION DATE OF HEARING: TIME: 7:30
HEARINGS OFFICER DATE OF HEARING: TIME: 7:00
CITY COUNCIL DATE OF HEARING: TIME: 7:30
RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X
ARCHITECTURAL PLAN SITE PLAN X OTHER X
STAFF CONTACT: Will D'Andrea (503) 639-4171 x315
SDR 96-0015 SUMMER CREEK VILLAGE APTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
1o,pos a � £'€
May 31, 1996
Mr. Will D'Andrea
Assistant Planner
Community Development Department
City of Tigard
13125 SW Hall Blvd.
Tigard, Oregon 97223
Re: Summer Creek Village Apartments
Site Development Review
Please find the enclosed application and required documents for the Site Development Review of
the Summer Creek Village Apartments. The Citizen involvement process has taken place and a
meeting was held on December 6, 1995. There were no significant comments made by the
attendees. Documentation of the community meeting has been sent to you under separate cover.
Following is a list of materials that are a part of this application:
1. Site Development Review Application
2. 6 sets of drawings
3. Narrative addressing approval criteria
4. Amendment to Traffic Access Report
5. Addendum to Traffic Access Report
6. Reduced 8-1/2 x 11 Site Plan
7. Application Fee
We appreciate your efforts and cooperation in processing this application. If you have any
questions or need additional information please contact me.
Sincerely,
RAR ARCHITECTS INCORPORATED
Scott A. Reiter
Vice President
•
ATTACHMENT TO
DEVELOPMENT REVIEW APPLICATION
Summer Creek Village Apartments
Tigard, Oregon
The following is brief narrative indicating how the chapter 18.120180. Approval Standards have
been met Each chapter has been addressed and is as follows:
CHAPTER 18.84: SENSITIVE LANDS
There is an adjacent dedicated Grcenway area to south of the subject site. All proposed
development is above the 100 year flood plain elevation and beyond a twenty-five foot
setback from the delineated wetland boundary. A Wetland Mitigation Plan prepared for the
FieldCrest Court project located on the south side of the Greenway is included with this
submittal.
CHAPTER 18.94: MANUFACTURED/MOBIL HOME REGULATIONS
This does not apply to this proposed development.
CHAPTER 18.92: DENSITY COMPUTATION
The density calculation for the proposed project is as follows:
Gross site Area_ 346,995 sf
Net site arca: 343,807 sf
Area per unit: 1,480 sf
Total units allowed: 232
The proposed number of units for this development is 150 which is less than that allowed.
CHAPTER 18.144: ACCESSORY USE AND STRUCTURES
Accessory structures for this project are limited to a mail kiosk. All accessory structures are
located with the required setbacks for buildings and do not exceed the allowed area or
height.. The garages indicated on the site plan are attached the buildings and arc not
considered accessory structures.
Pagc 1
CHAPTER 18.96: ADDITIONAL YARD AREA REQUIREMENTS
Two additional yard area requirements effect this site. A thirty-foot setback from centerline
of 135th avenue is required, and a thirty-foot setback is required along the east property
boundary due to the adjacent lower density residential zone(R-12).
CHAPTER 18.98: BUILDING HEIGHT LIMITATIONS, EXCEPTIONS
The building height of the proposed structures is less than that allowed for the R-25 Zone
(45 ft.). None of the limitations or exceptions identified in this chapter apply.
CHAPTER 18.100: LANDSCAPING AND SCREENING
A detailed landscape plan has been provided with this submittal showing the required street
trees, parking lot landscaping, general site landscaping, refuse area screening and swimming
pool screening. There are no existing trees or significant vegetation requiring protection.
The abutting uses do not require screening
CHAPTER 18.102: VISION CLEARANCE AREAS
The required vision clearance area of thirty feet at the intersection of SW 135th Avenue and
the proposed SW Hawks Beard Road has been met. The required vision clearance at all
driveways has also been met.
CHAPTER 18.106: OFFSTREET PARKING AND LOADING
Based upon the current requirements of 1.5 spaces for one bedroom units, and 2 spaces for
two or more bedroom units,the required number of spaces for the proposed project unit mix
is 266 spaces. With the requirement of 15%additional spaces for guest parking, the total
required number of parking spaces is 306, which has been provided. The required parking is
being provided in several ways. There are 116 units that have an attached garage providing
one space,and a private driveway in front of the garage allowing for a scccond space in the
same manor as a single family residence. The remaining 34 units have a normal surface
space and a semi-detached garage,providing two spaces per unit. No more than 25%of the
required spaces are proposed to be compact. Handicap Accessible parking spaces have been
provided as required by chapter 38 of the UBC. Parking stall sizes and drive aisle widths are
as required.
Page 2
CHAPTER 18.108: ACCESS,EGRESS,AND CIRCULATION
Three ingress/egress arc proposed for the Summer Creek Apartments,one on SW 135th
Avenue and two on the proposed extension of SW Hawks Beard Road. These access points
have been analyzed and documented in the Traffic Access Report included with this
submittal. The report concludes that, "this development will not have an impact of service at
the proposed site access intersections during either AM or PM peak hours".
Internal circulation has been preliminary reviewed and approved by the fire Marshall's
office. They were asked to review and comment on turning radii and turn around
requirements.
CHAPTER 18.114: SIGNS
The proposed identity signage for this project will consist of a lawn sign within the site
limitations identified for exempt signage. Building identification signage will be mounted
directly onto the structure. The size limitations will be well with the guideline identified in
this chapter. Final signage designs will be submitted for permitting and approval.
CHAPTER 18.150: TREE REMOVAL
There are no existing trees that proposed to be removed on the subject property.
CHAPTER 18.164: STREET AND UTILITY IMPROVEMENT STANDARDS
Adjacent street improvements are not proposed or required for SW 135th Avenue.
Ilowevcr, the Traffic Access Report has indicated that a left turn refuge in SW 135th
Avenue will be necessary. Sufficient street width exists to accomplish this by striping the
existing paved surface.
Street and storm drainage improvements are proposed for SW Hawks Beard Road within an
existing dedicated right-of-way. This will complete SW Hawks Beard Road from its present
terminus at SW 131st Place west to SW 135th Avenue. Also, Half street improvements are
proposed for SW 131st Place, which will bring the street up to city standards.
Sanitary sewer service will be extended into the project from an existing public main south
of the SW 131st Place cul-de-sac. A private internal sanitary sewer system is proposed.
A private storm drainage system is proposed to collect and dispose of roof and parking area
systems. Bio-filtration facilities will be provided prior to discharge in accordance with City
of Tigard and Unified Sewerage Agency requirements.
