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PDR2003-00005
PDR2003 -00005 HAWK' S BEARD TOWNHOMES • A .1.. 441„ 120 DAYS = 1/17/2004 CITY OF TIGARD Community Development Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2003-05 PC BY THE PLANNING COMMISSION Case Number: PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 Case Name: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS Name of Owner: Autumn Park Townhomes, LLC Name of Applicant: Matrix Development Corporation Address of Applicant: 12755 SW 69 Avenue, #100 Portland, OR 97223 Address of Property: On the north side of SW Hawk's Beard Street, west of SW 130`h Avenue Tax Map/Lot Nos.: Washington County Tax Assessor's Map No. 1S133AC, Tax Lots 8300 through 15200. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR DESIGN REVISIONS TO A PREVIOUSLY APPROVED PLANNED DEVELOPMENT (PDR2002-00002). THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS Of REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING ON OCTOBER 20, 2003 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FAGS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN FINAL ORDER NO 2002-01 PC. Request: > The applicant requested approval to substantially modify the exterior design of a 62-unit townhouse project that was approved by the Tigard Planning Commission in July of 2002. The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. Zoning Designation: R-25: Medium High-Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.350 and 18.390. Action: > © Approval as Requested ❑ Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THIS DECISION IS FINAL ON OCTOBER 27, 2003 AND BECOMES EFFECTIVE ON NOVEMBER 11, 2003 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. lTHE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 10, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER NO. 2003-05 PC BY THE PLANNING COMMISSION CITY OF TIGARD Community'Development FOR THE CITY OF TIGARD, OREGON Shaping_A(Better Community A FINAL ORDER APPROVING A LAND USE APPLICATION FOR DESIGN REVISIONS TO A PREVIOUSLY APPROVED PLANNED DEVELOPMENT (PDR2002-00002). THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON OCTOBER 20, 2003. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS OF FINAL ORDER NO. 2002-01 PC 120 DAYS = 1/17/2004 SECTION I. APPLICATION SUMMARY FILE NAME: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS CASE NO.: Planned Development Review (PDR) PDR2003-00005 PROPOSAL: The applicant is requesting approval to substantially modify the exterior design of a 62 unit townhouse project that was approved by the Tigard Planning Commission in July of 2002. The applicant received conceptual and detailed approval of a 63-lot subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. The approved changes are available for public review at the Planning/Engineering permit counter at Tigard City Hall, Monday through Friday from 8:00 a.m. to 4:00 p.m. APPLICANT: Matrix Development Corp. Attn: Craig Brown 12755 SW 69th Avenue, #100 Portland, OR 97223 ZONING DESIGNATION: R-25, Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. LOCATION: The project is located on the north side of Hawk's Beard Street, and West of 130th Avenue, and is described as WCTM 1S133AC, Tax Lots 8300 through 15200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the City. The Planning Commission, therefore, APPROVES the requested Land Use Application subject to the conditions of approval of SUB2002-00005/PDR2002-00002. NOTICE OF FINAL ORDER NO.2003-05 PC BY THE PLANNING COMMISSION PAGE 1 OF 2 • SECTION III. CONCLUSION It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 20th day of October, 2003 by the City of Tigard Planning Commission. Mo Mark Padgett, Planning Commission Chair NOTICE OF FINAL ORDER NO.2003-05 PC BY THE PLANNING COMMISSION PAGE 2 OF 2 — III 98 U.- CITY of TIGARD V P GEOGRAPHIC INFORMATION SYSTEM IMI VICINITY MAP AIL - ______ ----, O -, ----_, ■ ° • • 4 *1111" PDR2003-00005 C• �� o ' 2 S 4,� P RR� . HAWK'S BEARD 4:1111111411r � IION 141 1 S NS Oki„. a OW i ■...N mv.,,,,,,,,,,,, .,, ...w.,,,.,,,km 1IRk JJ NI% MIN ji. lti\1� :21/41 ����� Tpa nl Area Map - 1 \� BEA 'D ST N 041 11111110 ill.(/)_ m . 0 100 200 300 Feet co /M' n — 2 +-•2ss+eM ii _ 411/— . iiiialv IIj City of Tigard QInformation on this map is for general location only and . ' should be verified with the Development Services Divisi n. 1 11. /hill saki 13125 SW Hall Blvd RP Tigard,OR 97223 (503)639-4171 I ` _—c----.. http./Awvw.cl.tigard.or.us Community Development Plot date: Sep 25,2003;C:\magic\MAGIC03.APR CITY OF TIGARD PLANNING COMMISSION Meeting Minutes October 20, 2003 1. CALL TO ORDER President Padgett called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Padgett; Commissioners Anderson, Bienerth, Buehner, Haack, and Webb Commissioners Absent: Commissioners Mores, Munro, and Sutton Staff Present: Dick Bewersdorff, Planning Manager; Brad Kilby, Associate Planner; Jerree Gaynor, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS None 4. APPROVE MEETING MINUTES Commissioner Buehner moved and Commissioner Webb seconded the motion to approve the October 6, 2003 meeting minutes as submitted. The motion passed by a vote of 5-0. Commissioner Bienerth abstained. 5. PUBLIC HEARING 5.1 PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS REQUEST: The applicant is requesting approval to Modify the exterior design of a 62 unit townhouse project that was approved by the Tigard Planning Commission in July of 2003. The applicant received conceptual and detailed approval of a 63-lot subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. LOCATION: The project is located on the north side of SW Hawk's Beard Street, and west of SW 130th Avenue. Washington County Tax Assessor's Map 1 S133AC, Tax Lot 8200. ZONE: R- 25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi- family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390 STAFF REPORT Associate Planner Brad Kilby presented the staff report on behalf of the City. He advised that the planned development was originally approved in July 2002. The applicant is now proposing exterior changes to the buildings and seeks Planning Commission approval for PLANNING COMMISSION MEETING MINUTES -October 20,2003-Page I the design changes. Kilby noted that staff does not typically review design, but because the original application was reviewed as a Planned Development through their conceptual plan, it is up to the Commission to approve the revisions. APPLICANT'S PRESENTATION Kara Hale, representing Legend Homes and Matrix Development, 12755 SW 69th Ave., Suite 100, Portland 97223 reviewed the applicant's design changes for the development (Exhibits A, B, and C). She noted that there would be no more heavy stone foundations with the new design. Detailing will be different for each unit, with decreased masonry only in key areas. PUBLIC TESTIMONY Wade Longworth, 11056 SW 131st Place, Tigard 97223 asked about colors of the new buildings. Ms. Hale showed him the new color palette (Exhibit D). APPLICANT'S REBUTTAL None PUBLIC HEARING CLOSED Commissioner Bienerth moved to approve the Planned Development Review (PDR) 2003- 00005, Hawk's Beard Townhomes Conceptual Development Plan Design Revisions request as presented, based on findings in the staff report. Commissioner Webb seconded the motion. The motion passed unanimously. 6. OTHER BUSINESS The Commission was advised that their recent decision on removal of the 114th Street barrier would be re-heard by the Commission on November 17th as a public hearing. Public testimony would be taken at the hearing and the Commission's decision could be appealed to City Council. Staff advised that Council will be discussing the planned development ordinance on November 25th Commissioner Buehner noted the importance of public notices indicating whether or not public testimony will be taken. 7. ADJOURNMENT The meeting adjourned at 7:36 p.m. / Jerre.=e.ynor, PI. ping !ommission Secretary ATTEST: Presi nt Mark Padgett PLANNING COMMISSION MEETING MINUTES -October 20,2003-Page 2 Hawks Beard Townhomes 6`6n/12; Elevation Changes Reasons for the changes: 1. To make them appear more as an individual home, rather than a large multi-unit building. 2. To add more charm and interest to each unit, aside from the masonry, the units were lackluster and plain. 3. The masonry was misplaced, it was too low on the buildings. What could be seen would make the buildings appear heavy, the remainder would be largely hidden by the landscaping. 4. The need to co-exist better with the surrounding single-family as well as the multi-family. The proposed changes: 1. Increase the architectural siding accents insuring a better home separation and individuality. a. Variation between front unit elevations b. Additional detail to rear and side elevations c. Additional window griding. d. Addition of detailed window boxes e. Addition of corbels. f. Addition of belly band details g. Addition of varied vent details h. Addition of knee braces at gables i. Addition of bracing detail to cantilevers for visual support j. Addition board and batt type siding treatments k. Addition of window shutters. 1. Addition of windows to lower garage area m. Addition of dentil and shelf detail at wall-to-gable transition. n. Increased the shake accents to include wall as well as gables. o. Decreased the masonry to reduce the heavy foundation appearance but still maintaining it as an accent. 2. Addition of rich exterior paint colors a. Utilization of a series of independent colors for each unit b. A base color across all buildings for harmony and unity c. Dark trim color for depth, richness and warmth The changes and variation that we propose will give this project a timeless appeal for phases and years to come. A 00:* i t ♦k !. r .. ti n+ �r ✓� V N Z. „ �r�,. "v, Nk • .tet. u. • , . 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HOLD HARMLESS AGREEMENT hRVCL Ccn;,E, am/representing the owner of property Print Name located at r{A iti<.S son) v, s tore , do hold the City of Tigard, Address or General Location its agents, and employees harmless in the event that any injury (monetarily or otherwise) is realized as a result of proceeding with the building or construction associated with The Hawk's Beard Townhome Project (PDR2002-00003 and PDR2003-00001). Project Name or Casefile . ,c)/27- 7/, Signature of Owner Date Or Authorized Agent RECEIVED Rl,Ty .. AGENDA _-AAP City of Tigard Gorrrunity Deuipnwt ing TIGARD PLANNING COMMISSION spA a�r� y OCTOBER 20, 2003 7:00 p.m. TIGARD CIVIC CENTER — TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS REQUEST: The applicant is requesting approval to modify the exterior design of a 62- unit townhouse project that was approved by the Tigard Planning Commission in July of 2001 The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. LOCATION: The project is located on the north side of SW Hawk's Beard Street, and west of SW 130th Avenue. Washington County Tax Assessor's Map 1S133AC, Tax Lots 8300 through 15200. ZONE: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1 ,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. 6. OTHER BUSINESS 7. ADJOURNMENT AL City of Tigard Community Development MEMORANDUMShaping f7 Better Community CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503)639-4171 Fax 684-7297 TO: Tigard Planning Commission FROM: Brad Kilby, Associate Planner gflue DATE: October 6, 2003 `) SUBJECT: Re-design hearing of Hawk's Beard Town homes (PDR2003-0000.1' As you may remember, the Hawk's Beard Town home project was heard by the Planning Commission on July 15, 2002. At that hearing, the applicant sought approval of a 63-lot subdivision and planned development overlay for a town home project. As indicated in the staff report, Planned developments by nature are developments, that if found to promote innovative design, protect and provide natural features, and provide landscape features and amenities, entitle the developer to more flexibility within the development. In review of this development, staff indicated that there were no natural features to protect or areas dedicated to open space. In fact, the only component of this development that was unique was the product itself. After further consideration of the approved design, the developer approached the City about modifying the design of the buildings to remove the cultured stone, and modify some of the architectural characteristics. Since the project underwent conceptual and detailed review simultaneously, and was reviewed by the planning commission, staff concluded that the matter would need to be reviewed by the planning commission again. I am enclosing a copy of the original order and site plan to remind you of the project design. All of the original documents are available to you any time prior to and during the hearing should you feel the need to review them. I will also be available for questions at the hearing. JO) 120 DAYS = 9/19/2002 ,�%). CRY OF TIGARD Community'Development SfiapingA Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2002-01 PC BY THE PLANNING COMMISSION Case Numbers: SUBDIVISION (SUB) 2002-00005 ZONE CHANGE(ZON) 2002-00001 PLANNED DEVELOPMENT REVIEW(PDR)2002-00002 ADJUSTMENT (VAR) 2002-00019 Case Name: HAWK'S BEARD TOWNHOMES Name of Owner: Burton E. Grabhorn Name of Applicant: Matrix Development Corporation Address of Applicant: 12755 SW 69 Avenue, #100 Portland, OR 97223 Address of Property: On the north side of SW Hawk's Beard Street, west of SW 130"Avenue Tax Map/Lot Nos.: Washington County Tax Assessor's Map No. 1 S133AC, Tax Lot 8200. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A SUBDIVISION, IONE CHANGE, PLANNED DEVELOPMENT, AND AN ADJUSTMENT. THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING ON JULY I5. 2002 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FAGS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: > Approval of a 63-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 3.76 acres of a 14.24 acre site. The lots are to be developed with attached single-family homes. Lot sizes within the development are between 1,166 and 2,660 square feet. The applicant is also requesting an Adjustment to the front yard setback on 4 lots. Zoning Designation: R-25: Medium High-Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Action: > ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THIS DECISION IS FINAL ON JULY 22, 2002 AND BECOMES EFFECTIVE ON AUGUST 6, 2002 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 5, 2002. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER NO. 2002-01 PC BY THE PLANNING COMMISSION • cm of TIGARD aaD Community'Deve(opment FOR THE CIT e F TIGARD, OREGON Shaping fT(Better Community A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A SUBDIVISION, ZONE CHANGE, PLANNED DEVELOPMENT, AND ADJUSTMENT. THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON JULY 15, 2002. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER. 120 DAYS = 09/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: HAWK'S BEARD TOWNHOMES CASE NOS.: Subdivision (SUB) SUB2002-00005 Planned Development Review (PDR) PDR2002-00002 Zone Change (ZON) ZON2002-00001 Adjustment (VAR) VAR2002-00019 PROPOSAL: The applicant is seeking approval of a 63-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 3.76 acres of a 14.24-acre site. The lots are to be developed with attached single-family homes. Lot sizes within the development are between 1,166 and 2,660 square feet. The applicant is also requesting an adjustment to the front-yard setback on 4 lots. APPLICANT: SR Design LLC OWNER: Burton E. Grabhorn Attn: Steve Roper 17610 Clackamas River Dr. 8196 SW Hall Blvd., Suite 301 Oregon City, OR 97045 Beaverton, OR 97008 ZONING DESIGNATION: R-25, Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and Institutional uses are permitted conditionally. LOCATION: The project is located on the north side of Hawk's Beard Street, and West of 130th Avenue, and is described as WCTM 1S133AC, Tax Lot 8200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.755, 18.765, 18.790, 18.795, 18.810. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the City. The Planning Commission, therefore, APPROVES the requested Land Use Applications subject to the following conditions of approval: NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 1 OF 29 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: u•mit o t e ngineermg I epartment :r,an 'ager, • • , ext. or review an. approval: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the infrastructure improvements for the project and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineerinc Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to construction, the applicant shall submit for City Engineer review a new proposed street name for what is now labeled as "1315 Avenue". The new street name will not be a numbered street. 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Hawks Beard Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local residential street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway aprons (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Hawks Beard Street in a safe manner, as approved by the Engineering Department. 6. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW 130th Avenue as a part of this project: NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 2 OF 29 A. 5-foot concrete sidewalk; B. street trees spaced per TDC requirements; C. driveway apron for Private Street "A". 7. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 8. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 9. The applicant's plans shall show that they will install "No Parking This Side of Street" signs along one side of 131 Avenue (to be renamed), Private Streets "A", "B", and "C", and along both sides of the two alleys. 10. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 11. The applicant's detailed public water system plan must be reviewed and approved by both the Engineering and Public Works Departments prior to construction. 12. Final design plans and calculations for the proposed public water quality/detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The developer shall maintain the facility for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 13. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." 14. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 15. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 3 OF 29 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 16. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $2,070.00. (STAFF CONTACT: Shirley Treat, Engineering). 17. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streets will be jointly owned and maintained by the private property owners who abut and take access from them. 18. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 19. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 20. Prior to approval of the final plat, the �p licant shall pay $1,444.00 to the City for the striping of the bike lane along the frontage of 130 Avenue. 21. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 22. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 426). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. E. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4T7T, ext. 247i) for review and approval: 23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 4 OF 29 24. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 25. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all streetlights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 26. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAB 83 (91). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 27. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. NOTICE OF FINAL ORDER NO 2002-01 PC BY THE PLANNING COMMISSION PAGE 5 OF 29 • 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one-year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 6 OF 29 18.810.180 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. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SECTION HI. BACKGROUND INFORMATION Site History The subject property was annexed into the City of Tigard in June of 1987. A daycare center was approved on the northeast portion of the property in 1989. The property was also divided and developed with an apartment development in 1989. As a result of that development, Hawk's Beard Street was constructed. The remaining property is vacant. This proposal would involve dividing the property into 63 lots and developing a townhouse style development. Vicinity Information: The site is located South of Scholl's Ferry Road between SW 130th and 135th Avenue. There are various uses immediately surrounding the site including a Church, a daycare center, an apartment complex, and single family homes. Proposal Information: The subject site is zoned R-25. The site slopes north to south. The applicant is proposing an attached single-family style Planned Development on 3.76 acres of the 14.24-acre site. The proposal also requires approval of an adjustment to the front-yard setbacks on 4 lots that lay on the perimeter of the project. Planned developments by nature are developments, that if found to promote innovative design, protect and provide natural features, and provide landscape features and amenities, entitle the developer to more flexibility within the development. In review of this development, staff finds that there are no natural features to protect or areas dedicated to open space. As discussed in this report, the only component of this development that is unique is the product itself. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 63-lot subdivision on 14.24 acres. With the exception of lot 63, all lots are to be developed with attached single-family homes. Lot 63 will remain vacant until such time that another developer purchases and develops it. Lot sizes within the development are between 1,166 and 2,660 square feet. The remaining lot 63 will be 10.48 acres. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the R-25, medium Density Residential District. Table 18.510.1 lists household living as a permitted use in the R-25 zone. Planned Developments are permitted in all districts. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application. Adjustments are typically type II, however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. NOTICE OF FINAL ORDER NO 2002-01 PC BY THE PLANNING COMMISSION PAGE 7 OF 29 • Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the public hearing. Staff has verified that the site is posted. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL PLANNED DEVELOPMENT STANDARDS: CHAPTER 18.350 The applicant has requested a Planned Development (PD) overlay zone change for the subject property. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following addresses compliance with the process and applicable base zone standards. The Planned Development Process: Section 18.350.030 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for all three elements of the planned development process, overlay zone, concept plan, and detailed plan. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; The lot sizes range between 1,166 and 2,660 square feet. The required lot size for the R-25 zoning district is 1,480 square feet unless an applicant specifically requests different lot sizes through the Planned Development (PD) process. The proposed lots range between 29 and 66.1 feet in width. Lot depth ranges from approximately 65 to 36.8 feet in depth within this development. The applicant has identified and detailed the requested lot dimensional standards for this development, and the minimum and maximum density requirements have been satisfied as discussed later in this report. Site coverage: The site coverage provisions of the base zone shall apply; The site coverage within the R-25 zoning district cannot exceed 80 percent of the site. Site coverage includes all impervious surfaces including roofs, sidewalks, driveways, and streets. The applicants' plan shows that 68% of the site will be covered with impervious surface. Less than 80% of the site is covered, therefore, this criterion is satisfied. Building height: The building height provisions shall not apply; and The height restriction does not apply within a Planned Development as long as the developer proposes an alternative that is approved. In this case, the developer has provided plans that show buildings that are 35 feet in height. The R-25 zoning district allows heights up to 45 feet. This criterion is satisfied. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 8 OF 29 Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The base zone standards call for a 15-foot front and rear yard setback. The provisions require that the perimeter yards meet these standards. The interior yard setbacks are flexible when proposed as a planned development. The applicants' plan maintains the required setbacks along all lots except for lots 2,3,4,and 5. The applicant has requested adjustments to the setbacks on these lots that are discussed later in this report. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant has proposed a zero-lot line standard for the development. The buildings are constructed in groups of 2, 3, and 4 units. Compliance with the UBC requirements is mandatory and will be verified at time of plan review for the individual buildings. This criterion has been met. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. The applicant is proposing attached dwelling units. Alleyways will serve some of the units with rear loaded garages. The applicant is also providing access to units 23 through 62 along private streets. The applicant has illustrated that the garage openings will exceed the required 8 feet along these frontages. All other garages will be rear loaded and served from an alleyway. The front yard setbacks along the remaining lots vary. Setbacks will be discussed in more detail later in this report. This criterion is satisfied. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. FINDING: The base zone standards that are related to the previously discussed criteria have been satisfied. PD Approval Criteria: 18.350.100 Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval; therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Section 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. This criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 9 OF 29 Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: • A maximum of 3% is allowed for the rovision of undeveloped common space; • A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces, plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; • A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography, view, and sun/wind orientation; • A maximum of 3% quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. The applicant has not requested any density bonuses. Density will be discussed later in this report under Chapter 18.715. Chapter 18.730, Exceptions to Development Standards; None apply. This criterion is not applicable. Chapter 18.795, Visual Clearance Areas; The applicant has illustrated the clear vision triangles on the plan. There do not appear to be any circumstances that would impair the clear vision at any intersections within the proposed development. Any violations of this chapter will be remedied through code enforcement. This criterion is satisfied. Chapter 18.745, Landscaping and Screening; Because this is an attached single-family development next to vacant land zoned for the same density, there is no requirement for screening or buffering. The day care is already screened and the side yards adjacent to the daycare will be landscaped. As discussed later in this report, the applicant is required to landscape at least 20% of the site. The applicant has provided a landscape plan that is analyzed and discussed later in this report. Chapter 18.765, Off-street Parking and Loading Requirements; The applicant is providing each unit with a side-by-side two car garage, and has identified some off street parking spaces at some locations along one side of Private Street C. There are limited opportunities for on street parking within or around this development. Attached single-family units are required to provide a minimum of 1.75 spaces for a three-bedroom unit and 1.5 spaces for a two- bedroom unit. The applicant has proposed to provide all units with a two-car garage. This criterion is satisfied. Chapter 18.705, Access, Egress and Circulation; and The applicant has indicated in the narrative that a driveway that is at least 15-feet wide will serve each dwelling. The applicants' plan shows that all units have the required 15-foot access. The proposed street improvements and circulation patterns are evaluated under discussion of compliance with street and utility standards in Section 18.810 later in this report. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 10 OF 29 Chapter 18.780, Signs. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. FINDING: Staff finds that the proposed development is consistent with the guidelines listed in the Planned Development Section 18.350.100.B.2. In addition, the following criteria shall be met: Relationship to the natural and physical environment: 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; The proposal is located on vacant property that slopes generally north to south. The plan has the homes having primarily east and west exposure. There are no natural features to consider with the exception of the topography and natural drainage. The proposal is designed to follow the slope and a drainage design has been proposed and is discussed later in this report. Structures located on the site shall not be in areas subject to ground slumping and sliding; There is no evidence within the record or within any city record related to this property to suggest that the property is located within an area subject to ground slumping and sliding. This criterion is satisfied. There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The proposed design is compact, and designed for zero lot line construction. There is adequate distance between buildings to allow circulation, light and air, and fire protection will be required during construction review. This criterion is satisfied. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The proposed structures are oriented to the east and west. The standard does not provide any further definition and therefore meeting the standard is problematic. There are no additional standards in the development code that address solar or wind consideration. This criterion is satisfied. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. There are no significant trees located on the site. The site was cleared and planted with grass seed several years ago. This criterion is satisfied. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; Because the proposed development is for attached single-family homes in a single-family neighborhood, the TDC does not require any additional buffering. This criterion is inapplicable. In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 11 OF 29 • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. As stated previously, there is no requirement for buffering for this project. This criterion is inapplicable. On-site screening from view from adjoining roperties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. There are no proposed storage areas or other proposed activities that would require screening under this proposal. This criterion is satisfied. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; • Private outdoor area -- multi-family use: • Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed attached single-family development. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; As discussed later in this report, the proposed development complies with the access standards in Chapters 18.705. and 18.810. This criterion is satisfied. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Referral comments from Tualatin Valley Fire and Rescue indicate that the proposed circulation system for the development is acceptable if their conditions are addressed. See Section VIII of this report for more details. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The project fronts on SW Hawk's Beard Street and SW 130th Avenue. SW 130th Avenue is designed to have bike lanes on both sides of the right-of-way. As discussed later in this report, the developer would be expected to participate in the construction of the bike lane on the west side of 130th Avenue. Landscaping and open space: Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; The applicants' plans indicate that 32% of the site will be landscaped. This criterion has been met. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 12 OF 29 • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area The closest facility is a bus line that runs along SW Scholl's Ferry Road. The recent expansion of Westgate Baptist Church is to include a covered transit stop at that location. Tri-Met officials have been notified of the proposed development and have not indicated a need for transit facilities at this location. This criterion is inapplicable. Signs: No signage is proposed with this application. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Parking will comply with all applicable requirements of Chapter 18.765. Refer to the previous discussion of compliance with parking standards in Section 18.350.100.B.2.e. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. No areas within the 100-year floodplain exist on the site. This criterion is not applicable. FINDING: The proposed development complies, or can be conditioned to comply with all planned development approval criteria contained in Section 18.350.100 of the Tigard Development Code. 18.350.110 Shared Open Space Requirements for shared open space. Where the open space is designated on the plan as common open space the following applies: The open space area shall be shown on the final plan and recorded with the Director; and The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space lproposed for dedication to the City must be acceptable to it with regard to the size, shape, ocation, improvement and budgetary and maintenance limitations; NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 13 OF 29 By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has not proposed any open space with this development. This criterion is not applicable. Special adjustments 18.370. Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. The applicant is requesting adjustments to the front yard setbacks along the frontages of lots 2, 3, 4, and 5. However, according to TDC Section 18.350.070 (4)(a), "front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360." The adjustments are being considered and reviewed using Section 18.360.080(A) as follows. Exceptions to setback requirements Section 18.360.080. The Director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: An exception which is not greater than 20% of the required setback; The required front yard setback is 15 feet. The applicant is requesting an adjustment that would make the front yard setback 13.5 feet for lots 2 and 5, and 14.5 feet for lots 3 and 4 constituting a 7-10% adjustment. The setbacks would not be greater than 20% of the required setback. This criterion is satisfied. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; The requested adjustments are for four lots that front SW 130th Avenue. The nearest structures are well over 60 feet away. There will be no adverse effect to any adjoining properties in terms of light noise levels, and fire hazard. This criterion is satisfied. Safe vehicular and pedestrian access to the site and on-site; The applicant is required to construct sidewalks along SW 130th Avenue and has proposed sidewalks to the front of the units. The units in question are served with rear loaded garages through an alleyway. There is no reason to believe that the adjustments would impair vehicular or pedestrian access to the lots. This criterion is satisfied. A more efficient use of the site which would result in more landscaping; and; The exception does not necessarily add landscaping, nor does it diminish landscaping opportunities. The amount of additional landscaping afforded by not approving the exception would be negligible. The preservation of natural features which have been incorporated into the overall design of the project. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 14 OF 29 As stated previously, the only natural feature associated with this property is the slope. The slope has been incorporated into the overall design of the site. This criterion is satisfied. FINDING: The proposal meets all of the criteria necessary in order to grant the front yard setbacks on lots 2, 3, 4, and 5. Staff recommends that the adjustments be approved. Zone Change: Standards for Making Quasi-Judicial Decisions: Chapter 18.380 A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial zoning map amendment shall be based on all of the following standards: Demonstration of compliance with all applicable comprehensive plan policies and map designations; The development code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis of sections below, the proposed zone change is, or has been conditioned to ensure compliance with the requirements for planned development (PD) in Section 18.350.020 and all other applicable requirements. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the comprehensive plan or zoning map that warrants a zone change from the underlying zone. However, a zone change is necessary to place the overlay designation on the property. This criteria is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As illustrated in this report, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant reserved the name "Hawk's Beard Townhomes" with Washington County in February of 2002. This criterion is satisfied. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and There are no major subdivisions approved for the adjoining property, however, the applicant has proposed a public street that would extend into lot 63 providing for a future connection when the adjoining property is developed. This criterion has been met. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 15 OF 29 An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. FINDING: The proposed development complies with all preliminary subdivision criteria. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and adjacent property are all designated R-25 Medium-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R=25 •' PROPOSED , Minimum Lot Size -Attached unit [1] 1,480 sq.ft. 1,166-2,660 sq. ft. Average Minimum Lot Width none 29-66.1 feet Maximum Lot Coverage 80% 68% Minimum Setbacks - Front yard 15 ft. Varies * - Side facing street on 10 ft. 19-20 feet corner& through lots - Side yard 5 ft. 0/3 ft. - Rear yard 15 ft. Varies * - Side or rear yard abutting more restrictive zoning district 30 ft. N/A - Distance between property line and front of garage 20 ft. 8/20 ft. Maximum Height 45 ft. 35 ft. Minimum Landscape Requirement 20% 20% For PD Overlay [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. * Front and rear yard setbacks vary throughout this development, but they have been found to be consistent with the standards in the Planned Development Chapter of the TDC. FINDING: Since the proposed development is a Planned Development, these standards can be altered to fit a specific design. The applicant has proposed dimensional standards that meet or exceed the development standards of the underlying zone with the exception of lot size and front yard setbacks. Adjustments to the front yard setback have been requested for lots 2, 3, 4, and 5. This criterion is satisfied. ACCESS AND EGRESS: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 16 OF 29 TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS Dwelling Unit/Lots Minimum Number of Minimum Access Width Minimum Pavement Width Driveways.Required 1 or 2 1 15 feet 10 feet The applicant has indicated in the narrative and on the plan that each lot within the subdivision will have access to a private street, public street, or alleyway and that each access will meet the 15-foot access requirement. FINDING: All proposed lots will meet the required 15 feet of access required for attached single- family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground Boor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for an attached single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. There are no access drives proposed that would exceed 150 feet in length. This criterion has been met. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length. The deepest lot in the proposed development is 65.5 feet, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. There are no driveway approaches proposed to any arterials or collector streets. SW 130th Ave. is designated a neighborhood collector within the recently adopted Transportation Systems Plan. The only access requested to SW 130 Ave. is the intersection of "Private Street B", which is 30 feet wide. This criterion is satisfied. NOTICE OF FINAL ORDER Na 2002-01 PC BY THE PLANNING COMMISSION PAGE 17 OF 29 FINDING: The proposed development can comply with all applicable access, egress, and circulation requirements of Chapter 18.705. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the ublic for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. As stated earlier in this report, density is being calculated on the ortion of the site that is proposed to be developed. The applicant has provided a plan that would indicate what future opportunities there are for development on the remainder of the parent parcel, and when that portion of the property is developed, the densities in effect will be imposed on the property. For this proposal, the net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 163,874 square feet Street dedication 58,778 square feet NET DEVELOPABLE AREA 105,096 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-25 zone 105,096/1,480 = 71 dwelling units FINDING: The proposed 63 dwelling units do not exceed maximum density of the net developable area. The pre-existing unit is to remain, therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units p er net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 71 X0.80 = 56 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 18 OF 29 Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is lipermitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is an attached single-family project, which is permitted within planned developments in the R-25 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-25 zoning district as well as, planned developments requires that a minimum of 20% of the site be landscaped. As discussed previously, the areas that are to be landscaped constitute 32% of the site. This criterion is satisfied. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has provided a landscape and street tree plan for the development. The species and spacing of the proposed street trees is appropriate. CONDITION: The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening: Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). Single-family developments, multi-family developments, a church, and a daycare surround the subject site. There are no requirements for buffering and screening for this project. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 19 OF 29 FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. MIXED SOLID WASTE AND RECYCLABLE STORAGE: CHAPTER 18.755 Although listed as a review criteria for this application, this chapter is only applicable to multi-unit residential buildings containing five or more units and non-residential construction. Therefore, this chapter is inapplicable. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 62 lots for attached single-family dwellings, and one large lot that will remain vacant until it is bought and developed by someone else. Submittals of detailed plans for the construction of homes have been provided along with the application. Table 18.765.2 requires that 1.5-1.75 off-street parking spaces be provided per attached dwelling unit. The number depends on the number of bedrooms within the dwelling. There is no maximum limit on parking allowed for attached single-family dwellings. There is also no bicycle-parking requirement for attached single-family dwellings. In this proposal, the applicant is proposing to provide each unit with a two-car garage. Those units without driveways being served by the alleyways will have to share a limited amount of parking spaces on the private streets. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The development is a proposal to develop a currently vacant parcel. There is one tree on site. The tree is below twelve inches in diameter and will not require mitigation. This standard is met. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. The applicants' plans have illustrated the clear vision areas. There are no apparent obstructions within these areas. This standard is met. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 20 OF 29 ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $239. According to the Washington County TIF ordinance, 32 percent of a projects 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): $239 divided by .32 equals $746. ($239 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a Planned Unit Development generates 7.44 average weekday trips per dwelling unit, per day. As there are 62 new dwelling units proposed, 461.28 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 342 feet of the liprojects frontage on SW Hawk's Beard Street. At an approximate cost of $150 (estimated cost) per near foot, this is valued at approximately $51,300. The applicant is also expected to participate in the striping costs of the bike lane on SW 130 Ave. The estimated cost of these improvements is $1,444.00 and is broken down under the discussion of bikeways in section 18.810. The applicant is also required to construct sidewalks along 429 feet of SW 130 Ave. At an estimated cost of 16.25 a linear foot, the cost of this improvement is approximately $6,971.25 Estimate of unmitigated impacts Full Impact is equal to 461.28 daily trips x $746 = $344,114.88 Less TIF Assessment 461.28 daily trips x $239 = $110,245.92 Less Mitigated costs = 66,686.50 Equals the unmitigated Impact of: $167,182.46 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route to have a 58-foot right-of-way width when bike lanes are required and a 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 130th Avenue, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map, as amended by the Transportation System Plan (TSP), recently adopted by the City Council. At present, there is approximately 60 feet of ROW on 130 Avenue, according to the most recent tax assessor's map. No further ROW dedications are required. NOTICE OF FINAL ORDER NO 2002-01 PC BY THE PLANNING COMMISSION PAGE 21 OF 29 • SW 130th Avenue is currently improved with a paved width of 40 feet curb to curb, which exceeds the new standard. This roadway lacks sidewalk and street trees. In order to mitigate the impact from this development, the applicant should install concrete sidewalk and plant street trees along the frontage of the site. The applicant's plans show they will provide for these improvements. Although the new TSP requirements call for landscape strips between the curbs and sidewalks, the Development Code has not been fully updated with those elements. Therefore, curb tight sidewalks could still be permitted. Staff recommends approval of the applicant's plan that shows curb tight sidewalks, as the preapplication meetings for this project were conducted under the assumption of curb tight sidewalks. This site is also adjacent to Hawks Beard Street, a local residential street that is partially improved on the south side. The applicant proposes to construct a half-street improvement along the frontage of this site to meet the City's local residential street standard. There is adequate ROW for this street, so no further dedications are needed. This development will result in the creation of one new public street (labeled as "131St Avenue" on the plan). This roadway is proposed to have a ROW width of 42 feet and a paved width of 28 feet. The street trees will be placed in landscape easements behind the ROW, as shown on the preliminary plan. Staff concurs with these widths and the design of the street. Since the paved width will only be 28 feet, parking must be restricted to one side only. The applicant will be required to install No Parking signs on one side of this street. Staff recommends a different street name for this roadway because it does not align across from 131st Place to the south, nor does it coincide well with the '13100" grid line for the City's addressing needs. Therefore, this new roadway will need to have a different name, to be approved by the City Engineer prior to approval of the final plat. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Sheet C3 of the preliminary plan set shows a potential future street plan. Although there are some elements of this plan that may not be desirable for a fL1ture developer (shallow lots adjacent to Scholls Ferry Road, or no street intersection across from 131S Place), Staff finds the applicant's street layout does not preclude effective development of the adjacent property. Further, the street layout does not preclude a future developer from meeting the block length requirements of 18.810.040. Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The new intersection of 131St Avenue (to be renamed) is approximately 160 feet away from the existing intersect pn at Eschman Way, thereby meeting the criterion. The intersection of Private Street 'A" at 130 Avenue is approximately 300 feet from the intersection at Hawks Beard Street, thereby meeting the criterion. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 22 OF 29 Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Private Street "B" and Alley "D" both exceed the 200-foot length standard. Private Street "B" is approximately 250 feet lonc, and Alley "D" is approximately 230 feet long. However, in the preapplication meetings for his project, Staff concurred that physical connections of these private streets to Hawks Beard Street would not be preferable because their intersection points would not meet the 125-foot intersection spacing standard of 18.810.030.G. Further, connection of these streets to Hawks Beard Street would not significantly enhance the block length or street connectivity aspects of this development The block length already created by Hawks Beard Street/131 I Avenue/Private Street "A"/130tr' Avenue measures approximately 1,160 feet, which more than meets the block length requirements of 18.810.040.A. Connecting the two private streets to Hawks Beard Street would be overkill. Therefore, Staff concurs with the street plan and the length of these two private streets. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The gradient of the site is approximately 4% from north to south. The new public street labeled as "131 Avenue will have a gradient of no more than 5%. The other private streets will similar gradients. Therefore, this criterion is met. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There will be a total of five private streets, including alleys, in this development. Private Streets "A", "B" and "C" will have paved widths of 28 feet, and Alleys 'D" and "E" will have paved widths of 20 feet. Private Street "A" will not have driveways, but will provide parking on one side. Private Street "B" will provide driveway access for Lots 23 — 30, and frontage parking for Lots 17 — 22. Private Street "C" will provide driveway access for Lots 31 — 36, and frontage parking for Lots 12 — 16. Alley "D" will provide the driveway access at the rear of Lots 17 — 22 and Lots 1 — 6, and will have no parking. Alley "E" will provide driveway access at the rear of Lots 21 — 16 and Lots 7 — 11, and will have no parking. Staff finds the overall private street layout and widths to be acceptable and because this development will consist of attached units in a planned development, the streets can serve over six dwelling units. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 23 OF 29 The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) alon with the final plat that will clarify how the private property owners are to maintain the private streets). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. As was menti9ned previously, the block length created by Hawks Beard Street/131st Avenue/Private Street "A7130" Avenue measures approximately 1,160 feet in length. This block length meets the criterion. In addition, the street layout in this development will not preclude future development of the parcel to the west from meeting this standard. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The inclusion of the public street through the proposal meets this standard. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is ess than 1.5 times the minimum lot size of the applicable zoning district. No lots are deeper than 2.5 times the average width. Parcel width is proportionate to the depth as required within this development. The deepest lot is 65 feet and 40 feet wide. This criterion is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As indicated earlier in this report, all lots have more than 25 feet of frontage on a public or private street. This criterion is satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing sidewalks along 130th Avenue, Hawks Beard Street and 131st Avenue, as shown on the preliminary plan, the applicant will meet this criterion. NOTICE OF FINAL ORDER Na 2002-01 PC BY THE PLANNING COMMISSION PAGE 24 OF 29 Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line at the intersection of Eschman Way/Hawks Beard Street. This line was sized to accommodate full buildout of this area. The applicant's plan shows they will extend new public lines into this development to serve the new lots. They will provide an 8-inch stub to the north property line to accommodate future development of the adjacent parcel. No main line extension is necessary in Hawks Beard Street to the west property line because there is another 8-inch main line at the intersection of 131st Place/Hawks Beard Street that can also be accessed when the adjacent parcel is developed. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no existing upstream public drainageways that affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is an existing drainageway to the south of this site, across Hawks Beard Street that flows southerly into Summer Creek. The applicant's plan shows they will convey the stormwater runoff from this development to the southwest corner of the site where it will be treated and/or detained in a pond facility. From there, the stormwater will be conveyed across Hawks Beard Street to where it will be discharged into the existing drainageway to the south. The preliminary sizing calculations for the detention needs of the site show that the pond would need to have a detention volume available of approximately 3,653 cubic feet. The actual volume provided will be approximately 4,887 cf to 8,000 cubic feet. Staff concurs with the pond design. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 25 OF 29 • Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18..810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 130`h Avenue is classified as a bike facility and has a paved width that will accommodate bike lanes. However, no bike lanes are striped at this time. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Since no bike lanes exist adjacent to this site, but development of this site would benefit from the future bike lane, Staff recommends the applicant contribute funds toward the striping of the bike lane. The City will use the funds when full striping of 130 Avenue is conducted. The amount of the striping would be as follows: • 450 feet of 8-inch white stripe, at $2.50/If $1,125.00 • 11 Mono-directional reflective markers @ $4.00/ea $ 44.00 • 1 Bike lane legends @ $175/ea $ 175.00 • 1 Directional mini-arrows @ $100/ea $ 100.00 $1,444.00 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. When the City stripes this roadway, a minimum five-foot wide bike lane will be striped. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-groundinj costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead lines adjacent to this site. Therefore, this section does not apply. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 26 OF 29 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Douglas B. McCollum prepared a traffic impact report, dated December 17, 2002. McCollum reviewed the traffic impact of this development on the following local intersections: • Scholls Ferry Road/130th Avenue • Hawks Beard Street/130th Avenue • Hawks Beard Street/135th Avenue, and • Site access points. The existing level of service (LOS) at each of the intersections is acceptable and are as follows: • Scholls Ferry/130th LOS C AM and PM) • Hawks Beard/130tH LOS A AM and PM) • Hawks Beard/135th LOS C AM) and LOS D (PM). This development will generate approximately 451 new weekday trips, with 36 new trips during the AM Peak Hour and 43 new trips during the PM Peak Hour. With a five- percent background traffic growth factor added, plus the addition of the new site trips, McCollum estimated the future LOS art each intersection will not change from the existing. Plus, the new access points on both 1301 Avenue and Hawks Beard Street will have LOS of A and B. All expected LOS are acceptable. McCollum also reviewed left turn lane warrants for this development and found that they were not met for either access point. Therefore, no left turn lanes are required. Staff finds the proposed development will not have an adverse impact on the existing street system or traffic patterns in the area. Public Water System: This site lies within the City's water service area. There is an existing 8-inch water line in 130th plan Avenue and a 12 inch lino in Hawks Beard Street. The applicant's la Sows that main lines will be extended in the new public street and the three private streets. Water meters will be banked at the alley entrances from the private streets. The Public Works Department may require a modification to this design, as public water lines in private streets are not preferred. Prior to construction, the water system design shall be reviewed and approved by both the Engineering and Public Works Departments. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed treatment pond at the southwest corner of the site must have a minimum treatment volume available of approximately 3,376 cubic feet, according to the preliminary sizing calculations. The pond will have an actual volume available of approximately 3,463 cubic feet, which is more than adequate. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 27 OF 29 maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Since the site is less than five acres in size, a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $2,070.00 (69 lots and/or tracts X $30/address = $2,070.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)1 on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal but did not provide any comments at this time. The City of Tigard Operations Utility Manager has reviewed the proposal and provided comments that have been incorporated into the discussion regarding public water systems. NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 28 OF 29 The City of Tigard Long Range Planning Department has reviewed the proposal and expressed concerns regarding the planned development concept and lack of open space. The City of Tigard Property Manager has reviewed the proposal and has stated that a homeowners association should maintain any open space within the proposal. The City of Tigard Arborist has reviewed the proposal, and has stated that he would recommend that the applicant add some native species and diversity to the street trees. The trees that are proposed are acceptable street trees. The Tigard Police Department has reviewed the proposal and indicated that they have no objections to the proposal. SECTION VIII. AGENCY COMMENTS The Tualatin Valley Fire and Rescue Department has reviewed the proposal but did not offer comments in time to be included in the written staff report. Washington County Transportation and Land Services has reviewed the proposal and indicated that the developer would be required to provide a cumulative traffic impact study that would allow them to quantify the impacts to the County Road Systems. They indicated that if improvements were determined necessary at that time, the developer would be required to make the improvements. Otherwise, there would be no requirements on the development at this time. The City of Beaverton has reviewed the proposal and indicated that they have no objections to the proposal. The Tualatin Hills Park & Recreation District has reviewed the proposal and indicated that it was outside of their jurisdiction. The Beaverton School District has reviewed the proposal and indicated that the development would have a negative impact on the system. Staff contacted the district and requested mitigation measures that would help offset the impacts. The District did not feel that they would be able to impose any restrictions on development at this time, and stated that all new development has a negative impact on their ability to provide educational services. Clean Water Services, PGE, Tri-Met, Tualatin Valley Water District, and the Tigard/Tualatin School District #23, were notified, but no comments were submitted. SECTION IX. CONCLUSION It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 15th day of July, 2002 by the City of Tigard Planning Commission. A a_ ft- Mark Padgett, Planning Commission Chair NOTICE OF FINAL ORDER NO.2002-01 PC BY THE PLANNING COMMISSION PAGE 29 OF 29 � —IOW. -.w -- ammill1111111 'MI .. 