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08/17/2009 - Packet City of Tigard T CARD Planning Commission — Agenda MEETING DATE: August 17, 2009, 7:00 p.m. MEETING LOCATION: City of Tigard-Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7:oo p.m. 2. ROLL CALL 7:OO p.m. 3. COMMUNICATIONS 7:02 p.m. —Introduction of new Assistant Community Development Director, Susan Hartnett 4. CONSIDER MINUTES 7:os p.m. 5. PUBLIC HEARING 7:10 p.m. 5.1 PLANNED DEVELOPMENT REVIEW (PDR) 2008-00004- THE VILLAGE AT KNOLL REQUEST: The applicant is requesting Planned Development Review approval of a Planned Development Concept Plan for development of a 2.74-acre site with a 15 lot subdivision including one common tract featuring landscaped paths and water features throughout, as well as visitor parking for the site. The site will be comprised of six (6) single-family homes, eight (8) (duel) attached single-family homes, and a Residential Care Facility which will house up to 24 residents and staff. The two existing single-family residences will be removed prior to development. Concept and Detailed Plans are reviewed separately by the Planning Commission with a separate decision on each plan at separate hearings. This application is for the Concept Plan only. LOCATION: 12360 and 12390 SW Knoll Drive;Washington County Tax Assessor's Map 2S101BC, Tax Lots 00301 and 01500. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. 6. Transportation System Plan Briefing-Workshop 8:10 p.m. 7. OTHER BUSINESS 9:10 p.m. 8. ADJOURNMENT 915 p.m. PLANNING COMMISSION AGENDA-August 17, 2009 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 1 PLEASE SIGN IN HERE 1111 Tigard Planning Commission TIGARD Agenda Item # 5' I Page I of Date of Hearing c , Case Number(s) eN -2_0(A- O ocn 14 Case Name U �� c:� \��o \ Location \ \ SC.Q \<6-\ct If you would like to speak on this item, please CLEARLY PRINT your name, address, and zip code below: Proponent (FOR the proposal): Opponent (AGAINST the proposal): Name: 144tg_ few Name: j ' ddress: uE 2. 1' Address: ' City, State, Zip:,patruhsto 6/3.4.1 City, State, Zip: Ate 4.0)e- - l R Name: 00rCddress: °v& L7tE_ sAL. si.(Arc... ( Address: City, State, Zip: Tai !��1.47_11. City, State, `Lip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: RECEIVED PLANNING AUG 1 0 2009 CITY OF TIGARD COMMUNITY PUBLIC HEARING ITEM: It. NEWSPAPERS • The following will on considered by the Tigard Planning Commission on Monday August 17, • 2009 at 7:00 PM at the Tigard Civic Center-Town 0605 SE Lake Road,Portland,OR 97222•PO Boo 22109 Portland OR 97260.2100 Hall, 13125 SW Hall Blvd.,Tigard,Oregon. Both PE-mail Os TIGARD public oral testimony hearing on this matter be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available AFFIDAVIT OF PUBLICATION at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public State of Oregon, County of Washington, SS hearing or verbally at the public hearing only. Failure to raise an I, Charlotte Allsop, being the first duly sworn, issue in person or by letter at some point prior to the close of the depose and say that I am the Accounting hearing accompanied by statements or evidence sufficient to afford Manager of The Times (serving Tigard, the decision-maker an opportunity to respond to the issue precludes Tualatin & Sherwood), a newspaper of appeal to the Land Use Board ofAppeal based on that issue. Failure ealati c& Sherwood), published at newspaper to specify the criterion from the Community Development Code or general p Comprehensive Plan at which a comment is directed precludes an in the aforesaid county and state, as defined appeal based on that criterion. by ORS 193.010 and 193.020, that A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are City of Tigard 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 Notice of Public Hearing/PDR 2008-00004 prior to the hearing,and copies for all items can also be provided at TT11346 a reasonable cost. Further information may be obtained from the Planning Division A copy of which is hereto annexed, was (staff contact: Gary Pagenstecher)at 13125 SW Hall Blvd.,Tigard, published in the entire issue of said Oregon 97223, by calling 503-639-4171, or by email to garyp@ newspaper for tigard-or.gov. 1 PLANNED DEVELOPMENT REVIEW(PDR)2008-00004 week in the following issue: -THE VILLAGE AT KNOLL— July 30, 2009 C1D � CiLUA Charlotte Allsop (Accounting Manager) Subscribed and sworn to before me this July 30, 2009. OFFICIAL SEAL °;� ROBIN A BURGESS NOTARY PUBLIC-OREGON COMMISSION NO.437285 NOTARY PUBLIC FOR ORE N MY COMMISSION EXPIRES MAY 16,2013 My commission expires Acct#10093001 Attn: Patty Lunsford City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Size: 2x10.25 Amount Due $171.17 pci* *Please remit to address above. P \U — --4P REQUEST: The applicant is requesting Planned Development Review approval of a Planned Development Concept Plan for development of a 2.74-acre site with a 15 lot subdivision including one common tract featuring landscaped paths and water features throughout,as well as visitor parking for the site. The site will be comprised of six(6)single-family homes,eight(8)(duel)attached single-family homes, and a Residential Care Facility which will house up to 24 residents and staff. The two existing single-family residences will be removed prior to development. Concept and Detailed Plans are reviewed separately by the Planning Commission with a separate decision on each plan at separate hearings. This application is for the Concept Plan only. LOCATION: 12360 and 12390 SW Knoll Drive; Washington County Tax Assessors Map 2S 101BC,Tax Lots 00301 and 01500. ZONE: R-4.5:Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. k:„....i„ , ,_,,,,.,.t,\ ..A._,,,,,N 1 i 1 ,,,,- v.--• :-. -,,,.--,...,,,-2-- = \ me vaua.r,u,di ST RL-1 `\ \ •• .\ 1 '� II`r_T , \a, i I,I j (—) l,4 , f11 II J I v �\. .,y , ,,�t Publish 07/30/2009. Ti'1 1346 I Ct-1 , t Agenda Item: S r Hearing Date:must 17,2009 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION • FOR THE CITY OF TIGARD, OREGON 120 DAYS = 10/15/2009 SECTION I. APPLICATION SUMMARY FILE NAME: THE VILLAGE AT KNOLL CASE NO.: Planned Development Review(PDR) PDR2008-00004 (Concept Plan Review) APPLICANT: Northwest Ventures Group,Inc. OWNERS: William C. Reed &Lydia Lundberg Attn:Mark Reed 2300 SW 103rd Avenue 2401 NE MLK Jr.Blvd. Portland, OR 97225 Portland,OR 97212 REQUEST: The applicant is requesting Planned Development Concept Plan Review approval for development of a 2.-83-acre site with a 15 lot subdivision including one common tract featuring landscaped paths, water features, and visitor parking for the site. The site will be comprised of six (6) single-family homes, eight (8) attached (duel) single-family homes, and a Residential Care Facility which will house up to 24 residents and staff. Two single-family residences currently exist on the property and will be removed prior to development. Concept and Detailed Plans are reviewed separately by the Planning Commission with a separate decision on each plan at separate hearings. This application is for the Concept Plan only. LOCATION: The property is located at 12360 and 12390 SW Knoll Drive; Washington County Tax Assessors Map 2S101BC,Tax Lots 00301 and 01500. ZONES/ COMP. PLAN DESIGNATIONS: R-4.5: Low Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. (PD): The applicant has proposed a planned development overlay designation to accommodate the proposed private street and lot configurations on the subject property. The purposes of the planned development overlay zone are: 1) To provide a means for property development that is consistent with Tigard's Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the City; 2) To provide such added benefits as increased natural areas or open space in the City alternative building designs, walkable communities preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code. 3) To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilities) which will retain their character and city benefits, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; 4) To preserve to the greatest extent possible the existing landscape features and amenities (trees, water resources, ravines, etc.) through the use of a planning procedure (site design and analysis,presentation of alternatives, conceptual review,then detailed review) that can relate the type and design of a development THE VILLAGE AT KNOLL STAFF REPORT(P052008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 1 OF 17 to a particular site; 5) To consider an amount of development on a site within the limits of density requirements,which will balance the interests of the owner,developer,neighbors, and the City; and 6) To provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and matenals. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350 and 18.390. SECTION II. STAFF RECOMMENDATION Staff finds that the proposed Planned Development Concept Plan does not meet the Concept Plan Submission Requirements or the Concept Plan Approval Standards as outlined in this report.Therefore,Staff cannot recommend approval of the proposed Concept Plan. Staff recommends prior to approval of the concept plan,the Commission consider the findings in this report and the issues raised in tiie Additional Discussion Areas, in addition to any others they may have, in order to provide the applicant with clear direction to revise their concept plan and in developing the detailed plan. CONCEPT PLAN APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S DECISION. SECTION III. BACKGROUND INFORMATION Site History The subject site includes two single-family houses located on two adjoining parcels totaling 2.83 acres, zoned R-4.5. The roughly square-shaped site slopes significantly across the diagonal with a northeastern aspect, from a 200-foot SW elevation at S Knoll Dnve to approximately a 154-foot elevation at the property's northeast corner.The site contains three significant mature trees fronting SW Knoll and other typical residential landscaping. Vicinity Information The site is located generally east of SW Hall Boulevard and north of SW Hunziker Road, more specifically along the east side and outside corner of SW Knoll Drive. Commercial development borders the site to the north, industrial zoned property to the east, while residential development borders the subject site to the south and west. The site is part di an island of land zoned R-4.5 containing 20 parcels, each with a residence. The area is bordered by GG to the north, I-L to the east, I-P to the south, and CBp to the west across SW Hall Blvd. Three of these parcels lon SW Hall Blvd have recently been rezoned to Mixed-Use Residential - 1 (CPA2008-00012) and are within the Downtown Urban Renewal District. Proposal Description The applicant is requesting Planned Development Concept Plan Review approval for development of a 2.83-acre site with a 15 lot subdiyision including one common tract featuring landscaped paths, water f�eatures,.and visitor parking for the site. The site will be compr sed of six (6) single-family homes, eight (8) attached (duel)single-familyhomes, and a two-story 14,712 square foot footprint Residential Care Facility which will house up to 24 residents and staff. Two single- amily residences currently exist on the site and will be removed prior to development. SECTION IV. 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 to provide written comments and/or oral testimony prior to a decision being made. On June 19, 2009 the City sent a request for comments to applicable special districts and local and state jurisdictions. On June 26, 2009 the Cityposted the site with a notice of development review. On July 27, 2009 the City provided notice of hearing to neighbors within 500 feet and to interested parties. On July 30', 2009, the City published notice of the public hearing in the Tigard Times. Staff has not received any written comments,to date,from neighbors regarding this application. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 2 OF 17 The applicant held a neighborhood meeting on May 24, 2007. Thirteennpersons were in attendance. As recorded in the applicant's meeting notes, the issues raised at the meeting primarily concerned the impacts the development would have on the adjacent neighbors on SW Knoll Street including grading of the site: street improvements traffic control, and the character of the buildings.The major concern was the potential traffic impact on SW Knoll and what sort of traffic calming would be applied. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria for Concept Plan review are contained in Community Development Code Chapters 18.350,Planned Developments,and 18.390,Decision Making Procedures. This staff report is limited to the review of these sections and contains a staff recommendation for the Commission's decision on the Concept Plan,pursuant to Section 18.350.050. The following sections will be addressed later upon application of Planned Development Detailed Plan review. 18.350 Planned Developments) 18.510 'esidential Zoning Districts) 18.705* Access,Egress and Circulation) 18.725 nvironmental Performance Standards) 18.745* andscaping and Screening) 18.755 ed Solic.Waste &Recyclable Storage) 18.765 Off-street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 18.780 Signs) 18.790 ree emoval) 18.795* ision Clearance) 18.810 Street and Utility Improvements) A czording to Section 18.350.070.3 4-the Planned Dezdapnriu Chapter,these chapters are utilized as guidelines,and strict crmpliarxe is not necessary zrherr a dezdopnrnt pnvzides altenzatize designs and methods that promite the purpose z f the PD Chapter. DECISION MAKING PROCEDURES(CHAPTER 18.390): The applicant has applied for a Planned Development Concept Plan review. 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. The applicant held a pre-application conference, consistent with 18.390.050.A. The applicant's submittal included the required information, including an Impact Study for the proposed Village At Knoll,consistent with 18.390.050.B. PLANNED DEVELOPMENTS(CHAPTER 18.350) 18.350.010 Purpose: The six purposes of the.planned development overlay zone are listed in the description of the applicable zone on the face page of this decision. 18.350.020 Process: A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. The subject site is currently zoned R-4.5. The applicant has elected to develop the project as a planned development and,therefore, is required to address the provisions of the Planned Development chapter. B. Elements of approval process. There are three elements to the planned development approval process, as follows: THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 3 OF 17 1. The approval of the planned development concept plan; 2. The approval of the detailed development plan;and 3. The approval of the planned development overlay zone. The applicant has applied for review of the planned development concept plan. At the time of detailed development plan review the applicant must also apply for approval of the planned development overlay zone C. Decision-making process. 1. The concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. This staff report and recommendation to the Planning Commission is limited to the concept plan review criteria listed below. The Commission shall make a decision on the proposed concept plan. Review of a detailed plan will require a new application and Planning Commission hearing. 2. The detailed development plan shall be reviewed by a means of a Type III-PC procedure, as governed by 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. The applicant has applied for review of the concept plan. A separate application and hearing are required to review the detailed plan to ensure it is substantially in compliance with the approved plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. The applicant must apply for the (PD) overlay to the subject property at the time of detailed plan review. 4. Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval. All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. The applicant has applied for concept plan review only. 5. In the case of an existing planned development overlay zone, once construction of the detailed plan has been completed; subsequent applications conforming to the detailed plan shall be reviewed under the provisions required in the chapter which apply to the particular land use application. This standard is applicable once construction of the detailed plan is completed. This standard is meant to apply to future modification or expansion of an existing plan. 6. If the application involves subdivision of land, the applicant may also apply for preliminary plat approval and the applications shall be heard concurrently with the detailed plan. The proposal does include subdivision of land. Application for preliminary plat approval shall be heard concurrently with the detailed plan review and approval. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the Planned Development application (i.e. the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant has applied for concept plan review only. FINDING: The applicant has applied for concept plan review only. As shown in the above analysis, the applicant's proposal is consistent with the applicable process standards of the planned development chapter. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING QOMMISSIONHEARING 8/17/2009 PAGE 4 OF 17 18.350.030 Administrative Provisions: A. Time limit on filing of detailed development plan. The concept plan approval expires after 1-1/2 years unless an application for detailed development plan and, if applicable, a preliminary plat approval or request for extension is filed. Action on the detailed development_plan shill be taken by the Planning Commission by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval cnteria in 18.350.070. The applicant has applied for a concept plan approval only. The Planning Commission may approve the concept plan ' it finds that it meets the approval critena. The concept plan approval expires after 1 h years unless an application for detailed development plan or request for extension is filed. B. Zoning map designation. The planned development overlay zone application shall be concurrently approved if the detailed development plan is approved by the Planning Commission. The zoning map shall be amended to indicate the approved planned development designation for the subject development site. The approval of the planned development overlay zone shall not expire. The applicant may apply for detailed plan review and for application of the overlay zone. The planned development overlay zone application shall be concurrently approved if the detailed development plan is approved by the Planning Commission. C. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: 1. No changes have been made on the original concept development plan as approved by the Commission; 2. The applicant can show intent of applying for detailed development plan or preliminary plat review within the one-year extension period; and 3) There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. An extension of the Concept Plan approval is not applicable at this time. The applicant states that an extension is not anticipated,but if market conditions warrant,the applicant will file for an extension. D. Phased development. 1. The Commission shall approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. 2. The criteria for approving a phased detail development plan proposal are that: a) The public facilities shall be constructed in conjunction with or prior to each phase; and b) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable City or district standard. APPLICANT'S RESPONSE: The applicant intends on actively pursuing financing for the development based on the approval of the Concept Plan. It is anticipated that lots 1-1{1 will be developed and sold in sequence depending on the market conditions on the completion of the development. The applicant will be operating the Residential Clare Facility(RCF) on lot 15. The general development schedule is planned to proceed on three phases, with the Detailed Plan being driven by triggering. factors as outlined below. It is the applicant's intent to proceed with the detailed planning and site construction as expeditiously as possible,given current weak market conditions. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 5 OF 17 The following phases are dependent on the market conditions, bank financing, availability of contractors, and saturation of the housing market. Phase 1: Site Development: Start Date: March 1,2010 End Date: July 1,2010 The site development portion of this project will include the following items: • Demolition/Deconstruction of existing buildings at 12360 and 12390 SW Knoll Drive; • Site Work including removal of any trees as specified by landscape plan; • Site Work including,grading of lot; • Installation of all utilities including: • Storm water Facilities; • Sanitary Sewer Facilities;and • Water Facilities. • Installation and final grading o?all roadways (not alleys); • Installation of site sidewalks adjacent to roadways (not ulterior side abutting homes). Phase 2: Construction of Residential Care Facility: Start Date: May 1,2010 End Date: August 1, 2011 The construction of the RCF portion of this project will include the following items: • Construction of the general building; • Site Work for Lot 15 including parking area and re-paving of existing access to Park 217; • Reclamation and final planting of Natural Resource Area;and • Planting and final landscaping of Lot 15 and all areas NE of the lower roadway. Phase 3: Construction of Single-Family Homes: Start Date: July 1,2010 End Date: December 31,2011 The construction of the single-family homes portion of this project will include the following items: • Construction of the single-family and attached single-family homes; • Final Site Work for Lots 1 through 14 including remaining pathways,alleys and sidewalks; and • Final landscaping and site work for Lots 1-14 and Common Tract A. E. Substantial modifications to concept plan. If the Planning Commission finds that the detailed development plan or preliminary plat does not substantially conform to the concept plan, a new concept plan shall be required A modification of the Concept Plan is not applicable at this time. F. Noncompliance. Noncompliance with an approved detailed development plan shall be a violation of this chapter. Compliance with an approved detailed development plan is not applicable at this time. G. Issuance of occupancy permits. The development shall be completed in accordance with the approved detailed development plan including landscaping and recreation areas before any occupancy permits are issued. However, when the Director determines that immediate execution of any feature of an approved detailed development plan is impractical due to climatic conditions, unavailability of materials, or other temporary conditions, the Director shall, as a precondition of the issuance of a required permit, require the posting of a performance bond or other surety to secure execution of the feature at a time certain not to exceed one year. Issuance of occupancy permits is not applicable at this time. FINDING: The applicant has applied for concept lan approval only. At the time of detailed plan review the applicant intends on applying for the (PD) overlay zone. The applicant is proposing a two-year three-phase development plan. The proposed dates for these phases may be unrealistic with respect to the Planned Development processing time line and on market conditions. The proposal is otherwise consistent with the applicable administrative standards for planned developments. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 6 OF 17 18.350.040 Concept Plan Submission Requirements: A. General submission requirements. The applicant shall submit an application containing all of the general information required fora Type III-PC procedure, as governed by Section 18.390.050 and the additional information required by 18.350.040.B. The applicant included information required by Section 18.390.050 as shown in the findings above for the Decision Making Procedures section of this report. The additional information required by 18.350.040.B is shown below. In addition, the applicant shall submit the following: 1. A statement ofplanning objectives to be achieved by the planned development through the particular approach proposed by the applicant.This statement should include: a) A description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant; APPLICANT'S RESPONSE: The proposed Village at Knoll development will create a 15-lot subdivision plus 1 common tract including single-family homes, attached single-family homes, and a Residential Care Facility (RCF) that will house up to 24 residents along with live-in staff.—The ROE will be the focal point of this development meant to encourage and facilitate intergenerational involvement. The project will incorporate LEED platinum building techniques and methods throughout the community including all single-family houses as well as the RCF. The single-family homes will be located closest to the street front along SW Knoll Drive. The attached single- family homes will follow, and the RCF will be located at the point on the property furthest away from the existing street. The Design Team conducted an Opportunities and Challenges Analysis of the property in order to frame the context for the planned Development Concept Plan. Challenges • The number one challenge presented by this sit is the slope of this site.Refer to TOPO layout section. • The site shape and setbac ks limit the efficiency of site use. • There is a sensitive area buffer boundary at the northeast corner of the site. • The Right-of-way dedication reduces the buildable site area. • The proposed private street reduces the buildable site area. • The mitigation of trees for this site will increase project cost. With the strong slope of the site it will be impossible to save the trees we otherwise might during excavation. Opportunities • The site slope will be used to our advantage by using the grading to slope the storm water drainage to a bioswale on the eastern property line. • We will design the Residential Care Facility(RCF) on lot 15 to act as a retaining wall for the site. Visually from the street level,the RCF will only appear two stories tall. • The sensitive area on the north eastern corner will give a great buffer from the Park 217 Business Complex. • With having.to remove most of the site's existing trees, we will be able to put new landscape trees to encompass the development and give a great buffer to the adjacent properties. b) An explanation of the architectural style, and what innovative site planning principles are utilized including any innovations in building techniques that will be employed; APPLICANTS RESPONSE: The single-family homes will be designed with craftsman features including front porches, attached garages, colorful designs and exterior accents. The six homes at the top of the hill will have attached garages accessed by an alley creating a vibrant street area. There are mature trees on the site that will be retained to create an older community rook and feel to the neighborhood. The attached single-family homes will also be designed with the same craftsman features as the free standing single-family homes. The attached homes feature zero lot-line common wall construction with attached garages for each unit. The garages are accessed from a rear alley. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008.00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 7 OF 17 The RCF will be designed in the same manner as the houses, similar to the existing project currently being constructed on SW Grant Street, and ones that have been operating in Milwaukie (Oatfierd Estates, for the past six years. The RCF will have 24 suites for elders [+6 enlvlo, s]for a maximum of 30 total residents within the building. There will be landscaped paths and water features throughout the common tract for community access and usage. The common tract will also include visitor parking for the site. The Village at Knoll has two very distinct components of development; the Residential Care Facility and the Single-family Homes. We will describe the intentions of each separately for additional clarification. Residential Care Facility: The Owners of the existing property William Reed and Lydia Lundberg,have spent the past eight years developing a forward thinking concept or the future of elder care, Elite Care. Elite Care will be the operating company that will run the facility, and will be in charge of the long term upkeep of the project. Current Elite Care projects include Oatfield Estates, a 72 unit project located at the top of Oatfield 10 in Milwaukie and Fanno Creek, an identical project to the one being proposed located on SW Grant Street in Tigard. As the owners of the existing property will retain ownership and management,there is a long term thought process to the development of this project. Shortcuts that might be taken by other development teams in the construction of the facilities, site improvements, building styles, and landscaping will not be taken to ensure the quality of building and the atmosphere for care. Please go to www.elitecare.com for more information on the philosophy and management style of Elite Care. Single-Family and Attached Single-Family Homes: The owners of the property will be developing the site for the 14 lots. The contractor for this project, R&R Energy Resources, is jointly owned by,Bill Reed and Billy Lenz. The lots will not be sold out to individual builders, and by maintaining the construction Ln house", it will alow for the architectural styles, building quality and size to remain constant throughout the project's construction timeline. R&R Energy Resources has built approximately 125 homes over the past 5 years including multiple projects for HOST Development (www.hostdevelopment.com), Blueberry Lane (www.blueberrypdx.com), as well as being the contractor for the Elite Care building at Fanno Creek in Tigard. c) An explanation of how the proposal relates to the six purposes of the Planned Development Chapter as expressed in 18.350.010: The applicant did not provide a specific response to each of the six purpose statements of the Planned Development Chapter. Instead, the applicant has referred the Commission to the Project Description, Architecture/Landscaping, Statement of Intentions, and the Opportunities and Challenges Analysis sections of the Applicants'Narrative sages 5 - 8),which have been included within this report in (a) and (b) above. To provide a means for property development that is consistent with Tigard's Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the City;and To provide such added benefits as increased natural areas or open space in the City, alternative building designs walkable communities, preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code. To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilltie l which will retain their character and city benefits, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning;and To preserve to the greatest extent possible the existing landscape features and amenities (trees, water resources, ravines, etc.) through the use of a planning procedure (site design and analysis,presentation of alternatives, conceptual review, then detailed-review) that can relate the type and design of a development to a particular site; and THE VILLAGE AT KNOLL STAFF REPORT(PDR200 8-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 8 OF 17 To consider an amount of development on a site, within the limits of density requirements, which will balance the interests of the owner, developer,neighbors, and the City; and To provide a means to better relate the built environment to the natural environment through sustainable and-innovative building and public facility construction methods and materials. d) An explanation of how the proposal utilized the Planning Commissioner's Toolbox. The applicant did not provide a specific response to this criterion. Instead, the applicant has referred the Commission to the Project Description, Architecture/Landscaping, Statement of Intentions, and the Opportunities and Challenges Analysis sections of the applicant's narrative (pages 5 - 8),which have been included in (a) and (b) above. 2. A eneral development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. The applicant identified their three-phase plan, as shown above in the Administrative Provisions section of this report,to occur over a two-year period through 2011,depending on market conditions. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. The applicant intends on actively pursuing financing for the development based on the approval of the Concept Plan. It is anticipated that lots 1-14 will be developed and sold in sequence depending on the market conditions on the completion of the development. The applicant will be operating the Residential Care Facility on lot 15. B. Additional information. In addition to the general information described in Subsection A above, the concept plan, data, and narrative shall include the following information: 1) Existing site conditions; 2) A site concept including the types of proposed land uses and structures, including housing types, and their general arrangement on the site; 3) A grading concept; 4) A landscape concept indicating a percentage range for the amount of proposed open space and landscaping, and general location and types of proposed open space(s); 5) Parking concept; 6) A sign concept; 7) A streets and utility concept; and 8) Structure setback and development standards concept, including the proposed residential density target if applicable. The applicant's narrative and plan set provide the required applicable information, including a Cover Sheet (CO.0 , Conceptual Site Plan C0.1), Preliminary Grading and Erosion Control Plan (Cl), Preliminary Storm Plan C2 , Preliminary Sanitary Sewer and Water Plan (C3), Preliminary Plat (C4), Existing Knoll Drive Profile (C5 , Topographic Survey(TP), PUD Open Space Concept Plan (L1), Tree Preservation and Removal Plan (L2), Storm Water Pond (L3), Landscape Plan-eta (L4), Landscape Planting Plan (L5), Landscape Materials Specifications (L6). C. Allowable uses In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density bonus provisions of 18.350.070.A.3.c. The following uses are allowed with planned development approval: a. All uses allowed outright in the underlying zoning district; b. Single-family detached and attached residential units; c. Duplex residential units; d. Multi-family residential units; e. Manufactured homes; f. Accessory services and commercial uses directly serving the planned development only and which are customary or associated with, but clearly incidental to the uses permitted in the zone, such as persona services, preschool or daycare, and retail uses less than 5,000 square feet in sum total; gg Community building; In. Indoor recreation facility; athletic club, fitness center, racquetball court, swimming pool, tennis court or similar use; i. Outdoor recreation facility, golf course, golf driving range, swimming pool, tennis court, or similar use; and j. Recreational vehicle storage area. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 9 OF 17 The applicant has proposed single-family detached and attached residential units, consistent with the uses allowed in all residential zones with planned development approval. Group living, including residential care facilities restricted to five or fewer residents, is permitted by.right in the 4.5 zone. Group living with six or more residents, as proposed, is otherwise permi R tted as a conditional use. 18.350.070.A.3.c: Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district, using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. Sheet CO.1 of the applicant's plan set includes a density calculation for the subject site: 2.83 acres (123,425 square feet gross) less 12,522 square feet for the private street and 315 square feet for right-of- way dedication for SW Knoll = 110,588 square feet net developable area. 110,588 square feet/7,500 square feet/lot = 14.75 lots (max). 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: (1) A 1% bonus for each 5% of the gross site area set aside in open space up to a maximum of 5%, is allowed for the provision of active use recreational open space exclusive of areas contained in floodplain, steep slopes, drainage ways, or wetlands that would otherwise be precluded from development; (2) Up to a maximum of 5% is allowed for the development of pedestrian amenities, streetscape development, recreation areas, plazas, or other items from the Planning Commission's Toolbox." APPLICANI"S RESPONSE: The applicant will be asking for a 5% density bonus under section (2) for pedestrian amenities. In track"A" in the open space between the four attached single-family houses the applicant plans on building a gazebo, park bench, and BBQ grill for the community to use as a recreational area. The density calculation with the density bonus is reflected on the site plan on sheet CO.1. Density bonus: 14.75 lots x 5% density bonus = .74 lots. 14.75 + .74 = 15.49 = 15 lots (max) FINDING: As shown in the analysis above, the applicant's narrative and plan set contains all of the general information required for a Type III-PC procedure and the additional information required by 18.350.040.B. In addition the applicant has provided a general development schedule, a statement of intentions with regard to the future selling or leasing of the planned development, and the additional listed information for concept plan review. Staff suggests that the proposed schedule would be difficult to meet considering, among other things, the review process for detailed plan review would likely extend past the proposed March,2010 beginning date. The applicant's narrative is ambiguous with respect to planning.objectives. On page 8 it appears that the applicant refers to the purposes of the Planned Development Chapter as the planning objectives. On page 12 the narrative refers to an unidentified page number for the listed objectives. While not explicitly stating objectives, the Project Description does state that "the RFC will be the focal point of this development meant to encourage and facilitate intergenerational involvement. The project will incorporate LEED platinum building techniques and methods throughout the community. . ." Staff finds that these objectives could provide substantial community benefits and would be worth consideration under the purposes of the Planned Development chapter. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 10 OF 17 The applicant's narrative provides a cursory description of the character of the proposed development, rationale behind the assumptions and choices made, architectural style, innovative site planning principles, and innovations in building techniques. The applicant has proposed the minimum 20% open space facility and proposes a gazebo, park bench, and BBQ grill for the community to use as a recreational area. The applicant proposes craftsman style features for the proposed detached and attached homes including front porches, attached garages, colorful designs and exterior accents. The applicant states the project will incorporate LEED platinum building techniques and methods throughout the community including all single-family houses as well as the RCF. However, the applicant does not provide any insight into how the arrangement of buildings and the resulting open spaces would be used by the community(in particular, the shared outdoor recreation area required for residential use), whether the proposed minimum open space is adequate, or how the quality of the craftsman construction and detailing would rise to the level of "innovation" or employ LEED standards. Further the applicant did not explicitly address how the proposal relates to the six purposes of the Planned Development Chapter or provide an explanation of how the proposal utilizede Planning Commissioner's Toolbox. Therefore, the Planning Commission should consider whether the proposal has sufficiently addressed the concept plan submission requirements. The applicant has proposed a 15-lot subdivision but only 14 lots are allowed under the R-4.5 zone. Therefore, the applicant has requested a density bonus to increase the density allowed by approximately 2%, even though 56k was requested. The Commission should consider whether the proposed gazebo park bench, and BBQ grill make a substantial contribution to the objectives of the planned development and provide the degree of distinctiveness and desirability of variation to ment any bonus. In addition, the proposed residential care facility(RCF)l, with greater than 6 residents, is not a use permitted outright (by right) in the R-4.5 zone. Therefore, the proposed RCF use would require additional conditional use review to ensure the use is compatible with other use in the vicinity and that the impact of the proposed use on the surrounding use and public facilities is minimized. The applicant's narrative does not provide a description of the REF facility in terms of height bulk, detailing, fenestration, or roof line. This review would be processed concurrently with the Panned Development Detailed Plan review. 18.350.050 Concept Plan Approval Criteria: A. The concept plan may be approved by the Commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. APPLICANT'S RESPONSE: The applicant has provided a Concept Plan (Sheet L1), which includes specific designations on the map for areas of open space. The Concept Plan and this compliance narrative provide descriptions of the intended level of use for each sub-area, and how they relate to other proposed uses on the site. The Concept Plan specifically protects and enhances natural features of the site,particularly the Natural Resource Area on the northeastern property line. STAFF'S RESPONSE: Staff agrees with the applicant's statement with respect to the identification of open space and the protection of naturalgresources on the site. However,the applicant does not provide insight into how the open spaces would be used by the community or whether the proposed minimum 20% open space is adequate given the intensity of use, density proposed, and significant slopes underlying the interior spaces. 2. The concept plan identifies areas of significant natural resources, if any, and identifies methods for their maximized protection,preservation, and/or management. APPLICANT'S RESPONSE: The Concept Site Plan (Sheet OJ.1) identifies areas of the site where significant natural resources have been delineated. The method for maximizing protection, preservation, and enhancement are outlined within this compliance narrative and visually displayed on the various plans. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 11 OF 17 STAFF'S RESPONSE: The applicant has included the recommendations of Clean Water Services Service Provider Letter for enhancement of the vegetated corridor at the bottom of the site.In addition, trees have been identified for retention at the top of the site as proposed in the applicant's Arborist Report. The City Arborist has commented on the proposal (see Other Staff Comments on page 15), suggesting there may be other trees worth protecting and others that have been retained that could be removed as invasive species. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. APPLICANTS RESPONSE: The concept Plan identifies how the future development will integrate into the existing neighborhood, primarily through compatible street layout and architectural style. The plan also provides a landscape transition between the abutting residential neighborhood and the project. Buffering and screening details will also be provided along adjacent properties, as detailed on the landscape plan (Sheets Ll-L6). STAFF'S RESPONSE: The applicant's proposal does integrate the proposed development into the neighborhood in several important ways including the placement of single-family detached dwellings of craftsman dsign adjacent to SW Knoll and the placement of the RCF to the rear of the site to minimize the scale and impact of the development as experienced from the public street. In addition,the open space buffers that include mature trees and water features located between the proposed single-family detached dwellings and SW Knoll provide an easily accessed amenity to the neighborhood. Further, the side yards of the dwellings of the two abutting properties look out on the proposed passive use facility. It should be noted, however, that the proposed frontage along SW Knoll is not to standard and will need to satisfy the appropriate radius standard per Washington County. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops,etc. APPLICANT'S RESPONSE: The Concept Plan (Sheet CO.1) identifies methods of promoting walking paths around the site and including separate parking bays,bicycle parking, and off street walking paths. STAFF'S RESPONSE: Staff agrees with the applicant's statement. However, the applicant has not addressed transit ridership. Trimet's #78 bus line, linking Lake Oswego with Beaverton includes two bus stops within 300 feet of the project boundary on SW Hunziker at the intersection with SW Knoll. Sidewalk improvements along the three intervening lots on SW Knoll and applicable upgrades to the bus stops should be considered to mitigate for the impacts of the proposed development and promote walkability and transit ridership within the neighborhood. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. APPLICANT'S RESPONSE: The Concept Plan (Sheet 00.1) identifies the proposed uses and their general arrangement on the site. STAFF'S RESPONSE: Staff agrees with the applicant's statement that the proposed uses and their general arrangement on site have been identified. However, the density of the residential units represented may be problematic. The average lot size of lots 1-14 is 2,903 square feet, or 39% of the base zone standard of 7,500 square feet in the R-4.5 zone. As discussed in the Additional Discussion Areas below, the proposed private street design is in conflict with fire and safety standards and the City's street design standards, which may necessitate reducing the number of lots to accommodate the larger street and alley sections. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 12 OF 17 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. APPLICANTS RESPONSE: The Concept Plan (Sheet C0.1) demonstrates that development of the property pursuant to the plan will result in a development that has significant advantage in that it provides development consistent with the general purpose of the R-4.5 Zoning. The Plan rotects and enhances the highest value natural features of the site. a Plan provides additional amenities and pedestrian oriented features that enhance the development project and the neighborhood generally. STAFF'S RESPONSE: Staff agrees with the applicant's statement with respect to the proposed concept plan providing significant advantages over a standard development. Notwithstanding the difficulties with the proposal, the plan would preserve neighborhood livability at overall densities consistent with the R-4.5 zone, while protecting. natural features and providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. FINDING: The proposed concept plan provisionally meets all of the Concept Plan Approval Criteria and, therefore, may be approved by the Commission. However, as indicated in the Toolbox,the concept plan should reflect the maximization of opportunities where the objective is design excellence. It is the express intention of the concept plan review that the concept is entirely open for discussion. Staff supports the main objective of the applicant's proposal, to provide an intergenerational development utilizing LEED standards for development and therefore, does not recommend denial. However,as indicated in the findings for this report,staff is not comfortable recommending approval of the proposed planned development. Staff recommends that prior to approval of the concept plan, Qommissioners consider the findings in this report and the issues raised in the following Additional Discussion Areas section, in addition to any others they may have,in order to provide the applicant with clear direction in revising the proposed concept plan and developing the detailed plan. SECTION VI. ADDITIONAL DISCUSSION AREAS 1. Concept Plan Submission Requirements. The applicant did not explicitly address how the proposal relates to the six purposes of the Planned Development Chapter or provide an explanation of how the proposal utilized the Planning Commissioner's Toolbox.Therefore,the Planning Commission should consider whether the proposal has sufficiently addressed the concept plan submission requirements. For example,the Purposes and Toolbox provide for: Such added benefits as increased open space in the City, alternative building designs, and aesthetic appeal. The applicant has proposed typical craftsman designed structures with unnamed LEED features. There is no indication in the submittal materials how aesthetics is being addressed. The applicant suggests that development control will be assured by the owners/builders and offers links to prior projects to demonstrate their quality. Land use pernuts do not ensure ownership as the permit runs with the land. Therefore, the quality of the project must be expressed in the land use proposal and assured through conditions of approval. For example, aesthetic appeal could be proposed for the distinctive features of the common areas such as the ponds, paths, stairways, and retaining walls, which should be constructed or faced with natural or natural appearing materials;retaining walls should not exceed 4 feet in height. To provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and materials. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 13 OF 17 The applicant proposed LEED Platinum design of the proposed residences and RCF. However, it is unclear whether the project would seek the LEED certification or just incorporate elements of the LEED Platinum standards. Without additional clarity there would be no assurance that innovative building and public facility construction methods and materials would be integrated into the project. Proposed open space should be commensurate with intensity of the density within the development. As proposed, with the 2% (5% requested) density bonus, the average lot size of lots 1-14 is 2,903 square feet, or 39% of the base zone standard of 7,500 square feet in the R-4.5 zone. Under the Open Space section, the Toolbox suggests that the degree of open space should be commensurate with the intensity of the density within the development. However, the applicant has proposed just the minimum 20% open space. The Commission may consider increasing the open space allocation by not granting the density bonus,reducing the size of the RCF, or propose the applicant pay a fee in-lieu or offer an off-site location. Note: As discussed under the "access" issue below, the proposed private street design is in conflict with fire and safety standards and the City's street design standards, which also may necessitate reducing the number of lots. 2. Natural Resource Preservation. As the comments received from the City Arborist, below, indicate, there may be opportunities to preserve additional trees or groups of trees. In addition, the Commission may wish to consider requiring the applicant to remove Hawthorne trees #8 and #21, which they have scheduled for retention, because the species is listed as invasive by Clean Water Services. 3. Grading. The applicant's Grading Plan (Sheet C1) shows mass grading for the proposed access and water quality facility in Tract A. However, it does not show how the 14 lots or common open space areas would be graded. The character and quality of the passive use and shared outdoor recreation areas of the site may be adversely affected by the grading necessary for the proposed development. For example, the proposal is to include an area for common recreation and feature a gazebo, park bench, and BBQ grill. However, besides the pathways and water features shown on the Conceptual Site Plan (Sheet C0.1) there is no apparent plaza area to accommodate them. The interior open space slopes between the proposed dwellings are approximately 15%with no indication in the application materials on how this would be addressed. 4. Lot frontage. The applicant has proposed single-family detached lots (lots 2 thru 5) without frontage on a public or private street. Pursuant to the Lot standards in Section 18.810.060.B, these lots must have a minimum of 25 feet of frontage (unless reduced by the Commission). The proposed development plan shows approximately 95 feet between the private street ingress and egress, which may have to be widened to accommodate the required frontage. The frontage on SW Knoll will also be affected by the street design standards for corners (Washington County "eyebrow") which are not shown in the proposed site plan. To preserve the proposed passive use open space in this area, an easement would be required over the front portion of the affected lots. 5. Access and Street Design. The section for the proposed one-way private street loop does not meet the design standards for private streets (20 feet wide with curb and 5-foot sidewalk). The code only provides for one-way streets for multi-family developments and not for single-family. In addition, the applicant proposes alley access to the back of the single-family detached units and the front of the single-family attached units. The alley is shown as a 12-foot access way in an easement over the abutting properties, while Table 18.810.1 requires 16 feet in width. Section 18.705.030.I.3 requires private residential access drives be provided and maintained in accordance with the provisions of the Uniform Fire Code. As shown in the following comments from TVF&R, the fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided (however, if the buildings are sprinkled, variations from the road design standards may be approved). The street design issue is complicated by the short driveways of Lots 7 thru 14 (2 to 18 feet)) with access on the private street. The Planning Commission may grant deviations from the street standardds, if sanctioned by the City Engineer, when it can be shown that public safety will not be compromised. This issue should be resolved prior to Planning Commission approval. THE VILLAGE AT KNOLL STAFF REPORT(PI)R2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 14 OI'17 SECTION VII. OTHER STAFF COMMENTS The Tigard Police Department commented that they have no objections to the proposal. The City Arborist provided the following comment: Concept plan approval criterion 18.350.050.A.2 requires that: "The concept plan identifies areas of significant natural resources if any, and identifies methods for their maximized protection, preservation, and/or management." 'Drees may be deemed "significant natural resources" due to species, size, and condition. The criteria for significance may be specified as follows: Species - Oregon native Size - Greater than six inches in diameter Condition- Good health and good structure According to the project arborist and landscape architect,the following trees meet the above criteria: Tree Number Tree Type Trunk Diameter Action 1 Oregon ash 13" and 20" Preserve 2 Oregon ash 7" and 20" Preserve 3 Oregon ash 45" Preserve 4 Oregon white oak 17" Preserve 5 Oregon white oak 30" Preserve 7 Oregon ash 18" Preserve 9 Oregon white oak 35" Preserve 11 Oregon ash 16" and 23" Preserve 12 Oregon ash 10" Preserve 13 Oregon ash 16" and 12" Preserve 14 Oregon white oak 32" Preserve 15 Oregon ash 20" Preserve 65 Oregon ash 12" Remove 66 Oregon ash 10" Remove 67 Oregon ash 6" Remove 68 Oregon ash 8" Remove A total of 16 significant natural resource trees (native trees in good condition) exist on site. Of these trees,four are scheduled for removal due to their location within building footprints or driveways. These four trees are clustered together and could potentially be preserved if the site design were significantly altered. However, the value of accommodating four more native trees would need to weighted against preservation costs by the Planning Commission. One more consideration for Planning Commission would be to require the applicant to remove the Hawthorne trees scheduled for retention (tree #S and tree #21). These trees are listed as an invasive species by Clean Water Services due to their habit of-forming dense thickets and displacing native understory, species. Their seeds are primarily spread by fruit eating birds. Planning Commission may choose to waive mitigation requirements as an incentive for invasive tree removal. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation was notified of the proposed development but did not comment. Clean Water Services provided a general comment letter dated July 1, 2009 addressing sanitary sewer, storm water, erosion control and sensitive areas. In addition, CWS issued a service provider letter with conditions of approval dated February 13, 2008 (CWS File No. 05-002606) requiring mitigation for the vegetated corridor encroachment. THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 15 OF 17 Tualatin Valley Water District provided the following comment: Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) 2) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building,and shall be positioned parallel to one entire side of the building. (IFC D105) This requirement applies to the access roadway from the Park 217 Business Park. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. The fire district will not endorse the design of this project. In a previous conversation with the applicant regarding th1easibility of a one way access roadway (SW Knoll), we approved a design concept serving a 24-bed residential care facility. We did not discuss or approve parking within that narrow roadway or the inclusion of one- and two-family dwellings within the project. 4) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road,the minimum road width shall be 26 feet. (IFC D103.1) 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. 6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000.pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 7) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 &D103.3) This requirement applies to all roadways shown on the submitted drawings. 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% maybe allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 &D103.2) p THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 16 OF 17 9) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3 000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFCB105.2) 10) SINGLE-FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single-family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (care) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B 105.1) 11) FIRE HYDRANTS - COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. (IFC 508.5.1) 12) FIRE HYDRANTS - ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) 13) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. 14) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (IFC C102.1) 15) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline,and place the reflectors accordingly. (IFC 508.5.4) 16) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDQ. Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDC's shall normally be remote except when approved by the fire code official. (IFC 912.2) This requirement applies to the residential care facility. 17) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1) July 31,2009 PREPARED BY: ary Page techer DATE sociate lanner 1 July 31.2009 APPR• D B •'c and FL Bewers•.I DATE Planning Manager Attachments: 1. Vicinity Map 2. Final Concept Site Plan THE VILLAGE AT KNOLL STAFF REPORT(PDR2008-00004) PLANNING COMMISSION HEARING 8/17/2009 PAGE 17 OF 17 ' yam`' ' I �' "5 .o r, VICINITY MAP E¢s�IL ` 'UN"/ a i�` t Ge t - t �_; 'I;+ \\1/4A\ j w" tt ;. 4 1 't PDR2008-00004• • 5 tt',5. �j `G -, Y I `1 w 55 ',t �1,,p� �l��'C . 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''� ` . f li MARES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE- ` / \' �`,� - ( tJ CONTENT,ACCURACY.T WELLNESS OR COMPLETENESS OF ANY OF THE *' -T I! 1. DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO '� ` 'ti / LIABILITY FOR ANY ERRORS.OMISSIONS OR INACCURACIES IN THE \\/\J _ 5\ {;' j ` I J INFORMATION PROVIDED REGARDLESS OF HOW CAUSED.• I • rte' •Y r "*•~ i City of Tigard // if Zl i D 13125 SW Hall Blvd ,h• - \\ \ ... ---'•I rIGAR MAPS Tgard,OR 97223 l �" 503639171 e • O -.. Q / r F >r .r b , c___� .. w y r n am... . Mr MAW 1C-4111101/♦ j J nv 20•40C IC 11.10) • m,..J,. i 1�i+s 39, A,., �1j . .u.v_ � en esollsa�f >sm s r.1.01 as yy:.y �/ \www_ �, . aa>u r Y O roux UK AKA mq . 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V v S � i/ • O 0 yew s n.n.l0rt9 O r R AC.100/-1112111.W 9C tOBWM9.010,211111.Mast•]OR Of fIR l IR\ ..'.Z O1170121 WA,.c N6t MnM a0owr go MSC 01C-1107 L1r2T . ,' ii / L_ ml.olna son/ • � J2 \ + ©76109 111(1.o wn"c UST 101.11414.01(so I \�\ 70167110/stn r , n � \_ ' } / ! -- F att LOtXI[911r.c 11041.i / ;,: /; ,i�` GRAPHIC SCALE 9 1] ]9 IC FOR REVIEW ONLY MINER. ft= NOT FOR CONSTRUCTION �]T ,.., r';m —""'g°" - �—721'-°7 L 1 ec ENGINEERS INC. -AR, CONCEPTUAL SITE PLAN - Am amixo+ �� 3737 S.E. 8TH AVE.. PORTLAND, OR. 97202 FOR: WCR COMPANY •"`� ns wsEu ,' r,..°- PHONE. (503) 235-8795 KNOLL DRIVE PROPERTY Q FAX (503) 233-7889 TIGARD, OREGON CO.1 I CPME9 12/31/20W k W Wm7-014401-llo11 I1FaMIM111.Iq.2/20dU041X:72 PM,NIP=FP The Village Green at Knoll Land Use Application Concept Design Submittal Tigard, OR June 8, 2009 RECEIVED JUN 1 0 2009 CITY OF TIGiARD PL.A1VI ffk r,ANGINEERING The Village Green at Knoll Land Use Application Concept Design Submittal Tigard, OR June 8, 2009 Application PRE-APP.HELD BY: _ CITY OF TIGARD PLANNING DIVISION x� LAND USE PERMIT APPLICATIO ECER�/ED s . . L i., .. ._ City of Tigard Pem t Center 13125 SW Hall Blvd, Tigara OR 97223A P R 2 9 /ti l a Phone. 503.639.4171 Fax:503.598.1960 . CITY OF TIGARD PtAAftttf �a/E.NGINEEFtINIG"i File# po i2 --1 b if(--crtriv t4 Other Case# • Date 14))'= "71° 1 By 5" 1 Receipt# 3e-5t. Fee 1,413-13-4) Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) ❑Minor Land Partition(II) ❑ Zone Change(III) ❑ Comprehensive Plan Amendment(IV) V 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(II) ❑ Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) la3t4a I 11 - 9b su) K/001-L Aye,uE 77 OAK p, c,ir— q7D- -3 TAX MAPS&TAX LOT NOS. �R L 4.s aS/o/gc- 0030 a5/o/ac Oisr TOTAL SITE SIZE ZONING CLASSIFICATION a.7-1- Aciees 6 3,b/.3. ) R.445 gC-ctrp,Jrtpit_ I-ANT* • Noacz-mve cr (,4vtueei 0-vw', Gvc - MAILING ADDRESS/U'mSTATE/Z1P atior 0VE xit-x. `-0-- 5L v D Pa 1?z'w,up, CX- ?7,?-/x. PHONE NO. FAX NO. 7-1-506 -0/57p 503 24?-6837 PRIMARY CONTACT PERSON PHONE NO. PROPERTY OWNER/DEED HOLDER(Attach list if more than one) Cc>iu4►1(41 C• Rteo 4KAO b(o/A C C1-,00ae(4,' MAILING ADDRESS/QTY/STATE/ZIP I a.300 560 ra31?-40 RierceittLI eta g7aas PHONE NO. - FAX NO. 503•Z632_c0(4, f 'When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application: PROPOSAL SUMMARY(Please be specific) Cee4 7911 (4 5(,LE irepeetLy Iva /'w ( s1 77q C•fe-E c 6 r it APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS 1 DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued,based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire-contents of the application,including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. /8/°j) •, e . Signature Date • (44e/ er's Signature Date Owner's Signature Date • Owner's Signature Date Owner's Signature Date A ,� u ° /d w od' Applicant Signature Date Applicant/Agent/Representative's Signature Date ti , Narrative Table of Contents Introduction 2 Project Design Team 3 Proposal General Description 4 Project Summary 4 Vicinity & Site Information 4 Surrounding Area 5 Project Description 5 Architecture/Landscaping 6 Opportunities and Challenges Analysis 7 18.350.010 Planned Development 8 18.350.020 Process 9 18.350.30 Administrative Provisions 10 18.350.040 Concept Plan Submission Requirements 10 18.390.050 Type III Procedure 13 18.350.050 Concept Plan Approval Criteria 14 18.350.060 Detailed Development Plan Submission Requirements 16 The Village at Knoll Page 1 Narrative Introduction Proposal Summary Information Application Mark Reed Northwest Ventures Group, Inc. 2401 NE MLK Jr. Blvd Portland, OR 97212 971.506.0167 ph 503.249.6837 fax reed(cstdairy.corn Applicant's Represented William C. Reed & Lydia Lundberg 2300 SW 103rd Avenue Portland, OR 97225 503.292.5051 b reed(a�el iteca re.com Property Address 12360 and 12390 SW Knoll Drive Tigard, OR 97223 Map and Tax Lots Parcel #'s 25101 BC 00301 and 25101 BC 01500 Zoning R4.5 Residential Site Size 2.74 Acres (123,013 SF) The Village at Knoll Page 2 Narrative Project Design Team Developer Mark Reed North West Ventures Group Traffic Engineering 2401 NE MLK JR BLVD Brian Dunn Portland, OR 97212 Dunn Traffic Engineering 971-506-0156 7505 SE 32nd Ave Portland OR 97202 Architect of record 503-774-2669 Rod Graham GEN Architects inc. Natural Resource Specialist 1410 SW Morrison Street, Suite 800 Evren North West INC. Portland, Oregon 97205 P.O Box 80747 Portland OR. 97280 503-452-5561 Civil Engineer John Middleton Arborist Z-Tec Engineers Kevin Mackenzie 3737 SE 8th AVE. Overlook Tree Preservation Portland OR. 97202 4018 N Colonial Ave 503-235-8795 Portland OR 97227 Landscape Architect Gretchen Vadnais 12115 NW old quarry rd Portland OR. 97229 503-646-3517 Date of Report April 24, 2009 The Village at Knoll Page 3 Narrative Proposal General Description Project Summary Request The applicant request PUD for subdivision approval for 15 new lots. Thee lots will comprised of 6 single-family homes, 8 (duel) attached single-family homes, and a Residential Care Facility which will house up to 24 residents. Vicinity & Site Information The immediate area can be currently characterized as low to medium density with two single family houses, located on 2.74 acre site with R-4.5 designation. The site is generally located along the east side of SW Knoll, east of SW Hall BLVD and north of SW Hunziker Rd. street no. 12360 & 12390. _ __._ .j �- \r`-, , \ i• • es d.„ PL __________- .,x 1 .-- ,.. ---GARDN i,i l , />1__ i jfI r L s• --- ni H- -- --1 V\7 ,,'IL-] 1.,____17] iE 4_` --M1� ,' I -1 -' ice..-, t i .: fr / • ---, kr• i --..)„,.... / Lr„_...„,___ 1 / i:-----.' _,_ ir- • 0,1Q. ,_ iii1 �' f f �'~``t -^ 1 LI / '',. ''.- i I 5 1 ' I / Existing Property The Village at Knoll Page 4 Narrative t i - GARDEN PL s.,,,› / ii ..,________ I— --'''." -44.-7:Th ".: \ C> \ / , n --� ----- v 7 ,,,,v> c �,,„p o � i -`-r------ f t_ 1 II ; , ; sy, x r Q �. 1/ --;h--.L ---__J ./..?-'"--,.[T1 n ,/ „.,5-4.,rob-4, i i r -'-'-'7 1------.7 . <\,/,.-.' !--- , J ) N-...,, ,/ 7-qi•''''--..1 17 i 1 r--- ------ - 7 l'-',.. -----,/, / i,,/ )"/ , -----.. .