Page 3
Water system improvements will be extended from existing Tigard Water District mains in
SW Hawks Beard Road and in SW 135th Avenue. Public mains sized for fire flows and
domestic service arc proposed within the site. Buildings will be serviced and metered
separatley off the public mains. Fire hydrants have been provided at strategic locations
within the site.
9557/55723004
Page 4
DAVID EVANS AND ASSOCIATES, I NC:.
May 30, 1996 2828 SW Corbett Avenue
Portland.Oregon 97201
Mr. Scott Reiter Tel: 503.223.6663
RAR Architects Incorporated
34 N.W. First Avenue Fax:503.223.2701
Portland, Oregon 97209
SUBJECT: PROPOSED SUMMER CREEK APARTMENTS DRIVEWAY LOCATION
Dear Mr. Reiter:
The proposed Summer Creek Apartments driveway is located on the east side of S.W. 135th Avenue,
approximately 50 feet north of an existing driveway (south driveway) and 200 feet south of another
existing driveway (north driveway). Both existing driveways are used by only one single family on
the west side of S.W. 135th Avenue. This letter addresses the safety issues related to the location of
the proposed Palomino Point driveway.
Left Turn Storage Length
Because there are no back-to-back left turn movements between the proposed Summer Creek
Apartments driveway and the south existing driveway, traffic on 135th Avenue can turn into the both
driveways without blocking each other.
The left turn storage length for the southbound site traffic was estimated to be 75 feet during the
busiest hour, or PM peak hour. The maximum left turn storage length to the north existing driveway
was estimated to be 25 feet during the PM peak hour. The distance between the proposed Summer
Creek Apartments driveway and the north existing driveway is 200 feet, which is much greater than
the potential 100 foot total storage length. Therefore, traffic on 135th Avenue can turn into these two
driveways without blocking each other.
Turn Conflicts
The conflicts at both the proposed site driveway and the south existing driveway will be between the
turning movements. Since the distance between the proposed driveway and the south existing
driveway is only 50 feet, it is expected that the drivers can see each other when they turn onto 135th
Avenue from both driveways.
Since the north existing driveway is 200 feet away from the proposed site driveway, there will be no
conflicts between turning movements at both driveways.
M E M B E R
G
SITIAIR ,`
c ) �UUU
INC.
Mr. Scott Reiter
May 30, 1996
Page two
Therefore, it is expected that drivers can turn into and out of both the two existing driveways and the
proposed site driveway safely.
Please call me if you have any questions.
Sincerely,
DAVID EVANS AND ASSOCIATES, INC.
rode Zhu, P.E.
Senior Transportation Engineer
JXZ:dmt
o:\in\...\rar2.doc
RARA0002
ADDENDUM TO
ACCESS REPORT
Summer Creek Village Apartment Project
(Formerly Known As Palomino Pointe)
Tigard,Oregon
§X§COJ
Prepared for:
Bowen Real Estate Group
111 SW 5th Avenue, Suite 2260
Portland,OR 97204
January, 1996
U4vID VANS AND ASSOCIATES,INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
OFFICES IN OREGON.WASHINGTON.CALIFORNIA AND ARIZONA
2821 S CORBETT AVENUE
PORTLAND,OREGON 97201-400
(5031223 6663 FAX(S03)213 2701
•
BACKGROUND
In October 1994, David Evans and Associates, Inc (DEA) prepared an access report for the
Palomino Pointe development for Bowen Real Estate Group. The Palomino Pointe
development was proposed to be located east of SW 135th Avenue and south of the
proposed extension of Hawk's Beard Road, and the access report was based upon the
development containing a total of 160 apartment units.
The access report analyzed the following three traffic conditions:
§)/Cd( 1. Background traffic condition with the proposed Hawk's Beard goad extension.
This included the current traffic, the traffic generated by the approved but not yet
completed project(s) within the study vicinity, and the traffic diverted to the study
area due to the Hawk's Beard Road extension. At the time of preparation of the
1994 report,only one project had been approved and under construction, which had
150 lots located south of Walnut Street and west of SW 135th Avenue.
2. Background ad site traffic condition. This included the above identified
background traffic plus the traffic generated by the proposed development. This
traffic condition was assessed to identify the impact of the proposed Palomino
Pointe development.
3. Total Mac conditions. This condition was evaluated assuming the proposed
developments or potential development(s) within the study area will be developed.
These developments included(i) a development of 50 apartment units, located east
of SW 135th Avenue between Summer Creek and Brittany Drive; (ii) a shopping •
center located south of SW Scholls Ferry Road/SW Old Scholls Ferry Road
between SW 135th Avenue and SW Scholls Ferry Road;and(iii)a currently vacant
parcel bounded by SW Scholls Ferry Road on the north,Hawk's Beard Road on the
south, SW 135th Avenue on the west_ and SW 130th Avenue on the east_
According to the City, this vacant parcel, currently zoned as multifamily, can be
developed with a maximum of 380 apartment units
PROPOSED DEVELOPMENT
The number of apartment units in this proposed development, now named Summer Creek
Village, has been reduced to 150 units. Due to the change in the number of proposed units a
reassessment of the traffic impacts on the surrounding street system and any measures which
will improve the traffic operations to mitigate any adverse impacts is prepared.
1
TRIP GENERATION
hi the October 1994 report, a total of 160 apartment units was expected to generate an
average weekday two-way traffic volume of 1,000 trips, with 82 total trips in the AM peak
hour and 99 total trips in the PM peak hour. With the currently proposed 150 unit
development a total of 935 daily trips is expected, with 77 total trips during the AM peak
hour and 93 total trips during the PM peak hour.
Trips to be generated by the currently proposed development were calculated using The
Institute of Transportation Engineers' Trip Generation(5th Edition).
CAPACITY ANALYSIS
Since traffic generated by the currently proposed development will be slightly less, the
conclusions and recommendations made in the access report in October 1994 for 160
apartment units are still valid.
The capacity and level of service(LOS)calculations were performed for the above three traffic
conditions in the October, 1994 'access report'. The results of the LOS calculations indicated
that the intersection of the two proposed site access points with SW Hawks Beard Road would
operate at LOS A for the `background and site' and the `total' traffic conditions. At the
intersection of SW 135th Avenue and the proposed site access, for the 'background and site'
traffic condition,the left turns from SW 135th Avenue would operate at LOS A and the vehicle
movements from the site access approach would operate at LOS B during the AM peak hour
and LOS A during the PM peak hour.
The 'total' traffic condition at the intersection of SW 135th Avenue and the site access would
include the approach to a shopping center to be located directly across from the site access
approach at its intersection with SW 135th Avenue. For the 'total' traffic condition at the site
access approach on SW 135th Avenue, the left turns from SW 135th Avenue are estimated to
operate at LOS A during the AM and PM peak hours,the site access approach is estimated to
operate at LOS C during the AM and PM peak hours, and the shopping center access is
estimated to operate at LOS C during the AM peak hour and LOS D during the PM peak hour.
