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SDR1995-00017 SDR95 - 00017 BONITA COURT APARTMENTS - Snyder / Randall CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER G BY THE HEARINGS OFFICER CONCERNING CASE NUMBER(S): SITE DEVELOPMENT REVIEW(SDR)95-0017/SENSITIVE LANDS REVIEW(SLR)95-0011 NAME OF OWNER: Arlene Snyder NAME OF APPLICANT: Randall Realty Corporation ADDRESS OF APPLICANT: 9500 SW Barbur Blvd.. Suite #300 City: Portland State: Oregon Zip: 97219 ADDRESS OF PROPERTY: 7775 SW Bonita Road City: Tigard State: Oregon Zip: 97223 TAX MAP 5 LOT NO(S).: WCTM 2S1 12BA, tax lot 400 Request: ➢ A request for approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100- year floodplain and wetland area. Zone: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Action: v ❑ Approval as requested 0 Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: 0 Owners of record within the required distance 0 Affected governmental agencies 0 The affected Citizen Involvement Team Facilitator 0 The applicant and owner(s) Final Decision: THE DECISION SHALL BE FINAL ON NOVEMBER 27, 1995 UNLESS AN APPEAL IS FILED. 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 NOVEMBER 27, 1995. Questions: If you have any questions, please call the City of Tigard Planning Department at(503)639-4171. SDR 95-00f7/SIR 95-00f1 8ONITA CT.APTS.-SNYDER/RANDALL REALTY {COVER SNFFT} HEARINGS'OFFICER NOTICE OF FINAL ORDER BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD,OREGON • Regarding an application by Rndall Realty Corp. for a ) FINAL ORDER sensitive lands review and site development review for an ) SDR 95-0017 apartment development and related improvements at ) SLR 95-0011 7775 SW Bonita Road in the City of Tigard, Oregon ) (Randall) I. FINDINGS ABOUT SITE, SURROUNDINGS AND PUBLIC FACILITIES The hearings officer incorporates by reference the findings about the site and surroundings in Sections I and II of the City of Tigard Staff Reported dated October 13, 1995 (the "Staff Report") and the agency comments in Section IV of the Staff Report. II. HEARING AND RECORD 1. Hearings Officer Larry Epstein received testimony at the public hearing about this application on October 23, 1995. A record of that testimony is included herein as Exhibit A (Parties of Record),Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. 2. City planner Will D'Andrea summarized the Staff Report. He noted that condition of approval 2 requires the applicant to submit a final drainage plan that complies with applicable city standards prohibiting additional off-site flows, in addition to other applicable drainage standards of the city and Unified Sewerage Agency. 3. Randy Norgart and Gary Ottoman appeared for the applicant. Mr. Norgart accepted the Staff Report without objection or correction. Mr. Ottoman testified about the proposed drainage system for the site, noting that a curb at the edge of the parking lot will divert water to a catch basin from which it flows north and east to Fanno Creek. Therefore stormwater from the parking lot and drive should not flow onto adjoining private property. He testified that finished grades on the site will not be more than 2:1 (horizontal:vertical). The applicant will construct retaining features if necessary to achieve those grades, although they do not expect such features will be necessary at this time. 4. David Stewart testified with concerns regarding drainage and slope stability. Mr. Stewart owns adjoining land to the east. He testified that there is a considerable grade change between the applicant's property and his property,and he wanted assurance that the final grades will comply with applicable city standards. He requested that the record be held open 7 days to give him a chance to review and respond to the preliminary drainage plan. 5. At the conclusion of the hearing, the hearings officer ordered the record held open for up to 14 days. Written comments from the public could be received during the first 7 days. A written response by the applicant could be received during the second 7 days. If no written comments are received after the first 7 days, then there is nothing to which the applicant needs to respond, and the record would close 7 days after the hearing. III. APPLICABLE APPROVAL STANDARDS AND RESPONSIVE FINDINGS The hearings officer incorporates by reference the approval standards in Section III of the Staff Report and the findings in Section III of the Staff Report in response to the approval standards listed therein. Hearings Officer Final Order SDR 95-0017/SLR 95-0011 (Randall) Page 1 IV. SITE VISIT BY HEARINGS OFFICER The hearings officer visited the site and surrounding area. He observed the existing access to and structures,vegetation, and grades on the site and adjoining property and the condition of the adjoining streets. V. CONCLUSION AND DECISION 1. The hearings officer concludes that the proposed Site Development Review and Sensitive Lands Review complys with the applicable criteria and standards of the Community Development Code, provided development that occurs after this decision complies with applicable local,state, and federal laws. 2. In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and other reports of effect agencies and public testimony and exhibits received in this matter,the hearings officer hereby approves SLR 95-0011 and SDR 95-0017, subject to the conditions of approval in Section V of the Staff Report. DATED this 14th day • ''vember, 1995. 400,41, / 7247, Eps ; n, •i ' ' City of Ti:ard • gs Officer Hearings Officer Final Order SDR 95-0017/SLR 95-0011 (Randall) Page 2 AGENDA ITEM 2.2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD. OREGON I. SUMMARY OF THE REQUEST CASE: Site Development Review SDR 95-0017 Sensitive Lands Review SLR 95-0011 SUMMARY: A request for the following development applications: 1) Site Development Review approval to allow construction of a 5 building, 36 unit apartment complex; and 2) Sensitive Lands Review approval to allow the construction of a storm drainage system within the 100-year floodplain, drainageway and wetland area. APPLICANT: Randal Realty Corp. 9500 SW Barbur Blvd. #300 Portland, OR 97219 OWNER: Arlene Snyder 7775 SW Bonita Rd Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium High Density ZONING DESIGNATION: R-12 (Residential, 12 Units per acre) LOCATION: 7775 SW Bonita Road. (WCTM 2S1 12BA, tax lot 400) APPLICABLE LAW: Community Development Code Sections: 18.54, 18.84, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, 18.164. Comprehensive Plan Policies: 2.1.1, 3.1.1, 3.2.1, 3.2.2. STAFF RECOMMENDATION: Approval subject to conditions. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 1 • II. SITE AND VICINITY INFORMATION 1. Background: No development applications were found to have been filed with the City. 2. Site and Vicinity Information: The site is zoned R-12 (Residential, 12 units per acre) and is currently developed with a single-family residence. The parcel contains floodplain, drainageway and wetland area in the center of the property. The property slopes northerly from an elevation of approximately 160 feet at SW Bonita Road down to approximately 132 feet at Fanno Creek. Properties surrounding the subject site are zoned R-12 (Residential. 12 units per acre). The adjoining parcels are developed with a single family residence and a multi-family residential development. Likewise, the surrounding area is predominantly developed with a mix of single family and multi-family residential development. III. ANALYSIS AND CONCLUSION COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build a 5 building, 36 unit apartment complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-Family Residential Units. Code Section 18.54.030 allows Multiple-Family dwellings as a permitted use in the R-12 zoning district. Minimum Lot Area:. Section 18.54.050 states that the minimum lot area for each multi- family unit in the R-12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R-12 zone. Developments within the R-12 zone are required to provide a minimum of 20% landscaping. The proposed 36 apartments and 1 single family residence require a site size of 112,850 square feet. The net site area is approximately 114,804 square feet thereby meeting this standard. Site statistics show that approximately 49% of the site is to be landscaped, exceeding the minimum 20% requirement. Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as follows: front yard-20 feet;side yard- 10 feet; side yard which abuts a more restrictive zone - 30 feet; rear yard - 20 feet. The maximum building height is 45 feet. As indicated on the site plan, the proposal meets the setback requirements. As shown on the exterior elevation plans (A-5,15,20), the proposed buildings are approximately 36 and 27 feet in height, well under the maximum allowed. Sensitive Lands: Section 18.84 establishes the standards for allowing development or land form alterations within the 100-year floodplain, drainageway and wetland areas. The Hearing's Officer has the authority to allow development within floodplain area. The Hearing's Officer shall hear all of the applications simultaneously. The findings for sensitive lands are contained further in this report. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 2 Density Computation: Section 18.92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area, allocation for public facilities, and private streets. Sensitive Land and area for private streets are applicable to this proposal and need be subtracted. To calculate the net units per acre, it is necessary to divide the net acreage by the minimum number of square feet required for each lot by the applicable zoning district. Tax lot 400 contains approximately 5 acres. The applicant is proposing to develop only within the buildable area south of the 100-year floodplain and north of SW Bonita Road, with the remaining property to remain undeveloped. The portion of the property to be developed contains approximately (2.24 acres) 97,864 square feet. Section 18.92.030(A)(1) allows a density transfer limited to the number of units which could have been constructed on 25% of the unbuildable, sensitive land area. The applicant states that the total unbuildable area is approximately (2.76 acres) 120,249 square feet. Twenty-five percent of 120,249 is 30,062 square feet. The total area used for the density calculation is therefore 127,926 square feet (97,864 + 30,062). Section 18.92.020(4) requires the subtraction of private streets, or approximately 13,152 square feet. The resulting net acreage is 114,804 square feet. Dividing the net acreage by 3,050 square feet per unit results in 37 net units. The applicant is proposing 36 units, in addition to the retention of the single family residence. The proposal, therefore, contains a total of 37 units, meeting the density standards. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Chapters. The applicable criteria in this case are chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, 18.150, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that 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 and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The proposed buildings and accessway are designed to preserve the existing wetland area, drainageway, 100-year floodplain function and to preserve a number of the existing trees. The applicant has provided spacing between the building in an attempt to preserve trees. Despite some design modifications, the lot's shape and configuration limits the location of the proposed accessway and building pads. As such, a significant number of existing trees shall be removed. In an effort to offset this loss, the applicant states that they are prepared to replace trees that will be removed with 165 new trees of eight varieties. Additionally, they will plan 418 shrubs or bushes and 1,100 ground cover plants for a total of approximately 1,648 new plantings. Given the extent of proposed site grading, the STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 3 applicant shall provide an arborist report which specifies how the trees are to be screened and protected during construction as well as how the retained trees will be viable after the site grading and construction. Exterior Elevations: Section 18.120.108.3 states that along the vertical face of multiple- family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following:a) Recesses (decks, patios, etc.);b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations plans (sheets A-5, A-15, A-20) the design shows both recesses and roof elevation offsets, in accordance with this section. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria is satisfied as the site plan shows a 20 foot buffer to the adjoining property to the west. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The landscape plan provides for screening of the parking lot, driveway and trash facility, in accordance with this section. Privacy and Noise: Section 18.120.108.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. Each ground floor unit will be providing private outdoor area which is screened from adjoining units. The units provide a patio area which is screened from the adjoining unit by a wall, with further screening provided by landscaping behind the units. The parking and trash area will need to be screened from the adjoining multi- family development on the east. The plan shows the provision of landscaping which should provide adequate screening of these areas. Further, the applicant shall retain the existing fence along the property line adjoining the multi-family development. Private Outdoor Areas: Section 18.120.108.6. requires that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of 4 feet. This criteria is satisfied as each individual unit has a 50 square foot deck with a dimension of 10 feet by 5 feet. as shown on sheets (A-1, A-3, A-4). Shared Outdoor Recreation Areas: Section 18.120.108.7 states that in addition to subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studio up to and including two-bedroom units and 300 square feet per unit for three or more bedroom units. The required recreation space may be provided as follows: 1) all outdoor space; 2) part outdoor and part indoor space; 3) all public or common space; 4)part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. STAFF REPORT SOR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 4 This development requires 6,200 square feet of shared outdoor recreation area (28 units @ 150s.f. and 8 units @ 250s.f.). The applicant states that a 7,000 square foot (70' X 100') community garden space will be provided in the area between building A-1 and the proposed detention pond, thereby satisfying this criteria. It appears that this garden may be located within the 100-year floodplain area. Section 18.84.015(A) allows gardens as permitted uses within the floodplain area. A revised plan shall be submitted which shows the location of the community garden. Demarcation of soaces: crime orevention: Section 18.120.108.9 states that structures and site improvements shall be designed so that public areas, semipublic areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. The Tigard Police Department has requested, in similar developments, that appropriate signage be placed at entrances to apartment complexes and that adequate addressing be placed on unit entrances so that emergency service providers can locate units quickly. The developer should therefore be required to contact the Police Department prior to obtaining occupancy permits for the complex for review and approval of the address signage of this development. Crime Prevention and Safety: Section 18.120.108.10 requires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. As-noted by the Police Department, lighting specifications for certain areas were not available. The developer should therefore be required to contact the Police Department prior to obtaining building permits for the complex for review and approval of the exterior lighting plan for this development. Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 foot separation, buildings with windowed walls facing buildings with a blank wall shall have a 15 foot separation, and buildings with opposing blank walls shall have a 10 foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The proposed buildings D-1, D-2, C-1 and C-2 have lengths of approximately 65 feet, with building A-1 having a length of 105 feet. The building elevation plans (sheets A-5, A-15, and A-20) show that these buildings have windowed walls facing windowed walls. The required separation between buildings D-1, D-2, C-1 and C-2 is therefore 26 feet. As indicated on the site plan, the buildings are in compliance. In addition, driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least 7 feet. To comply with required walkway requirements, the applicant has been STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 5 conditioned to provide a walkway along the entire length of the parking area adjacent to buildings D-1, D-2, C-1 and C-2, as well as A-1. A revised plan shall be submitted which shows the walkways to be a minimum of seven feet from living room windows, in compliance with this section. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small, medium or large). A revised site plan shall be provided which provides street trees in accordance with this section. Screening: Special Provisions: Section 18.100.110(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. A revised plan shall be submitted which provides for parking lot trees to be provided on the basis of one tree for each seven parking spaces in order to provide the required canopy effect. In addition to the existing fence, landscaping has been provided which shall effectively screen the parking lot from the adjoining property. Screening of Refuse Containers: Section 18.100.110(D) states that any refuse container or disposal area shall be screened from view by placement of a solid wood fence, masonry wall or evergreen hedge between five and eight feet in height. All refuse materials shall be contained within the screened area. The plan (sheet S-2) shows the provision of a solid wood fence surrounding the trash enclosure, thereby satisfying this criteria. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all properly adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, this section is satisfied. Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5 parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom. In addition, section 18.106.020(G) states that multi-dwelling units with more than 10 required parking spaces shall provide shared parking for the use of all of the guests of STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 6 all of the residents of the complex. The shared parking shall consist of 15 percent of the total required parking spaces and be centrally located within the development. The applicant is proposing 7 one bedroom units and 29 one-plus bedroom units thereby requiring 69 parking spaces. The required number of additional shared parking spaces is 10. The total number of required parking spaces is therefore 79. This requirement is satisfied as the proposed site plan shows the provision of 79 parking spaces. The Americans with Disabilities Act (ADA) requires 4 disabled parking spaces if 76 to 100 parking spaces are provided. The proposed site plan does not show the provision of disabled person parking. A revised site plan shall be submitted which provides for 4 disabled parking spaces. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on the provision of 79 parking spaces, 5 bicycle parking spaces will be required for this development. The site plan does not show the provision of bicycle racks. A revised site plan shall be submitted which shows 5 bicycle parking spaces, thereby satisfying this requirement. Access: Section 18.108.070(D) requires that multiple-family residential uses provide a minimum of one driveway to a public street to serve a development containing between 20-49 units. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan indicates the provision of 36 units, therefore one access shall be required for this development. This section is partially satisfied as the site plan shows the provision of one access drive with a pavement width of 24 feet, however there is no provision for a sidewalk. A revised plan shall be submitted which provides for a sidewalk along the driveway which shall connect with the required walkways as discussed below. Walkways: Section 18.108.050(B) requires that within multi-family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. The plan shows walkways from the building entrance to the parking area, however, this walkway does not connect to anything as it stubs into the parking stalls. A revised site plan shall be submitted which provides for a walkway along the entire length of the parking area adjacent to buildings D-1, D-2, C-1, C-2, as well as A-1. These walkway will provide a continuous connection in accordance with the intent of this section. In addition, a walkway shall be provided to the proposed community garden area. Signs: Section 18.114.130 (B) lists the type of allowable signs and sign area permitted in the R-12 zone. All signs shall be approved through the Sign Permit process as administered by the Planning Division. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick- up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. The applicant STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 7 will need to submit evidence or a plan which indicates compliance with this section. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. B. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: 1. Streets: The applicants site plan proposes access from SW Bonita Road, a Major Collector street, as shown on the City Comprehensive Plan, at the location of the existing driveway that currently provides serves the existing single family residence on the site. The residence at #7775 SW Bonita Road is situated at the southerly portion of the site, and is to remain. The proposed joint use of the existing driveway is consistent with the design criteria that encourages common driveways to minimize the number of connections to collector streets. A joint use and maintenance agreement should be established for this proposed common driveway. However, the existing driveway apron should be re-constructed to commercial standards and the applicant shall obtain a Street Opening Permit (SOP) from the Engineering Department for this construction. SW Bonita Street has been improved to collector standards and no further public street improvements, or additional street right-of-way dedications are required. 2. Sanitary Sewer: The applicant proposes to connect to the existing 15 inch public trunk sanitary sewer line that is located in an easement crossing the northerly portion of the site adjacent to Fanno Creek. The existing sewer has sufficient capacity to serve this project. The applicant shall include this sewer construction work in the application for the SOP for this project. In addition, access to the existing trunk sewer across this property has been utilized by the Maintenance Services Department in the past. The site plan should be revised to provide for a maintenance access road from the proposed parking lot to the edge of the flood plain area. The natural flood plain area is traversible by Maintenance Services vehicles in its natural condition and no further surface improvements would be required to access the existing sewer beyond the edge of the flood plain. 3. Storm Drainage: The existing site slopes in a northerly direction toward Fanno Creek. The applicant proposes to collect the storm water in a new underground system and drain to a proposed on-site water quality facility, that would then drain into Fanno Creek. The design of the STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 8 water quality facility, within the 100 year floodplain, shall preserve the "floodplain storage function and maintenance of the zero-rise floodway" as required by Sect 18.84.040A of the CDC. Paragraph No. 2 of the noted section permits the proposed work within a residential zone as a land form alteration "associated with utilities". However, the applicant shall provide a detailed grading and drainage report for approval by the Engineering Department to verify that the proposed construction is consistent with these requirements. In addition, the applicant shall obtain a permit from the U. S. Corps of Engineers and/or the Division of State Lands prior to construction. 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. The proposed on-site water quality facility should be designed to comply with the minimum standards of USA and would satisfy the USA regulations. The on-site system consisting of the underground pipe construction and the water quality pond shall be maintained by the owner as private facilities. FINDINGS AND CONCLUSIONS - SENSITIVE LANDS REVIEW Chapter 18.84.040(A) states that the Hearings Officer shall approve or approve with conditions an application request within the 100-year floodplain based upon findings that all of the following criteria have been satisfied. 1. Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any narrowing of the floodway boundary. This project shall preserve the floodplain storage function and maintenance of the zero-foot rise floodway as this project will be removing approximately 65 cubic yards of material for the water quality pond and will be adding only 5 cubic yards of outfall rip-rap. This drainage system installation will therefore not impede water flow or increase volume within the floodplain. No development is allowed in residential floodplains in order to retain storage capacity for the 100-year flood and to not impede flow. Loss of 100-year flood plain capacity will adversely affect neighboring properties where the flood waters are forced to go. 2. Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards. The subject project is in area designated as Residential on the Comprehensive Plan Land Use map but the improvements in the floodplain area are considered a utility and is therefore allowed. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 9 3. Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100-year flood. This land form alteration will not result in any increase in the surface elevation of the 100-year flood as discussed previously. As is indicated in (1) above, floodplains are restricted from development to retain 100-year flood capacity. 4. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearing Officer as untimely. The Tigard Park Plan indicates that the floodplain area within this parcel is part of the proposed pedestrian pathway system. However, staff does not know the location of the pathway and will not until a future study determines the preferred location. It should also be noted that neither of the adjoining properties currently contains a pathway which would allow a connection to the pathway system. Staff therefore concludes that construction of a pathway is not timely and recommends that the applicant only be required to provide a 15 foot access easement to allow the City to construct a pathway in the future. Such requirements must be roughly proportional to the impact of the use. In this case the estimated value of an easement of sensitive lands is $6,600. This compares to an unmitigated impact of the development on the transportation system ranging conservatively from $65,468.17 - $67,650.46. According to the Larson methodology utilized in the Dolan finding (calculations indicated on the attached: FINDINGS - ROUGH PROPORTIONALITY exhibit.) Prior to obtaining building permits, it is recommended that the applicant sign an agreement or contract which states that the applicant will grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. This easement shall be located within the floodplain area. The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. 5. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood. This criteria is not applicable as a pathway will not be constructed in conjunction with this application. Further, a sensitive lands review will be required for the actual construction of the path and will be reviewed for compliance with this section. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant shall obtain the necessary, applicable permits from the Division of State Lands and Army Corps of Engineers. 7. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 10 and adjacent to the floodplain in accordance with the comprehensive plan. The applicant has been conditioned to provide a 15 foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. While staff recognizes that residential development within the floodplain is not permitted and the property within the floodplain will therefore remain undeveloped, the City would welcome the voluntary dedication of the floodplain area by the applicant. Such a dedication would leave the City with the responsibility of flood control maintenance as well as maintaining this area in its natural state. Otherwise, the applicant shall provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Chapter 18.84.040(C) states that the Director shall approve or approve with conditions an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria has been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use. The disturbance is the minimum disturbance necessary to accommodate the installation of a storm drainage system. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. The drainage system will not result in on-site or off-site impacts. Erosion control measures shall also be taken during construction. The applicants construction plans shall be reviewed and approved by the Engineering Department. 3. The water flow capacity of the drainageway is not decreased. The applicant shall provide construction drawings which show how the water flow capacity will not be effected by the placement of the storm system. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening. The minimal amount of vegetation loss expected with construction will be revegetated. Erosion control measures shall also be taken during construction. The applicants construction plans shall be reviewed and approved by the Engineering Department. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. This requirement is not applicable as the drainageway will not be impaired by the proposed construction. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 11 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant is required obtain the necessary, applicable permits. 7. Where landform alterations and/or development are allowed within and adjacent to the 100 year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. As discussed previously, the applicant has been conditioned to provide a 15 foot access easement for a pathway which is sufficient for the provision of a path in accordance with the pathway plan. Chapter 18.84.040(D) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: 1. The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. The proposed storm line will be within a wetland area but it is not designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, nor is it within 25 feet of such a wetland. 2. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. The disturbance is the minimum disturbance necessary to accommodate the storm system. 3. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated. This project does not change on-site or off- site drainage. 4. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. The minimal amount of vegetation loss expected with construction will be revegetated. Erosion control measures shall be as conditioned by the approved Division of State Lands permit. 5. All other sensitive lands requirements of this chapter have been met. Other sensitive lands requirements have been met as addressed in this report. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 12 6. The provisions of Chapter 118.150, Tree Removal, shall be met. A tree removal permit shall be required for all trees greater than 6 inches in diameter. 7. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. Applicable Comprehensive Plan Policies are satisfied as discussed, in Section B Comprehensive Plan Policies, below. 1. Policy 2.1.1 provides the City will assure that citizens will be provided an opportunity to participate in all phases of the planning and development review process. The sensitive lands request is consistent with Policy 2.1.1 because notice of the application and the public hearing on this item was provided to owners of property in the vicinity of the site. 2. Policy 3.1.1 provides that the City shall not allow development in areas meeting the definition of wetlands under chapter 18.26 or areas having slopes in excess of 25% except where it can be shown that established and proven engineering techniques related to a specific site plan will make the area suitable for the proposed development. (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.) Policy 3.1.1 is satisfied because engineering techniques will make the site suitable for the proposed storm system and the applicable approval criteria for development in wetland areas have been satisfied. 3. Policy 3.2.1 provides that the City will prohibit any development within the 100-year floodplain that would result in any rise in elevation of the 100-year floodplain. Policy 3.2.1 is satisfied because this proposal will not result in any rise in the elevation of the 100-year flooplain. 4. Policy 3.2.2 provides that the City shall prohibit development in the floodway, except if the alteration preserves or enhances the function and maintenance of the zero-foot rise floodway. Policy 3.2.2 is satisfied because this development will preserve the function and maintenance of the zero-foot rise floodway. IV. STAFF AND AGENCY COMMENTS The City of Tigard Maintenance Services Department states that it appears that the storm drainage system is private and that it should be clearly noted as private and that the landowner is responsible for maintenance. If it is supposed to be public, the applicant will need to submit plans to John Acker. The City of Tigard Water Department states that fire hydrant spacing is to be 250 feet maximum. Water meters and fire hydrants are to be located in landscaped areas. All meters to have a STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 13 (minimum) double check valve assembly, backflow prevention device, installed on customer side of meter. The Tigard Police Department states that they cannot find the proposed exterior lighting specifications for the alcove stairwells, each units' deck area nor the proposed lighting for the parking lot. The landscaping plan is satisfactory. The Police Department cannot sign-off on this until all of the proposed exterior lighting plans are provided. The Tualatin Valley Fire District states that the applicant shall submit fire flow calculations for the building and that fire access and hydrant locations meet current standards. GTE states that the developer is to place conduit per GTE specification. City of Tigard Building Division, Unified Sewerage Agency and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. V. CONCLUSION AND RECOMMENDATION The Planning Division concludes that the Site Development Review/ Sensitive Lands request will promote the general welfare of the City and will not be significantly detrimental nor injurious to surrounding properties provided that development which occurs after this decision complies with applicable local state and federal laws. In recognition of the findings, staff recommends APPROVAL of Site Development Review (SDR 95-0017) /Sensitive Lands Review (SLR 95-0011) subject to the following conditions: THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE MICHAEL ANDERSON OF THE ENGINEERING DEPARTMENT. 1. The applicant shall obtain a Street Opening Permit to connect to the existing public sewer and storm drain pipes located within the public rights-of-way and easement areas, and to construct the new concrete driveway aprons and sidewalk. STAFF CONTACT: John Hagman, Engineering Department (639-4171). 2. The applicant shall submit a grading and drainage plan for approval by the Engineering Department. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171). 