// / //%,:), ,.... / • :1 Existing Property Surrounding Area Both commercial and residential areas surround the Village at Knoll development. The north and east sides of the property are abutted by commercial developments. The south and west sides of the property are abutted by single family residential dwellings. Project Description The proposed Village at Knoll development will create a 15 lot subdivision plus 1 common tract for single family homes, attached single family homes, and a Residential Care Facility (RCF) that will house up to 24 residents along with live in staff. The RCF will be the focal point of this of this development meant to encourage and facilitate intergenerational involvement. The project will incorporate LEED platinum building techniques and methods throughout the community including all single family houses as well as the RCF. The Village at Knoll Page 5 Narrative The single family homes will be located closest to the street front along SW Knoll Drive. The attached single family homes will follow, and the RCF will be located at the point on the property furthest away from the existing street. Architecture/Landscaping The single family homes will be designed with craftsman features including front porches, attached garages, colorful designs and exterior accents. The six homes at the top of the hill will have attached garages accessed by an alley creating a vibrant street area. There are mature trees on the site that will be retained to create an older community look and feel to the neighborhood. The attached single family homes will also be designed with the same craftsman features as the free standing single family homes. The attached homes feature zero lot-line common wall construction with attached garages for each unit. The garages are accessed from a rear alley. The RCF will be designed in the same manner of the houses, similar to the existing project currently being constructed on SW Grant Street, and ones that have been operating in Milwaukie (Oatfield Estates) for the past six years. The RCF will have 24 suites for elders, with a maximum of 30 total residents within the building. There will be landscaped paths and water features throughout the common tract for community access and usage. The common tract will also include visitor parking for the site. Statement of Intentions The Village at Knoll has two very distinct components of development; the Residential Care Facility and the Single Family Homes. We will describe the intentions of each separately for additional clarification. Residential Care Facility: The Owners of the existing property, William Reed and Lydia Lundberg, have spent the past eight years developing a forward thinking concept for the future of elder care, Elite Care. Elite Care will be the operating company that will run the facility, and will be in charge of the long term upkeep of the project. Current Elite Care projects include Oatfield Estates, a 72 unit project located at the top of Oatfield Hill in Milwaukie and Fanno Creek, an identical project to the one being proposed located on SW Grant Street in Tigard. As the owners of the existing property will retain ownership and management, there is a long term thought process to the development of this project. The Village at Knoll Page 6 Narrative Shortcuts that might be taken by other development teams in the construction of the facilities, site improvements, building styles, and landscaping will not be taken to ensure the quality of building and the atmosphere for care. Please go to www.elitecare.com for more information on the philosophy and management style of Elite Care. Single Family and Attached Single Family Homes: The owners of the property will be developing the site for the 14 lots. The contractor for this project, R&R Energy Resources, is jointly owned by Bill Reed and Billy Lenz. The lots will not be sold out to individual builders, and by maintaining the construction in house", it will allow for the architectural styles, building quality and size to remain constant throughout the project's construction timeline. R&R Energy Resources has built approximately 125 homes over the past 5 years including multiple projects for HOST Development (www.hostdevelopment.com), Bluebery Lane (www.blueberrypdx.com), as well as being the contractor for the Elite Care building at Fanno Creek in Tigard. Opportunities and Challenges Analysis The Design Team conducted an Opportunities and Challenges Analysis of the property in order to frame the context for the panned Development Concept Plan. Challenges • The number one challenge presented by this sit is the slope of this site. o Refer to TOPO layout section. • The site shape and setbacks limit the efficiency of site use. • There is a sensitive area buffer boundary at the north east corner of the site. • The Right of way dedication reduces the buildable site area. • The proposed private street reduces the buildable site area. • The mitigation of trees for this site will increase project cost. With the strong slope of the site it will be impossible to save the trees we otherwise might during excavation. The Village at Knoll Page 7 Narrative Opportunities • The sites slope will be used to our advantage by using the grading to slop the storm water drainage to a bio swell on the eastern property line. • We will design the Residential Care Facility (RCF) on lot 15 to act as a retaining wall for the site. Visually from the street level, the RCF will only appear two stories tall. • The sensitive area on the north eastern corner will give a great buffer from the Park 217 Business Complex. • With having to remove most of the sites existing trees, we will be able to put new landscape trees to encompassing the development and giving a great buffer to the adjacent properties. • The challenges of this project can be leveraged to make opportunities on this site. The Planned Development objectives for this development include the following. 18.350.010 Planned Development 1. To provide a means for property development that is consistent with Tigard's Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the City; and 2. To provide such added benefits as increased natural areas or open space in the City, alternative building designs, walk able communities, preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code; and 3. To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilities) which will retain their character and city benefits, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; and The Village at Knoll Page 8 Narrative 4. To preserve to the greatest extent possible the existing landscape features and amenities (trees, water resources, ravines, etc.) through the use of a planning procedure (site design and analysis, 5. presentation of alternatives, conceptual review, then detailed review) that can relate the type and design of a development to a particular site; and 6. To consider an amount of development on a site, within the limits of density requirements, which will balance the interests of the owner, developer, neighbors, and the City; and 7. To provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and materials. (Ord. 06-16) 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. B. Elements of approval process. There are three elements to the planned development approval process, as follows: 1. The approval of the planned development concept plan; 2. The approval of the detailed development plan; and 3. The approval of the planned development overlay zone. C. Decision-making process. 1. The concept plan shall be processed by means of a Type Ill-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The detailed development plan shall be reviewed by a means of a Type Ill-PC procedure, as governed by 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. 4. Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval. All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. Response: The applicant has the right under section 18.350.020.. to separate review and approval of the Concept Plan from the review and approval of the Detailed Plan. Therefore this application is limited to the Concept Plan. The Detailed Plan will be submitted at some time in the future after the Concept Plan The Village at Knoll Page 9 Narrative is approved, and within the 1.5 year time limitation for the Concept Plan is validity. All applicable criteria of these sections are met. 18.350.30 Administrative Provisions A. Time limit on filing of detailed development plan. The concept plan approval expires after 1-1/2 years unless an application for detailed development plan and, if applicable, a preliminary plat approval or request for extension is filed. Action on the detailed development plan shall be taken by the Planning Commission by means of a Type Ill-PC procedure, as governed by Section 18.390.050, using approval criteria in 18.350.070. B. Zoning map designation. The planned development overlay zone application shall be concurrently approved if the detailed development plan is approved by the Planning Commission. The zoning map shall be amended to indicate the approved planned development designation for the subject development site. The approval of the planned development overlay zone shall not expire. C. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that. D. Phased development. The Commission shall approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. Response: The applicant acknowledges the time frame specified in this section. It is in the applicant's intent to comply. An extension is not anticipated, but if market conditions delay the development schedule, the applicant will file for an extension. The applicant proposes a phased development schedule which is addressed in the following section. The proposal complies with this section of the code. 18.350.040 Concept Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type Ill- PC procedure, as governed by Section 18.390.050 and the additional information required by 18.350.040.B. In addition, the applicant shall submit the following: B. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include: The Village at Knoll Page Narrative 10 1. A description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant; 2. An explanation of the architectural style, and what innovative site planning principles are utilized including any innovations in building techniques that will be employed; 3. An explanation of how the proposal relates to the purposes of the Planned Development Chapter as expressed in 18.350.010; and 4. An explanation of how the proposal utilized the Planning Commissioner's Toolbox. C. A general development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. D. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. In the case where a residential subdivision is proposed, the statement shall include the applicant's intentions whether the applicant will build the homes, or sell the lots to other builders. 1. Additional information. In addition to the general information described in Subsection A above, the concept plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 2. Existing site conditions; 3. A site concept including the types of proposed land uses and structures, including housing types, and their general arrangement on the site; 4. A grading concept; 5. A landscape concept indicating a percentage range for the amount of proposed open space and landscaping, and general location and types of proposed open space(s); 6. Parking concept; 7. A sign concept; 8. A streets and utility concept; and 9. Structure setback and development standards concept, including the proposed residential density target if applicable. 10.Allowable uses E. In residential zones. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density bonus provisions of 18.350.070.A.3.c. The following uses are allowed with planned development approval: a. All uses allowed outright in the underlying zoning district; b. Single-family detached and attached residential units; c. Duplex residential units; d. Multi-family residential units; e. Manufactured homes; The Village at Knoll Page Narrative 11 f. Accessory services and commercial uses directly serving the planned development only and which are customary or associated with, but clearly incidental to the uses permitted in the zone, such as persona services, preschool or daycare, and retail uses less than 5,000 square feet in sum total; g. Community building; h. Indoor recreation facility; athletic club, fitness center, racquetball court, swimming pool, tennis court or similar use; i. Outdoor recreation facility, golf course, golf driving range, swimming pool, tennis court, or similar use; and j. Recreational vehicle storage area. Response: The applicant has submitted an application containing all of the information required for Type III-PC procedure, as governed by section 18.390.050 listed above. The additional information required by 18.350.40B is also included in the application packet. The Planning Objectives for this project were listed previously on page *. These objectives are based on the Opportunities and Challenges Analysis, and are designed to address the purpose of the planned development provisions. The character and architectural style of the proposed development are framed under the architectural style, Statement of Intent, Proposed General Description, Planning Objectives, and Opportunities and Challenges. This analysis also addresses considerations mad relative to the Planning Commissioner's toolbox. The applicant intends on actively pursuing financing for the development based on the approval of the Concept Plan. It is anticipated that lots 1-14 will be developed and sold in sequence depending on the market conditions on the completion of the development. The applicant will be operating the RCF on lot 15. The general development schedule is planned to proceed on three phases, with the Detailed Plan being the driven by triggering factors as outlined below. It is the applicant's intent to proceed with the detailed planning and site construction as expeditiously as possible, given current weak market conditions. The following phases are dependent on the market conditions, bank financing, availability of contractors, and saturation of housing market. Phase 1: Site Development Start Date: March 1 , 2010 End Date: July 1, 2010 The site development portion of this project will include the following items: The Village at Knoll Page Narrative 12 • Demolition/Deconstruction of existing buildings at 12360 and 12390 SW Knoll Drive • Site Work including removal of any trees as specified by landscape plan • Site Work including grading of lot • Installation of all utilities including o Storm water Facilities o Sanitary Sewer Facilities o Water Facilities • Installation and final grading of all roadways (not alleys) • Installation of site sidewalks adjacent to roadways (not interior side abutting homes) Phase 2: Construction of Residential Care Facility Start Date: May 1, 2010 End Date: August 1, 2011 The construction of the RCF portion of this project will include the following items: • Construction of the general building • Site Work for Lot 15 including parking area and re-paving of existing access to Park 217 • Reclamation and final planting of Natural Resource Area • Planting and final landscaping of Lot 15 and all areas NE of the lower roadway Phase 3: Construction of Single Family Homes Start Date: July 1, 2010 End Date: December 31, 2011 The construction of the single family homes portion of this project will include the following items: • Construction of the single family and attached single family homes • Final Site Work for Lots 1 through 14 including remaining pathways, alleys and sidewalks • Final landscaping and site work for Lots 1-14 and Common Tract A The applicant complies with section 18.350.040 of the code. 18.390.050 Type III Procedure A. Pre-application conference. A pre-application conference is required for all Type III actions. The Village at Knoll Page Narrative 13 — B. Application requirements. 1. Application forms. Type Ill applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Content. Type Ill applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in Section 18.390.050C. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. in situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication Response: The application packet includes the required form, with fees, the Compliance Narrative, plus various plan sheets, which provide the required information. Much of the specific criteria will be addressed in the application for the Detailed Development Plan approval. The general code compliance relative to site development criteria are summarized in the Concept Plan narrative. The applicant has provided the pre —addressed and pre-stamped mailing envelopes for public notice. The required Impact Study is included in the Impact Study section of the application. The applicant complies with all submittal requirements. 18.350.050 Concept Plan Approval Criteria The Village at Knoll Page Narrative 14 - 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. 2. The concept plan identifies areas of significant natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development, A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. (Ord. 06-16) Response: The applicant has provided a Concept Plan, which includes specific designation on the map for area of open space. The Concept Plan and this compliance narrative provide descriptions of the intended level of use for each sub-area, and how they relate to other proposed uses on the site. The Concept Plan specifically protects and enhances natural features of the site, particularly the Natural Resource Area on the northeastern property line. The Concept Plan identifies areas of the site where significant natural resources have been delineated. The method for maximizing protection, preservation, and enhancement are outline within this compliance narrative and visually displayed on the various plan. The concept Plan identifies how the future development will integrate into the existing neighborhood, primarily through compatible street layout and architectural style. The plan also provides a landscape transition between the abutting residential neighborhood and the project. Buffering and screening details The Village at Knoll Page Narrative 15 a l will also be provided along adjacent properties. As detailed on the landscape plan The concept plan identifies methods of promoting walking paths around the site and including separate parking bays, bicycle parking, and off street walking paths. The Concept Plan identifies the proposed uses and their general arrangement on the site. The Concept Plan demonstrates that development of the property pursuant to the plan will result in a development that has significant advantage in that it provides development consistent with the general purpose of the R 4.5 Zoning. The Plan protects and enhances the highest value natural features of the site. The Plan provides additional amenities and pedestrian oriented feature that enhance the development project and the neighborhood generally. Finding: Based on the above finding, the application complies with the Concept Plan Approval Criteria. 18.350.060 Detailed Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type Ill-PC procedure, as governed by Section 18.390.050, the additional information required by 18.350.040.8 and the approval criteria under 13.350.070. c. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district, using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. 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: (1) A 1% bonus for each 5% of the gross site area set aside in open space, up to a maximum of 5%, is allowed for the provision of active use recreational open The Village at Knoll Page Narrative 16 space, exclusive of areas contained in floodplain, steep slopes, drainage ways, or wetlands that would otherwise be precluded from development; (2) Up to a maximum of 5% is allowed for the development of pedestrian entities, Streetscape development, recreation areas, plazas, or other items from the Planning Commission's Toolbox." Response: The applicant will be asking for a 5% density bonus under Chapter 18.715 section (1) for pedestrian amenities. In tracked "A" in the open space between the four attached single family houses the applicant plans on building a gazebo, park bench, and BBQ grill for the community to use as a recreational area. The density calculation with the density bonus is reflected on the site plan on sheet CO.1. Finding: The applicant will be providing pedestrian amenities and recreational areas that meet the code requirements for density bonus. The Village at Knoll Page Narrative 17 Impact Study Impact Study "The Village at Knoll" Purpose The purpose of this impact study is to review existing public facilities and address any proposed modifications that will help mitigate the proportionate project impacts that will likely occur as a result of development. Some of the necessary facilities to serve this site are currently exist in the site general area near the intersections of SW Knoll Drive and SW Hall Blvd. Additional needed services will be provided by new construction within the site. The transportation, storm water, sanitary, water and private utility system are or will be available and are adequate in the immediate vicinity of the site. Transportation System A new private local street will serve as the subdivision's access. When completed, this street will provide direct access to The Village at Knoll subdivision from SW Knoll Drive. The new private street will be one-way ingress and one-way egress access. A current driveway, located at the north east corner of the property will provide additional access to the assisted living facility through the Park 217 business park. The private street will be constructed as illustrated on the plans with 12' of pavement, rolled curbs, and where required, 5' sidewalks. There will be public parking on the side of the road as well as public parking spots. The street is looped to provide fire/life/safety vehicle access. Limited improvements on SW Knoll will also be constructed to City of Tigard standards. The driveway that allows access to the assisted living facility will provide additional access points for fire and emergency vehicles. Drainage Systems Storm drainage and storm water will be detained by piped system within the private street. The design and size of the pipe shall be coordinated to accommodate the detention needs of this subdivision. Storm water quality will be provided with a filtration swale conveying the drainage to SW Knoll. A connection with the public system will be constructed in compliance with ODOT standards. The assisted living facility roof storm water will be routed to an internal building roof water collection and reuse system as a part of the LEED certification of this building. A foundation drain connection will also be used. Connection with the public system will be constructed in compliance with ODOT standards. Sanitary Sewer Systems Sanitary sewer service will be provided to all lots by a newly installed line, which runs through the private street. Lateral connections shall be made to each residential lot. A Connection from this loop will connect into the existing sanitary sewer located within SW Knoll Drive. The Assisted Living Facility located on Lot 15 will have a private gravity SS lateral service that will discharge through the Park 217 business complex. Water Systems Domestic water service will be provided to all lots by individual service connection to a newly installed water line in the new public street, which is proposed to connect with an existing line in SW Knoll Drive. Noise Impacts No negative noise impacts are anticipated as a result of this subdivision. Noise levels generated would be typical of a small single-family neighborhood. No negative noise impact is anticipated as a result to the assisted living facility located adjacent to two commercial facilities. Parks System This project will have public parking and off road parking indicated in the plan, and will meet the City of Tigard standards. Service Provider Letter 1 �� C eanWate Services Our commitment is clear. CWS File Number Service Provider Letter 05-002606 nis form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 07-20). Jurisdiction: Washington County Review Type: Tier 1 Analysis Site Address 12360 SW Knoll DR SPL Issue Date: February 13, 2008 I Location: Tigard, OR 97223 SPL Expiration Date: February 12, 2010 Applicant Information: Owner Information: Name Name REED,WILLIAM&LUNDBERG, LYDIA Company LILLY, LILY Company Address 12390 SW KNOLL DR Address PORTLAND OR 97212 TIGARD OR 97223 Phone/Fax Phone/Fax E-mail: E-mail: Tax lot ID Development Activity 25101 BC-00301,01500 Residential Subdivision Pre-Development Site Conditions: Post Development Site Conditions: Sensitive Area Present: X On-Site © Off-Site Sensitive Area Present: Xl On-Site X Off-Site Vegetated Corridor Width: 50 Feet Vegetated Corridor Width: Variable: 36 to 53 Feet Vegetated Corridor Condition: Degraded Enhancement of Remaining All On-Site VC Vegetated Corridor Required: © Square Footage to be enhanced: (-3,413) Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: Lot 562 Mitigation Requirements: Type/Location Sq.Ft./Ratio/Cost On-Site 265/1:1 Payment to Provide 297/1:1/$2,500 X Conditions Attached X Development Figures Attached (2) Planting Plan Attached I I Geotech Report Required This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality ansitive areas if they are subsequently discovered on your property. Page 1 of 5 CWS File Number 105-002606 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, _ uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 07-20, Chapter 3. 