With the reduction of the number of apartment units in the Palomino Pointe development from
160 to the currently proposed 150 units, it is estimated that the three site access intersections
with SW 135th Avenue and Hawks Beard Road would operate at a LOS D or better for all
three traffic conditions.
LEFT TURN LANE REQUIREMENT
The left turn lane requirement at the proposed site access on SW 135th Avenue was evaluated
using the ODOTs traffic volume warrants for left turn refuges. It was found that a southbound
•
left turn refuge on SW 135th Avenue at the proposed site is required during the PM peak hour.
The required vehicle queue length for this left turn refuge is 75 feet.
At the other two proposed site access locations, left turn refuges are not warranted based on the
traffic volumes
§X§V
BL MIMUBMShkrars0002■ccssryl doc
3
i
4 to
B.W. 135TH AVENUE _
1 i
1 r 1 Ng
Iti.•�■11111111111. I • t 1 1 .
/ •o i i I li ../ ._- t..
ill 1�1 /�11 E. i 3 1 ■
1 I I1 11 I I 'I 1
If k
" .111 1111 .
I 11111111
i I i i I Ili. a 11 t0 ± I I I�
, co i 4 Li Lifi •
rk......� IP; I I I I I 4 no
r + F '' 111,1111 1 ■
Iv
I- 14 VI
s I ilk 1 I et
Z or
II 1 1 . l 1 .
Ia.....„ .111!1111 =i is
I i . I . ia. a ani St 1
al t.. .
ill" - IIIII
I x''71 iff0$ s e E
. _ �1 it ill ;
m, ifi a ISO iii 1 ili
1 , f� 1 I m
•s • 1 1 r— , ��
1 _
\ si 1 .
■\.\ i I 1 misoipli.—...i.„..ir
1 111 111111 • °1.i1,!;-:-
dm ti..
,a„it t-
-�1 110
1 �,11NNIIN •
�•--3.
1 \,,I. I.\ Lç I �Pt j ,s tt—
4110 NU lb ma
_1 i HMI 11 s
_- 1 ii
\ s Mal
■
:F) a
\ Ei I
il ill S.W. 1318T CT. jIT f / /
1 1 I 1 s. IIA SUMMER BEARD CREEK ROAD APARTMENTS / _ •
1 WE9 s;
1 o -. t TIGARD, OREGON G. -
III 1111 MIS JOINIM REMY”.MOM MIMI
I I 18OWEN RECEIVED PLANNING Bowen Financial Services Corp.
REM T `7 Bowen Development Company
OHIO I �l1 E1J lill E Bowen Property Management Co.
❑ -i GROUP JUN 171996 Bowen Senior Living
Bowen Securities Company
June 14, 1996
City of Tigard
Planning Department
13125 SW Hall Blvd
Tigard, OR 97223
Re: Neighborhood Meeting for proposed development on SW 135th south of Scholls Ferry
Road
Dear Planning Department,
We previously mailed in our Affidavit of Mailing for the neighborhood meeting notification sent
to all property owners within 250 feet of the subject site. This notification was also sent to the
CIT-West mailing list provided by the City of Tigard.
No one attended the informal meeting on June 12, 1996, and as such there are no minutes or sign-
up sheet.
Please let me know if there are any further requirements with regard to this aspect of the process.
Sincerely,
BOV, _ AL EST: ^11 OTJD
Nancy .'(lubbard
Development Manager
2260 U.S. Bancorp Tower • 111 S.W. Fifth Avenue ■ Portland. Oregon 97204 • (303) 274-8400 voice • (303) 274-4685 fax
NOV- 8-95 WED 11 : 28 AM BO1D"°T DEVELOPMENT FAX NO, 5P' 571 0103 REpEI'ED PLANNING
MAY 3 0 1996
SD tom
of appfIG3m Bowen Real Estate Group
Name
S e= Property. Tax Map and Lot 1S1 3 3 D B Tax Lot 4300
Address cr General Loc ion East side of SW 135th, south of Scholls Ferry Rd
AFFIDAVIT OF POSTING NOTICE
1, G i nny M. _Gottfried. do affirm that I am (represent) the party inittating intef8st In a proposed
garden apartment complex affecst:I the lard located at SW 135th, south of Scholls Ferry
, and did on the 29 day of May . 19 9 6 persana1iy post notice indicating that
ttte site may be proposed for a Design Review/Planning a.ppllc ttan. and the time, daze and place of a
neighborhood meeting to discuss the proposal_
The sign was posted at approx. 70 feet north of Summer Creek bridge, 8 feet
(state Iocaston on property)
back from sidewalk, facing SW 135th
This 29 day of May , t9 96
0_,l�,L PL...441. "-
Signature
SLtbscrtbed and sworn to affirmed, before me this 2---i t' day of M _ . 19 di Le,
I..=R"• OFFICIAL SEAL Puhi'c ry
Nota for the State of Oreg
� JULIE RUZIC C
NOTARY PUBLIG0RLGON MY Commission `, ,
.� COMMISSION NO .N9269
k�� COM
MY COMMISSION EXPIRES JAN. 05, 1998
WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO:
CIty of Tigard
Planning Division
13125 SW Hail Blvd.
Tigard. OR 97223
to +VQ1
NOV- 8-95 WED 11 :27 AM B"'-1N DEVELOPMENT FAX NO. r 671 0103 P. 3
RECEIVED PLANNING
• MAY 3019%
AFFIDAVIT OF MAILING
STATE OF OREGON )
) SS
CITY OF TIGAAO )
I. Ginny M. Gottfried , being duty sworn, depose and say that on May
24 , 19 9 6 . t cawed to have mailed to each of the persons on the attached list a notice of
a meeting to dt cu s a proposed development at SW 135th, south of Scholls Ferry Rd
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 emrelopes plainly addressed to said persons and
were deposited on the date indicated above in the United States Post Office at 5th Ave. Portland
, with postage prepaid thereon.
