Loading...
SDR1995-00009 SD R95 - 00009 Fountainwood Condominiums CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 95-06 PC a BY PLANNING COMMISSION Concerning Case Number(s): SDR 95.0009JPDR 95-0003 - Name of Owner: Conrad Custom Homes Name of Applicant: Same Address of Applicant: P.O. Box 764 City: Lake Oswego State: Oregon Zip: 97034 Address of Property: 11000 SW Naeve Street City.- Tigard State: Oregon Zip: 97223 Tax Map and Lot No(sl.: 2S1 1008, tax lot 900 Request: A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences. The existing detached, single-family residence would be demolished. Zone: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. Action: ❑ Approval as requested ® Approval with conditions 7 Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Owners of record within the required distance ® Affected governmental agencies ® The affected Citizen Involvement Team Facilitator ® The applicant and owner(s) THE DECISION SHALL BE FINAL ON AUGUST 9, 1995 UNLESS AN APPEAL IS FILED Final Decision: The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON AUGUST 9, 1995 Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639-4171. SDR 95.0009IPDR 95-0003 NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION CONRAD CUSTOM HOMESiFOUNTAINW00D CONDOMINIUMS ■ COVER SHEET • L.. OF TIGARD PLANNING COMMISSI , FINAL ORDER NO. 95-06 PC CONRAD CUSTOM HOMES - OWNER CONRAD CUSTOM HOMES - APPLICANT A FINAL ORDER APPROVING SITE DEVELOPMENT REVIEW 95-0009 AND PLANNED DEVELOPMENT REVIEW 94-0003. SECTION I. GENERAL INFORMATION Site Development Review SDR 95-0009 Planned Development PDR 95-0003 A development request for Conceptual Planned Development Review and Site Development Review to allow the construction of 12 town house units. A future Detailed Planned Development Review will be required for the entire development. Applicant: Conrad Custom Homes Cliff Conrad P.O. Box 764 Lake Oswego, OR 97034 Owner(s): Same Location: 11000 SW Naeve Street. The south side of SW Naeve Street, south of the proposed Triad Development. The property is west of 109th Street within the Summerfield Development (WCTM 2S1 10DB, tax lot 900). Applicable Review Criteria: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. 2. Background Information The site has been zoned for Medium-High Density Residential, R-25 since the Comprehensive Plan was adopted. The site is presently developed with a single family residence. The City has no record of any more recent development applications for this site. On July 17, 1995 the Planning Commission conducted a Public Hearing concerning this application. Based on the public testimony the Planning Commission voted to approve this application with a modification to Condition of Approval 15(h) which requires the applicant to provide access either to SW Willowbrook Drive or SW Naeve Street. 3. Vicinity Information The subject property is located along the south side of SW Naeve Street to the west of 109th Street. Immediately to the north of SW Naeve Street is an area which in recent years has been proposed to be developed with the 348 unit Triad Apartment project. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 1 To the east and south, site is adjoined by the Fountains at Surri,..erfield which is an existing 100- unit senior condominium project within a portion of the larger Summerfield Retirement Community. To the west the site is adjoined by detached single family residences which are also within the Summerfield Retirement Community. 4. Site Information The site is approximately 1.1 acres and is presently developed with a detached single family residence. The property has approximately a three percent slope towards private street SW Willowbrook Drive which presently serves the Fountains Condominiums at Summerfield Development. Much of the development is encircled by existing trees which are proposed to be incorporated into the site to the extent possible. 5. Proposal Description The applicant has proposed to demolish the existing single family residence and develop 12 town home type residences in a total of three groups which are each to be served by attached and detached garages. SECTION II. FINDINGS OF FACT The Engineering Division has provided the following comments concerning this proposal: Findings: 1. Streets: The project proposes to construct a private street connecting to the internal private street system (SW Willowbrook Drive) within the Fountains to provide access to the condominium units. The street would end with a "t" type turnaround, in accordance with the requirements of the Fire Marshall. The site is also contiguous to SW Naeve Street, but no access is proposed. With regards to private street standards, under Section 18.164.030.5, the use of private streets is allowed within Planned Developments and the standards are established by the City Engineer. This private street width was recently approved for a subdivision in the Metzger area. The applicant indicates that no street parking will be allowed and the proposed width is sufficient for fire access. However, an emergency fire access connecting to SW Naeve Street should be included in the final design for the project to standards acceptable to the Fire Marshal. Section 18.164.030.S also requires a bonded maintenance agreement or the creation of a homeowners association to provide for the continued maintenance of the streets in perpetuity. The applicant should be required to append to the Fountains Condominium Association or form a new association. With respect to SW Naeve Street, the existing right-of-way is not sufficient. The applicant should be required to dedicate additional right-of-way to 25 feet from centerline. In addition, the applicant should complete the half-street improvements along the frontage of the site. Overhead wiring is existing along SW Naeve Street frontage and the applicant should place these facilities underground or pay the fee in-lieu of undergrounding. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 2 2. Sanitary Sewer: The applicant proposes to construct a new main that will cross the contiguous property to the south and connect to the existing 8 inch sanitary sewer main that is located within the Fountains development. A portion of this existing sewer line is presently a part of the private system constructed with the Fountains and will need a special inspection and certification if it is to become a part of the City public system. The existing line that is public within the Fountains has sufficient capacity to serve this development. 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system that will connect to the existing system in the Fountains. The applicant should also investigate the capacity of this system and the affects of the increase in storm water flow with respect to the downstream properties. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on-site water quality facilities or fees in-lieu of their construction. Requiring surface water quality facilities on small sites would result in numerous facilities that would become a maintenance burden to the City. Furthermore, the applicant has not proposed any such facilities and there are no natural depressions or other areas of this site that are particularly suitable for water quality facilities. Regional facilities, funded by fees in-lieu of construction of these facilities, would provide the required treatment with improved reliability and less maintenance. Therefore the applicant should be required to pay the fee in-lieu of constructing an on-site facility. 4. AGENCY COMMENTS: Mr. Tom Rogers the Chairman of the Fountains Condominiums Board of Directors reviewed this application and provided the following comments concerning this development: The residents of the Fountains would prefer that access not be provided to SW Naeve Street. This is a very important condition that is desired by the residents of the Fountains and Summerfield. New street maintenance will depend upon the arrangements made between the Fountainwood and the existing Fountains Condominiums. All utilities run up Fountainwood Court. Where do the utilities connect? The Unified Sewerage Agency reviewed this request and provided the following comments: 1. The applicant should address storm water quality facility in accordance with City adopted R & 0 91-47/91-75. 2. Public storm and sanitary sewer shall be placed within public easements. 3. Erosion control measures should be based on the current (February 1994) E.C. Manual. The Water Department reviewed this application and provided the following comments: 1. The water plan was not included in our packet. The developers engineer shall contact the Water Department for proper design standards and details. Also we will need profiles of frontage along SW Naeve Street to determine if half-street improvements impact existing water facilities. It is assumed that a six inch water main would be extended from SW Willowbrook Drive to SW Naeve Street. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 3 The Tualatin Valley F..., District reviewed this application ar... have provided the following comments 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 cannot be approved at this time. Please revise addressing the following and re-submit. 1. Hydrants: Hydrant shall be placed so that all portions of exterior walls of buildings, measured around the outside and along access roadways, are no more than 250 feet for all commercial buildings. Please provide water supply plans showing hydrants for review and approval. 2. Fire Flow: To assure that adequate amounts of water (available fire flow) are being provided to a building site, the fire code requires that a fire flow based on type of construction, size of building, and hazard of occupancy be calculated. Please provide for review, the fire flow requirements to this office. Enclosed to the applicant is a booklet and work sheet to perform the calculations. 3. No Parking Signs: No parking signs shall be posted along both sides of the road leading into the complex. No parking signs shall state, "NO PARKING", "TOW AWAY ZONE", "FIRE LANE", "ORS 98.810-812". They shall be posted no closer than 4 feet to the ground, nor higher that 6 feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1). The Building Department, Portland General Electric, the Tualatin Valley Water District, the Police Department and the Advanced Planning Division have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION III. ANALYSIS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant has proposed to develop the site with 12 attached residential dwellings. The attached single family residential development which has been proposed is a permitted use as clusters of attached dwelling units as defined within Section 18.42 of the Community Development Code. Setback and Height: Section 18.56 requires a 20 foot front yard, a 20 foot rear yard setback and a 10 foot side-yard setback. The site plan complies with these standards as designed. The R-25 Zoning District permits residential development up to a maximum of 45 feet in height. The architectural elevations do not appear to exceed this height limit but no scale was provided for the Architectural Plan. The plan shall be revised to indicate the scale on which the drawing is based in order to review building heights. Planned Development: This application comprises the first two steps of the Planned Development Review process. With this application the developer is proposing to apply a Planned Development Overlay Zoning District to the zoning map. Secondly, the applicant has applied for Conceptual Plan approval for development. Should this application be approved the applicant is required to apply for and receive Detailed Planned Development approval which is reviewed by the Director. Section 18.80.130(A)(1) (Planned Development Review -Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Sections 18.42, 18.56, 18.80, 18.92, 18.96, 18.100, FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 4 18.102, 18.106, 18.108, 18.1 1-., 18.120, 18.144, 18.150 and 18.164 the Community Development Code. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.80 lists Section 18.160 (Subdivisions) as an applicable review criteria for Planned Developments. The applicant has not proposed to subdivide the property for this reason Section 18.160 is not applicable. Section 18.80.120(A)(3) provides further review standards for Planned Development which have been addressed below as follows: Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The site is developed with a detached single family residence. The site has approximately a three percent slope towards the Fountains Condominiums to the south west of the site and is encircled with existing trees along the perimeter of the property. The applicant intends to provide site drainage in the same natural direction and preserve the existing trees where possible. The site is relatively level but as a part of the permit process the applicant will be required to provide soils testing to ensure ground stability. The standards related to provision of adequate light and air are addressed elsewhere within this report under the minimum setback requirements. The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. The Development Code standards which require new residential development to be oriented for solar accessibility are not applicable because the applicant has proposed a multiple-family residential development. The majority of the existing trees are located around the perimeter of the site. The applicant's plan preserves these trees to the extent possible given the site development constraints inherent with construction of utility and site improvements. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 5 (a) The purpose of ,..e buffer, for example to decrease noise absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; Because this proposed development is defined as a multiple family residential project and adjoins other multiple family residential areas buffering is not required to the south and west of the property. To the north the site is also adjoined by multiple family residential zoning so no additional screening or buffering is required. To the east the site is adjoined by detached single family residences which require a 10 foot minimum setback and buffer area. At a minimum this buffer area along the easterly property line is required to provide the following combination of features as both a land use buffer and for screening purposes: 1) , A row of trees with a height of five feet at planting for deciduous trees and four feet for evergreen trees shall be provided at the appropriate spacing for growth at maturity; and 2) A row of shrubs of at least 10 five gallon trees or 20 one gallon trees shall be planted for each 1,000 square feet of required land use buffer area; 3) The remaining areas shall be planted in lawn, ground-cover or provided with bark mulch within the land use buffer area. 4) A minimum of one of the following is required to be provided: 1) a row of evergreen shrubs providing a continuous screen of four feet of height within two years of planting, 2) a fence or wall of five feet in height, or 3) an earthen landscape berm with evergreen planting materials providing a continuous screen of six feet of height shall be provided for screening purposes. 5) All screening measures should be designed to provide year round screening. The landscape plan proposes a row of shrubs in compliance with the standard. The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. The development plan proposes to preserve as many of the existing trees as possible around the perimeter of the site. Along the easterly property line the Landscape Plan shall be revised to add trees to fill in gaps in this buffer area. The existing single family homes are fenced with a low wire fence. Due to the existing mature trees to be preserved along the easterly perimeter of the property, a solid wood fence or row of evergreen shrubs is recommended rather than a wall or earthen berm. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. (iii) On-site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year-round; FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 6 Screening is required to be provided where the proposed multiple family residential use abuts detached single family residential homes to the east of the site. Required land use buffering measures are reviewed above. Privacy and noise: (i) Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed residential development. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Each ground level residential unit is proposed to be provided with a private patio area of approximately 180 square feet in satisfaction with this requirement. Given the narrow property width in the southerly facing direction it is not possible to completely orient these outdoor open space areas for solar access. Based on the design constraints of the property dimensions, the private outdoor patio areas are screened from view to the extent possible from adjoining streets and residential areas. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii)of this section each multiple- dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two bedroom units, 200 square feet per unit; and (b) Three or more bedroom units, 300 square feet per unit; Each of the 12 town home units is proposed to have two bedrooms. A minimum 2,400 square feet of useable common outdoor space is required to serve this number of dwelling units. A total of 38% of the site is proposed to be landscaped or 17,479 square feet which is nearly double the required 20°/° minimum landscaping. A total of four separate lawn areas which are readily visible from SW Naeve Street and SW Willowbrook Drive have been proposed. These areas provide approximately 9,000 square feet of useable open space area in satisfaction with this requirement. (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; Each of these four common areas are visible from at least two of the proposed dwelling units as well as by passing motorists and pedestrians on the adjoining streets. (iii) The required recreation space may be provided as follows: FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 7 (a) It may be all oL__oor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or (e) Where balconies are added to units, the balconies shall not be less than 48 square feet; A total of four separate outdoor lawn areas which are readily visible from SW Naeve Street and SW Willowbrook Drive have been proposed. The open space areas provide approximately 9,000 square feet of useable open space area in satisfaction with Section (a) of this requirement. These areas are also readily visible from at least two of the dwelling units. Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (iii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The site plan provides one vehicular and pedestrian access point to SW Willowbrook Drive which is a private street that accesses SW 109th Street. The Fire District and Police Department were provided with a copy of this application. The Police Department and Fire District responded to the application by stating that the development would be considered accessible for emergency vehicle access purposes if"No Parking" signs are posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. The site does not adjoin rights-of-way designated as a pedestrian or bicycle pathway. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped; FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 8 • Section (i) is applicable and has ueen addressed within the design of the o.. Jopment. A total of 38 percent of the site is proposed to be landscaped which almost double the required amount of landscaping. Section (ii) and (iii) are not applicable because no commercial or industrial development is proposed. Public transit: (i) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; SW Naeve Street is not transit served so the applicant is not required to construct a bus turn-out, waiting shelter or hard surface paths to the shelter. TRI-MET has no long term plans to extend transit service to SW Naeve Street given its Local Street designation. The applicant will be required to provide street improvements such as curb, gutter, sidewalk along this street frontage which provides direct access to transit served Pacific Highway. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn-out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; This has been reviewed previously above. Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the proposed dwelling units are required to provide a minimum of two off-street parking spaces. In addition to the minimum standard of two spaces per dwelling unit, an additional 15% of the minimum required parking must be provided for visitor parking. Based on these requirements a minimum of 28 parking spaces are required. The site proposes a total 40 parking spaces in satisfaction with this requirement. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 9 Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; A hydrology investigation will be required which demonstrates that sufficient capacity exists within storm - drainage facilities upstream and downstream of the development to handle the increase in runoff caused by additional impervious surfaces to be developed on this site. Floodplain dedication: (i) Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This requirement is not applicable because the site does not contain or adjoin areas which have been defined as a portion of the 100-year flood plain. Density Calculations: Section 18.92 provide a density calculation formula for development within residential zoning districts. To determine the developable square footage for a given site the gross square footage of the site is determined for this site the applicant lists the gross square footage of the site to be 48,221 square feet. A minimum of 15% of the site's gross square footage is deducted for public right-of-way dedication. This equals approximately 7,233 square feet. Areas to be developed as private streets are also taken out which is 5,375 square feet. Areas which are to be set aside as common open space or which have been defined as sensitive lands are also taken out but in this instance the site plan does not designate common open space areas and does not contain lands designated as sensitive lands. For this reason the site has a net developable area of 35,613 square feet which is then divided by the minimum lot area for a multiple family dwelling unit. The R-25 Zoning District requires a minimum of 1,480 square feet per dwelling unit which allows this site the opportunity to develop up to 24 dwelling units. The applicant has proposed 12 dwelling units which does not exceed the maximum allowable density standard for this zoning district. Distance Between Multiple-Family Structures: Section 18.96 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 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. A total of three buildings are proposed however only one of these three buildings has a horizontal dimension in excess of 60 feet in length. This building is proposed to contain eight of the twelve dwelling units. Because 55 feet of building separation is proposed between this building and the other two. For this reason the requirement has been satisfied. 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 seven feet. As indicated on the site and floor plans the proposed building complies with these standards. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 10 • Street Trees: Section 18.100 sta....,that all development projects fronting, A public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant provided a landscape plan with specimen types. The landscape plan identified the "Marshall Seedless Ash" species as the street tree to be used for this site. This tree has been shown to be a suitable local street tree. Given their large 50 foot size at maturity these trees can be spaced at up to 40 feet on center. The landscape plan shows the proposed trees to be spaced in excess of 60 feet on center. Additional street trees shall be added to meet the spacing requirement. The landscape plan shall be revised to clearly indicate which trees are existing and which are proposed. Visual Clearance Areas: Section 18.102 requires that a clear vision area 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, temporary, or permanent obstruction exceeding three feet in height. 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 above three feet and below eight feet are removed. A visual clearance area is the triangular area formed by measuring back 30-35 feet from the intersection of two streets, a driveway and a street, or a driveway to driveway intersection and connecting these points with a straight line. All proposed structures comply with this requirement as proposed. The Landscape Plan as proposed also complies with this standard but all existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. Bicycle Parking: Section 18.106 requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on 32 minimum number of required parking spaces, a total of two bicycle parking racks are required. The site plan does not currently provide bicycle racks. The plan shall be revised to provide a minimum of two racks to comply with the standard. Access: Section 18.164 addresses street access requirements for this development. The applicant has proposed a private street of 25 feet in width with a 20 foot paved section to provide access to the site from private street SW Willowbrook Drive. Section 18.164.030(5) allows the use of Private Streets which serve more than six dwelling units under a Planned Development. The street as designed is essentially a cul-de- sac backing up to SW Naeve Street. The applicant has proposed to develop sidewalks along one side of the private street. A hammerhead emergency vehicle turn-around has been designed with a 20 foot by 45 foot dimension through the use of a private street and an intersection with a driveway courtyard which provides access to four of the dwelling units. Section 18.164.030(G) requires that where a local street abuts a development site that access shall be extended to the site to provide through circulation when access is not precluded by environmental or topographic constraints, existing development patterns or strict adherence to other development standards in the code. For a waiver from providing a connecting access point the applicant must demonstrate why development constraints precludes access. The applicant states that the project's conditional approval to join the Summerfield Community requires that no access be provided from SW Naeve Street. The applicant states that because of the well designed existing street system which serves the Summerfield Community that additional street access is unnecessary. More recently the applicant has stated that the residents of the Fountains Condominiums may not permit this development to be annexed to the condominiums. This may preclude access to the private street SW Willowbrook Drive. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 11 • In response to this application ...e Chairman of the Fountains Condominiums Mr. Tom Rogers stated that no access should be provided to this development to SW Naeve Street. In previous discussions with the residents issues such as community security and a desire to minimize vehicular conflicts with pedestrians and golf carts have been discussed as some of the primary reasons for opposition to new access points from SW Naeve Street. Due to the limited topographic change between the site and SW Naeve Street and the developed nature of the site there are no environmental constraints with providing access to SW Naeve Street from the development site. Community concern with direct access to SW Naeve Street can be addressed by providing a gated access which allows only the residents of the proposed town homes access. Because many of the new residents within this proposed development would be required to drive through the Summerfield Community, an alternative access point is recommended to minimize pedestrian conflicts with these added vehicles while prohibiting cut through traffic by non-residents. A controlled access gate can also be designed to provide a separated pedestrian gate which would allow access to future commercial areas to the west such as the proposed Tigard Promenade Shopping Center. The applicant shall revise the plan to provide gated vehicular and pedestrian to SW Naeve Street. For safety reasons this access shall be designed to allow waiting vehicles to be entirely out of the SW Naeve Street right-of-way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Street may be eliminated. Based on testimony which was received the Planning Commission recommended that access either be provided from SW Naeve Street or SW Willowbrook Drive but not from both directions. Walkways: Section 18.108 also requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Walkways shall be provided where feasible from adjoining developments. The sidewalk shall be designed to minimize the distance in which pedestrian access must cross vehicle access driveways or parking lots. Such crossings shall be designed and located for pedestrian safety and to minimize conflicts. Required walkways shall be physically separated from motor vehicle traffic and parking by either a six inch minimum vertical separation (curbed) or a minimum three foot horizontal separation. Signs: Section 18.114 lists the type of allowable signs and sign area permitted in the R-25 zone. All new signage shall be reviewed through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recyclable Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick-up and removal by haulers. The applicant is required to comply with the franchise hauler method of review in order to address the site specific constraints with refuse and recyclable materials disposal. Site Development Review: 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 Sections. The applicable criteria in this case are chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.144, 18.150 and 18.164. The proposal's consistency with these sections has been reviewed within this report. The proposal contains no elements related to the provisions of Code Chapters 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), 18.134 (Variance), which are also listed under section 18.120.180.A.1. These sections are therefore found to be inapplicable as approval standards. Section 18.120.180.A.(2-18) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 12 • Section A.2 (Relationship to the Natural and Physical Environment) Bu....ring and Screening states that buffering shall be provided between different types of land uses. This criteria has been reviewed within the Buffer Matrix Section 18.100.130 below. The portion addressing preservation of trees states that buildings shall be located so as to preserve existing trees to the extent possible. Trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. Given the location of the existing trees only a few of the existing trees are located in such a manner so as to allow preservation and development of these parcels as a shopping center with shared utilities. Section A.3 (Multiple Family Exterior Elevations) is applicable to this development. This standard states that along the vertical face of multiple-family structures architectural relief features shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (entrances, patios, etc.); b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations the applicant has provide recessed entrances, decks, patios and off-sets or breaks in the roof-line. The architectural plan for this development exceeds this standard because all three of these types of features are provided at intervals of less than 30 feet along the both sides of the eight unit 200 foot long eight unit "town home" portion of this development. Sections A.4 (Buffering and Screening) this criteria is applicable and has been addressed elsewhere within this report. Section A.5 (Privacy and Noise) are applicable and have been addressed elsewhere within this report Sections A.6 and A.7 (Private Outdoor and Shared Outdoor Recreational Area) provisions are applicable and have been addressed elsewhere within this report. Section A.8 (Landfill and development within the 100-year Floodplain) provisions related to dedication of greenway or common outdoor open spaces is not applicable because the site does not adjoin areas within the 100-year floodplain. Section A.9 (Demarcation of Public, Semi-Public and private Spaces: Crime Prevention) states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. These aspects of the site are discussed elsewhere within this report as it relates to the outdoor areas. Section A.10 (Crime Prevention and Safety) 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. This development does not proposes common laundry areas. The site is not large enough to contain an elaborate system of walkways or common areas. The common areas or primary walkway along the private street are in view of at least two adjoining residences and at least one abutting street. Section A.11 (Access and Circulation) Refers to Section 18.108 which is reviewed elsewhere within this report. Section A.12 (Public Transit) Refers to provisions for public transit facilities and has been reviewed elsewhere within this report. Section A.13 (Parking) Refers to Sections 18.102 (Visual Clearance), 18.106 (Off-street parking) and 18.108 (Access and Circulation) which are all reviewed elsewhere within this report. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 13 Section A.14 (Landscaping) Thy, criteria is applicable and has been reviewed elsewhere within this report. Section A.15 (Drainage) The applicant has been required to address the drainage impacts of this new development. This has been 'reviewed in greater detail elsewhere within this report by the Engineering Department. Section A.16 (Provision for the Handicapped) the dwelling units will be reviewed for compliance with applicable handicapped accessibility requirements through the Building Permit Plan Check review. Section A.17 (Signs) The applicant has not proposed any signage to date to serve this development. Any future signage proposals would be reviewed by the Planning Division for compliance with the standards set forth in Section 18.144. Section A.18 (Provisions of the underlying zone) All other applicable provisions of the underlying zone are reviewed elsewhere within this report. Tree Removal and Landscaping: Section 18.150 sets forth standards for tree removal for new development. Many of the existing trees are located in such a manner so as to allow preservation. Based on the near mature size of the existing trees which are proposed to be preserved, additional replacement trees are not recommended. The applicant has been required to provide additional street trees to fill in gaps along SW Naeve Street. SECTION IV. RECOMMENDATION Staff recommends approval of these applications subject to the following Conditions of Approval: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the proposed condominium project. STAFF CONTACT: John Hagman, Engineering Department. 2. Standard half-street improvements, including concrete sidewalk,driveway apron,curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Naeve Street frontage. Improvements shall be designed and constructed to local street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. STAFF CONTACT: John Hagman, Engineering Department. 3. The applicant shall provide copies of the recorded easements for sewer and drainage across the property to the south, Tax Lot 90000 (2S1 10DB), together with the submittal for the public works improvement permit application. In addition, the applicant shall submit detailed TV inspection reports of the existing line that is to be dedicated to the City for review and approval of the Maintenance Department. STAFF CONTACT: Michael Anderson, Engineering Department. 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 14 • 5. The applicant shall revise the final site plan to provide an emergency -.:cess connection to SW Naeve Street in accordance with the requirements of the Fire Marshal and provide written confirmation of that approval prior to the issuance of a public works improvement permit. STAFF CONTACT: Michael Anderson, Engineering Department. 6. The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee which is paid at different times. The first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right-of-way. The second part is paid at Building Permit issuance which is for each individual lot. 7. The applicant shall design and construct the private storm drain system in accordance with the City standards. STAFF CONTACT: Greg Berry, Engineering Department. 8. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing underground system without significantly impacting properties downstream. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. 10. 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. STAFF CONTACT: Michael Anderson, Engineering Department. 11. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer-engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. 12. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. 13. The applicant shall provide for the joint use and maintenance of the private street and each deed shall include notice of this requirement. The maintenance shall be provided by either a bonded maintenance agreement or by the creation of a homeowners association responsible for the maintenance, or by attachment of this project to the contiguous Fountains Condominium project. STAFF CONTACT: Michael Anderson, Engineering Department. 14. The applicant shall place the existing overhead wires along the SW Naeve Street frontage underground or pay the fee in-lieu of undergrounding. 15. Revised site and landscape plans and/or studies shall be submitted for review and approval by the Planning Division. STAFF CONTACT: Mark Roberts, Planning Division. a. The applicant shall submit an application for the Detailed Planned Development Review stage of the entire development. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 15 • b. The plan shall be rE...,ed to indicate the scale on which the drawing is based in order to review building heights. c. The landscape plan within the buffer area shall be revised to' provide a minimum of the following design features: 1) The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. 2) The plan shall be revised to add trees to fill in gaps. 3) The plan shall be revised to provide either a five foot or taller wood fence or a row of evergreen shrubs which will form a four foot continuous height screen within two years of planting along the easterly property line. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. d. Additional street trees shall be added to meet the requirement. The landscape plan shall be also more clearly indicate which trees are existing and which are proposed. e. The plan shall be revised to provide a minimum of two bicycle racks. f. All existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. g. The applicant is required to comply with the franchise hauler method of complying with waste disposal and recycling plan options. Contact Lenny Hing with Pride Disposal at 625-6177 who will conduct this review. h. The site is required to be accessed from either SW Willowbrook Drive or SW Naeve Street but not both streets. The applicant may revise the plan to provide gated vehicular and pedestrian to SW Naeve Street. For safety reasons this access shall be designed to allow waiting vehicles to be entirely out of the SW Naeve Street right-of-way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Street may be eliminated. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY 16. "No Parking" signs shall be posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. STAFF CONTACT: Kelley Jennings, Police Department. 17. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Assistant Planner. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 16 • 1. SECTION 18.160.170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 17 B. The partition plat anu data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline-centerline intersection points. B) All cul-de-sac center points. C) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hadley, Engineering Department 5. SECTION 18.164 A. 18.164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 18 2. If work is di....Jntinued for any reason, it shall not be . ,umed until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the • City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION V. DECISION The Planning Commission concludes that the conditions of approval within the Staff Report shall be revised as provided within the Final Order. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 24 " day of July, 1995 by the Planning Commission of the City of Tigard. Milton F. Fyre Planning Commission President FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 19 I 0 I '.' .. ( .-) c: Ji Ji c / C. CX3 --I 1 . ) . .- , i,1 Co, / / os a .. . .1.4 .....- _ 1 1 . ..•-•••■••■••■4, • : ".sii".. ,.,, . ..414.....__1 _4" 1 • t. ..ril> Z . CP il :1( \ l �� I._ _ - _ ( Ij \ .r. ., .y ' • / I .4 \ r•-"• / N1t, / • rib I' itl I I-F,: -'...i.I k --1 ` 1 I .� 1� ,1_4 ;1 : :, t_ • - : / / I t t rOuN rn,UUw00D COUkr . ' __id____"'N-.. - ---7 --5.77:—:1:- _-....--; -. -.-=__-----.:=_f___._..)-.7%-:.7-_ ._-. .- i •1 It— II J / bu, n 2 1. • ) 8ih w / • H V' • or / / / m iki id ixi gc .,6-tx„ / . ,/ !.1.11, Uli gill u.k Os Aw, / d o o Z ' • () 0 o • { 1 :3 i-1 {-I IA CITY OF TIGARD PLANNING DEPT. 1, . I . --------_-__.:i.._ .. . '\..--‘)"-------- _ - _. _ .._ **, 1 < p --------„, , 4,._ 1111116 ,i ,//1 )' Ti c-. ,.. L ) m V 7.-7 x q I CO ° .Tti AVE - 1. -----"-----, 0 '' ‘94/4611 0 6;9x, ------- -- > Effi iliME01,., s_9 -0 tut a `V _ ____________ 3) _ ----I -- -41 ), --ce RI • N ---- 4, ,30. ci4, \ t 6, :‘\ ....- .1., il • .-„ 1._ 101 11 _ Oci ---- -Li U) . b Oac-p' „ 0 U VI i„ tt / Ttl I 1 _ 0-41 ,,,...__ 0. 1 _ ---,\__- tt In I (_) C) C) 0 CITY OF TIGARD PLANNING DEPT. ‘ \ t: - — .Nom CITY OF TIGARD NOTICE OF DECISION DETAILED PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FOUNTAINWOOD CONDOMINIUMS I. APPLICATION SUMMARY CASES: FILE NAME: FOUNTAINWOOD CONDOMINIUMS Planned Development Review PDR 95-0003 Site Development Review SDR 95-0009 REQUEST: A development request for Detailed Planned Development Review to allow the construction of 12 town house units which was previously approved as a Conceptual Planned Development. APPLICANT Conrad Custom Homes Cliff Conrad P.O. Box 764 Lake Oswego, OR 97034 OWNER(S): Same COMPREHENSIVE PLAN DESIGNATION: Medium-High Density Residential (13-25 dwelling units, per acre). ZONING DESIGNATION: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. LOCATION: 11000 SW Naeve Street. The south side of SW Naeve Street, south of the proposed Triad Development. The property is west of 109th Street within the Summerfield Development (WCTM 2S1 10DB, tax lot 900). APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.80. II. DECISION Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the Planned Development Detailed Plan. The findings and conclusions on which the decision is based are found in Section IV. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 1 III. BACKGROUND INFO'...aATION History The site has been zoned for Medium-High Density Residential, R-25 since the Comprehensive Plan was adopted. The site is presently developed with a single family residence. The City has no record of any more recent development applications for this site. On July 17, 1995 the Planning Commission conducted a Public Hearing concerning this application. Based on the public testimony the Planning Commission approved this application with a modification to Condition of Approval 15(h) which requires the applicant to provide access either to SW Willowbrook Drive or SW Naeve Street. Vicinity Information The subject property is located along the south side of SW Naeve Street to the west of 109th Street. Immediately to the north of SW Naeve Street is an area which in recent years has been proposed to be developed with the 348 unit Triad Apartment project. To the east and south, the site is adjoined by the Fountains at Summerfield which is an existing 100- unit senior condominium project within a portion of the larger Summerfield Retirement Community. To the west the site is adjoined by detached single family residences which are also within the Summerfield Retirement Community. Site Information The site is approximately 1.1 acres and is presently developed with a detached single family residence. The property has approximately a three percent slope towards private street SW Willowbrook Drive which presently serves the Fountains Condominiums at Summerfield Development. Much of the development is encircled by existing trees which are proposed to be incorporated into the site to the extent possible. Proposal Description The applicant has applied for Detailed Plan approval for the Fountainwoods Development of the Conceptual Planned Development which was previously approved by the Planning Commission subject to Conditions of Approval IV. APPLICABLE REVIEW CRITERIA Section 18.80.020(G)(1)(a-e) Detailed Planned Development provides standards for review of Detailed Planned Developments to determine substantial compliance with previous approved Conceptual Planned Developments. The applicant has addressed these standards as follows through the Detailed Plan submittal: DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 2 1. The change increases the residential densities, the lot coverage by buildings or reduces the amount of parking; The Detailed Development Plan did not increase residential density. The lot coverage by buildings has not been increased, and parking areas have not been decreased through the preparation of construction documents. 2. The change reduces the amount of open space and landscaping; The Detailed Development Plan did not reduce the amount of landscaping or open space. 3. The change involves a change of use; The Detailed Development Plan did not change the proposed type of residential use. 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and This site has not been found to be environmentally sensitive or subject to potential hazard. The site does not contain steep slope areas, drainage ways, 100- year flood plains, or wetland areas. 5. The change involves a major shift in the location of buildings, proposed streets, parking lot configuration, utility easements, landscaping, or other site improvements; The applicant has not proposed a shift in the location of the site improvements. The Planning Commission previously approved this development subject to the following conditions of approval. The applicant has addressed these conditions within the Detailed Planned Development. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the proposed condominium project. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 2. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Naeve Street frontage. Improvements shall be designed and constructed to local street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 3 3. The applicant shall provide copies of the recorded easements for sewer and drainage across the property to the south, Tax Lot 9000 (2S1 10DB), together with the submittal for the public works improvement permit application. In addition, the applicant shall submit detailed TV inspection reports of the existing line that is to be dedicated to the City for review and approval of the Maintenance Department. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 5. The applicant shall revise the final site plan to provide an emergency access connection to SW Naeve Street in accordance with the requirements of the Fire Marshal and provide written confirmation of that approval prior to the issuance of a public works improvement permit. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 6. The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee which is paid at different times. The first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right-of-way. The second part is paid at Building Permit issuance which is for each individual lot. This requirement can be complied with or financially secured prior to issuance of Building Permits. 7. The applicant shall design and construct the private storm drain system in accordance with the City standards. STAFF CONTACT: Greg Berry, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 8. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing underground system without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Department.. This requirement can be complied with or financially secured prior to issuance of Building Permits. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. This requirement can be complied with or financially secured prior to issuance of Building Permits. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 4 10. 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. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 11. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer-engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 12. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. This requirement can be complied with or financially secured prior to issuance of Building Permits. 13. The applicant shall provide for the joint use and maintenance of the private street and each deed shall include notice of this requirement. The maintenance shall be provided by either a bonded maintenance agreement or by the creation of a homeowners association responsible for the maintenance, or by attachment of this project to the contiguous Fountains Condominium project. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 14. The applicant shall place the existing overhead wires along the SW Naeve Street frontage underground or pay the fee in-lieu of undergrounding. This requirement can be complied with or financially secured prior to issuance of Building Permits. 15. Revised site and landscape plans and/or studies shall be submitted for review and approval by the Planning Division. STAFF CONTACT: Mark Roberts, Planning Division. a. The applicant shall submit an application for the Detailed Planned Development Review stage of the entire development. This application complies with this requirement. b. The plan shall be revised to indicate the scale on which the drawing is based in order .0 review building heights. Based on the scale the plans were drawn on the building neights comply with the applicable standards. c. The landscape plan within the buffer area shall be revised to provide a minimum of the following design features: DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009IPDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 5 1) The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. The plan has been revised to reflect this requirement. 2) The plan shall be revised to add trees to fill in gaps. The plan has been revised to reflect this requirement. 3) The plan shall be revised to provide either a five foot or taller wood fence or a row of evergreen shrubs which will form a four foot continuous height screen within two years of planting along the easterly property line. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. The plan has been revised to reflect this requirement. d. Additional street trees shall be added to meet the requirement. The landscape plan shall be also more clearly indicate which trees are existing and which are proposed. The plan has been revised to reflect this requirement. e. The plan shall be revised to provide a minimum of two bicycle racks. The plan has been revised to reflect this requirement. f. All existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. This requirement can be met prior to Certificate of Occupancy g. The applicant is required to comply with the franchise hauler method of complying with waste disposal and recycling plan options. Contact Lenny Hing with Pride Disposal at 625-6177 who will conduct this review. This requirement was determined to be not applicable to this development as each unit can be served separately. h. The site is required to be accessed from either SW Willowbrook Drive or SW Naeve Street but not both streets. The applicant may revise the plan to provide gated vehicular and pedestrian to SW Naeve Street. For safety reasons this access shall be designed to allow waiting vehicles to be entirely out of the SW Naeve Street right-of- way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Street may be eliminated. The applicant has designed the development to have access exclusively from SW Naeve Street. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009IPDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 6 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY 16. "No Parking" signs shall be posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. STAFF CONTACT: Kelley Jennings, Police Department. This requirement can be enforced prior to issuance of occupancy permits for this development. 17. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Associate Planner. This requirement is an obligation of the development and will be reviewed on a continuing basis. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. SECTION 18.160.170 Improvement Agreement Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. SECTION 18.160.180 Bond 1) As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: a) An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; b) A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or c) Cash. 2) The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 7 3) The subdivider shat, _.Jt cause termination of nor ally.. expiration of said guarantee without having first secured written authorization from the City. SECTION 18.160.190 Filing and Recording 1) Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. 2) Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. SECTION 18.162.080 Final Plat Application Submission Requirements 1) Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2) The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 3) Street centerline monumentation shall be provided as follows: a) Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1) All centerline-centerline intersection points. 2) All cul-de-sac center points. 3) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hadley, Engineering Department SECTION 18.164.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 8 may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. SECTION 18.164.130 Cash or Bond Required 1) All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2) Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3) The Cash or bond shall comply with the terms and conditions of Section 18.160.180. SECTION 18.164.150 Installation: Prerequisite/Permit Fee No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. SECTION 18.164.180 Notice to City Required 1) Work shall not begin until the City has been notified in advance. 2) If work is discontinued for any reason, it shall not be resumed until the City is notified. SECTION 18.164.200 Engineer's Certification Required The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. The applicable portions of these requirements can be complied with or financially secured prior to the issuance Building Permits. V. PROCEDURE AND APPEAL INFORMATION • Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 9 Final Decision: THE DECISION SHALL BE FINAL ON MARCH 4, 1996 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Panning Division at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon 97223. The deadline for filing of an appeal is 3:30 p.m. on March 4, 1996. Questions: If you have questions, please call the City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at 503-639-4171. `1, 1.1 , c l � 2/20/96 PREPARED BY: Mark Roberts DATE Associate Planner -LP2/20/96 APPROVED BY: Richard Bew sdorff DATE Senior Planner DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009IPDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 10 • \ s: • sue• \ a ■ • lea \ 1'-.F •• • �'C ©� M�rr�l�e 6 Rwr�HG \ : 4�� ` FC ' �'"�"�'� Air lid t ° J ` • '���' Z,'yi" t/. _ \\ �- t J ! 1 1.v.:as.,. • �— UNIT 8 ' • I :�" r�` / \ FFE 290 '4 'r1 • 4, .. . ";. ; 400 ^ .. •. . ii. . iit ''S.s‘.. — - ''' % fsr4, ..4, ui � • - - -- -. asst --- dr ° 1 • UNfT 7 , , . ��I ���d • FFE 28 . . I ..• I ■!• `\ 1e V• �' I --..a1.1 • • r — _ _ 2W -- UNITS 9 g 10 6 � 1 R• FFE ?� •1 �W��` 5g6I '' F 1 Z , FFE 225 _ �.� ,1 Maw1 ; �. IPA" ., .... . ._' ; " . a i . -4 I _ V 37. x' r Fsee 1 A — _ •I s _I . . t , ... , • S • • 08 , i .. UNITS 3 tE 4 / 1 . a •.T' &MG i .` GA12AGE yp • FFE 223 1. uivrt 10 p 0 • -bfoar[64p .3.4. 41,.1:1 .1 !' r , \ . �' I • I -4 _8 1''� 2\..._../ \ 1 I-'c#, •. UNIT 2 7- r;.:_/-. 14�01 v: -4- E FFE 200 —7---7 ISM naafia. ..Yi.r ~t y,►SICe1NJ� GARAGE- ` UNIT 1 �r�— � • 0 Ga . . •FM 21e Ca, 1r1NIT511 it 12 FFE 2'20.50 • 3 �.� 1 . . ; � � ,'� • • U • t . • • � ( • '•I( • • N. • . -t, PLAN CASE: S D R 95 -0009 ► PLOT �: �, c EXHIBIT MAP cd( --- 1--W.v %%US- 1111116 „ill 0$ ...... , r.... .. . 1114' 1" 0 Min" eb% /,:? s t\', '''•;c''**4* VP% I1 ( 'VE8(itIMPlzi .., G • `< --• I..)(-_' .. F.-- ..., al$33 . „, ,, ,--/ x .• , . . c) T., . ca . T_AVE - ---\ V __________ m 0.1 H 4/4k, -------,II K vi?" rri 'V6s10 CM --e > [59 WEIVilL, % RI bl? . -0 Mr, eiji a? c, C ,$8 LD _ __ ...1 61 Cli V‘ _ ---I D ‘0' '''' 4 sy ,mv, 9 cll ....t. 6. Lir A■ ° —11 U) Ili 0 k?' 4 •.wV, FF H I 0 :. * • if 8 1 0 0 -- TO I i .t: _ i______ v. a _ (c) to iF jot 01 01 _‘_\,._ i ctii a „9. . . ) 0 A 0 0 - CITY OF TIGARD PLANNING DEPT. ..., .4.4. co (0 . ... .. .. . . ._ A • MEETING RECORDS CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes July 17, 1995 1 . CALL TO ORDER President Fyre called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Fyre; Commissioners Collson, DeFrang, Griffith, Holland, Moore, Saxton, Scolar, and Wilson Staff Present: Dick Bewersdorff, Senior Planner; Mark Roberts, Associate Planner; Michael Anderson, Development Manager; Jerree Gaynor, Planning Commission Secretary 3. APPROVE MEETING MINUTES Commissioner Holland moved and Commissioner Collson seconded a motion to approve the June 19, 1995, meeting minutes as submitted. A voice vote was taken and the motion passed by majority vote. Commissioners Fyre, Wilson, and Moore abstained. 4. PLANNING COMMISSION COMMUNICATIONS None 5. PUBLIC HEARING CervdeA.6U-nizun Wood 5.1 SITE DEVELOPMENT REVIEW(SDR) 95-0009/PLANNED DEVELOPMENT (PDR) 95-0003. A development request for Conceptual Planned Development Review and Site Development Review to allow the construction of 12 unit town house type development. LOCATION: 11000 SW Naeve Street. The south side of SW Naeve Street, south of the proposed Triad Development. The property is west of 109th Street within the Summerfield Development (WCTM 2S1 10DB, tax lot 900). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18. 102, 18. 106, 18.108, 18.116, 18.120, 18.150 and 18.164. ZONE: R-25, 25 dwelling units per acre. STAFF REPORT Mark Roberts presented the staff report on behalf of the City. He explained that the development, as proposed, provides direct access to SW Willowbrook Drive with no access to Naeve Street. He said that staff recommends that Planning Commission Meeting Minutes -July 17, 1995 -Page 1 controlled access be provided from Naeve to allow limited a. -. project. He stated that Summerfield residents prefer no ac�� Street. He also stated that, because Willowbrook Drive is a access to that street can only be granted with approval of the Fountains Condominiums. Roberts explained that if no access through the site is allowed ►T'c Drive, the recommended conditions allow access to the site exci:srve -- Naeve Street. He then stated that staff recommends approval -_ subject to the conditions of approval. APPLICANT'S PRESENTATION • Brad Hosmar, 7110 SW Fir Loop, Tigard, OR 97224, spoke or _ applicant. He informed the commission that the developer is Summerfield for access to Willowbrook and stated that if granted, access to Naeve Road could not be allowed. He applicant agrees with the conditions of approval for this projec-... ::_the commission reconsider the requirement of 2 bike racks. In response to a question from Commissioner Griffith,explained that Naeve Street is a local street, scheduled to be reaii_ a right angle intersection with 109th, and will be continue. Highway. Naeve will continue to be in an east/west direction be in a north/south direction. • Cliff Conrad, PO Box 764, Lake Oswego, OR 97034 clarified h's with The Fountains for an access easement. He explained thy. = -to Willowbrook is not obtained, access would have to be from and the Willowbrook entrance would be closed. Conrad stated that he would have an engineer provide calcula_any storm drainage issues. He then asked for golf cart access if access was denied for Willowbrook Drive. PUBLIC TESTIMONY - IN FAVOR • Tom Rogers, 15518 SW 114th Ct. #60, Tigard, OR 97224, - _— of the Fountains Condominiums. He talked about S_— - condominiums. He also talked about the voting process to aii:v. — — easement for this project. • Ron Pheister, 15890 SW Greensway, Tigard, OR 97224, P-as= - - Summerfield Civic Association, passed out a copy of the bait = - association (Exhibit "A '). He expressed the Association's des;e -- access from Naeve Street. Planning Commission Meeting Minutes -July 17, 1995 -Page 2 PUBLIC TESTIMONY - IN OPPOSITION • Jack Biethan, 15525 SW 109th, Tigard, OR 97224, spoke to the commission about his strong opposition to access from Naeve Street for any properties in Summerfield. APPLICANT'S REBUTTAL • Cliff Conrad reiterated his desire to access this development from Willowbrook Drive. If this is not possible, he asked the commission to allow access from Naeve Street and close the south end at Willowbrook Drive. PUBLIC HEARING CLOSED After discussion, Commissioner Wilson moved to recommend SDR 95- 0009/PDR 95-0003 with all requirements as written, with the exception of the condition for the gated access; to approve one access, either the south access or the north access with no gate. Commissioner Griffith seconded the motion. A voice vote was taken and the motion passed unanimously. 5.2 SUBDIVISION (SUB) 95-0004/PLANNED DEVELOPMENT REVIEW (PDR) 95- 0005/SENSITIVE LANDS REVIEW (SLR) 95-0007. A request to divide one parcel consisting of approximately 2.63 acres into six lots ranging in size from 10,375 square feet to 28,030 square feet. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential (6-12 units per acre). ZONING DESIGNATION: Residential seven dwelling units per acre (R-7 PD). LOCATION: The south side of SW Fern Street, north of the Hilishire Estates Subdivision (WCTM 2S1 4DD, tax lot 1700). APPLICABLE LAW: Community Development Code Chapters 18.52, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18. 102, 18. 108, 18. 150, 18.160, 18.164. STAFF REPORT • Mark Roberts presented the staff report on behalf of the City. He discussed the concerns of the applicant regarding the landscape plan for the new lots. Because of the landscaping requirements, there were slight revisions made to conditions #14, #15, and #16 in the staff report. • Michael Anderson commented that Fern Street is a county road and that the developer would have to obtain a facilities permit from Washington County. In response to a question from Commissioner DeFrang, Michael Anderson noted that this development would access off Fern Street and half street improvements would be done to Fern Street. Commissioner Wilson asked about the 10' access drive adjacent to lot 5. Mark Roberts answered that it is a combination of driveway to lot 6 and a bike path. Michael Anderson also noted that this is an access to storm drainage facilities. ?'anning Commission Meeting Minutes .July 17, 1995 •Page 3 AGENDA ITEM 5 . 1 STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE: JULY 17, 1995 HEARING LOCATION: TIGARD CITY HALL - TOWN HALL 13125 SW HALL BLVD. TIGARD, OREGON SECTION I. GENERAL INFORMATION Site Development Review SDR 95-0009 Planned Development PDR 95-0003 A development request for Conceptual Planned Development Review and Site Development Review to allow the construction of 12 unit town house type development. A future Detailed Planned Development Review will be required for the entire development. Applicant: Conrad Custom Homes Cliff Conrad P.O. Box 764 Lake Oswego, OR 97034 Owner(s) : Same Location: 11000 SW Naeve Street. The south side of SW Naeve Street, south of the proposed Triad Development. The property is west of 109th Street within the Summerfield Development (WCTM 2S1 10DB, tax lot 900) . Applicable Review Criteria: Community Development Code Chapters 18.56, 18.80, 18.92, 18 . 96, 18 .100, 18.102, 18 . 106, 18 . 108, 18 .116, 18 .120, 18.150 and 18 .164. 2 . Background Information The site has been zoned for Medium-High Density Residential, R-25 since the Comprehensive Plan was adopted. The site is presently developed with a single family residence. The City has no record of any more recent development applications for this site. 3 . Vicinity Information The subject property is located along the south side of SW Naeve Street to the west of 109th Street. Immediately to the north of SW Naeve Street is an area which in recent years has been proposed to be developed with the 348 unit Triad Apartment project. To the east and south, the site is adjoined by the Fountains at Summerfield which is an existing 100-unit senior condominium project within a portion of the larger Summerfield Retirement Community. To the west the site is adjoined by detached single family residences which are also within the Summerfield Retirement Community. 4 . Site Information The site is approximately 1. 1 acres and is presently developed with a detached single family residence. The property has approximately a three percent slope towards private street SW Willowbrook Drive which presently serves the Fountains Condominiums at Summerfield Development. Much of the development is encircled by existing trees which are proposed to be incorporated into the site to the extent possible. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 1 5. Proposal Description The applicant has proposed to demolish the existing single family residence and develop 12 town home type residences in a total of three groups which are each to be served by attached and detached garages. SECTION II. FINDINGS OF FACT The Engineering Division has provided the following comments concerning this proposal : Findings : 1. Streets : The project proposes to construct a private street connecting to the internal private street system (SW Willowbrook Drive) within the Fountains to provide access to the condominium units. The street would end with a "t" type turnaround, in accordance with the requirements of the Fire Marshall. The site is also contiguous to SW Naeve Street, but no access is proposed. With regards to private street standards, under Section 18 .164 .030.5, the use of private streets is allowed within Planned Developments and the standards are established by the City Engineer. This private street width was recently approved for a subdivision in the Metzger area. The applicant indicates that no street parking will be allowed and the proposed width is sufficient for fire access. However, an emergency fire access connecting to SW Naeve Street should be included in the final design for the project to standards acceptable to the Fire Marshal. Section 18 .164 . 030.S also requires a bonded maintenance agreement or the creation of a homeowners association to provide for the continued maintenance of the streets in perpetuity. The applicant should be required to append to the Fountains Condominium Association or form a new association. With respect to SW Naeve Street, the existing right-of-way is not sufficient. The applicant should be required to dedicate additional right-of-way to 25 feet from centerline. In addition, the applicant should complete the half-street improvements along the frontage of the site. Overhead wiring is existing along SW Naeve Street frontage and the applicant should place these facilities underground or pay the fee in-lieu of undergrounding. 2 . Sanitary Sewer: The applicant proposes to construct a new main that will cross the contiguous property to the south and connect to the existing 8 inch sanitary sewer main that is located within the Fountains development. A portion of this existing sewer line is presently a part of the private system constructed with the Fountains and will need a special inspection and certification if it is to become a part of the City public system. The existing line that is public within the Fountains has sufficient capacity to serve this development. 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system that will connect to the existing system in the Fountains. The applicant should also investigate the capacity of this system and the affects of the increase in storm water flow with respect to the downstream properties. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 2 The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on-site water quality facilities or fees in-lieu of their construction. Requiring surface water quality facilities on small sites would result in numerous facilities that would become a maintenance burden to the City. Furthermore, the applicant has not proposed any such facilities and there are no natural depressions or other areas of this site that are particularly suitable for water quality facilities. Regional facilities, funded by fees in-lieu of construction of these facilities, would provide the required treatment with improved reliability and less maintenance. Therefore the applicant should be required to pay the fee in-lieu of constructing an on-site facility. 4 . AGENCY COMMENTS : Mr. Tom Rogers the Chairman of the Fountains Condominiums Board of Directors reviewed this application and provided the following comments concerning this development: The residents of the Fountains would prefer that access not be provided to SW Naeve Road. This is a very important condition that is desired by the residents of the Fountains and Summerfield. New street maintenance will depend upon the arrangements made between the Fountainwood and the existing Fountains Condominiums. All utilities run up Fountainwood Court. Where do the utilities connect? The Unified Sewerage Agency reviewed this request and provided the following comments: 1. The applicant should address storm water quality facility in accordance with City adopted R & 0 91-47/91-75. 2 . Public storm and sanitary sewer shall be placed within public easements. 3 . Erosion control measures should be based on the current (February 1994) E.C. Manual. The Water Department reviewed this application and provided the following comments : 1. The water plan was not included in our packet. The developers engineer shall contact the Water Department for proper design standards and details. Also we will need profiles of frontage along SW Naeve Road to determine if half-street improvements impact existing water facilities. It is assumed that a six inch water main would be extended from SW Willowbrook Drive to SW Naeve Road. The Tualatin Valley Fire District reviewed this application and have provided the following comments based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UDC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations: Plans cannot be approved at this time. Please revise addressing the following and re-submit. 1. Hydrants : Hydrant shall be placed so that all portions of exterior walls of buildings, measured around the outside and along access roadways, are no more than 250 feet for all commercial buildings. Please provide water supply plans showing hydrants for review and approval . STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 3 2 . Fire Flow: To assure that adequate amounts of water (available fire flow) are being provided to a building site, the fire code requires that a fire flow based on type of construction, size of building, and hazard of occupancy be calculated. Please provide for review, the fire flow requirements to this office. Enclosed to the applicant is a booklet and work sheet to perform the calculations. 3 . No Parking Signs: No parking signs shall be posted along both sides of the road leading into the complex. No parking signs shall state, "NO PARKING", "TOW AWAY ZONE" , "FIRE LANE", "OSR 98.810-812". They shall be posted no closer than 4 feet to the ground, nor higher that 6 feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10.207 (1) . The Building Department, Portland General Electric, the Tualatin Valley Water District, the Police Department and the Advanced Planning Division have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION III. ANALYSIS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant has proposed to develop the site with 12 attached residential dwellings. The attached single family residential development which has been proposed is a permitted use as clusters of attached dwelling units as defined within Section 18 .42 of the Community Development Code. Setback and Height: Section 18.56 requires a 20 foot front yard, a 20 foot rear yard setback and a 10 foot side-yard setback. The site plan complies with these standards as designed. The R-25 Zoning District permits residential development up to a maximum of 45 feet in height. The architectural elevations do not appear to exceed this height limit but no scale was provided for the Architectural Plan. The plan shall be revised to indicate the scale on which the drawing is based in order to review building heights. Planned Development: This application comprises the first two steps of the Planned Development Review process. With this application the developer is proposing to apply a Planned Development Overlay Zoning District to the zoning map. Secondly, the applicant has applied for Conceptual Plan approval for development. Should this application be approved the applicant is required to apply for and receive Detailed Planned Development approval which is reviewed by the Director. Section 18 .80. 130 (A) (1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Sections 18 .42, 18.56, 18.80, 18 . 92, 18 .96, 18 .100, 18 .102, 18 .106, 18 .108, 18 . 114, 18 .120, 18 .144, 18 .150 and 18 .164 of the Community Development Code. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18 .80 lists Section 18 .160 (Subdivisions) as an applicable review criteria for Planned Developments. The applicant has not proposed to subdivide the property for this reason Section 18.160 is not applicable. Section 18 .80. 120 (A) (3) provides further review standards for Planned Development which have been addressed below as follows: STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 4 Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on-site buildings and other on- site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The site is developed with a detached single family residence. The site has approximately a three percent slope towards the Fountains Condominiums to the south west of the site and is encircled with existing trees along the perimeter of the property. The applicant intends to provide site drainage in the same natural direction and preserve the existing trees where possible. The site is relatively level but as a part of the permit process the applicant will be required to provide soils testing to ensure ground stability. The standards related to provision of adequate light and air are addressed elsewhere within this report under the minimum setback requirements . The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. The Development Code standards which require new residential development to be oriented for solar accessibility are not applicable because the applicant has proposed a multiple-family residential development. The majority of the existing trees are located around the perimeter of the site. The applicant' s plan preserves these trees to the extent possible given the site development constraints inherent with construction of utility and site improvements. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial) ; (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; Because this proposed development is defined as a multiple family residential project and adjoins other multiple family residential areas buffering is not required to the south and west of the property. To the north the site is also STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 5 adjoined by multiple family residential zoning so no additional screening or buffering is required. To the east the site is adjoined by detached single family residences which require a 10 foot minimum setback and buffer area. At a minimum this buffer area along the easterly property line is required to provide the following combination of features as both a land use buffer and for screening purposes: 1) A row of trees with a height of five feet at planting for deciduous trees and four feet for evergreen trees shall be provided at the appropriate spacing for growth at maturity; and 2) A row of shrubs of at least 10 five gallon trees or 20 one gallon trees shall be planted for each 1, 000 square feet of required land use buffer area; 3) The remaining areas shall be planted in lawn, ground-cover or provided with bark mulch within the land use buffer area. 4) A minimum of one of the following is required to be provided: 1) a row of evergreen shrubs providing a continuous screen of four feet of height within two years of planting, 2) a fence or wall of five feet in height, or 3) an earthen landscape berm with evergreen planting materials providing a continuous screen of six feet of height shall be provided for screening purposes. 5) All screening measures should be designed to provide year round screening. The landscape plan proposes a row of shrubs in compliance with the standard. The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. The development plan proposes to preserve as many of the existing trees as possible around the perimeter of the site. Along the easterly property line the Landscape Plan shall be revised to add trees to fill in gaps in this buffer area. The existing single family homes are fenced with a low wire fence. Due to the existing mature trees to be preserved along the easterly perimeter of the property, a solid wood fence or row of evergreen shrubs is recommended rather than a wall or earthen berm. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. (iii) On-site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year-round; Screening is required to be provided where the proposed multiple family residential use abuts detached single family residential homes to the east of the site. Required land use buffering measures are reviewed above. Privacy and noise: (i) Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed residential development. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 6 Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii) , each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Each ground level residential unit is proposed to be provided with a private patio area of approximately 180 square feet in satisfaction with this requirement. Given the narrow property width in the southerly facing direction it is not possible to completely orient these outdoor open space areas for solar access. Based on the design constraints of the property dimensions, the private outdoor patio areas are screened from view to the extent possible from adjoining streets and residential areas. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii) of this section each multiple- dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two bedroom units, 200 square feet per unit; and (b) Three or more bedroom units, 300 square feet per unit; Each of the 12 town home units is proposed to have two bedrooms. A minimum 2,400 square feet of useable common outdoor space is required to serve this number of dwelling units. A total of 38% of the site is proposed to be landscaped or 17,479 square feet which is nearly double the required 20% minimum landscaping. A total of four separate lawn areas which are readily visible from SW Naeve Road and SW Willowbrook Drive have been proposed. These areas provide approximately 9, 000 square feet of useable open space area in satisfaction with this requirement. (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; Each of these four common areas are visible from at least two of the proposed dwelling units as well as by passing motorists and pedestrians on the adjoining streets. (iii) The required recreation space may be provided as follows: (a) It may be all outdoor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or (e) Where balconies are added to units, the balconies shall not be less than 48 square feet; A total of four separate outdoor lawn areas which are readily visible from SW Naeve Road and SW Willowbrook Drive have been proposed. The open space areas provide approximately 9, 000 square feet of useable open space area in STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 7 satisfaction with Section (a) of this requirement. These areas are also readily visible from at least two of the dwelling units . Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (iii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The site plan provides one vehicular and pedestrian access point to SW Willowbrook Drive which is a private street that accesses SW 109th Street. The Fire District and Police Department were provided with a copy of this application. The Police Department and Fire District responded to the application by stating that the development would be considered accessible for emergency vehicle access purposes if "No Parking" signs are posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. The site does not adjoin rights-of-way designated as a pedestrian or bicycle pathway. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped; Section (i) is applicable and has been addressed within the design of the development. A total of 38 percent of the site is proposed to be landscaped which almost double the required amount of landscaping. Section (ii) and (iii) are not applicable because no commercial or industrial development is proposed. Public transit: (i) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; SW Naeve Road is not transit served so the applicant is not required to construct a bus turn-out, waiting shelter or hard surface paths to the shelter. TRI-MET has no long term plans to extend transit service to SW Naeve Road given its Local Street designation. The applicant will be required to provide street improvements such as curb, gutter, sidewalk along this street frontage which provides direct access to transit served Pacific Highway. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; STAFF REPORT SDR 95-0009/PDR 95-0003 - FOIINTAINWOODS PAGE 8 (b) A turn-out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; This has been reviewed previously above. Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18 .114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the proposed dwelling units are required to provide a minimum of two off- street parking spaces. In addition to the minimum standard of two spaces per dwelling unit, an additional 15% of the minimum required parking must be provided for visitor parking. Based on these requirements a minimum of 28 parking spaces are required. The site proposes a total 40 parking spaces in satisfaction with this requirement. Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; A hydrology investigation will be required which demonstrates that sufficient capacity exists within storm drainage facilities upstream and downstream of the development to handle the increase in runoff caused by additional impervious surfaces to be developed on this site. Floodplain dedication: (i) Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This requirement is not applicable because the site does not contain or adjoin areas which have been defined as a portion of the 100-year flood plain. Density Calculations : Section 18 . 92 provide a density calculation formula for development within residential zoning districts. To determine the developable square footage for a given site the gross square footage of the site is determined for this site the applicant lists the gross square footage of the site to be 48, 221 square feet. A minimum of 15% of the site' s gross square footage is deducted for public right-of-way dedication. This equals approximately 7,233 square feet. Areas to be developed as private streets are also taken out which is 5, 375 square feet. Areas which are to be set aside as common open space or which have been defined as sensitive lands are also taken out but in this instance the site plan does not designate common open space areas and does not contain lands designated as sensitive lands. For this reason the site has a net developable area of 35, 613 square feet which is then divided by the minimum lot area for a multiple family STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 9 dwelling unit. The R-25 Zoning District requires a minimum of 1,480 square feet per dwelling unit which allows this site the opportunity to develop up to 24 dwelling units. The applicant has proposed 12 dwelling units which does not exceed the maximum allowable density standard for this zoning district. Distance Between Multiple-Family Structures: Section 18 .96 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 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. A total of three buildings are proposed however only one of these three buildings has a horizontal dimension in excess of 60 feet in length. This building is proposed to contain eight of the twelve dwelling units. Because 55 feet of building separation is proposed between this building and the other two. For this reason the requirement has been satisfied. 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 seven feet. As indicated on the site and floor plans the proposed building complies with these standards. Street Trees : Section 18 .100 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18 .100. 035 . Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large) . The applicant provided a landscape plan with specimen types. The landscape plan identified the "Marshall Seedless Ash" species as the street tree to be used for this site. This tree has been shown to be a suitable local street tree. Given their large 50 foot size at maturity these trees can be spaced at up to 40 feet on center. The landscape plan shows the proposed trees to be spaced in excess of 60 feet on center. Additional street trees shall be added to meet the spacing requirement. The landscape plan shall be revised to clearly indicate which trees are existing and which are proposed. Visual Clearance Areas : Section 18.102 requires that a clear vision area 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, temporary, or permanent obstruction exceeding three feet in height. 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 above three feet and below eight feet are removed. A visual clearance area is the triangular area formed by measuring back 30-35 feet from the intersection of two streets, a driveway and a street, or a driveway to driveway intersection and connecting these points with a straight line. All proposed structures comply with this requirement as proposed. The Landscape Plan as proposed also complies with this standard but all existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. Bicycle Parking: Section 18.106 requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on 32 minimum number of required parking spaces, a total of two bicycle parking racks are required. The site plan does not currently provide bicycle racks. The plan shall be revised to provide a minimum of two racks to comply with the standard. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 10 Access : Section 18 . 164 addresses street access requirements for this development. The applicant has proposed a private street of 25 feet in width with a 20 foot paved section to provide access to the site from private street SW Willowbrook Drive. Section 18.164.030 (S) allows the use of Private Streets which serve more than six dwelling units under a Planned Development. The street as designed is essentially a cul-de-sac backing up to SW Naeve Road. The applicant has proposed to develop sidewalks along one side of the private street. A hammerhead emergency vehicle turn-around has been designed with a 20 foot by 45 foot dimension through the use of a private street and an intersection with a driveway courtyard which provides access to four of the dwelling units. Section 18 .164.030 (G) requires that where a local street abuts a development site that access shall be extended to the site to provide through circulation when access is not precluded by environmental or topographic constraints, existing development patterns or strict adherence to other development standards in the code. For a waiver from providing a connecting access point the applicant must demonstrate why development constraints precludes access. The applicant states that the project's conditional approval to join the Summerfield Community requires that no access be provided from SW Naeve Road. The applicant states that because of the well designed existing street system which serves the Summerfield Community that additional street access is unnecessary. More recently the applicant has stated that the residents of the Fountains Condominiums may not permit this development to be annexed to the condominiums. This may preclude access to the private street SW Willowbrook Drive. In response to this application the Chairman of the Fountains Condominiums Mr. Tom Rogers stated that no access should be provided to this development to SW Naeve Road. In previous discussions with the residents issues such as community security and a desire to minimize vehicular conflicts with pedestrians and golf carts have been discussed as some of the primary reasons for opposition to new access points from SW Naeve Road. Due to the limited topographic change between the site and SW Naeve Road and the developed nature of the site there are no environmental constraints with providing access to SW Naeve Road from the development site. Community concern with direct access to SW Naeve Road can be addressed by providing a gated access which allows only the residents of the proposed town homes access. Because many of the new residents within this proposed development would be required to drive through the Summerfield Community, an alternative access point is recommended to minimize pedestrian conflicts with these added vehicles while prohibiting cut through traffic by non-residents. A controlled access gate can also be designed to provide a separated pedestrian gate which would allow access to future commercial areas to the west such as the proposed Tigard Promenade Shopping Center. The applicant shall revise the plan to provide gated vehicular and pedestrian to SW Naeve Road. For safety reasons this access shall be designed to allow waiting vehicles to be entirely out of the SW Naeve Road right-of-way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Road may be eliminated. Walkways : Section 18 . 108 also requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Walkways shall be provided where feasible from adjoining developments. The sidewalk shall be designed to minimize the distance in which pedestrian access must cross vehicle access driveways or parking lots. Such crossings shall be designed and located for pedestrian safety and to minimize conflicts. Required walkways shall be physically separated from motor vehicle traffic and parking by either a six inch minimum vertical separation (curbed) or a minimum three foot horizontal separation. Signs: Section 18 .114 lists the type of allowable signs and sign area permitted in the R-25 zone. All new signage shall be reviewed through the sign permit process as administered by the Planning Division. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 11 Mixed Solid Waste and Recyclable Storage: Section 18 .116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick-up and removal by haulers. The applicant is required to comply with the franchise hauler method of review in order to address the site specific constraints with refuse and recyclable materials disposal. Site Development Review: 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 Sections. 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 .144, 18 . 150 and 18.164 . The proposal' s consistency with these sections has been reviewed within this report. The proposal contains no elements related to the provisions of Code Chapters 18 . 94 (Manufactured/ Mobile Home Regulations) , 18. 98 (Building Height Limitations : Exceptions) , 18 .134 (Variance) , which are also listed under section 18 . 120.180.A.1. These sections are therefore found to be inapplicable as approval standards. Section 18.120.180.A. (2-18) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. Section A.2 (Relationship to the Natural and Physical Environment) Buffering and Screening states that buffering shall be provided between different types of land uses. This criteria has been reviewed within the Buffer Matrix Section 18.100.130 below. The portion addressing preservation of trees states that buildings shall be located so as to preserve existing trees to the extent possible. Trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. Given the location of the existing trees only a few of the existing trees are located in such a manner so as to allow preservation and development of these parcels as a shopping center with shared utilities. Section A.3 (Multiple Family Exterior Elevations) is applicable to this development. This standard states that along the vertical face of multiple- family structures architectural relief features shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (entrances, patios, etc. ) ; b) Extensions (decks, patios, etc. ) ; or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations the applicant has provide recessed entrances, decks, patios and off-sets or breaks in the roof- line. The architectural plan for this development exceeds this standard because all three of these types of features are provided at intervals of less than 30 feet along the both sides of the eight unit 200 foot long eight unit "town home" portion of this development. Sections A.4 (Buffering and Screening) this criteria is applicable and has been addressed elsewhere within this report. Section A. 5 (Privacy and Noise) are applicable and have been addressed elsewhere within this report Sections A.6 and A.7 (Private Outdoor and Shared Outdoor Recreational Area) provisions are applicable and have been addressed elsewhere within this report. Section A.8 (Landfill and development within the 100-year Floodplain) provisions related to dedication of greenway or common outdoor open spaces is not applicable because the site does not adjoin areas within the 100-year floodplain. Section A.9 (Demarcation of Public, Semi-Public and private Spaces : Crime Prevention) states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. These aspects of the site are discussed elsewhere within this report as it relates to the outdoor areas. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 12 Section A.10 (Crime Prevention and Safety) 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. This development does not proposes common laundry areas. The site is not large enough to contain an elaborate system of walkways or common areas. The common areas or primary walkway along the private street are in view of at least two adjoining residences and at least one abutting street. Section A. 11 (Access and Circulation) Refers to Section 18 . 108 which is reviewed elsewhere within this report. Section A. 12 (Public Transit) Refers to provisions for public transit facilities and has been reviewed elsewhere within this report. Section A. 13 (Parking) Refers to Sections 18.102 (Visual Clearance) , 18 . 106 (Off-street parking) and 18.108 (Access and Circulation) which are all reviewed elsewhere within this report. Section A.14 (Landscaping) This criteria is applicable and has been reviewed elsewhere within this report. Section A. 15 (Drainage) The applicant has been required to address the drainage impacts of this new development. This has been reviewed in greater detail elsewhere within this report by the Engineering Department. Section A.16 (Provision for the Handicapped) the dwelling units will be reviewed for compliance with applicable handicapped accessibility requirements through the Building Permit Plan Check review. Section A.17 (Signs) The applicant has not proposed any signage to date to serve this development. Any future signage proposals would be reviewed by the Planning Division for compliance with the standards set forth in Section 18 .144. Section A.18 (Provisions of the underlying zone) All other applicable provisions of the underlying zone are reviewed elsewhere within this report. Tree Removal and Landscaping: Section 18 .150 sets forth standards for tree removal for new development. Many of the existing trees are located in such a manner so as to allow preservation. Based on the near mature size of the existing trees which are proposed to be preserved, additional replacement trees are not recommended. The applicant has been required to provide additional street trees to fill in gaps along SW Naeve Road. SECTION IV. RECOMMENDATION Staff recommends approval of these applications subject to the following Conditions of Approval: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the proposed condominium project. STAFF CONTACT: John Hagman, Engineering Department. 2 . Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Naeve Street frontage. Improvements shall be designed and constructed to local street standards and shall conform to the alignment of existing STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 13 adjacent improvements or to an alignment approved by the Engineering Department. STAFF CONTACT: John Hagman, Engineering Department. 3 . The applicant shall provide copies of the recorded easements for sewer and drainage across the property to the south, Tax Lot 90000 (2S1 10DB) , together with the submittal for the public works improvement permit application. In addition, the applicant shall submit detailed TV inspection reports of the existing line that is to be dedicated to the City for review and approval of the Maintenance Department. STAFF CONTACT: Michael Anderson, Engineering Department. 4 . Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. 5 . The applicant shall revise the final site plan to provide an emergency access connection to SW Naeve Street in accordance with the requirements of the Fire Marshal and provide written confirmation of that approval prior to the issuance of a public works improvement permit. STAFF CONTACT: Michael Anderson, Engineering Department. 6 . The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee which is paid at different times. The first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right- of-way. The second part is paid at Building Permit issuance which is for each individual lot. 7. The applicant shall design and construct the private storm drain system in accordance with the City standards. STAFF CONTACT: Greg Berry, Engineering Department. 8 . The applicant shall demonstrate that storm drainage runoff can be discharged into the existing underground system without significantly impacting properties downstream. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. 10. 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. STAFF CONTACT: Michael Anderson, Engineering Department. 11. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer-engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. 12. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 14 13 . The applicant shall provide for the joint use and maintenance of the private street and each deed shall include notice of this requirement. The maintenance shall be provided by either a bonded maintenance agreement or by the creation of a homeowners association responsible for the maintenance, or by attachment of this project to the contiguous Fountains Condominium project. STAFF CONTACT: Michael Anderson, Engineering Department. 14 . The applicant shall place the existing overhead wires along the SW Naeve Street frontage underground or pay the fee in-lieu of undergrounding. 15 . Revised site and landscape plans and/or studies shall be submitted for review and approval by the Planning Division. STAFF CONTACT: Mark Roberts, Planning Division. a. The applicant shall submit an application for the Detailed Planned Development Review stage of the entire development. b. The plan shall be revised to indicate the scale on which the drawing is based in order to review building heights. c. The landscape plan within the buffer area shall be revised to provide a minimum of the following design features : 1) The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. 2) The pla i$e revised to add trees to fill in gaps. 3) The plan shall be revised to provide either a five foot or taller wood fence or a row of evergreen shrubs which will form a four foot continuous height screen within two years of planting along the easterly property line. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. d. Additional street trees shall be added to meet the requirement. The landscape plan shall be also more clearly indicate which trees are existing and which are proposed. e. The plan shall be revised to provide a minimum of two bicycle racks. f . All existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. g. The applicant is required to comply with the franchise hauler method of complying with waste disposal and recycling plan options. Contact Lenny Hing with Pride Disposal at 625-6177 who will conduct this review. � GCcL�Sa +z' 1312_ j�vY�v�° °IDV►L� I/i� Sr h. The pp scant shall rev' hb plan to provide gated vehicular and pedestrian to SW Naeve oad For safety reasons this access shall be designed to allow w 'ting vehicles to be entirely out of the SW Naeve Road right-of-way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Road may be eliminated. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY 16 . "No Parking" signs shall be posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. STAFF CONTACT: Kelley Jennings, Police Department. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 15 17 . All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Assistant Planner. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18 . 160.170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall : 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2 . Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2 . SECTION 18 . 160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2 . A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3 . Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3 . SECTION 18 .160 .190 Filing and Recording A Within 50 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92 . B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 4. SECTION 18 .162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 16 licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) , Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92 . 060, subsection (2) , the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline-centerline intersection points. B) All cul-de-sac center points. C) Curve points, beginning and ending points (PC's and PT' s) . b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul- de-sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hadley, Engineering Department 5 . SECTION 18.164 A. 18 .164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50, 000 volts or above. B. 18.164 .130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2 . Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3 . The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18 .164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 17 permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. laeZ 14e6 PREPARED BY: Mark Roberts TE Associate Planner 1--2claSat)4.4_4 —7/6475 APPROVED BY: Richard Bewers.. ff DATE Senior Planne. STAFF REPORT SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 18 o k- doppw ' II,V. . Pt‘,.?0 4 7IIIII cA to G .O,,:ro i e3 •fir c =' w • fI, 1,„i, : .t 1 41 09, I*I * "I ii a 1 �� w F�F a El Sr . SIT ' - 0 P 1 g i z '� T U 4 U w 1p °' D R•-� �� cc 11 . 11P 6? o o O QV 0 r ) ®® CMRD S „ v w N 1 I VICINITY EXHIBIT MAP CASE: SDR 95- 0009 IT PDR 95 - 0003 NORTH Scale 1':400' FEET 0 400 800 N-..\GISDAT\TIGCOV\NELSDWG\S%N13 3/13/95 plif3/4484444% -,.........,.......s. .. , . .74 4.i,,.. s �\ � tee,. ■ \ 1 • \ ��� �\\ • NNE UNIT 8 : ' am im. on. . ......„ . 11,..... . _it . . .. ..:.1- '''... *if--1 ,..::),__:::.:.p . I i _ al • -----....., MI6 UNIT 7 4,45.' .: �- �;• i ® 278 • ° i .- yc7 0 I• V` I \ , ii ��=1�� . aid UNITS 9 110•I, 276 O.r"11■0 I, • - � 1=1 iii 5;,=11,1 o ., r , J UUNI TS3L4. 1 I. '.J`: •I j:::..y• t 277 :� txwt ip . � p i El UNIT \'' \ 1 giummal < 1 1 I: IN CC 1 � . 7411!t 270 ' � - 311 I I isim... c wtidr. it UNITS 1 8 T2 .' _,__9I PPE 27070 I ■�« LL 1 , ,• • A '` . • • • , • / ,MCI!/St' ?.0:.19../1 -1 ' •J ( \`-__51M ill& Allk \ H s ti w,-ow3gcc< 7 :v,. V PLOT PLAN CASE NO. EXHIBIT MAP SDR 95-0009 PDR 95-0003 1 FOUNTAINWOOD CONDOMINIUMS 1 March 24, 1995 To: Summerfield Proprietary Members From: SCA Board of Directors Subject: Election Regarding an Annexation Request Conrad Custom Homes, Inc. has purchased the 1 . 1 acre "Peck"property at 11000 SW Naeve Street and plans to build 12 condominiums which will be sold to prospective buyers. The firm has made a request to have this development annexed into Summerfield. Referring to the map, you'll note the property is surrounded by Summerfield residents on the east, south and west. The planned access to the property will be from a Fountains parking lot. If access to the property is required from Naeve Street by either the City or the Fire Dept., traffic from this access can be controlled by a security gate. These matters will be considered at a public hearing of the Planning Commission when the developer's plans for the project are reviewed. At that meeting, the developer and the SCA Board will argue for no access to the property from Naeve Street. If the annexation is approved, the owners of the condominiums must abide by our Conditions and Restrictions, Thus,our Association will have control over those matters which are essential in maintaining the living conditions we are accustomed to in Summerfield. The developer has agreed to pay for the cost of this election. In addition, if the annexation is approved, the developer has also agreed to pay $10,000 to the SCA plus legal expenses the Association will incur regarding this matter. On Tuesday afternoon. February 7, an informational meeting about the annexation request was held at the Clubhouse. The many who attended the meeting heard from the developer and learned what some of our neighbors thought about the issue. Those present, by a showing of hands, approved the action of having this request referred for a vote by the Proprietary Members of our Association. Those living in the Fountains arc in favor of the annexation and ask for your support. In order for the annexation to be approved, 60% of the Proprietary' Members must vote in favor of the measure. The SCA Board of Directors recommends a yes vote. TRIAD I r $ I I I I h -----s—E �® Renuss2nce Summit, EI! !! ....!!NB- rf�® w. = walaieTM[IITS :, .'''' ```"\""```""u •: `,�"1 . ,' ,. 13.. 1;it- a' av■ 0,VA\\\\1 _{:CI•■i‘ 1,14 0,,.,...0 .: .....•taut. — :- ,\\\"\\\\` ```, V' a MOOS I' , hJ � 0,■ ,: '.,.1111.111... '*V ,A, , Abb. IRO:4•11=1.1 1.1 MEN= m it __ :ALLOT Yes, I am in favor of annexing the proposed condominiums to be constructed b) Conrad Custom Homes, Inc. on the "Peck"property located at 11000 SW Naeve Street,Tigard, Oregon No, I am not in favor of annexing the proposed condominiums to be constructed on the "Peck" property as described above. Procedure for voting. In compliance with our "CONDITIONS and RESTRICTIONS", the owners of each residential unit have only one vote for this measure. Please mark this ballot, place it in the small envelope and seal. Place this envelope in a large envelope and write your signature on the back of the large envelope. Also.. please Print your name underneath your signature. Either deliver or mail the large envelope to: Summerfield Civic Association 1O65O SW Summerfield Drive Tigard, OR 97224 Please return your ballot to the office at your earliest convenience before April 7. 1995. • • r Ah■, AGENDA City of Tigard TIGARD PLANNING COMMISSION JULY 17, 1995 - 7:30 P.M. TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. APPROVE MINUTES 4. PLANNING COMMISSION COMMUNICATIONS 5. PUBLIC HEARING 5.1 SITE DEVELOPMENT REVIEW (SDR) 95-0009/PLANNED DEVELOPMENT (PDR) 95-0003. A development request for Conceptual Planned Development Review and Site Development Review to allow the construction of 12 unit town house type development. LOCATION: 11000 SW Naeve Street. The south side of SW Naeve Street, south of the proposed Triad Development. The property is west of 109th Street within the Summerfield Development (WCTM 2S1 10DB, tax lot 900). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. ZONE: R-25, 25 dwelling units per acre. 5.2 SUBDIVISION (SUB) 95-0004/PLANNED DEVELOPMENT REVIEW (PDR) 95-0005/SENSITIVE LANDS REVIEW (SLR) 95-0007. A request to divide one parcel consisting of approximately 2.63 acres into six lots ranging in size from 10,375 square feet to 28,030 square feet. COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential (6-12 units per acre). ZONING DESIGNATION: Residential seven dwelling units per acre (R-7 PD). LOCATION: The south side of SW Fern Street, north of the Hillshire Estates Subdivision (WCTM 2S1 4DD, tax lot 1700). APPLICABLE LAW: Community Development Code Chapters 18.52, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160, 18.164. 6. OTHER BUSINESS 7. ADJOURNMENT - FAX TRANSMITTAL - PLACE UNDER CITY OF TIGARD LOGO LEGAL NOTICE SECTION OF TIGARD TIMES DATE:June 30, 1995 TO: Steve, Legals (fax) 620-3433 FROM: Patricia Lunsford, City of Tigard (Ph.) 639-4171 STEVE: THIS FAX SUPERSEDES THE PREVIOUS FAX. THANKS....! OWE YOU ONE! The following will be considered by the Tigard Planning Commission on Monday July 17, 1995 at 7:30 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Planning Commission. Failure to raise an issue in person or by letter precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling (503) 639-4171. PUBLIC HEARINGS SUB 95-0004/PDR 95-0005/SLR 95-0007 HILLSHIRE WOODS II The applicant requests to subdivide a 2.63 acre parcel used in part as a water quality treatment facility into 6 lots varying in size from 10,375 to 33,535 square feet. A Planned Development has been requested to implement the properties planned development zoning district overlay. A sensitive lands review is requested to delineate wetlands and steep slope areas. LOCATION: 13870 SW Fern Street(WCTM 2S1 4DD, tax lot 1700). The site is approximately 1,100 feet east of SW Hillshire Woods Drive. ZONE: Single-family residential(R-7) (PD). The R-7 zone permits single-family detached and attached residential units. The Planned Development overlay is designed to encourage innovative, efficient development techniques which preserve natural features to the extent possible. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.52, 18.80, 18.84, 18.88, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. SITE DEVELOPMENT REVIFWII -0009 PLANNED DEVELOPMENT REVIEW-Tr-4316 95-0003 FOUNTAINWOOD , CONDOMINIUMS. A request to overlay the si e wi ned-DeveTopment on andto-eveTOPT town-house type residences. The existing detached, single-family residence would be demolished. LOCATION: 11000 SW Naeve Street(WCTM 2S1 10DB, tax lot 900). ZONE: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, - �;jil� AT A MEETING ON MONDAY, JULY 17, 1995 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0009/ PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FILE TITLE: FOUNTAINWOOD CONDOMINIUMS APPLICANT: Conrad Custom Homes OWNER: Same P.O. Box 764 Lake Oswego, OR 97034 (503) 636-9322 REQUEST . A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences. The existing detached, single- family residence would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). APPLICABLE REVIEW Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, CRITERIA: 18.106, 18.108, 18.120, 18.150 and 18.164. ZONE: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS FOR SET-UP. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION SDR 95-0009 NOTICE OF 7/17/95 P.C.PUBLIC HEARING FOUNTAINWOOD CONDOMINIUMS FROM THE CITY PLANNER, ,PEN THE PUBLIC HEARING; ANC. .VITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER JUNE 26, 1995, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS PER PAGE. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. .teiliT4e3" tcea%r;,.. Imo 0 \\m\-4 III Hai gi SITE),� e/,,, !J ,� Cow' 'mw��1 i �� ,�� 0 oli so VICINITY EXHIBIT MAP 1 %P" .----5- ' 419 ' ,-c-A--,-;, // U Pte% y /I %V�4 7 13II Iso*? 7♦ !7- / r URNAM ap I I,. , Lil • 1 l I SDR 95-0009 NOTICE OF 7/17/95 P.C.PUBLIC HEARING FOUNTAINWOOD CONDOMINIUMS REQUEST FOR COMMENTS N Vq< RECEIVED PLANNING c JP (<(‘ h �� TUALATIN VALLEY FIRE & RESCUE JUL 0 51995 c AND 1 J BEAVERTON FIRE DEPARTMENT 4755 S.W. Griffith Drive• P.O. Box 4755 • Beaverton, OR 97076• (503) 526-2469• FAX 526-2538 F$ Res`-' June 26, 1995 Mark Roberts City of Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Fountainwood Condominiums 11000 S.W. Naeve Street Tigard File #95-0003 Dear Mr. Roberts: 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 cannot be approved at this time. Please revise addressing the following and resubmit. 1 . Hydrants: Hydrants shall be placed so that all portions of exterior walls of buildings, measured around the outside and along access roadways, are no more than 250 feet for all commercial buildings. Please provide water supply plans showing hydrants for review and approval . 2 . Fire Flow: To assure that adequate amounts of water (available fire flow) are being provided to a building site, the fire code requires that a fire flow based on type of construction, size of building, and hazard of occupancy be calculated. Please provide for review, the fire flow requirements to this office. Enclosed to the applicant is a booklet and work sheet to perform the calculations. 3 . No Parking Signs: No parking signs shall be posted along both sides of the road leading into the complex. "Working"Smoke Detectors Save Lives Mark Roberts June 26, 1995 Page 2 No parking signs shall state, "NO PARKING", "TOW AWAY ZONE", "FIRE LANE", "ORS 98 . 810-812" . They shall be post ed no closer than 4 feet to the ground nor higher than 6 feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10 .207 (1) If I can be of any further assistance to you, please feel free to contact me at 526-2469 . Sincerely, GaryqJ(Toll /-6--" Deputy Fire Marshal GJT:kw En c. cc: Hugh R. O'Reilly 5402 SW Joshua St . Tualatin, Oregon 97062 MEMORANDUM CITY OF TIGARD, OREGON TO: Mark Roberts June 26, 1995 FROM: Michael Anderson, Development Review Engineer4o■ RE: SDR 95-0009; PDR 95-0003; FOUNTAINWOOD CONDOMINIUMS Description: The applicant proposes to develop a 1 . 1 acre parcel into 12 residential condominium units varying in sizes from 1, 253 sft to 1, 782 sft . The site is located on the south side of SW Naeve Street, easterly of SW Pacific Highway and adjacent to the existing "Fountains" development in the Summerfield project . The parcel is also known as 2S1 10DB Tax Lot 900 . Findings : 1 . Streets : The project proposes to construct a private street connecting to the internal private street system (SW Willowbrook Drive) within the Fountains to provide access to the condominium units . The street would end with a "t" type turnaround, in accordance with the requirements of the Fire Marshall . The site is also contiguous to SW Naeve Street, but no access is proposed. With regards to private street standards, under Section 18 . 164 . 030 . S, the use of private streets is allowed within Planned Developments and the standards are established by the City Engineer. This private street width was recently approved for a sudivision in the Metzger area. The applicant indicates that no street parking will be allowed and the proposed width is sufficient for fire access . However, an emergency fire access connecting to SW Naeve Street should be included in the final design for the project to standards acceptable to the Fire Marshal . Section 18 . 164 . 030 .S also requires a bonded maintenance agreement or the creation of a homeowners association to provide for the continued maintenance of the streets in perpetuity. The applicant should be required to append to the Fountains Condominium Association or form a new association. ENGINEERING COMMENTS SDR 95-09 FOUNTAINWOOD CONDOMINIUM PAGE 1 With respect to SW Naeve Street, the existing right-of-way is not sufficient . The applicant should be required to dedicate additional right-of-way to 25 feet from centerline . In addition, the applicant should complete the half-street improvements along the frontage of the site. Overhead wiring is existing along SW Naeve Street frontage and the applicant should place these facilities underground or pay the fee in- lieu of undergrounding. 2 . Sanitary Sewer: The applicant proposes to construct a new main that will cross the contiguous property to the south and connect to the existing 8 inch sanitary sewer main that is located within the Fountains development . A portion of this existing sewer line is presently a part of the private system constructed with the Fountains and will need a special inspection and certification if it is to become a part of the City public system. The existing line that is public within the Fountains has sufficient capacity to serve this development . 3 . Storm Drainage : The applicant proposes to collect the storm water in a new underground system that will connect to the existing system in the Fountains . The applicant should also investigate the capacity of this system and the affects of the increase in storm water flow with respect to the downstream properties . The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on- site water quality facilities or fees in-lieu of their construction. Requiring surface water quality facilities on small sites would result in numerous facilities that would become a maintenance burden to the City. Furthermore, the applicant has not proposed any such facilities and there are no natural depressions or other areas of this site that are particularly suitable for water quality facilities . Regional facilities, funded by fees in-lieu of construction of these facilities, would provide the required treatment with improved reliability and less maintenance . Therefore the applicant should be required to pay the fee in-lieu of constructing an on-site facility. Recommendations : ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY; 1 . Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway ENGINEERING COMMENTS SDR 95-09 FOUNTAINWOOD CONDOMINIUM PAGE 2 aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the proposed condominiumn project . STAFF CONTACT : John Hagman, Engineering Department (639-4171) 2 . Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Naeve Street frontage. Improvements shall be designed and constructed to local street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department . STAFF CONTACT : John Hagman, Engineering Department (639-4171) . 3 . The applicant shall provide copies of the recorded easements for sewer and drainage across the property to the south, Tax Lot 90000 (2S1 10DB) , together with the submittal for the public works improvement permit application. In addition, the applicant shall submit detailed TV inspection reports of the existing line that is to be dedicated to the City for review and approval of the Maintenance Department . STAFF CONTACT : Michael Anderson, Engineering Dept (639-4171) 4 . Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department . Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements . STAFF CONTACT: John Hagman, Engineering Department (639-4171) 5 . The applicant shall revise the final site plan to provide an emergency access connection to SW Naeve Street in accordance with the requirements of the Fire Marshal and provide written confirmation of that approval prior to the issuance of a public works improvement permit . STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171) 6 . The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No . 91-47 . NOTE : This is a two part fee which is paid at different times . The first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right-of-way. The second part is paid at Building Permit issuance which is for each individual lot . 7 . The applicant shall design and construct the private storm drain system in accordance with the City standards . STAFF CONTACT : Greg Berry, Engineering Department (639-4171) ENGINEERING COMMENTS SDR 95-09 FOUNTAINWOOD CONDOMINIUM PAGE 3 8 . The applicant shall demonstrate that storm drainage runoff can be discharged into the existing underground system without significantly impacting properties downstream. 9 . An erosion control plan shall be provided as part of the public improvement drawings . The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989 . 10 . 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 . STAFF CONTACT : Michael Anderson, Engineering Department (639- 4171) 11 . Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer-engineer agreement and payment of all permit fees . STAFF CONTACT : John Hagman, Engineering Department (639-4171) 12 . Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. 13 . The applicant shall provide for the joint use and maintenance of the private street and each deed shall include notice of this requirement . The maintenance shall be provided by either a bonded maintenance agreement or by the creation of a homeowners association responsible for the maintenance, or by attachment of this project to the contiguous Fountains Condominium project . STAFF CONTACT : Michael Anderson, Engineering Dept . (639-4171) 14 . The applicant shall place the existing overhead wires along the SW Naeve Street frontage underground or pay the fee in- lieu of undergrounding. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST . 1 . SECTION 18 . 160 . 170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall : ENGINEERING COMMENTS SDR 95-09 FOUNTAINWOOD CONDOMINIUM PAGE 4 1 . Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2 . Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract . 2 . SECTION 18 . 160 . 180 Bond A. As required by Section 18 . 160 . 170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1 . An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2 . A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3 . Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3 . SECTION 18 . 160 . 190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92 . B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat . ENGINEERING COMMENTS SDR 95-09 FOUNTAINWOOD CONDOMINIUM PAGE 5 4 . SECTION 18 . 162 . 080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative . B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92 . 05) , Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows : a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92 . 060, subsection (2) , the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement . 2) The following centerline monuments shall be set : A) All centerline-centerline intersection points . B) All cul-de-sac center points . C) Curve points, beginning and ending points (PC' s and PT' s) . b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points . 2) The tops of all monument boxes shall be set to finished pavement grade . STAFF CONTACT: John Hadley, Engineering Dept . (639-4171) . 5 . SECTION 18 . 164 A. 18 . 164 . 120 Utilities 1 . All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted ENGINEERING COMMENTS SDR 95-09 FOUNTAINWOOD CONDOMINIUM PAGE 6 connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50, 000 volts or above . B. 18 . 164 . 130 Cash or Bond Required 1 . All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2 . Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3 . The Cash or bond shall comply with the terms and conditions of Section 18. 160 . 180 . C. 18 . 164 . 150 Installation: Prerequisite/Permit Fee 1 . No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18 . 164 . 180 Notice to City Required 1 . Work shall not begin until the City has been notified in advance . 2 . If work is discontinued for any reason, it shall not be resumed until the City is notified. G. 18 . 164 .200 Engineer' s Certification Required 1 . The land divider' s engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision' s improvements or any portion thereof for operation and maintenance . APPROVED: � C_. Randall R. Wooley City Engineer MJA:SDR 95-09.mja ENGINEERING COMMENTS SDR 95-09 FOUNTAINWOOD CONDOMINIUM PAGE 7 REQUEST FOR COMMENTS JUN 0 5 1 IVED PLANNING JUN ` 6 TO: Kelly Jennings, Police Department DATE: June 2, 1995 CITY O • -RD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0009/PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FOUNTAINWOOD CONDOMINIUMS. A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences on a site which has a detached single-family residence. The existing home would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). ZONE: Multiple- Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.108 and 18.164. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - lune 12, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. KWritten comments provided below: 4t)/YZ ik 1 ke, '' Mo P e..ec )d tje 07;s2e.),c 11_,Z--c-Z&/7 ---- (Please provide the following information) Name of Person Commenting: L Phone Number: y SDR 95-0009 FOUNTAINWOOD CONDOMINIUMS June 2,1995 RECEIVED PLANNING JUN 13 1995 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY M E M O R A N D U M DATE: June 8, 1995 TO: Mark Roberts, Planner Ci of Tigard FROM: Lee Walker SUBJECT: PDR 95-0003 , Fountainwood Condominiums Please consider the following comments/suggestions when writing your conditions of approval: 1 . The applicant should address storm water quality in accordance with the City adopted R&O 91-47/91-75 . 2 . Public storm and sanitary sewer should be placed within public easements . 3 . Erosion control plan should be based upon current ( February 1994 ) E.C. Manual . I hope these comments are helpful in your review of this project . /eb 155 North First Avenue,Suite 270 Phone:503/648-8621 Hillsboro,Oregon 97124 FAX:503/640-3525 REQUEST FOR COMMENTS A. Tom Rogers ALI TO: Fountains Condominiums Chairman DATE: June 2, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0009/PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FOUNTAINWOOD CONDOMINIUMS. A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences on a site which has a detached single-family residence. The existing home would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). ZONE: Multiple- Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.108 and 18.164. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - lune 12, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: / (Please provide the following information) /%A �l Name of Person Commenting: - 8�,�� Phone Number: edr _c„, � G issue- �.r - 7. e9-- --x-0-0e. SDR 95.0009 FOUNTAINWOOD CONDOMINIUMS June 2,1995 i-4, iim(i„„„, ' / 'III4I,,° c:19.cal226c:k c rr 09' 0.11:X.151Z1 6# o‘ eve. •% a it 4 k % ' _ � - W M 1111 199 93 ST . SITE a Va.W ■ ' ��j,,, z ar.�S. / */ _ z oil._ : „. i I�G"LPN'''' 4:If 4 ■ 0 4 4:Q1 IIII� -A� o Q et 4 ii- pp :0,1 co ® ``% � '' T l O ® I m ®®, 1-_ DURHAM RD v' ` w 1 > '- n VICINITY EXHIBIT MAP CASE: SDR 95-0009 \II PDR 95-0003 NORTH Scale 1-=400' FEET 0 400 800 A1:\GISOAT\TIGCOV\NELSOWG\SXN,3 3/13/95 4 \ ,) , S sr a � -\ 14 i -•,., ,, "P4.4. .0. ...,,, ___,_ ,...., -........._, t J min UNIT 8 W . i , \� Er me 40 • ..Mir rs Po :. .;I ce4 1 Lu fro e ,1� I - •` 7ch (5 1 .....-... --,...i.,, .• . ,,, �'��ar - ICJ • - UNITS 9 If 10 11 r e 1 Ft 220 '„.....„.. .. . , . ,_I in � Z N5�6 . MI=. . . I :On t r......... :__• ,.Et . . , • ,..e.8 Ilir :_ - 0 i J • uNrrs 3 tE • --'�® PPE 223 I lei . urwr,o CL -∎ 0 ! sc m p- / 1 - '"�®t I; GARAGE I • / 3 UNIT n UNrr2\'/ ` *iI ,�! H �: - zn �. CC FFE210 1 < (5 •I.i if UNIT 1 ,ik L i I 1 ME we as E • ; UNITS T1 8 12 , • IN— '! • L 1 1 ./ �, 0 1 ` s'...titta SAS Alk `. 1.”" SY■C W._OW3RCCK 7R:YC , PLOT PLAN CASE NO. EXHIBIT MAP SDR 95-0009 PDR 95-0003 FOUNTAINWCOD CONDOMINIUMS -74; • ice/ 4'c 3 /f//ie ‘e-tect iaL-7 RECEIVED PLANNING REQUEST FOR COMMENTS JUN 191995 TO: Michael Miller, Water Department DATE: June 2, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503) 684-7297 • RE: SITE DEVELOPMENT REVIEW (SDR) 95-0009/PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FOUNTAINWOOD CONDOMINIUMS. A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences on a site which has a detached single-family residence. The existing home would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). ZONE: Multiple- Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.108 and 18.164. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday- lune 12, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. K Written comments provided below: WATELLP kt WAS kkir IMc uuFfl INS OWL-- I�Atilcl -r_ t)EVELOPfEYL'R �FUC 1r lQ�ll_ T� P n n -r a c r -i r#c W rrrEK— IPIZVP t c s s __ i erkta . AL-o I WE. LULL AJE&D fiieoF/L+ES dF c..CLY/ni-e.rE AL,DA/Cf gW AlA ve 5-ref-Er To 2ET,EJQM/ erezer /MPiepVl �/urs //L9 GT gx/3Tiltfcr 1447E4_, r Atou'r s /T Is A-SSuMEt9 714i4-7 .4- 6,-/Me- k/A'TEit, Me4i4J !-/61.t 0 LE J 7- 6.n P2pM '50 Wic,z-bw,aR.Z EVE 7 Shy AJA--ve Sr. (Please provide the following information) Name of Person Commenting: M//!E /mil/�-1£✓L� Phone Number: Y 3?5 SDR 95-0009 FOUNTAINWOOD CONDOMINIUMS June 2,1995 REQUEST FOR COMMENTS RECEIVED PLANNING JUN 0 9 1995 4. TO: Dave Scott, Building Official DATE: June 2, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0009/PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FOUNTAINWOOD CONDOMINIUMS. A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences on a site which has a detached single-family residence. The existing home would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). ZONE: Multiple- Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.108 and 18.164. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday- lune 12, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the following information) Name of Person Commenting: Phone Number: SDR 95-0009 FOUNTAINWOOD CONDOMINIUMS June 2,1995 Co\- \ )4}1 \ c V REQUEST FOR COMMENTS A TO: Per Attached DATE: June 2, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0009/PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FOUNTAINWOOD CONDOMINIUMS. A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences on a site which has a detached single-family residence. The existing home would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). ZONE: Multiple- Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.108 and 18.164. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 12, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — (Please provide the following information) Name of Person Commenting: Phone Number: SDR 95-0009 FOUNTAINWOOD CONDOMINIUMS June 2,1995 -op Qs-vov7 REQUEST FOR COMMEN l 3 P 0 q6 -°Qo3 NOTIFICATION LIST FOR LAND USE & DEVELOPMENT APPLICATIONS • CITIZEN INVOLVEMENT TEAMS {circle one} CIT Area: (N) (S) (E) (C) ** Placed for review in Library CIT Book " CPO NO. CITY DEPARTMENTS t!juilding Official/Dave Scott ✓POl /Kelly Jennings L— Fief Operations/John Acker _City Recorder/Cathy Wheatley ngi ring/Michael Anderson ��Development Service Technicians Advanced Planning/Carol Landsman ter Department/Michael Miller SPECIAL DISTRICTS L/_Fire Marshall Unified Sewerage Agency Tualatin Valley Water District Wa. County Fire District SWM Program/Lee Walker PO Box 745 (pick-up box) 155 N. First Street Beaverton, OR 97075 Hillsboro, OR 97124 AFFECTED JURISDICTIONS Wa. Co. Dept. of Land Use &Transportation _Boundary Commission _METRO-GREENSPACES PROGRAM 150 N. First Avenue 800 NE Oregon St. #16, Suite 540 Mel Huie (CPA's/ZOA's) Hillsboro, OR 97124 Portland, OR 97232-2109 600 NE Grand Avenue Portland, OR 97232-2736 _Brent Curtis (CPA's) _State Highway Division _Jim Tice (IGA'S) Sam Hunaidi _ODOT/Region 1 _Mike Borreson (Engineer) PO Box 25412 Laurie Nicholson/Transportation Planning Scott King (CPA's) Portland, OR 97225-0412 123 N.W. Flanders _Tom Harry (Current Planning App's) Portland, OR 97209-4037 _ Lynn Bailey(Current Planning App's) _Oregon DLCD(CPA's/ZOA's) 1175 Court Street, N.E. _Other _City of Beaverton Salem, OR 97310-0590 Jim Hendryx- Principal Planner _City of Portland PO Box 4755 City of Durham Planning Director Beaverton, OR 97076 City Manager 1120 SW 5th PO Box 23483 Portland, OR 97204 _City of King City Tigard, OR 97281-3483 City Manager _City of Lake Oswego 15300 SW 116th _City of Tualatin City Manager King City, OR 97224 PO Box 369 PO Box 369 Tualatin, OR 97062 Lake Oswego, OR 97034 SPECIAL AGENCIES _General Telephone Electric _Portland General Electric _Columbia Cable Jim Wieskamp/Engineering Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Scholls Ferry Road 14200 SW Brigadoon Court Tigard, OR 97281-3416 Beaverton, OR 97007 Beaverton, OR 97005 Tri- _NW Natural Gas _Metro Area Communications/Jason Hewitt "' Met Transit Development Scott Palmer Twin Oaks Technology Center Kim Knox, Project Planner 220 NW Second Avenue 1815 NW 169th Place S-6020 710 NE Holladay Street Portland, OR 97209-3991 Beaverton, OR 97006-4886 Portland, OR 97232 _ ICI Cablevision of Oregon _US West Communications _Southern Pacific Transportation Co. Linda Peterson Pete Nelson Duane M. Forney, PLS-Project Engineer 3500 SW Bond Street 421 SW Oak Street 800 NW 6th Avenue Rm.324, Union Station Portland, OR 97201 Portland, OR 97204 Portland, OR 97209 STATE AGENCIES FEDERAL AGENCIES _Aeronautics Division (ODOT) _Division of State Lands _US Postal Service _Commerce Dept. - M.H. Park _Fish &Wildlife Randy Hammock, Growth Coordinator _PUC _DOGAMI cedar Mill Station Dept. of Environ. Quality Portland, OR 97229-9998 ,p — Corps. of Engineers t/ Other 1 a_t l�0` ��2✓s Cltaly i ioav(i Q& aIk%SC 474-W1 L.