3. The applicant shall provide a copy of the permit from the U.S. Corps of Engineers and/or the State Division of Lands prior to any construction within the 100 year flood plain area. 4. The site plan shall be revised to provide a 10 foot wide maintenance road to access the trunk sewer and sewer easement in accordance with City Standards in a location as approved by the Maintenance Services Department. An easement shall be provided on standard City forms. STAFF CONTACT: Randy Volk, Maintenance Services (639- 4171) STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 14 5. 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). 6. Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18. The applicant shall pay the fee established for the proposed use. 7. A tree removal permit shall be obtained for the removal of trees greater than 6 inches in diameter. The applicant shall provide a tree protection plan which demonstrates how the trees to be retained will be protected during construction. This plan shall be prepared by a certified arborist. STAFF CONTACT: Will D'Andrea, Planning Department. 8. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: a. Location of the community garden. b. Walkway along the entire length of the parking areas adjacent to the buildings. Walkways to be a minimum of seven feet from living room windows. A walkway shall also be provided to the community garden. c. Parking lot trees to be provided on the basis of one tree for each seven parking spaces in order to provide the required canopy effect. d. Four (4 )disabled parking spaces. e. Five (5) bicycle parking spaces. f. Sidewalk along the driveway which shall connect with interior walkways. g. Street trees, spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity. h. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. 9. The applicant shall contact the Tigard Police Department for review and approval of the address signage of this development and also for approval of the exterior lighting plan for this development. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 15 10. The applicant shall enter into an agreement or contract which states that the applicant will grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. This easement shall be located within the floodplain area. The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. 11. Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF OCCUPANCY PERMITS: 12. All site improvements shall be installed as per the approved revised site plans. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE: THIS IS NOT AN EXCLUSIVE LIST SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FTAL DECISION, /! ji"(r �C�.� ' � 10/13/95 r'} SPARED BY: William D'Andre� DATE Assistant Planner �r�•--� 10/13/95 APPROVED BY: Richard Bewe dorff DATE Senior Planner STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 16 FINDINGS - ROUGH PROPORTIONALITY The following provides findings for the determination of the rough proportionality of a pedestrian easement on floodplain land adjacent to the development of a 36 unit multi-family apartment complex on Bonita Road (SDR 95-0017/SLR 95-0011 Rayber/Randall Realty) . A pedestrian way is shown on the City Comprehensive Plan Park Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed under the above Site Development Review. Providing a pedestrian way will provide the potential linkage of this and adjacent properties to the partially constructed existing pedestrian system along Fanno Creek. The proposed 36 unit apartment complex will generate additional vehicle trips on the City' s street system. The added trips will take up capacity on the City street system which must be accomodated by infrastructure improvements. Unmitigated Impact According to the Washington County TIF ordinance, 32 percent of a project 's impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June, 1995) : $159. 00 divided by . 32 equals $496. 88 (Where $159 . 00 is the residential per trip TIF assessement according to the Washington County TIF ordinance. ) According to ITE manual figures and the TIF ordinance apartment dwellings generate 6. 1 trips per day per unit. Therefore the Rayber/Randall complex would be expected to generate 219 . 6 vehicle trips per day. Using the above, the unmitigated impact of the Rayber/Randall complex is as follows: Full Impact 219 . 6 x $496. 88 = $109, 113 . 75 Less TIF Assessment 219 . 6 x $159 . 00 = $ 34 , 916 . 40 Unmitigated Impact $ 74, 197 . 35 Value of pedestrian mitigation The value of the mitigation of a pedestrian path can also be determined. In this case, it should be noted that only an easement is being required with the City having to construct the pathway at a later time. According to the LUTRAQ study (The Pedestrian Environment December, 1993) , increasing pedestrian trips reduces auto trips. LUTRAQ shows a PEF (Pedestrian Ennvironmental Factor) for the Bonita area of 4 to 6. According to LUTRAQ, 94 percent of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system wide improvements of 10 percent. Conservatively, the reduction of reliance on the auto in the area of this development could range from 6 percent (100-94) to 8 percent. This yields a mitigation value as follows: 219 . 6 trips x . 06 x $496. 88 = $6, 546. 89 to 219. 6 trips x . 08 x $496. 88 = $8, 729. 18 These figures would reduce the unmitigated impact to $67, 650.46 or $65, 468. 17 depending on the use of 6 or 8 percent. Estimated property value The value of the land needed for a 15 foot wide easement for a pedestrian path potentially located on both sides of Fanno Creek is approximately $6 , 600. This is determined by a maximum need of 8, 250 square feet south of the creek and a maximum of 3 , 000 square feet north of the creek based on the length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, Nov. , 1994) , the value of an acre of Sensitive Land is $20, 000 per acre. The square footage of the easement needed for a pathway is just less than one-third acre. The value of the one-third acre is7therefore, $6, 600. Conclusion The unmitigated impact of the 36 unit apartment complex at roughly $65, 000 to $68 , 000 compared to an estimated value of the easement of $6, 600 indicates that the unmitigated impact is much greater than the value of the easement. Therefore, the requirement of an easement for a pathway more than meets the rough proportionality test. ::_ ----- ----- ------ - .i 'j '1 d 3d J N I N V b ` d C] d bJIl JO AJJ3 0 Qiv (n a) CL [L' _ J Q t I o ; o � Z _ Z H ONO7yp C '4b IT.110 11.000/YAlRU I1I1I1II1IIIliTñ1RiftTTTTITT,_ w Qa <' , 6 0 93 GG� �cr rcr --_ �v�- err �60ClST�YV•YlIh11.- }� Z.,, T 0 co u) co 04.4b " 1 [1-67 "-"1 1 . ,,G %, ," .\ �,` f-1 roof) uuu c u. it . T-0-- -- 01'0760'V W.63811 PT.00 n000 PLAIN LICI -------- •-------- I 1 Cl. 1 'MAR'MAR►i 000-F:1_•138 Za 00 SITE PLAN ,J 1- - 60.-o' ^ BONITA COURT �-- 40 LUXURY LIVING UNITS I— Ca FOR 0 .-.. RANDALL REALTY CORPORATION J 0600 R.w. BARBUR BLVD. - PORTLAND OREGON 97219 'X` -' :(""--- • W , . d \ . .I .J.ma 1110111 Aihk F 1 ZI i WI I F- 1 1 I I j a. W a a ____ A z Iff 11•10 cs)1°3 L ; I 6G Z 1 _1111h, BOG IN .1, 1. , mak `� '• ...o o a 1401113r Fj allii : . ' • AIM . g1 93 Ig 1 1 t • ' WEAVER �� . IWY 11 j 1 MI I U- alt a � 0 BON TA RD II lij sCk l b 0 VICINITY EXHIBIT MAP CASE: SDR95-0017, SLR95-0011 200 400 Feet PARCEL: 2S 12BA 00400 200 0 2 00 4 FILE TITLE: SNYDER/ N RANDALL REALTY '1132/611:X WICWIT!A►R trams MEETING RECORDS A CITY OF TIGARO AFFIDAVIT OF MAILING 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. )C That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director 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 addres s) sl}own on the attached list(s), marked Exhibit ..../.4‘t"B", on the '� day of 1995, and deposited in the United States Mail on the ,i- day of (2�o-r 1995, postage prepaid. G *Vi ared Notice • �-- Subscribed and sworn/affirmed before me on the C j"' day of (AA) • , 19 5 �l�., OFFICIAL SEAL ~w - =7.=t.t: DIANE M JELDERKS . �L� NOTARY PUBLIC-OREGON . . ``� NOTARY PUBLIC 0 AREGON \ ,;� COMMISSION NO.046142 MY COMMISSION EXPIRES SEPTEMBER 07.1999 My Commission Expires: FILE INFO.: NAME(S): 5 (/ . 4-7611dt /evs CASE NO.(S): sp q 00/7 5I II n n� rr�i;- �' V�,I.& V n 1 TYPE OF NOTICE&DATE: 1%23/ �4 PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, 'a' ,ei�.�, AT A MEETING ON MONDAY, OCTOBER 23. 1995 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 ORECSN WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0017 SENSITIVE LANDS REVIEW (SLR) 95-0011 FILE TITLE: SNYDER/RANDALL REALTY CORPORATION > BONITA COURT APTS. APPLICANT: Randall Realty Corporation OWNER: Arlene Snyder 9500 SW Barbur Blvd., #300 7775 SW Bonita Road Portland, OR 97219 Tigard, OR 97224 REQUEST > A request for approval of the following development applications: 1.) Site Development Review approval to construct a 5 building, 36 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.84, 18.100, 18.102, 18.106 CRITERIA: 18.108, 18.116, 18.120, and 18.164. ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care. home occupation, temporary use, residential fuel tank, and accessory structures. 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 CF 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 (TOD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. 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 AIRING. AT THE PUBLIC HEAR' THE HEARINGS OFFICER WILL RECEIVE A STAFF REr _AT PRESENTATION FROM THE .QTY PLANNER: OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN - ADDITIONAL INFOR MATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER OCTOBER 2. 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 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 HEARINGS OFFICER 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 STATEMENTS OR EVIDENCE SUFFICIENT TO AFFORD THE DECISIONMAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST 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 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 WILLIAM D'ANDREA AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. 2S112BA-90501 2S112BA-90321 BARDEN, EILEEN M BEUTZ,ALISON R 7895 SW FANNO CREEK DR#1 7885 SW FANNO CREEK DR#3 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90291 2S112BA-90471 BLACKWELL, CAROLE J BROOKS,JOANNA L 7885 SW FANNO CREEK DR#6 7895 SW FANNO CREEK DR#4 TIGARD OR 97224 TIGARD OR 97224 2S112BA-05801 2S112BA-90461 BROWN,MILTON 0 BUCHANAN,KIMBERLY K 301 NW MURRAY ROAD 211 ARDUS DR PORTLAND OR 97229 NEWBERG OR 97132 2S112BA-90191 2S112BA-90221 CRANE, FRANCES M CRAWFORD,TERESA L 7855 SW FANNO CREEK DR#2 7865 SW FANNO CREEK DR#2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90701 2S112BD-00700 DEFOREST, DON G&BARBARA J DENSON, DALE H AND NANCY K 7915 SW FANNO CK DR#4 628 RAMONA ST TIGARD OR 97224 PALO ALTO CA 94302 2S112BA-90271 2S112BA-90281 GILDERSLEEVE, BRINKER BYRON GILLETT,GINNY S 7875 SW FANNO CREEK DR#4 7875 SW FANNO CREEK DRIVE#5 TIGARD OR 97223 TIGARD OR 97224 2S112BA-90601 2S112BD-01000 GILLETTE,WENDY M GILLMOR, RUTH N&ROBE 7905 SW FANNO CREEK DR#4 TRUSTEES TIGARD OR 97224 14630 SW 79TH TIGARD OR 97224 2S112BD-01100 2S112BA-90591 GILLMOR, RUTH N& ROBERT E GOODKNIGHT,CARRIE A TRUSTEES 7905 SW FANNO CREEK DR#3 14630 SW 79TH TIGARD OR 97224 TIGARD OR 97224 2S112BA-90311 2S112BA-90241 GRUSZKA, KAREN HENRY,KRISTINE A 7885 SW FANNO CREEK DR#4 PO BOX 231201 TIGARD OR 97224 PORTLAND OR 97281 2S112BA-90581 2S112BA-90301 HOPPING, DAVID L HOPSON,FRANCES 7905 SW FANNO CREEK DR#2 7885 SW FANNO CREEK DR#5 TIGARD OR 97224 TIGARD OR 97224 2S112BD-00800 2S112BA-90721 HULQUIST, MARY ANN KOBS,BLANCHE A 16565 SW GREENLAND DRIVE 7915 SW FANNO CREEK DR#2 TIGARD OR 97223 TIGARD OR 97224 2S112BA-90201 2S112BA-90711 KRAM, MARY BETH LAGRONE,LINDA GAYLE 7855 SW FANNO CREEK DR 7915 SW FANNO CREEK DR TIGARD OR 97224 TIGARD OR 97224 2S112BD-00900 2S1123A-90611 LARSGAARD, DAVID H LEE, FORMAN VICTOR 7720 SW BONITA RD 7905 SW FANNO CREEK DR#5 TIGARD OR 97223 TIGARD OR 97224 2S112BA-90341 2S112BA-90491 MANAFI-AMOUZEGAR, HELEN M OLIPHANT, DAVID DOUGLAS 7885 SW FANNO CREEK DR#2 7895 SW FANNO CREEK DR#2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90481 2S112BA-90571 PRESLEY,JOANNE B RADER,ELIZABETH C 7895 SW FANNO CREEK DR#3 7905 SW FANNO CREEK DR#1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90211 2S112BA-90331 RUTHERFORD, MELEAH K SCHIERSTEIN, BARBARA D 7865 SW FANNO CREEK DR#3 7885 SW FANNO CREEK DR#2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90731 2S112BA-90451 SHANAHAN, ROBERT B SHERARD,TIMOTHY E 7915 SW FANNO CK DR#1 7895 SW FANNO CREEK DR#6 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90261 2S112BA-90621 SMITH,CAROL A SMITH,GERALDINE H 14500 SW MCFARLAND 7905 FANNO CREEK DR#6 TIGARD OR 97224 TIGARD OR 97224 2S,112BA-06000 2S112BA-06000 STARKWEATHER, R M& IVAN TRUSTEE STARKWEATHER,R?WAN TRUSTEE c/a BROWN,MILTON 0 do BROWN,MILTON 301 NW MURRAY BLVD 301 NW MURRAY BLVD PORTLAND OR 97229 PORTLAND OR 97229 2S112BA-05900 2S112BA-05800 STARKWEATHER, R M&IVAN TRUSTEE STARKWEATHER,R M& IVAN TRUSTEE do BROWN, MILTON do BROWN,MILTON 0 301 NW MU A BLVD 301 NVI„MURRAY BLVD PO D OR 97229 PO AND OR 97229 2S112BA-00300 2S112BA-00200 STEWART, DAVID A&SUSAN A STEWART, DAVIEJA&SUSAN A 24001 NE BUTTEVILLE RD 24001 NE BUTTEVILLE RD AURORA OR 97002 AURORA OR 97002 2S112BA-90691 2S1129A-90231 STEWART, ELLEN M THORSFELDT,EINAR L 7925 SW FANNO CREEK DR#7 7865 SW FANNO CREEK DR#1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-05601 2S112BA-06100 TIGARD,CITY OF TIGARD,CITY OF 13125 SW FjALL 13125 SW HALL PO BO 3397 PO BO 397 T RD OR 97223 TIG D OR 97223 2S112BA-06200 2S112BA-05602//. TIGARD,CITY OF TIGARD,CIT 'OF 13125 S ALL 13125WHALL PO BOX 23397 PO 60X 23397 TIGARD OR 97223 TIGARD OR 97223 2S112BA-06200 2S112BA-06100 TIGARD,CITY TIGARD,CITY 13125 S ALL 13125 SW HALL PO 23397 PO BOX 23397 T1 ARD OR 97223 TIGARD OR 97223 2S112BA-90251 2S112BA-00500 TROENDLE, EMIL L WEAVER, PAULINE T TRUSTEE PO BOX 2351 7865 SW BONITA RD LAKE OSWEGO OR 97035 TIGARD OR 97224 2S112BA-00600 WEAVER, PAULINE T TRUSTEE 7865 SW BONITA RD TIGARD OR 97224 f A M R TA fir ' , m CITY OF TIGARD ER23, 0-7 M. OREGON f G a P 9 l' ' '' ': gp 44sle APOPI" ' �� speak n an L r ' - ,--, i PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Planning Commission meetings by noon on the Monday prior to the meeting. Please call (503) 639- 4171 , Ext. 320 (voice) or (503) 684-2772 (TD„ — Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ❖ Qualified sign language interpreters for persons with speech or hearing impairments; and ❖ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above. [OVER FOR MEETING AGENDA ITEM[Sl TIGARD HEARINGS OFFICER-9/25/95 PAGE I OF 2 h:\Iogin\pany\agendho9.25 ` CITY OF TIGARD HEARINGS OFFICER OCTOBER 23, 1995 - 7:00 P.M. AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 CONDITIONAL USE PERMIT(CUP) 95-0006 ➢DURHAM ELEMENTARY SCHOOL EXPANSION< A request for conditional use permit approval to expand the Durham Elementary School for a student capacity of 600 students. The total expansion is 39,135 square feet. LOCATION: 8048 SW Shaffer Lane (WCTM 2S1 13BA and 13B, tax lot 400 and 300). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. Civic uses such as elementary schools are also permitted within the R-12 zoning district subject to conditional use permit approval. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.82, 18.96, 18.100, 18.106, 18.108, 18.114, 18.116, 18.130, 18.150 and 18.164. 2.2 SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY ➢ BONITA COURT APTS. The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 5 building, 36 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100- year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. Comprehensive Plan Policies 2.1.1, 3.1.1, 3.2.1 and 3.2.2. 3. OTHER BUSINESS 4. ADJOURNMENT TIGARD HEARINGS OFFICER-9/25/95 PAGE 2 OF 2 h:Uogi n\patty\agendho9.25 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503) 684-0360 Notice TT 8 3 3 2 'i- BEAVERTON, OREGON 97075 The following will be considered by the Tigard Hearings Officer on Mon- Legal Notice Advertising day,October 23. 1995,at 7:00 P.M.,at Tigard Civic Center—Town Hall, 13125 S.W. Hall Boulevard,Tigard,Oregon. Both public,oral and written • City o f Tigard a rd • ❑ Tearsheet Notice testimony is invited.The public hearing on this matter will be conducted g in accordance with the rules of Chapter 18.32 of the Tigard Municipal 13125 SW Ha 11 Blvd . Code,and rules and procedures of the Hearings Officer.Failure to raise an • Tigard ,Oregon 97223-8199 • ❑ Duplicate Affidav issue in person or by letter accompanied by statements or evidence suffi- cient to allow the hearing's authority and all parties to respond precludes •Accounts Payable—Terry • 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 S.W. Hall Boulevard,Tigard,Oregon 97223,or by calling(503)639-4171. AFFIDAVIT OF PUBLICATION PUBLIC HEARING: STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss. SITE DEVELOPMENT REVIEW(SDR)95-0017/ SENSITIVE LANDS REVIEW (SLR)95-0011 —_ I, ,Tud i t h KoPh 1 e r SYNDER/RANDALL REALTY BONITA COURT APTS. • being first duly sworn, depose and say that I am the Advertising The applicant has requested approval of the following development ap- Director, or his principal clerk, of the ' • - •— _ _ ' imes plications: 1.)Site Development Review approval to construct a 5 build- a newspaper of general circulation as defined in ORS 193.010 ing, 36 unit multi-family apartment complex; and 2.) Sensitive Lands and 193.020; published at Ti ga rc3 in the Review to allow the construction of a storm drainage system within the aforesaid county and state; that the 100-year floodplain and wetland area. LOCATION: 7775 S.W. Bonita Hearing :SDR 5-001 7�ST,R 95—fl�L 1 Rnn its Ctr. Road(WCTM 2S1 12BA,tax lot400).ZONE: R-12(Residential, 12 units A is . per acre).The R-12 zone allows single-family attached/detached residen- a printed copy of which is hereto annexed, was published in the- entire issue of said newspaper for C)NF, successive and tial units, multiple-family residential units, residential care facilities, mobile home parks and subdivision,public support services, family day consecutive in the following issues: care,home occupation,temporary use,residential fuel tank,and accessory structures. APPLICABLE REVIEW CRITERIA: Community Develop- October 12 , 1995 ment Code Sections 18.54, 18.84, 18.92, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. CONDITIONAL USE PERMIT(CUP)95-0006 DURHAM ELEMENTARY SCHOOL EXPANSION A request for conditional use permit approval to expand the Durham Elementary School for a student capacity of 600 students. The total ex- pansion is 39,135 square feet. LOCATION: 8048 S.W. Shaffer Lane Subscribed and sworn to before me thisl2th day of Dctober, 199. (WCTM 2S1 13BA and 13B, tax lot 400 and 300). ZONE: R-12 ,�? (Residential, 12 units per acre).The R-12 zone allows single-family at- / ' ('1L )'._ 4—,/4-e� .-�--7 "` cached/detached residential units, multiple-family residential units, ''Notary Pu6ITc for Oregon residential care facilities,mobile home parks and subdivision,public sup- 4 � port services,family day care,home occupation,temporary use,residen- My Commission Expires: teal fuel tank, and accessory structures. Civic uses such as elementary AFFIDAVIT schools are also permitted within the R-12 zoning district subject to condi- tional use permit approval. APPLICABLE REVIEW CRITERIA: Com- munity Development Code Chapters 18.54, 18.96, 18.100, 18.106, 18.108, 18.114, 18.116, 18.130, 18.150 and 18.164. TT8332—Publish October 12, 1995. • AGENDA ITEM 2.2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON I. SUMMARY OF THE REQUEST CASE: Site Development Review SDR 95-0017 Sensitive Lands Review SLR 95-0011 SUMMARY: A request for the following development applications: 1) Site Development Review approval to allow construction of a 5 building, 36 unit apartment complex; and 2) Sensitive Lands Review approval to allow the construction of a storm drainage system within the 100-year floodplain, drainageway and wetland area. APPLICANT: Randal Realty Corp. 9500 SW Barbur Blvd. #300 Portland, OR 97219 OWNER: Arlene Snyder 7775 SW Bonita Rd Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium High Density ZONING DESIGNATION: R-12 (Residential, 12 Units per acre) LOCATION: 7775 SW Bonita Road. (WCTM 2S1 12BA, tax lot 400) APPLICABLE LAW: Community Development Code Sections: 18.54, 18.84, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, 18.164. Comprehensive Plan Policies: 2.1.1, 3.1.1, 3.2.1, 3.2.2. STAFF RECOMMENDATION: Approval subject to conditions. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 1 II. SITE AND VICINITY INFORMATION 1. Background: No development applications were found to have been filed with the City. 2. Site and Vicinity Information: The site is zoned R-12 (Residential, 12 units per acre) and is currently developed with a single-family residence. The parcel contains floodplain, drainageway and wetland area in the center of the property. The property slopes northerly from an elevation of approximately 160 feet at SW Bonita Road down to approximately 132 feet at Fanno Creek. Properties surrounding the subject site are zoned R-12 (Residential, 12 units per acre). The adjoining parcels are developed with a single family residence and a multi-family residential development. Likewise, the surrounding area is predominantly developed with a mix of single family and multi-family residential development. III. ANALYSIS AND CONCLUSION COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build a 5 building, 36 unit apartment complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-Family Residential Units. Code Section 18.54.030 allows Multiple-Family dwellings as a permitted use in the R-12 zoning district. Minimum Lot Area:. Section 18.54.050 states that the minimum lot area for each multi- family unit in the R-12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R-12 zone. Developments within the R-12 zone are required to provide a minimum of 20% landscaping. The proposed 36 apartments and 1 single family residence require a site size of 112,850 square feet. The net site area is approximately 114,804 square feet thereby meeting this standard. Site statistics show that approximately 49% of the site is to be landscaped, exceeding the minimum 20% requirement. Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as follows: front yard-20 feet;side yard- 10 feet; side yard which abuts a more restrictive zone - 30 feet; rear yard - 20 feet. The maximum building height is 45 feet. As indicated on the site plan, the proposal meets the setback requirements. As shown on the exterior elevation plans (A-5,15,20), the proposed buildings are approximately 36 and 27 feet in height, well under the maximum allowed. Sensitive Lands: Section 18.84 establishes the standards for allowing development or land form alterations within the 100-year floodplain, drainageway and wetland areas. The Hearing's Officer has the authority to allow development within floodplain area. The Hearing's Officer shall hear all of the applications simultaneously. The findings for sensitive lands are contained further in this report. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 2 Density Computation: Section 18.92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area, allocation for public facilities, and private streets. Sensitive Land and area for private streets are applicable to this proposal and need be subtracted. To calculate the net units per acre, it is necessary to divide the net acreage by the minimum number of square feet required for each lot by the applicable zoning district. Tax lot 400 contains approximately 5 acres. The applicant is proposing to develop only within the buildable area south of the 100-year floodplain and north of SW Bonita Road, with the remaining property to remain undeveloped. The portion of the property to be developed contains approximately (2.24 acres) 97,864 square feet. Section 18.92.030(A)(1) allows a density transfer limited to the number of units which could have been constructed on 25% of the unbuildable, sensitive land area. The applicant states that the total unbuildable area is approximately (2.76 acres) 120,249 square feet. Twenty-five percent of 120,249 is 30,062 square feet. The total area used for the density calculation is therefore 127,926 square feet (97,864 + 30,062). Section 18.92.020(4) requires the subtraction of private streets, or approximately 13,152 square feet. The resulting net acreage is 114,804 square feet. Dividing the net acreage by 3,050 square feet per unit results in 37 net units. The applicant is proposing 36 units, in addition to the retention of the single family residence. The proposal, therefore, contains a total of 37 units, meeting the density standards. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Chapters. The applicable criteria in this case are chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, 18.150, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that 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 and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The proposed buildings and accessway are designed to preserve the existing wetland area, drainageway, 100-year floodplain function and to preserve a number of the existing trees. The applicant has provided spacing between the building in an attempt to preserve trees. Despite some design modifications, the lot's shape and configuration limits the location of the proposed accessway and building pads. As such, a significant number of existing trees shall be removed. In an effort to offset this loss, the applicant states that they are prepared to replace trees that will be removed with 165 new trees of eight varieties. Additionally, they will plan 418 shrubs or bushes and 1,100 ground cover plants for a total of approximately 1,648 new plantings. Given the extent of proposed site grading, the STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 3 applicant shall provide an arborist report which specifies how the trees are to be screened and protected during construction as well as how the retained trees will be viable after the site grading and construction. Exterior Elevations: Section 18.120.108.3 states that along the vertical face of multiple- family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following:a) Recesses (decks, patios, etc.); b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations plans (sheets A-5, A-15, A-20) the design shows both recesses and roof elevation offsets, in accordance with this section. Buffering, Screening and Compatibility between adjoining uses: Section 18.120. 108.4(A) states that buffering shall be provided between different types of land uses. This criteria is satisfied as the site plan shows a 20 foot buffer to the adjoining property to the west. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The landscape plan provides for screening of the parking lot, driveway and trash facility, in accordance with this section. Privacy and Noise: Section 18.120.108.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. Each ground floor unit will be providing private outdoor area which is screened from adjoining units. The units provide a patio area which is screened from the adjoining unit by a wall, with further screening provided by landscaping behind the units. The parking and trash area will need to be screened from the adjoining multi- family development on the east. The plan shows the provision of landscaping which should provide adequate screening of these areas. Further, the applicant shall retain the existing fence along the property line adjoining the multi-family development. Private Outdoor Areas: Section 18.120.108.6. requires that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of 4 feet. This criteria is satisfied as each individual unit has a 50 square foot deck with a dimension of 10 feet by 5 feet, as shown on sheets (A-1, A-3, A-4). Shared Outdoor Recreation Areas: Section 18.120.108.7 states that in addition to subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studio up to and including two-bedroom units and 300 square feet per unit for three or more bedroom units. The required recreation space may be provided as follows: 1) all outdoor space;2)part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 4 This development requires 6,200 square feet of shared outdoor recreation area (28 units 150s.f. and 8 units © 250s.f.). The applicant states that a 7,000 square foot (70' X 100') community garden space will be provided in the area between building A-1 and the proposed detention pond, thereby satisfying this criteria. It appears that this garden may be located within the 100-year floodplain area. Section 18.84.015(A) allows gardens as permitted uses within the floodplain area. A revised plan shall be submitted which shows the location of the community garden. Demarcation of spaces: crime prevention: Section 18.120.108.9 states that structures and site improvements shall be designed so that public areas, semipublic areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. The Tigard Police Department has requested, in similar developments, that appropriate signage be placed at entrances to apartment complexes and that adequate addressing be placed on unit entrances so that emergency service providers can locate units quickly. The developer should therefore be required to contact the Police Department prior to obtaining occupancy permits for the complex for review and approval of the address signage of this development. Crime Prevention and Safety: Section 18.120.108.10 requires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. As noted by the Police Department, lighting specifications for certain areas were not available. The developer should therefore be required to contact the Police Department prior to obtaining building permits for the complex for review and approval of the exterior lighting plan for this development. Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 foot separation, buildings with windowed walls facing buildings with a blank wall shall have a 15 foot separation, and buildings with opposing blank walls shall have a 10 foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The proposed buildings D-1, D-2, C-1 and C-2 have lengths of approximately 65 feet, with building A-1 having a length of 105 feet. The building elevation plans (sheets A-5, A-15, and A-20) show that these buildings have windowed walls facing windowed walls. The required separation between buildings D-1, D-2, C-1 and C-2 is therefore 26 feet. As indicated on the site plan, the buildings are in compliance. In addition, driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least 7 feet. To comply with required walkway requirements, the applicant has been STAFF REPORT SDR 95-CC017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 5 conditioned to provide a walkway along the entire length of the parking area adjacent to buildings D-1, D-2, C-1 and C-2, as well as A-1. A revised plan shall be submitted which shows the walkways to be a minimum of seven feet from living room windows, in compliance with this section. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). A revised site plan shall be provided which provides street trees in accordance with this section. Screening: Special Provisions: Section 18.100.110(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. A revised plan shall be submitted which provides for parking lot trees to be provided on the basis of one tree for each seven parking spaces in order to provide the required canopy effect. In addition to the existing fence, landscaping has been provided which shall effectively screen the parking lot from the adjoining property. Screening of Refuse Containers: Section 18.100.110(D) states that any refuse container or disposal area shall be screened from view by placement of a solid wood fence, masonry wall or evergreen hedge between five and eight feet in height. All refuse materials shall be contained within the screened area. The plan (sheet S-2) shows the provision of a solid wood fence surrounding the trash enclosure, thereby satisfying this criteria. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, this section is satisfied. Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5 parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom. In addition, section 18. 106.020(G) states that multi-dwelling units with more than 10 required parking spaces shall provide shared parking for the use of all of the guests of STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 6 all of the residents of the complex. The shared parking shall consist of 15 percent of the total required parking spaces and be centrally located within the development. The applicant is proposing 7 one bedroom units and 29 one-plus bedroom units thereby requiring 69 parking spaces. The required number of additional shared parking spaces is 10. The total number of required parking spaces is therefore 79. This requirement is satisfied as the proposed site plan shows the provision of 79 parking spaces. The Americans with Disabilities Act (ADA) requires 4 disabled parking spaces if 76 to 100 parking spaces are provided. The proposed site plan does not show the provision of disabled person parking. A revised site plan shall be submitted which provides for 4 disabled parking spaces. Bicycle Parking: Section 18.106.O20(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on the provision of 79 parking spaces, 5 bicycle parking spaces will be required for this development. The site plan does not show the provision of bicycle racks. A revised site plan shall be submitted which shows 5 bicycle parking spaces, thereby satisfying this requirement. Access: Section 18.108.O70(D) requires that multiple-family residential uses provide a minimum of one driveway to a public street to serve a development containing between 20-49 units. The minimum access width shall be 30 feet, with 24 feet of pavement. curbs and a 5 foot sidewalk. The site plan indicates the provision of 36 units, therefore one access shall be required for this development. This section is partially satisfied as the site plan shows the provision of one access drive with a pavement width of 24 feet, however there is no provision for a sidewalk. A revised plan shall be submitted which provides for a sidewalk along the driveway which shall connect with the required walkways as discussed below. Walkways: Section 18.108.O50(B) requires that within multi-family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. The plan shows walkways from the building entrance to the parking area, however, this walkway does not connect to anything as it stubs into the parking stalls. A revised site plan shall be submitted which provides for a walkway along the entire length of the parking area adjacent to buildings D-1, D-2, C-1, C-2, as well as A-1. These walkway will provide a continuous connection in accordance with the intent of this section. In addition, a walkway shall be provided to the proposed community garden area. Signs: Section 18.114.130 (B) lists the type of allowable signs and sign area permitted in the R-12 zone. All signs shall be approved through the Sign Permit process as administered by the Planning Division. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick- up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. The applicant STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 7 will need to submit evidence or a plan which indicates compliance with this section. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. B. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: 1. Streets: The applicant's site plan proposes access from SW Bonita Road, a Major Collector street, as shown on the City Comprehensive Plan, at the location of the existing driveway that currently provides serves the existing single family residence on the site. The residence at #7775 SW Bonita Road is situated at the southerly portion of the site, and is to remain. The proposed joint use of the existing driveway is consistent with the design criteria that encourages common driveways to minimize the number of connections to collector streets. A joint use and maintenance agreement should be established for this proposed common driveway. However, the existing driveway apron should be re-constructed to commercial standards and the applicant shall obtain a Street Opening Permit (SOP) from the Engineering Department for this construction. SW Bonita Street has been improved to collector standards and no further public street improvements, or additional street right-of-way dedications are required. 