I I�� M
POof..1/
g r
Subscribed and sworn to before me this 24 day of MILJ , 19 cute .
i��z OFFICIAL SEAL ,ii .. • • t�
"` JULIE RUZIC i
<": r NOTARY PUBLIC-OREGON Notary Pub �' 1 Q
'•,,,.. COMMISSION NO. 029269 My Commission Expires: v
MY COMMISSION EXPIRES JAN 05 1
h:\Icgin\jo\aifmail.ct
ADDITIONAL
DOCUMENTS
• �..+ i' ,,yiv h .tom` 'r, i ,Y T4t5.,.? ^;^:'•t ya S.•:! .•:� - r/1, il' • M ,•!'.•
•',R+..t < vlr`i p -„,:4', .'...'...•—•� r 5. •re. t r.tPtiw , a a• �. . 'n,•
�o * i, z. '�I,�Y,� .s S , • 3.W: 135TH AVENUE �...
lit■ 1
.r ,• t+ r w _ `., t•• 33,E .'
w
c 41
ji r.y.y,:4^r•• Y- � } IEE[[;;.,s',.:4-:.ir "��Y i �. p F. E
•
• -� ,, �„-fit . ' `t -m ' `'are I� :iii_
u4F t.;�ti Fy.�. t 541 .. C3 C •. _ iil�rlr ��„.'
^+''s�!CF�`x 1 1 :. ?s�'""•=l �� 4 fA r;' 7 - 'fc _::r:+- 11• • •''
' . r y W :.m..„:„....:c'. In -
.....4 • ,.., ,....• „, • ,.. ... .
� - Ifs 4311 � • �.� � -1� �� •. t
•
fc 4 •
4 .. "t , 331 I 41 p Ri+l ; /•
nK ., '31 r.
w; 1. i sl �. f f ( sir __ _ 6`�:.�1 >I iu n.A?'r t .h 1. 3 `,r, 30i .w 4( jjj_
• f ="'■9 {`^ •y ir;
w� 1 S7- .
!=sue ;
O
t .'11- 101:-� =3e I'.
A i [
'tr:. �,y_'r u�s,•�,.' t . 1♦ pt `
c_14 , Eee.:�: fat p 3}� .•I. , .'. ••
ri = 'i; :o iaL •ra n t L. -f3 0::z 3S�
riez = ce.•z0 c ::-+, '+ 'c '
?:,..:\.*""' ii 7C 431 It1 b } r : - "^ t
£ : :i {i \ — 7C 33 it 3 - . 341• rt{ • r. .� {
_i l
.1 S.W. 131ST CT.
-1rA; ''y .
--.),•
i' '�.. "A -- '°i -SUMMMERn'CREEK APARTMENTS z_•• ' Sl{RAWER HEARD 33OAD. " ` � ••
„._ ,...i.. S 4 t TIGARDt40REG01� '' �°+.
n''•.s: • n •r`tr l
7-09-1995 11 :24PM FROM P. 1
RA TRANSMITTAL
ARCHITECTS
INCORPORATED
PROJECT: SUMMER CREEK APARTMENTS PROJECT NO. 9603
TO: WILL D'ANDREA FILE NO. 140
CTlY OF TIGARD DATE: 7/09/96
13125 SW HALL BLVD. FAX NO. 684-7297
TIGARD,OR.97223 PAGES SENT: 2 TOTAL
WE TRANSMIT VIA:
X FAX 1, MESSENGER UNDER SEPARATE COVER
US MAIL OVERNIGHT EXPRESS PICK UP AT OUR OFFICE
•
FOR YOUR:
APPROVAL/SIGNATURE USE X RECORD
X REVIEW AND COMMENT DISTRIBUTION INFORMATION
THE FOLLOWING:
DRAWINGS/SPECIFICATIONS AGREEMENT SHOP DRAWINGS
COMPUTER DISKETTES CHANGE ORDER PRODUCT LITERATURE
X MISCELLANEOUS APPLICATION FOR PAYMENT PRODUCT SAMPLES
COPIES DATE DESCRIPTION
I Letter addressing Summer Creek Village Sitc Development Review Notice of Decision and
Conditions of Approval,SDR 96-0015
REMARKS:
BY: DISTRIBUTION
Scott A,Reiter
34 NW FIRST AVENUE, SUITE 206, PORTLAND,OREGON 97209 (503)225-9095 FAX (503)225-9120
7-09-1995 11 :24PM FROM P. 2
w . .
RAR
ARCHITECTS
INCORPORATED
July 9, 1996
Mr. Will D'Andrea
City of Tigard
13125 SW Hall Bivd.
Tigard,Oregon 97223
Subject: Summer Creek Village
Notice of Decision
Dear Mr. D'Andrea,
This letter is to serve as written request for clarification and or appeal of the conditions of approval for
the Summer Creek Village Site Development Review Notice of Decision and Conditions of Approval,
SDR 96-0015.
The following conditions of approval need to be clarified and or appealed as noted:
Item 1. The applicant requests that the required additional ROW dedication be a condition of
occupancy rather than issuance of permit due to time constraints for beginning
construction.
Item 2. The 42 foot radius ROW dedication does NOT match the existing as described in the
findings on page 15.
Item 6. The applicant requests that the cost of the required public street improvements be
credited to the Traffic Impact Fee in accordance with Washington County Standards.
Item 15A. No grading is shown or proposed within the wetland buffer.
Item 17G. There are not any existing overhead utilities.
Please let us know the status of this request as to appeal items and clarification items. If you have any
questions please contact us. We appreciate your assistance and cooporation.
Sincerely,
RAR Architects Incorporated
dMi1411r
Scott A.Reiter
Vice President
34 NW FIRST AVENUE,SUITE 206,PORTLAND,OREGON 97209 (503)225-9095 FAX(503)225-9120
The City Recorder read the resolution by number and title.
Resolution No. 96-31, a resolution creating the FEMA disaster fund and approving
a supplemental budget for 95/96.
The motion was approved by unanimous voice vote of Council present. (Mayor
Nicoli, Councilors Moore, Rohlf, and Scheckla voted "yes".) , 1_
9. CONSIDER WETLANDS MITIGATION ON CITY PROPERTY BOWEN
DEVELOPNLENT COMPANY ST� °
a. Staff report „' it,60.10:
Mr. Bewersdorff presented the staff report. He directed attention to the staff memo
distributed at the April work session which explained this request from the Bowen
Development Company to use City property for wetlands mitigation. He reviewed
the situation. In 1988, a development company dedicated the wetlands portion of
its property to the City for a development that never happened. Now the Bowen
company wanted to develop the remainder of that property only to find that the
wetlands have moved onto their property. They were asking to fill in .17 acres of
wetland with an offset of .618 acres of mitigation.
Mr. Bewersdorff noted that this was an isolated case, and that the City might not be
able to get a similar dedication of wetlands today. He said that he thought this
would be good for the City.
Mr. Bewersdorff pointed out the attached draft policy relative to wetlands mitigation.