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T JC' 111 , �l _ 0 200 400 800 FNl � Dliell 7 r _ - 402Int� f� < Z ID` I rItMI '2 '�` _ LL City of Tigard - It■, � ” Information on this map is for general location only and �,' _ s hould 6e verified with the Development Services Division, '� 73125 SW Hatt Blvd BRITTANY Ti(503)OR 9171* (503)639.4171 T �.�1,`,_%�•L1� ___-• _ ♦ ' httplAw.w.ci.tigerd.or.us Community Development Plot date:May 23,2002;C:\maaicWWGIC03.APR 3 d o 0 ao vN \ , m —n 'o \\\ REMAINDER 10,48 AC, T.6900 I' n 8200 \ z0 , e R- bo S1 ; 2 Via ; ; 00 '� e1 ; a \ Y■ '; ,D ; ,�I am._ • i - - _ -S,111 131ST AVENUE - - - _ I \\ ~_, (8, I 48 ' 4e '47 ' 46 '46 ' 44' 43_ 1 I . 42 ' 414 40 1 3e i313 i 37 , Z÷ n 6000 1 1 23, 24 ' za :26 27 2A ; 2e 30 ; I + . i 31,32 ' 33: 34 : 35.36 • \ik b -r. + PRIVATE ST. -r • >1 PRIVATE ST. -C I \ co N --- \ 22 ; 21 : 20 : 16 : 1e : 17 + 1e 16 1♦ 13 + I '12 p .._..... + �---- - --- ---- `--- --- t- --- - _ OAr CARE N �4e9�r� --- --- --- n etoo V+ \ o n too ? t 1 2 , 3 4 , 6 , e 11 ■ 7 s e 10 • li - � �' 1 , , It cif °o �,r P `= _�_---_---- - -- ---�' t-----—_ __- --- 1-- I ran° /- - - s.w 1i TH AVENUE J - ��`` ^--- ,.p . - .." -"1 I 1 n s+oo I n s2oo T n 5300 ,.I N n 000 O •- - 0 p Z G 2 N O 3 > 1 N R V1 0 0 i . o CITY OF TIGARD PLANNING DIVISION 1® o 1 . , , ,-, .-.- ---, _. -- • -.\i .,. ........ -- ...... _ •..,,--:-.--- - _..„.„ * . ---, °11•\,,,g .,',..1/4.-1,■,_ ,it. .j.,...;:f........."--1::''''b;%%.%'..r.r.'''''-':..,'T,_..,,,,....---::''..,•.:,,,..........._,_-_--''.7.....,_ _,.....,......,;- :..,,,,7,..ts,,,%* —,. ..N, .. ... __,-------'-"- ,,,,..."• •--......4,,,,.,,,........."I-"•••••• ■„_-•-f,-;.- -;;;;004i -,.. , ;.44,,„,.--;•■ A•?4,""...*-eler-,..:.1"irs!1:•.4,14.44%.e.---.,4 P _,'_i 01.111.1 k.--....-7.-... -",p,_....:!•-•*:‘''''‘''N‘•• .. .,.. • . _-- \' .7',-7 ( ,„. •......‘crr'-;->7';'74 id. .P..... .P.,;'‘,,,*'‘•.- I:Ri....,,,,:-.4,...,,---, ----„., --....- •., - • • _ -- •- ..-- ,Ni\\,k‘., ......: ' .....',.. --....---"----- • N‘.., \% x .,-,--.Z.C1.44.°15...:.11 0111111•Ao."--.;,,,,,,,,-".„-...'"1.'"5.111.r..---..eiLL'f,z:'"%'I'iill 1.114 %'..---4....s.Z-4!:■. ..-.----'• .."...--- -0'"*" ::■-......., ' ,z...,\.1. „.... .fy.r.-• .1„." _.,. „-;.....;',.--......_.:r.,,,o- ii : ,,,..0,ttCoat.'"••17r, - --'.r":-•I n.v.,I • ..,•atv. -. .,,._ -":7-^-.-;••••IM,...10,N, . /ir',..-.:-'-i: - '''' -1.7'.:<•-• j'11:10 PO is,'"1.-.1!P''' O'..,:.'4,...1 : ..*.'0., -----.-.,.-;t.:........----1-__.- ----i i., 4,.N.,..., •■•-• \;.`,\ , .. ,L.? • • -- lo '0'.,.. „,„.:00,0"-- 1:-............-- 07-......*....„ - -. .. 1..,--- ima.,,,,- ----.-. ,• .........-1.1t ' •7:"\\ ' .%. ,_ .6' .,-.:••••....,(1."-IV.`-.,'•Yre..•'..;...•.t..-_,,...A...v.1:1i:..a. ._..,.r.,0..,. ,....„_.'arl*.. ...?--'4.-..renti--...-- ",•,•''''''',. ....II 1.,,,trl...,.....:'0 .,,,..,....,.--.;;;-,,,..„..,-;.-iii.„....,.........,:zas 4 .,,,,,,,,,;,,,„ .., -,;,... , „ -.-,...-- ....,,..,..? 041.ir...,e.I.:, ,,4 ---""*.willog..„.00,061.101,4-7.44 -- --,;-- 't 4........4 „.....,44,-4---.5. 4. 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IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. 4 CITY OF TIGARD Community(Development Skaping)4 Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION,AT A MEETING ON MONDAY, OCTOBER 20, 2003 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO.: PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 FILE TITLE: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS APPLICANT/ Matrix Development Corporation OWNER: Attn: Craig Brown 12755 SW 69th Avenue, #100 Portland, OR 97223 REQUEST: The applicant is requesting approval to modify the exterior design of a 62-unit townhouse project that was approved by the Tigard Planning Commission in July of 2003. The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. LOCATION: The project is located on the north side of SW Hawk's Beard Street, and west of SW 130"' Avenue. Washington County Tax Assessor's Map 1 S133AC, Tax Lots 8300 through 15200. ZONE: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. 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. 2438 (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 PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE .., DOCUMENTS LESS THAN 7 DAYS Phic_)R TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). 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 PLANNING COMMISSION WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL 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 (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER BRAD KILBY AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, OR BY E-MAIL TO bradley©ci.tigard.or.us. I -��■a��,. I ow RR CITV(�I TIGARD .' ►ipr Ili . •1 aiyy MAP 1. LN! AO'. ,, ° Mims �� Isms PDR2003-00005 c• 0 4111 �_�.all A , �ERR.r HAWKS BEARD .� `,,,,' � TOWNHOMES '+, ,G •.. T CONCEPTUAL raw., A-411101016.- DEVELOPMENT PLAN r/110 DESIGN REVISIONS 1 Riirtni- ,N, N...: wm simpOla 'WW/ bill - m WO i z..s,!'i Xs". W/ 47/1 ell_. 101 ■ . �wk:* I....s.N... .. ,,,, _....._ Ail _....._, _, . 1 I- Z■NM &NN.V lifili MEI 4„,„,,, lii SW •.a V• U. R.* we •Til an. __( - 0. e i i j II-,8)IIIII _l11 .1I o - wo - 4;'111/ v.;/-) 1*a wwg at( i I r�f 4v 4,14. , Ciry ofTigard I � � Yb.w.Tmuwba�.ehw I �Yl.wtiO+ �M.l�h��/ rTea A/Ip) O.03.1, Bradley Kilby-elevation changes 101303.," ' Page 1 Hawks Beard Townhomes Elevation Changes - Reasons for the changes: 1. To make them appear more as an individual home,rather than a large multi-unit building. 2. To add more charm and interest to each unit, aside from the masonry, the units were lackluster and plain. 3. The masonry was misplaced,it was too low on the buildings.What could be seen would make the buildings appear heavy,the remainder would be largely hidden by the landscaping. 4. The need to co-exist better with the surrounding single-family as well as the multi-family. The proposed changes: 1. Increase the architectural siding accents insuring a better home separation and individuality. a. Variation between front unit elevations b. Additional detail to rear and side elevations c. Additional window griding. d. Addition of detailed window boxes e. Addition of corbels. f. Addition of belly band details g. Addition of varied vent details h. Addition of knee braces at gables i. Addition of bracing detail to cantilevers for visual support j. Addition board and batt type siding treatments k. Addition of window shutters. Addition of windows to lower garage area m. Addition of dentil and shelf detail at wall-to-gable transition. n. Increased the shake accents to include wall as well as gables. o. Decreased the masonry to reduce the heavy foundation appearance but still maintaining it as an accent. 2. Addition of rich exterior paint colors a. Utilization of a series of independent colors for each unit b. A base color across all buildings for harmony and unity c. Dark trim color for depth,richness and warmth The changes and variation that we propose will give this project a timeless appeal for phases and years to come. MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING CITY OF TIGARD Community Development Sl+aping,A(Better Community I, Patricia L. Lun ford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below) © NOTICE OF FINAL ORDER FOR:- PDR2003-00005/HAWKS BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS ❑ AMENDED NOTICE (File No./Name Reference) HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ® Tigard Planning Commission (October 20, 2003) ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on October 21,2003, and deposited in the United States Mail on October 21,2003, postage prepaid.I `I 1 �C • �l�t (Person t•. Pre.. -d Notice) STATE OF 041goN ) County of Washington )ss. City y- ) Subscribed and sworn/affvfned before me on the / Y day or-74 nYA 6-e/V- , 2003. rt,„,- , O FFICIAL SEAL li 1 ;,; J BENGTSON '`` 'l NOT PUSUG O CC!MI ARY SSION NO.368086 REGON , ///ci7)-- — 1. MY COMMISSION EXPtiti�?�1�1� \ ���.� NO •Y PUBLIC OF OREGON 7�0 My Commission Expires: a--7/0 7 • EXHIBIT IL. 120 DAYS = 1/17/2004 CITY OF TIGARD Community cDeve(opment Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2003-05 PC BY THE PLANNING COMMISSION Case Number: PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 Case Name: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS Name of Owner: Autumn Park Townhomes, LLC Name of Applicant: Matrix Development Corporation Address of Applicant: 12755 SW 69" Avenue, #100 Portland, OR 97223 Address of Property: On the north side of SW Hawk's Beard Street, west of SW 130' Avenue Tax Map/Lot Nos.: Washington County Tax Assessor's Map No. 1S133AC, Tax Lots 8300 through 15200. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR DESIGN REVISIONS TO A PREVIOUSLY APPROVED PLANNED DEVELOPMENT (PDR2002-00002). THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING ON OCTOBER 20, 2003 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN FINAL ORDER NO. 2002-01 PC. Request: > The applicant requested approval to substantially modify the exterior design of a 62-unit townhouse project that was approved by the Tigard Planning Commission in July of 2002. The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. Zoning Designation: R-25: Medium High-Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.350 and 18.390. Action: D © Approval as Requested ❑ Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THIS DECISION IS FINAL ON OCTOBER 27, 2003 AND BECOMES EFFECTIVE ON NOVEMBER 11, 2003 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ITHE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 10, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER NO. 2003-05 PC BY THE PLANNING COMMISSION CITY OF TIGARD Community Development FOR THE CITY OF TIGARD, OREGON Sfzapingf7 Better Community A FINAL ORDER APPROVING A LAND USE APPLICATION FOR DESIGN REVISIONS TO A PREVIOUSLY APPROVED PLANNED DEVELOPMENT (PDR2002-00002). THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON OCTOBER 20, 2003. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS OF FINAL ORDER NO. 2002-01 PC 120 DAYS = 1/17/2004 SECTION I. APPLICATION SUMMARY FILE NAME: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS CASE NO.: Planned Development Review (PDR) PDR2003-00005 PROPOSAL: The applicant is requesting approval to substantially modify the exterior design of a 62 unit townhouse project that was approved by the Tigard Planning Commission in July of 2002. The applicant received conceptual and detailed approval of a 63-lot subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. The approved changes are available for public review at the Planning/Engineering permit counter at Tigard City Hall, Monday through Friday from 8:00 a.m. to 4:00 p.m. APPLICANT: Matrix Development Corp. Attn: Craig Brown 12755 SW 69th Avenue, #100 Portland, OR 97223 ZONING DESIGNATION: R-25, Medium-High Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and Institutional uses are permitted conditionally. LOCATION: The project is located on the north side of Hawk's Beard Street, and West of 130th Avenue, and is described as WCTM 1S133AC, Tax Lots 8300 through 15200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the City. The Planning Commission, therefore, APPROVES the requested Land Use Application subject to the conditions of approval of SUB2002-00005/PDR2002-00002. NOTICE OF FINAL ORDER NO.2003-05 PC BY THE PLANNING COMMISSION PAGE 1 OF 2 SECTION III. CONCLUSION It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 20th day of October, 2003 by the City of Tigard Planning Commission. Moi/t C /1e4--- Mark Padgett, Planning Commission Chair NOTICE OF FINAL ORDER NO.2003-05 PC BY THE PLANNING COMMISSION PAGE 2 OF 2 ..� IIII/1 ; liii' CITY of TIGAR MAP Ihr .). io OE00 RA PHIO INFORMATION 11111 . J VICINITY AP AIL LN 001 ". 4 _ .p. ______ F". 40111111 PDR2003-00005 G• �N I r cil •% P RR� HAWKS BEARD se TOWNHOMES .:tT CONCEPTUAL JIM GN 410 oz`s eats, - DEVELOPMENT PLAN .411 nytti . i ,,s,,....% .,...m.,..,.. :......: .,.,,,wk,,,, ■ f 41 ‘ A ' SAN DESIGN REVISIONS W �� `\`\\\ *�� F . i k isS'' ''''4' it.. "...) . '''. NNI°:)42 M!'. ‘'.6.141 %Iv •• ; '`ItL.11.. .:: e - ?Mow') '2; 3 \\ ��.\i 4� 1 y= � ,_-fie '� ez4\\. A eV; �`�,\" Tigard Area Map oxil sw H ■ TY • ' ,N„ xvo§s., .,.■ a � 1iT ST N 1163 II 001 rV=255 feet 44 mi NWA A j City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd 4 4111111114 71#11/1/ Tigard.OR 97223 (503)639-4171 fir lC\ http YN,ww ci liard or us Community Development Plot date:Sep 25,2003;C:\magic\MAGIC03.APR EXHIBIT, %6 Matrix Development Corporation PDR2003-00005 (SUB2002-00005) Attn: Craig Brown HAWK'S BEARD TOWNHOMES "CONCEPTUAL 12755 SW 69th Avenue, #100 DEVELOPMENT PLAN DESIGN REVISIONS" Portland, OR 97223 Wade Longworth 11056 SW 131st Place Tigard, OR 97223 AFFIDAVIT OF MAILING CITY TIGARD Community(Development SlrapingA(Better Community I, Patricia L. Luns{ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of'Tigard, `Washington County, Oregon and that I served the following: Check Appropnate Box(s)Below} ® NOTICE OF PUBLIC HEARING FOR: . PDR2003-00005/HAWK'S BEARD TOWNHOMES CONCEPTUAL PLAN DESIGN REVISIONS (File No./Name Reference) HEARING BODY: HEARING DATE: _ City of Tigard Planning Director Tigard Hearings Officer 7 Tigard Planning Commission (10/20/2003) Tigard City Council A copy of the said notice being hereto attached, marked ExhiInt"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhlblt"B", and by reference made a part hereof, on September 29,2003, and deposited in the United States Mail on September 29,2003, postage prepaid. - . a," / //_ a d g / A�,i��/M V/ (Person .t Pre►.re• otice) STATE. OAF OkEGOTT County o fWashington )ss. City of ware Subscribed and sworn/affir Med before me on the da of � / /0 , 2003. /1J day OF '' / ' j �) OFFICIAL SERI ,„: J 9ENGTSON / , / /y j (O ` NOTARY PUBLIC OREGON L1� "V / (, i () i COMMISSION NO,368086 U "a ( MY COMMISSION EXPIRES APR,27,2007 NOTICE TO MORTGAGEE, LIENHOLuER,VENDOR OR SELLER: EXHIBIT. ft THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. �i1 •lip CITY OF TIGARD Community'Development Snaping etter Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION,AT A MEETING ON MONDAY, OCTOBER 20, 2003 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO.: PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 FILE TITLE: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS APPLICANT/ Matrix Development Corporation OWNER: Attn: Craig Brown 12755 SW 69th Avenue, #100 Portland, OR 97223 REQUEST: The applicant is requesting approval to modify the exterior design of a 62-unit townhouse project that was approved by the Tigard Planning Commission in July of 2003. The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. LOCATION: The project is located on the north side of SW Hawk's Beard Street, and west of SW 130th Avenue. Washington County Tax Assessor's Map 1 S133AC, Tax Lots 8300 through 15200. ZONE: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. 