2. Sanitary Sewer: The applicant proposes to connect to the existing 15 inch public trunk sanitary sewer line that is located in an easement crossing the northerly portion of the site adjacent to Fanno Creek. The existing sewer has sufficient capacity to serve this project. The applicant shall include this sewer construction work in the application for the SOP for this project. In addition, access to the existing trunk sewer across this property has been utilized by the Maintenance Services Department in the past. The site plan should be revised to provide for a maintenance access road from the proposed parking lot to the edge of the flood plain area. The natural flood plain area is traversible by Maintenance Services vehicles in its natural condition and no further surface improvements would be required to access the existing sewer beyond the edge of the flood plain. 3. Storm Drainage: The existing site slopes in a northerly direction toward Fanno Creek. The applicant proposes to collect the storm water in a new underground system and drain to a proposed on-site water quality facility, that would then drain into Fanno Creek. The design of the STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 8 • water quality facility, within the 100 year floodplain, shall preserve the "floodplain storage function and maintenance of the zero-rise floodway" as required by Sect 18.84.040A of the CDC. Paragraph No. 2 of the noted section permits the proposed work within a residential zone as a land form alteration "associated with utilities". However, the applicant shall provide a detailed grading and drainage report for approval by the Engineering Department to verify that the proposed construction is consistent with these requirements. In addition, the applicant shall obtain a permit from the U. S. Corps of Engineers and/or the Division of State Lands prior to construction. 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. The proposed on-site water quality facility should be designed to comply with the minimum standards of USA and would satisfy the USA regulations. The on-site system consisting of the underground pipe construction and the water quality pond shall be maintained by the owner as private facilities. FINDINGS AND CONCLUSIONS - SENSITIVE LANDS REVIEW Chapter 18.84.040(A) states that the Hearings Officer shall approve or approve with conditions an application request within the 100-year floodplain based upon findings that all of the following criteria have been satisfied. 1. Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any narrowing of the floodway boundary. This project shall preserve the floodplain storage function and maintenance of the zero-foot rise floodway as this project will be removing approximately 65 cubic yards of material for the water quality pond and will be adding only 5 cubic yards of outfall rip-rap. This drainage system installation will therefore not impede water flow or increase volume within the floodplain. No development is allowed in residential floodplains in order to retain storage capacity for the 100-year flood and to not impede flow. Loss of 100-year flood plain capacity will adversely affect neighboring properties where the flood waters are forced to go. 2. Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards. The subject project is in area designated as Residential on the Comprehensive Plan Land Use map but the improvements in the floodplain area are considered a utility and is therefore allowed. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 9 3. Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100-year flood. This land form alteration will not result in any increase in the surface elevation of the 100-year flood as discussed previously. As is indicated in (1) above, floodplains are restricted from development to retain 100-year flood capacity. 4. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearing Officer as untimely. The Tigard Park Plan indicates that the floodplain area within this parcel is part of the proposed pedestrian pathway system. However, staff does not know the location of the pathway and will not until a future study determines the preferred location. It should also be noted that neither of the adjoining properties currently contains a pathway which would allow a connection to the pathway system. Staff therefore concludes that construction of a pathway is not timely and recommends that the applicant only be required to provide a 15 foot access easement to allow the City to construct a pathway in the future. Such requirements must be roughly proportional to the impact of the use. In this case the estimated value of an easement of sensitive lands is $6,600. This compares to an unmitigated impact of the development on the transportation system ranging conservatively from $65,468.17 - $67,650.46. According to the Larson methodology utilized in the Dolan finding (calculations indicated on the attached: FINDINGS - ROUGH PROPORTIONALITY exhibit.) Prior to obtaining building permits, it is recommended that the applicant sign an agreement or contract which states that the applicant will grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. This easement shall be located within the floodplain area. The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. 5. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood. This criteria is not applicable as a pathway will not be constructed in conjunction with this application. Further, a sensitive lands review will be required for the actual construction of the path and will be reviewed for compliance with this section. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant shall obtain the necessary, applicable permits from the Division of State Lands and Army Corps of Engineers. 7. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within STAFF REPORT SDR 95-00171 SLR 95-0011 SNYDER/RANDALL REALTY PAGE 10 • and adjacent to the floodplain in accordance with the comprehensive plan. The applicant has been conditioned to provide a 15 foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. While staff recognizes that residential development within the floodplain is not permitted and the property within the floodplain will therefore remain undeveloped, the City would welcome the voluntary dedication of the floodplain area by the applicant. Such a dedication would leave the City with the responsibility of flood control maintenance as well as maintaining this area in its natural state. Otherwise, the applicant shall provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Chapter 18.84.040(C) states that the Director shall approve or approve with conditions an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria has been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use. The disturbance is the minimum disturbance necessary to accommodate the installation of a storm drainage system. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. The drainage system will not result in on-site or off-site impacts. Erosion control measures shall also be taken during construction. The applicants construction plans shall be reviewed and approved by the Engineering Department. 3. The water flow capacity of the drainageway is not decreased. The applicant shall provide construction drawings which show how the water flow capacity will not be effected by the placement of the storm system. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening. The minimal amount of vegetation loss expected with construction will be revegetated. Erosion control measures shall also be taken during construction. The applicants construction plans shall be reviewed and approved by the Engineering Department. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. This requirement is not applicable as the drainageway will not be impaired by the proposed construction. STAFF REPORT SCR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 11 • 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant is required obtain the necessary, applicable permits. 7. Where landform alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. As discussed previously, the applicant has been conditioned to provide a 15 foot access easement for a pathway which is sufficient for the provision of a path in accordance with the pathway plan. Chapter 18.84.040(D) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfieo`. 1. The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. The proposed storm line will be within a wetland area but it is not designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, nor is it within 25 feet of such a wetland. 2. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. The disturbance is the minimum disturbance necessary to accommodate the storm system. 3. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated. This project does not change on-site or off- site drainage. 4. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. The minimal amount of vegetation loss expected with construction will be revegetated. Erosion control measures shall be as conditioned by the approved Division of State Lands permit. 5. All other sensitive lands requirements of this chapter have been met. Other sensitive lands requirements have been met as addressed in this report. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 12 6. The provisions of Chapter 118.150, Tree Removal, shall be met. A tree removal permit shall be required for all trees greater than 6 inches in diameter. 7. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. Applicable Comprehensive Plan Policies are satisfied as discussed, in Section B Comprehensive Plan Policies, below. 1. Policy 2.1.1 provides the City will assure that citizens will be provided an opportunity to participate in all phases of the planning and development review process. The sensitive lands request is consistent with Policy 2.1.1 because notice of the application and the public hearing on this item was provided to owners of property in the vicinity of the site. 2. Policy 3.1.1 provides that the City shall not allow development in areas meeting the definition of wetlands under chapter 18.26 or areas having slopes in excess of 25% except where it can be shown that established and proven engineering techniques related to a specific site plan will make the area suitable for the proposed development. (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.) Policy 3.1.1 is satisfied because engineering techniques will make the site suitable for the proposed storm system and the applicable approval criteria for development in wetland areas have been satisfied. 3. Policy 3.2.1 provides that the City will prohibit any development within the 100-year floodplain that would result in any rise in elevation of the 100-year floodplain. Policy 3.2.1 is satisfied because this proposal will not result in any rise in the elevation of the 100-year flooplain. 4. Policy 3.2.2 provides that the City shall prohibit development in the floodway, except if the alteration preserves or enhances the function and maintenance of the zero-foot rise floodway. Policy 3.2.2 is satisfied because this development will preserve the function and maintenance of the zero-foot rise floodway. IV. STAFF AND AGENCY COMMENTS The City of Tigard Maintenance Services Department states that it appears that the storm drainage system is private and that it should be clearly noted as private and that the landowner is responsible for maintenance. If it is supposed to be public, the applicant will need to submit plans to John Acker. The City of Tigard Water Department states that fire hydrant spacing is to be 250 feet maximum. Water meters and fire hydrants are to be located in landscaped areas. All meters to have a STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 13 (minimum) double check valve assembly, backflow prevention device, installed on customer side of meter. The Tigard Police Department states that they cannot find the proposed exterior lighting specifications for the alcove stairwells, each units' deck area nor the proposed lighting for the parking lot. The landscaping plan is satisfactory. The Police Department cannot sign-off on this until all of the proposed exterior lighting plans are provided. The Tualatin Valley Fire District states that the applicant shall submit fire flow calculations for the building and that fire access and hydrant locations meet current standards. GTE states that the developer is to place conduit per GTE specification. City of Tigard Building Division, Unified Sewerage Agency and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. V. CONCLUSION AND RECOMMENDATION The Planning Division concludes that the Site Development Review / Sensitive Lands request will promote the general welfare of the City and will not be significantly detrimental nor injurious to surrounding properties provided that development which occurs after this decision complies with applicable local state and federal laws. In recognition of the findings, staff recommends APPROVAL of Site Development Review (SDR 95-0017) / Sensitive Lands Review (SLR 95-0011) subject to the following conditions: THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE MICHAEL ANDERSON OF THE ENGINEERING DEPARTMENT. 1. The applicant shall obtain a Street Opening Permit to connect to the existing public sewer and storm drain pipes located within the public rights-of-way and easement areas, and to construct the new concrete driveway aprons and sidewalk. STAFF CONTACT: John Hagman, Engineering Department (639-4171). 2. The applicant shall submit a grading and drainage plan for approval by the Engineering Department. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171). 3. The applicant shall provide a copy of the permit from the U.S. Corps of Engineers and/or the State Division of Lands prior to any construction within the 100 year flood plain area. 4. The site plan shall be revised to provide a 10 foot wide maintenance road to access the trunk sewer and sewer easement in accordance with City Standards in a location as approved by the Maintenance Services Department. An easement shall be provided on standard City forms. STAFF CONTACT: Randy Volk, Maintenance Services (639- 4171) STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 14 5. 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). 6. Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18. The applicant shall pay the fee established for the proposed use. 7. A tree removal permit shall be obtained for the removal of trees greater than 6 inches in diameter. The applicant shall provide a tree protection plan which demonstrates how the trees to be retained will be protected during construction. This plan shall be prepared by a certified arborist. STAFF CONTACT: Will D'Andrea, Planning Department. 8. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: a. Location of the community garden. b. Walkway along the entire length of the parking areas adjacent to the buildings. Walkways to be a minimum of seven feet from living room windows. A walkway shall also be provided to the community garden. c. Parking lot trees to be provided on the basis of one tree for each seven parking spaces in order to provide the required canopy effect. d. Four (4 )disabled parking spaces. e. Five (5) bicycle parking spaces. f. Sidewalk along the driveway which shall connect with interior walkways. g. Street trees, spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity. h. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. 9. The applicant shall contact the Tigard Police Department for review and approval of the address signage of this development and also for approval of the exterior lighting plan for this development. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 15 10. The applicant shall enter into an agreement or contract which states that the applicant will grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. This easement shall be located within the floodplain area. The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. 11. Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF OCCUPANCY PERMITS: 12. All site improvements shall be installed as per the approved revised site plans. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE Fl.(VAL DECISION.,- / .!/4(; l,v/7 Iztr _ 10/13/95 ISfAEPARED BY: William D'AndreS' �� DATE Assistant Planner /� rl � �---i —� 10/13/95 APPROVED BY: Richard Bewek/dorff DATE Senior Planner STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 16 FINDINGS - ROUGH PROPORTIONALITY The following provides findings for the determination of the rough proportionality of a pedestrian easement on floodplain land adjacent to the development of a 36 unit multi-family apartment complex on Bonita Road (SDR 95-0017/SLR 95-0011 Rayber/Randall Realty) . A pedestrian way is shown on the City Comprehensive Plan Park Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed under the above Site Development Review. Providing a pedestrian way will provide the potential linkage of this and adjacent properties to the partially constructed existing pedestrian system along Fanno Creek. The proposed 36 unit apartment complex will generate additional vehicle trips on the City ' s street system. The added trips will take up capacity on the City street system which must be accomodated by infrastructure improvements. Unmitigated Impact According to the Washington County TIF ordinance, 32 percent of a project ' s impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June, 1995) : $159 . 00 divided by . 32 equals $496 . 88 (Where $159 . 00 is the residential per trip TIF assessement according to the Washington County TIF ordinance. ) According to ITE manual figures and the TIF ordinance apartment dwellings generate 6 . 1 trips per day per unit. Therefore the Rayber/Randall complex would be expected to generate 219 . 6 vehicle trips per day. Using the above, the unmitigated impact of the Rayber/Randall complex is as follows: Full Impact 219 . 6 x $496 . 88 = $109 , 113 . 75 Less TIF Assessment 219 . 6 x $159 . 00 = $ 34 , 916 . 40 Unmitigated Impact $ 74 , 197 . 35 Value of pedestrian mitigation The value of the mitigation of a pedestrian path can also be determined. In this case, it should be noted that only an easement • is being required with the City having to construct the pathway at a later time. According to the LUTRAQ study (The Pedestrian Environment December, 1993) , increasing pedestrian trips reduces auto trips. LUTRAQ shows a PEF (Pedestrian Ennvironmental Factor) for the Bonita area of 4 to 6 . According to LUTRAQ, 94 percent of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system wide improvements of 10 percent. Conservatively, the reduction of reliance on the auto in the area of this development could range from 6 percent (100-94) to 8 percent. This yields a mitigation value as follows: 219 . 6 trips x . 06 x $496 .88 = $6, 546 . 89 to 219 . 6 trips x . 08 x $496. 88 = $8 , 729 . 18 These figures would reduce the unmitigated impact to $67 , 650 . 46 or $65 , 468 . 17 depending on the use of 6 or 8 percent. Estimated property value The value of the land needed for a 15 foot wide easement for a pedestrian path potentially located on both sides of Fanno Creek is approximately $6, 600 . This is determined by a maximum need of 8 , 250 square feet south of the creek and a maximum of 3 , 000 square feet north of the creek based on the length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, Nov. , 1994) , the value of an acre of Sensitive Land is $20, 000 per acre. The square footage of the easement needed for a pathway is just less than one-third acre. The value of the one-third acre is,therefore1 $6, 600 . Conclusion The unmitigated impact of the 36 unit apartment complex at roughly $65 , 000 to $68 , 000 compared to an estimated value of the easement of $6 , 600 indicates that the unmitigated impact is much greater than the value of the easement. Therefore, the requirement of an easement for a pathway more than meets the rough proportionality test. RANDALL REALTY WETLANDS DELINEATION for SNYDER PROPERTY 7775 SW Bonita Road Tigard, Oregon June 1995 PBS Prepared by PBS ENVIRONMENTAL 1220 SW Morrison St. #600 Portland, OR 97205 (503) 248-1939 PBS Project No. 8082.00 WETLANDS DELINEATION prepared for RANDALL REALTY 7775 SW Bonita Road Tigard, Oregon Prepared by PBS ENVIRONMENTAL 1220 SW Morrison St. #600 Portland, OR 97205 June 1995 RANDALL REALTY TABLE OF CONTENTS Page SECTION ONE Executive Summary 1 .1 General Information 2.1 Findings Methods 3.1 Hydrology 3.1 Soils 3.1 Vegetation 3.1 Function and Condition Assessment 3.2 Photo Documentation 4.1-4.4 SECTION TWO Supporting Data Maps Site Vicinity and Wetland Delineation Plot Plan 1 Soil Survey Data 2 USGS Topographic Map 3 National Wetland Inventory Map 4 Data Sheets (Pages not numbered) SECTION THREE Appendices (Pages not numbered) Agency Comments (to be inserted by Owner) SNYDER PROPERTY RANDALL REALTY EXECUTIVE SUMMARY PBS Environmental was contracted by Randall Realty Corporation to delineate the wetland- upland boundary on the Snyder Property located at 7775 SW Bonita Road in Tigard, Oregon. The client's motivation for performing the delineation was related to plans to develop the subject property into multifamily residential units. The 4.96-acre parcel has been used in the past for agriculture and residential use. One residence is currently located on site and horses graze in the pasture on the north side of the property. Greg Baker of PBS performed the field work and compiled the delineation report during June of 1995. Richard Marx, a locally recognized field botanist and taxonomist, assisted Mr. Baker with plant identification. Jurisdictional wetlands are defined as "those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal conditions do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." Fanno Creek crosses the property in three reaches: north, central and south. The area immediately north of the north reach was not investigated per direction of the developer. Based upon our literature review and site investigation of vegetation, hydrology and soils, PBS concludes that jurisdictional wetlands are present along the narrow riparian fringes of Fanno Creek; the only place where the wetland extends away from the creek is on a sandy peninsula present between the central reach and the south reach (see wetlands delineation plan). This area was delineated as wetland primarily because it has a prevalence of wetland-associated plants, and the peninsula is regularly flooded during the winter and early stages of the growing season (according to resident Arlene Snyder). To date the delineated wetlands have not been topographically surveyed. The riparian fringe was not flagged or staked in the field, nor was the peninsula wetland area due to the presence of horses. If it becomes necessary to topographically survey this area, PBS will return to the site to stake the delineation in advance of the survey crew. SNYDER PROPERTY SECTION ONE PAGE 1.1 RANDALL REALTY GENERAL INFORMATION OWNER: Arlene Snyder 7775 SW Bonita Road Tigard, Oregon SITE LOCATION: 7775 SW Bonita Road Tigard, Oregon TS 2S, S12, R1 W, Washington County ZONING: Washington County Tax Assessor's Office Map, Tax Lot: Map #2S-1-12BA, Tax Lot 400 R1 : High-density residential TOPOGRAPHY: Elevation is approximately 162 feet above mean sea level at the highest point of the property and 126 feet along Fanno Creek. The local topography slopes to the northeast, toward Fanno Creek, while the regional topography slopes generally toward the Southeast, toward the confluence of Fanno Creek and the Tualatin River. DRAINAGE: Moderately well-drained soils are present on the flood plains of Fanno Creek. Intermittent streams are absent on the subject property. Rainfall percolates into surrounding soils and enters Fanno Creek as groundwater. Low topography adjoining Fanno Creek is seasonally flooded. WATERWAYS: Fanno Creek crosses the subject property in three places, flowing southeast as a tributary to the Tualatin River. An unnamed tributary flows north and parallel to the subject property on the adjoining property to the west. NWI MAP: National Wetlands Inventory/Beaverton, Oregon, 1989 WETLAND TYPE: Riverine System-Emergent Wetland. LAND USE: Historically used for agriculture; one residential structure (@ 1952) is on site with a garage, a storage shed, a feed barn, and an abandoned well pump house. The south half of the property is upland woodlands dominated by Douglas fir. The north half of the property is pasture land, currently grazed by horses, and dominated by domestic grasses; a riparian woodland associated with Fanno Creek crosses through the pasture and consists of Oregon ash, Red alder with understories of Dogwood, Vine maple, and Himalayan blackberry. HYDROLOGIC A storm sewer system crosses the property and Fanno Creek. Drain MANIPULATION: tiles were not observed, but may be present in pastures. The residence discharges water through a septic system. Creek is scoured with steep, barren banks--presumably impacted by stormwater runoff associated with urban development. Owner Arlene Snyder has witnessed a noticeable drop in the stream bed elevation since 1952. Beaver are present in the creek and are probably discouraged from constructing dams. SNYDER PROPERTY SECTION ONE PAGE 2.1 RANDALL REALTY FINDINGS METHODS The methods employed during this study were based upon the US Army Corps of Engineers three-parameter approach (hydrology, soils and vegetation) for delineating jurisdictional wet- lands. References and methodologies used during this study include: • US Army Corps of Engineers Wetlands Delineation Manual, January, 1987: Routine On- Site Determination Method • Soil Conservation Service--Soil Survey of Washington County, Oregon, 1982 • Soil Conservation Service--Hydric Soils of the United States, 1991 • Hydric Soils of Oregon List--Revised October 1 , 1988 • Munsell Soils Color Charts, 1992 Revised Edition • National List of Plant Species that Occur in Wetlands: 1988 National Summary • 1993 Supplement to the National List of Plant Species: Public Notice dated 31 March 1994 • Oregon Division of State Lands--Oregon Freshwater Wetland Assessment Methodology • Federal Highway Administration--A Method for Wetland Functional Assessment • American Water Resources Association--Wetland Functions and Values Hydrology Surface water was present only in Fanno Creek (6/8/95) after a brief period of relatively heavy rainfall. Standing water was not observed in any of the test pits. Soils The Soil Survey of Washington County, Oregon, indicates three soil series in the site vicinity: Hillsboro loam (21 NC); nonhydric; south portion of property--uplands Quatland loam (37A); nonhydric; southwest portions of property--uplands McBee silty clay loam (30); hydric; north half of property--flood plain to Fanno Creek. Hydric soils are developed under reducing, anaerobic conditions and are a necessary component of wetlands. Hydric McBee silty clay loam is mapped in floodplain areas along Fanno Creek on the property. Mottles--an indicator of hydric conditions--were observed in all test pits; soils were not saturated above 18 inches in test pits on the subject property. Site observations generally confirmed the presence of these soils on the subject property. Vegetation Vegetation along the riparian fringe of Fanno Creek is primarily deciduous plants that are frequently associated with wetlands such as Alnus rubra (Red alder), Ranunculus repens (Buttercup), the common lawn grass, Poa annua. Downstream (south) of the central reach of Fanno Creek is a relatively shallow peninsula of sandy soil which is subject to seasonal flooding:trees are absent and herbs tend to be more typically wetland-associated; herb layer vegetation includes Phalaris arundinacea (Reed canary grass), Heracleum lanatum (Cow parsnip) and Urtica dioica (nettles). Plants throughout the remaining pasture and forest are located slightly higher in elevation and are typically upland-associated plants. SNYDER PROPERTY SECTION ONE 3.1 RANDALL REALTY FINDINGS FUNCTION AND CONDITION ASSESSMENT Currently Potential Does Not Function or Value Assessed Provides to Provide Provide Wildlife Habitat X Fish Habitat X Water Quality X Hydrologic Control X Education X Recreation X Condition Assessed High Moderate Low/Potential Sensitivity to Impacts X Enhancement Potential X Aesthetics X Function and Condition Assessment Discussion The functions and conditions of these wetlands are impacted and limited by past and present land use practices on, and adjacent to, the subject property. Physical structures (i.e., water flow dynamics) and biological structures (i.e., vegetative communities) have been altered and define the present wetland functions and conditions. Overall, the riparian wetland is in fair condition. The presence of steep, exposed, erodable banks and absence of perennial side channels waters limits the wetlands' potential to provide optimal habitat for native fishes and amphibians. Wetlands aesthetics could be improved by careful planting of native vegetation and monitoring, management and eradiacation of invasive alien weed species. SNYDER PROPERTY SECTION ONE 3.2 RANDALL REALTY PHOTO DOCUMENTATION �~ .a � s ',4-0.-:C Y R h t ��; MG .a �` ••-,..'-'. ..me,-44l''‘.. # ' .4 ;'C JYDER '. - 3.1:1►"'i x 4..Li,•..•'•.*.•:t7• .-.'-:-..i.::': . Ir ' {ti •,, 3 . I ;,y.: .*kits.- aa.tYi- ..i •. ` ,, FANNO CREEK PASSES THROUGH THE PROPERTY IN THREE REACHES: NORTH, CENTRAL, AND SOUTH. PLOT P1 WAS OBSERVED ALONG THE WEST BANK RIPARIAN FRINGE OF THE SOUTH REACH; FACING NORTHEAST. 1 ' -,. _ - . A,_ '---`--x Vii►. ` %' . _' SNYDER * '� „oele i • rr cox :' :fir t ' ` • ,� s. .:t cwt ' 4` � f f ;T0t , ,,„,..A., .. ' y 11~ . i r PLOT P1 MEETS ALL WETLAND PARAMETERS. NOTE FANNO CREEK IN BACKGROUND AT THE RIGHT. SYNDER PROPERTY PAGE 4.1 RANDALL REALTY PHOTO DOCUMENTATION ;d- ,K t I r `i••` , ' � . ' ,, r i . •. ii 2; . am .f �r �t ,dy r . • -!. t_„ , 7 1'; . • +� y,;_ 1• . =. . ,`( '. -.1 ! y` .• \ -G'2 _ ` r> 808E . �. 4.• • ' -�`.- - •1 r PLOT P2 DOES NOT MEET ALL WETLAND PARAMETERS. THIS PLOT IS NEAR A CANOPY OF OREGON OAK. i►. .mss 47 . J •q L ;,.+."...A .i,4114. �' , ' n ti' .. S ! om+• e--1 y`i : 1 --!, ' -• -* Y SN`lOER ,,, `'/s, .A I.' t ^ . + ` 082_ P ., - w ,. ; =r,. t,.. 3 4;xff -.. - :. - g 2_ Z. aY 7]t� -G nhr l ,`6i;',` ,^ . j, '-t 1-.j: ' r: y, 1!'� ,� 2f-' 4 •r Y '/.' � ,tee- 1 ..;—c' • ±_c, � �'1 - ' . t �� ,p 'gyp•■ PLOT P3 DOES NOT MEET ALL WETLAND PARAMETERS. THIS PLOT IS ADJACENT TO AN UPLAND MIXED FOREST. SYNDER PROPERTY PAGE 4.2 RANDALL REALTY PHOTO DOCUMENTATION _ aI, r • i .IS'' ...y,��,,yyyy rte. -.,• 4 "!i ....,..-.:..„_-, :,e 4 cam , .fir {4' . iiNitw • .mac - .-.•. RIPARIAN FRINGE ALONG SOUTH REACH OF FANNO CREEK. PASTURE IN FOREGROUND IS GRAZED BY HORSES. miimmiii" • - '. fir; 4 ' .. .,. tir K i 4` ipt - „., . ,,,.........-moc ,. .- p Titv ' f• i <� i. 1' - .+• t !] Y , - .• ��i_:= 4'�° -��iatfa L'337R`�ii `Jim�`f=�'!l�'ii•'��.a~«�"� •. .+e ifrt. , RIPARIAN FRINGE ALONG CENTRAL REACH OF FANNO CREEK. PASTURE PLANTS ARE PREDOMINANTLY UPLAND SPECIES IN THIS AREA. SYNDER PROPERTY PAGE 4.3 RANDALL REALTY PHOTO DOCUMENTATION ;'I . �, r+ N. '. .. �,f� ,t, • _fig'•+ s .'vi'* ` .e-� �' •(!�/y r �, any' ..." , •air '. - ... + = �R`' J,k..,yam. ;' FilbA .441re,„e' io ---'-, ,'- . ' , • N-1---%-4, ''-.‘ 1 ' kr.. „. . ,... , ... Y_ g 1 ` ` fr 1' r- ` , „,,,t. p ,P .`' F ham ` S � r p ` ' ^ 4... /1i , __ istso ,,. ,y a _f t' +ti. � .a • -1*lit L.irFn if:it::11".j:-: ■4 k jtYe g I 1.. " Q 'N VERY NARROW RIPARIAN FRINGE AND STEEP BANK ALONG CENTRAL REACH OF FANNO CREEK. NOTE CREEK IN LOWER RIGHT HAND CORNER. � � .....-1,- Via- .Tk 441, .ki, r .^l.. .. w y �s-t ��� �.��`,� s,_yJ��..., fie. . �, � ` , ' ,-,..-,..:). . - . — 1,-: s,.. — 4 .1. ' V'. - ' ,,' ' - ik - „..--,., - . ,....... ., . . ., f' ,, ,....t.r, ' *.t..'.FANNO CREEK OVERFLOWS BANKS AT A POINT JUST UPSTREAM FROM THIS PHOTO SITE IN AN ADJACENT DEPRESSION OF SANDY SOIL COVERED WITH REED CANARY GRASS (FACW) AND COW PARSNIP (FAC). FLOODING IS SEASONAL EXTENDING INTO THE EARLY GROWING SEASON ACCORDING TO RESIDENT ARLENE SYNDER. SYNDER PROPERTY PAGE 4.4 UNDEVELOPED / — SUBJECT PROPERTY EXCLUDED STUDY r CRE C EK y O \ 4, O W. W G- W SINGLE-FAMILY y A RESIDENTIAL ---- ---.......*-N:\\:\.\\H\ UNDEVELOPED •P3 P2• P1=NN T Silk I11EAVER 4 OUT BUILDINGS Y Ww WELL (3 GARAGE•0 Q Q CAPPED WELL 11 ,.J- UST SINGLE-FAMILY SINGLE-FAMILY MULTI-FAMILY RESIDENTIAL ` RESIDENTIAL SNYDER RESIDENTIAL RESIDENCE S.W. BON I TA ROAD N SINGLE T SINGLE-FAMILY SINGLE-FAMILY RESIDENTIAL 3 RESIDENTIAL RESIDENTIAL di PLEGEND chr *P1 PLOT LOCATION - MEETS ALL WETLAND PARAMETERS J •P2 PLOT LOCATION - DOES NOT MEET ALL WETLAND PARAMETERS 1i,,,,0I RIPARIAN /RIVER WETLAND W y EMERGENT WETLAND ASSOCIATED WITH SEASONAL FLOODING NOT TO SCALE PREPARED FOR: RANDALL REALTY 8082.00 WETLANDS DELINEATION PLAN impippg 1220 w S« I OF 4 97205 JUNE 1995 SNYDER PROPERTY 503/248-1939 FOC 8082WDP 1115 S.W. BONITA RD. - TIGARD,OREGON �w�MOM MEN �� 502/249-0223 PAGE 1 �' .. . }' '� - • - i i• : 1 '1341,'. "� --• : } ,�%� „.37,13,;••• 78r• '`f-b:,-`'-:- 217 ` `x `t t• 4r,i' X22 �( y• rr_ 4441I'.,' � .; v ,,+ y:.+. t �Py Art F / \°-L_. ,may- `,+ .. ,'.40:••4 { �► 4 ���$ /. t� ��t. c I2 \;1%' 1SY' ,�41 . 1'45¢ I • �• • gi i , :/ .,J >igi 2.....t, fir;='� + lg /I"�-.rS� 13 .. }_'� -• w ` 458 p 4 • epk t , :;'. .:I - r""y :::;!..i i r f 3 r}.� . " .h� ••• O 3 C t` 1' .........,.,. ...;. ''r'r 4 ':....1; ''.14::....' .tej'„. 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BONITA RD. - TIGARD, OREGON 503/248-022' PAGE 4 RANDALL REALTY WETLANDS DELINEATION for SNYDER PROPERTY 7775 SW Bonita Road Tigard, Oregon FIELD PLOTS DATA PBS Project Number 8082.00 June 1995 ROUTINE WETLAND DETERMINATION DATA FORM (COE 1987) Plot ID P1 General Site Snyder Property PBS Job No. 8082.00 Investigator Greg Baker Date 6/8/95 Normal Circumstances x Atypical Situation Problem Area Comments P1: 10 feet above Fanno Creek shore, just before the bank drops off; Fanno Creek is 2 feet deep. Soils Hydric Soils Listed None Field-Verified Hydric Mottles Yes Gleying Yes Depth to Hydric Conditions <18" Comments Appears to match description of McBee silty clay loam. Hydric Soil Parameter Met for Wetland Yes Hydrology Surface Water Present No Depth N/A Groundwater in Test Pit No Depth N/A Saturated Zone above Water Table No Depth N/A Indicators of Wetland Hydrology Steep eroded bank. Confirms Literature Review NWI: Palustrine forested deciduous. Comments Beaver have gnawed vine maple. Hydrology Parameter Met for Wetland Yes; seasonally flooded. Vegetation Dominant Plant Species Stratum Indicator Frequencies (H, S, T) 1. Galium aparine Herb FACU .30_ 2. Ranunculus repens Herb FACW .20 3. Poa annua Herb FAC .30 4. Lapsana communis Herb No .20 5. Cornus stolonifera Shrub FACW .90 6. Rubus ursinus Shrub FACU .10 7. Alnus rubra Tree FAC .05 8. Acer circinatum Tree FAC- .50 9. Crataegus sp. (oxvcantha?) Tree ? .45 10. Comments Vine maple/Hawthorne canopy in immediate area. Red alder nearby. Percent of Dominant Species that are Fac through ObI >50% Vegetation Parameter Met for Wetland Yes Summary Parameters Met: Soils Yes Hydrology Yes Vegetation Yes Plot Meets Wetland Parameters Yes is\wp18082\wetlands\forms ROUTINE WETLAND DETERMINATION DATA FORM (COE 1987) Plot ID P2 General Site Snyder Property PBS Job No. 8082.00 Investigator Greg Baker Date 6/8/95 Normal Circumstances X Atypical Situation Problem Area Comments P2: 15 feet above Fanno Creek shore. Soils Hydric Soils Listed None Field-Verified Hydric Mottles Yes Gleying Yes Depth to Hydric Conditions <18" Comments Dark humus at surface; gleyed and very friable at 18"; appears to match McBee silty clay loam. Hydric Soil Parameter Met for Wetland Yes; similar to Plat 1. Hydrology Surface Water Present No Depth N/A Groundwater in Test Pit No Depth N/A Saturated Zone above Water Table No Depth N/A Indicators of Wetland Hydrology None Confirms Literature Review NW!: Palustrine forested deciduous. Comments N/A Hydrology Parameter Met for Wetland No Vegetation Dominant Plant Species Stratum Indicator Frequencies (H, S, T) 1. Ranunculus repens Herb FACW .10 2. Galium aparine Herb FACU .30 3. Cirsium arvense Herb FACU+ .30 4. Grass sp. (grazed) Herb ? N/A 5. Alnus rubra (nearby) Tree FAC 1.00 6. Quercus garrvana Tree UPL .30 7. 8. 9. 