Mr. Monahan reiterated that this was a unique case with some obligation on the part
of the City to assist in allowing mitigation on City property because the particular
• City property under discussion originally came from the land owned by Bowen. He
said that the draft policies would protect the City in the event of future requests;
staff has already turned down one request to allow mitigation on other City land for
a development outside the city.
b. Council Discussion/Questions
Councilor Scheckla asked if a bike path was planned for the area. Mr. Bewersdorff
said that the development north of the wetlands precluded a pathway. He reported
that staff did consider askirig-o`r-a pathway but that the developer of the apartment
complex did not want to dedicate the area and staff would have a difficult time
proving rough proportionality. - -. - —
Councilor Scheckla asked if they would be opening themselves up in the future to
other similar requests. Mr. Bewersdorff said that to prevent similar requests was
the purpose of the draft policy. It could be used to guide the Council regarding
future cases of wetlands mitigation.
Councilor Scheckla asked if legally they could make this a one time instance. Mr.
Ramis said that he thought they could, given the unique set of facts. He said that
CITY COUNCIL MEETING MINUITES - MAY 14, 1996 - PAGE 15
Councilor Scheckla asked if legally they could make this a one time instance. Mr.
Ramis said that he thought they could, given the unique set of facts. He said that
• they could emphasize its uniqueness in their decision and then develop a policy to
preclude this sort of thing.
Councilor Scheckla expressed concern that moving the wetlands could create more
problems. Mr. Ramis commented that they could not draft a law to protect
themselves from Mother Nature. However they could make sure that they had
policies that required improvements of wetlands. Mr. Bewersdorff pointed out that
enhanced wetlands were a better storage for flooding and a benefit to the City.
c. Council Consideration: Resolution No. 96-32
Mayor Nicoli said that he didn't have any problem with this resolution. He
concurred that the City owed it to a property owner to work with them when the
owner had dedicated land for wetlands in the past only to have a hardship created
because of natural changes. He noted that this was a gift to the City that they
•
probably couldn't get today.
Councilor Scheckla stated that he did not see this as a gift to the Cit y because they
did it in order to get what they wanted.
Mayor Nicoli noted that they could no longer place a condition on a developer to
give them land because of Dolan. He reiterated that he was comfortable with
working with the owners on this.
Mr. Monahan pointed out that usually land was not dedicated until construction of
a project began; the applicant in 1988 dedicated the land and then decided not to
develop. He suggested an amendment to the resolution to add a third "whereas" to
read "Whereas the City owned land was dedicated in conjunction with the 1988 site
development review that was not developed on the same property as shown Fir Road
LLC" and to add under "Resolved" a statement "that the City fords that the unique
circumstances of this application make it appropriate to grant the mitigation in
recognition of the 1988 dedication." He said that this would record that this was a
very unique situation.
Councilor Scheckla stated that he liked the amendment.
Councilor Rohlf concurred with confining this unique circumstances. He also agreed
with the staff recommendation to develop a policy to deal with this issue, citing the
trend towards more infill.
Mr. Monahan reviewed the six items listed in the staff draft policy: benefit,
physical enhancement of existing wetland, compensation to the Cite, no additional
costs to the City for maintenance, location of developed property within the UGB,
and no potential onsite mitigation possible.
Mayor Nicoli suggested setting over the discussion on the policy to a future agenda
and dealing tonight with the resolution.
CITY COUNCIL MEETING MINUTES - MAY 14. 1996 - PAGE 16
Motion by Councilor Rohlf, seconded by Councilor Moore, to adopt Resolution
No. 96-32 as amended.
The City Recorder read the resolution by title and number.
Resolution No. 96-32. a resolution to allow Scholls Ferry Road LLC and/or affiliates
to create and/or enhance wetlands on city owned greenway, TIS, R1W, East 112 of
Section 23, Tigard. Oregon.
The motion was approved by unanimous voice vote of Council present. (Mayor
Nicoli. Councilors Moore, Rohlf. and Scheckla voted "yes".)
10. NON AGENDA ITEMS
> Mayor Nicoli asked the Council to give staff direction to proceed with developing
a recommendation on how they wanted to proceed with architect services on the
addition to City Hall. He noted that the process would take anywhere from 4 - 8
weeks but that getting an early start would allow staff to begin as soon as possible
after the July 1 budget began.
Mr. Monahan noted that it was a lengthy process with the new purchasing rules. He
said that they would not be back with a recommendation before July 1 but that they
could do a lot of the up front work and hopefully get better prices and a quicker
beginning to the process.
The Council agreed by consensus to direct staff to proceed as discussed.
11. ADJOURNMENT: 9:32 p.m.
"i-,L41- 111.(_. 4Ae (.0/1112_,C -C-4—d.-
Attest: / a'herine Wheatley, City Recorder
Ale •
• . , Ci • of Tigard
Date: -/ l.(,.1�.-F / 1(7q(1
L.Vecortei∎tanKrm0514%
CITY COUNCIL MEETING MINUTES - MAY 14, 1996 - PAGE 17
July 10, 1996
Scott A. Reiter CITY OF TIGARD
Vice President
RAR Architects, Inc. OREGON
34 NW First Avenue, Suite 206
Portland, OR 97209
Dear Mr. Reiter:
Your FAX of July 9, 1996 requested a clarification or appeal of conditions of approval for the
Summer Creek Village complex (SDR 96-0015). The following should clarify the five items
listed in your FAX. If you desire to appeal, a check in the amount of $250 must be sent
immediately. An appeal would be heard by the Planning Commission most probably in
September.
Item 1: Right of way dedication is a standard condition at the time of building permit.
Item 2: The reference to the 42-foot right-of-way (ROW) relates to the additional ROW
needed for the throat of the cul-de-sac. The condition also indicates that the
ROW radius in the bulb can be 42 feet. A 35-foot curb radius will be allowed
within a 42-foot ROW bulb.
Item 6: Southwest Hawk's Beard is not a TIF eligible street. The TIF applies to the
arterial - collector system.
Item 15A: Plans did not indicate whether or not grading would occur in the buffer. All that
is necessary is plans that indicate how the buffer will be treated.
Item 17G: Since there are no overhead utilities, the condition will not apply.
I hope this responds to your inquiry. Please feel free to contact us if you have any other
questions.