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. 2438 (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 PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE L.. . DOCUMENTS LESS THAN 7 DAYS P, ,R TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). 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 PLANNING COMMISSION WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL 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 (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER BRAD KILBY AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, OR BY E-MAIL TO bradley @ci.tigard.or.us. . ijVt,1I'i,I,. ill 1• �TY O',TIGARD R D .eisrmwillINIIIIII no iii mow 4 , L LN a 0 r- � VICINITY MAP E 11,011 . 411 .,...„.if, „ �� PDR2003-00005 11•11 MOM 0�� • S”�iNO P, .� � HAWK'S BEARD p,$3P � • FERR '' TOWPJHOMES ,iIWAI T ,1 CONCEPTUAL ,�NO��s o DEVELOPMENT PLAN 4I,v . - ,' s� bid DESIGN REVISIONS Lt►i ....N •�� ' ,4 Aid - 4 „4....,, .0..„....„... m mr..,,m, A '. . .E.21 .,.... Elkii;.i .„ 1■1'.. Ann 4--I': V .,'' -04, I B7 _ s —., N W r 11 `• . too 200 P.M '' II . rs 25S feel F *WA W444 A,:« ,. City of Tigard .- 4 milli , OR*TM ■ L • EXHIBIT I3 Burton E. Grabhorn PDR2003-00005 (SUB2002-00005) 17610 Clackamas River Drive HAWK'S BEARD TOWNHOMES "CONCEPTUAL Oregon City, OR 97045 DEVELOPMENT PLAN DESIGN REVISIONS" SR Design LLC Attn: Steve Roper 8196 SW Hall Blvd., Suite 301 Beaverton, OR 97008 Matrix Development Corporation Attn: Craig Brown 12755 SW 69th Avenue, #100 Portland, OR 97223 Jan Youngquist, Demographics & Planning Beaverton School District #48 16550 SW Merlo Road Beaverton, OR 97006-5152 Janet Gorsline 13431 SW Scotts Bridge Drive Tigard, OR 97223 1S133AC-10400 1S133AC-13300 EXHIB T A 1 S 133AC-13600 1 S 133AC-10600 1S133AC-10300 1S133AC-12500 1S133AC-08400 1S133AC-15200 1S133AC-13000 •133AC-10500 1S133AC-10700 1S133AC-15100 1S133AC-13200 1 AC-13800 1S133AC-11200 1S133AC-12600 1S133AC-15000 1S133AC-13900 1 S 133AC-131.4 1 S 133AC-08300 1S 133AC-10900 1 S 133AC-11300 1 S 133AC-100 6 I 1 S 133AC-13400 1 S 133AC-08700 1S 133AC-10200 IS 133AC-13500 IS 133AC-08500 1S 133AC-12700 1 S 133AC 3700 1S133AC-11000 1S133AC-12900 1S133AC-11100 1 3AC-10800 1 S 133AC-10100 1 S 133AC-08800 1 S 133AC-09900 1 S 133AC-14600 1 S 133AC-12801 1 S 133AC-08600 1513 `C-14800 1S133AC-14900 1 S 133AC-12100 1 S 133AC-11800 1S133AC-12400 1S133AC-11900 1S133AC-09500 1S133AC-14400 1S 133AC-14700 1 33AC-14500 1S133AC-11700 1S133AC-12000 1S133AC-11600 1S133AC-12300 1 S 133AC-09300 1 S 133AC. 900 1S133AC-09200 1S133AC-09800 1S133AC-09400 1S133AC-14300 • 1S C- 400 1 S 133AD-05900 ANDERSON DEBRA D 12905 SW HAWKS BEARD ST TIGARD,OR 97223 1 S AC-0 00 1S133AC-02100 ARAYA SEAN 10630 SW COTTONTAIL PL BEAVERTON,OR 97008 1S 797 0 1S133AD-06900 BAKER CINDY PO BOX 19693 PORTLAND,OR 97280 1 3AC-141 0 1 S 133DA-06200 BAUMGARTNER ROBERT P&SUSAN K 12970 SW GLACIER LILY CIRCLE TIGARD,OR 97223 1S1 C-122 1S133AD-07200 BENNETT PATRICK TRUSTEE 6116 NE 190TH ST KENMORE,WA 98028 1S 3AC-0 00 1S133DB-06700 CHAN MAN HOI& DEKIBA YURI M 11149 SW ESCHMAN WAY TIGARD,OR 97223 1 S 1 9 6 9 1S133AD-06800 CHING LYNN S 10875 SW SUMMER LAKE DR TIGARD,OR 97223 1S1 AC-115 1S133D0-06600 CICERO ANTHONY C/ROSALIE A 11127 SW ESCHMAN WAY TIGARD,OR 97223 1S 3AC-142 0 1S133DB-07000 DAVIS DOROTHY J TR 10585 SW 161ST CT BEAVERTON,OR 97007 1S1 C-1400 1S133AC-01600 DEVIETRO FERDINAND M&CARRIE J 10655 SW COTTONTAIL PLACE BEAVERTON,OR 97005 1S 133AC-05700 1 S 133AD-05700 DINGES ALFRED/LEONA G GARRISON AUDREY& 10650 SW 133RD PL LANCE BEAVERTON,OR 97008 12925 SW HAWKS BEARD CT TIGARD,OR 97223 1 S 133AD-06300 1 S 133DA-08900 DRAPER JOYCE C GRAY EVELYN LEE 10925 SW SUMMER LAKE DR 11078 SW 130TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S 133D B-05600 1 S 133DA-08800 EDWARDS CATHY J GUBUAN CARMEN&GREGG 11074 SW 131ST PL 11052 SW 130TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 133AD-06000 1 S 133DA-07100 EMERICK JAMES R&LINDA G HALL DOROTHY A 12855 SW HAWKS BEARD ST 12980 SW HAWKS BEARD TIGARD,OR 97223 TIGARD,OR 97223 1 S 133DA-06400 1 S 133DB-05500 FORCE THOMAS H AND HALL MARK T CAROLYN R 11090 SW 131ST PL PO BOX 1194 TIGARD,OR 97223 TUALATIN,OR 97062 1 S 133DB-06200 1S 133AC-05600 FORCUM THEODORE L III HAMPTON LOLA M 11047 SW ESCHMAN WAY 10630 SW 133RD PL TIGARD,OR 97223 BEAVERTON,OR 97008 15 133AC-01500 1 S 133DB-07100 FOX TRACI L HANSEN MATTHEW K 10645 SW COTTONTAIL PL 16895 NW FIRESTONE CT BEAVERTON,OR 97008 BEAVERTON,OR 97006 1S 133A0-07300 1 S 133DA-06100 FRANK SHARON ELAINE HEIDT ROBERT A AND 10825 SW SUMMER LAKE DR FROST SUSAN M TIGARD,OR 97223 12960 SW GLACIER LILLY CIR TIGARD,OR 97223 1 S 1330A-06500 1 S 133AD-08100 FROST JACK EDWIN& HENKEL HELGA B GAUNT RICHARD ADRIAN 12850 CHICORY CT 14875 SW 141ST AVE TIGARD,OR 97223 TIGARD,OR 97224 1S 133DA-06000 1 S 133AC-08100 GARBARINO GERALD LYNN HERBEL MICHAEL C& 12950 SW GLACIER LILY CIR KIMBERLEY S TIGARD,OR 97223 PO BOX 4338 SALEM,OR 97302 • 1 S 133AC-03200 1 S 133AC-06000 HILL LINDA A&DAVID 0 JOHNSON MARK A&JEAN M 10645 SW 130TH AVE 10695 SW 133RD PL BEAVERTON,OR 97008 BEAVERTON,OR 97005 1 S133AD-07100 1 S 133AD-05300 HOLM JULIE A JUNGKIND ROSE MARIE& 10845 SW SUMMER LAKE DR JUNGKIND DEBORAH MARGARET TIGARD,OR 97223 10820 SW SUMMERLAKE DR TIGARD,OR 97223 1 S 133DB-06301 1 S 133AC-01700 HUGHES SHARON/STEPHEN P KASTEN NANCY 11069 SW ESCHMAN WAY 10665 SW COTTONTAIL PL TIGARD,OR 97223 BEAVERTON,OR 97008 1 S 133AD-08400 1 S 133AC-02000 HURTT JAMES D&PATTI MOTTS KEELER JULENE A 12875 SW CHICORY CT 10650 SW COTTONTAIL PL TIGARD,OR 97223 BEAVERTON,OR 97008 1 S 133DB-06100 1 S 1330A-07000 ITO JANICE E KOPPLIEN-FOSSI KAREN J 11025 SW ESCMAN 12960 SW KAWKS BEARD ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 133AC-01400 1 S 133AD-06600 IWANAGA KAZUHIRO LANGE TERRY E IWANAGA ETSUKO 10895 SW SUMMER LAKE DR 10635 SW COTTONTAIL PL TIGARD,OR 97223 BEAVERTON,OR 97008 1 S1330B-06000 1S133AC-01900 JAIMES TOMAS JR& LIM CHOON-SUP AND OK-HI AND MAUREEN E LIM SUNG-S00 11001 SE ESCHMAN WAY 10670 SW COTTONTAIL PLACE TIGARD,OR 97223 BEAVERTON,OR 97005 1 S 133AD-06600 1 S 133AC-06100 JAQUITH KERRY B&DIANA D LIU PING& 10905 SW SUMMER LAKE DR LANG HONG TIGARD,OR 97223 10685 SW 133RD PL BEAVERTON,OR 97008 1 S 133AD-05100 1 S 133DB-05700 JOHNSON BETTY H LONGWORTH WADE W&IRENE R 12985 SW HAWKS BEARD 11056 SW 131ST PL TIGARD,OR 97223 TIGARD,OR 97223 1 S 133DA-09300 33AC-0330 JOHNSON MARGERY EATON MAT VELOPMENT CORP REVOCABLE LIVING TRUST BY MARGERY EATON JOHNSON 11156 SW 130TH AVE TIGARD,OR 97223 ■ 1S133AD-05500 1S133AC-05800 MCELLIGOTT FRANCIS J&THERESA PARKS JON 12945 HAWKS BEARD CT 10670 SW 133 PL TIGARD,OR 97223 BEAVERTON,OR 97008 1S 133AD-05000 is 133AD-04700 MCGALIS DEON& PATTERSON JANET& SMITH PAMELA L GAMBLE DEAN G 12995 SW HAWKS BEARD ST 10960 SW SUMMERLAKE DR TIGARD,OR 97223 TIGARD,OR 97223 1 S 133AD-05200 1 S 133DB-06800 MCVEY JAMES KENT&KRISTI ANN PEARSON CLINTON A L& 14750 SW PEACHTREE DRIVE PEARSON JEAN A TIGARD,OR 97223 11076 SW ESCHMAN WAY TIGARD,OR 97223 1 S 133DA-09100 1 S 133AC-01300 MERRILL CAROL L PIATSKI BORIS M& 11110 SW 130TH FAKTOROVICH ALLA Y TIGARD,OR 97223 10625 SW COTTONTAIL PL BEAVERTON,OR 97008 1 S133DB-06900 1 S133AD-06700 MULLEN RICHARD A&ELAINE PORTOUW ROBERT C 11054 SW ESCHMAN WAY 10885 SW SUMMER LAKE DR TIGARD,OR 97223 TIGARD,OR 97223 1S1 33AD-06100 1 S 133AD-08300 NEWKIRK PAUL A&LISA M REBOUCHE MARILYN J 12805 SW HAWKS BEARD ST 12870 SW CHICORY CT TIGARD,OR 97223 TIGARD,OR 97223 1S 133AD-06200 1 S 133AC-02200 NEWTON DALE A AND LINDA L ROSING GARY S&SHARON E TRUSTE 10935 SW SUMMER LAKE DR 15403 SW 81ST TIGARD,OR 97223 TIGARD,OR 97224 1 S 133AD-05400 1S 1330A-06600 O'NEIL MARAIEN RUECK GREG D& 19095 SW MOBILE PL CAIN-RUECK DORSEY J TUALATIN,OR 97062 12880 SW HAWKS BEARD ST TIGARD,OR 97223 1 S 133AD-08500 1 S 133DB-05800 ORME RONALD FREDERICK AND RYMAL CHARLES D&SUSAN K ORME ROBERT CYRIL 11038 SW 131ST PL BY MARGARET E FRASER TIGARD,OR 97223 12865 SW CHICORY CT TIGARD,OR 97223 1 S 133DA-06300 1S 133AC-01800 PADDACK RYCHEN M& SANTANA BERNARDO& A. LUELLA SANTANA LETICIA 11025 SW SUMMERLAKE DR 10675 COTTONTAIL PL TIGARD,OR 97223 BEAVERTON,OR 97008 1S133AD-07400 1 DA-09400 SCROGGIN MARY LYNN TIGA OF 10815 SW SUMMER LAKE DR 1312 HALL TIGARD,OR 97223 T RD,OR 97223 1S133AC-02300 1S133DA-07 SETIAWAN KRISMAN& TIGA OF IRAWATI RINI 131 HALL 10600 SW COTTONTAIL PL T ARD,0 97223 BEAVERTON,OR 97008 1 S133DA-05900 1S13 DB-07 P4 SHANKS MARK S&MARY M TIGA' • TY OF 12940 SW GLACIER LILY CIRCLE 1312 HALL TIGARD,OR 97223 T •RD, •- 97223 1S 1 33AC-05900 1S 133AD-05600 SHILLINGBURG NANCY F TRINCHERO PAUL H&BARBARA 10690 SW 133RD PL 12935 SW HAWKS BEARD ST BEAVERTON,OR 97005 TIGARD,OR 97223 1 S 133AD-05800 1 S 133AC-03400 SPEROS EVANGELO F&MARLENE J TUGG RANDY L AND 12915 SW HAWKS BEARD ST FLEMMER ESSIE TIGARD,OR 97223 13060 SW COTTONTAIL LN BEAVERTON,OR 97005 1S 1 33AD-08200 1S 1 33AD-04900 STOLZ RANDOLPH S AND ANN L TURNER WALLACE A AND 12860 SW CHICORY CT MARY L TIGARD,OR 97223 11000 SW SUMMER LAKE DRIVE TIGARD,OR 97223 1 S 133DB-07400 1 S 133DB-06400 SUMMER CREEK LLC VARGO SUSAN E 12570 SW 69TH AVE 11081 SW ESCHMAN WAY STE#200 TIGARD,OR 97223 TIGARD,OR 97223 15133DA-06900 1 S 133DA-09000 SWANSON WILLIAM DONALD VAUGHN PAUL J&MARY H 12940 SW HAWKS BEARD ST 11096 SW 130TH AVE TIGARD,OR 97223 TIGARD,OR 97223 is 133AD-07000 1S 1 33AD-04800 TERRY LAURA R VERMEIRE ELIZABETH L 10855 SW SUMMER LAKE DR 10980 SW SUMMERLAKE DR TIGARD,OR 97223 TIGARD,OR 97223 1 30B-001 1 S 133AD-06400 TIGA D OF WAGNER MERRILY E 131 HALL 10915 SW SUMMER LAKE DR T ARD,0 7223 TIGARD,OR 97223 • •1S133AD-09200 WARWICK MARCY R 11010 SW SUMMER LAKE DR TIGARD,OR 97223 1 S 133DA-07400 WASHINGTON COUNTY FACILITIES MGMT-ADMIN 111 SE WASHINGTON ST HILLSBORO,OR 97123 15133AD-02200 WESTGATE BAPTIST CHURCH 12930 SW SCHOLLS FERRY RD TIGARD,OR 97223 133AD-02000 WE , _ - :APTIST CHURCH 129 0 W S - :' LS FERRY RD ARD,OR 97223 1 S 133DA-06800 WETZEL TIMOTHY J& ADAMS CANDYCE G 12920 SW HAWK'S BEARD ST TIGARD,OR 97223 1 S 133DA-09200 WILLIAMS JEANNE A& FERGUSON CARLY 11134 SW 130TH AVE TIGARD,OR 97223 1S133DA-06700 WILLIAMS KEVIN R&LESIENE T 12900 SW HAWKS BEARD ST TIGARD,OR 97223 _ 1 S 133DB-05900 ZHONG TING& LUO YUN 11012 SW 131ST PL TIGARD,OR 97223 1 S 133DB-06500 ZIEHNERT MICHAEL D&BROOKE A 11103 SW ESCHMAN WAY TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Jon Sirrine 12761 SW 133rd Avenue Tigard, OR 97223 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setupllabels\CIT West.doc) UPDATED: August 12, 2003 AD # COMMUNITY NEWSPAPERS P.O. BOX 370 PHONE (503)684-0360 Legal Notice TT 10 3 0 7 BEAVERTON, OREGON 97075 Legal Notice Ariunrtii'..... The following will be considered by the Tigard Planning *City of Tigard Commission on Monday October 20,2003 at 7:00 PM at the Tigard y g Civic Center-Town Hall, 13125 SW Hall Blvd.,Tigard,Oregon. 13125 SW Hall Blvd. Both public oral and written testimony is invited. The public hearing •Tigard,Oregon 97223 on this matter will be conducted in accordance with Chapter 18.390 Accounts Payable of the Tigard Municipal Code,and the rules of procedure adopted by • the Planning Commission. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to allow the hearings authority and all the parties to respond on the request,precludes an appeal,and failure to specify the criterion AFFIDAVIT OF PU1 from the Community Development Code or Comprehensive Plan at STATE OF OREGON, ) which a comment is directed precludes an appeal to the Land Use COUNTY OF WASHINGTON, )SS. Board of Appeals based on that criterion. Further information may be obtained from the Planning Division I, Kathy Snyder (staff contact: Brad Kilby)at 13125 SW Hall Blvd.,Tigard,Oregon being first duly sworn, depose and say that 97223,or by calling 503-639-4171. A copy of the application and all Director, or his principal clerk, of the r i ga r documents and evidence submitted by or on behalf of the applicant a newspaper of general circulation as defin and the applicable criteria are available for inspection at no cost. A and 193.020; published at Tigard copy of the staff report will be made available for inspection at no afores i cQun y n tare; that th Pub 1i' cost at least seven (7) days prior to the hearing, and copies for all .i—l)0 0 U b ,Hawk s P$ PDR20 0 eard ' items can also be provided at a reasonable cost. PUBLIC HEARING ITEM: a printed copy of which is hereto annexed, vi PLANNED DEVELOPMENT REVIEW(PDR)2003-00005 entire issue of said newspaper for ONE >HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS< consecutive in the following issues: REQUEST: The applicant is requesting approval to modify the exterior design of a 62-unit townhouse project that was approved October 2, 2 0 0 3 by the Tigard Planning Commission in July of 2003. The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre f site. LOCATION: The project is located on the north side of SW 0 Hawk's Beard Street,and west of SW 130 Avenue. Washington • 1JAh..; AIL.; County Tax Assessor's Map 1S133AC, Tax Lots 8300 through 15200. ZONE: R-25: Medium High-Density Residential District. Subscribed and sworn before me this2nd The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi- family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted ar outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: My Commission Expires: Community Development Code Chapters 18.350 and 18.390. AFFIDAVIT i ' vorw r — 1.._ _*on _....-...-- r L--j --N r . 1 ,-, �..._. aeirvrnm-r-r-ci - . : �. -- ~ •j_ji b L1 y`" IDRH13-IN15 ' Tr--; l,jJt �'° i r • -. NAM'S BEARD /.. �y . -;;k4',4--_-_-__---_*� L •y y may' I ti S mama Ti �• j - s --I I. - /\ DESIGN REVISIONS 1 ti, 1 lam'"�7 n mgr 'c ° 3aC - i yr° a},,, 4 ``. a yep .f. :,R :it' "-11--1 - i. _._. b � aa -j �T "ypp-.-.r_. -. . _...._._ $� ` ,; j j ! i '" .���' / s TT10307—Publish October 2,2003. , AFFIDAVIT OF POSTING NOTICE FOR A PUBLIC HEARING IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO COMPLETE THIS AFFIDAVIT AND RETURN IT TO THE CITY AT THE ADDRESS BELOW, ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: PDR2003-00005 Land Use File Name: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS I, Brad Kilby, do affirm that I am (represent) the party initiating interest in a land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) i:A:.ti..' },;x Lo-TS Sg300- I S&C/ , and did personally post notice of the Public Hearing on the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the ("day of ..:epironhF_k , 2003 .