10. Comments Oregon oak canopy with dying Red alder nearby; grazed by horses. Percent of Dominant Species that are Fac through Obl <50% Vegetation Parameter Met for Wetland No Summary Parameters Met: Soils Yes Hydrology No Vegetation No Plot Meets Wetland Parameters No is\wp\8082\wetlands\forms ROUTINE WETLAND DETERMINATION DATA FORM (COE 1987) Plot ID P3 General Site Snyder Property PBS Job No. 8082.00 Investigator Greg Baker Date 6/8/95 Normal Circumstances X Atypical Situation Problem Area Comments P3: highest point in pasture--SW corner. Soils Hydric Soils Listed None Field-Verified Hydric _ Mottles Yes Gleying ? Depth to Hydric Conditions Comments Friable, well-drained; tilled--charcoal at 16"; appears to have some McBee silty clay loam characterisitics. Hydric Soil Parameter Met for Wetland Yes Hydrology Surface Water Present No Depth N/A Groundwater in Test Pit No Depth N/A Saturated Zone above Water Table No Depth N/A Indicators of Wetland Hydrology None Confirms Literature Review NWI: Palustrine forested deciduous. Comments N/A Hydrology Parameter Met for Wetland No Vegetation Dominant Plant Species Stratum Indicator Frequencies (H, S, T) 1. Agrostis sp. Herb FAC? .50 2. Ranunculus repens Herb FACW .20 3. Taraxicum officinale Herb FACU .05 Lapsana communis Herb No .20 5. Rumex crispus Herb FACW .05 6. 7. 8. 9. 10. Comments Across the fence nearby; Red alder, Douglas fir, Rubus discolor, English ivy. Percent of Dominant Species that are Fac through Obl >50% Vegetation Parameter Met for Wetland Yes; however adjacent forest is upland. Summary Parameters Met: Soils Yes Hydrology No Vegetation Yes Plot Meets Wetland Parameters No is\wp\8082\wetlands\forms 09-14-1995 09:05AM FROM TO 96847297 P.02 RECEIVED PLANNING S E P 14 1995 RANDALL REALTY CORP September 12, 1995 Mr.Will D'Andrea City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 RE: Bonita Court Apartments Dear Will: Per our discussion,we are formally requesting to temporarily withdraw our application for Design Review for the Bonita Court Apartments. We will aggressively research the issue of density and will resubmit our application as soon as we are able. We also will agree to waiver the 120 day processing provision. Please contact me if you have any questions. Best regar , Barry Raber Acquisitions &Development 9500 S.W Barbur Blvd.,Swte 360,Portland,t}Ago,97219 (503)245-1131 FAX,(503)293.6230 09-14-1995 09:014AM FROM TO 96847297 P.01 FAX COVER SHEET Please deliver this Z page fax to: NAME: COMPANY: -16-M-0 FAX NUMBER: 6g4 _ - 2 Z`? 7 This message is from: 54(ZjZ'/ IZA,g I THE RANDALL GROUP 9500 SW BARBUR BLVD., SUITE 300 PORTLAND, OR 97219 PHONE: (503) 293-6230 MESSAGE: (503)245-1131 FAX: (503)293-6230 DATE: lb? TIME: 9 MESSAGE: P� Yo JA OPERATOR: IF TRANSMISSION IS INCOMPLETE,PLEASE CALL AS SOON AS POSSIBLE. 49130 89-28-1995 02:57PM FROM TO 96847297 P.02 OS RANDALL REALTY CORP September 20, 1995 Mr_Will D'Andrea City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 RE: Bonita Court Apartments Dear Will: Thank you for meeting with us this afternoon regarding the density of our project. I am writing to confirm your conclusion that the site will allow a total of 37 units including the house (36 new apartments and one pre-existing house). We will redesign our site plan and re-submit for completion of our Design Review early next week. Thank you for your assistance. Best re ds, Barry Raber Acquisitions and Development BPR:bpr P 14il&0_ T2) Hie( 7 Cu?* �g/G✓C�Tc .s , /4f . Roth CA-1c-$ = 36 Li,kJ/7s q -QS • 9500 S.W.Barber Blvd.,Suite 300.Poltand,Oregon 97319 (503)245-1131 FAX:(503)293-6230 09-25-1995 11:32RM FROM TO 96847297 P.01 csk RANDALL REALTY CORP September 26, 1995 Mr.Will D'Andtea City of Tigard Planning Department VIA FACSIMILE 13125 SW Hall Blvd. Tigard, OR 97223 RE: Bonita Court Apartments Density Dear Will: Gary has provided me with the following density numbers. Please analyze and call me. Total land above flood plain 97,864 Total land below flood plain 120,249 Transfer 25% ,25 30,062 97,864 +30.062 Total 127,956 Driveway square footage -13,152 Total buildable 114,804 Divided by minimum lot size(3050) 37.64 Units Best regards, 1 i— Barry Raber Acquistions and Development BPR:bpr 9500 S.W.Barbur Blvd.,Suite 300,Portland.Oregon 97219 (503)245-1131 FAX (503)293-6230 09-27-1995 01:41PM FROM TO 96647297 P.01 cti RANDALL REALTY CORP September 27, 1995 Mr.Will D'Andrea City of Tigard Planning Department VIA FACSIMILE 13125 SW Hall Blvd Tigard, OR 97223 RE: Bonita Court Apartments Density Dear Will: Per this morning's telephone conversation,I am writing to verify that we will be able to construct 36 new apartments on this site while retaining the existing house. Our calculations are as follows: Total land above flood plain 97,864 Total land below flood plain 120,249 Transfer 25% .25 30,062 97,864 +30.062 Total 127,956 Driveway square footage -13,152 Total buildable 114,804 Divided by minimum lot size(3050) 37 Units Best reg s, Barry Raber Acquistions and Development 9500 S.W.Bartxrr Blvd..State 300,Portland,Oregon 97219 (503)245.1131 FAX;(503)233-6230 10-02-1995 04:43PM FROM TO 96847297 P.02 RANDALL REALTY CORP • August 14,1995 • • Mr. Will D'Andrea City of Tigard Planning Department 13125 SW Hall Blvd. • Tigard, Or. 97223 RE: Bonita Court Apartments Dear Will: • I am writing to address you concerns with the utilities to be constructed within the 100 year flood plain. The proposed improvements will result in a net increase of storage capacity in the 100 year floodway of about 60 CY.. This is about a 5 CY decrease because of the outfall rip-rap and about a 65 cy increase for the material removed for;the water quality pond and placed above the 100 year flood plain. , Sincerely • Gary L. oman Engineering Coordinator • • • • 9500 S.W.Bartxr Blvd.,Salta 300,Portland,Oregon 97219 (503)245.1 131 FAX:(503)293-6230 RECEIVED PIANNING JUN 141995 June 8, 1995 Planning Department City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223 RE: Proposed Bonita Court Apartment Complex Randall Realty Corp. is proposing to build an apartment complex on a site on Bonita Road referred to as Tax Map/Lot # 251 12 BA-400. We have reviewed the preliminary plans presented at the Public Meeting on June 8, 1995. Susan Stewart and I own the property immediately to the East and downhill from the proposed development, which has a 48 unit apartment complex on it. We think the proposed project will add 40 quality residences to Tigard, is an appropriate in-fill project and support the City's approval of it, with certain conditions. In our neighboring complex, 24 of our units have patios and balconies that are within 15 feet of the common property line with the proposed project. Our property and tenants will be effected by the proposed development. Construction noise, storm drainage from the proposed project, and loss of privacy are our primary concerns. We are hereby requesting several conditions of approval of this project to help minimize this impact. 1 . All storm water from rain drains, patios, walks and parking lots be contained on the site and routed to the storm water retention pond. Retention measures should include drains in the parking lots and curbing around the perimeter of all drives and parking areas. 2. All storm water during construction be routed by ditches, straw bales and other appropriate measures so as not to flow onto our property. 3 . All vegetation along the common property line be retained to minimize erosion (there is a bank ranging from 2-4' high along the property line) . 4. The wood fence along the property line be retained or replaced within 10 working days of its removal or being damaged. 5. Appropriate retaining walls be constructed on the site when the grade from the access driveway and parking lots to the property line exceeds the City's usual allowable slope (i.e. as required on slope easements along Bonita Road on our property. ) Additional or replacement fencing or landscape screening would be installed on top of the retaining walls. 6. All construction activity on the site be 8:00 am to 5:00 pm, Monday through Friday, limited to the hours of tenants. (We expect to lose one or two tenantslwho owork eeveningsoo our nights as a result of the construction noise and want to limit o damages resulting from this g r project. ) our We are requesting that the City Realty Corp. ) provide us with cop at the City's plan and,other documentation related to slope and pdrainage site actually lyd ropor the City, so that our engineer can verify gthatsthetslope and drainage issues have been dealt with. We also request y Proposed to inform us of their quest that the City of Tigard before issuing, so esotosallownustanno of approval for this project, Please call me at 636-6030 (work) opportunity to comment on them. questions or any information I should 6be aware loftregardin any te forgoing request. g S ' cerely, Ily -^ 4/41 "11111.4111111111111111111° David A. Stewart 24001 NE Butteville Road Aurora, OR 97002 CC: Barry Raeberg, Randall Realty Corp. CC: Dale Densen, Dalton Management i t f a 1 A 1 CITY OF TIGARD ■ AFFIDAVIT OF MAILING 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. ( 'WC ED That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director _ 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)t the address ;) shown en the attached list(s), marked Exhibit "B", on the l day of = 7... ,iv'_, 1'95, and deposited in the United States Mail on the ' '_ day of ! _ 1995, postage prepaid. i ''4 . .-' fAIPPr_. . P , K 692g1(------ P .pared Notice i Subscribed and sworn/affirmed before me on the 1'°4--day of Ari&Ett/c_c-,-1925-- /:il,, OFFICIAL SEAL i` ,, / �� *-s= DIANE M JELDERKS -� - �� - -��� IL - NOTARY PUBLIC-OREGON NOTARY PUBLIC ? OREGON 'P' COMMISSION NO 046142 MY COMMISSION EXPIRES SEPTEMBER 07,1999 My Commission Expires: FILE INFO.: .'vv R.eali3/4 �yy � NAME(S): 5 d,tr/ 1'Cxc.- Cam/- CASE NO(S): 6D/2-48---OO 17 .5 0(47 O 11 TYPE OF NOTICE&DATE: el/ 645.-- i-o r ]F/`(L e)l ,�' ( i .liatry EXHIBIT A Ai' CANCELED CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, MEETING ON MONDAY SEPTEMBER 25, 1995 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 HAS BEEN CANCELED AND WILL BE RE- SCHEDULED AT A LATER DATE UNCERTAIN. NOTICE WILL BE MAILED TO INFORM AFFECTED PROPERTY OWNERS OF ANY FUTURE HEARING DATE(S) ONCE A DATE HAS BEEN SCHEDULED. FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0017 SENSITIVE LANDS REVIEW (SLR) 95-0011 FILE TITLE: SNYDER/RANDALL REALTY CORPORATION > BONITA COURT APTS. APPLICANT: Randall Realty Corporation OWNER: Arlene Snyder 9500 SW Barbur Blvd., #300 7775 SW Bonita Road Portland, OR 97219 Tigard, OR 97224 REQUEST > The applicant has tentatively withdrawn their application for approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodpiain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.84, 18.100, 18.102, 18.106 CRITERIA: 18.108, 18.116, 18.120, and 18.164. ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. . C _ 44 1 °Al a CITY Of f1GARD I— Z W - n W a 40 0 Z 7 1� ■ z k .11111/ ��1 z cc= [cub 0 2 o 0 73 sma.7 am fil S •� a Ai, Air Q It* ti WFAVER V �� WY — calci 0) 1 0 TA,RD ilc 111 ( H U VICINITY EXHIBIT MAP CASE: SDR95-0017, SLR95-0011 • 200 0 200 400 Feet A PARCEL: 2S12BA-00400 �� FILE TITLE: SNYDER/ N RANDALL REALTY TI32/016:XNICIMITVAPR MI GAS SDR 95-0017/SIR 95-0011 CCORT APTS. (Page 1 _ 3) £XHYBIT B 2S112BA-90191 2S112BA-90201 CRANE, FRANCES M KRAM, MARY BETH 7855 SW FANNO CREEK DR #2 7855 SW FANNO CREEK DR TIGARD OR 97224 TIGARD OR 97224 2S112BA-90211 2S112BA-90221 RUTHERFORD, MELEAR K CRAWFORD, TERESA L 7865 SW FANNO CREEK DR #3 7865 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90231 2S112BA-90241 THORSFELDT, EINAR L HENRY, KRISTINE A 7865 SW FANNO CREEK DR #1 PO BOX 231201 TIGARD OR 97224 PORTLAND OR 97281 2S112BA-90251 2S112BA-90261 TROENDLE, EMIL L SMITH, CAROL A PO BOX 2351 14500 SW MCFARLAND LAKE OSWEGO OR 97035 TIGARD OR 97224 2S112BA-90271 2S112BA-90281 GILDERSLEEVE, BRINKER BYRON GILLETT, GINNY S 7875 SW FANNO CREEK DR #4 7875 SW FANNO CREEK DRIVE #5 TIGARD OR 97223 TIGARD OR 97224 2S112BA-90291 2S112BA-90301 BLACKWELL, CAROLE J HOPSON, FRANCES 7885 SW FANNO CREEK DR /6 7885 SW FANNO CREEK DR /5 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90311 2S112BA-90321 GRUSZKA, KAREN BEUTZ, ALISON R 7885 SW FANNO CREEK DR /4 7885 SW FANNO CREEK DR #3 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90331 2S112BA-90341 SCHIERSTEIN, BARBARA D MANAFI-AMOUZEGAR, HELEN M 7885 SW FANNO CREEK DR #2 7885 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90451 2S112BA-90461 SHERARD, TIMOTHY E BUCHANAN, KIMBERLY K 7895 SW FANNO CREEK DR #6 211 ARDUS DR TIGARD OR 97224 NEWBERG OR 97132 2S112BA-90471 2S112BA-90481 BROOKS, JOANNA L PRESLEY, JOANNE B 7895 SW FANNO CREEK DR /4 7895 SW FANNO CREEK DR #3 TIGARD OR 97224 TIGARD OR 97224 SDR 9-0017/SLR 9-0011 - .ZITA < JRT APTS. (Page . E3) EXHIBIT En 2S112BA-90491 2S112BA-90501 OLIPHANT, DAVID DOUGLAS BARDEN, EILEEN M 7895 SW FANNO CREEK DR #2 7895 SW FANNO CREEK DR #1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90571 2S112BA-90581 RADER, ELIZABETH C HOPPING, DAVID L 7905 SW FANNO CREEK DR #1 7905 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90591 2S112BA-90601 GOODKNIGHT, CARRIE A GILLETTE, WENDY M 7905 SW FANNO CREEK DR #3 7905 SW FANNO CREEK DR /4 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90611 2S112BA-90621 LEE, FORMAN VICTOR SMITH, GERALDINE H 7905 SW FANNO CREEK DR /5 7905 FANNO CREEK DR #6 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90701 2S112BA-90711 DEFOREST, DON G & BARBARA J LAGRONE, LINDA GAYLE 7915 SW FANNO CK DR #4 7915 SW FANNO CREEK DR TIGARD OR 97224 TIGARD OR 97224 2S112BA-90721- 2S112BA-90731 ROBS, BLANCHE A SHANAHAN, ROBERT B 7915 SW FANNO CREEK DR /2 7915 SW FANNO CK DR #1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90691 2S112BA-00200 r-, STEWART, ELLEN M STEWART, DAVID A & SU 7925 SW FANNO CREEK DR #7 24001 NE B RD TIGARD OR 97224 OR 97002 2S112BA-00300 2S112BA-00600 ,...---- . . STEWART, DAVID A & SUSAN A WEAVER, PAULINE USTErE 24001 NE BUTTEVILLE RD 7865 SW N3T RD AURORA OR 97002 • OR 97224 2S112BA-00500 2S112BA-05601 WEAVER, PAULINE T TRUSTEE TIGARD, CITY OF 7865 SW BONITA RD 13125 SW HALL TIGARD OR 97224 PO BOX - T 1. ' OR 97223 2S112BA-05602 2$112BA-06200 TIGARD; CITY OF TIGARD, CITY OF 13125 SW HALL 13125 SW HALL PD BOX 2 • PO BOX 2 11' OR 97223 OR 97223 an 95-0017/SLR 950011 BITA COURT APTS. (peg of 3) EXHIBIT B ON 2S112BA-06100 2S112BA-06000 TIGARD, CITY OF f�-- STARKWEATHER, R M & IVAI+L.-TEST 13125 SW HALL c/o BROWN, MILT PO BOX 2 301 NW BLVD TIGARD OR 97223 AND OR 97229 2S112BA-05900 2S112BA-05800 STARKWEATHER, R M & IVAN TRUSTEE STARKWEATHER, R M & IVAN TRUST c/o BROWN, MILTON 0 c/0 BROWN, MILTO AD- 301 NW MURRAY BLVD 301 NW BLVD PORTLAND OR 97229 PARTrND OR 97229 2S112BA-05801 2S10100-01400 . r ' BROWN, MILTON 0 STARKWEATHER, 'WA •S 301 NW MURRAY ROAD c/o BROWN, MILTO.M• PORTLAND OR 97229 301 NW tS'•.••• RD •• • • 0 1 OR 97229 2S112BD-00700 2S112BD-00800 DENSON, DALE H AND NANCY K HULQUIST, MA12Y ANN 628 RAMONA ST 16565 SW GREENLAND DRIVE PALO ALTO CA 94302 TIGARD OR 97223 2S112BD-00900 2S112BD-01000 LARSGAARD, DAVID H GILLMOR, RUTH N & ROB 7720 SW BONITA RD TRUSTEES TIGARD OR 97223 14630 9TH OR 97224 2S112BD-01100 GILLMOR, RUTH N & ROBERT E RANDALL REALTY CORPORATION TRUSTEES 9500 SW BARBUR BLVD., #300 14630 SW 79TH PORTLAND OR 97219 TIGARD OR 97224 ARLENE SNYDER 7775 SW BONITA ROAD TIGARD OR 97224 A CITY OF TIGARD AFFIDAVIT OF MAILING 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: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commission K 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) t the addres- s) sho 4 on the attached list(s), marked Exhibit "B", on the day o _..! -i,Jet„ . 995, and deposited in the United States Mail on the , day of „deillMir, 1995, postage prepaid. / ,,■ ' ' 71ii&f*„....../: Pre-ared Noti / Subscribed and sworn/affirmed before me on the 1 * ffi day of ODD - , 19 bo,r...., OFFICIAL St,.t. / ‘ . Illi AZ 1_. ji ' Illi Ar.:. . ......- -err DIANE M JELDERKS 1 r NOTARY PUBLIC-OREGON NOTARY PUBLIC '1^ OREGON �:'J COMMISSION NO 046142 My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07 1989 FILE INFO.: / ',, n NAME(S): _'"J D�4 '-;e4,,w .C� �� a 4a ; ,, CASE NO.(S): xDR-4,..5--QO I'7-/SLk. /8�o// , it4eriziv TYPE OF NOTICE&DATE: 9/0i 6—/95 q•(1 1 4 i�6 EXHIBIT A PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, SEPTEMBER 25, 1995 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, SW HALL BOULEVARD, TIGARD, OREGON 97223 CITY OF TIGARD WILL CONSIDER THE FOLLOWING APPLICATION: OREGON FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0017 SENSITIVE LANDS REVIEW (SLR) 95-0011 FILE TITLE: SNYDER/RANDALL REALTY CORPORATION ➢ BONITA COURT APTS. APPLICANT: Randall Realty Corporation OWNER: Arlene Snyder 9500 SW Barbur Blvd., #300 7775 SW Bonita Road Portland, OR 97219 Tigard, OR 97224 REQUEST A request for approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.84, 18.100, 18.102, 18.106 CRITERIA: 18.108, 18.116, 18.120, and 18.164. ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. I HE VU13LIU HEAHIN(3 UN I HIS MAI I EH WILL BE UUNUUU I ED IN AUUUHUANUE WI I H I HE 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. ANYONE WISHING TO PRESEN' WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT -1 PUBLIC HEARING. ORAL TES" ONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER 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 SEPTEMBER 5, 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 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 HEARINGS OFFICER 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 STATEMENTS OR EVIDENCE SUFFICIENT TO AFFORD THE DECISIONMAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, 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 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 WILLIAM D'ANDREA AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. SDR 95-0017/SLR 95-0011 i LTA come APTS. (Page 1 3) EXHIBIT B 2S112BA-90191 2S112BA-90201 CRANE, FRANCES M KRAM, MARY BETH 7855 SW FANNO CREEK DR #2 7855 SW FANNO CREEK DR TIGARD OR 97224 TIGARD OR 97224 2S112BA-90211 2S112BA-90221 RUTHERFORD, MELEAH K CRAWFORD, TERESA L 7865 SW FANNO CREEK DR #3 7865 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90231 2S112BA-90241 THORSFELDT, EINAR L HENRY, KRISTINE A 7865 SW FANNO CREEK DR #1 PO BOX 231201 TIGARD OR 97224 PORTLAND OR 97281 2S112BA-90251 2S112BA-90261 TROENDLE, EMIL L SMITH, CAROL A PO BOX 2351 14500 SW MCFARLAND LAKE OSWEGO OR 97035 TIGARD OR 97224 2S112BA-90271 2S112BA-90281 GILDERSLEEVE, BRINKER BYRON GILLETT, GINNY S 7875 SW FANNO CREEK DR #4 7875 SW FANNO CREEK DRIVE #5 TIGARD OR 97223 TIGARD OR 97224 2S112BA-90291 2S112BA-90301 BLACKWELL, CAROLE J HOPSON, FRANCES 7885 SW FANNO CREEK DR #6 7885 SW FANNO CREEK DR #5 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90311 2S112BA-90321 GRUSZKA, KAREN BEUTZ, ALISON R 7885 SW FANNO CREEK DR #4 7885 SW FANNO CREEK DR #3 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90331 2S112BA-90341 SCHIERSTEIN, BARBARA D MANAFI-AMOUZEGAR, HELEN M 7885 SW FANNO CREEK DR #2 7885 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90451 2S112BA-90461 SHERARD, TIMOTHY E BUCHANAN, KIMBERLY K 7895 SW FANNO CREEK DR #6 211 ARDUS DR TIGARD OR 97224 NEWBERG OR 97132 2S112BA-90471 2S112BA-90481 BROOKS, JOANNA L PRESLEY, JOANNE B 7895 SW FANNO CREEK DR #4 7895 SW FANNO CREEK DR #3 TIGARD OR 97224 TIGARD OR 97224 S3R 95-0017/SLR 95-0011 ITA COURT APTS. (Page 2 -F 3) EXHIBIT B 2S112BA-90491 2S112BA-90501 OLIPHANT, DAVID DOUGLAS BARDEN, EILEEN M . 7895 SW FANNO CREEK DR #2 7895 SW FANNO CREEK DR #1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90571 2S112BA-90581 RADER, ELIZABETH C HOPPING, DAVID L 7905 SW FANNO CREEK DR #1 7905 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90591 2S112BA-90601 GOODKNIGHT, CARRIE A GILLETTE, WENDY M 7905 SW FANNO CREEK DR #3 7905 SW FANNO CREEK DR #4 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90611 2S112BA-90621 LEE, FORMAN VICTOR SMITH, GERALDINE H 7905 SW FANNO CREEK DR #5 7905 FANNO CREEK DR #6 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90701 2S112BA-90711 DEFOREST, DON G & BARBARA J LAGRONE, LINDA GAYLE 7915 SW FANNO CK DR #4 7915 SW FANNO CREEK DR TIGARD OR 97224 TIGARD OR 97224 2S112BA-90721 2S112BA-90731 KOBS, BLANCHE A SHANAHAN, ROBERT B 7915 SW FANNO CREEK DR #2 7915 SW FANNO CK DR #1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90691 2S112BA-00200 STEWART, ELLEN M STEWART, DAVID A & SUSAN A 7925 SW FANNO CREEK DR #7 24001 NE BUTTEVILLE RD TIGARD OR 97224 AURORA OR 97002 2S112BA-00300 2S112BA-00600 STEWART, DAVID A & SUSAN A WEAVER, PAULINE T TRUSTEE 24001 NE BUTTEVILLE RD 7865 SW BONITA RD AURORA OR 97002 TIGARD OR 97224 2S112BA-00500 2S112BA-05601 WEAVER, PAULINE T TRUSTEE TIGARD, CITY OF 7865 SW BONITA RD 13125 SW HALL TIGARD OR 97224 PO BOX 23397 TIGARD OR 97223 2S112BA-05602 2S112BA-06200 TIGARD, CITY OF TIGARD, CITY OF 13125 SW HALL 13125 SW HALL PO BOX 23397 PO BOX 23397 TIGARD OR 97223 TIGARD OR 97223 SDR 95-0017/SLR 95-0011 BONITA COURT APTS. (pac ' of 3) EXHIBIT B ' 2S112BA-06100 2S112BA-06000 TIGARD, CITY OF STARKWEATHER, R M & IVAN TRUST 13125 SW HALL c/o BROWN, MILTON 0 PO BOX 23397 301 NW MURRAY BLVD TIGARD OR 97223 PORTLAND OR 97229 2S112BA-05900 2S112BA-05800 STARKWEATHER, R M & IVAN TRUSTEE STARKWEATHER, R M & IVAN TRUST c/o BROWN, MILTON 0 c/o BROWN, MILTON 0 301 NW MURRAY BLVD 301 NW MURRAY BLVD PORTLAND OR 97229 PORTLAND OR 97229 2S112BA-05801 2510100-01400 BROWN, MILTON 0 STARKWEATHER, IWAN M TRUST ET 301 NW MURRAY ROAD c/o BROWN, MILTON 0 PORTLAND OR 97229 301 NW MURRAY RD PORTLAND OR 97229 2S112BD-00700 2S112BD-00800 DENSON, DALE H AND NANCY K HULQUIST, MARY ANN 628 RAMONA ST 16565 SW GREENLAND DRIVE PALO ALTO CA 94302 TIGARD OR 97223 2S112BD-00900 2S112BD-01000 LARSGAARD, DAVID H GILLMOR, RUTH N & ROBERT E 7720 SW BONITA RD TRUSTEES TIGARD OR 97223 14630 SW 79TH TIGARD OR 97224 2S112BD-01100 GILLMOR, RUTH N & ROBERT E ARLENE SNYDER TRUSTEES 7775 SW BONITA ROAD 14630 SW 79TH TIGARD OR 97224 TIGARD OR 97224 RANDALL REALTY CORPORATION 9500 SW BARBUR BLVD., 1300 PORTLAND OR 97219 REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON TO: Will D'Andrea August 30, 1995 FROM: Michael Anderson, Development Review Engineer 1� RE: SDR 95-0017; SLR 95-0011 BONITA COURT APARTMENTS Description: The applicant requests Site Development Review approval to allow the construction of a 40 unit multi-family apartment complex on a 4 . 96 acre site located on the north side of SW Bonita Road, westerly of Fanno Creek Drive. The site is also known as Tax Lot 2S1 12BA 400 . The applicant also requests Sensitive Lands Review approval for the utility construction adjacent to Fanno Creek which crosses the northerly portion of the site. Findings : 1 . Streets : The applicant' s site plan proposes access from SW Bonita Road, a Major Collector street, as shown on the City Comprehensive Plan, at the location of the existing driveway that currently provides serves the existing single family residence on the site. The residence at #7775 SW Bonita Road is situated at the southerly portion of the site, and is to remain. The proposed joint use of the existing driveway is consistent with the design criteria that encourages common driveways to minimize the number of connections to collector streets . A joint use and maintenance agreement should be established for this proposed common driveway. However, the existing driveway apron should be re- constructed to commercial standards and the applicant shall obtain a Street Opening Permit (SOP) from the Engineering Department for this construction. SW Bonita Street has been improved to collector standards and no further public street improvements, or additional street right-of- way dedications are required. 2 . Sanitary Sewer: The applicant proposes to connect to the existing 15 inch public trunk sanitary sewer line that is located in an easement crossing the northerly portion of the site adjacent to Fanno Creek. The existing sewer has sufficient capacity to serve this project . The applicant shall include this sewer construction work in the application for the SOP for this project . In addition, access to the existing trunk sewer across this property has been utilized by the Maintenance Services Department in the past. The site plan should be revised to provide for a maintenance access road from the proposed parking lot to the edge of the flood ENGINEERING COMMENTS SDR 95-17 BONITA COURTS APTS PAGE 1 plain area. The natural flood plain area is traversible by Maintenance Services vehicles in its natural condition and no further surface improvements would be required to access the existing sewer beyond the edge of the flood plain. 3 . Storm Drainage: The existing site slopes in a northerly direction toward Fanno Creek. The applicant proposes to collect the storm water in a new underground system and drain to a proposed on-site water quality facility, that would then drain into Fanno Creek. The design of the water quality facility, within the 100 year floodplain, shall preserve the "floodplain storage function and maintenance of the zero-rise floodway" as required by Sect 18 . 84 .040A of the CDC. Paragraph No. 2 of the noted section permits the proposed work within a residential zone as a land form alteration "associated with utilities" . However, the applicant shall provide a detailed grading and drainage report for approval by the Engineering Department to verify that the proposed construction is consistent with these requirements . In addition, the applicant shall obtain a permit from the U. S. Corps of Engineers and/or the Division of State Lands prior to construction. 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. The proposed on- site water quality facility should be designed to comply with the minimum standards of USA and would satisfy the USA regulations. The on-site system consisting of the underground pipe construction and the water quality pond shall be maintained by the owner as private facilities . Recommendations : PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1 . The applicant shall obtain a Street Opening Permit to connect to the existing public sewer and storm drain pipes located within the public rights-of-way and easement areas, and to construct the new concrete driveway aprons and sidewalk. STAFF CONTACT: John Hagman, Engineering Department (639-4171) 2 . The applicant shall submit a grading and drainage plan for approval by the Engineering Department . STAFF CONTACT: Michael Anderson, Engineering Department (639-4171) 3 . The applicant shall provide a copy of the permit from the U. S. Corps of Engineers and/or the State Division of Lands prior to any construction within the 100 year flood plain area. 4 . The site plan shall be revised to provide a 10 foot wide maintenance road to access the trunk sewer and sewer easement in accordance with City Standards in a location as approved by the Maintenance Services Department. An easement shall be provided on standard City forms. STAFF CONTACT: Randy Volk, Maintenance Services (639-4171) ENGINEERING COMMENTS SDR 95-17 BONITA COURTS APTS PAGE 2 5 . 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) . 6 . Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18 . The applicant shall pay the fee established for the proposed use . IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST SECTION 18 . 164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18 . 164 . 180 Notice to City Required Work shall not begin until the City has been notified in advance . If work is discontinued for any reason, it shall not be resumed until the City is notified. APPROVED: Randall R. Woo , City Engineer MJA:SDR 95-17.mja ENGINEERING COMMENTS SDR 95-17 BONITA COURTS APTS PAGE 3 REQUEST FOR COMMENTS ''ECEIVED PLANNING SEP 2 1995 Ilk DATE: August 24, 1995 "' CITY OF TIGARD TO: David Scott, Building Official OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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: ce-r 'I .; a( 71L) 147 C"^ier 4-et.c i 14,1, 17 R. er,r, r? CPo, 7. • 'Z w 4-.. fio 2H L), r i'••• 7 (Please provide the following information) Name of Person Commenting: Phone Number: REQUEST FOR COMMENT' RECEIVED PLANNING AUG 3 1 1995 DATE: August 24, 1995 SEP 1 4 1995 FIRE MA1 HAL'S OFFICE ;fIW1 CITY OF TIGARD TO: Fire Marshall OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 'unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year fioodpiain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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. *t Please refer to the enclosed letter. Written comments provided below: 'l •�� �-�-��r� � � LNG b'CN ��"`�^�Y�` ��f ✓`� L'�". i a, ., , c (Please provide the following information) Name of Person Commenting: SZ6uvr Phone Number: rA G-25oa JPP��N VA<<F RECEIVED PLANNING • TUALATIN VALLEY FIRE & RESCUE AND SEP 141995 BEAVERTON FIRE DEPARTMENT u J) G 4755 S.W. Griffith Drive • P.O. Box 4755 • Beaverton, OR 97076• (503) 526-2469• FAX 526-2538 RF&RES September 11, 1995 K.R. West Construction, Inc. 9500 S.W. Barbur Blvd. Portland, Oregon 97219 Re: Bonita Court Apartments 7775 S.W. Bonita Road Gentlemen: Submitted plans for the above noted project are hereby approved, subject to the following: Provide fire flow calculations for the buildings that are proposed. Enclosed are Fire Flow Calculation Instructions for the "Required Fire Flow Work Sheet". If I can be of any further assistance, please feel free to contact me at 526-2469. (Sincerely, Gary J. Toll Deputy Fire Marshal GJT:kw Enc. cc: William D'Andrea City of Tigard Planning Dept. "Working"Smoke Detectors Save Lives REQUEST FOR COMMENT! • DATE: August 24, 1995 - CITY OF TIGARD TO: Michael Miller, Operations Water Department OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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: F?E NYDRq-.jr SPAcr,icc 13 To BE 250 f6cr it440 . 4,47 04 MI•T£�s ,ago j/y g. A.A.0 7o dE LoCAreD /N t4.,IO5c4-sCO /W-E4.3 METk-Y2..S Zo .;-.t ve A-(C1/n!/M4M) ('NEcL. Vac vv AssEenet,y j 3Ac, .l exEve.ArioAl bEvic-61 JA 5773 1-4gO Mil CUSTa4.4£2. SoE tiC N1�71✓2_ . (Please provide the following information) Name of Person Commenting: /t//e..e Phone Number: x 39 REQUEST FOR COMMENTS RECEIVED PLANNING DATE: August 24, 1995 SEP 0 7 CITY OF TIGARD TO: John Acker, Field Operations Manager OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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: 1S .✓ATE -- AAA-4r Sum )T` r5 L( / JOT 4.5 -✓47 - avvO air. p 5,(3„, N L"^1''Y .!e • i4 Su PPe5€4) L) 1-o --ro S z tam - A( se- CA-4- tivt. 34t (Please provide the following information) Name of Person Commenting: Phone Number: +! ' MEMORANDUM TIGARD POLICE DEPARTMENT TO: Will D'Andrea FROM: Kelley Jennings/Crime Prevention Speciali ��� DATE: August 28, 1995 SUBJECT: SDR 95-0017/Bonita Court Apartments Will- I have looked at the proposed SDR I have reviewed the plans but cannot find the proposed exterior lighting specifications for the alcove stairwells,each units' deck area nor the proposed lighting for the parking lot.The landscaping plan is satsifactory.I can not sign off on this until I am provided all of the exterior lighting plans. REQUEST FOR COMMENTF DATE: August 24, 1995 CITY OF TIGARD TO: Kelley Jennings, Tigard Police Department OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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: 4 • J aay 0i 1 z W 2 F- ct ■ a_ W 0 CD --- . 4 z II! *11 z Illa 1.n Lf z r I 1.1 o o _J nisi a r kg,- 0 s 10 Ct Alla- lik m jpø 40- ]NEA4/W R LL 1 ) at 0 =• . TARD \\(..._,, 1 , r F- U VICINITY EXHIBIT MAP CASE: SDR95-0017, SLR95-0011 200 0 200 400 Feet PARCEL: 2S12BA 00400 FILE TITLE: SNYDER/ N RANDALL REALTY Tn3Ali:x 1VICMIT'�Arll OWNS REQUEST FOR COMMENTS (1'J RECEIVED PLANNING DATE: August 24, 1995 li• OCT 1 3 199E CITY OF TIGARD TO: Division of State Lands Administrative Offices OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA tax lot 400), ZONE: R-12 (Residential, 12 Units per acr'ThR-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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: I 4 - $ 41 : - • 4 - • - • - - u• - • • - - - • • • I ,lc yards or more of material within the banks of the waterway(s ) or adjacent wetland area(s ) , we nrgp the applicant to apply for state removal or fill permits well in advance of construction deadlines to prevent II - - - • • • - • - - • - - _ • • u _ _ • • • _ • - • -t. e .- its may be obtained from the Division of State Lands ' office.6a,(Please provide the following information) - Name of Person Commenting: wG Phone Number: .321)-Ja��� REQUEST FOR COMMENTS RECEIVED PLANNING DATE: August 24, 1995 SE P 0 51995 Aar is CITY OF TIGARD TO: Jim Wieskamp, General Telephone Engineering Office OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW(SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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. x Written comments provided below: O E /EIsoPFSZ To P(ACE co(• 61)cc P CJZ GTE PEc Lc(c4 - v (Please provide the following information) �,,D Name of Person Commenting: Ui L ,_ 4 Phone Number: lo2p-5943 REQUEST FOR COMMENTS RECE1 PIANNti ' SEp 0 5 1995 August 24, 1995 CITY OF TIGARD TO: Brian Moore, Portland General Electric Company OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0017/SENSITIVE LANDS REVIEW (SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4, 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: 8- Z.t,- Phone Number: S`to �3St REQUEST FOR COMMENTS DATE: August 24, 1995 CITY OF TIGARD TO: Per Attached OREGON FROM: Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW(SDR)95-0017/SENSITIVE LANDS REVIEW(SLR) 95-0011 SNYDER/RANDALL REALTY CORPORATION . BONITA COURT APTS. ► The applicant has requested approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84,18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 4. 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: I�t'oUt. I r .-il< `.�Iwlivici\o r •CAT1CN LIST FOR LAND USE&DEVELOPMENT AP 1TlONS I CITIZEN RtivoLvE11ENT TEAAAS .. {circle O CT Area: (N) (S) ( (C) " Placed for review in library C1T Book" _CPO NO. mC11Y DfcPARTi,AFNT� I/Building Official/Dave Scott ✓Police/KeUy Jennings /Reid Operations/John Acker _City Recorder/Cathy Wheatley ✓engineering/Mlchael Anderson Permit Facilitator/Jerree Gaynor Advanced Planning/Carol Landsman Water Department/Michael Miller — ::::.,,:.:•.::...:::...... ;:., 1pECfAL DiS1RICTS /Are Marshall ✓Unified Sewerage Agency _Tualatin Valley Water District Wa.County Rre District SWM Program/Lee Walker PO Box 745 (pick-up box) 155 N. First Street Beaverton,OR 97075 Hillsboro.OR 97124 ;<.:<•:::::<.. , AFFECTED 4URISDIC11ONS . Wo. 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) Scm Hunaidl _ODOT/Region 1 _Mike Borreson(Engineer) PO Box 25412 Laurie NIcnolson/Transportation Planning —Scott King(CPA's) Portland,CR 97225-0412 123 N.W. Randers 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 lGng City,OR 97224 PO Box 369 PO Box 369 Tualatin,OR 97062 Lake Oswego.OR 97034 i:i:E iIiii:; : ..... .. . . AGENCIES .... erercl Telephone _s/ ortland General Electric — Columbia Cable Engineering Office Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Schoils Ferry Road 14200 SW Brigadoon Court Tigard.OR 97281-3416 Beaverton,CR 97C07 Beaverton.CR 97C05 ZNW Natural Gas _Metro Area Communications/Jason Hewitt Lri-Met Transit Development Scott Palmer Twin Ocks Technology Center Km Knox,Project Planner • :20 NW Second Avenue 1815 NW 169th Place S-6020 710 NE Holladay Street Portland.CR 97209-3991 Becverton,CR 97006-4886 Portland.OR 97232 —TCI Cablevision of Oregon —US West Communications —Southern Pacific Transportation Co. Linda Peterson Pete Nelson Duane M. Forney.PLS-Project Engineer 35C0 SW Bond Street 421 SW Oak Street 800 NW 6th Avenue Room 324.Urion Station Portland,CR 97201 Portland.OR 97204 Portland,OR 97209 is:;.; •::_:STA .AGENCIES .. _Aeronautics Division(ODOT) L/division of State Lands _US Postal Service —Commerce Dept.-M.H. Park —Fxh&Wildlife Randy Hammock.Growth Coordinator — PtJC —DCGAMI Cedar Mill Station Dept.of Environ. Quality Portland.OR 97229-9998 — : FED€ AL AGENCIES Corps. of Engineers _Cher n'\loco.,OOl v,rtO'O'C.na MAILING RECORDS AFFIDAVIT OF MAIL ,G STATE OF OREGON ) ' .���i CITY OF TIGARD 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 (AMENDED `) PUBLIC HEARING FOR: (Check box above,if applicable) (check appropriate box below) ❑ City of Tigard Planning Director Li Tigard Planning Commission H Tigard Hearings Officer Tigard City Council IJ That I served NOTICE OF (AMENDED I') DECISION FOR: (Check box above,if applicable) City of Tigard Planning Director N That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: (Check box above,if applicable) {check appropriate box below) ❑ City of Tigard Planning Director ❑ . Tigard Planning Commission li 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 persop(s) at the adr re s(s) shown on the attached list(s), marked Exhibit "B", on the lay of A• j�,,,_. 