Sincerely,
r )
77..„
Richard Bewersdorff
Planning Manager
c: Brian Rager
SDR 96-0015 land use file
i:curpinldicklsumcrk.let
07/10/96 11.55 AM
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772
10-14-1995 4:24PM FROM P. 1
RAR TRANSMITTAL
ARCHITECTS
INCORPORATED
PROJECT: SUMMER CREEK APARTMENTS PROJECT NO. 9603
TO: WILL D'ANDREA FILE NO. 140
CITY OF TIGARD DATE: 10/14/96
13I25 SW HALL BLVD, FAX NO. 684-7297
TIGARD.OR.97223 PAGES SENT: 'total
1 WE TRANSMIT VIA:
X FAX MESSENGER 1 UNDER SEPARATE COVER
US MAIL OVERNIGHT EXPRESS PICK UP AT OUR OFFICE
1 FOR YOUR:
X APPROVAL/SIGNATURE USE, X RECORD
L
REVIEW AND COMMENT DISTRIBUTION INFORMATION
r -
THE FOLLOWING:
X I DRAW INGS/SPECIFICATIONS AGREEMENT SHOP DRAWINGS
COMPUTER DISKETTES CHANGE ORDER PRODUCT LITERATURE
MISCELLANEOUS APPLICATION FOR PAYMENT PRODUCT SAMPLES
COPIES 1 DATE DESCRIPTION
10/I 1/95 Lcttcr from Miller Sanitation
REMARKS:
BY: / DISTRIBUTION
-ill Lanni Aer
34 NW FIRST AVENUE, SUITE 206, PORTLAND,OREGON 97209 (503)225-9095 FAX (503)225-9120
10-14-1995 4:24P1 FROM P. 2
SSUMMER CREEK APARTMENTS
MEMORANDUM
Date: October 14, 1996
To: Will D'Andrea
City of Tigard
From: Bill Lanning
RAR Architects Incorporated
Subject: Miller Sanitation letter of approval
Will,
Here is the letter from Miller Sanitation Approving the trash plan upon the conditions stated.
• See attached revision sheet R-1 for the changes made per Miller Sanitation's request.
Distribution: Project File
9603-230-01 wm1
10-14-1995 4:25PM FROM P. 3
• OCT 11 '96 04:39pM MILLE P.2
Date: (i f/ ` 195
Dear Sirs,
We have reviewed your plan and/or attachments for the proposed
development at . ., tee. `-1 1s�LS�` f SlU itheete i " I
and find them to be in compliance with our compatibility requirements
with the following exceptions :
- - Sr s &ki 0/4-e42,4
Thank you for your consideration and timely submittal of these
materials for our review.
MILLER'S SANITARY SERVICE, INC.
•
• m
_.,,.
...ob. O 1
■ (U
i ' -: A13 W
a � o p flv N
, � 8 In
v) :A i Al F., (, --,
,...
XF = 6x6 P.T. o
o POST, TYP.
% &to
�� r� WOOD LAP SIDING/
>
a g,4 t'f BUILDING PAPER/
1/1" PLTILID. SHTH./ 4" CONCRETE SLAB _,
1 CI ?xb'e ON EDGE } ( 11JITl-1 6x6 u11.4)1i1L4 Ua1F/ a�
C� 6" COMPACTED
4 V 0 DUMPSTER ) GRANULAR BASE
a d 18" DIA. CONCRETE ( RECYCLE
c FOOTING, TYP, BINS, TYP.,N.E.C.
.4, 1
4'-0" WIDE PANEL DOOR ; NOTE:
rte,.
WI LONG CANE BOLT / SEE SITE PLAN FOR
til DOOR STOP 4 / SIDEWALKS TO
GALv. IRON PIPE / TRASH ENCLOSURE
INSERT IN CONC. SLAB /
Cn f NOTE:
EDGE OF 6x6
P.T. POST Ea TO
EDGE OF SLAB.
4 P
bx 7,f____. 4°-O" / 4'-4" i�-m" dot
o
W n 13'-S I/2"(13'-0" CLEAR MIN. INSIDE DIMENSION) /
3 off'
j2k
TRASH EN LOSURE PLAN
I °r I/4"-1'-0" 603-0142 A
"' AL3
O
co
C�-
U'eoz
r
Jul -20-98 02 : 57P Bowen Development/5ummerw P _ 01
i ate• ao va.. � �....., ....-. "-" -- -- -----
P•st-it Fax Note --7t o Z° "la'
To Too IIIMEMENIM
s►
mFhona rt ,! /X o7 �. 4 .,
l l
i
Fax* 2ANDUM
CITY OF TIGARD
TO Property Owners, Builders and Developers
FROM: Planning Division
DATE: February, 1998
SUBJECT: SITE DEVELOPMENT REVIEW MODIFICATION PROCEDURES
The Community Development Code permits the Director to approve, approve with Conditions or deny
expansions to existing permitted uses. The Planning Division requires two sets of architectural
elevations, site and landscape plans. The cost for this type pf review is $100. To review a
modification as a Minor Modification, the Director must first find that the expansion does not invoke
one or more of the 11 criteria discussed within Section 18.120.070(B) of the Tigard Development
Code. If the modification exceeds the maximum allowed under any one or more of the
following criteria, a Major Modification review is required. Major Modifications are processed
in the same manner as a new Site Development Review.
Below is a list of the criteria in Section 18.120.070(B) including an example of a response to each. To
be considered a complete application, a Minor Modification request must provide detailed answers to
each of the foilowing code criteria:
1. An increase in dwelling unit density or lot coverage for residential development The
proposal does not involve a residential development, therefore, this standard does not appiy,
2. A change in the ratio or number of different types of dwelling units. This criterion is not
applicable, as this request does not involve a residential development.
3. A change that requires additional on-site parking in accordance with Chapter 18.106. The
required parking for this use is one space per square feet of gross floor area. With
the addition of square feet, the building will equal square feet. Therefore,
parking spaces are required for the project. The plans indicate a total of parking
spaces will be provided with the project, in compliance with the minimum standard.
4. A change in the type of commercial or industrial structures as defined by the Uniform
Building Code. No change in the structural occupancy type of the building is proposed.
Therefore, this criteria is not applicable.
5. An increase in the height of the building(s) by more than 20 percent. No increase in the
height of the existing building is proposed The proposed expansion will match the height of the
existing building, thereby, satisfying this criteria.
VINCR M1•COirKATICN'p SOR PROCEDVRES SAGE i OF
Jul -20-98 02 : 58P Bowen Development/5ummerw P _ 02
U, ,V JO VJ- JJ .... . --._..-.V
6. A change in the type and location of accessways and parking areas where off-site traffic
would be affected_ This request will not require a change in accessways or parking areas
where off-site traffic would be affected. In compliance with this criteria.
7. An increase in vehicular traffic to and from the site and the increase can be expected to
exceed 20 vehicles per day. The Minor Modification submittal included a trip generation study.
Th- on 'n• . i -n. ' --r - - . _ - .- -. n . - of new tnas t4 the site based
on the trip generation rates of the current edition of the Traffic Engineering Manual- Based on
this study, the applicant states that the proposed expansion will not generate or exceed 20
additional vehicle trips to the site each day- Staff concurs with these findings.
NQTE: A traffic generation study may be necessary, but is not required in every case Please
discuss this with the staff assigned to the project for a determination.