2. Prior to any site clearing, grading or construction the Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by R&O 07-20, Section 3.06.1 and per approved plans. 3. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city) with copies of all DSL and USACE project authorization permits. No impacts currently proposed. 4. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. 5. Appropriate Best Management Practices (BMP's)for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual, shall be used prior to, during, and following earth disturbing activities. 6. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.B. 7. Activities located within the 100-year floodplain shall comply with R&O 07-20, Section 5.10. 8. Removal of native, woody vegetation shall be limited to the greatest extent practicable. 9. Should final development plans differ significantly from those submitted for review by Clean Water Services, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. SPECIAL CONDITIONS 10. The Vegetated Corridor width for sensitive areas within the project site shall be a minimum of 50 feet wide, as measured horizontally from the delineated boundary of the sensitive area, except in areas of approved encroachments (See CWS Approved SPL Attachments for further details). 11. Vegetated Corridor mitigation in the form of Payment to Provide has been authorized for 297 square feet of encroachments related to the above referenced project in accordance with R&O 07-20, Section 3.08.3. Payment of the $2,500 Payment to Provide mitigation fee shall be accepted by Clean Water Services prior to issuance of any utility, site development or construction permits. Clean Water Services shall issue a confirmation of payment letter following receipt of the funds. 12. For Vegetated Corridors up to 50 feet wide, the applicant shall enhance the entire Vegetated Corridor to meet or exceed good corridor condition as defined in R&O 07-20, Section 3.14.2, Table 3-3. 13. Enhancement/restoration of the Vegetated Corridor shall be provided in accordance with R&O 07-20, Appendix A. 14. Clean Water Services shall be notified 72 hours prior to the start and completion of enhancement/restoration activities. Enhancement/restoration activities shall comply with the guidelines provided in Landscape Requirements (R&0 07-20, Appendix A). Page 2 of 5 CWS File Number 05-002606 • 15. Prior to installation of plant materials, all invasive vegetation within the Vegetated Corridor shall be removed. During removal of invasive vegetation care shall be taken to minimize impacts to existing native trees and shrub species. 16. Prior to any site clearing, grading or construction, the applicant shall provide Clean Water Services with the required Vegetated Corridor enhancement/restoration plan in compliance with R&O 07-20. 17. Maintenance and monitoring requirements shall comply with R&O 07-20, Section 2.11.2. If at any time during the warranty period the landscaping falls below the 80% survival level, the owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. 18. Performance assurances for the Vegetated Corridor shall comply with R&O 07-20, Section 2.06.2, Table 2-1 and Section 2.10,Table 2-2. 19. For any developments which create multiple parcels or lots intended for separate ownership, Clean Water Services may require that the sensitive area and Vegetated Corridor be contained in a separate tract and subject to a "STORM SEWER, SURFACE WATER, DRAINAGE AND DETENTION EASEMENT OVER ITS ENTIRETY" to be granted to the City or Clean Water Services. 20. The water quality swale and detention pond shall be planted with Clean Water Services approved native species, and designed to blend into the natural surroundings. CONDITIONS TO BE INCLUDED ON FINAL PLANS 21. Final construction plans shall include landscape plans. Plans shall include in the details a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials. Plantings shall be tagged for dormant season identification. Tags to remain on plant material after planting for monitoring purposes. 22. A Maintenance Plan shall be included on final plans including methods, responsible party contact information, and dates(minimum two times per year, by June 1 and September 30). 23. Final construction plans shall clearly depict the location and dimensions of the sensitive area and the Vegetated Corridor (indicating good, marginal, or degraded condition). Sensitive area boundaries shall be marked in the field. 24. Protection of the Vegetated Corridors and associated sensitive areas shall be provided by the installation of permanent fencing and signage between the development and the outer limits of the Vegetated Corridors. Fencing and signage details to be included on final construction plans. This Service Provider Letter is not valid unless CWS-approved site plan is attached. Please call (503)681-3613 with any questions. Julie Wirth Environmental Plan Review Attachments (2 ) Page 3 of 5 ri 0 196.53 S.F.REMOVE EXISTING A.C. LEGEND: .• o IN NEW TRACT B . i i ---_,J\ APPROXIMATE PROPOSED BUILDING LOCATIONS ADDITIONAL 68 SF BUFFER DEDICATION 1— z w _I APPROXIMATE PROPERTY BOUNDARIES §m -z 3,677.49 S.F.S,F.(TRACT B) �'' o , APPROXIMATE SENSATIVE AREA BUFFER BOUNDARIES N L f CO M Q O o Tr id — �011.n,aaM=mice/ m-at APPROXIMATE TREE LOCATIONS ¢ O �v t ;..,."---•-•-•,-..... „ • ,s off;= APPROXIM III ATE ATE TREE LOCATIONS TO BE REMOVED I _► li,”e K• �O. �� ` ✓1L Qt�-+r►'1�'�t Jr(a 2. T. ! e Yr '4 * lir* , ( 11 R o /�� 1 // IN PERVIOUS DRIVEWAY n 11 -7 Q 2 Y °— `t,,) , ' �� 1 562 S.F.(LOT 15 .. i. rt. 'p S. • W v° C � i„.', ;j1;)S•��r cif • rr V.11I vy * % -. ENCROCHMENT) :;�, ` _ _ ��h• ~rte'..: 1: ©-te ra• e�.\��iR��h��i� U W / � i, - - $ t•1 /15 iii\i.;44.1i \o; !Y • < \I ii��'•^U'.: +• I jai\jai\jai'' , , .J Tit :%:%:%:h'+\�i �--a .`F` s n\�- 15d - 011.4 ;;,;;;;:� \ /// NOTES: 00 V p.et, cw• °I r•TRACT A 1 t, © ��4 X14, J �`• - 1. BASE MAP DEVELOPED FROM AN AERIAL PHOTOGRAPH MAP m ` r e ? � .�y;s ! f �»'•� leo ° -$5 DATED 2006, ENW AND TURNSTONE ENVIRONMETNAL FIELD NOTES, m ` 1 � • �, ...-1, a„s' 5,-00' AND Z-TECH 'ENGINEERS PRELIMINARY GRADING AND EROSION ��.�'' °'� � to r CONTROL PLAN (SHEET C1). z o �, ' ¢ ^_''' g ��' l 846 S.F. EXISTING RIVEWAY 2. 562 SF TOTAL ENCROACHMENT TO BE MITIATED BY PTP (•Z`17 SF), o x N `mot :•. °° s, ' 10- /se '..., s� o ��;>� ;. e.._. , ,_- r>=� + IN BUFFER AREA TOFEMAIN) BUFFER AVERAGING (68 SF), ONSITE MITIGATION (1' ' i SF). TOTAL "--,_-_, _ 4:I r” i / MITIGATION WITH PTP �4 '" ; r M i } ,5.102 s1= come art-,tar s,REET J �� 9s s OFg f19 3 i+ '� �1¢ "- r. l�bl, Z S' zgg '9 - =" ,I / f- UNCURBED N o-1��198 r;�;i;�� (f 1. t-.`Y:_o'...• � s• ``Y,;> � =b: Iwo. ,4 j - .s PERVIOUS PAVEMENT it��r+ �pz. ,� 4,41. rP l c Js �-2 G �o(A_ 0. � :\><>-�' Approved l� off`: :;s:;�� "s - $ ,�L ts: *, Clean Wat r Services ii J 4,..../:,,- /: La- 14 ,. 1.,4•`_�1 - rT 1 r;1 `\ 1 l s. ..-:�... Vy V W Qate 2.--/3-OK ."Mti i . ,,, 0 -., / V --. 0 EJ.618iC ONE-MT STREET _.I�`R4 a T \ S- c _j-4J_ — �i\a r I'...::: .1 r",......1.:*410,,,11..90 ._175 dri—= i r • APPROXIMATE SCALE II _/_'__ i_ I — 1 0 75 150 FEET•``•`-EACH"+aOFt�iETE RUMP:1q� irtit♦ N OR IPN ESN earlrenpedak eaur• r..•erco eent clam. PO BOX 60747,PORTLAND,OREGON 97280-1747 (503)452-5561 Fax(503)452-7669 W FIGURE 3 I PROPOSED DEVELOPMENT WITH NATURAL RESOURCE AREAS/BUFFERS �► 12360 SW KNOLL ROAD 8pti2 TIGARD,OREGON v. ' 0 LEGEND: o n ° CGJS E? fi[, ().c.— oo26Q6, ' a Approved I 1 APPROXIMATE PROPOSED BUILDING LOCATIONS cc Clean Water Services - r'emu)v'tx,vt t-4-1-•,I Q� ,-o& I 1 APPROXIMATE PROPERTY BOUNDARIES cc D oz By Jkl Date Z-13-0$ >-\ SPL / at�✓'0 2% 7` , APPROXIMATE SENSATIVE AREA BUFFER BOUNDARIES m o l/ r' n > o Mkr9ecl d °m cc 196.53 S.F.REMOVE EXISTING A.C. APPROXIMATE TREE LOCATIONS CL • IN NEW TRACT B Q 3 BUILDitil 0 APPROXIMATE TREE LOCATIONS TO BE REMOVED z m 0 " ° N ADDITIONAL 68 SF BUFFER DEDICATION-M i f 041 3 1 m ° in 0\ W O Y— 562 S.F.(LOT 15 3,677.49 S.F.(TRACT B) w '4217BUSNESSCENTER • ENCROACHMENT) m z FFIASE I Lu w cc 846 S.F.(EXISTING DRIVEWAY IN BUFFER AREA TO REMAIN) NOTES: O . O CsJ S80,2 "S 24 #10 \ Ex, .. 1. BASE MAP DEVELOPED FROM AN AERIAL PHOTOGRAPH MAP >- N err. 1.10'(M)r&PI 30'FlR m\ V 26'ASH 1 1 aIs) DATED 2006, ENW AND TURNSTONE ENVIRONMETNAL FIELD NOTES, >• NEW PERVIOUS DRIVEWAY AND Z—TECH ENGINEERS PRELIMINARY GRADING AND EROSION ° 'N .,, (apo'&euwc WA 0. BEARING ' ' �;,,,, CONTROL PLAN (SHEET Cl). a N 32'au fr • 'car a M'- ►� DO NOT II IS'i;RB ls•4�fi �,rar 2. 562 SF TOTAL ENCROACHMENT TO BE MITIATED BY PTP (217--SF), o z;y, A r LC 1042 _ BUFFER AVERAGING (68 SF), ONSITE MITIGATION (tv- SF7; ..TOTAI Z #7 #5 mr" Ilx. S83a02 i • +21. \ MITIGATION WITH PTP 562 5 \ . . ` "e1 •. ... "1.1;..,...::....;--i :'- ,,‘, #0. ,',44".;:.,, --a . ... itet ... .kr:- ( . I •*;. V . • .)2;/ . ',=-:15,5*-1.:i. -'i ( ' •4• H U E `%TA ..,, ,,,;,.J.- 'r 'i0 2 #91 4�i i ;,�� 20•ASH. 14411 ,810.4...--_. . ::---~ •:_ii.:'-- .:41/ #1 \ . , .. . . , ... 45 E)�.t, •■#♦#♦f♦' iij ' 84 `�♦�,4!♦�♦�,�,�® I S `isS4 ♦�fi,t,lif APPROXIMATE SCALE ' + AA'''....' 14•&10"PL �■ ,$♦$♦I S$S$♦4!♦$♦ , 1PPL - `• i_` % ';‘1 �� 'Oft$4$4444*x$4.4" Sii� 0 30 60 FEET 83 / s r• # . TRACT A t 10111441111" E V R E N N O N W E ST_ -0 Vl �' eariroameata utant c c••canaptc rk t IV T.C. ' ..D V!„‘44444*° PO BOX 80747,PORTLAND,OREGON 97280-1747 \ #79 Q ` 4:S#St♦� } NCURBED N (503)452-5561 Fax(503)452-7669 --;`;F:. S•P&7•OAK ® to°T'�cl80 �°' �N�Q�;� ��{ PERVIOUS PAVEMENT FIGURE 4 l•::: �tiY '. �_ Tf *i`#i Y 40 1155.64) 'i !`I.'� PROPOSED DEVELOPMENT WITH NATURAI I^ • RESOURCE AREAS/BUFFERS (DETAIL) ■f; . 5 ! .:;,..V.- - �_..` N 12360 SW KNOLL ROAD 7;.' LE .c #77 s•c.w. / TIGARD,OREGON its r M w . Arborist Report August 9,2007 ' . . •( . • Reference: Tree Inventory. : •- . •• Location:• 12360& 12390 SW Knoll Drive property •• • ' Tigard,Pr. ; . • • • •• .- • •Contact: . Mark.Reed/Northwest Ventures Group • • ' . . • Phone: . 971-506-0167- - , L •I have•visited the aforementioned property in order to provide a visual assessment-andz,-.: • • • • ', • '• ' " '.tree inventory�•of(24)tagged-trees, The trees were tagged froi�i.the.NE'corner of ' •• • . . the property: The existing,metal building,adjacent to the Business Park, locates tree#l. • • . . - .• • ,The tagged trees'are numbered from 1-24:•The tags are located;ata p roxiinately 4.S feet • above ground level(DBH)and are ort the S W side of each trunk: : •, • • - The.following abbreviations will be used:.DBH-diameter.at breast height • • • . . • ' •. • Oki-Good:$ealt}. • .• SoS te• G -.god• icur •• •• • • • • PH-PoorIiealtli ; • • :r P§`-.Poor Sti•neture• - • . • LS-Lim Spread , • • ...• The trees'are inventoried as follows: • .• • ; ;' . . • • I - '.#1. Oregon ash(Fraxinus oregona)Co-dominant•13"+20"stems. GH/• •S/25'LS. ' ' • • •. •• • #2.Oregon ash(Fraxmus oregona).co=dominant 7"+T0'"•steins:GH/.GS/15' LS. •• • • ': #3.. Oregon ash multi stemmed 45"measured below DBH(approximately 8'stem's).' GI/GS/48'LS.• • ' . . . • ' . #4. Oregon white o'ak'(Quercus ganiana)'17"DBH.•GH/GS/20' LS - , #5. Oregon White'oak 30"DBH: GH%GS/35'IS. • • . . #6 .Oregon ash co-dominant 9"-H.0"•D13H. GH/PS. Tree ha$•a broken stern.over • •••• • - , • . •• -parking,spot., adjacent to Business park: • . • • " . : . •.#7.•Oregon asli_.18"DBH OH/GS/25'1,8. . ._ • •• . • . . • : . • • , - • • • - . ..#8. Common Hawthorne(Crataegus mon'ogyna)multi stemmed-:12"- 7"+.8"DBH;' '•. • • :GH/PS/254LS.: • • . . .#9. Oregdn2 white-oak'35"DB I;Tree is one•sided as.a'result- fir:free growing next.to it.. : • • • : • • GW GS/'40'LS. .. • I Page•2..12360&12390 SW Knolls Drive Property . • . #10..Douglas fir(Pseudotsuga menziessii)34"DBH. At approximately 25'tree splits • • . into (2)•tops and has several widow makers and large deadwood: GH/PS/40'LS. #11. Oregon ash co-dominant 16"+23"DBH, GH/GS/25'LS. • : • , ' . •#12.•Oregon.ash 10"DBH GH/GS/•10'L`S.• • • • . ' ' • • . •• ,#13,. Oregon ash co-dominant'I 6"+12"DBH:••OH/GS/35'LS. .' •' ' . .. .••• .: ••• '#14. Oregon-white oak 32"DBH. GH/GS/25' LS: . • • . • • • • ':••. • #15:_Oregon ash 20''••DBH:GH/GS/25' LS: : ' . _ _. 3. 1 •• • . #16. Oregon ash•co=dominant 12"+l0"D13H:•PH/PS/20'LS:Fence on left:side oftriiiik:• ` • •_ , • 117.'American elni.(Ulrhtis'Arriericana).35' DBH'. GH/GS/•35'LS.. Growing next to: • •• . . • •• existing driveway... •: • ‘.,. .• • . :• • • ' . . . . • '. • '• - #18. European birch(Betula pendula)•20"DBH.Tree IS ivy.covered and has been topped: • ' - _ . • • - , • •• . •It is growing next to the driveway. •GH/PS/20'LS• ' • . •• -#19. American elm 32"DBH Iocated at fiont of house. G11/GS/45'LS. Tree has slime - • flux. ' • - _ . '#20.. Flowering plum(Prunus cei•asifera) 8"DBH. P.1-1/:GS/ 12'LS•. Tree is-located at • ••• . •front of house at right side of walkway. , • #21. Common hawthorne(Crataegus monogyna).multi'stemined.'16' DBH, . • •• - . . . . .GH/PS/ 18'LS. ' : • • #22, Sycamore 27"DBH. GH/GS/•35'LS.Located at front of 12390 SW:Knolls • • Drive: .• . . • • ;• •• • •' • #23:•Sycamore 26"DBH. •GH/GS/24'LS. Located at front of 12390 SW Knolls. • •. : • • #24: European birch 18"DBH. GRIPS/24'LS,• Tree has been severely topped: . ' . . . , • - i ( • . Page 3. 12360.,& 12390 SW Knolls Drive Property • • • - - I■ •• Based on myfindings of these(24)trees that are to be preserved,a licensed Arborist . • - should be•on site during any construction oi•excavation. .. •• . The trees with the•highest value are located around the two homes•at-the front of the • - - .property. If these trees are going to be salvaged,preservation fencing should be erected • . i -prior to 'any construction. To.help con bat any construction trauma it would-benefit these • I • .• ° . trees.by injecting some deep root.fertilizer before and after job completion: Also; the- . ' . :• • installation of a 3"-4"layer of mulch around the base.of these trees will'help reduce soil - ••cAmpaction. ••-• - .. -• -:It is my understanding that I have been offered the.most up to`date mapping and-, •- : • information to provide this tree inventory. Overlook Tice Preservation;Inc. shall not be • ' • •. • .' ••: held responsible for-any errors based on the informati,oii presented. • . . •If you•require any any tethiucal information please feel free to confact me at .•503-70.4-8024. : . . Sincer`el'y, : • - •- Kevrn MacKenzie • - • Pi'esiderit - . . . Ove ldok Tree Preservation,Inc. ' . •• - . • Certified ArbOrist#PN-0742AT• • KNOLL DRIVE PROPERTY TREE SURVEY # I TYPE SIZE I CONDITION I ACTION NOTES { 1 I Ash 14 good keep Ash 20 good keep I 3 Ash 14,12,10,(4)8 multi-stem keep 4 Oak* 17 good save *WA CO bearing tree 5 Oak* 30 good keep *WA CO bearing tree 6 Ash 10,9, good keep 7 Ash 18 good keep 8 Hawthorn 12,7,8 good keep 9 Oak 35 good keep 10 Fir 30 good n/a off property 11 Ash 16,21 good keep _ 12 Ash 10 good n/a off property 13 Ash 16,12 good n/a off property 14 Oak . 32 good n/a off property 15 Ash 20 good keep 16 Ash 10,12 good keep 17 Elm 35 good remove too close to wall 18 Birch 20 good remove too close to wall 19 Elm 32 good keep in common area 20 Plum 8 • good keep in common area 21 Hawthorn 16 multi-stem keep in common area ( 22 Sycamore 27 good keep in common area ' Z Sycamore 26 good keep in common area ''4 Birch 18 good remove in road .; Birch 16 topped, decay remove in sidewalk 26 Birch 12 topped, decay remove in road ___ 27 Birch 12 volunteers remove in road 28 Apple 18 decay, multi-stem,topped remove in building 29 Cherry 14 topped, decay remove in building 30 Birch 18 topped, decay remove in common area 31 Apple 14 diseased remove in common area 1 32 Birch 16 decay, imbalmed, poor health remove in building 33 Birch 16 good remove in building 34 Birch 10 good remove in common area 35 Birch (2)12 good remove in common area 36A Cedar 10 row cedars topped diseased (dead) remove in sidewalk 36B Cedar 8 row cedars topped diseased (dead) remove in sidewalk 36C Cedar 10 row cedars topped diseased (dead) remove in sidewalk 36D Cedar 16 row cedars topped diseased (dead) remove in sidewalk 36E Cedar 10 row cedars topped diseased (dead) remove in road 36F Cedar 10 row cedars topped diseased (dead) remove in road 36G Cedar 10 row cedars topped diseased (dead) remove in road 6H Cedar 9 row cedars topped diseased (dead) remove in road tv 31 Cedar 10 row cedars topped diseased (dead) remove in road 1, -1 Cedar 7 row cedars topped diseased (dead) remove in road ,,,lC Cedar 10 row cedars topped diseased (dead) remove in road Page 1 KNOLL DRIVE PROPERTY TREE SURVE" 36L Cedar I 9 I row cedars topped diseased (dead) I remove in road -16M Cedar 11 row cedars topped diseased (dead) I remove in road `( 'N Cedar 8 row cedars topped diseased (dead) I remove in road 1 X6O Cedar 10 row cedars topped diseased (dead) I remove in road ,iP Cedar 1 10 row cedars topped diseased (dead) remove in road 36Q Cedar 6 I row cedars topped diseased (dead) remove in road 36R Cedar 7 row cedars topped diseased (dead) remove in road 36S Cedar 7 row cedars topped diseased (dead) remove in road 36T Cedar 12 row cedars topped diseased (dead) remove in road 36U Cedar 10 row cedars topped diseased (dead) remove in road 37 Walnut 16 ivy,deseased,wall remove too close to wall 38 Walnut 12 heavy ivy remove in road 39 Apple 24 diseased, hollow, broken top remove in road 40 Apple 14 diseased,dead stump _ remove in building 41 .Walnut 14 great shape remove 42 Cherry 8,7 good remove in sidewalk 43 Unknown 6 good remove in building 44 Plum 14 flush remove in building 45 Plum 14 cuts,decay remove _ in building 46 Plum 12 lean remove in building 47 Plum (2)8,16 good _ remove in road 48 Holly (5)6 good remove in sidewalk (- 49 Birch 10 good remove too close to road Hawthorn 12 good remove in common area 1 ''t Plum 12 good remove in common area 2 Plum 14 good remove in common area 53 Hawthorn 10,8,(2)6 good remove in common area 54 Maple 9 good remove in road/sidewalk _ 55 Plum 12 good remove in common area 56 Maple 8 good remove in common area 57 Unknown 5 good remove in common area 58 Hawthorn 9,7,(2)5 good remove in common area 59 Hawthorn 10,8,(4)6 good remove in road 60 Apple (2)10,7 good remove close to building 61 Hawthorn (2)6 good remove in building 62 Plum 6 volunteers remove in building 63 Plum 10,7,5 good remove in building . 64 Cherry 6 good remove in building 65 Ash 12 good remove in building 66 Ash 10 good remove in building 67 Ash 6 good remove in building 68 Ash 8 good remove in driveway 69 Birch 6 good remove in road 70 Unknown 6 good remove in road/sidewalk 1 Hawthorn 10 healthy cluster remove in building Hawthorn 10 healthy cluster remove in building 6 Hawthorn 8 healthy cluster I remove in building Page 2 KNOLL DRIVE PROPERTY TREE SURVEY 74 I Hawthorn 12 I healthy cluster I remove in building r 75 Hawthorn 12 I healthy cluster I remove close to building (j 5 Hawthorn 9 healthy cluster I remove in road '7 Corkscrew Willow 9 good remove in building .8 Corkscrew Willow 6 good remove in building 79 Oak 8 fair remove in building 80 Deodar Cedar 10 _ good remove in building 81 Deodar Cedar 10 good remove in building 82 . Birch 6 good remove in building 83 Cherry 7 good _ remove in building 84 Plum 14,10 multiple leaders, decay remove in building 85 Apple 14 topped, pipe in SE side remove in building 86 Ash 16 fair remove in road 87 Apple 12 fair remove in road 88 Apple 7 good remove in road 89 Apple 8 good remove in road 90 Cherry 6 good remove in road 91 Blue Spruce 12 good remove 92 Alder 6 fair remove close to sidewalk 93 Alder 11 fair remove in retaining wall 94 Alder 11 clump/multi-stem keep needs retaining wall 95 Sweetgum 3, 6 fair n/a off property ( __ , i • Page 3 I I vx I I ' 1 I -.,,,,,_,,,:.;> . � " - `rf \� tl �•- < 0..... \' . o .. .C' - �r \\'< , ` W IAA RKCOE.BEAftINT C r. -t{, ._ ti�5 iK _ r ° �za _m r •;�=3iT _�_`` I < \\ ` \ i 0 \ � 2&` \. ` too. ` _ om t/Z 7---- �! ` r g. --% AV t J ` Ylx e� ;1'e� �L.. 1\1 j 1 a T., �� ■ ../It 4 -:77:.,....,ff:,. 4'7: : ' ,1.0 c. -ik\-\Ail\s----\ \ \ --- 'II i '&6 mm,...' ".t. '."41...11101 I k$ livlit..3 Sti i,,,---:71\ 7,e.e.\•44;/jit ' \ \ ,it ,%:, ":.",, 1 C... i s so !/�.031 °cn as rm.>e r: , (tR ii.illt6k' 81 / Jisle ` . ¢ryt jsq,n.<r 1 ;Han ,A"�• ' �VI , ,/�\ �.. /t ' I =.V.'11.7 v T1• 1. sal 41`444- </ - , I 1 -1 . .. . K� is ��► x9 I ' "' I � � .. �•� 77 , sG>< \ LEGEND =� a ,� s t APPLE Y. J�r��i`* 1 j , ,1 < � h , B BIRCH A"�/�i _ t + �Lf.%'!- ," ( a.. �. i� 1,em CH CHERRY �• '+ r :.A� '' ,.r N�a�k] ?.- r C'�: e']Ail' . I•- i� CAT. CORK SCREW MALLOW `• •:.e.•`19 -. ,, <:,.� �Yr'*�' 1 .�.' T 1. i.n�, 00101*" / N.C. HAWTHORN PIMP IXISfiNG ONE-WAY MK' r.V 9 /;/ • i C 2- uw ' 113 , (41.1 ` .. . PL PLUM..,.... ,-. T.C. CEDAR 421n• T*' :NIA. /1 / �+8'L y 1/1 l� / '` _ �..� / UNC UNKNOWN i.S I \'+ .`, lair (/ / :� sT:v /1 / 1 s s--'_i;l° 3 lr5 �I 1i47t'n- W WALNUT•` 11p4r ,y \ la e'( I� 41/ Q TRFE TO REMAIN �! ' `�"� • ' —y/'�+r mo,4 ( :. I�LPA � / TREE TO BE REMOVED•Fes' ` �1C 1 •£•( `� '``�•rr \.�n 1.:4 / /1• :,_ 1 4 0 U ,, , ., . ,,,, 4' , , 1 s \,,;:•• g. ,. /".// ,i /........y; / , . _ EXISTING OW-WAY SLRFFTVT!Y , R�` ., ' .Al* ', _ P/'I ill 1 y. 6rrx sawn s -____, .. .„ ,. ,.. ...,-,„jetst; ,.__ , _....-„.,%;4fp.,,y, I, ,, 0,44,L: /f 1 ----.:.,--_,-..et,:s. .... ...._,... V., 7 --„-*; 4.01% 7 -,".002 4 * p4r.i_v_ . /t f 'y: ./om/ - l / kii / I / I '-'/ \ _ /' +�FXIST1NG CONCRETE RI t:JNING WALE / tY , / J ,if /f1p!/I yam, , / GRAPHIC SCALE / / lr �"T/I uy L' / i 0 15 30 60 FOR REVIEW ONLY NOT FOR CONSTRUCTION (°"��' 1 MR= 30 FEEL Sp( F.FIISIGN 87 APPROVED DATE DRAWN BY `T�1E SUFMT1E - - roe NO.SCAM :�.