1995, and deposited in the United States Mail on the / Fj clay o MLI TM ,, 1995, postage prepaid. S /iI . %!� • A!i /� /a P Tared Notice lu....- < /9A Subscribed and sworn/affirmed before me on the / day of. DO 9 , 19 I'LL. OFFICIAL SEAL ' may DIANE M JELDERKS MIaVi&rW ' `,„/ COMMISSION NO.046142 MY COMMISSION EXPIRES SEPTEMBER 07,1999 NOTARY PU:IP OF OREG N My Commissio xpires: I 7 q y FILE INFO.: NAME(S): Randall f dir CASE NO.(S): sU•e q��, / s d/1 TYPE OF NOTICE&DATE: • A:J• r CITY OF TIGARD CITY OP TIGARD Washington County, Oregon NOTICE OF FINAL ORDER q BY THE HEARINGS OFFICER CONCERNING CASE NUMBER(S): SITE DEVELOPMENT REVIEW(SDR)95-0017/SENSITIVE LANDS REVIEW(SLR)95-0011 NAME OF OWNER: Arlene Snyder NAME OF APPLICANT:: Randall Realty Corporation ADDRESS OF APPLICANT: 9500 SW Barbur Blvd.. Suite#300 City: Portland State: Oregon Zip: 97219 ADDRESS OF PROPERTY:: 7775 SW Bonita Road City: Tigard State: Oregon Zip: 97223 TAX MAPS LOT NOBS).: WCTM 2S1 12BA, tax lot 400 Request: ➢ A request for approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100- year floodplain and wetland area. Zone: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, and 18.164. 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 1 The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision: THE DECISION SHALL BE FINAL ON NOVEMBER 27,1995 UNLESS AN APPEAL IS FILED. 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 NOVEMBER 27, 1995. Questions: If you have any questions, please call the City of Tigard Planning Department at(503)639-4171. SDR 95-00f7/SIR 95-0011 BONITA CT.APTS.-SNYDER/RANDAIL REALTY {COVER SHEET} HEARINGS OFFICER NOTICE OF FINAL ORDER BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD,OREGON • Regarding an application by Rndall Realty Corp. fora ) FINAL ORDER sensitive lands review and site development review for an ) SDR 95-0017 apartment development and related improvements at ) SLR 95-0011 7775 SW Bonita Road in the City of Tigard, Oregon ) (Randall) I. FINDINGS ABOUT SITE, SURROUNDINGS AND PUBLIC FACILITIES The hearings officer incorporates by reference the fmdings about the site and surroundings in Sections I and II of the City of Tigard Staff Reported dated October 13, 1995 (the "Staff Report") and the agency comments in Section IV of the Staff Report. H. HEARING AND RECORD 1. Hearings Officer Larry Epstein received testimony at the public hearing about this application on October 23, 1995. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. 2. City planner Will D'Andrea summarized the Staff Report. He noted that condition of approval 2 requires the applicant to submit a final drainage plan that complies with applicable city standards prohibiting additional off-site flows, in addition to other applicable drainage standards of the city and Unified Sewerage Agency. 3. Randy Norgart and Gary Ottoman appeared for the applicant. Mr. Norgart accepted the Staff Report without objection or correction. Mr. Ottoman testified about the proposed drainage system for the site, noting that a curb at the edge of the parking lot will divert water to a catch basin from which it flows north and east to Fanno Creek. Therefore stormwater from the parking lot and drive should not flow onto adjoining private property. He testified that finished grades on the site will not be more than 2:1 (horizontal:vertical). The applicant will construct retaining features if necessary to achieve those grades, although they do not expect such features will be necessary at this time. 4. David Stewart testified with concerns regarding drainage and slope stability. Mr. Stewart owns adjoining land to the east. He testified that there is a considerable grade change between the applicant's property and his property, and he wanted assurance that the final grades will comply with applicable city standards. He requested that the record be held open 7 days to give him a chance to review and respond to the preliminary drainage plan. 5. At the conclusion of the hearing, the hearings officer ordered the record held open for up to 14 days. Written comments from the public could be received during the first 7 days. A written response by the applicant could be received during the second 7 days. If no written comments are received after the first 7 days, then there is nothing to which the applicant needs to respond, and the record would close 7 days after the hearing. HI. APPLICABLE APPROVAL STANDARDS AND RESPONSIVE FINDINGS The hearings officer incorporates by reference the approval standards in Section III of the Staff Report and the findings in Section III of the Staff Report in response to the approval standards listed therein. Hearings Officer Final Order SDR 95-0017/SLR 95-0011 (Randall) Page 1 • IV. SITE VISIT BY HEARINGS OFFICER The hearings officer visited the site and surrounding area. He observed the existing access to and structures, vegetation, and grades on the site and adjoining property and the condition of the adjoining streets. V. CONCLUSION AND DECISION 1. The hearings officer concludes that the proposed Site Development Review and Sensitive Lands Review complys with the applicable criteria and standards of the Community Development Code,provided development that occurs after this decision complies with applicable local, state, and federal laws. 2. In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and other reports of effect agencies and public testimony and exhibits received in this matter, the hearings officer hereby approves SLR 95-0011 and SDR 95-0017, subject to the conditions of approval in Section V of the Staff Report. DATED this 14th day 1l vember, 1995. ovi • 441LI Fr. t. r/A Ft/ Eps ; n, •a ' ' City of Ti!and v gs Officer Hearings Officer Final Order SDR 95-0017/SLR 95-0011 (Randall) Page 2 • AGENDA ITEM 2.2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD. OREGON I. SUMMARY OF THE REQUEST CASE: Site Development Review SDR 95-0017 Sensitive Lands Review SLR 95-0011 SUMMARY: A request for the following development applications: 1) Site Development Review approval to allow construction of a 5 building, 36 unit apartment complex; and 2) Sensitive Lands Review approval to allow the construction of a storm drainage system within the 100-year floodplain, drainageway and wetland area. APPLICANT: Randal Realty Corp. 9500 SW Barbur Blvd. #300 Portland, OR 97219 OWNER: Arlene Snyder 7775 SW Bonita Rd Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Medium High Density ZONING DESIGNATION: R-12 (Residential, 12 Units per acre) LOCATION: 7775 SW Bonita Road. (WCTM 2S1 12BA, tax lot 400) APPLICABLE LAW: Community Development Code Sections: 18.54, 18.84, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150, 18.164. Comprehensive Plan Policies: 2.1.1, 3.1.1, 3.2.1, 3.2.2. STAFF RECOMMENDATION: Approval subject to conditions. STAFF REPORT SDR 95-00171 SLR 95-0011 SNYDER/RANDALL REALTY PAGE 1 • IL SITE AND VICINITY INFORMATION 1. Background: No development applications were found to have been filed with the City. 2. Site and Vicinity Information: The site is zoned R-12 (Residential, 12 units per acre) and is currently developed with a single-family residence. The parcel contains floodplain, drainageway and wetland area in the center of the property. The property slopes northerly from an elevation of approximately 160 feet at SW Bonita Road down to approximately 132 feet at Fanno Creek. Properties surrounding the subject site are zoned R-12 (Residential, 12 units per acre). The adjoining parcels are developed with a single family residence and a multi-family residential development. Likewise, the surrounding area is predominantly developed with a mix of single family and multi-family residential development. III. ANALYSIS AND CONCLUSION COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build a 5 building, 36 unit apartment complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-Family Residential Units. Code Section 18.54.030 allows Multiple-Family dwellings as a permitted use in the R-12 zoning district. Minimum Lot Area:. Section 18.54.050 states that the minimum lot area for each multi- family unit in the R-12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R-12 zone. Developments within the R-12 zone are required to provide a minimum of 20% landscaping. The proposed 36 apartments and 1 single family residence require a site size of 112,850 square feet. The net site area is approximately 114,804 square feet thereby meeting this standard. Site statistics show that approximately 49% of the site is to be landscaped, exceeding the minimum 20% requirement. Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as follows: front yard-20 feet;side yard- 10 feet; side yard which abuts a more restrictive zone - 30 feet; rear yard - 20 feet. The maximum building height is 45 feet. As indicated on the site plan, the proposal meets the setback requirements. As shown on the exterior elevation plans (A-5,15,20), the proposed buildings are approximately 36 and 27 feet in height, well under the maximum allowed. Sensitive Lands: Section 18.84 establishes the standards for allowing development or land form alterations within the 100-year floodplain, drainageway and wetland areas. The Hearing's Officer has the authority to allow development within floodplain area. The Hearing's Officer shall hear all of the applications simultaneously. The findings for sensitive lands are contained further in this report. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 2 • Density Computation: Section 18.92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage: sensitive land area, allocation for public facilities, and private streets. Sensitive Land and area for private streets are applicable to this proposal and need be subtracted. To calculate the net units per acre, it is necessary to divide the net acreage by the minimum number of square feet required for each lot by the applicable zoning district. Tax lot 400 contains approximately 5 acres. The applicant is proposing to develop only • within the buildable area south of the 100-year floodplain and north of SW Bonita Road, with the remaining property to remain undeveloped. The portion of the property to be developed contains approximately (2.24 acres) 97,864 square feet. Section 18.92.030(A)(1) allows a density transfer limited to the number of units which could have been constructed on 25% of the unbuildable, sensitive land area. The applicant states that the total unbuildable area is approximately (2.76 acres) 120,249 square feet. Twenty-five percent of 120,249 is 30,062 square feet. The total area used for the density calculation is therefore 127,926 square feet (97,864 + 30,062). Section 18.92.020(4) requires the subtraction of private streets, or approximately 13,152 square feet. The resulting net acreage is 114,804 square feet. Dividing the net acreage by 3,050 square feet per unit results in 37 net units. The applicant is proposing 36 units, in addition to the retention of the single family residence. The proposal, therefore, contains a total of 37 units, meeting the density standards. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Chapters. The applicable criteria in this case are chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, 18.150, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that 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 and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The proposed buildings and accessway are designed to preserve the existing wetland area, drainageway, 100-year floodplain function and to preserve a number of the existing trees. The applicant has provided spacing between the building in an attempt to preserve trees. Despite some design modifications, the lot's shape and configuration limits the location of the proposed accessway and building pads. As such, a significant number of existing trees shall be removed. In an effort to offset this loss, the applicant states that they are prepared to replace trees that will be removed with 165 new trees of eight varieties. Additionally, they will plan 418 shrubs or bushes and 1,100 ground cover plants for a total of approximately 1,648 new plantings. Given the extent of proposed site grading, the STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 3 applicant shall provide an arborist report which specifies how the trees are to be screened and protected during construction as well as how the retained trees will be viable after the site grading and construction. Exterior Elevations: Section 18.120.108.3 states that along the vertical face of multiple- family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following:a) Recesses (decks, patios, etc.);b) Extensions (decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the preliminary building elevations plans (sheets A-5, A-15, A-20) the design shows both recesses and roof elevation offsets, in accordance with this section. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria is satisfied as the site plan shows a 20 foot buffer to the adjoining property to the west. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The landscape plan provides for screening of the parking lot, driveway and trash facility, in accordance with this section. Privacy and Noise: Section 18.120.108.5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. Each ground floor unit will be providing private outdoor area which is screened from adjoining units. The units provide a patio area which is screened from the adjoining unit by a wall, with further screening provided by landscaping behind the units. The parking and trash area will need to be screened from the adjoining multi- family development on the east. The plan shows the provision of landscaping which should provide adequate screening of these areas. Further, the applicant shall retain the existing fence along the property line adjoining the multi-family development. Private Outdoor Areas: Section 18.120.108.6. requires that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of 4 feet. This criteria is satisfied as each individual unit has a 50 square foot deck with a dimension of 10 feet by 5 feet. as shown on sheets (A-1, A-3, A-4). Shared Outdoor Recreation Areas: Section 18.120.108.7 states that in addition to subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studio up to and including two-bedroom units and 300 square feet per unit for three or more bedroom units. The required recreation space may be provided as follows: 1) all outdoor space; 2)part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet. Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. STAFF REPORT SCR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 4 This development requires 6,200 square feet of shared outdoor recreation area (28 units @ 150s.f. and 8 units @ 250s.f.). The applicant states that a 7,000 square foot (70' X 100') community garden space will be provided in the area between building A-1 and the proposed detention pond, thereby satisfying this criteria. It appears that this garden may be located within the 100-year floodplain area. Section 18.84.015(A) allows gardens as permitted uses within the floodplain area. A revised plan shall be submitted which shows the location of the community garden. Demarcation of spaces: crime prevention: Section 18.120.108.9 states that structures and site improvements shall be designed so that public areas, semipublic areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. The Tigard Police Department has requested, in similar developments, that appropriate signage be placed at entrances to apartment complexes and that adequate addressing be placed on unit entrances so that emergency service providers can locate units quickly. The developer should therefore be required to contact the Police Department prior to obtaining occupancy permits for the complex for review and approval of the address signage of this development. Crime Prevention and Safety: Section 18.120.108.10 requires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. As noted by the Police Department, lighting specifications for certain areas were not available. The developer should therefore be required to contact the Police Department prior to obtaining building permits for the complex for review and approval of the exterior lighting plan for this development. Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 foot separation, buildings with windowed walls facing buildings with a blank wall shall have a 15 foot separation, and buildings with opposing blank walls shall have a 10 foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. The proposed buildings D-1, D-2, C-1 and C-2 have lengths of approximately 65 feet, with building A-1 having a length of 105 feet. The building elevation plans (sheets A-5, A-15, and A-20) show that these buildings have windowed walls facing windowed walls. The required separation between buildings D-1, D-2, C-1 and C-2 is therefore 26 feet. As indicated on the site plan, the buildings are in compliance. In addition, driveways, parking lots and walkways shall maintain the following separation for dwelling units within eight feet of the ground level: 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least 7 feet. To comply with required walkway requirements, the applicant has been STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 5 conditioned to provide a walkway along the entire length of the parking area adjacent to buildings D-1, D-2, C-1 and C-2, as well as A-1. A revised plan shall be submitted which shows the walkways to be a minimum of seven feet from living room windows, in compliance with this section. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small, medium or large). A revised site plan shall be provided which provides street trees in accordance with this section. Screening: Special Provisions: Section 18.100.110(A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. A revised plan shall be submitted which provides for parking lot trees to be provided on the basis of one tree for each seven parking spaces in order to provide the required canopy effect. In addition to the existing fence, landscaping has been provided which shall effectively screen the parking lot from the adjoining property. Screening of Refuse Containers: Section 18.100.110(D) states that any refuse container or disposal area shall be screened from view by placement of a solid wood fence, masonry wall or evergreen hedge between five and eight feet in height. All refuse materials shall be contained within the screened area. The plan (sheet S-2) shows the provision of a solid wood fence surrounding the trash enclosure, thereby satisfying this criteria. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, this section is satisfied. Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5 parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom. In addition, section 18.106.020(G) states that multi-dwelling units with more than 10 required parking spaces shall provide shared parking for the use of all of the guests of STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDERJRANDALL REALTY PAGE 6 • 111 all of the residents of the complex. The shared parking shall consist of 15 percent of the total required parking spaces and be centrally located within the development. The applicant is proposing 7 one bedroom units and 29 one-plus bedroom units thereby requiring 69 parking spaces. The required number of additional shared parking spaces is 10. The total number of required parking spaces is therefore 79. This requirement is satisfied as the proposed site plan shows the provision of 79 parking spaces. The Americans with Disabilities Act (ADA) requires 4 disabled parking spaces if 76 to 100 parking spaces are provided. The proposed site plan does not show the provision of disabled person parking. A revised site plan shall be submitted which provides for 4 disabled parking spaces. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on the provision of 79 parking spaces, 5 bicycle parking spaces will be required for this development. The site plan does not show the provision of bicycle racks. A revised site plan shall be submitted which shows 5 bicycle parking spaces, thereby satisfying this requirement. Access: Section 18.108.070(D) requires that multiple-family residential uses provide a minimum of one driveway to a public street to serve a development containing between 20-49 units. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan indicates the provision of 36 units, therefore one access shall be required for this development. This section is partially satisfied as the site plan shows the provision of one access drive with a pavement width of 24 feet, however there is no provision for a sidewalk. A revised plan shall be submitted which provides for a sidewalk along the driveway which shall connect with the required walkways as discussed below. Walkways: Section 18.108.050(B) requires that within multi-family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material. The plan shows walkways from the building entrance to the parking area, however, this walkway does not connect to anything as it stubs into the parking stalls. A revised site plan shall be submitted which provides for a walkway along the entire length of the parking area adjacent to buildings D-1, D-2, C-1, C-2, as well as A-1. These walkway will provide a continuous connection in accordance with the intent of this section. In addition, a walkway shall be provided to the proposed community garden area. Signs: Section 18.114.130 (B) lists the type of allowable signs and sign area permitted in the R-12 zone. All signs shall be approved through the Sign Permit process as administered by the Planning Division. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick- up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. The applicant STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 7 will need to submit evidence or a plan which indicates compliance with this section. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. B. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(al (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: 1. Streets: The applicant's site plan proposes access from SW Bonita Road, a Major Collector street, as shown on the City Comprehensive Plan, at the location of the existing driveway that currently provides serves the existing single family residence on the site. The residence at #7775 SW Bonita Road is situated at the southerly portion of the site, and is to remain. The proposed joint use of the existing driveway is consistent with the design criteria that encourages common driveways to minimize the number of connections to collector streets. A joint use and maintenance agreement should be established for this proposed common driveway. However, the existing driveway apron should be re-constructed to commercial standards and the applicant shall obtain a Street Opening Permit (SOP) from the Engineering Department for this construction. SW Bonita Street has been improved to collector standards and no further public street improvements, or additional street right-of-way dedications are required. 2. Sanitary Sewer: The applicant proposes to connect to the existing 15 inch public trunk sanitary sewer line that is located in an easement crossing the northerly portion of the site adjacent to Fanno Creek. The existing sewer has sufficient capacity to serve this project. The applicant shall include this sewer construction work in the application for the SOP for this project. In addition, access to the existing trunk sewer across this property has been utilized by the Maintenance Services Department in the past. The site plan should be revised to provide for a maintenance access road from the proposed parking lot to the edge of the flood plain area. The natural flood plain area is traversible by Maintenance Services vehicles in its natural condition and no further surface improvements would be required to access the existing sewer beyond the edge of the flood plain. 3. Storm Drainage: The existing site slopes in a northerly direction toward Fanno Creek. The applicant proposes to collect the storm water in a new underground system and drain to a proposed on-site water quality facility, that would then drain into Fanno Creek. The design of the STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 8 water quality facility, within the 100 year floodplain, shall preserve the "floodplain storage function and maintenance of the zero-rise floodway" as required by Sect 18.84.040A of the CDC. Paragraph No. 2 of the noted section permits the proposed work within a residential zone as a land form alteration "associated with utilities". However, the applicant shall provide a detailed grading and drainage report for approval by the Engineering Department to verify that the proposed construction is consistent with these requirements. In addition, the applicant shall obtain a permit from the U. S. Corps of Engineers and/or the Division of State Lands prior to construction. 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. The proposed on-site water quality facility should be designed to comply with the minimum standards of USA and would satisfy the USA regulations. The on-site system consisting of the underground pipe construction and the water quality pond shall be maintained by the owner as private facilities. FINDINGS AND CONCLUSIONS - SENSITIVE LANDS REVIEW Chapter 18.84.040(A) states that the Hearings Officer shall approve or approve with conditions an application request within the 100-year floodplain based upon findings that all of the following criteria have been satisfied 1. Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any narrowing of the floodway boundary. This project shall preserve the floodplain storage function and maintenance of the zero-foot rise floodway as this project will be removing approximately 65 cubic yards of material for the water quality pond and will be adding only 5 cubic yards of outfall rip-rap. This drainage system installation will therefore not impede water flow or increase volume within the floodplain. No development is allowed in residential floodplains in order to retain storage capacity for the 100-year flood and to not impede flow. Loss of 100-year flood plain capacity will adversely affect neighboring properties where the flood waters are forced to go. 2. Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards. The subject project is in area designated as Residential on the Comprehensive Plan Land Use map but the improvements in the floodplain area are considered a utility and is therefore allowed. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 9 3. Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100-year flood. This land • form alteration will not result in any increase in the surface elevation of the 100-year flood as discussed previously. As is indicated in (1) above, floodplains are restricted from development to retain 100-year flood capacity. 4. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearing Officer as untimely. The Tigard Park Plan indicates that the floodplain area within this parcel is part of the proposed pedestrian pathway system. However, staff does not know the location of the pathway and will not until a future study determines the preferred location. It should also be noted that neither of the adjoining properties currently contains a pathway which would allow a connection to the pathway system. Staff therefore concludes that construction of a pathway is not timely and recommends that the applicant only be required to provide a 15 foot access easement to allow the City to construct a pathway in the future. Such requirements must be roughly proportional to the impact of the use. In this case the estimated value of an easement of sensitive lands is $6,600. This compares to an unmitigated impact of the development on the transportation system ranging conservatively from $65,468.17 - $67,650.46. According to the Larson methodology utilized in the Dolan finding (calculations indicated on the attached: FINDINGS - ROUGH PROPORTIONALITY exhibit.) Prior to obtaining building permits, it is recommended that the applicant sign an agreement or contract which states that the applicant will grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. This easement shall be located within the floodplain area. The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. 5. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood. This criteria is not applicable as a pathway will not be constructed in conjunction with this application. Further, a sensitive lands review will be required for the actual construction of the path and will be reviewed for compliance with this section. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant shall obtain the necessary, applicable permits from the Division of State Lands and Army Corps of Engineers. 7. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 10 and adjacent to the floodplain in accordance with the comprehensive plan. The applicant has been conditioned to provide a 15 foot access easement which is sufficient to provide • for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. While staff recognizes that residential development within the floodplain is not permitted and the property within the floodplain will therefore remain undeveloped, the City would welcome the voluntary dedication of the floodplain area by the applicant. Such a dedication would leave the City with the responsibility of flood control maintenance as well as maintaining this area in its natural state. Otherwise, the applicant shall provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Chapter 18.84.O40(C) states that the Director shall approve or approve with conditions an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria has been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use. The disturbance is the minimum disturbance necessary to accommodate the installation of a storm drainage system. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. The drainage system will not result in on-site or off-site impacts. Erosion control measures shall also be taken during construction. The applicants construction plans shall be reviewed and approved by the Engineering Department. 3. The water flow capacity of the drainageway is not decreased. The applicant shall provide construction drawings which show how the water flow capacity will not be effected by the placement of the storm system. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening. The minimal amount of vegetation loss expected with construction will be revegetated. Erosion control measures shall also be taken during construction. The applicants construction plans shall be reviewed and approved by the Engineering Department. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. This requirement is not applicable as the drainageway will not be impaired by the proposed construction. STAFF REPORT SDR 95.0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 11 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant is required obtain the necessary, applicable permits. 7. Where landform alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. As discussed previously, the applicant has been conditioned to provide a 15 foot access easement for a pathway which is sufficient for the provision of a path in accordance with the pathway plan. Chapter 18.84.040(D) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied 1. The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. The proposed storm line will be within a wetland area but it is not designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, nor is it within 25 feet of such a wetland. 2. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. The disturbance is the minimum disturbance necessary to accommodate the storm system. 3. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated. This project does not change on-site or off- site drainage. 4. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. The minimal amount of vegetation loss expected with construction will be revegetated. Erosion control measures shall be as conditioned by the approved Division of State Lands permit. 5. All other sensitive lands requirements of this chapter have been met. Other sensitive lands requirements have been met as addressed in this report. STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 12 6. The provisions of Chapter 118.150, Tree Removal, shall be met. A tree removal permit shall be required for all trees greater than 6 inches in diameter. 7. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. Applicable Comprehensive Plan Policies are satisfied as discussed, in Section B Comprehensive Plan Policies, below. 1. Policy 2.1.1 provides the City will assure that citizens will be provided an opportunity to participate in all phases of the planning and development review process. The sensitive lands request is consistent with Policy 2.1.1 because notice of the application and the public hearing on this item was provided to owners of property in the vicinity of the site. 2. Policy 3.1.1 provides that the City shall not allow development in areas meeting the definition of wetlands under chapter 18.26 or areas having slopes in excess of 25% except where it can be shown that established and proven engineering techniques related to a specific site plan will make the area suitable for the proposed development. (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.) Policy 3.1.1 is satisfied because engineering techniques will make the site suitable for the proposed storm system and the applicable approval criteria for development in wetland areas have been satisfied. 3. Policy 3.2.1 provides that the City will prohibit any development within the 100-year floodplain that would result in any rise in elevation of the 100-year floodplain. Policy 3.2.1 is satisfied because this proposal will not result in any rise in the elevation of the 100-year flooplain. 4. Policy 3.2.2 provides that the City shall prohibit development in the floodway, except if the alteration preserves or enhances the function and maintenance of the zero-foot rise floodway. Policy 3.2.2 is satisfied because this development will preserve the function and maintenance of the zero-foot rise floodway. IV. STAFF AND AGENCY COMMENTS The City of Tigard Maintenance Services Department states that it appears that the storm drainage system is private and that it should be clearly noted as private and that the landowner is responsible for maintenance. If it is supposed to be public, the applicant will need to submit plans to John Acker. The City of Tigard Water Department states that fire hydrant spacing is to be 250 feet maximum. Water meters and fire hydrants are to be located in landscaped areas. All meters to have a STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 13 (minimum) double check valve assembly, backflow prevention device, installed on customer side of meter. The Tigard Police Department states that they cannot find the proposed exterior lighting specifications for the alcove stairwells, each units' deck area nor the proposed lighting for the parking lot. The landscaping plan is satisfactory. The Police Department cannot sign-off on this until all of the proposed exterior lighting plans are provided. The Tualatin Valley Fire District states that the applicant shall submit fire flow calculations for the building and that fire access and hydrant locations meet current standards. GTE states that the developer is to place conduit per GTE specification. City of Tigard Building Division, Unified Sewerage Agency and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. V. CONCLUSION AND RECOMMENDATION The Planning Division concludes that the Site Development Review/ Sensitive Lands request will promote the general welfare of the City and will not be significantly detrimental nor injurious to surrounding properties provided that development which occurs after this decision complies with applicable local state and federal laws. In recognition of the findings, staff recommends APPROVAL of Site Development Review (SDR 95-0017) /Sensitive Lands Review (SLR 95-0011) subject to the following conditions: THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE MICHAEL ANDERSON OF THE ENGINEERING DEPARTMENT. 