-77p4--, A 74-::,,-- Signature of Person Who Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF Ore-'112 r, ) County of Wa,s h irm-fan ) ss. Subscribed and sworn/affirmed before me on the a(o`y" day of Sep-4eMbe cs , 20 C 3 . �f ; OFFICIAL SEAL i �.,_ CHERYL NOTARY PUB C PUBLIC-OREGON C/� Q - e(;c'(/►�L�.a� NOTARY PUBLIC-OREGON ' • COMMISSION N0.371603 MY COMMISSION EXPIRES AUG. 14,2007 NOTARY PUBLIC OF OREGON My Commission Expires: h.togin\patty\masters\affidavit of posting for applicant to post public hearing.doc HAWK'S BEARD TowNHomEs CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 REQUEST: The applicant is requesting approval to modify the exterior design of a 62-unit townhouse project that was approved by the Tigard Planning Commission in July of 2003. The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. LOCATION: The project is located on the north side of SW Hawk's Beard Street, and west of SW 130th Avenue. Washington County Tax Assessor's Map 1S133AC, Tax Lots 8300 through 15200. ZONE: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1 ,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. The following will be considered by the Tigard Planning Commission on Monday October 20, 2003 at 7:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with Chapter 18.390 of the Tigard Municipal Code, and the rules of procedures adopted by the Hearings Officer. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue 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 (staff contact: Brad Kilby) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. �! , 111hhh1 . TARQa'' , CITY of TIGARD i OE00 RAPHIC INFORMATION GAR SYS LN 1 I •�■ 'ISIS RD AREA NOTIFIED 1 1 ��� i II 0N . •• UCIt M 7'mM . (500) 4 • . l.1 ,, P 'IM MO '�1 (�^fj� �1�� 77AeM m 11511, M6ml �11 1111•ssivrio ,. LC171 1 ,,,,) GH 1..: .1.0 Alio.7LICIM,SnLItMCr O��C 77{.1 '' Muni_I •I N •7w/ 1 _ linallIIN ..am040. __N� `r + ' -` '1111, FOR: Melanie Poe ,17716!!6 1717 111 111 .. 0 °''°°• SPRtNG , MI IS133011M..15173AC11Iu simony/ , I ;;;; G ;; 7,331,.1°/ , 1L�,1 :.. RE: Hawks Beard Townhomes IS133ACM e. 1SI77ACM91. 7M11{ *9% - LLI IS133ACM11.H 7uC1t7U ° {M O . �f1,1w„ 6111ApN1/151377tI3N1 15137 <.MI .3,11 .,. DR 1513UCD16 K7171CM➢1 ., AS . ,. - IS17UCA5I71lIM1C1116 ISl3UWIW I _�,MI 151321C13511a1337C13 5M1S137AC1111e 151311015311 7513361 1/•.LIIl1 QR'. , - 1S177AC17S11 IS133AO1K1II 1S173A015111 12173701' 1 1S173AC13511 IY 1S133AC113.. ISIUA315111 uvao15111 • ,. • l,ATM Property owner information 7S1335C113.1 IS'�33A015111 I p tSUU,pi.e 1S333Arni1.1S1NAL11311 1SM71°°° '171 is valid for 3 months from 1.13310136. $133AO15 se on' I CC SW 'F'r1• 1S 1371,1611 _I� 336M1 G_ atoal nD r ST . CTS-, the date printed on this map. 77161{ �OOSll1 15010//51 WIS1330111.1�/ 0 1n176 3'1,6 1*4t$PiiI ' kt.l. � gii 131133UAI11 , 11111 or 7061 17173011tl11313n1O1.1 IS1770A 1D•l IS1330A117{ - 1311/3111 n)33M11liln�_ 151333511111 .331111 . 71671 -i�1 I 1 171770u61e 1513 m515911 •aM1a S 1w 11177011 \ I IS133M151 3nls a .Lr3iM 1 NWAY $133nAelou , - --= ,y m{ II m71/ulm1sw16n 11 ' �� 1:3:0797"7:3"-I-5" ' ''. �- ik.h1/1111 •.1/711A17411 3WRM1 . . 11 Oar 111111W0 -- ■ Ill UI ) 4 Y;,j, t1/ , ;�� i� '; III :. i�o� � =' ,r •P III• N 1111 _ �.y 1 � - pa > 1NY6 _ 0 200 400 600 Feet pp �/ z o Jk --I 1'=409 feet �v,/'„1= - X 1�. �41111 �Ili. �. 4' W., .© _I 11'< ill . ,� �. City of Tigard ,• ,-'o , ,• �BRITTANY • Infortnatlon on r1 is map s la general location only and r • ' *I, �, .♦�' • r should be verified with the Development Services Division.Blvd I \W IAA., ' ,1111. . ' '� 13125 SW HaII223 Ili I Tgard,OR 97223 A = i, , / 1 L ' (503)639.4171 I ��`, -,�.'-� U ,� -' httpl/www.ci.tlgard.or.us Community Development Plot date:Sep 15,2003;C:\magic\MAGIC03.APR 1 S 133AC-10400 1 S 133AC-13300 1S133AC-13600 1S133AC-10600 1S133AC-10300 1S133AC-12500 1S 133AC-08400 1 S 133AC-15200 1S133AC-13000 •133AC-10500 1S133AC-10700 1S133AC-15100 1S133AC-13200 1S AC-13800 1S133AC-11200 1S133AC-12600 1S133AC-15000 1S133AC-13900 1 S 133AC-131 I 1 S 133AC-08300 1S133AC-10900 1S133AC-11300 1S133AC-100S 1S133AC-13400 1S133AC-08700 1S133AC-10200 1S133AC-13500 1 S 133AC-08500 15133AC-12700 1S133AC 3700 1S133AC-11000 1S133AC-12900 1S133AC-11100 1 'C-10800 15133AC-10100 1S133AC-08800 1S133AC-09900 1 S 133AC-14600 1S133AC-1280' 1S133AC-08600 1S13 C-14800 1S133AC-14900 1S133AC-12100 1 S 133AC-11800 1S133AC-12400 1S133AC-11900 1S133AC-09500 1 S 133AC-14400 1S133AC-14700 1 33AC-14500 1S133AC-11700 1S133AC-12000 1S133AC-11600 1S133AC-12300 1S133AC-09300 1S133AC x;900 1S133AC-09200 1S133AC-09800 1S133AC-09400 1 S 133AC-14300 • 1S C- 400 1 S 133AD-05900 ANDERSON DEBRA D 12905 SW HAWKS BEARD ST TIGARD,OR 97223 1S AC-0 00 1 S 133AC-02100 ARAYA SEAN 10630 SW COTTONTAIL PL BEAVERTON,OR 97008 1S 797 0 15133A0-06900 BAKER CINDY PO BOX 19693 PORTLAND,OR 97280 1 3 41 1 S 133DA-06200 BAUMGARTNER ROBERT P&SUSAN K 12970 SW GLACIER LILY CIRCLE TIGARD,OR 97223 1S1 C-122 1S133AD-07200 BENNETT PATRICK TRUSTEE 6116 NE 190TH ST KENMORE,WA 98028 1S 3AC-0 00 1S133DB-06700 CHAN MAN HOI& DEKIBA YURI M 11149 SW ESCHMAN WAY TIGARD,OR 97223 1 S 1 C-096 1S 133A0-06800 CHING LYNN S 10875 SW SUMMER LAKE DR TIGARD,OR 97223 1S1 3-115 1S133DB-06600 CICERO ANTHONY C/ROSALIE A 11127 SW ESCHMAN WAY TIGARD,OR 97223 1S 3-142 0 1S133DB-07000 DAVIS DOROTHY J TR 10585 SW 161ST CT BEAVERTON,OR 97007 1S1 C-1400 1S133AC-01600 DEVIETRO FERDINAND M&CARRIE J 10655 SW COTTONTAIL PLACE BEAVERTON,OR 97005 is 133AC-05700 is 133AD-05700 DINGES ALFRED/LEONA G GARRISON AUDREY& 10650 SW 133RD PL LANCE BEAVERTON,OR 97008 12925 SW HAWKS BEARD CT TIGARD,OR 97223 1 S 133AD-06300 1 S 133DA-08900 DRAPER JOYCE C GRAY EVELYN LEE 10925 SW SUMMER LAKE DR 11078 SW 130TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 133D B-05600 1 S133DA-08800 EDWARDS CATHY J GUBUAN CARMEN&GREGG 11074 SW 131ST PL 11052 SW 130TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 133AD-06000 1S1 33DA-07100 EMERICK JAMES R&LINDA G HALL DOROTHY A 12855 SW HAWKS BEARD ST 12980 SW HAWKS BEARD TIGARD,OR 97223 TIGARD,OR 97223 1 S 133DA-06400 1 S 133DB-05500 FORCE THOMAS H AND HALL MARK T CAROLYN R 11090 SW 131ST PL PO BOX 1194 TIGARD,OR 97223 TUALATIN,OR 97062 1 S 133D B-06200 1 S 133AC-05600 FORCUM THEODORE L III HAMPTON LOLA M 11047 SW ESCHMAN WAY 10630 SW 133RD PL TIGARD,OR 97223 BEAVERTON,OR 97008 1 S 133AC-01500 1 S 133DB-07100 FOX TRACI L HANSEN MATTHEW K 10645 SW COTTONTAIL PL 16895 NW FIRESTONE CT BEAVERTON,OR 97008 BEAVERTON,OR 97006 1 S 133AD-07300 1 S 133DA-06100 FRANK SHARON ELAINE HEIDT ROBERT A AND 10825 SW SUMMER LAKE DR FROST SUSAN M TIGARD,OR 97223 12960 SW GLACIER LILLY CIR TIGARD,OR 97223 1 S 133DA-06500 1 S 133AD-08100 FROST JACK EDWIN& HENKEL HELGA B GAUNT RICHARD ADRIAN 12850 CHICORY CT 14875 SW 141ST AVE TIGARD,OR 97223 TIGARD,OR 97224 I S133DA-06000 1 S 133AC-08100 GARBARINO GERALD LYNN HERBEL MICHAEL C& 12950 SW GLACIER LILY CIR KIMBERLEY S TIGARD,OR 97223 PO BOX 4338 SALEM,OR 97302 1 S 133AC-03200 1 S 133AC-06000 HILL LINDA A&DAVID 0 JOHNSON MARK A&JEAN M 10645 SW 130TH AVE 10695 SW 133RD PL BEAVERTON,OR 97008 BEAVERTON,OR 97005 1 S 133AD-07100 1S 133AD-05300 HOLM JULIE A JUNGKIND ROSE MARIE& 10845 SW SUMMER LAKE DR JUNGKIND DEBORAH MARGARET TIGARD,OR 97223 10820 SW SUMMERLAKE DR TIGARD,OR 97223 1 S133DB-06301 1S 133AC-01700 HUGHES SHARON/STEPHEN P KASTEN NANCY 11069 SW ESCHMAN WAY 10665 SW COTTONTAIL PL TIGARD,OR 97223 BEAVERTON,OR 97008 1 S 133AD-08400 1S 133AC-02000 HURTT JAMES D&PATTI MOTTS KEELER JULENE A 12875 SW CHICORY CT 10650 SW COTTONTAIL PL TIGARD,OR 97223 BEAVERTON,OR 97008 1S133DB-06100 1S 133DA-07000 ITO JANICE E KOPPLIEN-FOSSI KAREN J 11025 SW ESCMAN 12960 SW KAWKS BEARD ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 133AC-01400 1S 133AD-06600 IWANAGA KAZUHIRO LANGE TERRY E IWANAGA ETSUKO 10895 SW SUMMER LAKE DR 10635 SW COTTONTAIL PL TIGARD,OR 97223 BEAVERTON,OR 97008 11308-06000 1 S 133AC-01900 JAIMES TOMAS JR& LIM CHOON-SUP AND OK-HI AND MAUREEN E LIM SUNG-S00 11001 SE ESCHMAN WAY 10670 SW COTTONTAIL PLACE TIGARD,OR 97223 BEAVERTON,OR 97005 1S 133AD-06500 1S 133AC-06100 JAQUITH KERRY B&DIANA D LIU PING& 10905 SW SUMMER LAKE DR LANG HONG TIGARD,OR 97223 10685 SW 133RD PL BEAVERTON,OR 97008 1S 133AD-05100 1 S133DB-05700 JOHNSON BETTY H LONGWORTH WADE W&IRENE R 12985 SW HAWKS BEARD 11056 SW 131ST PL TIGARD,OR 97223 TIGARD,OR 97223 1 S 133DA-09300 33AC-0330 JOHNSON MARGERY EATON MAT VELOPMENT CORP REVOCABLE LIVING TRUST BY MARGERY EATON JOHNSON 11156 SW 130TH AVE TIGARD,OR 97223 1S133AD-05500 1S133AC-05800 MCELLIGOTT FRANCIS J &THERESA PARKS JON 12945 HAWKS BEARD CT 10670 SW 133 PL TIGARD, OR 97223 BEAVERTON,OR 97008 1S133AD-05000 1S133AD-04700 MCGALIS DEON& PATTERSON JANET& SMITH PAMELA L GAMBLE DEAN G 12995 SW HAWKS BEARD ST 10960 SW SUMMERLAKE DR TIGARD,OR 97223 TIGARD,OR 97223 1 S 133AD-05200 1S 133D B-06800 MCVEY JAMES KENT&KRISTI ANN PEARSON CLINTON A L& 14750 SW PEACHTREE DRIVE PEARSON JEAN A TIGARD, OR 97223 11076 SW ESCHMAN WAY TIGARD,OR 97223 1 S 133DA-09100 15133AC-01300 MERRILL CAROL L PIATSKI BORIS M& 11110 SW 130TH FAKTOROVICH ALLA Y TIGARD, OR 97223 10625 SW COTTONTAIL PL BEAVERTON,OR 97008 1S133DB-06900 1S133AD-06700 MULLEN RICHARD A&ELAINE PORTOUW ROBERT C 11054 SW ESCHMAN WAY 10885 SW SUMMER LAKE DR TIGARD, OR 97223 TIGARD,OR 97223 1S133AD-06100 1S133AD-08300 NEWKIRK PAUL A&LISA M REBOUCHE MARILYN J 12805 SW HAWKS BEARD ST 12870 SW CHICORY CT TIGARD, OR 97223 TIGARD,OR 97223 1S133AD-06200 1S133AC-02200 NEWTON DALE A AND LINDA L ROSING GARY S&SHARON E TRUSTE 10935 SW SUMMER LAKE DR 15403 SW 81ST TIGARD,OR 97223 TIGARD,OR 97224 1 S 133AD-05400 1S 133DA-06600 O'NEIL MARAIEN RUECK GREG D& 19095 SW MOBILE PL CAIN-RUECK DORSEY J TUALATIN, OR 97062 12880 SW HAWKS BEARD ST TIGARD,OR 97223 1S133AD-08500 1S133DB-05800 ORME RONALD FREDERICK AND RYMAL CHARLES D&SUSAN K ORME ROBERT CYRIL 11038 SW 131ST PL BY MARGARET E FRASER TIGARD,OR 97223 12865 SW CHICORY CT TIGARD,OR 97223 18133DA-06300 1S133AC-01800 PADDACK RYCHEN M& SANTANA BERNARDO& A. LUELLA SANTANA LETICIA 11025 SW SUMMERLAKE DR 10675 COTTONTAIL PL TIGARD, OR 97223 BEAVERTON,OR 97008 1S133AD-07400 1 3DA-09400 SCROGGIN MARY LYNN TIGA OF 10815 SW SUMMER LAKE DR 1312 HALL TIGARD,OR 97223 T RD,OR 97223 is133AC-02300 1S133DA-072 SETIAWAN KRISMAN& TIGA OF IRAWATI RINI 131 HALL 10600 SW COTTONTAIL PL T ARD,0 97223 BEAVERTON,OR 97008 1S133DA-05900 1513 DB-07 it SHANKS MARKS&MARY M TIGA'• • TY OF 12940 SW GLACIER LILY CIRCLE 1312 HALL TIGARD,OR 97223 T •RD, • 97223 is 133AC-05900 1 S 133AD-05600 SHILLINGBURG NANCY F TRINCHERO PAUL H&BARBARA 10690 SW 133RD PL 12935 SW HAWKS BEARD ST BEAVERTON,OR 97005 TIGARD,OR 97223 1S1 33AD-05800 1 S133AC-03400 SPEROS EVANGELO F&MARLENE J TUGG RANDY L AND 12915 SW HAWKS BEARD ST FLEMMER ESSIE TIGARD,OR 97223 13060 SW COTTONTAIL LN BEAVERTON,OR 97005 1 S 133AD-08200 1 S 133AD-04900 STOLZ RANDOLPH S AND ANN L TURNER WALLACE A AND 12860 SW CHICORY CT MARY L TIGARD,OR 97223 11000 SW SUMMER LAKE DRIVE TIGARD,OR 97223 1 S 133D B-07400 1 S 133DB-06400 SUMMER CREEK LLC VARGO SUSAN E 12570 SW 69TH AVE 11081 SW ESCHMAN WAY STE#200 TIGARD,OR 97223 TIGARD,OR 97223 1S 133DA-06900 15133DA-09000 SWANSON WILLIAM DONALD VAUGHN PAUL J&MARY H 12940 SW HAWKS BEARD ST 11096 SW 130TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 133AD-07000 1 S 133AD-04800 TERRY LAURA R VERMEIRE ELIZABETH L 10855 SW SUMMER LAKE DR 10980 SW SUMMERLAKE DR TIGARD,OR 97223 TIGARD,OR 97223 1 3DB-001 1 S133AD-06400 TIGA D Y OF WAGNER MERRILY E 131 HALL 10915 SW SUMMER LAKE DR T ARD,0 7223 TIGARD,OR 97223 1 S 133AD-09200 WARWICK MARCY R 11010 SW SUMMER LAKE DR TIGARD,OR 97223 1 S 133DA-07400 WASHINGTON COUNTY FACILITIES MGMT-ADMIN 111 SE WASHINGTON ST HILLSBORO,OR 97123 1 S 133AD-02200 WESTGATE BAPTIST CHURCH 12930 SW SCHOLLS FERRY RD TIGARD,OR 97223 133AD-02000 WE :APTIST CHURCH 129 0 W S - = LS FERRY RD ARD,OR 97223 1 S 133DA-06800 WETZEL TIMOTHY J& ADAMS CANDYCE G 12920 SW HAWK'S BEARD ST TIGARD,OR 97223 IS133DA-09200 WILLIAMS JEANNE A& FERGUSON CARLY 11134 SW 130TH AVE TIGARD,OR 97223 1 S133DA-06700 WILLIAMS KEVIN R&LESIENE T 12900 SW HAWKS BEARD ST TIGARD,OR 97223 1S 133DB-05900 ZHONG TING& LUO YUN 11012 SW 131ST PL TIGARD,OR 97223 1S 133DB-06500 ZIEHNERT MICHAEL D&BROOKE A 11103 SW ESCHMAN WAY TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Craig Smelter PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Jon Sirrine 12761 SW 133rd Avenue Tigard, OR 97223 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 Charlie and Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (pg. I of I) (i:lcurpin\setupllabels\CIT West.doc) UPDATED: August 12, 2003 Sep 11 03 01 : 02p William F . Horning 50:1-294-0223 p. l SE°-09-2003 TUE 02:30 PM Le Homes FAX NO. 50 ,8900 P. 06/06 06/19/2003 16:36 FAX 5036847297 city of Tigard loo6 1 CITY OF TIGARD A,_,-. ft PCm. /4 , COMMUNITY DEVELOPMENT DEPARTMENT J'�' -•• PLANNING DIVISION °`�`°P"� 13125 SW*HALL BOULEVARD ? Community 1110AMopuunt TIGARD, OREGON 97223 . / S AQt"t'0o° "ry PHONE: 503439-4171 FAX: 503-684-7797(Atm: Patty/Planning) it /Q 3 REQU t EST FOR 00•F00T PROPERTY 0V 'NE:R VIAI!L1NG LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS(i.e. 1S134AB,Tax Lot 00100)OR THE ADDRESSES FOR A L PROJECT PARCELS BE _ INDICATE WHETHER YOU ARE REQUESTING '1, 2 OR 3 SETS OF LABELS: (NOTE A minimum of 2 sets of labels will be provided(unless only holding a neighborhood meeting this time)a neighborhood)to ln your 2 sets of envelopes that applicants are required to submit at the time of app meeting is required and you have not yet held that meeting,you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request e s r ? NAME OF CONTACT PERSON: \t- ante Poe- PHONE: 503 -29 IT- 0 2-2-7— This request may be mailed, faxed or han deliver to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in 'Will Cal[" by their last name, at the Community Development Reception Desk. • The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. . PLEASE NOTE: FOR HE CIITOY VOF ACCURACY,E I ING LABELS ORIGINAL BE ACCEPTED.PROV(pED Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the lost onto labels(20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. ` IL '�`EXAIIITPLE rr ' l f4,7,5� `"COST FOR THIS REQUEST 4 sheets of labels x$2/sheet=$8.00 x 2 sets= $16.00 sheet t(s)of labels x$2/sheet=$ /4 a sets- 2 sheets at labels x$2/sheet for CIT area x 2 sets=$ 4.00 sheet(s)of labels x$2/sheet for/CIT areGENERATE I sets ° �_�. GENERATE UST =$3100 TOTAL 3 r7 TOTAL =$31.00 IL NM siW —41/ p ■ ■',, ■ I.' 'I: -� C-l_E�E CITY of TIGARD re OTTER , ^ IIIII1 0(OO AINIC IFIOA YAlION ITIIIY iv �, root�� .,,,, r`��1 VICINITY MAP N.. �,♦ ew -41 IN !i .iiH' ■N ���r S -..� P us2oo2 0000s 2 • 4I*!(J■ � • Fso Z• i1► '%' I 11T ��: _ r 0-03-s I 002 e o�ommom000m oo Sao, I, ` �'� MI� VAR2002-00019 w.Iso e o i‘ w . N )111 HAS ARD TOHOES:Ik1I F SW Ir 3 w. co at / I1 ) 1i M W N X � tj - ` r. Ii♦ rl ;1 _ Q i _ � �/ .- ' IIII IP tiPailli - I �,� 1,-' >t i 0 04i Tplyd Mn MO OM CO NI ! 40( 1.1 i 7...411 Wit- N : h x!'1111111 /`ire N 4 I 111111 11111• li_ 0 200 400 600 Fall CO ��- I!IPI 1 1 �1F Z M.� WIllak ��'m Al = ,'',� V �Iig= � City of Tigard �,'. L!' 1€IS4 ' or psnsnl bcaGa • ib :1r a=87.Fl SalviHaYBIvd R 973]0 R 97 t',.`�� _• _ l uparo.otos / Community Development Plot date:May 23.2002;C:\ma gic\MA GICd3 APP^� Se ■•■•VAP • lir 03 10: 02a William F. Horning ddV SpU2U lu Ima• sw. 503-294-0223 1,I 44�I! ((r ! 111 8 M FJ 411 SUB2002-5/ZON2002-1/PDR2002-00N20 2 0 HAWK'S BEARD TOW HOM y/t aww 13125 SW Ha11 Blvd. 12:59:18PM � Tigard,Oregon 97223 ��� (503) 639-4171 I Receipt #: 27200300000000004109 Date: 09/16/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees&Charges-37.0000 @$1.0000 100-0000-451000 37.00 Line Item Total: $37.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pale Cash MELANIE POE KJP In Person 37.00 Payment Total: $37.00 Page 1 of I cReceipt.rpt APPLICANT MATERIALS • PREAPP.FFEiD BY: CITY OF TIGARD PLANNING DIVISION A 13125 SW HALL BOULEVARD TIGARD., OR 9722343189 503:639.417.41503.664.7297 CRY OF TIOAID OREGON LAND USE PERMIT APPLICATIO File#1 CDR cc,•3- (;04-other Case# ^ PD ooa - p00,9 54 ,„,2- j •Date V 9-i 9. 