8. An increase in the floor area proposed for a non-residential use by more than ten percent
excluding expansions under 5,000 square feet The modification will increase the floor area
from square feet to -square feet. The net increase is a total of
square feet or %, therefore, this standard has been satisfied.
9. A reduction in the area reserved for common open space and/or usable open space that
reduces the open space area below the minimum required by this code or reduces the
open space area by more than ten percent There is no area reserved for common open
space, therefore, this standard does not apply to the proposal.
10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping
provisions) below the minimum established by this code or by more than ten percent
where specified in the site plan. The proposed building addition will result in the removal of
some landscaping, however, the proposal also involves the reduction of parking spaces that will
be replaced with landscaping. The applicant has demonstrated how the site will continue to
provide the required 15% landscaping in the information submitted. Prior to final occupancy, the
applicant must verify that 15% landscaping is being maintained.
•
11. A modification to the conditions imposed at the time of Site Development Review
approval that are not the subject of criteria (B).1 through 10 above. The applicant has
provided findings that demonstrate the modification will not preclude conformance to the original
Site Development Review's Conditions of Approval, satisfying this criteria.
Secondly, the Director must find that the proposed change complies with the underlying standards of
the applicable zoning district. To complete this review, the Applicant's proposal must include a
discussion indicating how the site expansion will continue to comply with minimum setback, building
height. parking and landscaping standards. Other applicable requirements such as minimum Clear
Vision areas near driveways and street intersections may also be applicable depending on where the
building expansion is proposed to be constructed on the site.
Depending on the Planning Division's work load, a Minor Modification request can typically be reviewed
within two calendar weeks. Upon review of the request, Planning Division Staff will issue a decision to
the applicant by letter.
cunaimmascers wr,nomrod.sdr
uPiOn moolFT AYICN ro Spa PROCEDURES s _ P 20P
ANDERSON ASSOCIATES
22181 N.W. Phillips Road
Hillsboro, OR 97124
(503) 647-7400
Fax 647-7404
TRANSMITTAL
DATE: 7/20/98
TO: Julia Hyduke, CITY OF TIGARD
FROM: Dave Anderson
PROJECT: SUMMER CREEK APARTMENTS
ATTACHED: REVISED LANDSCAPE PLANS
NOTES:
Ms. Hyduke,
Eclosed please find the Summer Creek Landscape Plan, revised from the original plan
for the following reasons:
• The addition of walkways through the two open spaces which also required the
movement of plant material in those areas.
• The addition of retaining walls in the courtyards which also required movement of
the plant material and some changes in the types of ground cover due to sun
angles.
• The revisions along the cul de sac on the east end of the project are due again to the
addition of retaining walls. The steep condition along the sidewalk at the end of the
cul de sac won't allow for plant material originally planned for that area. We are
proposing a fence along that area (approximately 55 feet) between the street trees
shown on the revision for screening of the neighbors from the apartment project.
• Other changes to the plan include changes to parking lot islands that were not on
the original landscape plan and clarifications to the ground cover botanical names.
Please let me know if you have any questions about the changes; also, I was told that
there are calculations that are required for these revisions but I am unclear as to
what these are. Again, please give me a call if you have questions or comments.
Thank you.
I
I I „ , BOWW'EN
❑■ DEVELOPMENT
❑ CO\t \1
July 21, 1998
Ms. Julia Hadjuk
City of Tigard Planning Division
13125 S.W. Hall
Tigard, OR 97223
RE: Minor Modification Letter
Summer Creek Village Apartments
13436 S.W. Hawksbeard Road
Tigard, OR
Dear Ms. Hadjuk:
Please see below our letter for a Minor Modification Review at the Summer Creek Village
Apartments and our response to the code criteria for Minor Modification Review as
specified in Section 18.120.070(B )of the Tigard Development Code.
The modifications we are requesting include the addition of site sidewalk at two
courtyards for resident pathways in these locations and the installation of site retaining
walls required by the final grade changes installed per the civil drawings.
Please see attached, calculations on the change of the landscape coverage on the site by
the Landscape Architect for this project.
List of Criteria and Responses:
Item 1.) An Increase in dwelling unit density or lot coverage for residential
development.
This modification contains no increase in dwelling unit density or lot
coverage, therefore, this standard does not apply.
Item 2.) A change in the ratio or number of different types of dwelling units.
This modification contains no change in the ratio or number of different
types of dwelling units,therefore, this standard does not apply.
Item 3.) a change that requires additional on site parking in accordance with
£\my documents-2-26-98\my documents\96-1801div1\city of tigard\7-22-98-cityofftigardpinng j.hadjukdotl of 3
12570 S.W. 69th ■ Suite 200 • Tigard. Oregon 97223 • (503) 598-4522 voice • (503) 598-0503 fax
I I BOW F\
DE ELOP11EY I,
DLL 1 (jOII':\\\
Chapter 18.106.
This modification does not increase building size or require additional on
site parking, therefore, this standard does not apply.
Item 4.) A change in the type of commercial or industrial structures as defined
by the Uniform Building Code.
This modification does not change the type of commercial or industrial
structures as defined by the Uniform Building Code,therefore,this
standard does not apply.
Item 5.) An increase in the height of the building(s)by more than 20 percent.
No increase in building height is proposed,therefore, this standard does not
apply.
Item 6.) A change in the type and location of accessways and parking areas
where off-site traffic would be affected.
No change in the type and location of accessways and parking areas is
proposed,therefore,this standard does not apply.
Item 7.) An increase in vehicular traffic to and from the site ant the increase
can be expected exceed 20 vehicles a day.
No increase in vehicular traffic will result from this modification,therefore,
this standard does not apply.
Item 8.) An increase in the floor area proposed for a non-residential use by
more than 10 percent excluding expansions under 5,000 square feet.
This modification will not increase floor area, therefore, this standard does
not apply.
Item 9.) A reduction in the area reserved for common open space and/or
usable open space that reduces the open space area below the
f:\my documents-2-26-98\my documents\96-180\divl\city of tigard\7-22-98-cityoftigardpinngj.hadjukdot2 of 3
12570 S.W. 69th • Suite 200 • Tigard, Oregon 97223 • (503) 598-4522 voice • (503) 598-0503 fax
i BOWEN
■� DEVELOP\1E.NT
I n COMMY
minimum required by this code or reduces the open space area by
more than 10 percent.
This modification will not reduce open space area,therefore,this standard
does not apply.
Item 10.) A reduction of project amenities(recreational facilities, screening;
and/or,landscaping provisions)below the minimum established by
this code or by more than 10 percent where specified on the site plan.
This modification does not reduce site amenities below the percentage
allowed as defined in item 10. Please see attached calculations by the
landscape architect of the quantity changes.