1. The applicant shall obtain a Street Opening Permit to connect to the existing public sewer and storm drain pipes located within the public rights-of-way and easement areas, and to construct the new concrete driveway aprons and sidewalk. STAFF CONTACT: John Hagman, Engineering Department (639-4171). 2. The applicant shall submit a grading and drainage plan for approval by the Engineering Department. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171). 3. The applicant shall provide a copy of the permit from the U.S. Corps of Engineers and/or the State Division of Lands prior to any construction within the 100 year flood plain area. 4. The site plan shall be revised to provide a 10 foot wide maintenance road to access the trunk sewer and sewer easement in accordance with City Standards in a location as approved by the Maintenance Services Department. An easement shall be provided on standard City forms. STAFF CONTACT: Randy Volk, Maintenance Services (639- 4171) STAFF REPORT SDR 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 14 • 5. 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). 6. Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18. The applicant shall pay the fee established for the proposed use. 7. A tree removal permit shall be obtained for the removal of trees greater than 6 inches in diameter. The applicant shall provide a tree protection plan which demonstrates how the trees to be retained will be protected during construction. This plan shall be prepared by a certified arborist. STAFF CONTACT: Will D'Andrea, Planning Department. 8. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact Will D'Andrea. The revised plans shall include the following: a. Location of the community garden. b. Walkway along the entire length of the parking areas adjacent to the buildings. Walkways to be a minimum of seven feet from living room windows. A walkway shall also be provided to the community garden. c. Parking lot trees to be provided on the basis of one tree for each seven parking spaces in order to provide the required canopy effect. d. Four (4 )disabled parking spaces. e. Five (5) bicycle parking spaces. f. Sidewalk along the driveway which shall connect with interior walkways. g. Street trees, spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity. h. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. 9. The applicant shall contact the Tigard Police Department for review and approval of the address signage of this development and also for approval of the exterior lighting plan for this development. STAFF REPORT SDR 95.00171 SLR 95-0011 SNYDER/RANDALL REALTY PAGE 15 • 10. The applicant shall enter into an agreement or contract which states that the applicant will grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. This easement shall be located within the floodplain area. The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. 11. Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF OCCUPANCY PERMITS: 12. All site improvements shall be installed as per the approved revised site plans. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FWAL DECISION/ I � �. �, C� IC 10/13/95 15FrEPARED BY: William D'Andrei DATE Assistant Planner 10/13/95 APPROVED BY: Richard Bewe dorff DATE Senior Planner STAFF REPORT SDP 95-0017/SLR 95-0011 SNYDER/RANDALL REALTY PAGE 16 FINDINGS - ROUGH PROPORTIONALITY The following provides findings for the determination of the rough proportionality of a pedestrian easement on floodplain land adjacent to the development of a 36 unit multi-family apartment complex on Bonita Road (SDR 95-0017/SLR 95-0011 Rayber/Randall Realty) . A pedestrian way is shown on the City Comprehensive Plan Park Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed under the above Site Development Review. Providing a pedestrian way will provide the potential linkage of this and adjacent properties to the partially constructed existing pedestrian system along Fanno Creek. The proposed 36 unit apartment complex will generate additional vehicle trips on the City's street system. The added trips will take up capacity on the City street system which must be accomodated by infrastructure improvements. Unmitigated Impact According to the Washington County TIF ordinance, 32 percent of a project' s impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June, 1995) : $159 . 00 divided by . 32 equals $496.88 (Where $159. 00 is the residential per trip TIF assessement according to the Washington County TIF ordinance. ) According to ITE manual figures and the TIF ordinance apartment dwellings generate 6. 1 trips per day per unit. Therefore the Rayber/Randall complex would be expected to generate 219. 6 vehicle trips per day. Using the above, the unmitigated impact of the Rayber/Randall complex is as follows: Full Impact 219 . 6 x $496. 88 = $109, 113 . 75 Less TIF Assessment 219 . 6 x $159 . 00 = $ 34 , 916 . 40 Unmitigated Impact $ 74 , 197 . 35 Value of pedestrian mitigation The value of the mitigation of a pedestrian path can also be determined. In this case, it should be noted that only an easement is being required with the City having to construct the pathway at a later time. According to the LUTRAQ study (The Pedestrian Environment December, 1993) , increasing pedestrian trips reduces auto trips. LUTRAQ shows a PEF (Pedestrian Ennvironmental Factor) for the Bonita area of 4 to 6. According to LUTRAQ, 94 percent of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system wide improvements of 10 percent. Conservatively, the reduction of reliance on the auto in the area of this development could range from 6 percent (100-94) to 8 percent. This yields a mitigation value as follows: 219 . 6 trips x .06 x $496.88 = $6, 546.89 to 219.6 trips x . 08 x $496.88 = $8, 729. 18 These figures would reduce the unmitigated impact to $67, 650. 46 or $65, 468 . 17 depending on the use of 6 or 8 percent. Estimated property value The value of the land needed for a 15 foot wide easement for a pedestrian path potentially located on both sides of Fanno Creek is approximately $6, 600. This is determined by a maximum need of 8, 250 square feet south of the creek and a maximum of 3 , 000 square feet north of the creek based on the length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, Nov. , 1994) , the value of an acre of Sensitive Land is $20, 000 per acre. The square footage of the easement needed for a pathway is just less than one-third acre. The value of the one-third acre is7therefore, $6, 600 . Conclusion The unmitigated impact of the 36 unit apartment complex at roughly $65, 000 to $68, 000 compared to an estimated value of the easement of $6, 600 indicates that the unmitigated impact is much greater than the value of the easement. Therefore, the requirement of an easement for a pathway more than meets the rough proportionality test. I iji' 'ld3a JNINNt� 1d C] �! b' JI1 -- �1O Jlll0 � c 2 cr) __J a. - QQ r ! O (_ o1 - .__—.— -��—���--- -- 14 OI'0760'C•1 YAo►T.(TO ROOD PIMP!LIT e) i Z ^ Z D ,• • IIII11111111111111111L .. : ' 1 ° GGG �cr '--�� — ---- —._ _ -- --•—_ co b V- G•� o .cr � II (� eorrsyw�. rn��1T. Q cr >- Z(,) (,,o T • ,� '�) y /' n< < 04n n< < 0 <III♦ 1 0 ril �l 46. .41/'/ 1 • a 1:1 lal •" •_•ICI �.1 • — G SI /' ,\ I� I I 0 n n O n n u u u 0 u ., : : ° •_______._ __ E 01'0760'it-638 111,T.110 1L000 PLAIN Lull -------- ------- I 1 i I.J•. Za100 Y'LAR FLOOD U_•lb < SITE PLAN ,J\ 1 60'-0' • B O NITA COURT Emm' 40 LUXURY LIVING UNITS F"- CC) FOR O ..... RANDALL REALTY CORPORATION J I 0500 B.N. BARBUR BLVD. PORTLAND OREGON 07219 Cis X .-. (,„i_._. W 1 I .A 1 _I �-- z . 1 w , i H . ix Q 1 1 1 CL w 0 A a / D z L., 2 � ossicamt z f� Q Z 1 _,, 7 m �' 0_Icy ♦ 2-.3- $ F ? , a �� I Q I is I Oil, ■ �t; _ 63E2D W' 4 �V I AP I I-� o u- 1 1_ II , BQNTARD ' I i '1 1 I l ; I ! ' II 1 I- - j U � VICINITY EXHIBIT MAP CASE: SDR95-0017, SLR95-0011 I 200 0 200 400 Feet A PARCEL: 2S12BA-00400 FILE TITLE: SNYDER/ I N RANDALL REALTY j -n:.OIc:XWVILIMI1 AP :1111116 SDR 95-0017/SLR 95-0011 BONITA CT. APTS - SNYDER/RANDALL REALTY (Page 1/1) NOTICE OF FINAL ORDER BY THE BF TG'S OFFICER 11/16/95 EXHITIT B DAVID STEWART 24001 NE BUTTEVILLE ROAD AURORA OR 97002 ARLENE SNYDER 7775 SW BONITA ROAD • TIGARD OR 97224 ' RANDY NOGART RANDALL REALTY CORPORATION 9500 SW BARBUR BLVD. , #300 PORTLAND OR 97219 J on A 1 / \ ,6a ._V CITY OF i16ARD 4I!uIA ' z W I _ TECH Q 0 W 0 0 114. Z Wr � ♦ . s z 1 0 _` • �� -J 0 2 a. .io _._ a ,,,,,, s.II Et Ai 7 AIM P/ VER 0 '''�, ,�' �� WY 111111 ill IONA 1_ Ifft arm .1,1r a LL 0 ago ARD \_ U VICINITY EXHIBIT MAP CASE: SDR95-0017, SLR95-0011 200 0 200 400 Feet PARCEL: 2S12BA-00400 FILE TITLE: SNYDER/ -______■__- . ' N RAN DAL L REALTY TIG2/GIb:XIVIC INITY.APR ORl167B5 V 1 "4"‹-- I N OPO750•E-4366 FT.ITO FLOOD PLAIN 1.11E2 "i A01. ,ll► �Q — :p —r p— �a o0'D9M•W-ID,,GI FT.411 tr" i 10, ' �' ^ .k s I • � � I"' /- SiAA oaCI aaj 0 4}+ u Cl�,, •a/-j I I ! 1 1 . I Z. �c .a 1 _1 !-I ,w, ig %„ / / \�� --� mmm mmm uuul 0 �t rh I -------- ------ —� a aroma W-53e.n FT.rro ILOOD PLAIN LRE) • N, 100 YEAR 8-000-EL.s6 I") SITE PLAN r - 50'-0" 1 Ch • BONITA COURT • -• 40 LUXURY LIVING UNITS M _ RANDALL REALTY CORPORATION RI 0500 3.W BARBUR BLVD. Q PORTLAND OREGON 97219 �il{1 • SCHEDULE EP UNITS PARKING SUMMARY AREA SUMMARY NO. % UNIT act Faimmoome BATHE NO. % as FT. % l Il A 1065 3 7 78 10 9 x ID CARPORT5 01893 AREA OF LAND (181 ACRE'J) 9 IS B 693, 2 7 53 132 9 x b STANDARD SPACES 33800 NET RENTABLE AREA Il 43 C 821 Z 3 119 , - 1 Il 6X B COMPACT SPACES 17,694-16 LOT COVERAGE 10 75 D 699 _ I I ` 88 219 TOTAL PARKING " 79060 35 AREA OF PARKING i DRIVES 40 TOTAL _ 39839 49 AREA Of LAFD9CAPING • BUILDING AREAS RANDALL REALTY TYPE ' 3040 Bi398 1570' D597-_Ei396 PLANS BY In FUG ]w7 16471 1-906 191' 1906 A/E DESIGN SERVICE BA6ErIEraT -3764 IW7 ND6 1476 toff' E I 9466 44401 _5337 554._ 3,304 JW AMA I II tOTAL I 9466 46621 9337 110961-3304 BONITTA A TI T OREGON ISM WSW war NUMB PV 82 bi APPLICANT MATERIALS CITY OF TIGARD, OREGON SITE DEVELOPMENT REVIEW APPLICATION CITY OF TIGARD 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. 4)-0 OTHER CASE NO'S: c7 2 RECEIPT NO. aIS -210 Re APPLICATION ACCEPTED BY: .6 fQ,tpa1/1-- DATE: 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS/LOCATION (A) Application form (1) 7775 SW Bonita Road [ I (B) Owner' s signature/written TAX MAP AND TAX LOT NO. 2S1 12BA #400 authorization II (C) Title transfer instrument (1) SITE SIZE 4.96 Acres (D) Assessor's map (1) PROPERTY OWNER/DEED HOLDER* Arlene Snyder (E) Plot lan (pre-app p p pp checklist) ADDRESS 7775 SW Bonita Rd. PHONE Unknown (F) Applicant's statement CITY Tigard, OR ZIP 9722# (pre-app checklist) APPLICANT* Randall Realty Corp. by Barry Raber (G) List of property owners and ADDRESS 9500 SW Barbur Blvd. #300 PHONE 245-1131 addresses within 250 feet (1) CITY Portland , OR ZIP 97219 (H) Filing fee ($ ) *When the owner and the applicant are different (I) Construction Cost Estimate people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN/ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request site development review approval to N.P.O. Number: allow development of 40 apartments Approval Date: Final Approval Date: Planning Engineering 0524P/13P Rev'd 5/87 _. 3. List any variance, conditional use, sensitive lands, or other land use actions to be considered as part of this application: None • 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 22 day of June 19 95 SIGNATURES of each owner (eg. husband and wife) of the subject property. 47eited/M4.1 4f4,441 (KSL:pm/0524P) I PROPOSAL DESCRIPTION .gL a �I{ CITY OF TIGARD OREGON FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0017 SENSITIVE LANDS REVIEW (SLR) 95-0011 FILE TITLE: SNYDER/RANDALL REALTY CORPORATION BONITA COURT APTS. . APPLICANT: Randall Realty Corporation OWNER: Arlene Snyder 9500 SW Barbur Blvd., #300 7775 SW Bonita Road Portland, OR 97219 Tigard, OR 97224 (503) 245-1131 (503) REQUEST: A request for approval of the following development applications: 1.) Site Development Review approval to construct a 40 unit multi-family apartment complex; and 2.) Sensitive Lands Review to allow the construction of a storm drainage system within the 100-year floodplain and wetland area. LOCATION: 7775 SW Bonita Road (WCTM 2S1 12BA, tax lot 400). ZONE: R-12 (Residential, 12 Units per acre). The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW Community Development Code Sections 18.54, 18.84, 18.100, 18.102, 18.106, 18.108, 18.116, CRITERIA: 18.120, and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 X HEARINGS OFFICER DATE OF HEARING: 9/25/95 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 NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: William D'Andrea (503) 639-4171 x315 4 ARLA July 31, 1995 CITY OF TIGARD Mr. Barry Raber OREGON Randall Realty Corp. 9500 SW Barbur Blvd. #300 Portland, OR 97219 Re : Notice of Incomplete Submittal Dear Mr. Raber, The Planning Division has conducted a preliminary review of SDR #95-0017, an application to construct a 42 unit apartment complex, and have found that certain application materials were not provided with the submittal . The Planning Division is unable to continue processing the application pending submission of the following items and plan notes : 1 . Narrative/Applicant' s statement addressing the relevant approval criteria. The applicable criteria include: 18 . 120 . 180, 18 . 96 . 030, 18 . 96 . 030, 18 . 54 . 050, 18 . 100, 18 . 106, 18 . 108, and 18 . 84 . 040 (A) (C) &(D) . 2 . Six (6) sets of building plans . 3 . One (1) utility plan. If you have any questions concerning this information please feel free to contact me at 639-4171 . Sincerely,// Will D'Andrea Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 I • RANDALL REALTY CORP June 22, 1995 City of Tigard Land Use and Planning Department 13125 SW Hall Blvd. P.O. Box 23397 Tigard, OR 97223 City of Tigard: Please find attached an application for Design Review Approval of the Bonita Court Apartments. The development is proposing 40 apartments on tax map 2S1 12 BA lot 400. We have attempted to address all issues raised at the pre-application meeting and we think we have included all materials requested. Please contact me if you have any questions. Sincerely, Barry Raber Acquisitions &Development BPR:bpr Enclosures 9500 S.W.Barbur Blvd.,Suite 300,Portland,Oregon 97219 (503)245-1131 FAX:(503)293-6230 _ Fidelity National Title Co. of Oregon A-. 155 • r The sketch below is mode solely for the purpose of assisting in locating said premises and the Company assumes no liability for variations, if any, in dimensions and location ascertained by actual survey. RC I I ^1 SPY • 1 .....» isli e y,� .rw�. ,.- .. . un Men //y 6100 .Y Wt at« . INITIAL Pt �> .2e ��'� 500 400 /'- d5" "AN .. T PACT A \ b d'Haa &Veils_ '-.0 . ' 3900 5400 / • f, •} t[s� t .aer /.NA/ TRACT"C•./ b J _, COwON MCA 6200 ' "•[ r 3./5 Ac ..."f■ G 7 39c 3000 . r .0 ' -"' at r T 3J00 VI r- 1 11,3 • 21 j S 3700 20 .•.c,7 r IB r •4�O,�ia. • r 1.1::....1a, • A 260025 r 5800. r • a* . I 2700 0 �' 26 • SEE MAP 0 17 D RIM 2S 1 12 0A r • I� 3900. =2600 27 • SUPPLEMENTAL NO I 1� r �.' ,. 16 t "-a 2500 ,r;-oa E)J 141 J T..-\ .a �►� S ?2 r k . 4000 + • .r• a, X2400 29 r O '.A• 0 0 TRACT.B (� = -4100 µ 2300 • _ 1� r 30 • r r 1 $ r ;40013 • . ; tt J ►�JJU :� rr� l �� � 12 .� �•..31 •X • ..S•wF rt s w. 8b , 4 a t 44C•3 1 c' '.R —p 5601 -SEE MAP 11 w '•41600 ^I N :';.a//ec 25 I 1288 •,37 1700 1600 N" _ �' 23 74 �� It fc al IO\j\t A / rc. H y 35 ru, 1�'i�1�1,1,,Ri 1 KH 1500 38 a.. 4600 i _ - 200 9 1�J r J J \ill S. X00 est.& - • (l , TRACT.E. 4700 • I' • COMMON AREA SPAc 39 ' '.- A" / Z '- di •A ' 1200 SEE MAP 0 4900 40 4- 25 1129A xi SAIL e suPPLEMENTAI Nn• m WEAVER R 4900 A 1100 m 7 cp 5 41 4 • O Ia°o f 300 TRACT.0. 5000 6 S; �! 42 TRY I /.14.44. COMMON . '• $• AREA 5100 S W.,KROESE 7 5 a r 00P 6 a • . 5200 i •Id • 4 w 900 _ - Y 43 5301 r- . 3 , 2 - 800 - / 540 . 04 e • '.. \Si • I. . 2 4. ,700 .- `•. 5500 •1 A q 45 r R" L va•n 9. roc• 111 r0 r n-nm. e •LeZV.• Vila t —'S.W. BONITAA 4RNaT]fl.r".I 3 ROAD IFNTO-0025 Rev. 1/93 m IAA t I W• SEE MAP N Z SEE MAP g_ 2, 1 1280 W 2s I 12x0 W Prpos& l//l�arrafve . RECEIVED PLANNING i JUN 141995 June 8 , 1995 Planning Department City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223 RE: Proposed Bonita Court Apartment Complex Randall Realty Corp. is proposing to build an apartment complex on a site on Bonita Road referred to as Tax Map/Lot # 251 12 BA-400 . We have reviewed the preliminary plans presented at the Public Meeting on June 8 , 1995. Susan Stewart and I own the property immediately to the East and downhill from the proposed development, which has a 48 unit apartment complex on it. We think the proposed project will add 40 quality residences to Tigard, is an appropriate in-fill project and support the City's approval of it, with certain conditions. In our neighboring complex, 24 of our units have patios and balconies that are within 15 feet of the common property line with the proposed project. Our property and tenants will be effected by the proposed development. Construction noise, storm drainage from the proposed project, and loss of privacy are our primary concerns. We are hereby requesting several conditions of approval of this project to help minimize this impact. 1 . All storm water from rain drains, patios, walks and parking lots be contained on the site and routed to the storm water retention pond. Retention measures should include drains in the parking lots and curbing around the perimeter of all drives and parking areas. 2 . All storm water during construction be routed by ditches, straw bales and other appropriate measures so as not to flow onto our property. 3 . All vegetation along the common property line be retained to minimize erosion (there is a bank ranging from 2-4 ' high along the property line) . 4 . The wood fence along the property line be retained or replaced within 10 working days of its removal or being damaged. 5. Appropriate retaining walls be constructed on the site when the grade from the access driveway and parking lots to the property line exceeds the City's usual allowable slope (i .e. as required on slope easements along Bonita Road on our property. ) Additional or replacement fencing or landscape screening would be installed on top of the retaining walls. 4 6 . All construction activity on the site be limited to the hours of 8 : 00 am to 5 : 00 pm, Monday through Friday, to lesson the impact on our tenants. (We expect to lose one or two tenants who work evenings or nights as a result of the construction noise and want to limit our damages resulting from this project. ) We are requesting that the City (or at the City's request, Randall Realty Corp. ) provide us with a copy of the site plan and other documentation related to slope and drainage, as actually proposed to the City, so that our engineer can verify that the slope and drainage issues have been dealt with. We also request that the City of Tigard inform us of their proposed conditions of approval for this project, before issuing, so as to allow us an opportunity to comment on them. Please call me at 636-6030 (work) or 678-2598 if there are any questions or any information I should be aware of regarding the forgoing request. S ' cerely, ... --_._.) ,A ....i David A. Stewart 24001 NE Butteville Road Aurora, OR 97002 CC: Barry Raeberg, Randall Realty Corp. CC: Dale Densen, Dalton Management OP RANDALL REALTY CORP August 2, 1995 Mr.Will D'Andrea City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 RE: Bonita Court Apartments Dear Will: I am writing to address the approval criteria in your development code per the request included in your Notice of Incomplete Submittal dated July 31, 1995. 18.120.180 A.2.a. We have made a conscious effort to maintain as many trees and natural characteristics as possible. Since our original design we have re-designed two times in an effort to preserve as many pre-existing trees as possible. We have moved building E-1 to the South and spread D-1 and D-2 apart to allow us to save additional trees. We also re- aligned the sidewalk between those buildings. Per the landscape plan we are prepared to replace trees that will be removed with 165 new trees of eight varieties. Additionally, we will plant 418 shrubs or bushes and 1100 ground-cover plants for a total of 1648 new plantings. A.3. We have included sufficient vertical break-up. See Architectural sheets A-1 and A-12. A.4.a. Our property is bordered on the south by Bonita Road, on the east by another apartment community and we are not developing the northern 1/2 of the property. We are bordered on the west by an R-12 zoned property that is currently used as a single family home site. On that border we are proposing significant new planting as a buffer please see the landscape plan. The two properties should be sufficiently screened from each other. A.5. Because our buildings are oriented facing each other and not with their backs facing adjoining properties,we feel privacy and noise will be minimal as it may effect adjacent properties. 9500 S .Barbur Blvd.,Suite 300,Portland,Oregon 97219 (503)245-1131 FAX (503)293-6230 A.6. Each apartment has a private enclosed deck or patio that is 5'4"by 10'4." This is greater than the 48 square foot minimum requirement. A.7. We have 40 decks or patios comprising a total of 2132 square feet. Our requirement is for 8700 square feet of Outdoor Recreation Area. To satisfy the additional requirement of 6568 square feet we will provide a 70' X 100' space just north of building B-1 and west of the proposed detention pond for a community garden. 18.96.030 A. All buildings with windowed walls are at least 25 feet apart. Most are much more. The buildings are sufficiently separated to maximize light and privacy (see Architectural sheet S-1). B. No buildings exceed thresholds. C.1. The nearest window to a parking lot is building D-1 which is 10 feet. This exceeds the eight foot requirement. All others are much further away. C.2. The nearest living room window to a parking lot is building A-1 which is 18 feet. Most are much further. This exceeds the 10 foot minimum. 18.54.050 3.a. Our front lot-line is 130 feet from the property line that abuts Bonita Road. 3.c. Building A-1 has a 10 foot side yard set-back. B-1 is 17 feet and the other four are 21 feet from the side lot line. This is in compliance with the 10 foot minimum. 3.d. Our rear yard is set back 690 feet from the lot boundary. The minimum is 20 feet. 4. No building exceeds 35 feet in height. 5. Lot coverage is 51% on the area of the property we are developing. This is well within the 80% maximum. 6. We have designed the plan with 49% of the area as landscaping. This is more aggressive than the 20% minimum. 18.100.030 & 18.100.035 On Bonita Road we plan to retain nine of the mature trees currently in front of the pre- existing single family house. In the interior of the development we have included in our landscape plan three inch English Oak trees in each parking lot island. 18.100.070 Regarding buffering and screening: Per the landscape plan we are prepared to replace trees that will be removed with 165 new trees of eight varieties. Additionally, we will plant 418 shrubs or bushes and 1100 ground-cover plants for a total of 1648 new plantings. The plantings are appropriately placed to minimize the impacts on adjacent uses. 18.106 A.1. Our design includes twenty-eight 9'x18' carports,fifty-three 9'x18' standard parking spaces and seven 8'x15' compact spaces. A total of 88 parking spaces are included in our design. That is 2.19 parking spaces per apartment unit. 18.108.070 C. We have designed a hammerhead for emergency vehicle turnaround which meets the dimensional requirements on the north end of the parking lot. F. We have provided a 35 foot wide curb cut on Bonita and a 24' wide pavement as the primary access to the development. This complies with the table provided. 18.108.110 COORDINATION OF ACCESS We have designed our development so as to provide for a potential connection to the adjacent property to the west and through that a connection to Weaver Way which stubs into that property. 18.84.040 Consultation with our Engineer has revealed that construction of storm water and sanitary sewer facilities as designated on our plans will preserve and potentially enhance the floodplain storage function. The utility work will not result in any increase in the water surface elevation of the 100 year flood. Please contact me if you have any questions. Sincerely, Barry Raber Acquistions and Development RECEIVED PLANNING Name of applicant Randall Realty Corp i12Ay 2 5 199. Subject Property: Tax Map and Lot # 2S1 12 BA - 400 Address or General Location 7775 SW Bonita Road. Tigard OR 97221 AFFIDAVIT OF POSTING NOTICE I, Barry Raber , do affirm that I am (represent) the party initiating interest in a proposed 40 unit Apt. Development affecting the land located at 7775 SW Bonita Road, Tigard, OR and did on the 24th day of May , 19 95 personally post notice indicating that the site may be proposed for a Design Review application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at South-East Corner of Property--Fronting SW Bonita Road (state location on property) This � day of May , 19 95 .1 _'awre Subscribed and sworn to, affirmed, before me this 24th day of May , 19 95 (2.1,- -::::.: 67NNNNNNNNN.71 1-4 1 f"".• OFFICIAL SEAL l Notary Public for the State of Oran . '} DIANNE M.KILEY r NOTARY PUBLIC-OREGON My Commission Expires: 12-26-97 f �.i1„ COMMISSION NO.030492 f L MY COMMISSION EXPIRES DEC.26,1997 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 login\jo\postnot.cit Meetin g Notice Randall Realty Corp is applying for Design Review approval of a 40 unit luxury apartment community. Prior to applying to the City of Tigard for the necessary permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday, June 8, 1995 Tigard Water Department Richard M. Brown Auditorium 8777 SW Burnham Tigard, OR 97223 7:00 PM Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I . , AFFIDAVIT OF MAILING STATE OF OREGON ) SS CITY OF TIGARD ) 1, b iann-e.. M. -1:l y , being duly sworn, depose and say that on Alt j ;2 n4-, 19 l5 , I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at '7'7'I S ,SLJ ?Mviv _i2.nu � 7T1y4rX_ , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at 93-0, .St,,.) 3 utzzic, 6I0g-.. , with postage prepaid thereon. 9ViLtha% Signa ure d Subscribed and sworn to before me this day of `in , 19 615 . .�,---, ..`. ^ .., ,/ ,/ ; ', ' ,„„, I. OFFICIAL SEAL `, UbI1C r '."' LESLIE A.JOHNSTON r N' - 9 r �` NOTARY PUBLIC-OREGON , My Commission Expires: rn II, / 7 98- COMMISSION NO,O3UdiA / MY COMMISSION EXPIRES MAR.11 MO ;.', h:\login\jo\affmail.cit V RANDALL REALTY CORP May 22, 1995 Dear Interested Party: Randall Realty Corporation is applying for design review approval of a 40 unit luxury apartment community to be named Bonita Court. The property that this development is proposed for is 4.96 acres at 7775 SW Bonita Road. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday,June 8, 1995 Tigard Water Department Richard M. Brown Auditorium 8777 SW Burnham Tigard, OR 97223 7:00 PM Please find enclosed a preliminary site layout and a tax map identifying the property involved. Please be aware that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. Feel free to call me at 245-1131 if you have any questions. Sincerely, ,, A Barry Raber BPR:bpr Enclosures 9500 S .Barbur Blvd.,Surle 300.Portland,Oregon 97219 (503)245-1131 FAX (503)293-6230 Owner,Name Site Address Phone Farm # BARDEN EILEEN M 7895 SW FANNO CREEK DR 41 BEUTZ ALISON R 7885 SW FANNO CREEK DR 33 BLACKWELL CAROLE J 7885 SW FANNO CREEK DR 30 BONITA HOLDINGS INC 7520 SW BONITA RD 18 BROOKS JOANNA L 7895 SW FANNO CREEK DR 38 BROWN KARYN R & WARRE 7905 SW FANNO CREEK DR 43 BROWN MILTON 0 *NO SITE ADDRESS* 59 BROWN MILTON 0 *NO SITE ADDRESS* 54 BROWN MILTON 0 *NO SITE ADDRESS* 55 BROWN MILTON 0 *NO SITE ADDRESS* 3 BROWN MILTON 0 *NO SITE ADDRESS* 53 BROWN MILTON 0 *NO SITE ADDRESS* 58 BUCHANAN KIMBERLY K 7895 SW FANNO CREEK DR 37 CIRCLE A W PRODUCTS C 7409 SW TECH CENTER DR 6 CIRCLE AW PRODUCTS CO 13885 SW 72ND AVE 5 CRANE FRANCES M 7855 SW FANNO CREEK DR 20 CRAWFORD TERESA L 7865 SW FANNO CREEK DR 23 DEFOREST DON G & BARB 7915 SW FANNO CREEK DR 48 DENSON DALE H & NANCY 14655 SW 76TH AVE 16 F W F INVESTMENT COMP *NO SITE ADDRESS* 1 F W F INVESTMENT COMP *NO SITE ADDRESS* 2 GILDERSLEEVE BRINKER 7875 SW FANNO CREEK DR 28 GILLETT GINNY S 7875 SW FANNO CREEK DR 29 GILLETTE WENDY M 7905 SW FANNO CREEK DR 45 GILLMOR RUTH N & ROBE 14630 SW 79TH AVE 639-2951 13 GILLMOR RUTH N & ROBE *NO SITE ADDRESS* 639-2951 12 GOODKNIGHT CARRIE A 7905 SW FANNO CREEK DR 44 GRUSZKA KAREN 7885 SW FANNO CREEK DR 32 HENRY KRISTINE A 7875 SW FANNO CREEK DR 25 HICKETHIER LILLIAN M 13935 SW 72ND AVE 292-0825 4 HOPSON FRANCES 7885 SW FANNO CREEK DR 31 HULQUIST MARY ANN 7700 SW BONITA RD 639-5168 17 KOBS BLANCHE A 7915 SW FANNO CREEK DR 50 KRAM MARY BETH 7855 SW FANNO CREEK DR 21 LAGRONE LINDA GAYLE 7915 SW FANNO CREEK DR 49 LARSGAARD DAVID H 7720 SW BONITA RD 15 LEE FORMAN VICTOR 7905 SW FANNO CREEK DR 47 LEE FORMAN VICTOR 7905 SW FANNO CREEK DR 46 MANAFI-AMOUZEGAR HELE 7885 SW FANNO CREEK DR 35 OLIPHANT DAVID DOUGLA 7895 SW FANNO CREEK DR 40 PRESLEY JOANNE B 7895 SW FANNO CREEK DR 39 RADER ELIZABETH C 7905 SW FANNO CREEK DR 42 RUTHERFORD MELEAH K 7865 SW FANNO CREEK DR 22 SCHIERSTEIN BARBARA D 7885 SW FANNO CREEK DR 34 SHANAHAN ROBERT B 7915 SW FANNO CREEK DR 624-7844 51 SHERARD TIMOTHY E 7895 SW FANNO CREEK DR 36 SMITH CAROL A 7875 SW FANNO CREEK DR 27 SNYDER VERLEAH ARLENE 7775 SW BONITA RD 639-2930 9 SPIEKER PROPERTIES LP 7500 SW TECH CENTER DR 7 STEWART DAVID A & SUS 7615 SW BONITA RD 8 STEWART DAVID A & SUS 7645 SW BONITA RD 19 THORSFELDT EINAR L 7865 SW FANNO CREEK DR 24 TIGARD CITY OF *NO SITE ADDRESS* 52 TIGARD CITY OF *NO SITE ADDRESS* 57 TIGARD CITY OF *NO SITE ADDRESS* 56 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. CWner'Name Site Address Phone Farm # TROENDLE EMIL L 7875 SW FANNO CREEK DR 26 WEAVER BETTY E 14670 SW 79TH AVE 639-1971 14 WEAVER PAULINE T TRUS 7925 SW BONITA RD 639-4593 11 WEAVER PAULINE T TRUS 7865 SW BONITA RD 639-4593 10 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. Neighborhood Meeting June 8, 1995 \4 �: ... '.iiii viii::::.::ii}iiiiiviii+iiiiiv:- :.:.:' -:::::::::i.:L.:i::.i::.i:.::.:i:::-:i::•::iiiii:i::.::: ^ i:.:�i::.:: ••.:::::::::iivj••••.:i:.:::••i::vi?:iiiiiii: : Mi}:• \iiiJ{:iiiiiiiii iii i.''�ii:ti::ii?i" ��??��{$${�� ::.� :::::iiii':iii:i!:i::i::i::i::iii::��ii::�ii:i: :n ...+.{.4•� ::i • ::is \......... ........ ..................................................................... Y.:\k•:A' ....-v.kJ•rC� •i:•i::.ii:.iiii::i::.::::•:�:::::::::.............................:::n.......:::::::::i.\'i:'.:•i:•::. :•::::::::.�:: ::.:x::.... 01 IN4 I 4391 51/0 1* ( 770 .S 6). 6 3'-s/6 r7 S)6s Sw - . ep 32 - 5 93 • ZSGS_S w r 639 -3-9.-P �C. #(.1 -►:;� . 7 q/55.1,1 La c ( 701 -d- efr .2 - c. J•e e over Oi./oil 1 l4 (30.1 «-G4 6 ?(P"2.)' i P ~owl , wt- class (,t Z AO -I , AO' < tAzko5 Sw Pwta .yak w°10 f4-/AlC vo,( . 2zv —/I 9 9 PRE - APPLICATION CONFERENCE NOTES • CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES RESIDENTIAL CITY OF TIGARD OREGON DATE: i.v5 /95 STAFF: 011 I Istl�AJ 1 M APPLICANT: AGENT: 3ARRr Phone: J ) Phone: ( ) /jai PROPERTY LOCATION ADDRESS: TAX MAPITAX LOT: 051 /02 73A_ - 4 00 NECESSARY APPLICATION(S): SIT Ve6O ME/Q7 7?EV/6LA) 5-CjJ5/--7-/mac M I NP, L4 e■-/_Z) 7_74/Z7/7/0A/ L9 f-D S iTCvl6-3 PROPOSAL DESCRIPTION: L/cD uN17 I4'ILTj- F/4-Mi ly COMPREHENSIVE PLAN DESIGNATION: MED/t"i') ZONING DESIGNATION: CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: $C'072/ PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size:305Osq. ft. Average lot width: /t4 ft. Maximum building height: 35- ft. Setbacks: front aO ft. side /0 ft. rear (d ft. garage cQ 0 ft. corner ft. from street. Maximum site coverage: 'O °,'o Minimum landscaped or natural vegetation area: a(7), °o 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. -)' The depth of all lots shall not exceed 21/2 times the average width, Lmiess the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 7 Residential application Planning Department Section C Oc f Let Jecpi/ eQih 'z�r lya • JetLit1L Jc t • Streets: 3O t from the centerline of t"3. O/V/74 tstatiits ruct-arees.- feet from s: feet, along the site's boundary. ide yard setback. lots: minimum 10 foot separation between buildings. • Multi-family residential building separation: (Refer to Code Sectio 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) BUILDING HEIGHT PROVISIONS •atin_3-1, R-22, R-3.5 and R-4.5 zones. • Maximum height of 35 feet in R-7 and R-12 zones aximum height of 4S`feerin"the-R-25 zone. • Maximum height of 60 feet in the R-40 zone. FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1 Y2 stories or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.98.030(B) are met. RESIDENTIAL DENSITY CALCULATION 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: a. Land within the 100 year floodplain. b. Slopes exceeding 25%. c. Drainageways. 2. Land dedicated for park purposes. 3. Public right-of-way dedication. 4. All land to be provided for private streets (includes accessways through parking areas). (Refer to Code Section 18.92) BLOCKS When block lengths greater than 600 feet are permitted, pedestrianlbikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in Ili above which may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). -3 It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the requested density transfer. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 7 Residential ApplicanonlPlanntng Department Section titSIIMIl I IAL UtAIS1 I f I HANSI I'UN Regardless of the allowed how tensity in a zoni 'strict, any property w. 100 feet of a designated established area shat not be developed at a density greater than 1 ercent of the maximum Compre,._ ..live Plan designation (not zoning) of the adjacem parcel. Transition area applies to any perty which is a designated established area. The subject property is designated as an area a subject property is adjoined by established/developinolareas to the north, south, east and west FUTURE STREET PLAN AND EXTENSION OF STREETS 1. A future street plan shall: a. Be filed by the applicant in con. • tion with an application for a subdivision or partition. The plan shall show the pattern of existing and props. d future streets from the boundaries of the proposed land division and shall include boundaries of the props d land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed la : division. b. Identify existin! sr proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or with.. 00 feet of the site. 2. Where nece ary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary Ines of the tract to be developed. (Refer to Code Section 18.164.030) RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS � All subdivisions and minor partitions are subject to solar access requitet nts. These requirements state that a minimum of 80% at all lots created must be oriented for solar accessibility. The ba standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at I . t 90 feet. 2. Demonstrate a front lot line orientation w in 30 degrees of a true east-west axis. The total or partial exemption of a site fro he solar access requirement may be approved for the following reasons: 1. East, west or north slopes syieper than 20%. 2. Off-site shade sources (str2retures, vegetation, topography). 3. On-site shade sources ( getation). Adjustments allowing a red. tion of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced den y or an increased cost of at least five percent due to either: a. E. t, west or north slope greater than 10%. b. ignificant natural feature. c. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE_ Maps and text are required which are su cient to show that the development complies with the solar design standards, or that specific lots should be exemptef r adjusted out. The following items shall be included in the analysis: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 7 Residential ApplicationtPlannmg Department Section The north-south lot air- islon ano rront lot line orientation ur eacn proposed lot. • 2. Protected solar buildi es and relevant building site restrictions, if icable. 