< *5. //r C— ,/- '�/ /// 7v1 0� h AioglnlpattWtCnotic.m5t J (1/^(1� J•l// t C q7/2-V-1- Alk 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 a Senior Office Assistant for The City of Tigard, Oregon. X That I served NOTICE OF PUBLIC HEARING FOR: X That I served NOTICE OF DECISION FOR: City of Tigard Planning Director X Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on the 26th day of lune, 1995; said NOTICE OF PUBLIC HEARING/NOTICE OF DECISION/NOTICE OF FINAL ORDER as hereto attached, was posted on an appropriate bulletin board on the 26th day of lune, 1995 and deposited in the United States Mail on the 26th day of lune, 1995, postage prepaid. _ / i� !,!_ * ..v// i ' red Notice / Subscribed and sworn/affirmed before me on the 4/aAy of , 19 9 ST ,i..., I ,' / � / OFFICIAL SEAL - /� - - - J� ` .:. DIANE M JELDERKS NOTARY PUBLIC OF�'EGON `"�� NOTARY PUBLIC-OREGON My Commission Expires: : O COMMISSION NO 046142 MY COMMISSION EXPIRES SEPTEMBER 07,1998 FILE INFO.: SDR 95-0009/PDR 95-0003 NOTICE OF 7/17/95 P.C.PUBLIC HEARING FOUNTAINWOOD CONDOMINIUMS PUBLIC HEARI G NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY, JULY 17, 1995 AT 7:30 PM, Ng. -'II� IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0009/ PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FILE TITLE: FOUNTAINWOOD CONDOMINIUMS APPLICANT: Conrad Custom Homes OWNER: Same P.O. Box 764 Lake Oswego, OR 97034 (503) 636-9322 REQUEST ► A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences. The existing detached, single- family residence would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). APPLICABLE REVIEW Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, CRITERIA: 18.106, 18.108, 18.120, 18.150 and 18.164. ZONE: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS FOR SET-UP. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION SDR 95-0009 NOTICE OF 7/17/95 P.C.PUBLIC HEARING FOUNTAINWOOD CONDOMINIUMS FROM THE CITY PLANNER; EN THE PUBLIC HEARING; AND . ITE BOTH ORAL AND WRITTEN • TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER JUNE 26, 1995, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS PER PAGE. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. ,/ (4:IT'D' 'c % I I c,e,,( ‘%-TA:,-,/ e\I...-4 ,I I9,' .93 SITE „&.2.,......) mew,, %®%, Li ; �� '7 .!93 834%1 �. �` �o s ,fie ���'4 .40 , VICINITY EXHIBIT MAP gn:r / i ♦ ..t:2,_ ,..t,- .,.._ .v.,..... .4. U . ,, IOC 3c.i, , ,:z7- .., -r-7X1' '' %. i+ ...1 a ; 1 . ...0 110101/44 ao /4- ' :_!n ; I . __! SDR 95-0009 NOTICE OF 7/17/95 P.C.PUBLIC HEARING FOUNTAINWOOD CONDOMINIUMS 90(2. 95-0009 FOIMMWMMIXIDOM4EMMKRES (Page 1 of 3 ) C 2S110DA-00800 2S110DA-00900 LAW, BRUCE A AND JANET L LAW, BRUCE A 15400 SW 109TH AVE LAW, JANET L TIGARD OR 97223 LAW, JOHN C 15400 • '9TH AVE • •D OR 97223 2S110DB-00900 2S110DB-00200 CONRAD CUSTOM HOMES INC TRIAD TIGARD LIMITED PARTNERSH PO BOX 764 320 ANDOVER PARK EAST STE 235 LAKE OSWEGO OR 97034 SEATTLE WA 98188 2S110DB-90751 2S110DB-90761 HARREL, ELEANOR K AND HANSEN, INEZ W RICHARDS, JANICE E 15478 SW 114TH CT #76 15478 SW 114TH CT #75 TIGARD OR 97224 TIGARD OR 97224 2S110DB-90772 2S110DB-90782 COREY, MURIEL T MCCONNELL, JUDITH MAY 15478 SW 114TH CT #77 TRUSTEE TIGARD OR 97224 15478 SW 114TH CT #78 TIGARD OR 97224 2S110DB-90791 2S110DB-90802 TANNER, JEAN B VANLOY, GLADYS M 15478 SW 114TH CT #79 15478 SW 114TH CT #80 TIGARD OR 97224 TIGARD OR 97224 2S110DB-90851 2S110DB-90861 YODER, JOSEPH H AND YODER, JOSEPH H/FLORENCE J FLORENCE J 15430 SW 114TH CT #86 15430 CT #86 TIGARD OR 97224 • � OR 97224 2S110DB-90872 2S110DB-90882 JENSEN, PHYLLIS N & PATRICK H PROVINCE, LAVELLE 15430 SW 114TH CT #87 15430 SW 114TH CT #88 TIGARD OR 97224 TIGARD OR 97224 2S110DD-00109 2S110DD-11000 SUMMERFIELD ASSOCIATES LTD PTNSH STANLEY, JOHN S AND MELBA M 500 NE MULTNOMAH, STE 950 15510 SW 109TH PORTLAND OR 97232 TIGARD OR 97224 2S110DD-11100 2S110DD-11200 MCCOY, SANDRA BENNETH, JOHN AND BETTIANA 15530 SW 109TH AVE 15550 SW 109TH AVENUE TIGARD OR 97224 TIGARD OR 97224 2S110DD-11300 2S110DD-11400 DURGAN, JERRY L & DARLENE C RATHER, GUY R AND HELEN E 15570 SW 109TH AVENUE 10875 SW HIGHLAND DRIVE TIGARD OR 97224 TIGARD OR 97224 SDR 95-0009 FOUNTAINWMCUNDOMINIUMS (Page Z of 3 ) 2S110DD-11500 2S110DD-11600 JOHNSON, CHESTER G AND MAHONE, CLAYTON B & PATRICIA N JOSEPHINE D 10855 SW HIGHLAND DR 10865 SW HIGHLAND DRIVE TIGARD OR 97224 TIGARD OR 97223 2S110DD-13300 2S110DD-13400 HEIN, LORENA W ILTZ, KENNETH E & 15585 SW 109TH HERMANN, JUDITH A TRUSTEES TIGARD OR 97224 15565 SW 109TH AVE TIGARD OR 97224 2S110DD-13500 2S110DD-13600 BIETHAN, JOHN D & JACQUELINE L AVERY, BEATRICE AND TRS AVERY, DANIEL GORDON 15525 SW 109TH AVE 15515 SW 109TH AVE TIGARD OR 97224 TIGARD OR 97224 2S110DD-13700 2S110DD-13800 LINDSAY, WILLIAM R AND STERRETT, DOROTHY P JEAN W 15495 SW 109TH AVE 15505 SW 109TH TIGARD OR 97224 TIGARD OR 97223 2S110DD-13900 2S110DC-90461 ADAMSKI, PETER P AND FIRST INTERSTATE BANK OF OREGO DOROTHY M TRUST REAL ESTATE DEPT T-12 10950 SW NAEVE ST PO BOX 2971 TIGARD OR 97223 PORTLAND OR 97208 2S110DC-90482 2S110DC-90451 FREDRICKS, CLAUDIA H & MARY JANE METZGER, ELNA L TRUSTEE LAWRENCE, CHRISTINE C 15522 SW 114TH CT #45 15522 SW 114TH CT TIGARD OR 97224 TIGARD OR 97224 2S110DC-90472 2S110DC-90491 CARSON, HAZEL M SEGUI, MEREDEE A AND 15522 SW 114TH CT #47 ROSS, GREGORY E TIGARD OR 97224 10637 SW KENT ST TIGARD OR 97224 2S110DC-90501 2S110DC-90512 SELF, ELLA A KLEIN, MARJORIE C 15522 SW 114TH COURT #50 15522 SW 114TH CT #51 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90522 2S110DC-90531 RECKERS, CHARLES W AND BELKNAP, VIENNA H MARGARET J, TRUSTEES 15518 SW 114TH CT #53 15522 SW 114TH CT #52 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90541 2S110DC-90552 HART, MARGERY L HOWARD, JEWEL M 15518 SW 114TH CT #54 15518 SW 114TH CT #55 TIGARD OR 97224 TIGARD OR 97224 SDR 954=9 EtuNTAltaccorrINDCKENIUMS (Page 3 of J7 ) 2S110DC-90562 2S110DC-90571 HAYMAN, BERNIECE I & KELLY, SHARI D AND TAYLOR, ROBERT DEAN KADEL, RICHARD A ET AL 15518 SW 114TH CT #56 15518 SW 114TH CT #57 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90581 2S110DC-90592 TENTO, ELEANOR E ROTH, ROBERT E & MAE L TRUSTEE 15518 SW 114TH CT #58 15518 SW 114TH CT #59 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90602 2S110DC-90611 ROGERS, THOMAS T/LA VERNE PHILLIPS, WILLIAM E & PHYLLIS 15518 SW 114TH CT #60 15514 SW 114TH CT #61 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90621 2S110DC-90632 PHILLIPS, MICHAEL AND BILLIE LOU DIAS TRUST, THE LORRAINE 15514 SW 114TH CT #63 15514 SW 114TH CT #62 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90642 2S110DC-90651 FROST, MARJORIE M SANDERS, RILEY W/JULIA M TRS 15514 SW 114TH CT #64 15510 SW 114TH CT TIGARD OR 97223 TIGARD OR 97224 2S110DC-90661 2S110DC-90672 DORIS M WRIGHT TRUST, THE RUFFNER, MABEL S PO BOX 921 15510 SW 114TH CT #67 CANNON BEACH OR 97110 TIGARD OR 97224 2S110DC-90682 2S110DC-90691 DIESTELKAMP, IRA A AND HEINRICH, FRANK A & MAYBELLE P CHARLOTTE D 15510 SW 114TH CT #69 15510 SW 114TH CT #68 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90702 BLAKELY, JAN MICHAEL 15510 SW 114TH CT #70 TIGARD OR 97224 AFFIDAVIT OF MAILING A CITY OF TIGARD OREGON • 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 a Senior Office Assistant for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR: X That I served NOTICE OF DECISION FOR: City of Tigard Planning Director X Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on the 26th day of July, 1925; said NOTICE OF PUBLIC HEARING/NOTICE OF DECISION/NOTICE OF FINAL ORDER as hereto attached, was posted on an appropriate bulletin board on the 26th day of July, 1995 and deposited in the United States Mail on the 2Sih day of July, 1995,postage prepaid. . - / / Ali , �� a .....e. 139(.—-V —pared Notice) Subscribed and sworn/affirmed before me on the • day of 1 ii. , 199$. £41th . ,// / /'�, OFFICIAL SEAL NOTARY PU. C OF OREGON . a_ DIANE M JELDERKS NOTARY PUBLIC-OREGON ®, ;O COMMISSION NO 046142 My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07,1999 y p ■ SDR 95-0009/PDR 95-0003 NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION CONRAD CUSTOM HOMES/FOUNTAINWOOD CONDOS CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 95-06 PC a BY PLANNING COMMISSION Concerning Case Number(s): SDR 95-00091PDR 95-0003 Name of Owner: Conrad Custom Homes Name of Applicant: Same Address of Applicant: P.O. Box 764 City: Lake Oswego State: Oregon Zip: 97034 Address of Property: 11000 SW Naeve Street City: Tigard State: Oregon Zip: 97223 Tax Map and Lot No(s).: 2S1 10DB, tax lot 900 Request: A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences. The existing detached, single-family residence would be demolished. Zone: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. Action: ❑ Approval as requested ® Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Owners of record within the required distance ® Affected governmental agencies ® The affected Citizen Involvement Team Facilitator ® The applicant and owner(s) THE DECISION SHALL BE FINAL ON AUGUST 9, 1995 UNLESS AN APPEAL IS FILED Final Decision: The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON AUGUST 9, 1995 fluarinns/I f you have any questions, please call the City of Tigard Planning Department at (503) 639-4171. SOR 95-OOO9/P0R 95-0003 NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION CONRAD CUSTOM HOMESiFOUN T AINWOOD CONDOMINIUMS ■ COVER SHEET • C OF TIGARD PLANNING COMMISSI( FINAL ORDER NO. 95-06 PC CONRAD CUSTOM HOMES - OWNER CONRAD CUSTOM HOMES - APPLICANT A FINAL ORDER APPROVING SITE DEVELOPMENT REVIEW 95-0009 AND PLANNED DEVELOPMENT • REVIEW 94-0003. SECTION I. GENERAL INFORMATION Site Development Review SDR 95-0009 Planned Development PDR 95-0003 A development request for Conceptual Planned Development Review and Site Development Review to allow the construction of 12 town house units. A future Detailed Planned Development Review will be required for the entire development. Applicant: Conrad Custom Homes Cliff Conrad P.O. Box 764 Lake Oswego, OR 97034 Owner(s): Same Location: 11000 SW Naeve Street. The south side of SW Naeve Street, south of the proposed Triad Development. The property is west of 109th Street within the Summerfield Development (WCTM 2S1 10DB, tax lot 900). Applicable Review Criteria: Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. 2. Background Information The site has been zoned for Medium-High Density Residential, R-25 since the Comprehensive Plan was adopted. The site is presently developed with a single family residence. The City has no record of any more recent development applications for this site. On July 17, 1995 the Planning Commission conducted a Public Hearing concerning this application. Based on the public testimony the Planning Commission voted to approve this application with a modification to Condition of Approval 15(h) which requires the applicant to provide access either to SW Willowbrook Drive or SW Naeve Street. 3. Vicinity Information The subject property is located along the south side of SW Naeve Street to the west of 109th Street. Immediately to the north of SW Naeve Street is an area which in recent years has been proposed to be developed with the 348 unit Triad Apartment project. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 1 To the east and south, site is adjoined by the Fountains at Su arfield which is an existing 100- unit senior condominium project within a portion of the larger Summerfield Retirement Community. To the west the site is adjoined by detached single family residences which are also within the Summerfield Retirement Community. 4. Site Information The site is approximately 1.1 acres and is presently developed with a detached single family - residence. The property has approximately a three percent slope towards private street SW Willowbrook Drive which presently serves the Fountains Condominiums at Summerfield Development. Much of the development is encircled by existing trees which are proposed to be incorporated into the site to the extent possible. 5. Proposal Description The applicant has proposed to demolish the existing single family residence and develop 12 town home type residences in a total of three groups which are each to be served by attached and detached garages. SECTION II. FINDINGS OF FACT The Engineering Division has provided the following comments concerning this proposal: Findings: 1. Streets: The project proposes to construct a private street connecting to the internal private street system (SW Willowbrook Drive) within the Fountains to provide access to the condominium units. The street would end with a "t" type turnaround, in accordance with the requirements of the Fire Marshall. The site is also contiguous to SW Naeve Street, but no access is proposed. With regards to private street standards, under Section 18.164.030.5, the use of private streets is allowed within Planned Developments and the standards are established by the City Engineer. This private street width was recently approved for a subdivision in the Metzger area. The applicant indicates that no street parking will be allowed and the proposed width is sufficient for fire access. However, an emergency fire access connecting to SW Naeve Street should be included in the final design for the project to standards acceptable to the Fire Marshal. Section 18.164.030.5 also requires a bonded maintenance agreement or the creation of a homeowners association to provide for the continued maintenance of the streets in perpetuity. The applicant should be required to append to the Fountains Condominium Association or form a new association. With respect to SW Naeve Street, the existing right-of-way is not sufficient. The applicant should be required to dedicate additional right-of-way to 25 feet from centerline. In addition, the applicant should complete the half-street improvements along the frontage of the site. Overhead wiring is existing along SW Naeve Street frontage and the applicant should place these facilities underground or pay the fee in-lieu of undergrounding. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 2 2. Sanitary Sewer: The applicant proposes to construct a new main that will cross the contiguous property to the south and connect to the existing 8 inch sanitary sewer main that is located within the Fountains development. A portion of this existing sewer line is presently a part of the private system constructed with the Fountains and will need a special inspection and certification if it is to become a part of the City public system. The existing line that is public within the Fountains has sufficient capacity to serve this development. • 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system that will connect to the existing system in the Fountains. The applicant should also investigate the capacity of this system and the affects of the increase in storm water flow with respect to the downstream properties. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on-site water quality facilities or fees in-lieu of their construction. Requiring surface water quality facilities on small sites would result in numerous facilities that would become a maintenance burden to the City. Furthermore, the applicant has not proposed any such facilities and there are no natural depressions or other areas of this site that are particularly suitable for water quality facilities. Regional facilities, funded by fees in-lieu of construction of these facilities,would provide the required treatment with improved reliability and less maintenance. Therefore the applicant should be required to pay the fee in-lieu of constructing an on-site facility. 4. AGENCY COMMENTS: Mr. Tom Rogers the Chairman of the Fountains Condominiums Board of Directors reviewed this application and provided the following comments concerning this development: The residents of the Fountains would prefer that access not be provided to SW Naeve Street. This is a very important condition that is desired by the residents of the Fountains and Summerfield. New street maintenance will depend upon the arrangements made between the Fountainwood and the existing Fountains Condominiums. All utilities run up Fountainwood Court. Where do the utilities connect? The Unified Sewerage Agency reviewed this request and provided the following comments: 1. The applicant should address storm water quality facility in accordance with City adopted R & 0 91-47/91-75. 2. Public storm and sanitary sewer shall be placed within public easements. 3. Erosion control measures should be based on the current (February 1994) E.C. Manual. The Water Department reviewed this application and provided the following comments: 1. The water plan was not included in our packet. The developers engineer shall contact the Water Department for proper design standards and details. Also we will need profiles of frontage along SW Naeve Street to determine if half-street improvements impact existing water facilities. It is assumed that a six inch water main would be extended from SW Willowbrook Drive to SW Naeve Street. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 3 The Tualatin Valley District reviewed this application have provided the following comments 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 cannot be approved at this time. Please revise addressing the following and re-submit. 1. Hydrants: Hydrant shall be placed so that all portions of exterior walls of buildings, measured around the outside and along access roadways, are no more than 250 feet for all commercial buildings. Please provide water supply plans showing hydrants for review and approval. 2. Fire Flow: To assure that adequate amounts of water (available fire flow) are being provided to a building site, the fire code requires that a fire flow based on type of construction, size of building, and hazard of occupancy be calculated. Please provide for review, the fire flow requirements to this office. Enclosed to the applicant is a booklet and work sheet to perform the calculations. 3. No Parking Signs: No parking signs shall be posted along both sides of the road leading into the complex. No parking signs shall state, "NO PARKING", "TOW AWAY ZONE", "FIRE LANE", "ORS 98.810-812". They shall be posted no closer than 4 feet to the ground, nor higher that 6 feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1). The Building Department, Portland General Electric, the Tualatin Valley Water District, the Police Department and the Advanced Planning Division have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION III. ANALYSIS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant has proposed to develop the site with 12 attached residential dwellings. The attached single family residential development which has been proposed is a permitted use as clusters of attached dwelling units as defined within Section 18.42 of the Community Development Code. Setback and Height: Section 18.56 requires a 20 foot front yard, a 20 foot rear yard setback and a 10 foot side-yard setback. The site plan complies with these standards as designed. The R-25 Zoning District permits residential development up to a maximum of 45 feet in height. The architectural elevations do not appear to exceed this height limit but no scale was provided for the Architectural Plan. The plan shall be revised to indicate the scale on which the drawing is based in order to review building heights. Planned Development: This application comprises the first two steps of the Planned Development Review process. With this application the developer is proposing to apply a Planned Development Overlay Zoning District to the zoning map. Secondly, the applicant has applied for Conceptual Plan approval for development. Should this application be approved the applicant is required to apply for and receive Detailed Planned Development approval which is reviewed by the Director. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Sections 18.42, 18.56, 18.80, 18.92, 18.96, 18.100, FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 4 18.102, 18.106, 18.108, 18.1' 18.120, 18.144, 18.150 and 18.164 he Community Development Code. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.$0 lists Section 18.160 (Subdivisions) as an applicable review criteria for Planned Developments. The applicant has not proposed to subdivide the property for this reason Section 18.160 is not applicable. • Section 18.80.120(A)(3) provides further review standards for Planned Development which have been addressed below as follows: Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The site is developed with a detached single family residence. The site has approximately a three percent slope towards the Fountains Condominiums to the south west of the site and is encircled with existing trees along the perimeter of the property. The applicant intends to provide site drainage in the same natural direction and preserve the existing trees where possible. The site is relatively level but as a part of the permit process the applicant will be required to provide soils testing to ensure ground stability. The standards related to provision of adequate light and air are addressed elsewhere within this report under the minimum setback requirements. The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. The Development Code standards which require new residential development to be oriented for solar accessibility are not applicable because the applicant has proposed a multiple-family residential development. The majority of the existing trees are located around the perimeter of the site. The applicant's plan preserves these trees to the extent possible given the site development constraints inherent with construction of utility and site improvements. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 5 (a) The purpose c e buffer, for example to decrease noi! vets, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to'achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; Because this proposed development is defined as a multiple family residential project and adjoins other multiple family residential areas buffering is not required to the south and west of the property. To the north the site is also adjoined by multiple family residential zoning so no additional screening or buffering is required. To the east the site is adjoined by detached single family residences which require a 10 foot minimum setback and buffer area. At a minimum this buffer area along the easterly property line is required to provide the following combination of features as both a land use buffer and for screening purposes: 1) A row of trees with a height of five feet at planting for deciduous trees and four feet for evergreen trees shall be provided at the appropriate spacing for growth at maturity; and 2) A row of shrubs of at least 10 five gallon trees or 20 one gallon trees shall be planted for each 1,000 square feet of required land use buffer area; 3) The remaining areas shall be planted in lawn, ground-cover or provided with bark mulch within the land use buffer area. 4) A minimum of one of the following is required to be provided: 1) a row of evergreen shrubs providing a continuous screen of four feet of height within two years of planting, 2) a fence or wall of five feet in height, or 3) an earthen landscape berm with evergreen planting materials providing a continuous screen of six feet of height shall be provided for screening purposes. 5) All screening measures should be designed to provide year round screening. The landscape plan proposes a row of shrubs in compliance with the standard. The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. The development plan proposes to preserve as many of the existing trees as possible around the perimeter of the site. Along the easterly property line the Landscape Plan shall be revised to add trees to fill in gaps in this buffer area. The existing single family homes are fenced with a low wire fence. Due to the existing mature trees to be preserved along the easterly perimeter of the property, a solid wood fence or row of evergreen shrubs is recommended rather than a wall or earthen berm. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. (iii) On-site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year-round; FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 6 Screening is required to be provided where the proposed multiple family residential use abuts detached single family residential homes to the east of the site. Required land use buffering measures are reviewed above. Privacy and noise: • (i) Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed residential development. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Each ground level residential unit is proposed to be provided with a private patio area of approximately 180 square feet in satisfaction with this requirement. Given the narrow property width in the southerly facing direction it is not possible to completely orient these outdoor open space areas for solar access. Based on the design constraints of the property dimensions, the private outdoor patio areas are screened from view to the extent possible from adjoining streets and residential areas. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii)of this section each multiple- dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two bedroom units, 200 square feet per unit; and (b) Three or more bedroom units, 300 square feet per unit; Each of the 12 town home units is proposed to have two bedrooms. A minimum 2,400 square feet of useable common outdoor space is required to serve this number of dwelling units. A total of 38% of the site is proposed to be landscaped or 17,479 square feet which is nearly double the required 20% minimum landscaping. A total of four separate lawn areas which are readily visible from SW Naeve Street and SW Willowbrook Drive have been proposed. These areas provide approximately 9,000 square feet of useable open space area in satisfaction with this requirement. (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; Each of these four common areas are visible from at least two of the proposed dwelling units as well as by passing motorists and pedestrians on the adjoining streets. (iii) The required recreation space may be provided as follows: FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 7 (a) It may be all loor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or (e) Where balconies are added to units, the balconies shall not be less than 48 square feet; A total of four separate outdoor lawn areas which are readily visible from SW Naeve Street and SW Willowbrook Drive have been proposed. The open space areas provide approximately 9,000 square feet of useable open space area in satisfaction with Section (a) of this requirement. These areas are also readily visible from at least two of the dwelling units. Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (iii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The site plan provides one vehicular and pedestrian access point to SW Willowbrook Drive which is a private street that accesses SW 109th Street. The Fire District and Police Department were provided with a copy of this application. The Police Department and Fire District responded to the application by stating that the development would be considered accessible for emergency vehicle access purposes if"No Parking" signs are posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. The site does not adjoin rights-of-way designated as a pedestrian or bicycle pathway. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped; FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 8 Section (i) is applicable and has I addressed within the design of the di Dpment. A total of 38 percent of the site is proposed to be landscaped which almost double the required amount of landscaping. Section (ii) and (iii) are not applicable because no commercial or industrial development is proposed. Public transit: (i) Provisions for public transit may be required where the site abuts a public transit route. The • required facilities shall be based on: (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; SW Naeve Street is not transit served so the applicant is not required to construct a bus turn-out, waiting shelter or hard surface paths to the shelter. TRI-MET has no long term plans to extend transit service to SW Naeve Street given its Local Street designation. The applicant will be required to provide street improvements such as curb, gutter, sidewalk along this street frontage which provides direct access to transit served Pacific Highway. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn-out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; This has been reviewed previously above. Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the proposed dwelling units are required to provide a minimum of two off-street parking spaces. In addition to the minimum standard of two spaces per dwelling unit, an additional 15% of the minimum required parking must be provided for visitor parking. Based on these requirements a minimum of 28 parking spaces are required. The site proposes a total 40 parking spaces in satisfaction with this requirement. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 9 Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; A hydrology investigation will be required which demonstrates that sufficient capacity exists within storm drainage facilities upstream and downstream of the development to handle the increase in runoff caused by additional impervious surfaces to be developed on this site. Floodplain dedication: (i) Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This requirement is not applicable because the site does not contain or adjoin areas which have been defined as a portion of the 100-year flood plain. Density Calculations: Section 18.92 provide a density calculation formula for development within residential zoning districts. To determine the developable square footage for a given site the gross square footage of the site is determined for this site the applicant lists the gross square footage of the site to be 48,221 square feet. A minimum of 15% of the site's gross square footage is deducted for public right-of-way dedication. This equals approximately 7,233 square feet. Areas to be developed as private streets are also taken out which is 5,375 square feet. Areas which are to be set aside as common open space or which have been defined as sensitive lands are also taken out but in this instance the site plan does not designate common open space areas and does not contain lands designated as sensitive lands. For this reason the site has a net developable area of 35,613 square feet which is then divided by the minimum lot area for a multiple family dwelling unit. The R-25 Zoning District requires a minimum of 1,480 square feet per dwelling unit which allows this site the opportunity to develop up to 24 dwelling units. The applicant has proposed 12 dwelling units which does not exceed the maximum allowable density standard for this zoning district. Distance Between Multiple-Familv Structures: Section 18.96 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 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. A total of three buildings are proposed however only one of these three buildings has a horizontal dimension in excess of 60 feet in length. This building is proposed to contain eight of the twelve dwelling units. Because 55 feet of building separation is proposed between this building and the other two. For this reason the requirement has been satisfied. 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 seven feet. As indicated on the site and floor plans the proposed building complies with these standards. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 10 Street Trees: Section 18.100 st hat all development projects fronting' public street shall be required to plant street trees in accordant., with Section 18.100.035. Section 18,4.035 4.