� 2-2' °' ENOINEE �� Tr` CONCEPTUAL TREE PLAN RESION - Tec i. '. INC. rim - - L22841 BASE.OWG CHECKED UMM 3737 S.E. 8TH AVE_, PORTIAND, OR. 97202 FOR: WCR COMPANY '� NOD PHONE: (503) 235-8795 KNOLL DRIVE PROPERTY LI 4` `' TIGARD, OREGON FAX: (503) 233-7889 EXPIRES 12/31/2010 JAp,p �i _... -0_ Est lu Z2841BASE d1M9,1/14/20O910 47:1O ML HALF 512E Pc MEMORANDUM TIGARD TO: Gary Pagenstecher FROM: Todd Prager, City Arborist RE: Knoll Drive Property Concept Plan Review DATE: December 9, 2008 As you requested I have provided comments on the "Knoll Drive Property" concept plan. Concept plan approval criteria 18.350.050.A.2 requires that: "The concept plan identifies areas of significant natural resources,if any, and identifies methods for their maximized protection, preservation, and/or management" I identified seven trees that may be considered "significant natural resources" due to species and condition. My recommendation is that the applicant work in conjunction with his project arborist to preserve any or all of these trees wherever possible. The specific trees that I recommend for preservation are as follows: - Tree Number Tree Type Trunk Diameter Condition 4 oak 17 inches good 17 elm 35 inches good 18 birch 20 inches good 41 walnut 14 inches good 54 maple 9 inches good 56 maple 8 inches good 91 blue spruce 12 inches good Also, please note that there appears to be a grading conflict with tree #94. Please do not hesitate to contact me if you have any questions or concerns regarding my comments. Arborist Response This memorandum acts as the applicant's response to Todd Prager, City Arborist's preliminary review of the Knoll Drive Property arborist report on December 9, 2008. In that letter, Todd Prager identified seven trees that he thought might be considered "significant natural resources". The applicant's response to Todd Prager and the concept plan approval criteria 18.350.050.A(2) ( "The Concept plan identifies areas of significant natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management') is as follows: Tree 4 Tree number four is located within the sensitive area boundaries and we will be saving this tree per the recommendation. Tree 17 and 18 Trees 17 and 18 are located on the North West edge of the property. Both trees are located adjacent to the proposed private street and retaining wall. During the design process we have worked with our arborist and engineers, and they have determined that these two trees will have to be removed due to their close proximity to the new street and retaining wall. The root spread of these trees would not be able to be avoided during the construction phase of the project. Trees 41, 56, 91 Trees 41, 56, and 91 are on an extreme four foot slope, and with the heavy excavation needed for this site, our arborist has concluded that the root structures would not be salvageable. In addition, tree 56 is less than 12" diameter which does not have to be included in the mitigation requirements of the City of Tigard code (18.790.030.B(2)). We have included ALL trees on site in an effort to be as comprehensive as possible, but only trees greater than a 10" diameter are required to be accounted for during elimination. Tree 54 Tree 54 is located in the middle of the proposed private alley of the development and will not be able to be saved. This tree also meets the same criteria as above (less than 10" diameter). During the process of construction we will save all trees possible. The arborist report we submitted are trees that we identified can be save during construction. We will have an arborist on site to consult and identify salvageable trees during excavation and construction. Landscape Plan Gretchen Vadnais landscape architects, 1.1.c. , September 17,2008 • SiSkibtAskr Derrick Aragon NW Ventures,Inc. 2401 NE MLK Boulevard Portland,OR 97212 RE: description of landscaping for Knoll Drive property The landscape design for the Knoll Drive property responds to a number of • planting requirements,as defined by both the City of Tigard and Clean Water Services. These requirements include: street trees,CWS planting requirements,tree mitigation planting,and buffer/screening requirements along the north and east property lines. Street trees are required along both public and private streets in this 12115 nw old quarry rd development. The landscape plan includes a variety of deciduous trees portland,oregon along the road frontages. Flowering varieties include Hawthorn,Crabapple, 97229 and Mountain Ash. Zelkova trees are used adjacent to the parking court and along Knoll Drive where there is space for a larger canopy. In areas where buildings are located in dose proximity to the internal drives,a narrow,columnar Flowering Cherry has been specified. There are specific planting requirements in both the stormwater facility and • vegetated corridor to meet Clean Water Services guidelines. This planting, as depicted on Sheet L2 of the set,has been design to meet minimum landscape requirements as defined in Appendix A of the Design and Construction Standards(R&O 07-20). For stormwater facilities,this includes herbaceous plugs of wetland grasses below the high water line in addition to shrubs planted an average of 5 feet on center in the remainder of the facility. A vegetated corridor(existing condition degraded)is located in the NE corner of the property. It is being restored to"good"condition through the planting of trees 10 feet on center and shrubs 5 feet on center. A grass/wildflower seed mix will be applied as a ground cover after planting. In all Clean Water Services areas,native plants have been specified to reflect historic plant communities. Tree mitigation is required due to a significant number of existing trees being removed for construction conflicts. Of the significant existing trees on the site,34 percent are being retained in the development. The removed trees will be mitigated at a 2/3 ratio in accordance with City of Tigard requirements(or 258 mitigation inches,as shown on Sheet L1 of the plans). The result is the planting of(129)new 2"caliper trees throughout the development. These trees are a diverse mix of shade trees,flowering accent trees and conifers that will frame the buildings,provide pedestrian scale 503/646-3517 fax/288-9343 and add seasonal interest to the project. Riparian species such as Birch,Vine Maple and Black Tupelo have been used as accents around the entry pond feature adjacent to Knoll Drive. Finally,the north and east property lines are required to be planted as Type"C"and Type"D"buffers,respectively. For the north property line(281 feet long),nine trees are required,along with a continuous 4'tall hedge and(57)1-gallon shrubs. Eight existing trees are being retained along the north property line,so only one additional tree was required to be planted in this buffer. In contrast,the east property line is 402 feet in length and requires the planting of(13)trees,a continuous 6'tall hedge and(161) shrubs. Three trees exist along the east property line,therefore an additional(10)trees have been planted along the east property line to meet buffer requirements. A combination of Oregon Grape,Parney Cotoneaster and Meserve Holly has been used to meet the hedge requirements along the property lines. All three shrubs are low maintenance,evergreen varieties that provide good wildlife habitat.Where the proposed driveway is located in close proximity to the property line(NE corner of project),an Arborvitae hedge has been shown instead. A variety of native shrubs and groundcovers are specified to meet the remaining planting requirements. Sincerely, Kathleen Baughman,partner Gretchen Vadnais Landscape Architects,L.L.C. • Gretchen Vadnais landscape architects, 1.1.c. January 12,2009 Derrick Aragon NW Ventures,Inc. 2401 NE MLK Boulevard Portland, OR 97212 RE: PUD open space concept plan A concept plan (Sheet L1,attached)has been prepared depicting the location of all proposed open space and landscape areas. There are (4)pertinent code requirements that need to be addressed 12115 nw old quarry rd for the PUD submittal. They include: portland,oregon 97229 • Minimum 48 square feet of outdoor private area (patio, terrace, or porch)for each ground-level residential dwelling unit, as per code section 18.350.070.4.e. The landscape plan will address this further when the detailed development plan is prepared. Architectural floor plans have not been finalized, but it is assumed that each of the residential units (#1- 14) will have some sort of patio or porch that fulfills this requirement. Planting will be added for screening as necessary to ensure privacy during use. • Minimum 300 square feet of shared usable outdoor recreation area for each three bedroom unit, as per code section 18.350.070.4.f. To meet this requirement, a large, contiguous open space (4,200 square feet)has been created in the center of the project between units #10-11. This is a hillside that will be replanted as a forested slope with an emphasis on native plant species. The shared recreation area will be developed as a passive park facility,and may include picnic tables, benches,a small covered gazebo and walking paths. Due to its central location, it will be visible from a number of units and the adjacent streets (to meet crime prevention and safety requirements). 503/646-3517 fax/288-9343 • Minimum 20 percent of the site (exclusive of buffers and minimal use open space facilities) shall be landscaped,as per code section 18.350.070.4.h. New landscape areas have been shown throughout the site. These include both of the improved open space facilities around the ornamental stormwater features,planting along the Knoll Drive frontage,additional screening along the south and west property lines,and foundation planting around the assisted living facility(lot#15). The total amount of landscape area provided is 24,706 square feet(or 20.02 percent). Landscape areas have been minimized on private lots,to allow owner flexibility in planting individual yards (although nearly all lots contain new trees required for mitigation). This also concentrates the majority of landscaping in common tracts that can be easily accessed and maintained by a Home Owner's Association. However, lots facing the private street frontage and lots adjacent to open spaces have designated landscape areas to increase curb appeal and provide some screening from shared outdoor recreation areas. • Minimum 20 percent of the gross site area shall be designated as shared open space facilities,as per code section 18.350.070.4.m. The gross site area (prior to dedication of SW Knoll Drive)is 123,425 square feet. Of this, 20 percent(or 24,685 square feet)is required in shared open space facilities. This is in addition to shared recreation facilities required for each unit. Up to 75 percent of the shared open spaces can be satisfied through "minimal use facilities,"which includes required buffering and screening,restoration planting in the Clean Water Services vegetated corridor,and areas with difficult access,such as steep slopes located in the SE corner of the property. With the 75 percent restriction, 18,514 square feet of"minimal use facilities"are required(18,516 square feet designated).•The minimal use facilities have been located to provide maximum protection for existing natural resources being preserved,such as the vegetated corridor and trees along the north property line. The remaining 25 percent of shared open space facilities(6,171 square feet required; 6,288 square feet provided)are designated in two "passive use facilities"near the front of the project. These tracts are dominated by ornamental stormwater ponds that will utilize runoff from adjacent roofs before entering the piped stormwater system. Benches and pathways will be incorporated into these areas for passive recreation opportunities. Final planting schemes for each of the above requirements will be pursued in a detailed development plan once approval for the PUD concept plan has been obtained. Sincerely, Dat k Mak Kathleen Baughman,partner Gretchen Vadnais Landscape Architects,L.L.C. I ''...• • 3,677 sf /' ;/1 , ■ -1 < ' 3,506 sf •;.-:_,, Gretchen Vadnais landscape architects, I I L 1c. .— . - --\,, , . _, , ' '..-", 1405 ne broadway , __ '47:43, , - I ' . ------ suite 200 portland,or 97232 64-,--4p,"/"-t, ,15:- _ ' _ _' -1 - ci42. ---------------,__ ..,, . teL 503_7_88.9338 l't- .4Y:i4::'-'' fax 503.238.9343 “„.4„:- -,.. , ----------,- '''''!' _il■::V'' s I 1:f i 4 ..-1.- :-.-..-tiAls.,2-' • ,,, . .. .. i '44-1171191*:* -.,''. .;',.•,•:-1'.:',',:'..'•..=:'.''..',,..,' -: 4V l'il I '''°.'v ilinvt54.. itte _ \ s„, _:.:::.!,,,,,v.,...,..1...„,:.,2., .. ,..:. 1 • • .. . . . .. . „... I ...4 VI Illaji.... _____SV-411111111whillai ii: . AIL •MIL AWOL , •'I' 1 5 :,_ ., 1111MitNIMMIIME .' iIIIIIIIINIL AI -*\ , . \\\ reViSiOnS :,t•M 011 s , ,, , .1 4 ■111•■ \ , .,,,•• ,-.,,•• i VI \, na daie descrexion ism 00:92.4..,,;,.!, 4,..1 .,, ., .41114, \ '''''',?:''.'•,''''t-'1::':,z-,.'.', / i 4 "...MOW' \ .. ,.' TOTAL GROSS SITE AREA = 123,425 sf , Mice PUO...t0/lan r: 70 all ri!,-;:;',-`; •' //,. i it - i „„ '''- •--' ,N ' —.._, i . ., / ---- ss k' '',-: ,MI ' I A. "V'/' , , I *a* :, , . a ,..„.....-.--a■ - 18,516 sf (18,514 sf required) / / .j....,.\, i '■In 0 ‘.47 . .\) ...VM minimal use facility ,,, .. ,,‘„,, .. ! : ,.. , , , „ , ......,,, . i. l'111-,1 b U--., r- / ;">'''', .,-.'. Ilt1111212::::ei:;•- 4 " 0: 14 .....eLowilLE t.. :I„. ,,,ii I. ': '' .'. \ ,4 ..F..) 2 III g 1•1.1-,4i N lnium '•,- (:;,-. omim. I / / 2'''''. .s Ailki \-_ _ ,., N ` - 6,288 sf (6,171 sf required) passive use facility .0 Lo . = . -,-.0 ,-- -6. 8) °) w .5 ›..t.... ,„,3c.:;rilim )--- ----/-_- i ,/ ,_ , — . - „, -,..-., , -Ei• . 11111 \• /_--- , • _ , . -1 E A II I \ .„ ,, ' 24,804 sf (20.10 percent) in 2 k .--;-,,,t N.,,,,- i \ s ... — \ ' shared open space facilities g,,, 411"4 / / ow (24,685 sf/20 percent required) P4 " 1°-.... , \\ .• \\ ‘ -' -4-INItl.—‘11111'..,‘ 0-.-1-111.'.S..:::',,:,\-1: \1 ."-- --- .______\1:**:\ -(-------L—'—L---3 . , - , \1 \\ \ ---____ „ 1 t`-- • Q / 5,28 - .• ., .. .,- ,....._*, - 4,200 sf (4,200 sf required) ,, I -:*,se' shared outdoor recreation areas _ _ .---4-- - • (14 units x 300 sf per unit) \ , . _ ___ •. :. : . . „., g 11,333 sf C-) -4, . . . )\ - \ .. .......;, ;,, 4: , a, :-,14 _., - 0 g (Ts , ._ , . , i I ,_ , _ -.1, fr,:t. : '',I,- Kt 2- - 4,706 sf (20.02 percent) of . I ,-1 't.,.. . n1 ' new landscape area provided bo g (24,685 sf/20 percent required) iieft,_, atil, .-- .92 --E; L. .:.'aill ,,... i _ f . , `,;•"11!"10111ft ;, , '4., - --,--L . ,,.. -- 'I'' project no. 574 date: 2/12/08 ---- Ltl'Igf.W.'21.111.1L311/1i K dwb / y: a checkd br G V e . i .-------"--4 ,,,,,, .1__,, ,arailiatifiri .00,4, ■ I i I ' I ' I . i . , . I I , , ,e-, PUD OPEN SPACE CONCEPT PLAN 0 5 10 20 40 of: 6 sheets . I 0 NORTH SCALE 1"=20'-0' LZF117211 3 - 1 1 I ,2OTECTITIONFE SNG•TY?. .\ . ' 1 1 • 1 1 <� - . -> -' a--4 -- -L0; > #13 #12 11 #10 #9 #8 / 4 — `-h1 — ,, TREE PRESERVATION NOTES GretchenVadnala #16 #15 \,�#14 —— �� —41- —— 4 _ ____`r At.::,. `4F'..,,,v.::,'1!:,;,1 '`` #5 • # .. ��#3 n.'`` LLa landscape architects,is,!% �1 Y - - �� _ ►�-�` /`_.!\ GENERAL: All contractors and subcontractors shall have the understand•�Ir�/\t i�i� _rte. �/\ ��.�.. .�/, 7 ��. �,1` i •1�� ( regarding the goals of tree protection written into thei contracts and wit sign i/\ -♦ MN • f`I' memoranda of understandrg for work to be competed The site dewing 1405nebr4adway VEGETATED CORRIDOR "--. ' contractor a required to meet with the consulting arbor'st at the site prior to �j 200 „ , _._— a 6T1 en In degaded conclltlon �"( /iii beginning work n renew an work procedures,access and haul routes,and drtland.or 97232 < a�!�' tree protection rneasires F j / See Sheet L2 for deta\\ ; j TREE PROTECTION ZONES Pr g to construction es at fish tree protection tel 503288.9338 ■■ ai_ - - - - 1L / plantfi,g plan �. ,� _zones as directed by the consulting arbonst fax 503288.9343 ' -!�, I Tree protection zones d be steel posts with temporary round high chain y. i E. #1 fink or cyclone fencing tied to steel posts driven into the ground /�1 � Q '` - Fending to be paced at the edge of the root Protector zone as defined on �: '. a '4<�' i E •`.� //' -Fencing to remain h the position esNb(ishd by the consulting arborrsl $T I I _ Q R_ -• �� ' and is rag is be main w,the wition perms eel Uam the co Ming ar arnsl 01 EA, Xe• 'I, / •' �'y� `` t� -4—-TREE PROTECTION w 450 t� '��rr[1� I #41 YY `'n"T - ^' FENCING CONSTRl1CTI0tl AC1NffES All construction acliviGes are prohibited wiUun the '� 71 i -�ip x: 1•+•''•` Tree Protection Zone except by permission and under direct supervision of the • • •LL� . t .I, 11;"" x�x• _ consulting oboist. . T"_ �t��a „� :<'.'�' ® .. . a , -Sgockplvg of materials,vehitle olaerat!on,and parking•pro/tnzderl n the t• Kathleen Anne �i� ` ;` �} -1 -?� p� '' ;. ?•�• Uee ProlecUm zone Avid sea canpsctim of tiny kind,nclu3rg repwated BellB�e° C 1J € tr^' Tf4 '".' foot traffic OREGON r1• -' , ;3 1 ,"•°z. ? / e •' ,^ -Storage a disposal of construction materials or waste a prohiGlsf m the tP 5/12100 ti ` #44 ;� T // ••`1 t' , 1 tree Protection zone Ths includes but is not smiled to son,gravel,woad .qp 1 I '1: `\� ` .� - <\\-, /. J I: debris,w other waste prcoucis such as concrete wash out gasoline,deisel, 6 I �, �� / i t / r paint,cleaners,thinners,eta - 42 - r 5 / I y / . j ftaak,g or lowering grades are prohibited is the tree praection zone Avod 38.: _ _ Aq LyL• - \ // e avaGon and terrldng H Venching is required witNn the drip me of me revisions mo .". . # #. / � - \\ 1. tree,tunnel under the roots by hand dgging. Oo not cut roots larger than 2 re dae de efp&n .?§ .+: s \ f . \ / > " 1 mites in diameter. Cut smaller roots only d they interfere with new work and v O • ` ,• '' 07 <' \ // e 1 ` ony with a sharp Instrument. #8 't -,i r < / - I vwW Pun•�aa pan f / 1 #J�8p3� �t y i r. #J!5�1 lf+"' ;. .s. TREE CA/iE Prune mess prior[o construction according to AtJSI A300 I ; .ts1 .th' v any deadwood 2 inches kh diameter and larger.maw" �� , �iL >.- I standards Rename � h t�.'g / +\ 11.+2 �� 4.] °t, p l( ��e ; _ j }y� ! -Provide supplemental water to pees during the summer months to offset I 1. / I-` •Me ^`�a`�L`-- /�4** rJra.\. a+s6 e -Trees/ 7t" `• • / t reN3zer and a rant stimulant such as 1 ( 1.303.11130 nocular�to promote good •I 1t � + x r i. i� ''f: - health and and ca True yhould be done s to the start of ¢({ / _r I , EXECUTION Contractor is responsible for any and all damage to trees during 1 1 6°gi l� +, • " �� r .1/ course of construction eft The contractor shad pay lo the tree owner the value•' b t '< of the damaged tres as estabished by Ne consults arborist l a f I 4 r \\\� •+�: -Arty damage to trees during site clearing a construction shat be regaled I ‘In / �'��A \\\\\\ .- \ __ to the consulting a bo st within 6 Kars so that remedial act can be taken 7!"�' ' . `\ ;,,,, - • TREE SYMBOL KEY -II temporary access roads must piss over the root area d trees that are 1 1111111 ; , VIII 3Y�� ` 8 being saved,a road bed of 6 inches of mulch shall be created to protect the ti aN 1 / / i` - - \\ #5 �� \ ;k ,cr / ' I sot l;eolexWe fabric shat be placed beneath mulch to lather distribute widget O p tit %Y�' r ® � - J('')'J / and!outdate removal The road bed material must be replenished as 41 N O / \ •n' i 1f" r I •\1 l% necessary to mv!lan a 6 ndh depth 7 O •a'#..� 'e� / J.-, �- =existing deciduous,save -All tree protection fencing shall have agnage that reads Tree Protection s.rA C to !}«.--a✓"' 4! 1 r, , .. \.� •� ,�`� Area,00 NOT ENTER Without Written Approval From Project Arborist or -0 O n 1.AA/ \. / $ ��qF•+' / \16t'; 1 / Owner.• Contact information for the arborist to be provided on all signage >>�1 pT 4 / d s,Lc' \\\\® y i ///t\\\. ' S gnage should be placed as to be visible from ad sides of a tree protection as 1] 1 - ?, �\\ .r 1 '/ \ =existing evergreen,save area and spaced 75 leer apart(maximum). .. 1 , � ■• '` ♦ // = '` lei. r ^v I >�� 47 .\`� ♦ .F:;t, 1'` � _ ��,J,. \ '+,.~ '.11,`, -...r,y ,�`0° b'�"�0 ;yy, 1 E m , •� . .■ ��\ �� 's #30 r , #56 #57 !111111® a c o ■ 19 ► — '! I TREE PRESERVATION DATA o # `��% :/ 'A Iilld 'h = 1i ®1{I{1111111111® =ex sl ng deciduous remove 427 , 1♦♦♦ # ,I\ 11111-.'''A 1® . .2 \\ a 1p''^ *Eli cdov ♦ YQ,.,,, 'c ,Lye b ^f ti;Aj!�1 \ ,,.•-�, 1 .. TOTAL NUMBER OF TREES SHOWN= 115 TREES . ♦� --' i r j9 eft,:,!!�Q it" \ ? �', #":. .. ( „=existing evergreen,remove (16 trees-keep,5 trees=off-� if" i w 2 ProPPrN.92 bees=remwe) f .P TOTAL NUMBER CF TREES CHEATER THAN 12= 36 TREES 44 I+'`• l I 1 IL's Sees=k 3 Uses=off r 22 trees=remove) w ` • f_. _ keep property,1 - Y 73 OF 35 TREES GREATER THAN 12'BEP4G PRESERVED ON SITE=37% ® - ` .,y. If (Requires 2/3 megaton n accordance with Section 76790.0600) PI •<it - ,lt\ (...Z.--K-t...", F.v i ,d X= ? '` .....=tree fencing 22 TREES GREATER THAN 12'BEING REMOVED=371 CALPEA NCHES 54` PROTECTION,.-:ON / ■ T :-- .`w y. u #6 --. - .�,,a Q gs protection areas (371 a 2/3=247 INCHES,OR 124 MITIGATION TREES AT T CAIJPEW O f'R TECTI a ■ t 'rtY ,r��ra 0 1] (( vj 3 j. �.. .«■: 11111111.S Z ` • I J • ' . rr -'� sue._.f„--._.. txR:77E77--- AMOK .07EG i —tie win . -T..-.."" I.,.,M �.. _. J!., i PI > of ` c t, ..„ d: .. ..> _ Jy�aAi _ _ n 1 Ash 14 Iwo Vi --..... -®7!`^ 4s , r`ro • ,�.. a Mph / _ naAw hem lam �` ...I u �meaaeC_apd pang am•w hhredrg• 1 9 $+ \�7 L,r! - - : [ �"7 j._ /92 q ( 4 Opt' Ix___ rood Ma 'WACO brim Pe c __� 9T_{ refs r' /54 w s oath _- sot 9.. leap VISCOluhnh•1-'�, f/ �/ �� ■ ..`+�._..e-. 9 >."' / a his 148 t arnd rem �u'r Pam tit —.Lm9_�/` ' �Y-- ] I 7 Ash ! 0. pad IwP 3----I---__. a _ .___ I 11"-. \ - ', #22 1 I' - �� - _ - 57 r 6. i s I ee. t 7 I toad I Iu10 '.lS._:_.. Pam �=/ "•,�' A`--r_ • ,,{r , a 1 b I Plan /: � rene0 t �FY-.f \ �. ■ ■ `4,I t ! ail":7 ;O—� � � cord f I.ep ._ 117( P �•i ti� \ ■ .; - I Xr' � 1 ,� —1L _ __ i _ 9! hskbnk� w., ■ - _ ; !6'Y 1 ix, Ad 1a r - .ii ugh -mm m�r sad :•., � � - jj �.e� Y7 _e I 1 - � _-Z —P�•!.!r-- `so! H+.tan 1s sl^r rm,me h< \,�4= ■ __ 1 ■ I•) 7 £.. 6z rN n Ale ! 1ai2 -_ _ 1 M dl _-7 rs,r_—,PWn I 1x seed —__ h _ w�\ r _ _ 1 : _.___ r i „e► % t/ tax ax _ w?d_ �, ny -_.�P_:JatX__I i�a2: P4• N sad mow! n w t t ■ _��\' ■ I Sii tcT r i! _a► �1�' t r-73hk m and I.m - 4 1!-:= I till ^�j ■ i : .71' .A4 �\ 94 i.24. !i ' -_ _.. rams:- s+ iqr. } mw.uer,ac a p-1 i I7au •' ■ '�^ I II �, i. lu -Iy°°a ". € mmi�' s'� nO z\ s r ,i .. ! jr' rye ;mil q�in ( nom �I'°nao I h ca : s s, tl OD f r,. 2 r Heaan ,e aa.e,.e� Ism I Fad _-tti ' .m 1^ ? < y x2 a I } aa ._ ?S' ... ' '<: F rY 3 , a s---_ --- mimed Ira i —' ] NJl _ _elbut o O fU-I I � O y -_.'.--. _ 9`:t.•;:• ,. .,.' �; .� BabeM—._ to t mod !rwaa 1 ebeNowi!q i, --_ ral•kat __mnewT_Y�Cdd:e �1i1 I ? . #' a I 1s h -e1.4.3 'moue!• - Plw 1a7� —___sari Pry-�� 71''4 s" \ - i a �� z ,•e.a" nn.ow i Inroaad I is •- _ r.=a�e,1=Fy CII t r�1'�• Sv ^♦N o ea ,. --f- : �l-4, . lenx htuldra sL ____ t�O Ayes • 1a _dmry.mKSbm tpxd ':mw I- hhNrp W NA 14 _ flood _._ .•n in tddra q- '0 [�r;�.. ,� r non $_er i �I Q 3 � _ C Viz_ 5 1. so 1e l - _ h 22222r t , r°n trek ° - i _ ` _ : a-- a,. ';..i 3T- •-y u- da.ed i nano.• bu•mmnlrw - - - -p^"w•l_ - a t . - -- i2 _ to -- W__ -e -_ .. _ m 25 :'J 4,� f — •lain € .n..; h _I .e. e"d =mw.ae.aE� _. - .• ri lemn .M'.. �!�r�• l�.. to e:aa o tl-- _ . _= !,. x - _ 1 an"•e i ' ;a. I m `111 IwaryOyster W.: F hpa Q -.i ""147,, ey{„ 6;+ - / _ Bad. 11� 10 mood I r.rr.ra: hmmmar �'(�H�•-t'I tt t.iar wt .._. ,�.. .�t� projector): 574 date: 2/12/08 I Z / 7_74_` cars ( 1012 mad _ _ L#L14� 74 7 !°aaclaa 1 Y q _ _ F .. __- - ---_ — _ —_. drawn KR. checked P G.V. ( ,. -#76 .• Nib I --- cedar ee _i, wd.a -(cri sortie Innrids,it -1 ' —wween ,3_� iwa.h..* - _--1.M1293.1_ (tarn _ win b. ecked b. '.0i 4edY to row zd.2 heed cheesd(mad/-r aroma ]6 -a hddeclute (I - - sec cep. 1 1s r.ammaraodmoaedl�dl: �,,� n NsesPr -,...._..