3. For the purpose of identifying trees related to exemption requests, a m s showing existing trees which are at least 30 fee tall and over 6 inches diameter at a point 4 feet above grade shall le submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be ret. ed. 4. Copies of all private restrictions relating to solar . cess. The design characteristics of a developed solar-orient•: lot are high levels of wintertime sun striking the south walls and roofs 01 the house, house orientation maximizing south wino ow area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line . e solar building line must: a. Be oriented to within 3! degrees of a true east-west axis. b. Provide a minimum s'.tance of 70 feet from the middle of the lot to the south property line. c. Provide a minimu s distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Opf.ns - There are two performance options which may be utilized as follows: a. The ho. e to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wal srotected from shade. b. least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. Please ci • act the Buildin, Division for further information re.ardins the Protected Solar Buildin. Line and Perfor .nce Options relating to building height and construction. PARKING AND ACCESS All parking areas and driveways must be paved. a Single fatuity: •..i- . . . • .. . .. .. .'t. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1 + bedrooms. 7 Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.030) No more than 40% of required spaces may be designated andlor dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 ft. 8 inches X 18 ft. • Compact parking space dimensions: 8 ft. X 15 ft. • Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 7 Residential AppiicationiPlannmg Cepanment Section Bicycle racks are required for m' tamliy, commercial and Inoustnai aevelopments. Bicycle racks snail be located in areas protecteL from automobile traffic and in anient locations. Bicycle parking spaces st a provided on the basis of one space for ever, 15 required vehicular parking spaces. 2 Minimum number of accesses: Minimum access width: 3c Maximum access width: Minimum pavement width: a�{ ' 'REHIRED WALKWAY LOCATION Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, anc road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) 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 the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. r ft. along east boundary. I.0 ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along ---%7 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 proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 7 Residential Appiication,Planning Department Section Jci lIeVt Lr4iYUJ The Cade provides regulations ,nds which are potentially unsuitable for deer tent due to areas within the 100•year floodplain ..,:� natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminaril' identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility t precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the def. • -c sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chaptep 184) Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development i prohibited within floodplains. In most cases, dedication of 100-year floodplain areas to the City for park and open space areas i. required as a condition of the approval of a development application. ��NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative o adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant shouli review code for applicable criteria. NEIGHBORHOOD MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum a 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. RECYCLING 18.116 ADDITIONAL CONCERNS OR COMMENTS: l.1 / 1\11/5,A)-1b7 Lj c) DEL/,✓64 r a v / 'fl Pc✓G F/006 t/n/ EIEv#-n-to J1� u I4b)2E55 Cat LS?/4 lt. /c 0\1 51.98 L ►V ,A)4y c FQ0Z4 i i N) 14 cc i"F- e,4 Ye (+) "/4.,16-Re --.A.)9/ /c4= To 5�:) FO/V/7, �T JS/T, 7Rc:IN S�ril' 7c 3. W . 030 5t\_` 2 cc-7∎c �C30 EC4_ s cwt'-C\Nee 64!��S PROCEDURE 'S Administrative staff review. ��'�•��`� Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the Cit,, Council. An additional public hearing shall be held by the City Council. CITY OF TIGARO Pre-Application Conference Notes Page 6 of 7 Residential AppticationiPlannng Department Section APPLICATION SUBMITTAL PROCESS • All applications must be accept. a Planning Division staff member of the Col city Development Department at Tigard City Hai offices. 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 perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard F/L>tVAlt . A basic flow chart which illustrates the review process is available from the Planning Division upon request. C.a.44 b I55/o/..1 This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE Nfl1-E The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre application conference(s) is/are required if an application(s) islare to be submitted more than six months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: // 7.44'DR /I CITY OF TIGARD PLANNING DIVISION PHONE: (5031 639-4171 CITY OF TIGARD Pre-Application Conference Notes Page 7 of 7 Residential Application/Planning Department Section t,!jlli 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-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. /442. Approval of a development application for this site will require right-of-way dedication for: (1.) to feet from centerline. (2.) to feet from centerline. (3.) to feet from centerline. Street improvements: (1.) street improvements will be necessary along eSrPg/Y (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 he wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. (�c10f3ve. ,0 W vtlii3G ' • D PAY P Gil- 57) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 3 Residential ApplicanoniEngineering Oepartment Section In some cases, wnere street ---trovements or other necessary public improvements are not currently practical, the street • • improvements may be deferred. such cases, a condition of development aril I 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.) . Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) B inch line which is located in /�7; Ar 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 Sa,!3J --e----/— Tb ,i -/*f. 7/) * f -,2 .4-1-Paet , .'-41- ‘z 0 5636.¢5 — 4 /Z 3.�. Z 7 > gi -7O6B. 7Z . y� '3 - v/7/ Water Supply: The ' v Water District • Phone:(503) N/A 4 "/ provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. V 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. — l 774f"/ Pw/w Other Agency Permits: . Storm sewer improvements: 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. eg S%T //r! 7` g 4 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 Residential Application,Engineenng Oepartment Section • TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collect: 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 buildinq 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. 4Z 4/55 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. —. /7 / OAS j2' D//`- 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 :/: ENGINEERING DIVISION PHONE: (503) 639-4171 h:tloginlpat tylpreapp.mst (eng.section preapp.engt January 11, 1995 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 3 Residential Appi¢ation Engineenng Oepartment Section Staff WO Date CITY OF TICaR0 COmmuNITY DEVELOPMENT DEPARTMENT APPLICATION CHECXLIST ` 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 risi 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 t'tATERIALS INCLUDED: A) Application for (1 copy) C 8) Owner's signature/written authorization L C) Title transfer instrument 0) Assessor's map Cc-3 E) Plot or site plan [r- F) Applicant's statement (H) Filing fee (S SG�' _ ) Cyr' SPECIFIC MATERIALS SE J/� A) Site Information shouinc (No. of copies g ) : [ ] 1) Vicinity Cap _ �1-- 2) Site size C dimensions Cam^ 3) Contour lines (2 ft at 0-10M or 5 ft for grades > 10M) [v]^ 4) Drainage patterns, courses, and ponds C4-3- 5) Locations of natural hazard areas including: a) Floodplain areas Cy., b) Slopes in excess of 25t Ch-T- c) Unstable ground Cam' d) Areas with high seasonal crater table C� e) Areas with severe soil erosion potential (�- f) Areas having severely weak foundation soils 6) Location of resource areas as shown on the Comprehensive • Map inventory including: a) Wildlife habitats C 1 b) Wetlands C,--- 7) Other site features: a) Rock out xoppings C 1 b) Trees with 6' 4- caliper measured 4 feet from ground level 3) Location of existing structures and their uses 9) Location and type of on and off-site noise sources ( 1 10) Location of existing utilities and easements L 11) Location of existing. dedicated right-of-ways 8) Site Develooment Plan showing (3o_ of copies IUD ): C 3 1) The proposed::site and:surrounding properties CPI"- 2) Contour'linle intervals C� 3) The location, dimensions and names of all: a) Existing_C platted streets & other public ways and easements on the site and on adjoining properties APPLICATION C-EC<LIST - Pace 1 b) Proposed streets or other pub, ways t easements on the site. CYr c) Alternative routes of dead end or proposed streets that require future extension C ] 4) The location and dimension of: a) Entrances and exits on the site W, b) Parking and circulation areas c) Loading and services areas (� d) Pedestrian and bicycle circulation Cv1'' e) Outdoor common areas, (frr f) Above ground utilities (� 5) The location, dimensions t setback distances or 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 CPT- b) Proposed structures, improvements, utilities and easements on the site 6) Storm drainage facilities and analysis of downstream conditions Cam' 7) Sanitary sewer facilities 8) The location of areas to be landscaped Cam' 9) The location and type of outdoor lighting considering crime prevention techniques 10) The location of mailboxes C ] 1I) The location of all structures and their orientation [a.?' 12) Existing or proposed sewer reimbursement agreements [ ] C) Gradina Plan (No. of copies Jg ) Cur 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. Ck]- 2) A statement from a registered engineer supported by data factual substantiating: a) Subsurface exploration and geotechnical engineering report C''1 b) The validity of sanitary sewer and storm drainage service proposals [`j" c) That all problems will be mitigated and how they will be mitigated [`,r D) Architectural Draw:nos (Mo. if copies /F-.): C 1 The site development gins proposal shall:include: 1) Floor plans indicating the square footage-of all structures proposed fen use ocr-site; and [v}�' 2) Typical elevation drawings .00f-each.structure. .:4-1---.:4-1---E) Landscape Plan (J o. -of copies /9–): [ The landscape plan shall be.dram.at the_same scale of the site analysis plan or a -larger scale if necessary and shall indicate: 1) Description of the irrigation system where applicable (vj. 2) Location and height of fences, buffets and screenings RPPLICATICM C-tECXLIST - Page 2 3) Loc.- _ion of terraces, decks, shelta 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. 511)11 2) Erosion control measures that will be used. F), Sign Drawings Sign drawings shall be submitted in accordance with Csapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. C G) Traffic generation estimate C ] H) Preliminary partition or lot line adjustment mao showing (No. of Copies ): 1) The owner of the subject parcel C. 2) The owner's authorized agent C"-r- 3) The map scale, (20,50,100 or 200 feet=l), inch north arrow and data 4) Description of parcel location and boundaries (vjr' 5) Location, width and names of streets- easements and other public ways within and adjacent to the parcel (y]^ 6) Location of all permanent buildings on and within 25 feet of all property lines 7) Location and width of all water courses C I 8) Location of any trees with-6` or greater caliper at 4 feet above ground level 9) All slopes greater than 25: C .1 10) Location of existing utilities and utility easements (`}" 11) For major land partition which creates a public street: a) The proposed right-of-way location and width C } b) A scaled cross-section of the proposed street plus any reserve strip C 1 12) Any applicable deed restrictions C4' 13) Evidence that land partition will not preclude efficient future land division where applicable C I) Subdivision Preliminary _Plat Pao and to showinq(No. of Copies ): 1) Scale equaling 3t,>.50,100 or feet to the inch and limited to one\c ase per sheet C ] 2) The proposed name.of\the /subdivisioa 't 3) Vicinity map showing - ---rty's relationship to arterial and toll- - . streets C ] 4) Names,' addresses and. - lephone rxscbers of the owner developer, - - ., surveyer,-designer, as applicable[ ] 5) Date of applicati- [ 3 6) Boundary lines of=tract:to 'be subdivided t ] 7) Names of ad jac: :subdivision.or.naaes of recorded • owners of adj. rung parcels of unsubdivided land [ ] 8) Contour lines related to.a City-established bench- mark at 2-f--t_ intervals for 4-102 grades greater than 1G'Z [ APPLICATION CriEC<LTST — Page 3 9) The rpose, location, type and siz. all of the following (within and adjacent to to proposed subdivision): C 3 a) Public and frivate rig. t-of-.ays and easements C 3 b) Public and private • itary and storm sewer lines [ ] c) Domestic water main including fire hydrants C ] d) Major power tole- - transmission lines (50,000 volts or -reater) C I e) watercourses C I f) Deed reservation for parks, open space, pathways and other land encumbrances C I 10) Approximate plan - profiles of proposed sanitary and storm sewers with : -es and pipe sizes indicated C 3 11) Plan of the pr•opos• - water distribution system, showing pipe siz- and the location of valves and fire hydrants. C I 12) Approximate cent-rline profiles showing the finished grade of all s- - - ts including street extensions for a reasonable dis ce beyor-4 the limits of the proposed subdivision_ C I 13) Scaled cross s tions of proposed street right-of-.way; [ ] 14) The location -f all areas subject to inundation or storm water overflow C ] 15) Location, wi•• and direction of flow of all water- courses and drainage ways C 3 16) The propos- • lot configurations, approximate lot dimensions and lot numbers. Where loycs are to be used for - •rposes other than residential, it shall be indicated pon such lots C 3 17) The locati• of all trees with a diameter 6 inches or greater •• asured at 4 feet above ground level, and the loca on of proposed tree plantings, if any [ I 18) The exis - - uses-of the property, including the location of all structures and the present uses of the s - res, and a statement of which structures are to _.. 'n after platting C 19) Suppleme tal information including: a) Pro.-sed deed restrictions (if any) C I b) P .-f of property ownership C 3 c) A • ...zed plan for provision of subdivision i .• •vements C I 20) Exis : natural features including rock out- croppi -s, wetlands and marsh areas. [ 3 21) If any •f the foregoing information ',cannot practicably be s. • • on the preliminary plat, it shall be -- . •rated into a narrative and submitted with the apple•- t_on_ C 3 2) Other Information C I Sol.' cc-4S APPLTCATIOM C-EC<LT_ST - Page 4 „ ,,,,,,.--_-...z,,,________ \-->.1.„.„,;..,, 0,,,,,.,.. ..,__-'-_-------""-100 ( , .i:. __-3-0,... , \ I \ \ ■.,i5z. *Fist loiltri , r0 , ) 149.4 III U -' NDER C :17 - MH Ill 1 1 I r - H , x ' 4--,_____:_ • �.. ;•. 4 148.5 --r-la.-- -7--2s � x147.8 ` xt33.e 1\N 0 ' �� � . Ti2 ,y i -, -Amp M H jr °MH 0 6 _ _f I - MH er .8 .ANNO M O 4/ i .1 CREEK pR / /9;3I.9 M H ;;+ ` #pirk ' 41 0 n Ilt•' _____. 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WASHINGTON COUNTY OREGON SCALE I" = .100' 1 % '. ' ` L 6r' e4 Cle X65 0� Ac. • SEE MAP 2S I I 8 , 4b r-- , 333.5 EAST 166.75 /0 I, 6100 -` / C A N C E l L E Ir"T /34.8 .M r y� ,A �ry sloo,'yioo,loos � w/,'• 50O tVV I TRK.T � I� 6�a►4 \496A a // 4.96 Ac. ./3A . 5900 46 3 DEDICATED ` C/ (�j 0 .61.4C /� In' 6REENWAY * _�p /Y S ti O . R•E� t _ , ,. 0 5.507 Ac. , • n 7 5901 r r r 5801 7/Ac. \\A, • 5800 ?. r */ .29 Ac. r %� 6 � i O SEE MAP r 2 2S I I2BA �� r s _ - \\ bb SUPPLEMENTAL NO. I 084 J I J r r1 c •'.4 e h= C TRACT MBN Ok/ r r r 1 NI I) US -rR1AL e ia "li, r i 1 r . _� q � Aa �� r r4 J i sEt MHi= NN r ; ( 2S I 12 AB 23.74 1 MATi?1� _ \ S!!a�s 9',pi��MI N1 EST 316.51 200 2.98 Ac. FOR Alik..,,, 0:-.. PURP i DO t1 '„ FOR °cE MAP 0 SM. � 1 126A 7) WEAVER } � '\ SUPPLEMENTAL Na• rn WAY . �. 7c. i X00 R : 1.96Ac. o 4�0 n V J EAST III O 2 1• 600 to ! e .68.4c. ". ! ti N 11. �' Si %iv T°ss d �► A O r !11.84 ilm T. i I Cn 11 Z 168.17 151.10 186.4 L..._.___.____215 198.62 4.At. I 09-43191 L 91-37376 I- 91-21020 91.!1019 S.W. B o N I TA N ROAD In • r W C.R..No.736*40 WIDE) � 1 I W I \ N � 5 N Z SEE MAP Z W 2S I I2BD �� X W Q SDR 95--0017/SLR 95-0011 NITA COURT APTS. (Page ' df 3) 2S112BA-90191 2S112BA-90201 CRANE, FRANCES M KRAM, MARY BETH . 7855 SW FANNO CREEK DR #2 7855 SW FANNO CREEK DR TIGARD OR 97224 TIGARD OR 97224 2S112BA-90211 2S112BA-90221 RUTHERFORD, MELEAH K CRAWFORD, TERESA L 7865 SW FANNO CREEK DR #3 7865 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90231 2S112BA-90241 THORSFELDT, EINAR L HENRY, KRISTINE A 7865 SW FANNO CREEK DR #1 PO BOX 231201 TIGARD OR 97224 PORTLAND OR 97281 2S112BA-90251 2S112BA-90261 TROENDLE, EMIL L SMITH, CAROL A PO BOX 2351 14500 SW MCFARLAND LAKE OSWEGO OR 97035 TIGARD OR 97224 2S112BA-90271 2S112BA-90281 GILDERSLEEVE, BRINKER BYRON GILLETT, GINNY S 7875 SW FANNO CREEK DR #4 7875 SW FANNO CREEK DRIVE #5 TIGARD OR 97223 TIGARD OR 97224 2S112BA-90291 2S112BA-90301 BLACKWELL, CAROLE J HOPSON, FRANCES 7885 SW FANNO CREEK DR #6 7885 SW FANNO CREEK DR #5 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90311 2S112BA-90321 . . . . . . . . . . . . . GRUSZKA, KAREN BEUTZ, ALISON R 7885 SW FANNO CREEK DR #4 7885 SW FANNO CREEK DR #3 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90331 2S112BA-90341 SCHIERSTEIN, BARBARA D MANAFI-AMOUZEGAR, HELEN M 7885 SW FANNO CREEK DR #2 7885 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90451 2S112BA-90461 SHERARD, TIMOTHY E BUCHANAN, KIMBERLY K 7895 SW FANNO CREEK DR #6 211 ARDUS DR TIGARD OR 97224 NEWBERG OR 97132 2S112BA-90471 2S112BA-90481 . . . . . . . . 00 . . . BROOKS, JOANNA L PRESLEY, JOANNE B 7895 SW FANNO CREEK DR #4 7895 SW FANNO CREEK DR #3 TIGARD OR 97224 TIGARD OR 97224 SDR 95-0017/SLR 95-0011 BONITA COURT APTS. (Page 2 .-f 3) 2S112BA-90491 2S112BA-90501 OLIPHANT, DAVID DOUGLAS BARDEN, EILEEN M 7895 SW FANNO CREEK DR #2 7895 SW FANNO CREEK DR #1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90571 2S112BA-90581 RADER, ELIZABETH C HOPPING, DAVID L 7905 SW FANNO CREEK DR #1 7905 SW FANNO CREEK DR #2 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90591 2S112BA-90601 GOODKNIGHT, CARRIE A GILLETTE, WENDY M 7905 SW FANNO CREEK DR #3 7905 SW FANNO CREEK DR #4 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90611 2S112BA-90621 LEE, FORMAN VICTOR SMITH, GERALDINE H 7905 SW FANNO CREEK DR #5 7905 FANNO CREEK DR #6 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90701 2S112BA-90711 DEFOREST, DON G & BARBARA J LAGRONE, LINDA GAYLE 7915 SW FANNO CK DR #4 7915 SW FANNO CREEK DR TIGARD OR 97224 TIGARD OR 97224 2S112BA-90721 2S112BA-90731 KOBS, BLANCHE A SHANAHAN, ROBERT B 7915 SW FANNO CREEK DR #2 7915 SW FANNO CK DR #1 TIGARD OR 97224 TIGARD OR 97224 2S112BA-90691 2S112BA-00200 STEWART, ELLEN M STEWART, DAVID A & SUSAN A 7925 SW FANNO CREEK DR #7 24001 NE BUTTEVILLE RD TIGARD OR 97224 AURORA OR 97002 2S112BA-00300 2S112BA-00600 STEWART, DAVID A & SUSAN A WEAVER, PAULINE T TRUSTEE 24001 NE BUTTEVILLE RD 7865 SW BONITA RD AURORA OR 97002 TIGARD OR 97224 2S112BA-00500 2S112BA-05601 WEAVER, PAULINE T TRUSTEE TIGARD, CITY OF 7865 SW BONITA RD 13125 SW HALL TIGARD OR 97224 PO BOX 23397 TIGARD OR 97223 2S112BA-05602 2S112BA-06200 TIGARD, CITY OF TIGARD, CITY OF 13125 SW HALL 13125 SW HALL PO BOX 23397 PO BOX 23397 TIGARD OR 97223 TIGARD OR 97223 SDR 95-0017/SLR 95-0011 BONITA COURT APTS. (pe ' 3 of 3) 2S112BA-06100 2S112BA-06000 TIGARD, CITY OF STARKWEATHER, R M & IVAN TRUST 13125 SW HALL c/o BROWN, MILTON 0 PO BOX 23397 301 NW MURRAY BLVD TIGARD OR 97223 PORTLAND OR 97229 2S112BA-05900 2S112BA-05800 STARKWEATHER, R M & IVAN TRUSTEE STARKWEATHER, R M & IVAN TRUST c/o BROWN, MILTON 0 c/o BROWN, MILTON 0 301 NW MURRAY BLVD 301 NW MURRAY BLVD PORTLAND OR 97229 PORTLAND OR 97229 2S112BA-05801 2S10100-01400 BROWN, MILTON 0 STARKWEATHER, IWAN M TRUST ET 301 NW MURRAY ROAD c/o BROWN, MILTON 0 PORTLAND OR 97229 301 NW MURRAY RD PORTLAND OR 97229 2S112BD-00700 2S112BD-00800 DENSON, DALE H AND NANCY K HULQUIST, MARY ANN 628 RAMONA ST 16565 SW GREENLAND DRIVE PALO ALTO CA 94302 TIGARD OR 97223 2S112BD-00900 2S112BD-01000 LARSGAARD, DAVID H GILLMOR, RUTH N & ROBERT E 7720 SW BONITA RD TRUSTEES TIGARD OR 97223 14630 SW 79TH TIGARD OR 97224 2S112BD-01100 GILLMOR, RUTH N & ROBERT E TRUSTEES 14630 SW 79TH TIGARD OR 97224 IN NE I/4 NW I/4 SECTION 12 .T2S R I W W.M. Tto40 w z is WASHINGTON COUNTY OREGON '' s SCALE I - 40' GENERAL COMMON • l�Q a 90000 ELEMENT _ \ �j`�Pte{ -, 11-2 b rr-..? 0N1rr\ rJr\ 1 r �'' 90681 90691 9064 l 490661 68 69 I or 66 y 64 90731 1790631 s e9° 5"w 63 90731 90721 72 90711 V 1 I I AG t 71 ii_ r-7-7 -7 -T-1 ■ . r T T 1 r T-1 90701 I m I °f ' 1 i ti l I olvI o1 IsI 1 r'T—T—T-T-T-1 r_T-T-1 ; IR I ' i ' I Ic, Ic� Ii i 1 , I (D 1 � .,,. I vI � IFI 14X11% ! 70 1nl0 v to k, ` ' -- -1- - -1- X- -1-1 -� �-1--I Ialaalal & Io_ I IkAlal � ` I I I I I I '_' I I \ ' I N Fie T 1r E r INITIAL POINT 165' I INITIAL POINT 1% Nos-47.15.s _ _ —_ _ _ ._ _ _ — r_T _T r-T-7-1 /---r-7 -T -T-�— � .\ / I M i 1 �, 1 �, ( TN I 4 I �, 1 � 111�', I I nI n1 �i1 n Is ' I L_1_J 4 , 1 $ 1 , 111 I : InI n1 I nlnlnl n1 (, 1 \ 1 L_1_1_J L_1 _1_1 _1 _J I L_1 _1_1_1_J I I I _ 9053190541-90561 I ' 9057190581�1---090611 90551 1 I 57 58 90601 ___- 90521 53 54 56 _ / \. k___ , 59 61 90621 �' 90511 52 55 I P-23 P_3a� -�ICi- z' ✓ 60 -Zr-u- z.r I - P_33 I `-Z,1V- -La— 62 r" 1 P-22 5 I �—r"' rk :� I- - -- - ---1 v 1 T \ r -- ` ._=i GENERAL b c Sri J \ \ r> l,, , ` \j\1 P-20 P_311 COMMON = I � �� 1 -- W , W— _4 i \J ✓ I P-19 \ P-3O 1 ELc/i,?c/dT \J \ I P-I8 P-28 -� \ ) -) $EIS 1 -- NN `NP11 --J CJ NO I r $ -_ 1' J �NDJM1 MUM ` P 1 1)-17 N al P 28 1y L in 2 9 39,�- ��- I-- 6 - , P_271 _ s E_� .,,�0-IP-16 39 90401 -r'v90421904.'i 11)_16_ P_26 ._r-t--/90461 90471,90 1 90491 50✓-40 90411 42 43 "" _ __ 1P-14 P-25 I 46 47 49 41 44 L -- % �-_J 45 ✓ J 48 ✓ ,, \ 1 ._.L. -1 r-T-T -T-'1 1 I ? "1 I o,T I 1 INI ,, I I r-T--1 I I r;T T T l ( vI I ti I Io� 1s1 It a I m 110 1 g 1 1 a 1 a 1 1. 1 , 1 � NIPII 1 , % I ^' 1p1N1ai I I I n I n 171 n I n I I cs I c� I c5 I 1 c, 1 c� I . 1 c5 I 7 cs. I d 1 1 l a d L 1-_1 _ 1_1 _7 I 1 / � __j 1 1 I 1 x_1 _1_1 _1_1 _..( _ I r \-i 1 1 1 —` �J I I •-- -. . LI- ' - o CI . `. I 1 I I--T-T T-T- I ( I I _ I 1 I I ' T1 l 1 \ \s / 1to1 ?? INI I I INI N 1 M 1 Mf I M l I d l l n I 1 �' / I I d I d I I M 1 Xi 12 1 m 1 � 1 InlLoiLsi i� 1nI L-1_1--I / / L_1_1-J In , nlnlnlnl L_a._J. _J._ a._J / / L_1 _1_1 _a._ J / / /��— A . / }�1 / 9035190- 361 90381 /A.� e ,�� / 90341 35 36 37 38 C.` ` 111.y� / 34 1 •a i`L-r- - - I i0; \I'‘,. 'lb// V 33I / �\^ry, ry"' 9032i 33 GENERAL / ^' / 32 `� COMMON / ; h�/ 9031! ' ELEMENT / / 31 R. 09.T // .' / 90301 V es/.s6 / 30 / I,\ / 90291 t� S.W. / v .. .42• FBI N , 29 pUeC/C 1 i 6 _ t 2 A 49��S t O MATCH LINE 1t6- .bj REMAINDER SHOWN ON MAP �/� 25 112BA SUPPLEMENTAL NO.2 NERAL _ NI.G Irl PAW Irt OU• I IVIV IC ICJ IYN YILM. ":s. C, '''> COMMON WASHINGTON COUNTY OREGON �� �'''' �� iD ELEMENT SCALE '40 c-MATCH LINE 1 \ \"90281 ,�j' REMAINDER SHOWN ON <. N\ ) 28 v Pp i f t �` MAP as 1126A 90271 / 9� eO SUPPLEMENTAL NQI ,.261 27 a T l C7� J Jul J J r� `; '�. S\ 90251 26 e 90241 25 • 24 �\ 0 N \ \ \ r.o T�1 0 lV CJ I G_27 I F" -^I b 0 GENERAL COMMON 1G-26 ' ELEMENT ( G25 I 90000 r- --i ° r) S = 1 G-24 I 90231 1 G-23 1 23 1- - --1 I G-22 I 90221 /22 1 G-21 I - - •- - 90211 ! —-i pt n 1 G-20 I �� 21 L - _ -I, N M- r / '- p-15 - , vi N8 9°47'I5'E4" - I I I S.W. _4 I--� ... ..... ...-r —T I I _-� _� , _ I WEAVER n � 1 1 X11 "' 1 I S 1 m 11cn 1 l �� L _J :1 \ 1L— v i i I A r r w WAY w 90171 se9°a� w I I 90151 90161 90181 90141 15 16 17 18 0 I I 4 —li 14 - _ L1 90131 —LJ- W 90201 i 0, ,o k e — 1 i 1 1_ 13 gN 20 L_ 1_J o g - W a y 90191 ,. C 'T $° 0 1 N J III' m S 99°31'25"E d C U N D 0 M J N J U JM .�� ( PHASE-I ) 90081 8 -0091 90101 90121 9 10 '0111 0000 11 12 0 Z 81- Z 4 ENERAL COMMON Q ELEMENT .-A\ LL \ s \ \ 0,•C 0, -T- T �, \% \y- I ? I ? I ..\ J I co I tD I A -o \ , . \ ? o -- ,'C 0 \ -o\\ ' .'C a) \ > \ ("'y• ' c \ \ . 11 \ \ y � tN T__-(- -C 1 o w n 1 cn � 1 .p 11 1 _1 _J ■ 1- _1 90061 t-- • 90051 6 )0 011 90(2190031 9004 5 0 I 2 4 3 1 US N e9° 31'25"W 50 �,, W(/ivi/vm,iii,iiiivvi,iii,Y iii/,4/7//iii iii//riu/wr/iia/fiAS:i /ii/w/iii/iic�iiiiiiiiaU/,iii/iiiii/4' //////ii4 4 V BON ITA ROAD I I, a { Ji' \./e+ , II J e':rfrI,r•f f'.`,-q" Yl- ICI = 1 4 O R , S ;= � 2S i AC SE29 :MA I I o I it, �- r l 1i 40 � ��� (-J i 2 ��I ME CON AA.WILET � ti � � c yy HAMPTON S7. •!O- ;i, /s,a• NE Coll*Oa NI EN MEN SO/ FOR ASSES'S• N yp 1 6? y7 Vfp' h y 202 I PURPOSES VnL� Oo y ♦ r `c,•y / 800 nl DO NOT RELY D! ,. c, r* I I AN R • 4i 4 '' FOR ANY OTHER o " `e c I i o \--*„.• )�� f �^ O F • SEE MAP c ti� l ?O 4�4'• ti r` 25 I I D B �4y �� . ,��`qb!� ..�.♦ .o. `' � s SEE MA� •� 78.38.w Z 2; l IDA i•h ... _ re • SEE MAP .. • iLl .f.—. NS ST. 2S 1 20A s',r•e.II ,T� - h 1200%. 2i.Je' ORS �/a. a o tsar Ac. 1300- d l f' J - . +e r- Sly NMI.Cos• I 1 1 N w•I, NICKUN NE CORNER !' 3 3r • o EosEw000_.._— ` I - - __souASEISON -SW CHERRY DR1VE I O 6 ,1 ssE•sb+r i' s :1 ',a ` J>}ass r k ti • MAP 1 � 0•M; SEE • 25 1 10 „ -- a- SEE MAP- ' ST ET T • 251. 200 ry ` i z I SEE MAP ' , •I„ t c CDR 2S 1 $00 z y:I/lra�;:J; LL Mr MEIN S DAm 1Y H I , • N VIE W.V. .,M7> - ._SE. �.�. IE-ENT. COR` OI s t 1•w 6 J))rMNJ1M _ •7.S' i. - -- o t.C.ND. 1� '14 0 0 aOM.�S' p.tlOAe.GON. LOT 6 6.d8Ac . \ CJR- /l.J7AC: Ii 1NCKtIN I 111h. .. 1 - YIGAI 2 1 r l2 7 a 1 \ MAP ' of I'N N._,.,� 1�`..._ • :i , - SEE MAP 2S 112AA /��+ SEE MAP 2$ I 12A8 2 S 11 12 SEE MAP 2S I 128A 25 I 1288 t - , . aS \ ADDITIONAL DOCUMENTS RANDALL REALTY CORP FO ► 799s /2-Y4°P4fte• August 14,1995 Mr. Will D'Andrea City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, Or. 97223 RE: Bonita Court Apartments Dear Will: I am writing to address you concerns with the utilities to be constructed within the 100 year flood plain. The proposed improvements will result in a net increase of storage capacity in the 100 year floodway of about 60 CY.. This is about a 5 CY decrease because of the outfall rip-rap and about a 65 cy increase for the material removed for the water quality pond and placed above the 100 year flood plain. Sincerely Gary L. oman Engineering Coordinator 9500 S.W.Barbur Blvd.,Suite 300,Portland,Oregon 97219 (503)245-1131 FAX:(503)293-6230 PROPERTY PROFILE PREPARED BY V idelity National Title The Closing CompanylM ER EALTY CORP. ARBUR BLVD. #300 PORTLAND, OR 97219 Phone : (503) 245-1131 Fax : (503) 293-6230 Property: 7755 SW BONITA RD TIGARD 97224 2S112BA 00400 Owner: SNYDER VERLEAH ARLENE Thank you for the opportunity to be of service to you. We are anxious to provide you with the best in closing services. Please designate Fidelity National Title, The Closing Company, on your next transaction. ANGELA RAINSFORD BRUNK Date : Time : Fidelity National Title 401 SW Fourth Avenue Portland, Oregon 97204 227-LIST (5478) 24 Hr Customer Service 274-5472 FAX This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner.The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds; indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. FIDELITY NA • ZONAL TITLE -- THE CLOSING COMPANY Telephone 227-LIST Facsimile 274-5472 Washington County OWNERSHIP INFORMATION Reference Parcel # :2S112BA 00400 Parcel Number :R0511477 TRSQ: 02S-01W-12-NW NE Owner :SNYDER VERLEAH ARLENE CoOwner Site Address :7775 SW BONITA RD TIGARD 97224 Mail Address : 7775 SW BONITA RD TIGARD OR 97224 Telephone :Owner 503-639-2930 Tenant SALES AND LOAN INFORMATION Transferred: Loan Amount . Document # : 10100821 Lender Sale Price : Loan Type Deed Type Interest Rate : Owned Vesting Type : ASSESSMENT AND TAX INFORMATION Land : $100, 880 Exempt Amount : Structure : $60, 800 Exempt Type . Other % Improved :38 Total : $161, 680 Levy Code : 02374 94-95Taxes : $2, 498 .4 School Dist :TIGARD PROPERTY DESCRIPTION Map Grid: 655 G6 Class Code :R15 Census :Tract 308 . 01 Block 1 NbrhdCd :4TIG MillRate :15 .4532 Sub/Plat : Land Use :4012 MISC,TRACT LAND, IMPROVED Legal :ACRES 4 . 96 • PROPERTY CHARACTERISTICS Bedrooms :2 Lot Acres :4 . 96 Year Built : 1952 Bathrooms : 2 . 00 Lot SqFt : 216, 057 EffYearBlt : 1955 Heat Method:HOT WATER BsmFin SF : Floor Cover:CARPET Pool BsmUnfinSF: 1, 364 Foundation :CONCRETE FTG Appliances : Bldg SqFt : 2 , 728 Roof Shape :HIP Dishwasher : lstFlrSqFt : 1, 364 Roof Matl :COMP SHINGLE Hood Fan UpperFlSF : InteriorMat : PLASTER Deck Porch SqFt : Paving Matl :CONCRETE Garage Type :UNIMPROV Attic SgFt : Const Type :WD STUD\SHTG Garage SF : 1 Deck SqFt : Ext Finish:BRICK VEN\WD The Information Provided Is Deemed Reliable, but Is Not Guaranteed. ?.., I • • .il..�. • —t /F �y(� I IOW N.• Na—WAIIANnt ease l.dosd..1 w C..•.rr.t 15t(•lZ rl ra • WARCANtY MHO :-591.4 , KNOW ALL MEN BY THESE 1 RESENTS, That , Jesse J. Snyder and .:essie H. Snyder Jl Ihereinafter called the grantor,for the consideration hereinafter stated,to grantor paid by • Verleeh Arlene Snyder herelnalfe-called the rantee, does hereby Y grant, bargain, se!l and convey unto the said grantee and grantee's heirs, successnn and assigns,that certain real pmperty,with the tenements,hereditaments and appurtenances thereunto belonging or op- . I pertaining,situated in the County of Wash 1-g ton and State of Oregon,described as Inflows,to•wil: Beginning at a point on the North line of Section 12, Township 2 South, Range 1 West of the N.H. which is East 1170.85 feet from the Northwest corner of James Hickiin D.I.C. thence continuing East 166.75 feet to an iron pipe; thence South at right angles to the Section line 1308 feet to an iron pipe, said iron pipe being located on the North line of County Road 736; thence North 890 20' West 166.77 feet to an iron pipe; thence North at right angles to said Section line 1308 feet to the place of beginning, all in the County of Washington and State of Oregon - 4.92 acres as shown on Washington !;aunty tax roils as 251128 Lot 00200 Block 02373 Ili SPACE INSUFFICIENT,CONTINUE OfSCRIerION ON REVERSE SIDE1 To Have and to Hold the same unto the said grantee and grantee's heirs,successors and assigns forever. p. And said grantor hereby covenants to and with said grantee and grantee's heirs, successors and assigns,that , grantor is lawfully seized in lee simple of the above granted premise.,free from all encumbrances • and that • grantor will warrant and forever defend the said premises and every part and parcel thereof against the lawful claims and demands of all persons whomsoever,except those claiming under the above described encumbrances. The true and actual consideration paid for this transfer,stated in terms of dollars,is$1.00 • • ONewsdem*six notanR ccoaxYrtettfaesaeaesisetxatboaexe educie<fmAEaKlgt*7te tsmexxtEksex dirnrxoaxplexamenit><sdtiabstis 7 hit/641141""111 f SO MMON9 m(Thr sentence between the tymlmls1),It net applicable.should be deleted.SP.ORS 93.030.) In construing this deed and where the context so requires,the singular includes the plural and all grammatical changes shall be implied to m corporations ake the provisions hereof apply equally to coorations and to individuals. ' in Witness Whereof,the grantor has executed this instrument this 2a day of January ,19 75; if a corporate grantor,it has caused its name to be signed and seat affixed by its officers,duly authorized thereto by order of its board of directors. • '...cuC.w..\ r ,'"1 .r9 :, CU••■mvf••by•aseeins•••, .:,...1.:LC .,..._. i / /l ... 16)//4...e_.C..t) . . a'.■ STATF. OF OREGON, ) STATE OF OREGON,County of_.. .. __.._. . ........_._... ..1st Huitnomah "' 111.. ....County of .. _... ,,,�' ... January 2 !9 75 Personal! appeared .. . , . and . _. .. . . .. _. ........... _. __.. who, being duly Pworn, P r na/! a r the*bows named Jesse J. each for himself and not one for the other,did say that the former is the - and° essle ii. nyaer president and that the latter is the ... ' .. _. ... .. ._ .. .secretary of.... ._....... .. • r• a corporation, and acknowledged the foregoing;nitro. and that the leaf affixed to the foregoing instrument is the corporate seat ',' maim to be':... •,the i Voluntary act and deed. nt said corporation and that said instrument was signed and sealed in he• hell of mid corporation by authority of its board a1 directors;and each of Asl e• them acknowledged said instrument to be its voluntary act and deed. • Rotor*me: .. :.- - (OFFICIAL.' •. /� ..r�I (OFFICIAL SF.AL = . "bar P SEAL) . aiary Public!or Oregon Notary Public for Oregon , My commislon aspires.. Y 1' My commission expires: Do _Jesse.J. and Jessie H. Snyder 4 4- a -.-7775 S.W..Bonita Road g ,...._.Tigard, Oregon 97223 . t' 'STATE'Y 'ORWt Et I aen NTb.'•NAMI AND eDO11u• of Verleah Arlene Snyder County or wo•hlnpnon • • ... 7775..S.WBonita Road,_ 1, Rcgl► Tl.omsele., Diraeta of R«are, I .Tigard,.Oregon ..97.223„ ed EI«tlaa.old E.OfhcIo R.ee,dse of Con •M•Ml AND.00e.•• ...c.o.., veyotltae for .old county, do h..b, eenlry - An..1..M1ee wh1•h1 ,o. that the`within Marrowne of **Leine woo nCOIVO4 and raeordell In book of erteed• • ....Ver.leah_Arlene..Snyder. "•`°"°' iJo. .7775 S.W. Bonita Road of eold'Ctaeay .Tigard...Oregon....9722j_ NAM.,•011••••.NIP w11eaY np hand end Mal efltned. • Owl•Ar1ee•e•••Mh•N1 h.N•Nwwle Shalt be mot Is re.hll.....aer.M. flow d.al«a d ' aaaM'M� astvs'. .7775 S.W. Bonita.Road t- 1U1U..PM, 821. .� Tigard. Oregon. 97221. BOOK oaa'„Y, rims a 9 to• . r ar, --» t*it 1 a ° '. I ' t.. . , 1,\1•,a h• -. • ,..:.. .. #...-rte....,:.xr , i . . 4"iact,. 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January 2, 1996 Agalik • CITY OF TIGARD Barry Raber OREGON Randall Realty Corporation 9500 SW Barbur Blvd., Suite #300 Portland, OR 97219 Dear Mr. Raber: This letter is to inform you of the remaining conditions of approval related to SDR 95-0017 (Bonita Court Apts.) which pertain to the Planning Department. The following conditions remain outstanding: 7. A tree removal permit shall be obtained for the removal of trees greater than six (6) inches in diameter. The applicant shall provide a tree protection plan which demonstrates how the trees to be retained will be protected during construction. This plan shall be prepared by a certified arborist. 8. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: b. L Walkway along the entire length of the parking areas adjacent to the buildings. LWalkways to be a minimum of seven (7) feet from living room windows. A walkway shall also be provided to the community garden. Z--7 c. Parking lot trees to be provided on the basis of one (1) tree for each seven (7) parking spaces in order to provide the required canopy effect. • g. Street trees, spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity. h. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. 10.` The applicant shall enter into an agreement or contract which states that the applicant v,P will grant a 15 foot access easement to the City for the purposes of providing a ► pedestrian/bicycle pathway. This easement shall be located within the floodplain area. QtO\ The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 .V\ 11. - Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. The City is unable to issue building permits until these conditions are satisfied. Note: These are Planning Division conditions only, other Department conditions may also need to be satisfied. For a complete list of outstanding conditions, please contact a Development Services Technician at the City of Tigard at 639-4171, x304. If you have any further questions please feel free to call me. Sincerely, • William D'Andrea Assistant Planner i:'login\curpin\will\sdr95-17.con February 22, 1996 Tom Rogers CITY OF TIGARD PO Box 80152 OREGON Portland, OR 97280 Dear Tom: This letter is to inform you of the remaining conditions of approval related to SDR 95-0017 (Bonita Court Apts.) which pertain to the Planning Department. The following conditions remain outstanding: Condition #7 A tree removal permit shall be obtained for the removal of trees greater than six (6) inches in diameter. The applicant shall provide a tree protection plan which demonstrates how the trees to be retained will be protected during construction. This plan shall be prepared by a certified arborist. (The arborist's recommendations related to tree removal are acceptable. The recommendations regarding tree protection zones need to be more specific. The general recommendations should be adopted and implemented as part of the approved project.) Condition #8 Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: (b.) Walkways to be a minimum of seven (7) feet from living room windows. (h.) A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities. Condition #10 The applicant shall enter into an agreement or contract which states that the applicant will grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. This easement shall be located within the floodplain area. The agreement shall be valid for a period of 12 months, while the City undertakes a study to determine the preferred location of the pathway along this section of Fanno Creek. (Dedication Forms are available from the Engineering Department. Contact: Diane Jelderks, 639-4171.) 