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant provided a landscape plan with specimen types. The landscape plan identified the "Marshall Seedless Ash" species as the street tree to be used for this site. This tree has been shown to be a suitable local street tree. Given their large 50 foot size at maturity these trees can be spaced at up to 40 feet on center. The landscape plan shows the proposed trees to be spaced in excess of 60 feet on center. Additional street trees shall be added to meet the spacing requirement. The landscape plan shall be revised to clearly indicate which trees are existing and which are proposed. Visual Clearance Areas: Section 18.102 requires that a clear vision area 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, temporary, or permanent obstruction exceeding three feet in height. 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 above three feet and below eight feet are removed. A visual clearance area is the triangular area formed by measuring back 30-35 feet from the intersection of two streets, a driveway and a street, or a driveway to driveway intersection and connecting these points with a straight line. All proposed structures comply with this requirement as proposed. The Landscape Plan as proposed also complies with this standard but all existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. Bicycle Parking: Section 18.106 requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on 32 minimum number of required parking spaces, a total of two bicycle parking racks are required. The site plan does not currently provide bicycle racks. The plan shall be revised to provide a minimum of two racks to comply with the standard. Access: Section 18.164 addresses street access requirements for this development. The applicant has proposed a private street of 25 feet in width with a 20 foot paved section to provide access to the site from private street SW Willowbrook Drive. Section 18.164.030(S) allows the use of Private Streets which serve more than six dwelling units under a Planned Development. The street as designed is essentially a cul-de- sac backing up to SW Naeve Street. The applicant has proposed to develop sidewalks along one side of the private street. A hammerhead emergency vehicle turn-around has been designed with a 20 foot by 45 foot dimension through the use of a private street and an intersection with a driveway courtyard which provides access to four of the dwelling units. Section 18.164.030(G) requires that where a local street abuts a development site that access shall be extended to the site to provide through circulation when access is not precluded by environmental or topographic constraints, existing development patterns or strict adherence to other development standards in the code. For a waiver from providing a connecting access point the applicant must demonstrate why development constraints precludes access. The applicant states that the project's conditional approval to join the Summerfield Community requires that no access be provided from SW Naeve Street. The applicant states that because of the well designed existing street system which serves the Summerfield Community that additional street access is unnecessary. More recently the applicant has stated that the residents of the Fountains Condominiums may not permit this development to be annexed to the condominiums. This may preclude access to the private street SW Willowbrook Drive. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 11 In response to this application e Chairman of the Fountains Condom ms Mr. Tom Rogers stated that no access should be provided to this development to SW Naeve Street. In previous discussions with the residents issues such as community security and a desire to minimize vehicular conflicts with pedestrians and golf carts have been discussed as some of the primary reasons for opposition to new access points from SW Naeve Street. Due to the limited topographic change between the site and SW Naeve Street and the developed nature of the site there are no environmental constraints with providing access to SW Naeve Street from the development site. Community concern with direct access to SW Naeve Street can be addressed by providing a gated access which allows only the residents of the proposed town homes access. Because many of the new residents within this proposed development would be required to drive through the Summerfield Community, an alternative access point is recommended to minimize pedestrian conflicts with these added vehicles while prohibiting cut through traffic by non-residents. A controlled access gate can also be designed to provide a separated pedestrian gate which would allow access to future commercial areas to the west such as the proposed Tigard Promenade Shopping Center. The applicant shall revise the plan to provide gated vehicular and pedestrian to SW Naeve Street. For safety reasons this access shall be designed to allow waiting vehicles to be entirely out of the SW Naeve Street right-of-way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Street may be eliminated. Based on testimony which was received the Planning Commission recommended that access either be provided from SW Naeve Street or SW Willowbrook Drive but not from both directions. Walkways: Section 18.108 also requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Walkways shall be provided where feasible from adjoining developments. The sidewalk shall be designed to minimize the distance in which pedestrian access must cross vehicle access driveways or parking lots. Such crossings shall be designed and located for pedestrian safety and to minimize conflicts. Required walkways shall be physically separated from motor vehicle traffic and parking by either a six inch minimum vertical separation (curbed) or a minimum three foot horizontal separation. Signs: Section 18.114 lists the type of allowable signs and sign area permitted in the R-25 zone. All new signage shall be reviewed through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recyclable Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick-up and removal by haulers. The applicant is required to comply with the franchise hauler method of review in order to address the site specific constraints with refuse and recyclable materials disposal. Site Development Review: 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 Sections. The applicable criteria in this case are chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.144, 18.150 and 18.164. The proposal's consistency with these sections has been reviewed within this report. The proposal contains no elements related to the provisions of Code Chapters 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), 18.134 (Variance), which are also listed under section 18.120.180.A.1. These sections are therefore found to be inapplicable as approval standards. Section 18.120.180.A.(2-18) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 12 Section A.2 (Relationship to tF atural and Physical Environment) Bu ng and Screening states that buffering shall be provided between different types of land uses. This criteria has been reviewed within the Buffer Matrix Section 18.100.130 below. The portion addressing preservation of trees states that buildings shall be located so as to preserve existing trees to the extent possible. Trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. Given the location of the existing trees only a few of the existing trees are located in such a manner so as to allow preservation and development of these parcels as a shopping center with shared utilities. Section A.3 (Multiple Family Exterior Elevations) is applicable to this development. This standard states that along the vertical face of multiple-family structures architectural relief features shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (entrances, patios, etc.); b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations the applicant has provide recessed entrances, decks, patios and off-sets or breaks in the roof-line. The architectural plan for this development exceeds this standard because all three of these types of features are provided at intervals of less than 30 feet along the both sides of the eight unit 200 foot long eight unit "town home" portion of this development. Sections A.4 (Buffering and Screening) this criteria is applicable and has been addressed elsewhere within this report. Section A.5 (Privacy and Noise) are applicable and have been addressed elsewhere within this report Sections A.6 and A.7 (Private Outdoor and Shared Outdoor Recreational Area) provisions are applicable and have been addressed elsewhere within this report. Section A.8 (Landfill and development within the 100-year Floodplain) provisions related to dedication of greenway or common outdoor open spaces is not applicable because the site does not adjoin areas within the 100-year floodplain. Section A.9 (Demarcation of Public, Semi-Public and private Spaces: Crime Prevention) states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. These aspects of the site are discussed elsewhere within this report as it relates to the outdoor areas. Section A.10 (Crime Prevention and Safety) 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. This development does not proposes common laundry areas. The site is not large enough to contain an elaborate system of walkways or common areas. The common areas or primary walkway along the private street are in view of at least two adjoining residences and at least one abutting street. Section A.11 (Access and Circulation) Refers to Section 18.108 which is reviewed elsewhere within this report. Section A.12 (Public Transit) Refers to provisions for public transit facilities and has been reviewed elsewhere within this report. Section A.13 (Parking) Refers to Sections 18.102 (Visual Clearance), 18.106 (Off-street parking) and 18.108 (Access and Circulation) which are all reviewed elsewhere within this report. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PACE 13 Section A.14 (Landscaping) 1 criteria is applicable and has been rev 'd elsewhere within this report. Section A.15 (Drainage) The applicant has been required to address the drainage impacts of this new development. This has been reviewed in greater detail elsewhere within this report by the Engineering Department. Section A.16 (Provision for the Handicapped) the dwelling units will be reviewed for compliance with applicable handicapped accessibility requirements through the Building Permit Plan Check review. Section A.17 (Signs) The applicant has not proposed any signage to date to serve this development. Any future signage proposals would be reviewed by the Planning Division for compliance with the standards set forth in Section 18.144. Section A.18 (Provisions of the underlying zone) All other applicable provisions of the underlying zone are reviewed elsewhere within this report. Tree Removal and Landscaping: Section 18.150 sets forth standards for tree removal for new development. Many of the existing trees are located in such a manner so as to allow preservation. Based on the near mature size of the existing trees which are proposed to be preserved, additional replacement trees are not recommended. The applicant has been required to provide additional street trees to fill in gaps along SW Naeve Street. SECTION IV. RECOMMENDATION Staff recommends approval of these applications subject to the following Conditions of Approval: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the proposed condominium project. STAFF CONTACT: John Hagman, Engineering Department. 2. Standard half-street improvements, including concrete sidewalk,driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Naeve Street frontage. Improvements shall be designed and constructed to local street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. STAFF CONTACT: John Hagman, Engineering Department. 3. The applicant shall provide copies of the recorded easements for sewer and drainage across the property to the south, Tax Lot 90000 (2S1 10DB), together with the submittal for the public works improvement permit application. In addition, the applicant shall submit detailed TV inspection reports of the existing line that is to be dedicated to the City for review and approval of the Maintenance Department. STAFF CONTACT: Michael Anderson, Engineering Department. 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 14 5. The applicant shall revise ti ial site plan to provide an emergency ess connection to SW Naeve Street in accordance with the requirements of the Fire Marshal and provide written confirmation of that approval prior to the issuance of a public works improvement permit. STAFF CONTACT: Michael Anderson, Engineering Department. 6. The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee which is paid at different times. The • first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right-of-way. The second part is paid at Building Permit issuance which is for each individual lot. 7. The applicant shall design and construct the private storm drain system in accordance with the City standards. STAFF CONTACT: Greg Berry, Engineering Department. 8. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing underground system without significantly impacting properties downstream. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. 10. 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. STAFF CONTACT: Michael Anderson, Engineering Department. 11. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer-engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. 12. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. 13. The applicant shall provide for the joint use and maintenance of the private street and each deed shall include notice of this requirement. The maintenance shall be provided by either a bonded maintenance agreement or by the creation of a homeowners association responsible for the maintenance, or by attachment of this project to the contiguous Fountains Condominium project. STAFF CONTACT: Michael Anderson, Engineering Department. 14. The applicant shall place the existing overhead wires along the SW Naeve Street frontage underground or pay the fee in-lieu of undergrounding. 15. Revised site and landscape plans and/or studies shall be submitted for review and approval by the Planning Division. STAFF CONTACT: Mark Roberts, Planning Division. a. The applicant shall submit an application for the Detailed Planned Development Review stage of the entire development. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 15 b. The plan shall be , ,ed to indicate the scale on which the ving is based in order to review building heights. c. the landscape plan within the buffer area shall be revised to provide a minimum of the following design features: 1) The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. 2) The plan shall be revised to add trees to fill in gaps. 3) The plan shall be revised to provide either a five foot or taller wood fence or a row of evergreen shrubs which will form a four foot continuous height screen within two years of planting along the easterly property line. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. d. Additional street trees shall be added to meet the requirement. The landscape plan shall be also more clearly indicate which trees are existing and which are proposed. e. The plan shall be revised to provide a minimum of two bicycle racks. f. All existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. g. The applicant is required to comply with the franchise hauler method of complying with waste disposal and recycling plan options. Contact Lenny Hing with Pride Disposal at 625-6177 who will conduct this review. h. The site is required to be accessed from either SW Willowbrook Drive or SW Naeve Street but not both streets. The applicant may revise the plan to provide gated vehicular and pedestrian to SW Naeve Street. For safety reasons this access shall be designed to allow waiting vehicles to be entirely out of the SW Naeve Street right-of-way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Street may be eliminated. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY 16. "No Parking" signs shall be posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. STAFF CONTACT: Kelley Jennings, Police Department. 17. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Assistant Planner. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 16 1. SECTION 18.160.170 lmpr nent Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 17 B. The partition plate data or narrative shall be drawn to the imum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City or Tigard. C. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline-centerline intersection points. B) All cul-de-sac center points. C) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hadley, Engineering Department 5. SECTION 18.164 A. 18.164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 18 2. If work is di tinued for any reason, it shall not be ned until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION V. DECISION The Planning Commission concludes that the conditions of approval within the Staff Report shall be revised as provided within the Final Order. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This •26, Th day of July, 1995 by the Planning Commission of the City of Tigard. Milton F. Fyre Planning Commission President FINAL ORDER SDR 95-0009/PDR 95-0003 - FOUNTAINWOODS PAGE 19 I ii Q67'4440 t 24.41 os' - 1 L :2J & �- j• r I \ r r \ . . 1 �r z . /.1 a 4 . ) ,-- , ... iratio, 1 ....„., fit os a .., ;;0'.` Efty!, .•0 •11.1.1131i>. _. . . . -I ..0 A 0 e _ fit._, 1___L • ' : ' -.41 -, . ri • • , - ,, / , c, r; ki �� LI '" J •-- i •--1. \ .1, ..;_./.,1 •,..° 1 7 -4 !- .• , 4 t / /• rI :' I II roLNTAINWOOD COUkT t (_'_ i ,-�- I / , :; I :. . . • ) lik , 1.,1' /,,, ry 116 I� / 1 ro cn C7 % l • ) /I r„ 1 1 �, /I'1 / �6 I'/" iu `n fil 0o z i-3 0o c..)°, M QO \ -/ o I-I ,-1 hl to CITY OF TIGARD PLANNING DEPT. L,. - I . . . #* 6 411 ------__ 11111 ‘ z --..„......._ 14,A Q , ,,0"Ii-7,4•4. 4, , .1 1 . . „ 0....,_ 4q-poi 1 .. .r ------------------rtj I - :(,),(_ _)M lit ;._, / x 0 ■-........„..._______ 1 1) 0 --.___,........, .... r33 . Ty ...._, ...1 ,. .96, 1> all io iii.tD 1 V .13 z§ Di Lii 6' ----- .q.'" 0 ‘0.° ElsW)4 N L. Aii,iz art, rn __________ -1 %, 9 .. 46> 4,-• 6. 4‘ ,,,e4 ju---r- • iP, viikiscwi-1 i --r—i . . ..„. in ,. ... ., .- -,, ..:- il U 0 -1--------1 il t• LI OA _ _ :Polak 9 cii 01 I V)\ I ._z . . . i 1 CI) 0 CITY OF TIGARD PLANNING DEPT. 44‘gh (,) (0 NOFO NO. 95-06 PC BY THE P"NNING COMMISSION SDR 95-0009/PDR 95-0003 INTAINWOOD CONDOS/CONRAD CUM( LIES (Page 1 of 1) BRAD H06MAR TOM ROGERS 7110 SW FIR LOOP 15518 SW 114TH CT. #60 TIGARD OR 97224 TIGARD OR 97224 CLIFF CONRAD RON PHEISTER a .RAD CUSTOM HOMES 15890 SW CREENSWAY PO BOX 764 TIGARD OR 97224 LAKE 06 00 CR 97034 JACK BIETHAN 15525 SW 109TH TIGARD OR 97224 • gill 'AY ■ 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 .I) PUBLIC HEARING FOR: (check box above,if applicable) (check appropriate box below) (Enter Public Heanng Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council IThat I served NOTICE OF (AMENDED ❑) DECISION FOR: {Check box above,rt applicable} City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: {Check box above,if applicable) {check appropriate box below) C City of Tigard Planning Director ❑ Tigard Planning Commission ❑ 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 which. 's attached, marked Exhibit "A", was r9 jaileil to each me person(s) at the addres (s) shown on the attached li- (s), marked Exhibit "B" thj ay.of 4� 199 ' , and deposited in the Uni -d States Mail on the "B'A' day •f 041..2.44a,41/,_ 199 (-7, postage prepaid- _ O/ 'Tr�ed Notice MOW 'glow. Ck II ________ Subscribed and sworn/affirmed before me on the /7 day of /<-::a_ .- , 19.x., l + . OFFICIAL SEAL ,' .=�.�3 DIANE M JELDERKS 'I lit...____ PUf3LIC•OREGON NOTAR PUBLIC OF • 'EGON ,. COMMISSION NOOa8ia2 MY COMMISSION EXPIRES SEPTT/EMBER 07 1999 My Commission Expit-•s: -FILE I�NOL-� 11--atirlL000 C al 074 ,4CI'L-S NAMES) �LC l hr CASE NO.(S): p f?/� 9 63/s oR q �►/1r7 TYPE OF NOTICE F�&IDATE: �f //��/'l�pCijCJt �//�// bz-e, ,..-,-e--z/Za-/A--) EXHIBIT A CITY OF TIGARD NOTICE OF DECISION DETAILED PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FOUNTAINWOOD CONDOMINIUMS I. APPLICATION SUMMARY CASES: FILE NAME FOUNTAINWOOD CONDOMINIUMS Planned Development Review PDR 95-0003 Site Development Review SDR 95-0009 REQUEST: A development request for Detailed Planned Development Review to allow the construction of 12 town house units which was previously approved as a Conceptual Planned Development. APPLICANT: Conrad Custom Homes Cliff Conrad P.O. Box 764 Lake Oswego, OR 97034 OWNER(S): Same COMPREHENSIVE PLAN DESIGNATION: Medium-High Density Residential (13-25 dwelling units, per acre). ZONING DESIGNATION: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. LOCATION: 11000 SW Naeve Street. The south side of SW Naeve Street, south of the proposed Triad Development. The property is west of 109th Street within the Summerfield Development (WCTM 2S1 10DB, tax lot 900). APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.80. II. DECISION Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the Planned Development Detailed Plan. The findings and conclusions on which the decision is based are found in Section IV. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 1 III. BACKGROUND INFORMATION History The site has been zoned for Medium-High Density Residential, R-25 since the Comprehensive Plan was adopted. The site is presently developed with a single family residence. The City has no record of any more recent development applications for this site. On July 17, 1995 the Planning Commission conducted a Public Hearing concerning this application. Based on the public testimony the Planning Commission approved this application with a modification to Condition of Approval 15(h) which requires the applicant to provide access either to SW Willowbrook Drive or SW Naeve Street. Vicinity Information The subject property is located along the south side of SW Naeve Street to the west of 109th Street. Immediately to the north of SW Naeve Street is an area which in recent years has been proposed to be developed with the 348 unit Triad Apartment project. To the east and south, the site is adjoined by the Fountains at Summerfield which is an existing 100- unit senior condominium project within a portion of the larger Summerfield Retirement Community. To the west the site is adjoined by detached single family residences which are also within the Summerfield Retirement Community. Site Information The site is approximately 1.1 acres and is presently developed with a detached single family residence. The property has approximately a three percent slope towards private street SW Willowbrook Drive which presently serves the Fountains Condominiums at Summerfield Development. Much of the development is encircled by existing trees which are proposed to be incorporated into the site to the extent possible. Proposal Description The applicant has applied for Detailed Plan approval for the Fountainwoods Development of the Conceptual Planned Development which was previously approved by the Planning Commission subject to Conditions of Approval IV. APPLICABLE REVIEW CRITERIA Section 18.80.020(G)(1)(a-e) Detailed Planned Development provides standards for review of Detailed Planned Developments to determine substantial compliance with previous approved Conceptual Planned Developments. The applicant has addressed these standards as follows through the Detailed Plan submittal: DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 2 1. The change increases the residential densities, the lot coverage by buildings or reduces the amount of parking; The Detailed Development Plan did not increase residential density. The lot coverage by buildings has not been increased, and parking areas have not been decreased through the preparation of construction documents. 2. The change reduces the amount of open space and landscaping; The Detailed Development Plan did not reduce the amount of landscaping or open space. 3. The change involves a change of use; The Detailed Development Plan did not change the proposed type of residential use. 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and This site has not been found to be environmentally sensitive or subject to potential hazard. The site does not contain steep slope areas, drainage ways, 100- year flood plains, or wetland areas. 5. The change involves a major shift in the location of buildings, proposed streets, parking lot configuration, utility easements, landscaping, or other site improvements; The applicant has not proposed a shift in the location of the site improvements. The Planning Commission previously approved this development subject to the following conditions of approval. The applicant has addressed these conditions within the Detailed Planned Development. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the proposed condominium project. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 2. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Naeve Street frontage. Improvements shall be designed and constructed to local street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 3 ' 3. The applicant shall provide copies of the recorded easements for sewer and drainage across the property to the south, Tax Lot 9000 (2S1 10DB), together with the submittal for the public works improvement permit application. In addition, the applicant shall submit detailed TV inspection reports of the existing line that is to be dedicated to the City for review and approval of the Maintenance Department. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 5. The applicant shall revise the final site plan to provide an emergency access connection to SW Naeve Street in accordance with the requirements of the Fire Marshal and provide written confirmation of that approval prior to the issuance of a public works improvement permit. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 6. The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee which is paid at different times. The first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right-of-way. The second part is paid at Building Permit issuance which is for each individual lot. This requirement can be complied with or financially secured prior to issuance of Building Permits. 7. The applicant shall design and construct the private storm drain system in accordance with the City standards. STAFF CONTACT: Greg Berry, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 8. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing underground system without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Department.. This requirement can be complied with or financially secured prior to issuance of Building Permits. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. This requirement can be complied with or financially secured prior to issuance of Building Permits. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 4 10. 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. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 11. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer-engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 12. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. This requirement can be complied with or financially secured prior to issuance of Building Permits. 13. The applicant shall provide for the joint use and maintenance of the private street and each deed shall include notice of this requirement. The maintenance shall be provided by either a bonded maintenance agreement or by the creation of a homeowners association responsible for the maintenance, or by attachment of this project to the contiguous Fountains Condominium project. STAFF CONTACT: Brian Rager, Engineering Department. This requirement can be complied with or financially secured prior to issuance of Building Permits. 14. The applicant shall place the existing overhead wires along the SW Naeve Street frontage underground or pay the fee in-lieu of undergrounding. This requirement can be complied with or financially secured prior to issuance of Building Permits. 15. Revised site and landscape plans and/or studies shall be submitted for review and approval by the Planning Division. STAFF CONTACT: Mark Roberts, Planning Division. a. The applicant shall submit an application for the Detailed Planned Development Review stage of the entire development. This application complies with this requirement. b. The plan shall be revised to indicate the scale on which the drawing is based in order to review building heights. Based on the scale the plans were drawn on the building heights comply with the applicable standards. c. The landscape plan within the buffer area shall be revised to provide a minimum of the following design features: DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 5 1) The applicant shall revise the landscape plan to indicate the size and spacing of the shrubs to be planted. The plan has been revised to reflect this requirement. 2) The plan shall be revised to add trees to fill in gaps. The plan has been revised to reflect this requirement. 3) The plan shall be revised to provide either a five foot or taller wood fence or a row of evergreen shrubs which will form a four foot continuous height screen within two years of planting along the easterly property line. If a fence is to be used the applicant shall provide a report from a certified arborist discussing the fence post locations impact on the existing root systems. The plan has been revised to reflect this requirement. d. Additional street trees shall be added to meet the requirement. The landscape plan shall be also more clearly indicate which trees are existing and which are proposed. The plan has been revised to reflect this requirement. e. The plan shall be revised to provide a minimum of two bicycle racks. The plan has been revised to reflect this requirement. f. All existing trees to be incorporated into this new development shall have their branches trimmed between the height of three and eight feet above the abutting ground level elevations within the Clear Vision Area. This requirement can be met prior to Certificate of Occupancy g. The applicant is required to comply with the franchise hauler method of complying with waste disposal and recycling plan options. Contact Lenny Hing with Pride Disposal at 625-6177 who will conduct this review. This requirement was determined to be not applicable to this development as each unit can be served separately. h. The site is required to be accessed from either SW Willowbrook Drive or SW Naeve Street but not both streets. The applicant may revise the plan to provide gated vehicular and pedestrian to SW Naeve Street. For safety reasons this access shall be designed to allow waiting vehicles to be entirely out of the SW Naeve Street right-of- way when accessing the site from the public street. In the event that the project cannot access SW Willowbrook Drive, the gated access requirement for ingress and egress to SW Naeve Street may be eliminated. The applicant has designed the development to have access exclusively from SW Naeve Street. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 6 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY 16. "No Parking" signs shall be posted along the proposed Fountainwood Court private street. The "No Parking" requirement will be strictly enforced. STAFF CONTACT: Kelley Jennings, Police Department. This requirement can be enforced prior to issuance of occupancy permits for this development. 17. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Associate Planner. This requirement is an obligation of the development and will be reviewed on a continuing basis. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. SECTION 18.160.170 Improvement Agreement Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. SECTION 18.160.180 Bond 1) As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: a) An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; b) A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or c) Cash. 2) The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 7 3) The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. SECTION 18.160.190 Filing and Recording 1) Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. 2) Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. SECTION 18.162.080 Final Plat Application Submission Requirements 1) Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2) The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 3) Street centerline monumentation shall be provided as follows: a) Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1) All centerline-centerline intersection points. 2) All cul-de-sac center points. 3) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hadley, Engineering Department SECTION 18.164.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 8 may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. • - SECTION 18.164.130 Cash or Bond Required 1) All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2) Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3) The Cash or bond shall comply with the terms and conditions of Section 18.160.180. SECTION 18.164.150 Installation: Prerequisite/Permit Fee No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. SECTION 18.164.180 Notice to City Required 1) Work shall not begin until the City has been notified in advance. 