0 3 I Ely 10--.C a•: ,-4-)(Receipt# I"l"°� - `fa o E I.City:0,Urb Date Complete.) /'9-t2. l TYPE OF PERMIT YOU ARE APPLYING FOR I]AdjustmentNariance(I or II) ❑Minor Land Partition(II) ❑Zone Change(III) ❑Comprehensive Plan Amendment(IV) Ea Planned Development(III) ❑Zone Change Annexation(IV) ❑Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) ❑Historic Overlay(II or III) ❑Site Development Review(11) � ❑Home Occupation(II) ❑Subdivision (II or III) CE�V l_UC.A HON YYMEKt YKOPObEO ACflVlrr WILL UC GUK(Address R averlaO4e) �O I K-l--mss-aCA-f((v- o- S W I-�Gv ICJ gt.s-,-d S� , 4- S W l 3 0 A J e • SPp 1 ?0 I AX MAP b TAX LU I NUS. 113 ..513P-C— `69.-00 At4,44 op "IUTALSIItSILE LUNINGG.ASSIFIC;A!ION R ('J 14 c..c. , g-2 S`.. �E R/Nr, •"",iifiucnNr A-NJ fiu Mt.S FA 9.1e- T0 0 rJI-s0 M6-5 Lt. C1 M 4Ti2tX bEVE Lop MENT"CoeP7 '44. ✓ flhlAJL.INta AUURESS/UdTY/S I Al E/ZIP E I2.1S SW la4711 PVE. . I OD I `PDR--t-LA N D b , `11i2-3 ' (0N1 NU. FAX NU. • 0 3 --(920- 8-030 • o 3 - 59g- (Plop • NkJMAXY GUN IALl YtKSUN I'HUNl NU. Ct?A I(r- BR0 kA iJ 50 3— (D •0—g0 0 X 222- - more n ones- AtA-rU N l'Pc ToWN oM S 1_L,c , Drc4- L - i ¶%2b 17 03 12: 22p W1 ' lam F. Horning 503-"94-0223 p. 3 • THE APPLICANT SHALL CERTIFY TH T: application is granted, the applicant shall exercise the rights granted in accordance with the ♦ If the app approval.terms and subject to all the conditions and limitations of the app • All the above statements and the statements in the plot plan,attachments, and exhibits transmitted herewith,are true; and the it applicants t t acknowledge sge that any are permit Sessued,based on this application, map be revoked r • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the appllcation(s). SIGNATURES OF t~ACK_OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. f{uvrimd K ;1/4;40{0.•-■E1 Li-C; • Q v L4- 4"4") 4.4o ,.a rme Owne s Signatu r2,� � . 3't o;.d d ✓, • • Owner's Signature Date • Dste Owner's Signature • • Date Owner's Signature Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date • A CITY OF TIGARD 9/19/2003 13125 SW Hall Blvd. 12:19:56PM• Tigard,Oregon 97223 414: :IL (503) 63 9-4 17 1 Receipt #: 27200300000000004208 Date: 09/19/2003 Line Items: Case No Iran Code Description Revenue Account No Amount Paid PDR2003-00005 [LANDUS]Pin Concept Plan Rev 100-0000-438000 4,833.00 Line Item Total: $4,833.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount P' Check AUTUMN PARK TOWNHOMES CAC 001029 In Person 4,833.00 Payment Total: $4,833.00 AUTUMN PARK TOWNHOMES, LLC =bank® 001029 12755 SW 69TH AVENUE,SUITE 100 Five Star Service Guaranteed PORTLAND,OR 97223 1N1NM4C0m 1-503-620 48080 Pay: **********Four thousand eight hundred thirty-three dollars and no cents DATE CHECK NO. AMOUNT September 17, 2003 1029 $*zr***4, 833 .00 PAY CITY OF TIGARD TO THE 13125 SW HALL BLVD ORDER TIGARD, OR 97223 OF bP Page 1 of 1 cReceipt.rpt Hawk's Beard Townhomes Subdivision City of Tigard PLANNED DEVELOPMENT CONCEPTUAL PLAN REVISION Type III Expedited Review Revision to Original Conceptual Plan Review approved 7/22/02 I. PROJECT DESCRIPTION PROPERTY ADDRESS: Intersection of SW Hawk's Beard Street and SW 130th Avenue TAX MAP/LOT: 1S133AC/08200 RECEIVED COMPREHENSIVE PLAN: High Density Residential SP) 19 703 ZONING: R-25 CITY OF TIGARD OLNG0%NEERING CITIZEN INVOLVEMENT TEAM: West The Planning Commission approved the Hawks Beard Subdivision w/ PD,P,NNIwhich IEt4 included the Conceptual Development Plan, on 7/22/02. Detailed development plans were reviewed simultaneously. The approval was effective on 8/6/02. This submittal presents proposed changes to the Conceptual & Detailed Development Plans. II. REVISION TO CONCEPTUAL PLAN The following code sections relate to the approval of Conceptual Development Plans. The narrative responses below provide a detailed description of the proposed changes. The attached revised elevations depict the proposed changes. 18.350.030 Administrative Provisions B. Time limit on filing of detailed development plan. Within 1-1/2 years after the date of Commission approval of the conceptual development plan, the owner shall prepare and file with the Director a detailed development plan. Action on the detailed development plan shall be ministerial and taken by the Director by means of a Type Il procedure, as governed by Section 18.390.040, using approval criteria below: RESPONSE: A detailed development plan was approved on 7/22/02. This application outlines proposed revisions to the Hawk's Beard Conceptual & Detailed Development Plans. 1. The Director shall approve the detailed development plan upon finding that the final plan conforms with the conceptual development plan approved, or approved with conditions by the Commission. The detailed plan shall be approved unless the Director finds: HAWK'S BEARD TOWNHOMES SUBDIVISION 1 WPA INC. a. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; b. The change reduces the amount of open space and landscaping; c. The change involves a change in use; d. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and e. The change involves a major shift in the location of buildings, proposed streets, parking lot configuration, utility easements, landscaping or other site improvements. RESPONSE: No changes are proposed that would involve any of the criteria listed in sections a through e above. The applicant is proposing changes to the architectural detailing of the building elevations as discussed in Section 18.350.090 below. 2. A decision by the Director may be appealed by the applicant or other affected/approved parties to the Commission and the Commission shall decide whether the detailed development plan substantially conforms to the approved conceptual development plan based on the criteria set forth in Subsection 1 of this section. This appeal shall be governed by provisions of Section 18.390.040G. 18.350.090 Conceptual Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type IIIB procedure, as governed by Section 18.390.050. RESPONSE: The Hawk's Beard Subdivision with PD (original application) was approved on 7/22/02. This application is a revision of the Conceptual Plan component of the original application. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. RESPONSE: The proposed detailed design changes will have an effect on the character of the proposed development. The proposed changes are recommended in order to provide a more aesthetically pleasing building elevation than originally proposed. As the project has moved forward into construction phase, additional design work has been done that has led to the following proposed changes: HAWK'S BEARD TOWNHOMES SUBDIVISION 2 WPA INC. • The major change to the detailed development plan is a large reduction in the amount of cultured stone. The original elevations submitted with the Conceptual Development Plan showed cultured stone covering a portion or all of the first floor exterior of most of the proposed plexes. The large amount of stone was later deemed to be too heavy in appearance. The stone provided a definite visual cue indicating the first floor in contrast to the floors above, and provided a horizontal break in the three-story facade. However, this treatment also resulted in appearing to raise the residences above the ground plane, negating human scale in the process. The applicant still proposes to use cultured stone as a design element, but would like to limit it to use on column bases, as shown on the attached elevations for front-loaded lots. This minimal use of the cultured stone will showcase its design qualities without appearing to be overwhelming. The main goal of these design changes has been to balance the vertical and horizontal proportions of the 2, 3 and 4-plex facades. The designers have used various design elements to create the desired articulations: - Batten & board siding is used on some third floor elevations to add visual interest. - Dentils are used in some places to accentuate the roof peaks. - Belly bands add strong horizontal movement and articulate the change in floors. - Some sections of the first floor have been popped out to match the front plane of the floors above. This action adds sturdiness and draws the eye, creating a more inviting and 'homey' appearance. - Windows added to the first floor elevations also contribute to a more open and attractive elevation, as well providing additional light within the unit. - Faux supports under the cantilevered sections add extra feeling and articulation. - Flower boxes with matching supports echo this effect. - Shutters have been added to the windows as well to create interest and to add detail. The porch enclosures have been modified to correct the wing wall design, which proved to be clumsy upon further design proofing. Strong columns have been used instead to create a sturdier character and to allow for open sides in locations where the front walls are inset on both sides. The towers and weathervanes originally proposed for the building roof corners have been removed. They did not fit in with the revised building elevations, and detracted rather than added to the final design vocabulary. These proposed design changes contribute to the creation of a more attractive elevation. The effects of the changes are to bring the building HAWK'S BEARD TOWNHOMES SUBDIVISION 3 WPA INC. down to the ground while increasing the amount of horizontal and vertical • articulation, and creating a more welcoming facade with increased visual interest. 2. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. RESPONSE: The Hawk's Beard development is currently under construction and is scheduled for completion by next summer (2004). 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. RESPONSE: The Hawk's Beard project consists of townhomes to be sold to individual homeowners. 4. A narrative statement presenting information, a detailed description of which is available from the Director. RESPONSE: The narrative submitted with the original Subdivision application in March 2002 contains responses to applicable criteria. This current submittal discusses proposed design detail changes. B. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Existing site conditions; 2. A site concept; 3. A grading concept; 4. A landscape concept; 5. A sign concept; and 6. A copy of all existing or proposed restrictions or covenants. RESPONSE: No changes are proposed to Items 1 through 6 above from the original submission. HAWK'S BEARD TOWNHOMES SUBDIVISION 4 WPA INC. _t FINAL APPROVAL f CITY OFTIGARD PLANNING DIVISION f By _ i'lr._....,,,t_ DATE {x!!24�. -- 1 P �e"" SE 19 2003 F _.__. OfTY OF TU3ARG 14 • — — — I =7 ; �t�e !411iiI1 I:IIIr111111101 1111�0�1rf ! 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I �rKeBT •41 E-£\\A-T• M .. . 1 } �qq1� t.�Tr.- K t r-4,. �_S.1.07c1, - [ '•ii Y ........ _...-.__ _ _ _.. _ a_. - .. 7 _ _ ..... • - A CITY OF TIGARD Community Development Shaping Better Community LAND USE P koPC SAL= E§ RYPTrt N 120 DAYS = 1/17/2004 FILE NO.: PLANNED DEVELOPMENT REVIEW (PDR) 2003-00005 FILE TITLE: HAWK'S BEARD TOWNHOMES CONCEPTUAL DEVELOPMENT PLAN DESIGN REVISIONS APPLICANT: Matrix Development Corporation Attn: Craig Brown 12755 SW 69th Avenue, #100 Portland, OR 97223 PHONE/FAX: (503) 620-8080 �� REQUEST: The applicant is requesting approval to modify the exterior design of a 62- nit townhouse project that was approved by the Tigard Planning Commission in July of 200, . The applicant received conceptual and detailed approval of a 63-lot Subdivision and Planned Development overlay on 3.76 acres of a 14.24 acre site. LOCATION: The project is located on the north side of SW Hawk's Beard Street, and west of SW 130th Avenue. Washington County Tax Assessor's Map 1 S133AC, Tax Lots 8300 through 15200. ZONE: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. CIT AREA: West CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: ❑ TYPE I ❑ TYPE II © TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: NIA DATE COMMENTS ARE DUE: N/A ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ®PLANNING COMMISSION (MON.) DATE OF HEARING: OCTOBER 20, 2003 TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ❑ STAFF DECISION (TENTATIVE) DATE OF DECISION: COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP LANDSCAPING PLAN r ) U I ILI I Y PLANS ® SITE PLAN GRADING PLANS H IMPACT STUDY ® NARRATIVE I I STORM DRAINAGE CALCS. ® ARCHITECTURAL PLANS STAFF CONTACT: Brad Kilby, Associate Planner(503)639-4171, x 2434 ADDITIONAL DOCUMENTS flue 06 2004 4: 20PM SR Design LLC 50'4-469-8553 p. 2 -� .. r-' 1"(A<.✓Ik<, Re.tri F/4. (RAC)&113- 6')°16-- - Jul P2 04 08: 18a Derek Drown & Assoc. (9 7 1 ) 233-0071 p. 2 FR@1 a FF0( HO. : Tu l. 22 2083 04:55PM P2 - cy- i r. . . . . . .. • 1 t to- _ . . _ . . t If . . t. , . ... ii .,... ..:: " .. . . . .... ...... - :..„ v.. 0 ....z., . . , • de, . . •,..!!. ;.: --- c• Iiix . ot?!1 • 4654C ,4,45 . . . . .�v r�x - .t-. .. •. V• .Z16 ..r-.F . .01 lir- ii o - .), • ��s 9G ` 1 . . j'� • ii . • . . . o . • . 1 i .. . ._ .lit, 1 . • 1 .i. . • =: ; . . .N.�: ' 1 , a • a �+ � � _ �. � " III . t . Eq'X . . . I ..r ��ffi r.. - -1r-t. i L` .; :rte • : . am • .. ' .. : ,..] _ red • • t iO �� rig • - 1 • z — tt� � t S. i. Aug OG 2004 4: 20PM SR Design LLC 5r-'-469-8553 P. 1 SR De Engineering—Planning—Surveying MEMORANDUM To: Dick Bewersdorff, Fax#(503)684-7297 From: Steve Roper, SR Design u-c CC: Craig Brown of Matrix Development Corporation; Mark Hanson of DLB& Associates, Inc. Date: 8/6/2004 Re: Hawk's Beard — Rear Unroofed Landings and Stairs for Lots 59 - 61 Dick, We are the civil engineers for Hawk's Beard Townhomes and Matrix Development/ Derek L. Brown & Associates, Inc. There are three (3) lots, Lots 59, 60 and 61, at Hawk's Beard Townhomes, which will require the construction of unroofed landings and stairs off the back of the homes to allow the homeowner's access to their rear yards. I attempted to contact Matt Scheldegger with the City of Tigard via fax dated July 22, 2004. This fax included an architectural drawing identifying an unroofed landing and stairway off the back of a townhome. The fax asked Matt to please give me a call back to discuss, After receiving no response from Matt Scheidegger, I phoned Brad Kilby at OTAK and he informed me that the project(Hawk's Beard) had been transferred to Morgan Tracy at the City of Tigard. I then called Morgan Tracy and left a voicemail explaining our situation and asked that he please give me a call back as soon as possible. As of today, August 6, I have received no response from Morgan Tracy or anyone from the Planning Department with the City of Tigard. As time is of the essence, Matrix Development and their contractor Derek L. Brown & Associates have decided to commence the construction of these stairs. It is our opinion that these stairs will be acceptable based upon the Tigard Development Code, Section 18.730- 050.D.4-Projections into required yards. Which state that "Unroofed landings and stairs may project into required front or rear yards only. " Please contact me or Mark Hanson of Derek L. Brown & Associates, Inc. at (971) 233-0075 if you have any questions or comments. 8196 SW Hall Blvd.,Suite 232,Beaverton, OR 97005,Ph: (503)469-1213 Fax:(503)469-8553 • J z PDR2003OOOO5 HAWK' S BEARD TO HOMES