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Condition #11 Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. The City is unable to issue building permits until these conditions are satisfied. Note: • These are Planning Division conditions only, other Department conditions may also need to be satisfied. For a complete list of outstanding conditions, please contact a Development Services Technician at the City of Tigard at 639-4171, x304. If you have any further questions please feel free to call me. Sincerely, William D'Andrea Assistant Planner is\login\curpin\will\sdr95-17.cn1 c: SDR 96-0017 File Oregon March 12, 1996 DSL Tom Rogers DIVISION OF Torn Rogers Construction LLC STATE LANDS PO Box 80152 Portland OR 97280 STATE LAND BOARD JOHN A.KITZHABER Governor PHIL KEISLING RE: State File No. 10580 Secretary of State Fanno Creek Fill Project JIM HILL State Treasurer 775 Summer Street NE Salem,OR 97310-1337 Dear Mr . Rogers : (503) 378-3805 FAX(503)378-4844 We have received your application to install riprap and a TTY (503) 378-4615 sanitary sewer line with Fanno Creek. The Division of State Lands requires a permit if you plan to remove, fill or alter 50 cubic yards or more of material within the banks of a waterway. Based on your application, your project involves removal or. filling of less than 50 cubic yards of material, therefore a State removal-fill permit is not required. You must also receive authorization, when required, from the U.S. Army Corps of Engineers and local planning department before beginning construction. Please contact us if you have any questions . Sincerely, A/Lel William L. Parks Natural Resource Coordinator c : Dale Haslem, U.S. Army Corps of Engineers r/ 773/ ;.:r_•f �. -,!a_ *-^ _ - • ..;. .u,s�d'" .y„ . __.•: ;W..3 - 444 4 WZ V1W7.:i1 • ',.,,x..�..-''+---"'_c �.<`.....K.am....,.:.�.: ..-44444p�+..-44444p aa.4••s,w..:-:....a .__• 111- ••:. • 't Y ._..:... •.�ita.►a...- -•'•�r.:axcc-:w. -n,ce:,'..mow-,,..r ,. ` ar-.. _.ex -S•. ri:.is x-ac aa-.-4'.c s'^-'-w^'�c:ah..: ....�it•]JA. __ i R.M _ - ... '4.!1‘- ....zr .....,.......4rw .. .z. .scac :;r .ns4 .::st�"C:`�- ew'' "c..Y=rou” ..a. t:.aa4�•° .r. .:". -:i �"s;r:�:r.::'. ." _•-.-......... r...n.Q1,.[R.N=vr t-p. M m+. ,y4teEh:'4°4r-'—,` S •.7Ar."_'-!.0,. r.1 -._._"'q+.'✓.14:!",H1EM ti'+Y.`._.ii'_i^.w."..9� . - PERMIT NO. P -94(00";"00& Z ._._ -... 4444.- - - --•- _. .�_... - - - - _ - - - ..., Y . c..r - • s - -.- . - - - _. - •- 4444 ... CITY OF TIGARD TREE REMOVAL PERMIT - .-_:. .._,. A COPY OF THIS FORM MUST BE CLEARLY POSTED ON SITE OR IN THE POSSESSION OF THE-=:-_M PERSON REMOVING THE TREES DURING ALL TREE REMOVAL ACTIVITIES. 1 GENERAL INFORMATION PROPERTY ADDRESS/LOCATION N/7-)4 '`L:abar -CPR:9 S. %9/7 TAX MAP AND TAX LOT NO. ZONING _.. _ PROPERTY OWNER' /V/7" -/ �r - ADDRESS 90P$414.1 e ;i' �Ue- �,`✓��f }��� 3.4e2 PHONE o?1/3----/13/ CITY p.Z% d� ZIP ,707 1 APPLICANT' 1.041 ie7L/ t IC SIGNATURE ADDRESS C�. PHONE E (� � 3 CITY D�Z 4-AIe. ZIP / 7;3 BUSINESS NAME lbevt LUC * When the owner and applicant are different people, the applicant must be the purchaser of record or a lessee in possession of written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided or submit a written authorization with this application. 2. REASON(S) FOR TREE REMOVAL A/0.7;z 1 e17- ,✓ 4„l- ,14at .- S T/ s � 61427,etGe-7 ,5 3. RELATED LAND USE APPROVAL CASE NUMBER (if applicable) 5' ,(2- 42 ‘_ 2 / 7 4. Please attach a photocopy of a tax map or site plan to the back of this form. A larger site plan may be submitted if necessary to adequately address the proposed tree removal. The site plan shall show: 1) The location of the subject site 2) All proposed or existing structures 3) All easements, dedicaitons, streams, wetlands, etc. 4) All trees over six inches in caliper size, measured four feet above grade 5) Basic indentification of tree types (common names) - i*rar::..s:.. .- _. - -...:.+jiat'- :--., _:..,' _'.s.'-:> ,�i:�' 'r.:'*';t:' - �r.: ..__��...ti §..a�_ _._.. ..:•: • - . �" _ .ate` 'sw�. :.sa. - sc:_.-.:i •ir-,s+a_ ^Ct c_-�-r _ _ r?.:_•c• - ..?'°AC_---^r..- - -7!*t+wer►iw±+ r. ss'!r'- t �.-:-�-�lS - -.•: - - --�*-.-� •-.3... _:_ _.- . am..",.:«':.^µ , ._... . -._._ _.... _.. • - _ _._ - - _�....:;e.��:; ::,a,.;��;:--Y.r.�..: ,:aE,e--_•.. _ ,.:,.ate°�: � - - - _ ,. _.- _ �.`. ...»--.•Y.---...-.-..-_«._.-Jr...��. - - _ •:fir'.'If.:YI=.a!'��!'_'Y!!fY�.-.T5.-�6'eT!•'1rt... ...Y•w.._:_T_'Y:�'�'.:^^:`1r.:�C.�r.._�_.a.:=...�. _ .__'- _ _ ._ a ._ — - _ - .. - - . __ - .. _..._.:3 - .: �- n=r'ti=�`-:.'f.-f ...ti.i•f'_'Yr..! �T lr. _._� -....-.. -- ..h - .a ,. .. « -. _•._ ... e.l+V�. � ., -. ... ... .. +�}!!� •p+lte.-�a .p.yr. alOr.t-��> ✓.ert..:j......-�. •[-._., - .. -.w.R.y+.. "*ice.- ._ y•._ ._. -. • • .-._ .. rte. -�t�•. - -.. -, Tree protection plan required ✓Yes No Arborist's Report Required: V Yes No Additional Comments and/or Conditions of Approval : 'F/-'ZU V 4-c_ OF 7 )rtJ 4(cc ygivCE G11T-/ e_,Ar�4/ �S 9 'e(O m .A./09-72 A-5,, rNE_ ARAc ei57 Ste-4// sJ 1-, rf ,4 Alec i -�o �w� 5 4 flh-/he reec.A,vicA/ A 5d1)94l /--/E2 1 /F p20d•e4 n 5H4-// speei bJ/i-r T7-/ ��c ti CA/55. 55H4!/ (72rr DP■6;.EF 9Q THIS PERMIT EXPIRES ON (v_ / r l 5 UNLESS A WRITTEN REQUEST FOR AN EXTENSION IS SUBMITTED TO THE PLANNING DIVISION PRIOR TO THE EXPIRATION OF THIS PERMIT APPROVAL. l , Approved by ,'Q i)f9N�, Title / 5 ��i'TAJA Date 3- 7 6 H:LOGIN\DSTS\TREE.PMT TREE PROTECTION PLAN LOCATION: BONITA COURT REFERENCE: ARBORIST REPORT, DATED 02-22-96 SPECIFIC INSTRUCTIONS FOR TREES TO BE SAVED: TREE NO. 1. Should be removed. Saving this tree was predicated on the addition of a planter island into the asphalt next to it. Such is not feasible.According to the builder, two parking spaces would be lost and cannot be made up elsewhere. In addition the grade changes anticipated in this area are in excess of one foot. The tree is too close to the asphalt edge to be retained without becoming a future hazard. 14,20,21, a. As soon as possible the builder should fertilize at the rate of 36,37,38. 2#nitrogen per 1000ft2 using 15-15-15 NPK fertilizer with micronutrients. b. Prior to any other activities, protection zones around each tree should be marked to a minimum average radius of loft., that is, more where feasible(arborist to be present for this determination).The entire area inside the protection zone should be filled with wood chips to an average depth of 10 inches. Only hand work should be used to remove underbrush from protection zones. No machinery should be allowed to operate inside the zone boundary. c. Remove dead lower branches from trees to be saved. Remove excessively low hanging limbs which will interfere with construction. Do not operate machinery on protection zones while accomplishing either of these. d. Trees to be removed should have their roots severed outside the protection zones of trees to be saved. This will prevent disruption of the protection zone due to stump removal. e. Barrier fencing should be installed around these tree protection zones as soon as possible but not necessarily prior to the tree removal process. 31,32. a. Same procedures as for above trees except the barrier fencing should be in place immediately due to the proximity of these trees to the entry road. 23- 30. a. No specific actions required for these front lawn trees as no construction activity will take place near them. ADDITIONAL INSTRUCTIONS: Specific recommendations made in the arborist report for individual trees still apply (see p.5 of report). General recommendations for construction site procedures to limit tree damage still apply (see p. 4 of report) but are obviously at the discretion of the builder. ET ENVIRONMENTAL CONSUL NG DATE: 04-01-96 ARBORIST: t„) ;� TREE PROTECTION PLAN INTRODUCTION: Bonita Court will be built on the southern third of its 2 . 24 acre parcel close to Bonita Road but north of the existing single family residence. Most of the area of construction is currently a private stand of pure Douglas Fir. Building footprints have been laid out on an overlay of the tree plot plan and trees that are candidates for preservation have been highlighted. Future gradient lines for the project have been marked in bold over existing lines to illustrate how grades will change. This report will specify actions and precautions to be taken during the construction process in order to preserve the designated trees. SITE DESCRIPTION AND EVALUATION: A site visit was made by Jeff Wiegel , certified arborist, on Saturday, December 16 , 1995 for the purpose of evaluating current tree conditions and states of health. The general findings are as follows: 1 . Trees on this site range from 8" to 40" caliper. Most appear to be in excellent health as they have been relatively undisturbed to this point in time except for an unpaved driveway connecting Bonita road with a back pasture area. Understory plants consist mostly of ivy though the more natural salal and sword fern are present along with some naturalized skimmia and rhododendron. Most taller plants have been selectively pruned out except for several vine maple (Acer circinatum) and some Portugese laurel (Prunus lusitanica) . 2 . The fir trees growing between the house and back pasture area have developed over the years as a "grove" with typical visible characteristics of such a unit: - diverse in size though of roughly similar heights - straight trunks with few to no live lower branches - only 10-15% of the crowns alive due to shading 3 . Grades at this site have not been altered since the existing house was constructed. Most trees directly behind the structure have not seen grade changes in their lifetimes . Trees to the west stand above a 3-4 ft rock wall and so probably had some roots disturbed when excavation was done for the house. All appear unstressed. Trees to the east stand on or just above a steep embankment which drops away from the driveway as much as twelve feet to the next property. A few trees at the bottom of the embankment are showing signs of crown thinning and chlorosis. 4 . The adjacent property on the west is covered with a stand of Douglas fir which are contiguous with the subject property and buffer most weather for the subject trees especially prevailing southwest winds . The property to the east has been developed into rental apartments with only a few isolated fir trees left standing. Weather patterns, particularly wind, seen by these are buffered to some extent Page 1 by the trees on the subject property. 5 . Four mature Douglas firs in front of the house were incorporated into the landscape of the residence after the home was constructed. Much of the front lawn area was cut from the adjacent embankment and topsoil was brought in at that time. Judging by the depth of the tree pit constructed around one side of these trees the fill reached at least 12" in depth close to their trunks. Very likely their root systems were disrupted on that side as a result. This situation has existed for a number of years and the trees today appear to be in good health. No evidence of disease or decline exists . 6. The back of the property ( furthest north) is actually a flood plain of Fanno creek. Most of this area will be left undisturbed but three mature Oregon oak (Quercus garryana) located here will be incorporated into the site landscaping of Bonita Court. The area is presently unoccupied pasture and appears to have been mowed or grazed at least yearly up to this time. The oaks are in otherwise natural habitat. Any grade changes they might have experienced in their lifetimes would have been due solely to natural flooding or movement of the creek. TREE INSPECTION NOTES: Please refer to field notes for observations on individual trees. The attached plan shows the numbering used for the field notes and refers to a corresponding tree designated for preservation where possible. The notes which follow summarize certain important characteristics common to more than one tree in the grove. 1 . Trees 2, 3 ,5, 8 , 9, 11 , 13 ,and 16 all have less than 20% living crowns. Lower branches have died out due to dense shade. 2 . Trees 6 , 12 , 15, 20 and 21 have approximately 20-25% living crowns. Lower branches have died out due to dense shade. DISCUSSION: A. A generally accepted measurement of how a tree-covered site will respond to development uses tree basal areas for comparison. This is a forestry measurement that determines the total cross-sectional area ( in square feet per acre) of all the trees on a site using their DBH or diameter at breast height. A wooded site such as the subject property would normally be considered overstocked and unresponsive to development if basal areas are greater than 70. Using the plotted tree diameters (given) for the subject property and considering only the central mostly tree covered region the basal area measurement is 244 . (See next page for calculation. ) Page 2 This calculation is made as follows: Using the formula for the area of a circle (pi x r2 ) , calculate the cross-sectional area for each of the plotted trees using the given diameters in inches. (radius = diameter/2 , pi = 3 . 1415) Divide each area so calculated by 144 sq. inches/sq.ft This gives area in sq. ft. The sum of these areas is 244 sq. ft. The total area of tree covered ground is slightly less than one acre. B. Mature trees with a large volume of living crown can react most favorably to development. If the live crown is less than 20% of total height, problems may develop after construction. Small crowned trees ( <10% live crown) are candidates for removal before construction. These are industry standards and of course are subject to individual differences between trees. GENERAL RECOMMENDATIONS: 1 . General instructions for trees to be saved: a. As soon as possible this winter and in any case prior to construction, the builder should fertilize all trees with a "complete" fertilizer of N-P-K with micronutrients. This can be in dry or liquid form. Nitrogen should not exceed 15% by weight. Low concentration, low yield nitrogen feedings (<15% by weight, not to exceed 1# N per 1000ft ) should be continued every three or four months beginning one year after completion of construction. b. Tree protection zones should be marked out and mulched to a 10" depth with coarse wood chips around every tree to be saved to a minimum radius out from the trunks of loft. Ideally this radius would be equal to the tree's trunk diameter converted to inches, that is, a 24" diameter tree should warrant a 24ft diameter protection zone. But this is normally not practical . c. Dead wood should be cleared from trees to be saved during the tree removal process. Low hanging limbs which may interfere with construction should be removed at this time as well . d. Barrier fencing should be installed around tree protection zones as soon as possible after the tree removal process is complete. e. Trees should be irrigated weekly if at all possible during dry summer periods to prevent dieback of the important feeder roots. The mulched area should be watered by truck or hand held hose until runoff if more automated means are not available. Page 3 2 . General recommendations for construction site procedures to minimize damaging effects on trees to be saved: a. Do not let construction equipment or vehicles near trunks or main rooting areas. b. Construction activities should not occur within established tree barriers. G. Always limit material storage, construction machine access, vehicle parking, and cement or chemical rinsing to nontree areas. d. Locate on-site office trailers to locations away from trees. e. Preplan how construction site spaces will be used: 1 . Design and control access corridors for utility installation both underground and overhead. Utility trenches in particular should be assigned to nontree areas, should be made serpentine to avoid trees or should tunnel beneath tree rooting areas as a last resort. 2 . Provide for trucks and construction equipment to get back and forth to the building site. Designate a turnaround point away from trees for delivery trucks to prevent unwanted site compaction. 3 . Provide specific parking spaces for construction vehicles including subcontractors and laborers. 4. Provide for a cement washout pit away from tree protection areas. f . Keep toilet, lunch and break sites away from tree protection areas. g. Consider contractual penalties for tree protection area violations and tree barrier damage. RECOMMENDATIONS FOR SPECIFIC TREES TO BE SAVED: Trees 2 , 3 , 5,6 ,7,8 , 9, 11 , 12 , 13 , and 16 should all be removed. These are interior trees with minimal live crown areas and will be highly susceptible to wind throw after the remaining trees have been harvested. Due to the density of the stand all of these trees have experienced extensive competition and consequently would be found to have more spreading root systems than freer standing trees . If left standing they will experience more than usual root damage due to construction which will only increase their susceptibility to wind. Page 4 TREE NO. RECOMMENDATION 6E 1 small forelessg into root �1^� disruption. Remove dead wood. 14 Remove ivy from crown 15 Remove due to weak crotch where main stems meet. 17 Remove due to basal canker 18 , 19 Remove due to poor form and branch structure and poor health. 20 Remove vine maple from base. 21 , 22 Just remove dead wood and/or ivy. 24 A Purple Leaf Plum, remove due to poor form and disease. 26 This is just a tree stump and should be removed. 31 , 32 Remove rocks nearest it in the rockery "pit" to prevent girdling of the bark in its area. "Feather" the soil into the trunk in a natural way. 33 , 34 , 35 These trees are all diseased and should be removed. 36 Oregon oak with a double trunk. The eastern trunk is dead and should be removed. Remaining trunk leans slightly but can remain. 37 , 38 Both Oregon oaks in good condition. Observations were made after leaves fell so the extent of dead wood, if any, is unknown. CONCLUSION: The recommendations given in this report are not a guarantee that any particular tree will survive or remain healthy during or after the construction process. Unfortunately, no way exists to accurately predict the future success or failure of specific trees. Removal recommendations were based on appearance, site considerations and accepted guidelines. Trees to be saved in some cases meet only the minimal requirements for such consideration and must still endure the rigors of site construction and their habitat's extreme alteration. Should the wooded site to the west ever be developed, the subject trees should be reevaluated at that time for health and renewed susceptibility to wind throw due to removal of that natural barrier. TREE SURVEY FIELD NOTES: LOCATION:/5),(//74 CQ(,/fT OBSERVER: v DATE: I' 'IS',S WET DS PRESEN ?: ��J . I fH.I 4.. '„ t.a.•:�./ - i " /•t'e TODAY'S WEATHER / OBSERVING CONDITIONS: O/et[. = ,AW PRINCIPAL PHYSI SITE F TURES: w a i GE L ,TOP• RAPHY / DEGREE AND ORIENT TION • LOPE: 54r „Mflif LPN relager104',VII *Vrilfratliii:417ZTAVIIIM -7 GENFtRAL DRAINAGE •ATT S: _ ' 610 ) MAJOR STRU��ES; ROADS F CELINES, DISRUPT D AREAS: !%s I .A4 ve.�fe / 'l -y L ��r-f�i aYr• n COMMENTS: +(7 TREE NUMBER: COMMENTS: __ ‘5- s Att. 0 NE/4-zee,' y v?, .142A/r • it-2179 d% l 2 at Z ¢ll � l _ et.)Z"be/c AL C 7 r./ / l• -!J ,4•7.0s �-444( r lv4�,c,/ 9 li • ./r7 t yJ r rut, (91 / ka 4i,J yr ryy; it 0 "I: s-4,u' -0 y W fiirvt v +.e'arr,/J e• 0 G - 'it,P .4)9 '21 /f�%� �`:: v` / as irirvwcit).- I J ' rf 01-Z oCr 1 -4b �% ¢2 e `� ? '5/ ri ,�;tv rr✓/cr SC h&/ 52 ?/ ,Y� &lyg. J ././i:lr✓ QiS/ 'r efWA 5f✓u ill q - GY ria # d1 v-v✓'Ur 'JAS (p/ #Z wr ' 4 ar b o! S a /ouru�ry� Yl ' itY?J /:.t/rar' 1/O/ II I adrrarr/ proril '11 0/ v :samakilioo :2IIgKflN saw. • . 'FREE NUMBER: COMMENTS: / /[ O 0-ZS2 4/i/ �'lr-. iJ ,J U Li/ Gam` fv CI /0 a,07,,q14-1 aor s /67 "0 5-0/4" f 1 . 2- 0 Z/ ctp ,ett 30 ftu,I 0-4 //WSiteir0 Gv' r .7 Y./7 y( r am^-, ) ( )^ 23. fi ..{ J /l)ttP salt? ((f' 24 n, . �,lr�.vrrl /tin, n 1(.4.4-u _ (&tri4rf I SS. •rua o i jp..2.16 stti-yyl 30 A -14/^.,c-e.v 33-34-36— G / L .a.Lizzi ri-r c31. a.Uar,*.sf �.� l o lro Z. G,. .y+.ccP .4 e.: is , 1 . 012�d�4"u-ri t.'r 1' <3 7- etz,, /Yu:it/ ;Ali-,A ? PROM : Tom/Kristin Rogers PHONE NO. : 5036841193 Jun. 11 1997 01:39PM P2 alon March 12 , 1996 ( DSL, Tom Rogers DIVISION OF Tom Rogers Construction LLC STATE LANDS PO Box 80152 Portland OR 97280 STATE LAND BOARD JOHN A. KITZH BER Governor PHIL lRE: State File No. 10580 Secretary o State Fanno Creek Fill Project JIM HILL State Treasurer 775 Summer Street NE Dear Mr . Rogers: Salem,OR 97310-1337 (503) 378-3805 FAX (503) 378-4844 We have received your application to install riprap and a TTY(503)378-4615 sanitary sewer line with Fanno Creek. The Division of State Lands requires a permit if you plan to remove, fill or alter 50 cubic yards or more of material within the banks of a waterway. Based on your application, your project involves removal or filling of less than 50 cubic' yards of material, therefore a State removal-fill permit is not required. You must also receive authorization, when required, from the U.S. Army Corps of Engineers and local planning department before beginning construction. Please contact us if you have any questions . Sincerely, kat; tra),.4.4 William L. Parks Natural Resource Coordinator c: Dale Haslem, U.S. Army Corps of Engineers 773/ FROM : Tom/Kristin Rogers PHONE NO. : 5036841193 Jun. 11 1997 01:40PM P3 •.. T O p` 4., °m DEPARTMENT OF THE ARMY 4W1/,', NA PORTLAND DISTRICT,CORPS OF ENGINEERS 1°. P.O.BOX 2946 PORTLAND,OREGON 97208.2946 •; ' April 9, 1996 ', REPLY TO ATTENTICN OF: Operations, Construction, and Readiness Division SUBJECT: Permit Application No: 96-213 Tom Rogers Const., LLC P.O. Box 80152 Portland, Oregon 97280 Dear Mr. Rogers: We have reviewed your application (Enclosure 1) for a Department of the Army Permit to connect a sanitary sewer line, by placing 17 cubic yards of material along Fanno Creek near Tigard, in Washington County, Oregon. We have determined that the proposed work would be authorized under the terms of the nationwide permit described below, subject to the conditions (Enclosure 2 & 3), and provided you receive permits, where required, under Oregon's Removal/Fill Law and appropriate local authorizations. Nationwide permit 33 CFR 330, Appendix A, Section B, 12, authorizes discharges of material for backfill or bedding for utility lines, including outfall and intake structures, provided there is no change in preconstruction contours. A "utility line" is defined as any pipe or pipeline for the transportation of any gaseous, liquid, liquefiable, or slurry substance, for any purpose, and any cable, line, or wire for the transmission for any purpose of electrical energy, telephone and telegraph messages, and radio and television communication. The term "utility line" does not include activities which drain a water of the United States, such as drainage tile, however, it does apply to pipes conveying drainage from another area. Material resulting from trench excavation may be temporarily sidecast (up to three months) into waters of the United States provided that the material is not placed in such a manner that it is dispersed by currents or other forces. The District Engineer may extend the period of temporary side-casting up to 180 days, where appropriate. The area of waters of the United States that is disturbed must be limited to the minimum necessary to construct the utility line. In wetlands, the top 6" to 12" of the trench should generally be backfilled with topsoil from the trench. Excess material must be removed to upland areas immediately upon completion of construction. Any exposed slopes and stream banks must be stabilized immediately upon completion of the utility line. The utility line itself will require a Section 10 permit if in navigable waters of the United States. (See 33 CFR Part 322). PROM : Tom/Kristin Rogers PHONE NO. : 5036841193 Jun. 11 1997 01:40PM P4 -2- This verification is valid until two years beyond the date of this letter or until the nationwide permit is modified, reissued, or revoked. All the nationwide permits are scheduled to be modified, reissued or revoked in January 1997. It is incumbent upon you to remain informed of changes to the nationwide permits. We will issue a public notice announcing the changes when they occur. Furthermore, if you commence or are under contract to commence this activity before the date the nationwide permit is modified or revoked, you will have twelve months from the date of the modification or revocation to complete the activity under the present terms and conditions of the nationwide permit. If you have any questions, regarding our nationwide permit authority, please contact me at the above address or telephone (503) 326-7731. Sincerely, .el Gresham III Project Manager Regulatory Branch Enclosures Copies Furnished: ODSL (Parks) ODEQ (Priest) w/Application CO-GP (Black) w/Application • 08/02/96 09:37 $503 625 6179 PRIDE DISPOSAL a 001/003 P *R *I *D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)625-6177 TELEPHONE: (503) 625-6177 FAX Ii (503) 625-6179 FAX COVER SHEET DATE: y------ TO: i,Cc---1/- e.� C5 l TELEPHONE: FAX NUMBER: c ! ATTENTION: W ) l( t eL 1n FROM: WE ARE SENDING :3 PAGES (INCLUDING THIS PACE) . IF YOU DO NOT RECEIVE ALL OF THESE PAGES. PLEASE CALL US AS SOON A POSSIBLE. THANK YOU! I ifa5 Pri.,fad,,,• nn°Z. VaryrIPri rvrnpr 08/02/96 09:38 2Y503 625 6179 PRIDE DISPOSAL V1002/003 P 01 1 10 . z ger. a,./< Tiog E"/Ce_e, 54-< Zt--- L Ste A 4 'IE.r, e fl-■../v 1.,e i b (//A/A)) 5, 1 � Eigeit- 08/02/96 09: 38 $503 625 6179 PRIDE DISPOSAL Z 003/003 • Jr....._s, , • . • ik- .1 . 1..F7. Pro • r 7 1 ; _ . i ! ....._ , 41- ,. it-- t i - i. - • •• .• • -- • • .. I, 1..- , , , 1 . !--- •I . 1 rri . . . .) ,..„ I_ - 'I I , , 1 , i ,. ._. " • .. : 1.- 'it 1 [ Aoki. -,-- - 1 1 . 1.1 I : i r r I , ./... I ,IN "-17:111±Immil . .. .1.. L.. .. • _ i . , . .1._. „ I 1 . .... L._ 1 . .... , , ... , . , • . i i i , .• 1 - ::,ti ...r. , .. _ 1 1 1 r i i c...k , i 1 I r r i.- i t I' f- - 1-.. • I- .,ir . ._. • - - r • .7N-- L. - ' I ! 1 . e • • 1 - I.-- — i-. ..• 1 . ■_. I 1 - , - ... .. .... - . .: •i . I:. E.. II._ L ' - .... m....„...1 -- 1 1., 1 1 1 • I I 1 1 1 i • , _, r ,... .4 r i i 2 ! —1- ! 7 i 1 __. — --• .. .. . 1.. . ' 1 A .! i irk . i 1 I • I ' • I I i 4 , , I : • 1 I i ,.z.pr ...1; ,i - - I" r• 1 1 _... . , ..... _I 1.... i • i I I i 1 .,. .1 1 1 : i 1 1 i 'I ..... • , : 1 , r r - : "T r ' I ir ? III j ..._ , ...) . I I : • 1 . t 1 i i 1 , , i 1 • • 1 1 ' i ! i ! f ; i , --- k . , • -- i.- 1 -- _ , _ .i. , .... . ..• . 11 I. --. Lir.- 1 .1. .. ... . ..._ . ..—. q. 1■14! f MIP I ' i I • : 1 I ;•3• , • .i, i : 1 ... ....... ! • ... _ I. .... I I 1! I 1 Nlik! 1 ! ; I i i I i i i 1 1 1 • i 1 i • • I 1 { .1 .... . 1 ; I i 1 . I i .H 1 i ! .. _.1. I..... I .L . ..... i. 1 ., . . .. . , 1 1 1 I 1 1 1 i 1. 1 i, i 1 I. elE.LI • . 1— i ., C'Nt 1 ■ I 1 . 1 • 1 I . I — 1 — IZI I i ) ! . . . . . i _...i ... I • • i I, — `• — i I 1 ! ; •I I .' 1 4- ,' • , • . 1 1 ! i ; , . • , , . ••. . . .... : .. . •....., .. ... , , , _ - ; .J , i . . ! , I 1 .. I, 1 , I .. . ., . a 1 ' — — /ii! • I i i i I i I 4 1 1 o I ) I 1 • ■ is I • I I .1, 1 i _ i .1.. .. .,.. c 1 i 1 i.• I 1 i „ 1 , 1 . 11111 , i 1 1 ,. • , , I . I I -' t r I 1 I. i , • 1 1, 1 i ! . I i • 1 i I . , . . , ! ! i I I 41\ 1 I 1 % LSIeke7r 1 I 1... • : :. . r : . ;-- • 'o • I i ; 1 1 1 i ' 1 a , 4, i11 I il I 1 , i After Recording Return Copy of Recorded uocument to: City Recorder-City of Tigard 13125 SW Hall Blvd.-Tigard,OR 97223 PARTNERSHIP File No. EASEMENT BIKEWAY AND PEDESTRIAN WAY Bonita Court 36, LLC,hereinafter called the"Grantors."grant and convey unto the City of Tigard a perpetual easement over, across and under the land and real property described in Exhibit "A" for a bicycle way and pedestrian way, which may be used by pedestrians and non-motorized mechanical means of transportation. such as bicycles, and for no other purposes. The Grantee shall have the right to place, construct, operate, replace, maintain, inspect, reconstruct, install necessary improvements, and in connection therewith may remove any trees, shrubs, or brush necessary or convenient to accomplish said purposes. THE TRUE CONSIDERATION for this conveyance is $0.00. However, the actual consideration consist of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this casement does not convey any right, title,or interest except those expressly stated in this easement, nor otherwise prevent Grantors hum the full use and dominion thercover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises,Grantee agrees that if said Grantee.its successors or assigns,should cause said easement to be vacated,the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors,their successors,and assigns in the case of such event. TO HAVE AND TO HOLD the above-described and granted premises unto said Grantee,its successors,and assigns forever. IN WITNESS WHEREOF,I hereunto set my hand on this .L' day of L , 19 9'7 e>"&r),74,c ec,'rf - 3 i L .L.C . I/�'G��'L ;-) /7.-".\-/— Nate of Limited Liability Company SigncYSco 5�) d�(1:u- &✓d, £ 'e 3470 ature Al---iii Z Address Title 2 cr-l and Ce 97,2/1 i — C / / Signs ! �.�-`1ti1titi��� t�-`titi��ti�1-���rJ ill r, :!;=ems. OFFICIAL SEAL f Title r :14..A.; r DIANNE M. .LEY f ' .. NOTARY OMMISSION NO.030492 0 STATE OF OREGON ) / MY C COMMISSION EXPIRES DEC.26. . ss. .l County of Washington ) This instrument was acknowledged before me on It,,e_ q C. 1 CI 1 (date)by T►'4:'u uS l ei-e45-°t 11Z ( 1;() 1 .,'.z+t,S (names(s)of person(s)) as 1vA c--k 2,'''(-s (type of authority,e.g.officer,trustee.etc.) of 3c.,, +--Q. t.,,,.LS— fi t.. i L.i, C, (name of party on behalf of whom instrument was executed.) !(If ' e L Notary's Signature /7 My Commission Expires: �� - ( -9 / rt- Accepted on behalf of the City of Tigard this 2L day of -.�%^/C1 , 19 97 . it -r.- .--,--,-------.- Ciiy�ttgineer • NO CHANGE IN TAX STATEMENT MAR-e6-96 NED 11 - I LAND TECH INC 303 291 1613 p-03 • ••• i . ' LAND TECH, INC 8835 SW CANYON LANE SUITE 105 PORTLAND, OR 97225 PgONK (303)29l-93f3 FAX (50.1)211146.13 4U _?4:0_412111■itat- 'M.# �,(/V 1 • i sro. • I ?1.(i - .d1 _1111: 4114; so Il:1 Dew, : 41 - EXHIBIT A tract of land being a portion of that tract of!andd¢srxtbed in deed in Book 295, Page 125, - WasItington County Deed Records as established to Survey Narrirber 26243: Washington Coemty Survey Records` situated in the N.W. 1/4 of Section 12, T:2S.RIW., W.AL.City of 7 garnL Washmglw?Copy, Obsgor; being more parti s d r*&scrib odes fbllowac Beginning at a point on the east line of said Book and Page which bears N01°07'16"E 482.41 feet front the southeast corner thereof thence leaving said lire,N32°03'021'W, 30-94 feet;thence NO3°1679'E 21.77 fret;thence N48°58'41"W, 44.47 feet-thence N30°4,501f, 2674 f€ thence N72°39'I3'W, 20.83 fret,thence S66°02'51'W, 18.36 feet;thence N79°34'O21W, 1298 fret-thence 1128°39127'W,.58,90,feet;thence N54°37''05 W, 28.70 feet to a point on the west line-of said Book aid Page which bps NOl°07'16'x; 648.22 feel frane the southwest corner lhrreof thence ai g said west hone,NOl°07'16`E, 639.17 feet to the northwest corner thereof; thence along the north tine of said Book and Page, 388'42'32"E 166.75 feet to the northeast corner thereof thence along the east line of said Book and Page.SOl°07'16' 6; 804.98 feet to the point of beginning. MAR-06-96 WED 11 : 1 LAND TECH INC 303 291 1613 P.02 . A TRACT OF LAND DESCRIBED IN BOOK 295, PAGE 125, S71i/A TU) IN THE NW 1/4 OF SECTION 12, T.22, R. 1 W., WM., CITY OF TIGARD, WASHINGTON COUNTY, OREGON 6EAR19MG AND DISTANCE TALE LINE I CYREC110N I DISTANCE A S01-07116 1W 482.41' 8 S.3211.3'02"E 30.94' C Nan 61 9T 21.77' } D S48-58'41'£ 44.47' I E N30-44'501ff 26.74 F N723913`Y . 2Q83' G S66-02"51"w - 1836" N N7914'02 1"W 12.98' . • 1 N28-39427-ill 589QT J N5417'05'114' 28 70'' K SO1 b716'W 64822' • L S01217'16 W 639_T7Y N S88-42‘32T 166.75' r— N SD1o7'16 W 804.98 S88'42'32'E 166. 75'„ . ,ff___ _ f � � NrNo. 92-003514 G 4J H F O O ■: 00 � � it l\ A o � cat \i ty K / �4 NOT TO SCALE O ``' e 800K 295, PACE 125 A S88'42'32"E . 166.75' SW. BONI TA ROAD June 26, 1997 CITY OF TIGARD Amresco Capital Corporation OREGON Attn: Jeannie Smith 700 N. Pearl Street, Suite 2400, LB342 Dallas, TX 75201-7424 Re: Bonita Court Apartments Dear Ms. Smith: This letter is in response to your request for zoning verification. The property in question is located at 7775 SW Bonita Road (WCTM 2S1 12BA, Tax Lot 400). The following addresses the information you requested: 1.) The site is currently zoned R-12 (Residential, 12 units per acre) which permits the use of the project as a permitted use. 2.) Based on the materials available from our records, the project is a legally conforming use and structure. 3.) In the event of casualty to the project, in whole or in part, the project may be rebuilt in accordance with the approved Site Development Review (SDR 95-0017). 4.) The density permitted under the Site Development Review was 37 units. This includes the 36 unit apartments and the single-family dwelling. 5.) Seventy-nine (79) parking spaces were required for this project. if you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, PA1,4244-i ciT/OfrZtbf William D'Andrea Associate Planner, AICP i:\curpin\wilr\amresco.ltr 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 jTO BE PLACED ON JURISDICTION'S APPLICABLE ZONING OFFICE LETTERHEADI ZONING VERIFICATION DATE: TO: AMRESCO CAPITAL CORPORATION Re: PROJECT: ADDRESS: Ladies and Gentlemen: We have been advised that AMRESCO CAPITAL CORPORATION is considering financing the above-described apartment project pursuant to the Federal National Mortgage Association Delegated Underwriting and Servicing Loan Program. In that regard, we have been asked to provide you with certain zoning information in connection with this apartment project. 1. Current Zoning: The project is currently zoned , which permits the use of the project as multifamily apartments as a matter of right. (If current zoning does not permit the use of the project as multifamily apartments as a matter of right, please explain): 2. Conformance with Current Zoning Requirements. Based on the materials available from our records, the project is: A legally conforming use A legally non-conforming use A legally conforming structure A legally non-conforming structure Non-conforming If non-conforming or legally non-conforming, to the best of your knowledge, the project is non-conforming [or legally non-conforming] in the following respects: g:legal\ww∎acc\fnma\zonveri f.doc 3. Right to Rebuild Following Casualty: In the event of casualty to the project, in whole or in part, the project: • May be rebuilt substantially in its current form (i.e., no loss of square footage, same footprint, same number of apartments units) May not be rebuilt substantially in its current form except upon satisfaction of the following conditions and/or limitations: [insert specific requirements concerning restoration of the project and attach a copy of the applicable restoration requirements]: 4. Density Requirements: Please specify the number of apartment units permitted per acre or square feet: units per [please attach applicable ordinance]. 5. Parking Spaces Required at Project: Please specify the number of parking spaces required at the project [please attach applicable ordinance]: If you should have any questions concerning this matter, please contact me at (_) Sincerely yours, [applicable jurisdictional office] By: Name: Title: g:U egal\ww\acc\fnma∎zonveri f.doc