2) If work is discontinued for any reason, it shall not be resumed until the City is notified. SECTION 18.164.200 Engineer's Certification Required The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. The applicable portions of these requirements can be complied with or financially secured prior to the issuance Building Permits. V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 9 Final Decision: THE DECISION SHALL BE FINAL ON MARCH 4, 1996 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Panning Division at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon 97223. The deadline for filing of an appeal is 3:30 p.m. on March 4, 1996. Questions: If you have questions, please call the City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at 503-639-4171. 7 ‘ iQL 2/20/96 PREPARED BY: Mark Roberts DATE Associate Planner ` 2/20/96 APPROVED BY: Richard Bew- sdorff DATE Senior Planner DETAILED PLANNED DEVELOPMENT REVIEW SDR 95-0009/PDR 95-0003-FOUNTAINWOOD CONDOMINIUMS PAGE 10 SWELIKEICOMO s :3SVO • • • • Itn f 10{ `Beteit eV �fTAc3"J5 A� • • osccZ :add Ll 1? 11 511Nf'1 d`dW 1181HX3 N`dld lO1d • • • it z,r..•43 • SI • 1 • 4r - \i \" • 9 L '7Ja l 1JNn 0 OOv add 1JNn 4 1 Vtrit -o AVO L Ol' 6511Nn • • OQ :add 9.uNn ad ' `5- IPA ‘Ipp470 • e ry • . . ...........___.__.........__ . ... -- „...,......., , ........,........:/,. 111 ---,__. , 0 at I .„._ . I -, - ....._ _„4 %IW \ I-------___ I -- p ----, __.... r--------- 7 -10 - ) _ ‘(8=.(S\ C) / /11/1/„ * VI EifLoi%L(:. s 11 --1 _-1. __ ,, .. c \ F A _ co .TITA V E --- _______Th ________I 'vie(_ faflEfm, (\li , > ° -0 111,1 a ill c -- --- _ _ __ ti )4- 33 t C ii0 i 6 cn t —• i 0 >rn - Ili os' iip.• ,c) t. Fri -- 4-- .1 *q.1 I 1 m---7-------a-Aimata T., w . 034- — ----_____ „ 4* *"): ,-: , u __ :ti ji • I eo• og _--- ----1 o (() CO LO .4 Ili — _____. I t , i c?..6.,. a 0 0 QC) i 4 CITY OF TIGARD PLANNING DEPT. (A) (0 ._ .. .... ._...-— ...___—___ PDR 95-0003(SDR 95-0009)FOUNTAINWOOD CONDOS 2/2. gage ,of 3) E XI 2S11000-13900 2S110DD-13600 ADAMSKI, PETER P AND AVERY, BEATRICE AND DOROTHY M AVERY, DANIEL GORDON 10950 SW NAEVE ST 15515 SW 109TH AVE TIGARD OR 97223 TIGARD OR 97224 2S110DC-90531 2S11000-11200 BELKNAP,VIENNA H BENNETH,JOHN AND BETTIANA 15518 SW 114TH CT#53 15550 SW 109TH AVENUE TIGARD OR 97224 TIGARD OR 97224 2S110DD-13500 2S110DC-90632 BIETHAN, JOHN D&JACQUELINE L BILLIE LOU DIAS TRUST,THE TRS 15514 SW 114TH CT#63 15525 SW 109TH AVE TIGARD OR 97224 TIGARD OR 97224 2S110DC-90702 2S110DC-90472 BLAKELY. JAN MICHAEL CARSON, HAZEL M 15510 SW 114TH CT#70 15522 SW 114TH CT#47 TIGARD OR 97224 TIGARD OR 97224 2S110DB-00900 2S1100B-90772 CONRAD CUSTOM HOMES INC COREY, MURIEL T PO BOX 764 15478 SW 114TH CT#77 LAKE OSWEGO OR 97034 TIGARD OR 97224 2S110DC-90682 2S110DC-90661 DIESTELKAMP, IRA A AND DORIS M WRIGHT TRUST,THE CHARLOTTE D PO BOX 921 15510 SW 114TH CT#68 CANNON BEACH OR 97110 TIGARD OR 97224 2S110DD-11300 2S110DC-90461 DURGAN, JERRY L& DARLENE C FIRST INTERSTATE BANK OF OREGON 15570 SW 109TH AVENUE TRUST REAL ESTATE DEPT T-12 TIGARD OR 97224 PO BOX 2971 PORTLAND OR 97208 2S110DC-90482 2S110DC-90642 FREDRICKS, CLAUDIA H&MARY JANE FROST,MARJORIE M LAWRENCE,CHRISTINE C 15514 SW 114TH CT#64 15522 SW 114TH CT TIGARD OR 97223 TIGARD OR 97224 2S1100B-90761 2S110DB-90751 HANSEN, INEZ W HARREL, ELEANOR K AND 15478 SW 114TH CT#76 RICHARDS,JANICE E TIGARD OR 97224 15478 SW 114TH CT#75 TIGARD OR 97224 2S110DC-90541 2S110DC-90562 HART, MARGERY L HAYMAN, BERNIECE I& 15518 SW 114TH CT#54 TAYLOR. ROBERT DEAN TIGARD OR 97224 15518 SW 114TH CT#56 TIGARD OR 97224 PDR 95-0003(SDR 95-0009)FOUNTAINWOOD CONDOS 2/2. page qf 3) 25110DD-13300 2S110DC-90691 HEIN, LORENA W HEINRICH, FRANK A&MAYBELLE P 15585 SW 109TH 15510 SW 114TH CT#69 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90552 2S1100D-13400 HOWARD, JEWEL M ILTZ, KENNETH E& 15518 SW 114TH CT#55 HERMANN, JUDITH A TRUSTEES TIGARD OR 97224 15565 SW 109TH AVE TIGARD OR 97224 2S110DB-90872 2S110DD-11500 JENSEN, PHYLLIS M&PATRICK H JOHNSON,CHESTER G AND 15430 SW 114TH CT#87 JOSEPHINE D TIGARD OR 97224 10865 SW HIGHLAND DRIVE TIGARD OR 97223 2S110DC-90571 2S110DC-90512 KELLY, SHARI D AND KLEIN, MARJORIE C KADEL, RICHARD A ET AL 15522 SW 114TH CT#51 15518 SW 114TH CT#57 TIGARD OR 97224 TIGARD OR 97224 2S110DA-00900 / 2S110DA-00800 LAW. BRUCE A LAW, BRUCE A AND JANET L LAW, JANET L 15400 SW 109TH AVE LAW, JOH TIGARD OR 97223 1540 109TH AVE T ARD OR 97223 2S110DD-13700 2S110DD-11600 LINDSAY,WILLIAM R AND MAHONE, CLAYTON B&PATRICIA N JEAN W 10855 SW HIGHLAND DR 15505 SW 109TH TIGARD OR 97224 TIGARD OR 97223 2S110DB-90782 2S110DD-11100 MCCONNELL,JUDITH MAY MCCOY,SANDRA TRUSTEE 15530 SW 109TH AVE 15478 SW 114TH CT#78 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90451 2S110DC-90621 METZGER, ELNA L TRUSTEE PHILLIPS, MICHAEL AND 15522 SW 114TH CT#45 LORRAINE TIGARD OR 97224 15514 SW 114TH CT#62 TIGARD OR 97224 2S110DC-90611 23110DB-90882 PHILLIPS,WILLIAM E&PHYLLIS E PROVINCE, LAVELLE 15514 SW 114TH CT#61 15430 SW 114TH CT#88 TIGARD OR 97224 TIGARD OR 97224 2S110DD-11400 2S110DC-90522 RATHER,GUY R AND HELEN E RECKERS,CHARLES W AND 10875 SW HIGHLAND DRIVE MARGARET J,TRUSTEES TIGARD OR 97224 15522 SW 114TH CT#52 TIGARD OR 97224 PDR 95-0003(SDR 95-0009)FOUNTAINWOOD CONDOS 2/2... ,page%of 3) 2S1100C-90602 2S110DC-90592 ROGERS,THOMAS T/LA VERNE ROTH, ROBERT E&MAE L TRUSTEES 15518 SW 114TH CT#60 15518 SW 114TH CT#59 • TIGARD OR 97224 TIGARD OR 97224 • 2S110DC-90672 2S110DC-90651 RUFFNER, MABEL S SANDERS, RILEY W/JULIA M TRS 15510 SW 114TH CT#67 15510 SW 114TH CT TIGARD OR 97224 TIGARD OR 97224 2S1100C-90491 2S110DC-90501 SEGUI, MEREDEE A AND SELF, ELLA A ROSS. GREGORY E 15522 SW 114TH COURT#50 10637 SW KENT ST TIGARD OR 97224 TIGARD OR 97224 2S110DD-11000 2S110DD-13800 STANLEY, JOHN S AND MELBA M STERRETT, DOROTHY P 15510 SW 109TH 15495 SW 109TH AVE TIGARD OR 97224 TIGARD OR 97224 2S110DD-00109 2S110DB-90791 SUMMERFIELD ASSOCIATES LTD PTNSH TANNER,JEAN B 500 NE MULTNOMAH, STE 950 15478 SW 114TH CT#79 PORTLAND OR 97232 TIGARD OR 97224 2S110DC-90581 2S1100B-00200 TENTO, ELEANOR E TRIAD TIGARD LIMITED PARTNERSHIP 15518 SW 114TH CT#58 320 ANDOVER PARK EAST STE 235 TIGARD OR 97224 SEATTLE WA 98188 2S110DB-90802 2S110DB-90851 VANLOY, GLADYS M YODER,JOSEPH H A 15478 SW 114TH CT#80 FLORENCE J TIGARD OR 97224 15430 S 14TH CT#86 Tl D OR 97224 2S110DB-90861 LAW, ERE A/JANET L,/JCI-N C YODER,JOSEPH H/FLORENCE J 15403 SA 1C9IH AVENJE 15430 SW 114TH CT#86 MGDM CR 97223 TIGARD OR 97224 APPLICANT MATERIALS I // t I (/2 L Id IV I / -5- 1441 CITY OF TIGARD, OREGON } PLANNED DEVELOPMENT APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF U LSO NL � - q CASE NO. .-- X2' -DK95--cx3O3 OTHER CASE NO'S: ---6- RECEIPT NO. cYS- Z6S 4'6 Cei APPLICATION ACCEPTED BY: (`'1v(` DATE: t) -- 6--15- ) 6 -15- - 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS/LOCATION //p Q es-66 ,XJ Ve c$' ✓(A) Application form (1) 76p&td D,�, (2,4"C T,44 Z f,O6131 `klO) -(B) Owner's signature/written TAX MAP AND/TAX LOT NO. b d_ i_i•_ i S authorization /4 5I ) ',..s b4 /d/ 7-2-c �Q/�,VI J./L(, e; • 3. List any variance, conditional uses, 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 19 SIGNATURES of each owner (eg. husband and wife) of the subject property. 2.(164rm 44 J f (KSL:pm/0737P) PROPOSAL DESCRIPTION CITY OF TIGARD OREGON FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0009/ PLANNED DEVELOPMENT REVIEW (PDR) 95-0003 FILE TITLE: FOUNTAINWOOD CONDOMINIUMS APPLICANT: Conrad Custom Homes OWNER: Same P.O. Box 764 Lake Oswego, OR 97034 (503) 636-9322 REQUEST: A request to overlay the site with a Planned Development zone and to develop 12 townhouse type residences on a site which has a detached single-family residence. The existing home would be demolished. LOCATION: 11000 SW Naeve Street (WCTM 2S1 10DB, tax lot 900). ZONE: Multiple-Family Residential (R-25). The R-25 zone permits low and medium rise multiple-family residential units to be developed at up to 25 units per acre. APPLICABLE REVIEW CRITERIA:Community Development Code Chapters 18.56, 18.80, 18.92, 18.96, 18.100, 18.102, 18.108 and 18.164. CIT: South CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION X PLANNING COMMISSION DATE OF HEARING: 7/17/95 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 X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Mark Roberts (503) 639-4171 x317 SDR 95-0009 FOUNTAINWOOD CONDOMINIUMS June 2,1995 Prcposai/iVctrrccf;ve 5PR `i S -- Co oo 1 • ` • PLANNED DEVELOPMENT REVIEW Fountainwood Condominiums at Summerfield by Conrad Custom Homes SITE The subject property is approximately 1.107 acres and located at 11000 Naeve Street, Tigard, Oregon. The property is flanked at the north by Naeve street, the Fountains condominiums on the west and south, and Summerfield single family to the east. The Comprehensive Plan Designation is Medium High Density Residential with a zoning designation of R-25. PROPOSAL The existing single family residence shall be demolished and replaced with 12 condominium units. This proposal complies with the permitted uses listed under section 18.56.030 of the City Development Code. 18.56.050 The 1.107 acres (48,221 sq.ft.) exceeds the minimum requirement of 3,050 square feet. The building setbacks established under this code section and adhered to in this proposal are: 20' minimum front yard (along Naeve Street). 20' minimum rear yard (south property line). 10' minimum side yard (east and west property lines). All buildings proposed in this project will not exceed the 45' height limit. The total gross area of the site is 48,221 sq.ft. less 2280 sq.ft. (the 10' dedication along Naeve street) leaves a net lot area of 45,941 sq.ft.. Lot coverage calculations are as follows: Building area: 15,526 sq.ft. 34% Paving/concrete 12,936 sq.ft. 28% Total lot coverage 28,462 sq.ft. 62% < 80% max. allowed Landscaping 17,479 sq.ft. 38% > 20% min. required 1 • 18.80.010 The proposed site plan developed for this project facilitates an efficient use of land and circulation. The diverse mix of unit types proposed provide flexibility in lifestyles imperative to a quality community. The private lane up the middle of the property allows for a density and living arrangement complimentary to the surrounding uses. This centralized circulation allows for an economical placement of utilities that minimizes the disruption of the landscape during construction and in the future, if service is needed. The mature vegetation that exists around the perimeter of the property, for the most part, will remain. This, coupled with the 38%of the property to be landscaped, will create a development that is an asset to the community. Fountainwood has been accepted by Summerfield as a part of their community. This acceptance will continue the desirable and recommended community circulation network that already exists in Summerfield. Summerfield is a successful planned community that provides excellent inter-development circulation for its citizens, the outside community and emergency vehicles. A condition of this acceptance is that this proposed addition not provide access to Naeve Street so as to not to compromise the successful community circulation currently established. 18.92.020 The total gross area of the site 48,221 sq.ft. Dedication to Naeve 2,280 sq.ft. Private street (R.O.W.) 5,375 sq.ft. Total net area 40,566 sq.ft. Density calculation: 40,566/1480=27.4 units allowed 18.96.030 Units #3 and #5 have windows that are facing each other and maintain a 28' separation which is greater than the 25' minimum required. Units #9 and #11 have bedroom windows facing the driveway with a minimum 8' landscape separation. 2 18. 100.00 All landscaping shall be installed according to accepted planting procedures. The owner shall be responsible for the maintenance of all landscaping which shall be maintained in good condition so as to present a healthy, neat and orderly appearance and shall be kept free from refuse and debris. A combination of fence and landscape buffer shall be provided continuously along the east property line. This is required because of the single family zoning that exists along the east property line. The planting will include a combination of new hedge material and infill of trees within the existing trees. Street trees shall be planted in the new planting strip constructed along Naeve Street at approximately 30' apart. These trees shall be planted at least 2 feet away from any hard surface. A bonding agent/tackifier or a biodegradable netting or jute is desirable for disturbed areas on slopes. Netting should be anchored per the manufacturer's recommendations. 18. 102.050 The vision clearance computation used for this development is diagrammed on the architectural site plan. The triangle that is used measures 30' down each intersecting right of way. The parking requirements for this development are, two spaces for each unit plus an additional 15% for visitors. Utilizing the driveways in front of each garage takes care of the unit requirements. The 4 spaces provided at the end of Fountainwood court take care of the visitor spaces. The driveway sizes are a minimum of 18'-0"x20'-0" which can comfortably accommodate 2 standard parking spaces of 8'-8"x18'-0". 3 18. 108.000 On site vehicular circulation is accommodated with a 25'-0" wide right-of-way 20'-0" of which is paved surface. This is a private street that also includes a 5'-0" wide sidewalk that flanks its west side. The access drive to the east building provides a hammer-head 20'-0" wide and 45'-0" deep for emergency vehicle turnaround. This new private street, to be called Fountainwood Court, will connect into SW Willowbrook Drive with accommodation for a clear vision triangle of 30' by 30'. 18. 164.000 The improvements proposed for this project include half street improvements to Naeve Street, a new private street, sanitary sewer, storm drain and water lines. The half street improvements along Naeve Street will include widening of the paving and continuation of the 5' sidewalk and planting strip that exists behind the "Fountains" to the west. All these improvements will be built to City configuration standards. The centerline of the new private street is located 114'-0" east of the west property line with the characteristics described previously under section 18.108.00. Continued maintenance of this street will be assured through either a bonded maintenance agreement or creation of a homeowners association. A joint mailbox facility will be erected between units 3 and 5. Design drawings of this will be submitted prior to final approval to attain approval from the City Engineer and U. S. Post Office. All utilities are proposed to run up the new private street. These include a 12" diameter storm drain, 8" diameter sanitary sewer, and 6" diameter water line. 4 Fountainwood Condominiums at Sumuierfield by Conrad Custom Homes The following is a preliminary summary cost estimate for the site development construction. SECTION 1 • EARTHWORK _--- 5 721__ _—__--- SECTION 2 - SANITARY SEWER fiGoC.v , ' SECTION 3 - STORM SEWER SECTION 4 - WATERLINES k .] d3 1 O SECTION 5 • POWER/LIGHTING/TELEPHONE #53 G2S,' SECTION 6 - ROADWAYS/PAVING I Aa SECTION 7 - OTHER • 51 •TOTAL S _ /' ► 0 ESTIMATE CONDITIONS 1. Takeoff of the quantities and materials are as indicated in the 111111DesignMI plans submitted for review or approval, same subject to change from geotechnical information, traffic and environ- mental studies, government and agency reviews and approval requirements, code changes, and revisions requested by the Developer. 2, Unit prices averaged and current as of WL �-� 19.9 3. All earthwork and roadway quantities are estimated for their in-place, original ground and/or final compacted basis. 4. This is a aim Designs=site construction cost estimate. It should be used for fee estimates, assurance projections, or solicitation of contractor proposals. Quantities used in this estimate are based on conceptual use of the site, within benefit of engineering analysis/projected use of the site, without the impact of agency review. ESTIMATE DOES NOT INCLUDE 1, Any city, county and/or state government or agency fees, bonds, permits and assurances. 2. Cost of telephone, power, cable or gas company installation and/or service costs. 5ummereld/civic ASSOCIATION 10650 S.W. Summerfield Drive Tigard, Oregon 97224 620-0131 February 17, 1995 RECEIVED Mr. Mark Roberts, Assistant Planner FEB 2 11995 City of Tigard 13125 SW Hall Blvd. COMMUNITY DEVELOPMENT Tigard, OR 97223 Re: 11000 SW Naeve Street. 251 l ODB, tax lot 900 Dear Mr. Roberts: Mr. Conrad has provided me with a copy of your response to his request for infor- mation concerning the Community Development Code requirements as they relate to access to his proposed 12 unit residential project. The reason for this is because of the ongoing negoiations Summerfield Civic Association is having with Mr. Conrad regarding this project. Here are some specifics regarding his proposed project. 1 . This 1 . 1 acre lot where the 12 units are to be constructed is bounded by by Summerfield living units on the east, west and south. 2. Mr. Conrad has made a request to have his proposed development annexed into Summerfield. 3. This request for annexation must be refered for vote by the proprietary members of Summerfield. 4. At a well attended informational meeting regarding this annexation request in the Summerfield Clubhouse on February 7, it was the consensus of those in attendance that no access to the property be permitted from Naeve Street. Many believe an access via Naeve Street would be an invitation for the many who will be living in the Triad Project to use this access to streets in Summer field. 5. When the 110 unit Fountains project in the same area of Summerfield was developed, no access to Naeve Street from their property was granted. 6. The streets in the Fountains are owned by the Fountains Condominium Assn. 7. At the most recent meeting of the Summerfield Civic Association Board of Directors on February 14th, the Board declined to authorize an election about the annexation request unless they had some official assurance that the only access to the property would be through the Fountains property and not from Naeve Street. It appears to me we have a dilemma. Mr. Conrad wants to annex his development into Summerfield which requires an election and approval by the proprietary members of the Summerfield Civic Association. The SCA Board of Directors wants some offical assurance that no access will be provided to the property from Naeve Street before they will authorize an election. Mr. Conrad can not make any plans to develop his property unless he knows the result of the election which hinges on the access to Naeve Street issue. 1011 ■ Summer ield/civtc ASSOCIATION 10650 S.W. Summerfield Drive 4 # Tigard,Oregon 97224 620-0131 You stated in your response to Mr. Conrad that his development will require review and approval before the Planning Commission at a Public Hearing. You also indicated the staff recommendation for access to SW Naeve Street would be controlled through the use of a security gate. Although we would prefer to have no vehicular access to the property as it is at the Fountains, speaking only for myself, I believe the use of a security gate would be acceptable to all parties. You also informed Mr. Conrad that, "A pedestrian path will also be required to pro- vide access to SW Naeve Street.- I don't know why this is needed in that none is required from the adjoining Fountains property. Again, speaking for only myself, I believe this is not acceptable to those of us living in Summerfield. I'm almost certain if this path is required, Mr. Conrad's request to be annexed into Summerfield will not be approved. Mr. Roberts, you should also know that many of us in Summerfield want to have this development annexed into Summerfield. Specifically, the owners of his townhouses will be 55 years or older and will abide by our Conditions and Restrictions for living in Summerfield. With this background, will you please review the issues in respect to vehicular and pedestrian access from this property to Naeve Street and help us resolve this per- plexing situation. Can something be done to expedite the review and approval process before the Planning Commission at a Public Hearing in respect to the access to Naeve Street issue? Or, do you have other means of giving the SCA Board of Directors written assurance that: 1 . Vehicular access to the property will be controlled by a security gate. 2. No pedestrian access will be provided to the property. Vour " r! ' respcnss t cry ran ject is gre!f!y PrprAr ot,A ') r Rnard of Directors needs this information as they consider authorizing an election in respect to annex- ing the proposed development into Summerfield. Sincerely, Neil Jeremiah. Summerfield Civic Association President cc: Mr. Clif Conrad SCA Directors Marsha Gardner, SCA Manager Mr. Tom Rogers, Fountains Condominium Assn. President TRIAD 1 t i 2-=:E=LE Ei3 Ell 11000 SWNaeve St. El �� �. I I_ Renaissance Summit. �` - tip -- THE FOUNTAINS PECt� I. .- -- ma=• .-:• o -- �'; u���.......— fly Anna,: P� •. 40 ... • . :air - 1 I 0,4 GN 4 40$ mom 1111 is; mei-. APARTMENTS ,::;øøIø$IIu_',``" ```"`\` 2 • ,-O &� it NMERf`E`0 1] "VP `` IP APARTMENTS • ;• " ����'• `````` ■ �,�� YROO[8 D�:% �� IQ -4. %Si Li -4 mikA gi.-4aliffirr. & gi II CD EfEe° ill1111111 ... ils- allinmainv I 1 N / . i . I I I 1 T ///// -- A, February 23 , 1995 CITY OF TIGARD Summerfield Civic Association OREGON Attention: Neil Jeremiah 10650 SW Summerfield Drive Tigard, OR 97224 Re : 11000 SW Naeve Street, 2S1 10DB, tax lot 900/proposed annexation to the Summerfield Community Dear Mr. Jeremiah; This letter is in response to your request for information concerning an expedited review and assurances as it relates to restrictions to direct vehicular and pedestrian access to the proposed 12 unit town house project from SW Naeve Street . Concerning the status of this proposal presently the project has not been submitted to the City for review. The City has had preliminary preapplication meetings concerning this proposal . Because no application has been made there is no final decision- date scheduled. Upon submittal of a development application, an expedited review for this application would create additional delays for development review of projects which were previously submitted. For this reason development applications are processed in the order they are received. Related to design aspects such as the narrower internal street width which Mr. Conrad has proposed, the fact that Summerfield adjoins the property on three sides, a Planned Development Overlay Zone (PD) has been recommended which would be a part of the development permit application. A PD development application is required to be reviewed before the Planning Commission at a Public Hearing. Currently, the property does not have a PD Overlay Zone which would automatically require a Public Hearing. Mr. Conrad may elect to use alternative design standards which would not require the use of PD Overlay. In that case a decision would be issued by the Director and no Public Hearing would take place unless an appeal was filed. From the date an application is considered complete the decision or Public Hearing would normally take place within 6-8 weeks . An additional appeal period would extend the final approval date 10-20 days depending on the City Council meeting schedule . The Development Code was recently amended to require pedestrian and vehicular connectivity between developments where possible . This change was in response to changes which were made at the State 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 level concerning transportation planning. Given the resident' s concerns the applicant can propose the use of a controlled, gated pedestrian access in addition to the gated vehicular access . The applicant can enter into a separate agreement with the Civic Association where annexation would only be approved where appropriate access control mechanisms are in place . The Tualatin Valley Fire District would need to review and approve of the precise plan details for gated vehicular access . The staff recommendation for restrictions to the use of a gated access would be to design the gate such that vehicles waiting for the gate to open would not project into the street . If the applicant chose to apply for a PD Zone Overlay, the Planning Commission could modify the staff recommendation. _ In summary the Community Development Code does not require the use of a gated access but the applicant can elect to propose this type of access control to the development . Please feel free to contact me concerning this information. Sincerely, i Mark Roberts, A. I . C. P. Assistant Planner c : Cliff Conrad T 1 N • #g A)„;14..U 9do . zr . . s i 6'177/41,,u”� -- /(avo N J G'Yt � sg \ �4�G?E 1,4 sn 5Af' D4 i 3 jjvu- ‘,4 \ I r - _ _ 1 5 tA r\\ ! CI\ - mo t_ cn Lxfsr I � . I ! N I I 4U I 1 I yl F<)n1<1 Nc i \ f • „s I __ _ _ _ _ _ _ ,_______ ___,.1 9u _ ___._—;— 1 cf ,0 2031 t,�� y, C and S Properties SCA(,o = 40' . ��'��� .6. 1�' ) . P.O. Box 754 (T�, , ,L4 L ‘7,L Lake Oswego,OR 97034 �,1�tti���zrt`�` L,-L . ‘Y, 0 tK 900 A) U4. 1.11 Ai T k- ' .::*: 8 , 1 ,Yt,��z �x,�frsf --- = � \ /r�o N OE,, ,..kr4 royzY ii \. . M tt'sr ' I t 111 N I I 4U l ---- ---• IL. I sii 1 Q ',J' 1 Alai<INlr 1 N. ,, C and S Properties 203 t�'-4,-(7:76 ''` P.O. Box 764 SGAce I '' = 40' ���N`4.� '�._1 � 1 ` vi1C \//fr Lake Oswego.OR 9 � L‘‘ ,------ _ -cf`C i) Ceo r /3 --, -..-, 7 .,..A.,:: efrA'4.41 c. ' 1 • .:, ...r• „4//..... .21.3:.'_...,;,.,,,__W.J, • ar,e c....,,Ofze 41..14.01 1 .5.4.//5.44 • ....- . :;.■ ..., I :it .....'-'s.".. . Nclr.1, ukl 2: ,,,e ..._ /I ..—A.,..01 6440 '4111IN /4'•-r".4. S e . ,f!t? — tAil 1 a e..,1 /- ./7/ • -- -1- • 8 , ---.-„,..... >15 -.... . --- -;----',-- ..) 0 144‘11e- . 1111 - tA _ CO ....' C\I 0 (.11 to 1)b S VIS- A' --- .'_ Z 2 c) 6'CALe I ' --r, 40' - - -- -4P../ CS S-) /3- '' .--- ")...44,p4 f' .; I. .•,.t . _•-•' .0 z ...1 r•-) c.,..,.toe, u.44s i SI,.//aft) ---• , ri- .. 1 :It 1\)64- " 2 c s4 .i-- r 3 . .4-eurti 004a Atr'll. 6 er. G Are — 1L$ .4e...n / '''..,..„ '''''''''',.,....,...„............ ci....),.........< '....',.............,.....„ . 8 t --.... ---.......„......s, --....„ ...,_ vi ,AA r 4e) Y' i i Z 1 • tO 1 it N I ) 1 9 C' -.. . Z1 c..31 )----; -W zit' \ 2-1 Nif I i 1 , -11-4 N.‹...:y4. i Z03' stc SCA 6 I '' r. 40' 1 S r, -1-1.:) L-h--% ■..- ... ,A.1 ' t. ._,::4sa 6,-_ 0 ,.., 7,--„ ■101,....._____ 'LA•e■ L --/4'1O /3.. a-%,'l `COW /44....ic / 6 - --- - . -s+,- v s _ Cm /"�.. 'Tie W aCK (1 4/ 7 S4//AI" •. - -' j �. 1 )\J4r('''v.7 Z Ci4 ,....vriC`'+,M Aril. 5 er-.. G,'.rz - Less A.--. j C -..,, .----'''........'"-..„ ));171- -- C' ' "-- \-..';::\\\3.' I \ g s ■ 1 \ ( \ �` 1 I J ' \ j/ ,..A. 1 -- ,I ---. ,-- 1 I 1 1 N ' C- I I 8� , I -W K <}3 -� 1 ~� 1 _-. -- 14-. Lc I I c _ _ ......) t..... I 1 1 - (r �y - 2O 3' SD 5 cA l - "'.- ., '-.' — ' ''' - ' ' • , re .Pkine c'. ' • --, c—))O('r (J 44S i 5.4.//wd ...:, — 7;r7f ' • j :J 1...)ar..-. 0.1 7 ,...,./e .,.. /3 • ...;:e.,0 asaa Ar..11' 6 Cr.. diir? - 1.4.S'S ie-,^ / ',..,.. LC.) I - -...... 11<s- -. 1 1 , ....., ii ....,, ..,, . -........,.. ri\ zyz \ ci. (.1 ...iii c:si i \ u . t \ _____Lm..............................._ './." k ■N:lev_fr \ I \ . / ; •4, /14//5.e.ormi crie CK d tAS ( •/ • •• 5‘:1 .) /".)6"11'"' c44 c.da Arni At-2 — 14_51 046" /sr.t's; 8 , 5 .. tsiN C\J B • 10 3 ScALe 1 " = 40' _ __ __• WV : / p •, WI r. , IP lis i --- ■ I I — 4:04.,. - rino , + , . hr • O,I o •.. o ., . . 41 • . -,.4- • [ . ' 1 0 �.. JIdeubsiNKf IA=To .• II „ . 4,1 •---Ij I I r— NV. --1._...—a, Zoe-d' ,.. f,4 ,„.., . , .K. • . _ ..„ ........ I iIt! = f C- ` Wirer b1 Ou I - ca1Rr 40 A 1__t_:.....%,..\.\___ , • A 2 B 3B 4 B 5B 6 A 74 _ -. : , _ A' 47 . ____ , _____ . - -1 . .- /Fill r �1 a �• a !_ ' / . .-,p.i . 1 - STKEET p ��� �� I v 4I! t ti ....... "2.Lrit ade L \ -/ . I;) I . �o' - -- uNC .0 a J\ \ / C10 C 9 - ---° 1 �K ,' ' - `t ', — ' 711tillEar WIT +5 4.J►..,, u° 1/4) JDOC f — ��I�farc cc+acT�_• ; J G '`ill ,. i -11 i . " •. . , ... , J. ( • I L.; . • :. •. - ::•-:. 0 t4(.)3 1'L. 1 .) � I _ . ...., t.:F! pi a �✓ = `'•Z i� D 11 f _ TOWNNHOME� f�- CONK D CUSTOM HOMES ^ p u -� •_. fa ),./ ilk _at la irk rt - Y \ / --- ... ..„ ,..." 74. , \,..... . e--- 3-e-e-- .e,—. --._____ o ,,/ • . . . . i b lib ____ . , . . • , . .. .. ..., _ . . . . IL. . . , . . • • , „.. ,....• , .. . , , . J..... ,____._ . . , : / ,.. ...... ..... ... •.... . ...• . . . .., . , , , i----- ,,, i / / ,....lrit 1.), / , .., .... :. / ,.. -- 411 kil ill ,.......,„„:„ . .. .3'tirivon• •••"•414.-:;, • ,. .Ihr t• .•: 1 • q:v • . . • • ..... lip . i i . M..■.■_.1 ._..,Ma M. Var ■ I ■ . ....; ... H. • •_, , . . , A' i . .. _A Kraft B <EIN06.0 0111Valft.. ;:r.c.:1 --"*.. B Wyman A i • A' ,...,._, , _ .. ... . Ilfr 1 •- .• : uar- s uear + - 111 War . Laur el, - awes uarr-7 • ' ti ......_..t. _. •..•. .__._ __ _____ , . •: ,' ID 111•11. _ . _ ... . . . ,110- In IIIMIIIW 1 .--'---."--. • -•■ 11011-"V - .. • '- ., ,111011 . -, . , E1 • • i'.'1°1' ii3C:eVattsiFEAMi,- -- .. • --:-.; IN V4 - - " • EfIlli - -nomarAlliMINWA VAMARE1174 . • ' imam. sm • ,■'' : kt tt:-erKt-rr p ,,, 1, kt- 444. 1 ■ 4C ,_—,-.7.,4 _______ kr--..-7..■.... i Z.— .,' 4... — ,IN■11.11111•PWA' I 4. I' C°) ■ 41111 „, • , . V.- ---'.• - : .. 11 1 _ _ 111111111 . ' , 44 -- , . . • Will 17*--.• . ...- .: . -. :•-. • -- ismta pug-4w oaf/ ,. , ...„,.,. • . 41.A.A.t• \...,■../1. 1 i I r- 11._,1 over. V- •• • I • ___."II01-011. G 0.L1 LT • I I .• •:• . • • . ,.:% « ____. —___ _ .. ..._..._____ ___ — ....1 • • . .4 • • • I / 'iltl' / C Ilac ..* • i I • . • I . • Al lk _ './.1$* -. • .. . •• • i • 1 . • .1 %4::„. , -/ 7_6•Whae tear akar* Later 10 6/424ts tsar II dames UlUT IlL._ .4....,' IV /I. . . -, — • 1 IIIIIIk L _L...-- --_-- _ _ . . .... . . _ _. . . . .. • Op TOWN HOMES $r CONMD CU5TOM HOMES $ AI Oa t Aha a rarj 4 4, ■11/ NIP" W W s. . .4 _...- - NW , ••Vb4'4 Lk U .. — 4t '1. 11-4 4- - . 1(11V\< . \ % Is. \ c-- --___ -401, 1•4,..., \\.., - , _6. , o A, .... . :;. a , ° 440 . :. 1 ° 'SS", s9--Hi Q Q 1 � NURSERY `.T IL it „ 'ra *41 1111111r l& f S. --(3 ----johk- — \,..... ...,. ,--- _____ __ limm,a,.„\.._ _ - r , ‘V`N‘ ‘, s _______---______ __ -41 __Alf _:'-. ,;, I. 0 A/ 'tk. VP / *- '-- X TcHTf; _ • � 411 9-17 ; LI �i x ,,, \fq am /.0 .r , Ite'‘IINtiki.6. 14 ,. Imo. S. �.. k �r / X 0 0 - �� �- 4 / ——E2D ° 0 X 208.5 01 X 0 11/ 1__*.i \ k- © .M INT ,fit 11.1MI M.H 1R A' © a 0° 00 (3 ° Q000 � Q , D000000 • a 000 pp ��� X tit • ! M. *w.- /• OD O d 0 O o �� k O p � Q � � R w R J A -0 4 illiihm. X- X X 99.4 0 1=600 a �� M.H. ) .4' 0 11111r1\ ���• .Hs '�� 4 cn di ' , �. M.H.1111111r.romp er•-- smomPe■—■17j1 IbA1 IL AO lie, Nip Ai _ 0 0 _ ■ 0 illoK j 0° :4 1 FM ' 7 • _..... . , ,,,- k isailleigmx• / , Uftioa 4t % .1, 4, . If* hiN0‘._ N `No N tI4 *** , \„(___ __ __Nigliblie ---.. .„ ,„141... , ....,,, \\ \ N *J ■ . . s. , N %, 110.. I \el ° #414 , 73'6" - sy 1 • •-. tt ah /a, / / /� Q © • .` NURSERY `-s0 %v. % iikt.44,: _ -- 4 yip� ► 4 O. 1� ..T s' \________--,-- --- __ _____---,.......%. ..,..,,, In ... C ■ k,, vall .‘:b Irk •.. ...... x ;11 0,, -41kI 1411440 ai Iiiti" .. .----,..,,>._:„_'-..---**. "---------7______-.______.__ II --4:— * x 9–17 11%miiiiiimwr.. � �� Ar 11101%1 411111111114 11 Rari ° "6 ,-- %.. °kW. FIL‘ .. a larr Itt01,0 1%-ii .: Ai %b. ,...../•!, I . , x I a inset „,1 Vilo ' 0 0 x208.5 — x Loolim . • 4t � I .1 0 Q ��� M.H 14,34.H. ...zammon.am , .____ 111 0 © © doDO Oho x `1� D 0q DD DOO p p 4 0 0 0 0 kir x0 0 � o . . . • . . . . . • . . . • • o0 3o 00 0 x 00 � R � R 0 � .. x_ � x _ viiiiipoop, 0 M.H. 00 1 I I I(1\ ) ' * Or/ 1 M.H. . ' . 