__.n** 1 CO nay caches aaraee h.. , f a ieakeae.x�ewd • need 1 I , \�� ass: cedar ! earae.e.weer • _.—ems ..a al&a ` ,erg-' ..`' 3fiFi cdr—�- io eed.n aa,eesmedc�'rana+t n'ad �.r� a tar �t �{p•] I -- sero. reel. ,o eel_. dsmsdfdmW?renew and D ,a aced Th' �� 155 NW Cedar • s .cop dtrs dswdl deans Fred { ' tit rem !- I f / eel Cedar [ 10 mwcdasgpeOdsassel(dead!worse Food Q 4 - �4•` ., il-T Cedar 7 1 tdaslEPeddseasad(6 d1!rm.N Intwd ` fat n CJ --7-1----- -.xm1 .. ... ......1_ h /A/ •I -' - - 3acl Cedar —t4 #m,•cedarseg=d_adia�n-anw.3 hied '• - _ -twit= hh* .. '" ,°e Inb _..` L` , _-`..- :4 :as., ..__- a Imrcdasl aa.....a.,.....e'. hrwd i • h .eggs lygpy_.!.remwe. .. h} - _9•.A1 Cedar 11ee&rs t{�d_ds�d4iadt:wad _e9 - "._�_, fi I odor . e � I hrod : r ----W--=-- -..t.s�I.. .■ xq! 14 asrccdescw.d�easdt ramose inroad 4 !wie .tit-- ?__ .1_- ` 86P: Cep. t0 row sedan daeasd— remora: P = h4k _: .-1.- I had broad 360 i _ �!'? 1 � W 1 A I sand - i rye tilt -. a•tI Cedar - _�,a a _a.QeEdsma_d1 1_-.__-----m....--:.1 3_- ,� e i .sad coda.I _h I _ .•e.4a 414d6iwed�d r8 i emw-_. ele am s 1x _ wed amore! I i ee—T�_ eeda t2 —awe d.}�s e}�eddsalsdtdmdl ...Si- is a4 -' 71-7—W=-E j_ —_-.--:Hamm I ebe..desalt I L 1 °_ TREE PRESERVATION & REMOVAL a !� 2, 10 f--:raw ced.atetpddse idtdmdl<amt.! hand ! _ w in''' or. V sheets__z....iftyclid.rs____45adassesed(cbacC 1 •i .j I 1 - 10 91 H+a. 71- I -- d.°°a•ai°m� _,.. -4 needs making ail ` NORTH Pa o®.e��•se a�r Wain( ! 1s Sy. I arrow I tmwnnto..e�l_; as-i_s tie -err --- �• SCALE 7"=20'-0" �� :�z.+c� �e-` '-"'�-----._. der m2M T I I KNOLL DRIVE PROPERTY TREE SURVEY I # I TYPE SIZE CONDITION I ACTION NOTES ( 1 Ash 14 good keep ( ' Ash 20 good keep 1 Ash 14,12,10,(4)8 multi-stem keep 4 Oak* 17 good save *WA CO bearing tree 5 Oak* 30 good keep *WA CO bearing tree 6 Ash 10,9, good keep 7 Ash 18 good keep 8 Hawthorn 12,7,8 good _ keep 9 Oak 35 good keep 10 Fir 30 good n/a off property 11 Ash 16,21 good keep 12 Ash 10 good n/a off property 13 Ash 16,12 good n/a off property 14 Oak 32 good n/a off property 15 Ash 20 good keep 16 Ash 10,12 good keep 17 Elm 35 good remove too close to wall 18 Birch 20 good remove too close to wall 19 Elm 32 good keep in common area 20 Plum 8 • good keep in common area 21 _ Hawthorn 16 multi-stem keep in common area 22 Sycamore 27 good keep in common area ( 1 Sycamore 26 good keep in common area _ Birch 18 good remove in road 25 Birch 16 topped, decay remove in sidewalk 26 Birch 12 topped,decay remove in road — 27 Birch 12 volunteers remove in road 28 Apple 18 decay, multi-stem, topped remove in building 29 Cherry 14 topped, decay remove in building 30 Birch 18 topped,decay remove in common area 31 Apple 14 diseased remove in common area 32 Birch 16 decay, imbalmed, poor health remove in building l 33 Birch 16 good remove in building 34 Birch 10 good remove in common area 35 Birch (2)12 good remove in common area I36A Cedar 10 row cedars topped diseased (dead) remove in sidewalk 36B Cedar 8 row cedars topped diseased (dead) remove in sidewalk l 36C Cedar 10 row cedars topped diseased (dead) remove in sidewalk 136D Cedar 16 row cedars topped diseased (dead) remove in sidewalk 36E Cedar 10 row cedars topped diseased (dead) remove in road 136F Cedar 10 row cedars topped diseased (dead) remove in road 36G Cedar 10 row cedars topped diseased (dead) remove in road 16H Cedar 9 row cedars topped diseased (dead) remove in road 4 11 Cedar 10 row cedars topped diseased (dead) remove in road _ Cedar 7 row cedars topped diseased (dead) remove in road 36K Cedar 10 row cedars topped diseased (dead) remove in road Page 1 I — KNOLL DRIVE PROPERTY TREE SUMP'"" 36L I Cedar 9 I row cedars topped diseased (dead) remove in road ,-16M I Cedar 11 row cedars topped diseased (dead) remove in road l( .N Cedar I 8 row cedars topped diseased (dead) remove in road _ ,0 Cedar 10 row cedars topped diseased (dead) remove in road 36P Cedar 10 row cedars topped diseased (dead) remove in road 36Q Cedar 6 row cedars topped diseased (dead) remove in road 36R Cedar 7 row cedars topped diseased (dead) remove in road 36S Cedar 7 row cedars topped diseased (dead) remove in road 36T Cedar 12 row cedars topped diseased (dead) remove in road 36U Cedar 10 row cedars topped diseased (dead) remove in road 37 Walnut 16 ivy, deseased,wall remove too close to wall 38 Walnut 12 heavy ivy remove in road 39 Apple 24 diseased, hollow, broken top remove in road 40 Apple 14 diseased,dead stump remove in building 41 . Walnut 14 great shape remove 42 Cherry 8,7 good remove in sidewalk 43 Unknown 6 good remove in building 44 Plum 14 flush remove in building 45 Plum 14 cuts,decay remove in building 46 Plum 12 lean remove in building 47 Plum (2)8,16 good remove in road 48 Holly (5)6 good remove in sidewalk 49 Birch 10 good remove too close to road y' 3 Hawthorn 12 good remove in common area 1 Plum 12 good remove in common area 52 Plum 14 good remove in common area 53 Hawthorn 10,8,(2)6 good remove in common area 54 Maple 9 good remove in road/sidewalk 55 Plum 12 good remove in common area 56 Maple 8 good remove in common area 57 Unknown 5 good remove in common area 58 Hawthorn 9,7,(2)5 good remove in common area 59 Hawthorn 10,8,(4)6 good remove in road 60 Apple (2)10,7 good remove close to building 61 Hawthorn (2)6 good remove in building 62 Plum 6 volunteers remove in building 63 Plum 10,7,5 good remove in building . 64 Cherry 6 good remove in building 65 Ash 12 good remove in building 66 Ash 10 good remove in building 67 Ash 6 good remove in building 68 Ash 8 good remove in driveway 69 Birch 6 good remove in road 70 Unknown 6 good remove in road/sidewalk '{ 1 Hawthorn 10 healthy cluster remove in building 2 Hawthorn 10 healthy cluster remove in building 73 I Hawthorn 8 healthy cluster remove in building Page 2 KNOLL DRIVE PROPERTY TREE SURVEY 174 I Hawthorn 12 I healthy cluster I remove in building 75 Hawthorn 12 healthy cluster I remove close to building ('1 S Hawthorn 9 healthy cluster remove in road 7 Corkscrew Willow 9 good remove in building 78 Corkscrew Willow 6 good remove in building 79 Oak 8 fair remove in building 80 Deodar Cedar 10 good remove in building 81 Deodar Cedar 10 good remove in building 82 . Birch 6 good remove in building 83 Cherry 7 good remove in building 84 Plum 14,10 multiple leaders,decay remove in building 85 Apple 14 topped, pipe in SE side remove in building 86 Ash 16 fair remove in road 87 Apple 12 fair remove in road 88 Apple 7 good remove in road 89 Apple 8 good remove in road 90 Cherry 6 good remove in road 91 Blue Spruce 12 good remove 92 Alder 6 fair remove close to sidewalk 93 Alder 11 fair remove in retaining wall 94 Alder 11 clump/multi-stem keep needs retaining wall 95 Sweetgum 3,6 fair n/a off property _ f i, Page 3 • t 'l ` . • Fraxlrus IaUrcea ( 1 / c Amelanchler alnifoia Rosa mlkares ' -- - '... j Gretchen Vadnais Holodscue ctscobr ' �_ v landscape architects,0A,Alms n bra . Rosa rutkarsa STORMWATER POND LEGEND • VEGETATED CORRIDOR LEGEND 11c. _limy• f 1 �r�f•) 80AW a ,oft..„�, r �V-6. ,-' Malus farce sZE meaOsi lyre tom=fy, 1405 ne broadway__ ��`,��/,. \ a L..q� �t.t= _� /+r SHRUBS(1340 sf 06=67 shrubs r TREES 1a6: : :::uial)wed) 1 tree• f:::: - _15) Cormsstabnifera O 2'b.r. Red Osier Dogwood A du r��ld�_r,`�.�► ��ir�.3�;ii��PP;4��►�t(I� ' ! .garryana �'S rk*� Amelanctaer aMtfoia �\77➢71" ` - *poor �' ' ��\�I� ' ;;i a p, � Ya1us 44: • QuefcW �\port a �+'� 9 �Sp ca'p° dams ►I l ° . � •i i //�/ • �P 5/1?I00 r•\�ti•®� ►�-� �• \ `\/ / � !J-[1\: Fraxlms Iatifdia r-� (14) Swamp P use �`Qp �" _aM,'� `� ,�V � '• ` ' �/ 24'br. Swam Rose E Malus farce 3 VV R�'�\ ,/ bow- ��r�/ � •``rrv"�`!�irl� I • (5) Maher(Crab ® h��/r.7\ �`,�r 3'br. Pacific Crabaode revisions f U ■=r Holodiscus discolor Mahonla a f ilium .a A E��,7 \ �1'r~`� 11��'_r�'� na eels do �� iigi I`�=1�,� �4,/ Amelaechlar at,stolla °°0°n - - - �' I N¢Aa PLO errata{Ian —rrl � (21) Sprara dagHSn s 24'hr. Douglas Spires O _ (7) Cuevas 5,arryera 3'bs. Oregon While Oak VEGETATED CORRIDOR n a o so ,� NORTH �� SHWIBS(3.877 at•AS=161 aM,ba regtired) SCALE fl I'=70'-0* (12) Sl +oricepas arras 0 24'hr. Common Snowtwry O 2(25) Welts icebere • •.: ^1 '' ..'j ��i.. '••� f O 2424) hbbenscusydiscaa• r Q.CLCV lO .i- t•• i ,f / F PLANTING OUTSIDE OF BARE ROOT SEASON,CONTAINERIZED • t"' 'O N °' \ ''"i TREES OF EOl11VA.1F74T HEIGHT(2 GAL M8 AND CONTAINERIZED 'P a 0) O sr \ \, / SHRUBS OF EOUNALENT HEIGHT(1 GAL MN)MUST BE USED. •7 0• LOCATION OF WATER METER (50) AH/xMia a9 aiopium N c FOR I \,% ...~'1. ,, CORRIDOR IRRIGATION AND STOW-WATER 1 CON456iVAl1CX4 PLUGS(Treatment Area-4905 sfj 24'br. Oregon Grape ■ j QI •FACILITY(VELOCITY OF WATER / {, 1 N N. y� IN PIPES NOT t0 EXCEED 5 FPS) - halter s abw (2.000) Carer sedge > 0 YI \ �'/0 —�l"lo P° med dugs Slough Sedge 3 s• e 1 - r fr. 3'"„z _,�' • • to ti.r. Noolka rise• C E m•�� / ,it. � F��- 1 Rosa plsocerpa • m(>.SOtI) Cu on ons/.a a Ris io; plugs Comrrwn Spike Rush N Q •,i ,••j ^�^M / '� Splraea douglasll plant with - --'; "''a �.v"' medium pugs.6 (830) G eief4a c�idenaks O (50) 5jnlahaaar/aas saber 0 '_ —� / `•4, Physoca•pus capttawe dugs Per sqo re med pugs Western Manragrass 24'W. Common Snowbeny CO • �� /r , '� ► groupings (2,000) .Antos eHusus TREES EOF C1V,VALENT HEIGHT(2 GAL IAN)ArIO CONTAINERIZED �r''"`'y� _ ;11 ..t I , c0 � `kJO(rr��,�� 1 „ •�• - (7b30 dugs 1051) dugs Common Rush SI-W1103 OF ECLNALENT HEIGHT(1 GAL M MUUST TBE USED. �"'W J Gorrus maioritera med, WIlllll/ - lif minimum dig size MXE3 0 I. � r ,A�e�.•. r x 6' med plugs Small-fruited Bulrush �� MAINTENANCE ACCESS Cverseed disturbed areas in \ ■11111111111111111111 �o�f� : + - • FOR STORMWATER FACILITY e�led (SEE CIVIL DRAWINGS STORA4wATFA FACLfTY SEED MIX(Above Treatment Area) -corridors with the following mares Each FOR LOCATION OF GATE) seed mix should to applied separately via pPOCa ydroseedrrg to ., - �I �� ., 1 seed teas regal facility(above treatment area)wish the following eruurda wtt i,am dtslribulion, Hydrarnelrh ■■/` required by Clean Water Services at 120 bs. r sae: \ 1.4; 7 z •O _ _ . 4096 Dwarf Tai Fescue after a0 seed has bee pp6ed gel• '�- density=200 seeds s •%1 �i I 3096 Dwarf Perennial Rye ? 3. O - �i PERMANENT FENCING 2595 Creeping Red Fescue - Scientific Name Common Name Mix 96 Weight 7 '- ( AT PERIMETER OF 5% Colonial Bentgrass 6 1.11 ,t 'per,/• -'..s:°•I .. STORMWATER FACILITY Ad�sa rrraTis/c v-r CorTVnon Yarrow 255% 60% t ', 1' .•I ! AS PER CW5 REQUIREMENTS Araphaas rnarga'racae Pearly Everlasting 20.0% 55% Aster ddavuis Showy ua Aster 120% 3.0% /'1 J `. `I"1 -y..: ` . • ` . Edge=speraas're Showy Fleabane 9.0% 3.096 11^1 (L�y Law;perenno ksiti Blue Flax? 1 -` ` ' PaYH'i .s Large-Leaved Lupine 1.096 34.596 n a _ ' SisyrixYeian G�.art Blue--Eyed Grass 1596 3556 a I J - I Ol ( PH WATER LINE o caradensa Canadian Goldenrod 105% 3.5% p 1 (APPROXIMATE LOCATION)J i 1 __^ _``__ r • •„ .. +• - TREATMENT AREA *Seed native wvJfbwer min at 100 seeds per sf(6.75 IQs.per acre)• I jYlTc- :I + + + _ CONSERVATION PLUGS O Scientific Name Common Name Mix 96 Weight 96 • J_a ��' f6 PER SQUARE FOOT) tU I ( f;'"r- !,• ��_ 10' ' Scientific aarralrtr California Brume 19.596 405% 1 .. � .r..:l O O . ' . ' . I Pia'aa nr m 7$ Inee°Imediatee Oat Grass 3396 5.0% hO _ ^�/' ( ESnrxa 94ar crr Blue Wldrye 19.0% 350% t�l ,,,,y J _ y•'`.I�'�,�' Fas2ta cacd,:.aks Western Fescue 21.090 6096 Native Red Fescue !� ,-w ,.�;�I (0 l� Rosa pleocarpe Kaa�ri3 cr'slaaaar.rude Prairie Junegrass PA96 1.5% -. 1� , Seed native grass mix at 100 seeds per sl(21.25 lbs.per acre) "I�D �.:I O' O '� *Overseed all aeas with Regreen(sterie wheat grass)at 50 lbs./acre Project no: 574 daft z/72/OB '"1"...,,,... Z .. J�I 1 Ptysoearpus eapllews dawn by: KH checked by. G.V. • 1 / T . Q I NOTE: F ANY SEEIM.i4G TREES OR SHRUBS IN THE EXISTING I u{ "1�� •_ I Spraea douglasn VEGETATED CORRIDOR ARE PRESENT AND CAN BE RETANED AFTER rY Z a(5,,,,Q � � WEED REMOVAL ACTIVITIES,THEFT NUMBERS CAN BE USED TO '/,y`��! 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R gc $ ao a�Q ¢ c B aaz g FSg RRR y e �3 >L a4� ° s' • g I KNOLL DRIVE PROPERTY - 6 S z •�� -for- 5 .12 iF o Y E : e 1 a' r � > ti and oregon b;o tip,� b N s• tigard, 2808 ne mlk jr blvd ventures group c ° '� F .• N portland, oregon 97212 �P z ,.,, m a tel 971.506.0156 - l p'� • landscape plan • I NORTH PROPERTY LINE•"C"TYPE BUFFER t I I Mahonla aolulfolium (10 FEET WIDE WITH 4'HIGH CONTINUOUS HEDGE,TOTAL AREA•2,914 5F) 4 I Holodxwsdscoi discolor Grounc overa. MahoNa aqulfoGun •\ i/,._.-. _.. _ 1 r' hor s saes 36'on center PeeudoteugI menziesil Symphoricarpos ebbs Holodscw dscoIcr -�'---..--�'-<`` \ `•"FP �'P° \1' \1do �N/ I/I� A lek ,� \I i/ Rbes sar,gttnaxn / ; 'iy ", r• Gretchen Vadnaia `\'f ,•I/ �1�' ��h 'I►� -•�_x•.?---��^¢ �l^'t2�?pO�Z9aP®.?:ate. o- �� r a2 149�0p'njr�l':a- •�. —— —— —— —— A.'4.•.••IP. lyd..'•--- '-QA.y®-+-.zi122&G.o&yozoSgmo:28az1? r5..?/94:6;41-0-A.14.:5,•-$.E1--44..e..?,, fA�r✓- ,•�0�/ >��..-1. i,-•�1V-, e-` j2:/ ' °i•',,-.7-o�.v�rt�'E'i� _ landscape architects, :?tp° rl'�,dq-�y�-., � r�� r r% 't°n I,r r�/.r/o s:.. i�Y. 0�4�.>/,I' rd, • /.� t LL c -. -,,,f '0 �� .r yAi fi . >/,.�lj '•- i /i%`w•>r .F I•>/ �, 11 i Thu la rp � ` '� � - w rl / '\ ld Occldenlaib Ater cctlnatum :ry[l/� r 4/�� t _ _- �I \1 � ' r + .Sma-_ 1405 ne broadway _ ` _ —� e VEGETATED CORRIDOR Calocedrus decurrens ; �� 5ortous --fa Mich-ed'- `�i� ��► � "rte�♦ ( Ire.- / i'(3.b I ef)in de9aded condition 4 suite 200 \'p ,��.. �' �5 �� ,� Arxr l portland,or 97232 Quercw gerryana 1 /` 40� _ ••- i ./ UrUrotum �� I a� _ 's s\``!\`_' +,I\ -} / See Sheet L2 for detailed ''' Le'' EXISTING TREES tat•503288.9338 J� s'� � _ ��\\� Rham ue purshiaro planting pan information ys;\ TO REMAIN fax:503288.9343 Sorbus mod.Acs cvcfnatum ;IR y ` • .Uasoyp. s ,� + �Y ceus decrrens leylmdn ylU/i, _ 1' `> �tillIkan-f •<: ' 01 S TEA? Prurw serrulata •!IMMIO Mdus'Spring Snow' Calocr_drus decurrens •`i- -;'e a 1.',/,';.•7,'O �S' 450 • Own J �' y'' • ,�t• OC ThJa osldent1s 9 Katbleen Anne kl ;} d!!E!pii j`' OREGON Sorbus aueLparla Awl®11 a ...y'ia =�t1�' - /' •,l j'` '. ,,t±C{� 'yea-ag tP 5/12/00 1�• 'MlcMed lip an, ■ ". - - i !>: •T.; J: : I QIPE P - V Magnolia - 1 V , Y'•�. iq • , 'Galaxy' .!� �� •.71,�. /�,■ a AP O' \� - •<'',/,`i p revisions .. ', h/' ` �� ZeIkova serrate - \ / ''.::',...`:'''••..:' 4(. C>;.�� 1 < 0 - to dale tlnalptlon �r, ._- 'Green Vase' ( <.° O 110 ° :}'. ° e t s� •• WA Calocedrw r+PCtrrero 04� / ``.y ✓ Ij_VE :,4YtY ' yti.M ( Quarto. . - S , sari° �� brotlr,dcot>se, rru. / r: '6%,� rJ' 36•on center !�•! , is ' ;, „s Prunus semdata III ®✓� - - _ �5'•Y 15,1, �� ZeIkova serrata .r%ri�f. /. It i aQN (0 'Amanogaua' �� aipPO :t ,`r,i :� 'Green Vase' yG %/.�' p, '0 O j O l ' �: 1.r ` 111----�` +ham> .:.f./ LLu7� trn= o Cupr y '�� ` \i,'. , • Males '�G >,/ W_i @`"c to essoc pals _ 1. 'Sprig Snow �+i't'`,' 11t{��I- •5 O IeyNndn IIIIRIPPIti.1 .•,i \\\\ � `� �ip��• : C i :1 Q I() > T Al ,ti, ' �� ,,� 4 !r p >.�°` _— . !'� ` JL ; `I 1 \�1 I�;m } ' ,`cs .&,., ' r''��i 'zt• E is. e :'�t.r/,; 11111iiu�`; �� ,' 1111111111111111 ta co ifizi*..„ lib,- 7 1'; v S '�S v�,'J� i ,. ..-s • � rj,�-:• 3 .._m r ,,: ..+" ' ��` -: 5orbw aualpara I f , t\: / '. p" �/ 41 O it v_ _ / *AI"17�\�' '. d Mntr.a d t ) o X'g, r� ',�� D 4.-�. ,_';4r, � �t® r•' ,tif 1 E a KT;p. tOA� y/`(/- ,�/ 1�1 s. .. 7,101kAA, �r/ .J ',..61 4')• ttt � E Tom' i33y�' �'q Pt"/ // i �, Acs�rotun i �,1 '\ ''w 7 $4 v%�y1/ .• LUII// \\III// � f,> Il S r/r Al I � �'; ;.. a tie/nett !iL� r / ' i i /- \tt /J `� /1111 o f �:;., ar. rn i4..-7 �• 1 ;, �� 1 ✓:sy;;. la■ 1 \ /mil% `r { -mss.-_ 6:1:';;;/rj g I \ %�1\ '�: Prunus Prurus Serruldld r �,. '�"t'/ir �i �I �O I � aa�'!e 4• Ribes sari ineum ;eltova serrata 4� •\�; i+' /,;y �! 0 CO 1 Green vase' ; ";:,�, ® 6` Ct*xessocyparls '4Ibmv '1101/1/1114444"-:',W, r 11J �- �1 vgiq Ark: .;:� > leylardll !r '� 1 ��• igi ,,i r✓ � Ilex x O O i-i 03 u !r 1_"L / �► �.�•,,• �. Synphoricarpos zebus .*y Q L - .. _ �,-_ _f `.?�'` ptl l//� � iii rC,�n ,� Mahonla ayuffdium CJ J ;I tilt rotum - _ _ _ _ "IA:I:`_: t e1 L t '�` / /C / Hdodlscus discolor Alt 0 1 ,�� gk ` Cr 1a s'- ?'i1► 'no ,41%0ij , _ 'I'Pali, f ilex x aw+o,Veae ,1 1 Z r �\ ••�� 'Cll C. . ^I� „6fi %4r project nn: 574 date 2112108 .`tt rs y p• Pseudo menriesli 1 /�- C i�" >a r , ,,/ isuga drawn b Kfl checked G V. 1 r � I`•if�ei y..:gi...,<'.d% Cotoneasts acteus /Ile i•ni&it'''Z'''' rl, 1 1_1 �� ■� 7 �I�e��i$%/•�•�I/ Rlbes sare�(neum / wild i�3r//.� ��/ •/ ,40,4,..r`-4A. „„i f' Sym JhOrICa'pD9 dlbu9 S.,r tan Ia �` �., '%g,=Oi I McMed�c�� Ma es'Sp ing Srw' `� /� � y L�r?/L acl • r �_/ / Mahonia fi ol4,m 1 —..�1 ,,r.�/3 �- Nolodscus discolor L5 1 1 i 5orbus aucuparla'MlcMed ""�'�/ G 1 ya ! Calocedrus decurrens ;;k;.ijr,-y/f- Pseudotsuga menzlesl O/ercus ga-ryara '`(4 r' J 4)4 ;~Q� Ilex x meserveae 1 I populus tremuloides Pseudatsuga menZiesn 1 PLANTING PLAN 6 1 5 20 Di. _ sheets I1 n 1 KIE L-= -o �. s®. I STREET TREES 'C'BUFFER 'D'BUFFER MITIGATION TREES - c n i e,V ad nata stTm1 (CLAIMS WENTFC NU& landscape architects, t� COACH MANE NORTH PROPERTY UNE REQUIRES V TYPE BUFFER TINE REQU IRES 9 TYPE BUFFER sTerL IaANT m s[4NTFlC HUE a L L c TREES PROPERTY UNE=281 FEET(MEOIUM/ARGE TREES 30'O.C.) PROPERTY UNE=402 FEET(MEDRR.4J.ARGE TREES 30'OCc) TREES(124=required,729=proyidad) 1405 ne broadway 281/30=9 TREES TOTAL REWIRED ON PROPERTY UNE 402130=b TREES TOTAL REQUIRED ON fTTOPERTY LADE suite 200 • 10 FOOT BUFFER WITH 4'HIGH CONTINUOUS HFr1f F 20 FWT BUFFER WITH 6'HIGH CONTINUOUS HEDGE portland,or 97232 (11) Cradaegus Crrn Hawthorn Cdsd' t 7 caGpef (melon Cloud tree 30' TOTAL BUFFER AREA=2,874 SF(57 I-GAL SHRUBS REWIRED) TOTAL BUFFER APEA=8031 SF(161 1-GAL SHRUBS REQUIRED) 7-86ee1 Vne Maple l p Gne�urm sized tree 30'ac) FOAM ( � SCENTFCPUNE sneer ICw+Irm arETos1CNAuE fax:503.28899343 SIZE MACS NME tIZE caalN PALE TF>EES(9 TREES REOUIFED) TT S(13 TREES REQJFTED) 8 TREES=DOSING,1 TREE=PFD 3 TREES=EI0ST[G 10 TREES=PROPOSED ilk (a) Beasa pe eeP 'Yang? Birch 1 S Tr. 0 , (it) A41dus Spring Snow' 2'caliper Young's WeePn9 Birch G 2 rapper Spring Snow Crabapple �� 450 �'� (medium seed tree,30'ac.) C' 7�neel BLS rnenzresu (10) Pse.dolsuga menriesa • • 7-B feel Douglas Fe Cr ICathleea Anne t (large sized tree) (large sized tree) CJ Baughman I (14) Cabudrus dear ens OREGON 1 7 e feel license Cedar J70 5/12100 1 0 (23) Amanc sewrulala rt Flowering CJawa • CONTINUOUS 4'HIGH HEDGE CONTMJOUS 6'FIGt-1 HO:GE 'q?E 00 AILCfr- 7 caper (mano sized tree,Zing Cherry (weal sized tee,20'o.c) • (95) Mahaua aquifolurn pe , • 2(28) olon aster Aact u 2 gallon Tall Oregon Grape i., \u1/4� revisions SFRU S _ (20) Cup'essocykans leybrrdn nn dale tluo,Pean 7-8 reel Leyland Cypress (23) der x meselee c �'2, i' 1 Mrs P.O mewl can r I (26) Sadws aucuparia fLfiGvnY (�) 5 gallon Berries Jubilee Holly 2'caliper (meu Cardinal Royal Mountain Ash O+ 1 gallon Oceanspray (medium seed tree,30'ac) (48) Thya°a:Menials Smaragd' ` 5-6 leer Emerald Green Arborvitae (6) Raxemcs oxyrarpa ITayw«d' (all flees sangreneCa 10 2'caliper Raywood Ash 0 1 gallon Red Roweling Currant - HPoJBS (7) Ze*ota se'rala Green Vase' - Y carpe Green vase zeJkova (32) Symp7cricarpos abus (25) fk kcu ozsca (Large sized tee,40'ac) '.� 1 gallon Common SnoNberry O 1 gallon Oceanspray 411 (9) Gagnoda x nol&a Galaxy' Y carper Galaxy Magnolia GROUNDCOVERS (40) AAaAeraa aqulohrm L. aN 1 gallon Oregon Grape .O.r O N r O I 0fr (p j (80) Carex oeHedge rh N o j/ 4'pots Dewey's Sedge N CC Q' 1 gallllon Red Flowering Currant (6) Asa syASfica ?�CI 01 • 2'caliper Black Tupelo N.N .. (100) Gad/here s,I.Von .O ad 4'pots SaWI 0 ptanl eras, (56) sYmphoriarda'abus 3 s grourtdcovers,36• 1 gallon Common Srwwberry 3 E I on center(triangular spacing)in random (100) Tearna giandl/bra N O 4'pots Frirxgecup (10) Pbpu/us Vernu'andes C a groupings 2'caper Quaking Aspen coo V�� 4(pots Dewey's Sedge aw� N W (190) Gay/Pieria 50adan (3) PSELGbisuga menziesa ^ - 4'pole San 7-8 feet Douglas Fir F+1 plant with O groundcovers,36' on center(triangular /.4 spacing)in random (190) Telbru grandlkra w groupings 4'pots Fnngecup ••t (9) Q.ercus garryana • ..‘ • • .5• 0 2'caliper Oregon White Oak ~.w '1C.' 7 caliper Cascara C sham • • . // O ai TRIPLE GUYS 'a i2'a 2'x 9'PRESSURE-TREATED RUBBER HOSE II DOUBLE w-1 DOUGLAS FIR STAKES DRIVEN A S WIRE 14 P GALV. py WIRE STRAND 4 GA.G L �..•• �i MPUr71n OF 7b'INTO GROUND- `�:• 'CHAIN LOCK' O f^ \ ALL TREES 70 BE STAKED WITH a bO W : • TUlO STAKES --. TYPICAL SW2UB O COMMERCIAL TREE TIES 1411116,�Ti� �1;• PROVIDE P091TIVE O U I 9EGIRFD AT A HEIGHT OF I/2 NOTE: PLANT WITH DRAINAGE FROM U) 4'3'(DEPENDING ON TREE ROO76ALL 1•ABOVE BASE OF A7AE FAS 't�BRANCH STRIA HEIFJ ,r• FIP89H GRADE I RHOW©ENDRONS - (dHEIGHT LOCATE 2'X2•>Q4•DF. ', . eI NOTE: PLANT WITH ` � r DS 050510E '�`''� ROOTBALL I'ABOVE 1aa IPLINE ` TYPICAL GROUNDCOVER IJ FINISH GRADE r _ ,-�_l.� �� 2.tLL4Y BACKF(LL MIx .111011 `- f TRIANGULAR PLANTING I .. 3-WAY BACKFILL MIX EQUAL ■ I .A'?t, 2/3 PARTS TOPSOIL, •.11414/t. IINN9 t LEGEND IIELI Al ARTS TOPSOIL.ROTTED `� I I( v3 eARTSRCIAL C0FS OST Prgenna: s a date: znzlU6 l I 11 i I i I ruwxE c rucH I I` —+t t �,NrtNG P'OCKer 11_ tla�� f , IR0OB�If= BACKFILL WITH]U.WY drawn by: KR checked by: G.V. Il. QJT WIRE BASKET FROM MAIN � i Tm� PEEL I AND LEAVE IN PLACE. ./. - ,-+r,�I MX OF 2/3 PART TOPSOIL.1/2 tROOTBALL W- _IL CUT WIRE BASKET RxOt'I MAIN DEPTH _ 0. PEEL.BACK BURLAP 2A MIN.ISDEPTH I- 1/3 COrT¢RCIAL COMPOST DEPTH ROOTS AND LEAVE IN PLACE, p - -II 4' u CON BACK BURLAP 2A -L- }•h-i-] Cpl-pAGT TO REDUCE ROOTBALL _r . =I!l • ::'.1...----,. .-h=_I aii• I al-;,_ COMP CT+T,typ. __�_�`__- SETTLDCT TO RmJCE ,i-i-i�il_1l SCARIFY R001BALt I i I I BREAK UP 1yp. I I BREAK UP CROWN J ON ALL SIDES I ZX ROOTBALL' . fllI iIIL MDIRN� CROUM FOR T BREAK UP CfRount I L MIN.4•AND CRaUN FOR 2X RO�BALL F MIN.WIDTH DRAINAGE W1D714 2X ROOTBALL WIDTH DECIDUOUS TREE PLANTING DETAIL (I) EVERGREEN TREE PLANUNG DETAIL fR) SHRUB AND GROUNDCOVER DETAIL N.TS SECTION N.T.S.N.T.S. 5H(.TION of: 6 sheets Traffic Study *• _ 064_ TRAFFIC ENGINEERING xc-.s. r" '�i4'u?:<.•.v. ->r:'.;- ... — S ,c. x--' s3 jk'...a Tia.�i. i'2 1»eF W-3-e,.� F.,�3-_,y —...