Item 11.) A modification to the conditions imposed at the time of Site
Development Review approval that are not the subject of(B.) 1
through 10 above.
The modification proposed will not modify the conditions of approval of
the original Site Development Review, therefore,this standard does not
apply.
Please call us at(503) 598-4522 if you have any questions regarding the information
contained in this letter.
Sincerely,
BOWEN DEVELOPMENT COMPANY
Anthony J. Silvestrini
Project Manager
Dist: Julia Hadjuk- City of Tigard-via hand delivery
File- section 01040- City of Tigard
£\my documents-2-26-98\my documents\96-180\divl\city of tigard\7-22-98-cityoftigardpinng j.hadjukdot3 of 3
12570 S.W. 69th ■ Suite 200 • Tigard, Oregon 97223 • (503) 598-4522 voice • (503) 598-0503 fax
06/14/1994 05: 51 15036998636 ANDERSON ASSOCIATES PAGE 01
ANDERSON ASSOCIATES
22181 N.W. Phillips Road
Hillsboro, OR 97124
(503) 647-7400
Fax (503) 647-7404
MEMO
DATE: July 21, 1998
TO: Tony Silvestrini, BOWEN DEVELOPMENT COMPANY
FROM: Dave Anderson
PROJECT: SUMMER CREEK APARTMENTS
RE: REVISED CALCULATIONS FOR LANDSCAPE AREA
Tony.
Here are the revised site coverage numbers that coincide with the revised landscape plans dated
7/7/98.
OLD SITE COVERAGE NUMBERS:
IMPERVIOUS SURFACE AREA: 225,913 SF (66%)
LANDSCAPING 117,894 SF (34%)
REVISED SITE COVERAGE NUMBERS:
IMPERVIOUS SURFACE AREA: 231,413 SF (67.3%)
LANDSCAPING 112,394 SF (32.7%)
1 of 1
sbe- i ce
July 23, 1998
rci
Anthony Silvestrini, Project Manager CITY OF TIGARD
Bowen Development Company OREGON
12570 SW 69th, Suite 200
Tigard, OR 97223
Dear Mr. Silvestrini:
This letter is in response to your request for Minor Modification approval to modify the approved
Summer Creek Village Apartments site and landscaping plan (SDR 96-0015). The request is to
modify the landscaping plan to include sidewalks through two (2) courtyard areas and install a
retaining wall due to final grade changes installed per civil drawings. The installation of the
retaining wall will result in removal of required screening and buffering. The applicant indicated
verbally that this screening would be replaced with a fence if this modification was approved.
The Tigard Community Development Code, Site Development Review Section indicates that if
the requested modification meets any of the major modification criteria, the request shall be
reviewed as a new Site Development Review application.
Section 18.120.070.B. states that the Director shall determine that a major modification(s) will
result if one (1) or more of the following changes are proposed:
1. An increase in dwelling unit density, or lot coverage for residential development.
The proposal involves no increase in dwelling unit density; therefore, this standard
does not apply.
2. A change in the ratio or number of different types of dwelling units. This criterion
is not applicable, as this request does not involve a change in the ratio or number of
different types of dwelling units.
3. A change that requires additional on-site parking in accordance with Chapter
18.106. The change is not increasing building square footage; therefore, this standard
does not apply.
4. A change in the type of commercial or industrial structures as defined by the
Uniform Building Code. No change in the structure of the building is proposed;
therefore, this standard does not apply.
5. An increase in the height of the building(s) by more than 20 percent. No change in
the height of the building is proposed; therefore, this standard does not apply.
6. A change in the type and location of accessways and parking areas where off-site
traffic would be affected. This request will not require a change in accessways or
13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 Pose 1 of 3
parking areas where off-site traffic would be affected; therefore, this standard does not
apply.
7. An increase in vehicular traffic to and from the Site and the increase can be
expected to exceed 20 vehicles per day. The request is to alter landscaping and
screening only; therefore, vehicular traffic to or from the site will not be increased.
8. An increase in the floor area proposed for a non-residential use by more than 10
percent excluding expansions under 5,000 square feet. No increase in floor area is
proposed; therefore, this standard does not apply.
9. A reduction in the area reserved for common open space and/or usable open
space which reduces the open space area below the minimum required by this
code or reduces the open space area by more than 10 percent. This proposal will
decrease the landscaping percent slightly; however, the amount of common open space
will remain the same. This change does not trigger major modification review.
10. A reduction of project amenities (recreational facilities, screening, and/or
landscaping provisions) below the minimum established by this code or by more
than 10 percent where specified in the site plan. The proposed modification in
landscaping reduces the percent of landscaping by 5,500 square feet or a total of 4.6
percent. The resulting landscaping area of 32.7 percent still exceeds the 20 percent
required by the code; therefore, this change does not trigger a major modification
review.
11. A modification to the conditions imposed at the time of Site Development Review
approval which are not the subject of B. 1 through 10 above. The proposal involves
the construction of a retaining wall along the cul-de-sac bulb at the eastern edge of the
property. The original approval indicated that screening was required along the entire
eastern boundary and would be satisfied by the installation of a 5-foot hedge. With the
need for the retaining wall, a hedge is no longer a viable option and the applicant has
indicated that, instead, they would install a fence that would satisfy the screening
requirements. This will be a condition of final modification approval. With the
installation of the fence, the proposed modification will not modify the screening
condition or any other conditions imposed at time of Site Development Review
approval; therefore, this change does not trigger the need for a major modification
review.
This request is determined to be a minor modification to an approved site development plan.
The Director's designee has determined that the proposed minor modification will promote the
general welfare of the City and will not be significantly detrimental nor injurious to surrounding
properties, provided that development which occurs after this decision complies with all
applicable local, state, and federal laws.
Page 2of3
THIS REQUEST FOR MINOR MODIFICATION APPROVAL HAS BEEN APPROVED WITH
THE FOLLOWING CONDITION:
1. Prior to final inspection of Phase 10 (buildings "L", "K", and "H"), a 5-foot high
fence will be installed serving as a screening along the area of the retaining wall.
Staff will review all past phases, up to and including Phase 5, in relation to the revised
landscaping plan. Provided the plans are consistent with what is actually built, Staff will sign off
on final building inspections and Certificate of Occupancy for buildings D and E. If any additional
modifications are desired for the site and/or landscaping plans, please notify Staff and obtain
approval prior to making the changes. If you need additional information or have any questions,
please call me at(503)639-4171.
Sincerely,
Julia Powell Hajduk
Associate Planner
h:lcurplan ljulialminmodlsummercr.doc
c: 1998 Planning correspondence file
SDR 96-0015 Land use file
Page 3 of 3