1-- • ` p M. 4W ,- ,3 200 ii- / fi.1110, ;:e iiiiiimmumilmamviMppr - 44.1111.11111°°°- jip. , A, garrimork7-1---mL."611.114.11211161 / irt/ SDR 95-0009 FOUNTAINWOD CONDOMINIUMS (Page ! of , ) 2S110DA-00800 2S110DA-00900 ,LAW, BRUCE A AND JANET L LAW, BRUCE A 15400 SW 109TH AVE LAW, JANET L TIGARD OR 97223 LAW, JOHN C 15400 •9TH AVE T1 'RD OR 97223 2S110DB-00900 2S110DB-00200 CONRAD CUSTOM HOMES INC TRIAD TIGARD LIMITED PARTNERSH PO BOX 764 320 ANDOVER PARK EAST STE 235 LAKE OSWEGO OR 97034 SEATTLE WA 98188 2S110DB-90751 2S110DB-90761 HARREL, ELEANOR K AND HANSEN, INEZ W RICHARDS, JANICE E 15478 SW 114TH CT #76 15478 SW 114TH CT #75 TIGARD OR 97224 TIGARD OR 97224 2S110DB-90772 2S110DB-90782 COREY, MURIEL T MCCONNELL, JUDITH MAY 15478 SW 114TH CT #77 TRUSTEE TIGARD OR 97224 15478 SW 114TH CT #78 TIGARD OR 97224 2S110DB-90791 2S110DB-90802 TANNER, JEAN B VANLOY, GLADYS M 15478 SW 114TH CT #79 15478 SW 114TH CT #80 TIGARD OR 97224 TIGARD OR 97224 2S110DB-90851 2S110DB-90861 YODER, JOSEPH H AND YODER, JOSEPH H/FLORENCE J FLORENCE J 15430 SW 114TH CT #86 15430 CT #86 TIGARD OR 97224 T RD OR 97224 2S110DB-90872 2S110DB-90882 JENSEN, PHYLLIS M & PATRICK H PROVINCE, LAVELLE 15430 SW 114TH CT #87 15430 SW 114TH CT #88 TIGARD OR 97224 TIGARD OR 97224 2S110DD-00109 2S110DD-11000 SUMMERFIELD ASSOCIATES LTD PTNSH STANLEY, JOHN S AND MELBA M 500 NE MULTNOMAH, STE 950 15510 SW 109TH PORTLAND OR 97232 TIGARD OR 97224 2S110DD-11100 2S110DD-11200 MCCOY, SANDRA BENNETH, JOHN AND BETTIANA 15530 SW 109TH AVE 15550 SW 109TH AVENUE TIGARD OR 97224 TIGARD OR 97224 2S110DD-11300 2S110DD-11400 DURGAN, JERRY L & DARLENE C RATHER, GUY R AND HELEN E 15570 SW 109TH AVENUE 10875 SW HIGHLAND DRIVE TIGARD OR 97224 TIGARD OR 97224 SDR 95-0009 FO0NTAIN6iJOD (IDOMINIUMS (Page of , ) 2S110DD-11500 2S110DD-11600 JOHNSON, CHESTER G AND MAHONE, CLAYTON B & PATRICIA N JOSEPHINE D 10855 SW HIGHLAND DR 10865 SW HIGHLAND DRIVE TIGARD OR 97224 3?IGARD OR 97223 2S110DD-13300 2S110DD-13400 HEIN, LORENA W ILTZ, KENNETH E & 15585 SW 109TH HERMANN, JUDITH A TRUSTEES TIGARD OR 97224 15565 SW 109TH AVE TIGARD OR 97224 2S110DD-13500 2S110DD-13600 BIETHAN, JOHN D & JACQUELINE L AVERY, BEATRICE AND TRS AVERY, DANIEL GORDON 15525 SW 109TH AVE 15515 SW 109TH AVE TIGARD OR 97224 TIGARD OR 97224 2S110DD-13700 2S110DD-13800 LINDSAY, WILLIAM R AND STERRETT, DOROTHY P JEAN W 15495 SW 109TH AVE 15505 SW 109TH TIGARD OR 97224 TIGARD OR 97223 2S110DD-13900 2S110DC-90461 ADAMSKI , PETER P AND FIRST INTERSTATE BANK OF OREGO DOROTHY M TRUST REAL ESTATE DEPT T-12 10950 SW NAEVE ST PO BOX 2971 TIGARD OR 97223 PORTLAND OR 97208 2S110DC-90482 2S110DC-90451 FREDRICKS, CLAUDIA H & MARY JANE METZGER, ELNA L TRUSTEE LAWRENCE, CHRISTINE C 15522 SW 114TH CT #45 15522 SW 114TH CT TIGARD OR 97224 TIGARD OR 97224 2S110DC-90472 2S110DC-90491 CARSON, HAZEL M SEGUI, MEREDEE A AND 15522 SW 114TH CT #47 ROSS, GREGORY E TIGARD OR 97224 10637 SW KENT ST TIGARD OR 97224 2S110DC-90501 2S110DC-90512 SELF, ELLA A KLEIN, MARJORIE C 15522 SW 114TH COURT #50 15522 SW 114TH CT #51 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90522 2S110DC-90531 RECKERS, CHARLES W AND BELKNAP, VIENNA H MARGARET J, TRUSTEES 15518 SW 114TH CT #53 15522 SW 114TH CT #52 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90541 2S110DC-90552 HART, MARGERY L HOWARD, JEWEL M 15518 SW 114TH CT #54 15518 SW 114TH CT #55 TIGARD OR 97224 TIGARD OR 97224 SDR 95-0009 FOUNIAINW170D marmampos (Page of _D ) 2S110DC-90562 2S110DC-90571 HAYMAN, BERNIECE I & KELLY, SHARI D AND TAYLOR, ROBERT DEAN KADEL, RICHARD A ET AL 15518 SW 114TH CT #56 15518 SW 114TH CT #57 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90581 2S110DC-90592 TENTO, ELEANOR E ROTH, ROBERT E & MAE L TRUSTEE 15518 SW 114TH CT #58 15518 SW 114TH CT #59 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90602 2S110DC-90611 ROGERS, THOMAS T/LA VERNE PHILLIPS, WILLIAM E & PHYLLIS 15518 SW 114TH CT #60 15514 SW 114TH CT #61 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90621 2S110DC-90632 PHILLIPS, MICHAEL AND BILLIE LOU DIAS TRUST, THE LORRAINE 15514 SW 114TH CT #63 15514 SW 114TH CT #62 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90642 2S110DC-90651 FROST, MARJORIE M SANDERS, RILEY W/JULIA M TRS 15514 SW 114TH CT #64 15510 SW 114TH CT TIGARD OR 97223 TIGARD OR 97224 2S110DC-90661 2S110DC-90672 . . . . . . . . . . . . DORIS M WRIGHT TRUST, THE RUFFNER, MABEL S PO BOX 921 15510 SW 114TH CT #67 CANNON BEACH OR 97110 TIGARD OR 97224 2S110DC-90682 2S110DC-90691 DIESTELKAMP, IRA A AND HEINRICH, FRANK A & MAYBELLE P CHARLOTTE D 15510 SW 114TH CT #69 15510 SW 114TH CT #68 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90702 BLAKELY, JAN MICHAEL 15510 SW 114TH CT #70 TIGARD OR 97224 PRE - APPLICATION CONFERENCE NOTES 1 Idea `11 fib /i/C/ 1 CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES /�,�, A, DATE: .7 2� y STAFF': vv[ k / / ' cwt APPLICANT: �"Ili a hd Sk�441 C �i+.�✓ AGENT: - Lc Gl Q �.e�l Phone: 6 36— ' Phone: /9/- Q 7 ti` ece- PROPERTY LOCATION ADDRESS: ode o' ner-ec.,p S�, TAX MAP & TAX LOT: -7 ( I O t--) 0 D 4OC3 A NECES 'Y APPLICi I•N(S): P ht 0 Pt e(�'1 - 0 4.2,,,C _41e.------.1.0 No ,r !i 1 . i.miribo�i1 r1� . /�i��7-" B.• J �� PROPO DESCRIPTION: "�wi 4 E.- v. p{/Vl4_' fn/ 4 ^� id COMPREHENSIVE PLAN DESIGNATION: 1 ' (c./J/tU4] t 4 0-Q0 5�7� S i e i/4i ZONING DESIGNATION: 1 2'3 :-C" 2S 1G.H.14S arct/ye_ CITIZEN INVOLVEMENT TEAM # SCJCIt1 CHAIRPERSON: ei fic-4c `/hl Cr PHONE: A-44 OC3 ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: - sq. ft. 5F o f h° � ? `494 mod" 'oK�� de Minimum lot width: fie ft. '60 Pc Sk Li `fv 5 S 1- c Setbacks: front 211 ft. side 1 eV ft. rear 240 ft. 1 garage 20'ft:411".corner -2.C7 ft. from street-i-eleal"y!s OIL)--A r �o % A"e7ul✓2t4te4( ' Maximum site coverage: (l Minimum landscaped or natural vegetation area: 2U % Maximum building height: /(. ft. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land `, partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. Maximum lot depth to width ratio of 2.5 to 1. SPECIAL SETBACKS / Streets: /7/<< ft. ram centerline of /!/GI' Established areas: fl ft. from ,��0 Lower intensity zones: // Q ft., along the s te's /0 boundary Flag lot: 10 foot side y setback. Zero lot line lots: minimum 10 foot separation between buildings. • =�aiIIy resid—ential building separation: See Code Section 18.96.03 Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 ft. minimum setback from side and rear lot lines. Accessory structure up to 1000 sq. ft. on parcels of at least 2.5 acres in size - See applicable zoning district setbacks for primary structures. Page 1 BUILDING HEIGHT PROVISIONS Maximum height of 30 feet in R-1, R-2, R-3.5 and R-4.5 zones Maximum height of 35 feet in R-7 and 11_12 zones 'Maximum height of 45 feet in-the R-25 zone - --- --- - ------------- Maximum height of 60 feet in the R-40 zone FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1-1/2_ stories-_or__2.`5_feet, w ichever is less in mgt__ zones; 2-1/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided) that the standards of Code ecti-on-1-8:98:030ZBT'are-met: i RESIDENTIAL DENSITY CALCULATION Community Development Code Chapter 18.92 specifies that the Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including - Land within the 100 year floodplain - Slopes exceeding 25% - Drainageways 2. Land dedicated for park purposes 1 3. Public right-of-way dedication 4. All land to be provided for private streets (includes accessways through parking areas) ._- -- - RESIDENTIAL--BENSITY--TRAASPR _ --- ----- _: - ----_- The City of Tigard all ws a Residential Density Transfer of up to 25% of the units that could o herwise have been developed on sensitive lands areas listed in (1) above which may be applied to the developable portion of the site (Code Section 8.92.030) . It is the responsibility of he applicant for a residential development application to provide a detiled calculation for both the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSI N Regardless of the allo d housing density in a zoning district, any property within 100 feet a designated established area shall not be developed at a density eater than 125 percent of the maximum Comprehensive Plan designatio (not zoning) of the adjacent parcel. RESIDENTIAL DEVELOPMENT SOAR ACCESS REQUIREMENTS All subdivisions and\ minor partitions are subject to solar access requirements. These r irements state that a minimum of 80% of all lots created must be oriente for solar accessibility. The basic standard, which determines solar a cessibility, requires that 80 % of total number of proposed lots: 1) de nstrate a north-south dimension of at least 90 feet; and 2) demonstrate a front lot line orientation within 30 degrees of a true east-west axis. The total or partial exempts n of a site from the solar access requirement may be approved for the foll ing reasons: - East, west or north sl ,pes steeper than 20%. - Off-site shade sources `(structures, vegetation, topography) . - On-site shade sources (vegetation). Page,�2 Adjustments,allowing a reduction of the 80% solar lot design requirement may be made '.for the following reasons: - Reducd density or an increased cost of at least five percent due ` to ei er: * st, west or north slope greater than 10%, * s gnificant natural feature, * e 'sting road or lotting pattern, * pu lic easement or right-of-way. - Reduction\in important development amenities. - Pre-existing shade (vegetation) . PLEASE NOTE: Maps And text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: a. The north-south of dimension and front lot line orientation of each proposed lot; b. Protected solar building lines and relevant building site restrictions, if plicable; c. For the purpose of identifying trees related to exemption requests, a map showing exis ing trees which are at least 30 feet tall and over 6 inches diam ter at a point 4 feet above grade shall be submitted. This ma shall including their height, diameter, and species, and a stat nt declaring that they are to be retained; and d. Copies of all private`•.restrictions relating to solar access. 1 The design characteristics 6f a developed solar-oriented lot are high levels of wintertime sun strifFing the south walls and roofs of the house, house orientation maximizing puth window area, and a south-sloping roof area. To achieve this, one ma utilize the following: r b. Protected Solar Building ' e: The solar building line must a) be oriented to within 30 degr es of a true east-west axis, b) provide a minimum distance of 70 eet from the middle of the lot to the south property line, and c) provide a minimum distance of 45 feet from the northernmost build le boundary of the subject lot to the north property line. c. Performance Options: There ar two performance options which may be utilized. The first option requires the house to be oriented within 30 degrees of an east-west axis\and have at least 80% of the ground floor's south wall protected fro* shade. The second option requires that at least 32% of the glass and 500 square feet of the roof area face south and be protected fromshade. Please contact the Building Division for 'further information regarding the Protected Solar Building Line and Performance Options relating to building height and construction. \\ Page 3 0 SDI 1 O PARKING AND ACCESS �^ /_e Required automobile parking: `L "�/f�`-- I• -spaces per dwelling unit. e✓ a - -QnQcoverc -dwelling unit- is--required -j - Multiple family units with more than p/bedrooms require two Lli 1�]����ng spaces rimer unit. / I' // /) q � `i 1' .-0 �[ir' T`tC' la i( CJ<- {1 v ✓i ie/ a of r ..1Y/c.• -14: Ir �ykh more than $3$ f requi d spaces may .bel desi gn ate and/or dimensioned Z as compact spaces. Park ng stalls shall be dimensioned as follows: - Standard parking space dimensions: f P g P - 18-� 18 ft. x �S ` � - Compact parking space dimensions: 8,2WOMNIO 15 ft. k' '3 Handicapped parking: All parking areas shall provide appropriately ' located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA) . A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every 15 vehicular parking / spaces. All parking areas and driveways must be paved. Minimum number of accesses: ci.cz - Minimum access width: `-/- L4.4 i,,,J,.0 4 444 L v idif-4/2 Li _ gip .- u kiii width:- C Pedestrian access must be provided between building entrances and parking areas, outdoor common areas, and public sidewalks and streets. A minimum of one tree for every seven parking spaces must be plant- . and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses, see Development Code Chapters 18.100, 18.106 and 18.108. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. -2-ee_ d yaw)14, C/a,r +7,pIca 1 e o F s wcz.__ a.4 e Y - P1 ae.e 0,P L 4 Q __ Page 4 - 56# • ''' „,,koi: BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse --...) noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100. 4-76 ' , ' 7 The required buffer widths which are appl• • - .. - /.L . i - _ as- yam iii ft. along no boa ft. a}on. east u dart'w 't/a ca pf 0e, k:- w �, t-/C �1 �+OLN(S ft. along s uth bo �� p / ' ft. along r = = ' , - -• - - .afr?4S Cavt-• O� - In addition, sight obsc ing screening i= required -long • ..! nv STREET TREES .. Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the tree at maturit Further information on regulations affecting street trees may be obtained from the Planning Division. r '�. SIGNS • Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign code Exception application may be filed for review before the Hearings Officer. SENSITIVE LANDS Code Chapter 18.84 prov•des regulations for lands which are potentially unsuitable for developme due to areas within the 100-year floodplain, natural drainageways, wetl d areas, on slopes in excess of 25 percent, or on unstable ground. Sta will attempt to preliminarily identify sensitive lands areas at the p e-application conference based on available information. HOWEVER, the res nsibility to precisely identify sensitive lands areas, and their boundarieEtt is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Page 5 Chapter 18.84 also provides` regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains.\ In most cases, dedication of 100-year ` floodplain areas to the City for\park and open space areas is required as a condition of the approval of a development application. ADDITIONAL CONCERNS OR COMMENTS ' Piseas._ Ve uI w a 14,J c. iy c,v IA e Vl II) F✓-�ro e.e . Wev�c e 6 � �A �. u��/ � . de -� veo9ea) �aAde•? wW4- di we-et s/o,reQf 09f , _ A ._Si...... 12,4,/,. ii,,,, er , )..4,,mia.46.1 ve) Ni-xv(.4 --,W 1 ,-,(-.01 ikii-/Q,s-- 4.4..iet (4 5-0 Q � 1 V Adminis ive staff review. 5 Sct bh. '� Public hearing before the Land Use Hearings Officer. lk Pia-144 Public hearing before the Planning Commission. e_��11) Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member at the Community Development Department counter at City Hall. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will preform a preliminary review of the application and will determine whether an application is complete within 10 days of the counter submittal. Staff will notify an applicant if additional information or additional copies of the submitted materials are needed. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the _Planning staff are issued seven (7) days prior to the public hearing. A 10 day public appeal period follows all land u e dec/i�sions. An appeal on this matter would be heard by the / f•_(d,le.lde(-) C.-3 t*r 1,y1 tsS,(C ,, 1 . Page 6 ` tic_ 1 V-y e ("IA el- 0 k Id ca If k /a d ds'fei b .Q f^F eu-- -144 i0)e-e tilL,w c9 .- ,L la[tik{K le15-i -t A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Another pre-application conference is required if an application is to be submitted more than six months after this pre-application conference, unless the second conference is deemed unnecessary by the Planning Division. PREPARED BY: '/�" ���k�%\ / PLANNING DIVISION PHONE: 639-4171 „_; „,/,„„1 a. eVe___ l 5 a/..e___ 144 clhal ve4rfuIe a aSdke- p ,roJ cc*” GeK'.r,e�1L�u1- r 65 (l149¢-s Al— etiiid 4.7 Gt,t .1d o wS .7'warot5 uu y �S / a iJ 4 g 6 /3 e,p 14 o x - ,w f h jo / ujceal LA) C/i L,4 a is etcQ YAna. ea 61 o (i)- S 1 a.c-6 - •1-4 42 141016 rcGC‘,/"/ 5- et is roe hi add // ��ey at 'o4 t,•av/� Page 7 CITY OF TIGARD ', LAND USE APPLICATION FEES CITY OF TIGARD OREGON APPEALS Director's Decision to Planning Commission $ 235.00 Planning Commission/Hearings Officer to City Council 315.00 (+transcription costs) BLASTING PERMITS 125.00 COMPREHENSIVE PLAN PROCESSING (Text, Map or Both) 675.00 CONDITIONAL USE PROCESSING (Conditional Use Review) 365.00 FLEXIBLE SETBACK STANDARDS 80.00 HISTORIC OVERLAY DISTRICT 80.00 HOME OCCUPATION TYPE I (One) 10.00 (No renewal) TYPE II (Two) 50.00 (No renewal) INTERPRETATION OF COMMUNITY DEVELOPMENT CODE(S) (by C. D. Dept.) 55.00 LAND PARTITION (Residential & Non-Residential) 235.00 __LOT LINE ADJUSTMENT 50.00 PLANNED DEVELOPMENT PROCESSING (Conceptual & Detailed Plan Review) 500.00 NSI ANDS - -- - Flood Plain 520.00 Wetlands/Steep Slopes/Drainageways 235.00 SIGN CODE EXCEPTIONS 230.00 SIGN PERMIT 0 - 24 Square Feet 10.00 24 - 100 Square Feet 25.00 100 + Square Feet 35.00 Temporary Signs 10.00 (Per sign) SITE DEVELOPMENT REVIEW Under - $ 10,000 80.00 $ 10,000 - $ 99,999 155.00 $ 100,000 - $ 499,999 315.00 $ 500,000 - $ 999,999 415.00 $1,000,000 + 520.00 (+$1 per$10,000) SUBDIVISION PRELIMINARY PLAT 415.00 (+$5 per lot) Subdivision Variance (if necessary) 105.00 TEMPORARY USE Director's Decision 50.00 Special Exemption/Non-Profit -0- TREE REMOVAL PERMIT 144.00 (+$5 ea.addtn'I. lot(s) VACATIONS (Streets & Public Access) 300.00 (Dep.+actual costs charged) VARIANCE Administrative 80.00 Sign Code 230.00 ZONE CHANGE ANNEXATIONS Less than 10 Acres 520.00 10 Acres + 625.00 ZONE CHANGE PROCESSING Less than 10 Acres 520.00 10 Acres + 625.00 ZONE ORDINANCE AMENDMENT 310.00 .IOINT APPLICATION PLANNING FEE 100% (of actual costs) (Highest Fee + 10% Per ea. Subsequent Request.) {Approved by City Council Effective 2/1/91} h:\ogln\pstty W evIpmt.fees Staff Date "glaft CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT y�,/ ,25 APPLICATION CHECKLIST 7 The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639-4171. ITEMS TO BE BASIC MATERIALS INCLUDED: A) Application form (1 copy) [ 8) Owner's signature/written authorization C) Title transfer instrument [ D) Assessor's map E) Plot or site plan eti---. F) Applicant's statement 7�� r�� tam (H) Filing fee (S w ) . . - --ei' Si,/ ,i" [Lj/ SPECIFIC MATERIALS '30/ A) Site Information showing (No. of copies ): [ 1) Vicinity Map _ La--- 2) Site size & dimensions [j--]/ 3) Contour lines (2 ft at O-10% or 5 ft for grades > 10%) [L]�_„ 4) Drainage patterns, courses, and ponds +(11 Y 5) Locations of natural hazard areas including: a) Floodplain areas kl:::)\\ I b) Slopes in excess of 25% vv�� (Q n9e-- c) Unstable ground d) Areas with high seasonal water table [5...""---//J P pI e) Areas with severe soil erosion potential [t}- id 5r� f) Areas having severely weak foundation soils c� - itAMCOPR' 6) Location of resource areas as shown on the Comprehensive E4 ai, ► ,e, - flap inventory including: -f-s -FGA 540 a) Wildlife habitats [� b) Wetlands El 7) Other site features: a) Rock outcroppings [ Y b) Trees with 6" + caliper measured 4 feet from ground level-. - - 0 . " 8) Location of existing.structures and their uses - [Lj� 9) Location and type of on and off-site noise sources (L3 . - 10) Location of existing:utilities and easements (L]<- 11) Location of existing.dedicated right-of-ways.: - ( 11 .'' 8) Site Development Plan-showi No.'of copies 1) The proposed:site and :surrounding properties. �:?. -- - 2) Contour line intervals-- :;�:-. . _ [L] - - ' 3) The location, dimensions and names of all:' a) Existing b platted streets & other public ways . and easements on the site and on adjoining [ ] • . properties APPLICATION CHECKLIST - Page 1 b) Proposed streets or other public ways 6 easements [ Y on the site. c) Alternative routes of dead end or proposed streets that require future extension [!�i 4) The location and dimension of: a) Entrances and exits on the site [ / b) Parking and circulation areas c) Loading and services areas d) Pedestrian and bicycle circulation ( e) Outdoor common areas, [�. f) Above ground utilities [ 5) The location, dimensions & setback distances of all: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site b) Proposed structures, improvements, utilities and easements on the site [ (�� 6) Storm drainage facilities and analysis of downstream conditions [ 7) Sanitary sewer facilities 8) The location of areas to be landscaped [� 9) The location and type of outdoor lighting considering crime prevention techniques [ 10) The location of mailboxes 11) The location of all structures and their orientation (I1 12) Existing or proposed sewer reimbursement agreements C(-1/ C) Grading Plan (No. of copies ,1 )- The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1) The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of year it is proposed to be done. 2) A statement from a registered engineer supported by data factual substantiating: - a) Subsurface exploration and geotechnical engineering report C 1) The validity of sanitary sewer and storm drainage service proposals C .] c) That all problems will be mitigated and how they will be mitigated [ ] D) Architectural Drawings (No. of copies = ):. [ ] - The site development plan proposal shall-include: . 1) - Floor plans indicating the square footage-of all Ei.f/structures proposed for use on-site; and: 2) Typical elevation dr ings of_-each structure. _ [ E) Landscape Plan (No. of copies ^� [ - The landscape plan shall be-drawn at the'-same scale of the - - site analysis plan or a larger scale if necessary and shall . :ie. - - indicate: 1) Description of the irrigation system where applicable [ ] 2) Location and height of fences, buffers and screenings [ ] APPLICATION CHECKLIST — Page 2 - 3) Location of terraces, decks, shelters, play areas and common open spaces [ _- 4) Location, type, size and species of existing and proposed plant materials. [ The landscape plan shall include a narrative which addresses: 1) Soil conditions. 2) Erosion control measures that will be used. [ F)_ Sign Drawings Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. [ +`]./ G) Traffic generation estimate [ ] H) Preliminary �� S4 ry partition or lot line adjustment map showing (No. of Copies / Z) ): -f-,-, [� "J — 1) The owner of the subject parcel [ b 2) The owner's authorized agent C 4- ho rit.t 3) The map scale, (20,50,100 or 200 feet=1), inch north / arrow and date (S51 4) Description of parcel location and boundaries C . 5) Location, width and names of streets, easements and �'/ other public ways within and adjacent to the parcel ( 7 6) Location of all permanent buildings on and within '/ 25 feet of all property lines [ ,7 7) Location and width of all water courses [L,] -- 8) Location of any trees with 6" or greater caliper at 4 feet above ground level [y]-- 9) All slopes greater than 2S7 E(.- ---- 10) Location of existing utilities and utility easements [L]- 11) For major land partition which creates a public street: a) The proposed right-of-way location and width (.{-]---- • b) A scaled cross-section of the proposed street plus any reserve strip [ g 12) Any applicable deed restrictions I a.— 13) Evidence that land partition will not preclude efficient future land division where applicable [ !] ----- I) Subdivision Preliminary .Plat Map and data showinq(No. of Copies ): 1) Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet C ] 2) The proposed name of the subdivision 1 ] 3) Vicinity map showing property's relationship to arterial and collector streets - [ ] 4) Names, addresses and _telephone numbers of the owner developer, engineer, surveyer, designer, as applicable( ] 5) Date of application.:: [ ] 6) Boundary lines of tra :to be subdivided - [ ] _ _ 7) Names of adjacent:subdiv'sion.or names of recorded - . owners of adjoining is of unsubdivided land [ ] 8) Contour lines related to=a ity-established bench- f-_s mark at 2-foot intervals for 0-107 grades greater than 10% [ ] APPLICATION CHECKLIST - Page 3 - 9) The purpose, location, type and size of all of the following (within a adjacent to the proposed subdivision): - [ ] a) Public and priva a right-of-ways and easements [ ] b) Public and priva sanitary and storm sewer lines [ ] c) Domestic water mans including fire hydrants [ ] d) Major power tele ne transmission lines (50,000 volts or reater) ( ] e) Watercourses [ ] f) Deed reservations f r parks, open space, pathways and other land enc brances [ ] 10) Approximate plan and prof les of proposed sanitary and storm sewers with grades and pipe sizes indicated [ ] 11) Plan of the proposed water+distribution system, showing pipe sizes and the\ location of valves and fire hydrants. [ ] 12) Approximate centerline profiles showing the finished grade of all streets includiOg street extensions for a reasonable distance beyond ttie limits of the proposed subdivision. [ ] 13) Scaled cross sections of proposed street right-of-way; [ ) 14) The location of all areas subject to inundation or storm water overflow [ ] 15) Location, width and direction of (low of all water- courses and drainage ways [ ] 16) The proposed lot configurations, approx mate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots [ ] 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above g nd level, and the location of proposed tree planti s, if any [ ] 18) The existing uses.of the property, i luding the location of all structures and the p sent uses of the structures, and a statement of wh structures are to remain after platting C ] 19) Supplemental information including: a) Proposed deed restrictions (if any) [ ] b) Proof of property ownership ( ] c) A proposed plan for provision of subdivision improvements [ ] 20) Existing natural features including rock out- croppings, wetlands and marsh areas. . \ ( ] 21) If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be \ - incorporated into a narrative and submitted with the application. \ ( ] J) Other Information [ ] Solace {kGE 5 Catc4.46.17;Ct s -, _ (2362P/0028P) APPLICATION CHECKLIST - Page 4 F- P'O PO. (2) �TIFICAT7Oi LISTt+OQ ALL APPLICATIONS 1. R cop __ NO. 2. CITY DPpARTmEN73 Building Official/Dave a. 4 Recreation Saari Police Recorder Engineering/Chris O. Field Operations Permits Facilitator/Viola C. 3. SPECIAL DISTRICTS Fire District School(Pick-up box) olD ieiet So. 48 j Joy Pahl Po Box 200 Beaverton, OR 97075 Tigard Water District 8777 SW Burnham St. School Dist- 23.1 Tigard, OR 97223 (Tigard) 13137 SW Pacific Hwy_ Tigard, OR 97223 Tualatin 6 Taylors Perry Unified Sever Tigard, OR 97223 155 N. lust Se / Program 4. AFFECTED JURISDICTIONS Hillsboro, OR 97124 Wash. Co. Lad Use i Transp. 150 N. First Ave. Boundary art Bosun Hillsboro, Oat 97124 320 SW start Room 530 = Brent Curtis Portland, OR 97201 Mike - CR�SPACES PROGRAM Scott King __ Fred Iberia (CPA's/2]]A'r) 600 RE Cran4 Portland, OR 97232-2736 City of Beaverton DLCD (CPA'./DOA•!) Jim ]x - Principal Per 1175 Court St_ B8 PO Boat 4755 Salem, OR 97310-0590 Beaverton. Oat 97076 Other __ City of 41729 City City Manager City of Durham 15300 SW 116th City Manager King City, OR 97224 PO Banc 23483-3483 Tigard, OR 97224 __ City of Lake Oswego 80 SPA � City of Portland Director Lake Oswego, OR 97034 1120 SW 5th Portland, OR 97204 State Division Bob D COOT Po Box 25412 9002 Rahmaon�• OR 97225-0412 9002 Sr SE N,Looghlia Blvd. M lwankle. OR 97222 City of TU.a].atia PO Box 369 5. SPECIAL Tualatin, OR 97062 D Caweral T iaphaae PO Office Portland Central Kier- Tigard. OR 97241-3416 14655 SW old 7 Brian Moore Beaverton, OR 97007 Fry. - RU Natural Cam - Scott Palmer __Metro Area Conmuoicatioes 220 Nw asoond Ave. Jssaa Bevitt M Portia d, OR 97209 n Oaks Technology Crater 14115 NW 169th Place 8-6020 TCI Mike IRlaiaa of Oregon Beaverton, CR 97006-4846 3500 SW Bond at. US . Es POxtlaad. OR 97201 Pmt. Nelson 421 WOW( St. . 14200 SW�� «mad amn.j i.::;: P'Ostlasd, CR 97204 ��W Ct. 41,:t' 97005 Iris2Yaoslt Der_Buns 6. � antics Div. OOOT - r.. -- . • Cat A97202 - Dept. is '^ Z': - •-* Mali Dept. of Quality � _• Liar •F� _ 7. 41 : _ _ ; - - • Corr .. of Engineers i;"•-• _ ._ • • S. G Southern Pacific Transportation Company 800 NW M. Ate. PLS -324, union'Engineer - Portland, OR 9720914_ 324, [rayon ataNtlun Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) e, inch line which is located in -3e-ry2Z=uj The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's 814.7 tic' /2.d.fc.4-,LB,, Water Supply: The / Tr Water District (Phone: provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 6408) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. v/ 107, ��. 72/100010-00/0 Other Agency Permits: Storm sewer improvements: 1- /249iC4'1>L4.17f) /s /r l/t4fr't=' STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on-site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and/or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Fv c 3 y p g L(!i M C�' � O ,\' `[r 1 sscc 3 u�/�s 4'4 /- Z s /cv/ps P.ee l 5 � Z- red 1 f1i Q 19-e_ ! V2 k1 ! � @c! Y 4 Q ure te444 G Ue `' yy -f -QK1S�Ju� 'l�c�t e. S x 1z8w7, opENI NG pN No w° RIKrZ, the gha2L from b FI'X 0 e Engine x1:11/�e a app1i d w ft Ajj FAR EATIONS art`�nt ant hae obtain Pubjic projects in Qat b`�lt shat r ed a stree4 n'way or ejevation8tat t le t fly grading ing permit sha22 he �°rner of each yo41' Pre h 1 req. h jot, corner8o of Thte Fat the a that .400r ''''' iOant ajOn w P ° 9 h p 8 ,. r / 8�GI�ERING DIV ION NE, 639.¢1'2 41)pRAl_p, T Page 10 • PUBLIC FACILITIES CITY OF TIGARD The purpose of the pre-application conference is to: OREGON (1.} Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: (1.) N. Ye to feet from centerline. (2.) __ to feet from centerline. (3.) to feet from centerline. Street improvements: (1.) /fv street improvements will be necessary along A/4 (2.) street improvements will be necessary along (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 3 Residential Applicat oniEngineermg Department Section In some cases, where stre' provements or other necessary public im lments are not currently practical, the street improvements may be deferrE_ in such cases, a condition of development ap,..�,ral may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district formed to improve: (1.) (2.) Pedestrianwayslbikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 'f` inch line which is located in d/e -5,7X--- S/) �7 . . The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's Water Supply: The 7 Y Water District - Phone:(503) 63!!��'7/ provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526.2502) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. VU 7 /ZAJ 'MO Other Agency Permits: Storm sewer improvements: //YY/tO4e / 4- 'Y -4.0 /4. 5-7714y 6-45-ey*teR7- Agcf'//48 2 722 GON - 7t7 . l//N/fti64. % L z9 5-Y5767 STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on-site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. P4V Pee CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 Residential ApplicationlEngineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIE) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PA y p6 i Z91 STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY: ENGINEERING DIVISION PHONE: (503) 639-4171 h:\loginlpattylpreapp.mst leng.section preapp.engl January 11, 1995 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 3 Residential ApplicationlEngineering Department Section SUMMERFIELD llC ANDSCAPE Ch.,, J NG RE T1 CIVIC L Q ;T ASSOCIATION e� U ********** PLEASE PREPARE IN DUPLICATE ********* '''--- CHANGE REQUESTTEl)BY: t....ne: , / I ,' Date: i i ' /• • /El ,A. . / rt ■ r Address: ` � : i• '� Phone: ,, , • i DESCRIPTION OF CHANGE: (Tree removal on private property; changes in landscaping; planting of hedges; changes affecting yard drainage patterns; changes in or additions to sprinkling systems.) t - . ...,. O �.< 1'r.. , . - r RLQUracyIE'°I S PLAN: Dimensions and detail—show house location and property line. Attach drawings or other exhibits as required to fully explain the proposed changes. NOTE: 1) Adjacent property owners must be interviewed regarding the requested change and will be given a chance to voice objections, if any. You may want to interview them yourself and attach a copy of their signed approval and/or comments 2) This project must be completed within 90 days from date of approval. If not completed, a time extension givin_ reasons must be resuested from the Lanvdsca.e Committee. Although the Board of Directors for Summerfield may review any and all aspects of a proposed Modification to a residential unit in Summerfield pursuant to the Restated Declaration of Conditions and Restrictions for Summerfield Civic Association (the "Declaration"), no approval of the Board of Directors is intended or should be construed to provide any representation or certification that the proposed plans, specifications, design, construction, engineering, modification or alteration is structurally sound, properly engineered, geophysically appropriate, legally or safely constructed or built according to the applicable building code or land use laws and regulations. Neither the Board of Directors, any member thereof, or the Association shall be liable to any owner, occupant, or other person for any damage or loss suffered or claimed as a result of the construction, existence or failure of the Modification, or for any other claim, demand, suit or action attributable to or associated with the Modification. I agree to the above requiremen/:nd conditions. Owner's Signature : Allif- " „Alt, ✓ Date: //� is-le 9 APPROVE RE' CTED BOARD OR COMMITTEE SIGNATURE ' DATE Townhouse or Condo Association ��- O 1 Landscape V' j 7/��D Committee L.—. r, �,. / O WHEN PROJECT COMPLETED NOTIFY Ye R A' A REPRESENTATIVE (who will complete the final inspection) Project signed Off: Date: Pk 15-0o°09 REVERSE SIDE OF FORM FOR APPROVAL CONDITIONS AND LIST OF COMMITTEE MEMBERS EMBER S 1'1'W' " Lee CO70 742 ,R/'4*.. 1 Ref, Xy0 - 7 3r (0.-c4, L -J 70( — 362- t APPROVAL OF YOUR REC ;ST IS BASED ON THE CO'''ITIONS LISTED BELOW J zr ' 4/c 4/txzt )4ez- .2z4z) 2 e .vc,-.4-/-ez/ff Reason For Rejection AREA LANDSCAPE COMMITTEE REPRESENTATIVE PHONE 1 & 5 Amy Schaffer 503/968-8024 2 East Diana Poorman 503720-7652 2 West Jan Vanderpool 503/624-1963 3 Mike Walters 503/684-1292 4 Ken Rose 503/268-1808 1 &5 Barbara Boucher 503/670-9180 Chairperson Paul Ochs 503/670-9180 Sep-08 L o cat►a vLL, aee-ick_ w -Po u-1ta.;.,wa•d QAc--e- 77:100"(1, V I g72-Z4 6- (41 441 V ST • \ N ) aTATt i \\\"\r___• e ■R)1 slimy \\ \ 7 hh,1%\iN. \: r :x. 4,-.). \ \ ix, \Li -.% 0-4 Ali J I \ �'' ci;60, 0.,„ -,7_- \ ' rn \ \ r � ' \ o\ Q1 4/62 , i 1)16. ' --"L"r :\\ 1 C.J., \kV I 0 : foie 7 e t be re MOV-e- L TTS N;. /6"7, /s9, l6 i. - - - - : 13+'1)rerty 13ew 1&7 . w Approval of Adjacent Property Owner Date: January 18, 2009 Property Owner: Kenneth & Barbara Lance Property Address: 10950 SW Naeve Rd., Tigard, OR 97224 Remark: We agree removal of 3 pine trees along property border line between Fountainwood Place Condominiums. For the owner 2/M4,ttl‘,Xevte,e,e.— Kenneth Lance Todd Prager From: Todd Prager Sent: Friday, January 23, 2009 11:23 AM To: 'Iee8707 @comcast.net' Cc: Albert Shields Subject: Tree Removal at 15497 Fountainwood Place Dear Mr. Lee, Please accept this email as City of Tigard approval to remove trees 157, 159, and 161 that were protected as part of the tree plan for project number SDR95-00009 (Fountainwood). Please do not hesitate to contact me if you have any questions regarding this correspondence. Sincerely, Todd Prager Associate Planner/Arborist 77) City of Tigard 503.718.2700 1