• September 4, 2007 Project#: 0068.0 Mark Reed Northwest Ventures Group 2808 NE MLK Jr. Blvd., Ste P Portland, OR 97212 RE: Assessment of Need for Traffic Impact Study - Knoll Drive Property Development Dear Mr. Reed: Dunn Traffic Engineering, LLC has prepared this letter to identify whether or not a formal traffic impact analysis is needed for the proposed Knoll Drive Property development located along SW Knoll Drive in Tigard, Oregon. Specifically, this letter compares the estimated site trip generation potential for the proposed development with the traffic study warrant criteria cited in the City of Tigard's Code Section 18.810-15(AC) —Traffic Study. Based on the findings contained in this letter, it is our conclusion that the proposed site development will not generate enough traffic to warrant a formal traffic impact study. Project Background The proposed site development will consist of 14 single family homes (6 detached and 8 attached), plus an assisted living facility designed for 26 residents. Residents of the single family home units and visitors to the assisted living facility will access the site from SW Knoll Drive, between SW Hall Boulevard and SW Huntziker Road. Staff and residents of the assisted living care facility will use an access easement through the Park 217 Business area to the north, which has several driveways accessing both SW Hall Boulevard and OR 99W. Site Trip Generation Estimate Estimates of the average weekday, weekday a.m., and weekday p.m. peak hour vehicle trip ends for the proposed site development were derived from empirical observations at other similar developments. These observations are summarized in the standard reference manual, Trip Generation, 7th Edition, published by the Institute of Transportation Engineers (Reference 1). Table 1 summarizes the estimated site trip generation potential for a typical weekday as well as during the weekday a.m. and p.m. peak hours. TABLE 1 SITE TRIP GENERATION ESTIMATE Weekday AM Peak Weekday PM Peak Average Hour Trips Hour Trips ITE Weekday Land Use Code Size Trips Total In Out Total In Out Assisted Living 254 26 beds 69 4 3 1 6 3 3 Single Family Homes 210 14 units 134 11 3 8 14 9 5 Total 203 15 6 9 20 12 8 As shown in Table 1, the proposed development will generate only 203 average weekday trips, with 15 trips occurring during the weekday a.m. peak hour, and 20 trips occurring during the weekday p.m. peak hour. Knoll Drive Property Development- .d Project#:0068 Traffic Impact Study Requirements Section 18.810-15(AC) of the City of Tigard's Street Utility Improvement Standards presents specific criteria to help identify whether or not a traffic study is needed for new or expanded developments. The criteria, along with appropriate responses specific to the proposed development site, are provided below: 1. A traffic study shall be required for all new or expanded uses under any of the following circumstances: a) When they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. Response: The site trip generation, as defined in Table 1, is too low to generate a 10% impact on high collision intersections that may exist along nearby high-volume roads such as SW Hall Boulevard or OR 99W. b) Trip generation from the development onto a City street at the point of access increases by 500 average daily vehicles or more and the existing Average Daily Traffic volume of the adjacent street is 6,000 ADT or more. Response: The estimated net increase of 203 average daily trips from the proposed development is much lower than the threshold of 500 added average daily site trips, regardless of the existing ADT on the adjacent streets. c) If any of the following issues become evident to the City Engineer. (1) High traffic volumes on adjacent roadway that may affect movement in or out of site; Response: SW Knoll Drive is a low-volume local street and it can adequately facilitate the movement of site traffic in and out. As for the access to the assisted living center, estimated site traffic volume flows (as shown in Table 1) are very low and should be accommodated readily by the existing Park 217 access drives on SW Hall Boulevard and OR 99W. (2) Lack of existing left-turn lanes onto the adjacent roadway at proposed access; Response: Left-turn lanes already exist along SW Hall Boulevard and OR 99W. Left-turn lanes are neither necessary nor appropriate on the one-way street of SW Knoll Drive. (3) Inadequate sight distance at access points; ( ) 4 9 p . Response: The ability to achieve adequate sight distance along SW Knoll Drive has been addressed in a separate letter from Dunn Traffic Engineering, LLC. (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard; Response: The two proposed site-access driveways along SW Knoll Drive are similar in style and spacing as other single family driveways present along this local roadway. (5) Proposal requires a conditional use permit; and, Response: Although the proposed assisted living facility will need a conditional use permit, this facility will generate very few trips and not substantially more or less than what could be generated by housing built in conformance with the underlying zoning. September2007 I TRAFFIC ENGINEERING Paget Knoll Drive Property Development d Project#.0068 (6) Proposed development may result in excessive traffic volumes on adjacent local streets. Response: The proposed development is a low trip generator and traffic associated with the single-family component of the site will not overwhelm traffic levels on SW Knoll Drive. 2. In addition, a traffic study may be required for all new or expanded uses under any of the following circumstances: a) When the site is within 500 feet of an ODOT facility and/or Response: The proposed development site is physically located more than 500 feet from OR 99W. b) Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility. Response: The estimated net increase of 203 average daily trips from the proposed development is lower than the ODOT threshold of 300 added average daily trips. c) Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Response: The estimated increase of 15 to 20 peak hour trips from the proposed development site is lower than the ODOT threshold of 50 added peak hour trips. Conclusions Based on the findings documented in this letter, it is our conclusion that the proposed site development will not generate enough traffic to warrant a formal traffic impact study. We trust that this letter provides an adequate assessment of the potential need for a traffic study associated with the proposed Knoll Drive Property development. If you have any questions or comments regarding this letter, please contact me at (503)-774-2669. Sincerely, DUNN TRAFFIC ENGINEERING, LLC �tigEp PROFFS' � �cz�GINFF�P 0 60027PE Brian J. Du , P.E. OR O Principal �i ej/ 73,1949`�� File: traffic study need letter finaLdoc EXPIRES: .' —0 �► �'��'� September 2007 J TRAFFIC INGINfIRING Page 3 TRAFFIC ENGINEERING - .. :fi,'S£1•<^.^...�r.sc.�'H_:.L&v"��:�c":.Ca9r43sa.=5�-.�::....aes3°s,..�Ei�;��2s:'��.��nv,1.R e3�i'r�tic.:a.-sed��r.Y:_::�r7. -^•' _�-..v-._..-s,. ( September 4, 2007 Project#: 0068 City of Tigard CD—Development Engineering 13125 SW Hall Boulevard Tigard, OR 97223 RE: Preliminary Sight Distance Analysis and Certification for Knoll Drive Property—Tigard, OR (Casefile#2S101 BC, Lots 301 & 1500) Dear Development Engineering Staff Member: This letter presents the results of a preliminary sight distance analysis and identifies specific mitigation measures designed to achieve sight distance certification for the NW Ventures' proposal for the Knoll Drive Property development along SW Knoll Drive in Tigard, Oregon. PROJECT BACKGROUND NW Ventures (The Applicant) is proposing to develop two parcels of land fronting the northeast side of SW Knoll Drive, where the roadway proceeds through a 90-degree curve between SW Hall Boulevard and SW Huntziker Street. The addresses to the proposed Knoll Drive Property development are 12360 and 12390 SW Knoll Drive. A conceptual site plan that provides sufficient detail on the site boundary, site development details, and proposed vehicle access scheme is provided in Attachment A"to this letter. As shown in the conceptual plan, the proposed development will consist of a mixture of townhomes and a senior care facility. Access to the individual townhome units within the development as well as the pick-up/drop-off location for the senior care facility will take place from two driveways along SW Knoll Drive. A secondary access with parking for the senior care facility will be provided in the extreme northeast corner of the site whereby vehicles will use an existing access easement that connects with Park 217 and the driveways to SW Hall Boulevard and OR 99W. SW Knoll Drive is a one-way Local street under the jurisdiction of the City of Tigard. As a one-way street, it flows in a clockwise fashion with traffic entering from SW Hall Boulevard to the west and exiting onto SW Huntziker Street to the south. The roadway is paved and there are open grass and gravel shoulders, with various driveways to single family residences. There is a crest vertical curve located in the roadway just west of the 90-degree bend, whereby cars exiting off of SW Hall Boulevard must proceed uphill until the roadway flattens out at the beginning of the 90-degree bend. There is no speed limit sign posted along the roadway, and there are no bicycle lanes or sidewalk facilities. As there are no parking enforcement signs, vehicles occasional park along the open graveled shoulders along the road. It is the two proposed site-access driveways to SW Knoll Drive that are the subject of this preliminary sight distance certification letter and the analysis contained herein. As shown in the attached site plan, the Applicant is proposing two site-access driveways, with an entrance-only driveway located at the extreme northwest corner of the site frontage along SW Knoll Drive and an exit-only driveway at the extreme southeast corner of the site frontage. As explained later in this letter, intersection sight distance from the Applicant's proposed exit-only driveway location is sub-standard, with no viable means of mitigation, except for perhaps to reverse, or flip-flop, the traffic flow of the two proposed site driveways whereby the proposed entrance becomes the exit and visa versa. In lieu of switching the traffic flow at these driveways, the Applicant intends to pursue a variance to the City's sight distance standards to allow Knoll Drive Property Development• 4 OR Project#:0068 for the proposed site-access driveway scheme as shown in the site plan. If however, the variance is denied, the following sections of this letter were prepared to explain how preliminary sight distance certification can be achieved by flip-flopping the traffic flow at the two proposed site-access driveways and removing vegetation within the public right-of-way. SIGHT DISTANCE ANALYSIS It is important to emphasize here that sight distance certification is not necessary for whichever driveway location becomes the entrance-only drive to the Knoll Drive development property. This is because SW Knoll Drive is a one-way street that flows in a clockwise fashion, whereby entering vehicles will have no conflict with other vehicle movements. Sight distance certification, however, is required for whichever driveway becomes the exit-only drive. This is because drivers who will be exiting the proposed development will need to see a sufficient enough distance to make a decision whether or not to turn left onto SW Knoll Drive. Existing Sight Distance Intersection sight distance measurements were taken at each of the proposed site-access driveway locations along SW Knoll Drive, under the assumption that either driveway could become the dedicated exit-only driveway. These measurements were conducted in conformance with the parameters set forth in the City of Tigard Code Section 18.705.030.H.1, and are based on a driver's eye height of 3.5 feet looking at an object height of 4.25 feet above the road. Although the City code requires a measurement from 15 feet behind the edge of pavement, only 10 feet of distance could be achieved from the northwest driveway location, given the presence of dense vegetation along the site development frontage and adjacent property frontage. Based on measurements taken in the field, intersection sight distance was measured to be exactly 175 feet at both driveway locations. Required Sight Distance The required level of intersection sight distance is based on the prevailing travel speed of the adjacent roadway, SW Knoll Drive. As mentioned earlier, there is no speed limit sign posted along SW Knoll Drive. So, in order to get a realistic assessment of normal driver speeds on SW Knoll Drive, a 48-hour speed survey was conducted on midweek days in July 2Q07. The location and results of this speed survey are presented in Attachment "B"to this letter. As the results show, the 85th percentile speed of approaching cars on SW Knoll Drive is 22 mph. Based on these results and the design standards identified in the AASHTO "green book" (Reference 1), drivers should have at least 213 feet of intersection sight distance when accessing SW Knoll Drive. This design value is based on Exhibit 9-58 in the AASHTO publication for Case 82 (Right Turn From Stop), which is the equivalent of making a left-turn from a stop onto a one- way street. It is important to emphasize here that the cited design standard of 213 feet is only necessary for drivers looking at traffic approaching from the west on SW Knoll Drive. There are no cars approaching from the south, as the street is one-way. A comparison between the available intersection sight distance of 175 feet and the AASHTO design standard of 213 feet clearly shows that adequate intersection sight distance is lacking at both proposed driveway locations. At the proposed exit-only driveway in the southeast location, sight distance is obstructed by the fence line of a neighboring residence across the street. A picture illustrating this is provided in Attachment "C"to this letter. At the other driveway location to the northwest, sight distance is limited somewhat by dense vegetation at the west end of the site frontage, but more so by the vegetation that lines the adjacent property west of the site. Pictures illustrating this vegetation and how it obstructs sight distance are also provided in Attachment "C"to this letter. As shown in these pictures, the dense vegetation consists of juniper bushes and a semi-mature deciduous tree. �. !,11111 September2007 J TRAFFIC ENGINEERING Page 2 Knoll Drive Property Development- id, OR Project#:0068 SIGHT DISTANCE MITIGATION Based on right-of-way information and aerial photography supplied by Metro, using MetroMap, it is clear that the fence line of the neighboring residence across the street is located entirely within private property. Therefore, the sight distance limitation at the southeasterly driveway location cannot be mitigated without removing this fence line, which is outside the control of the Applicant and unlikely to happen. The dense cropping of vegetation lining SW Knoll Drive west of the site is, however, contained within the public street right-of-way. Removal of this vegetation can increase available intersection sight distance from the northwest driveway location dramatically. An exhibit has been prepared and included as Attachment "0"to this letter to show how the removal of this vegetation can mitigate the sight distance deficiency and increase intersection sight distance to as much as 260 feet and beyond. This finding is supported by our observations in the field, and as seen by the "close-up" picture provided in Attachment "C", where one can actually see the edge of SW Hall Boulevard, which is over 300 feet away from the proposed exit-only driveway. PRELIMINARY CERTIFICATION OF SIGHT DISTANCE In conclusion, I hereby certify that adequate intersection sight distance can be achieved at the proposed northwest driveway location to SW Knoll Drive, assuming the site driveway is designed as an exit-only access and as long as vegetation located within the public right-of-way is removed in such a manner that 260 feet or more of intersection sight distance is achieved. We trust that this analysis and the mitigation measures identified herein adequately address the sight distance requirements as set forth in the Tigard Development Code and the design standards specified in AASHTO. If you have any questions or comments regarding this letter, please contact me at (503)-774- 2669. Sincerely, DUNN TRAFFIC ENGINEERING, LLC Brian J. D n, P.E. Principal Enclosure: Attachments"A"through"D". References: 1. American Association of State Highway and Transportation Officials (AASHTO). A Policy on Geometric Design of Highways and Streets.2004. 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ZTec ENGINEERS INC. °a` PRELIMINARY GRADING .. ��I r}` i" 7 8 EROSION CONTROL PLAN -•3 °"•�"` ` 3737 S.E. 8TH AYE.. PORTLAND. OR. 97202 •103 v.& MOD n ,• ,,,�. PHONE: (503) 235-5795 FOR: MICR COMPANY C1 .,:z FAX: (503) 233-7889 KNOLL DRIVE PROPERTY 11GARD, OREGON �, _ MRIS 12/31!30011 . • ATTACHMENT B dLlnn IJMEIC ENOENELPHG lifl i t4 ' •rte t Y z. " -' '3 ^-s r f t 4 a y� S v--s' •a t �.fi r�a;' k t 'Pi.-.1-'-'7 .. " ,r i- "AbAeird 4. ;r' i -..J f�. �r l'‘.7: 4 � - i t ,, I t g{" r f 1:1 rtSa ii . iii IY; t ,! _ } gj,,. fat ?fAY w{ 6 :7' Y ..,.'ar 1,-...r� +. , . . wr6' if_i�� C }t -a+ if.4.34. -/_ 1 R14f ,'e .. ' t .. -iy.I. jhi \1' i.. [ -r. ... - �` a 1,r iittil 1 V k ii � I { �'' j I'. Y , _: y'�ba n x 4. i.,i^ Dye ° 7,f '�N : r, }� . r -. / r_r _ i. E .Imago®7 D Il'ir, rtl nd^rNgon a2ne5 '� © 00,7Nauleq �� ,>fy t IrF. , ti D 200r fac.hndingio, -'� 3 4� _ ; L: Pointers-45'25 49.80 •N 122°45'47 12"W. r' _.�. 0s1roaming!I-I lino-tOD'ir,, -,-M`... Eye tilt 1151jVI1 .Y.?~. 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TI0& Type of report:Tube Count-Speed Data Page 1 of 5 LOCATION: SW Knoll Drive QC JOB#: 10272201 DIRECTION:EB CITY:Tigard STATE: Oregon DATE:Aug 1 2007 Start Time 1 16 21 26 31 36 41 46 51 56 61 66 71 76 Total Pace Number 15 20 25 30 35 40 45 50 55 60 65 70 75 999 Speed in Pace 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 01:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 02:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 03:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 04:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 05:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 06:00 3 1 1 0 0 0 0 0 0 0 0 0 0 0 5 16-25 07:00 4 3 4 0 0 0 0 0 0 0 0 0 0 0 11 16-25 08:00 0 0 4 0 0 0 0 0 0 0 0 0 0 0 4 21-30 09:00 , 1 1 0 0 0 0 0 0 0 0 0 0 0 0 2 11-20 10:00 3 0 3 0 0 0 0 0 0 0 0 0 0 0 6 21-30 11:00 4 4 0 0 0 0 0 0 0 0 0 0 0 0 8 11-20 12:00 PM 1 8 2 0 0 0 0 0 0 0 0 0 0 0 11 16-25 10 01:00 6 0 1 1 0 0 0 0 0 0 0 0 0 0 8 6-15 02:00 2 2 1 0 0 0 0 0 0 0 0 0 0 0 5 16-25 03:00 0 1 4 0 0 0 0 0 0 0 0 0 0 0 5 16-25 04:00 0 4 1 0 0 0 0 0 0 0 0 0 0 0 5 16-25 05:00 3 3 6 0 0 0 0 0 0 0 0 0 0 0 12 16-25 06:00 3 2 2 0 0 0 0 0 0 0 0 0 0 0 7 16-25 07:00 3 0 0 0 1 0 0 0 0 0 0 0 0 0 4 6-15 08:00 1 1 2 0 0 0 0 0 0 0 0 0 0 0 4 16-25 09:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 10:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 11:00 1 0 0 0 0 0 0 0 0 0 0 0 0 0 _ 1 6-15 Day Total 35 34 31 1 1 0 0 0 0 0 0 0 0 0 102 16-25 65 Percent 34.3% 33.3% 30.4% 1.0% 1.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% AM Peak 7:00AM 11:00AM 7:00AM 7:00AM Volume 4 4 4 11 PM Peak 1:0DPM 12:00PM 5:00PM 1:00PM 7:00PM 5:00PM Volume 6 8 6 1 1 12 Counter Comments:48-hour speed survey. Knoll is one-way street.Map of tube location will be emailed to JR. Report generated on 8/3/2007 SOURCE:Quality Counts,LLC(http://www.qualitycounts.net) Type of report:Tube Count-Speed Data Page 2 of 5 LOCATION: SW Knoll Drive QC JOB#: 10272201 DIRECTION:EB CITY:Tigard STATE: Oregon DATE:Aug 2 2007 Start Time 1 16 21 26 31 36 41 46 51 56 61 66 71 76 Total Pace Number 15 20 25 30 35 40 45 50 55 60 65 70 75 999 Speed in Pace 12:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 1 01:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 02:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 1 03:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 04:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 1 05:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 1 06:00 1 4 3 1 0 0 0 0 0 0 0 0 0 0 9 16-25 7 07:00 5 1 2 1 0 0 0 0 0 0 0 0 0 0 9 1-10 3 08:00 4 2 0 0 0 0 0 0 0 0 0 0 0 0 6 11-20 3 09:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 10:00 11:00 12:00 PM 01:00 02:00 03:00 04:00 05:00 06:00 07:00 08:00 09:00 10:00 11:00 _ _ Day Total 10 11 5 2 0 0 0 0 0 0 0 0 0 0 28 16-25 16 Percent 35.7% 39.3% 17.9% 7.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% AM Peak 7:00AM 6:00AM 6:00AM 6:00AM 6:00AM Volume 5 4 3 1 9 PM Peak Volume Counter Comments:48-hour speed survey. Knoll is one-way street.Map of tube location will be emailed to JR. Report generated on 8/3/2007 SOURCE:Quality Counts,LLC(http://www.qualitycounts.net) Type of report:Tube Count-Speed Data Page 3 of 5 LOCATION: SW Knoll Drive QC JOB#: 10272201 DIRECTION:EB CITY:Tigard STATE: Oregon DATE:Jul 30 2007 Start Time 1 16 21 26 31 36 41 46 51 56 61 66 71 76 Total Pace Number 15 20 25 30 35 40 45 50 55 60 65 70 75 999 Speed in Pace 12:00 AM 01:00 02:00 03:00 04:00 05:00 06:00 07:00 08:00 09:00 10:00 11:00 12:00 PM 01:00 02:00 03:00 7 4 1 0 0 0 0 0 0 0 0 0 0 0 12 11-20 6 04:00 0 3 4 0 0 0 0 0 0 0 0 0 0 0 7 16-25 7 05:00 2 2 3 1 0 0 0 0 0 0 0 0 0 0 8 16-25 5 06:00 4 1 0 0 0 0 0 0 0 0 0 0 0 0 5 6-15 3 07:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 1 08:00 5 2 0 0 0 0 0 0 0 0 0 0 0 0 7 11-20 4 09:00 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 21-30 1 10:00 1 2 0 0 0 0 0 0 0 0 0 0 0 0 3 11-20 2 11:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 Day Total 19 15 9 1 0 0 0 0 0 0 0 0 0 0 44 16-25 24 Percent 43.2% 34.1% 20.4% 2.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% AM Peak Volume PM Peak 3:00PM 3.00PM 4.00PM 5:00PM Volume 7 4 4 1 Counter Comments:48-hour speed survey. Knoll is one-way street.Map of tube location will be emailed to JR. Report generated on 8/3/2007 SOURCE:Quality Counts,LLC(http://www.qualitycounts.net) Type of report:Tube Count-Speed Data Page 4 of 5 LOCATION: SW Knoll Drive QC JOB#: 10272201 DIRECTION:EB CITY:Tigard STATE:Oregon DATE:Jul 31 2007 Start Time 1 16 21 26 31 36 41 46 51 56 61 66 71 76 1 Total Pace Number 15 20 25 30 35 40 45 50 55 60 65 70 75 999 Speed in Pace 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 • 0 1-10 0 01:00 1 1 0 0 0 0 0 0 0 0 0 0 0 0 2 11-20 1 02:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 03:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 1 04:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 05:00 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 16-25 1 06:00 2 5 0 1 0 0 0 0 0 0 0 0 0 0 8 11-20 6 07:00 4 3 1 0 0 0 0 0 0 0 0 0 0 0 8 11-20 4 08:00 2 4 2 0 0 0 0 0 0 0 0 0 0 0 8 16-25 6 09:00 5 1 0 0 0 0 0 0 0 0 0 0 0 0 6 1-10 3 10:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 11:00 2 2 0 0 0 0 0 0 0 0 0 0 0 0 4 11-20 3 12:00 PM 7 7 3 0 0 0 0 0 0 0 0 0 0 0 17 16-25 10 01:00 3 3 0 0 0 0 0 0 0 0 0 0 0 0 6 11-20 4 1 02:00 2 5 1 0 0 0 0 0 0 0 0 0 0 0 8 16-25 6 03:00 2 3 2 0 0 0 0 0 0 0 0 0 0 0 7 15-25 5 04:00 1 2 0 0 0 0 0 0 0 0 0 0 0 0 3 11-20 2 05:00 3 0 0 1 0 0 0 0 0 0 0 0 0 0 4 6-15 2 06:00 3 2 2 0 0 0 0 0 0 0 0 0 0 0 7 16-25 4 07:00 0 2 1 0 0 0 0 0 0 0 0 0 0 0 3 16-25 3 08:00 0 2 0 0 0 0 0 0 0 0 0 0 0 0 2 16-25 2 09:00 0 4 0 0 0 0 0 0 0 0 0 0 0 0 4 16-25 4 10:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1-10 0 11:00 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 6-15 1 Day Total 38 48 12 2 0 0 0 0 0 0 0 0 0 0 100 11-20 61 Percent 38.0% 48.0% 12.0% 2.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% ILMIIIIMINI• - - AM Peak 9:OOAM 6:00AM 8:00AM 6:00AM Volume 5 5 2 1 PM Peak 12:00PM 12:00PM 12:00PM 5:00PM 12:00PM Volume 7 7 3 1 17 Counter Comments:48-hour speed survey. Knoll is one-way street.Map of tube location will be emailed to JR. Report generated on 8/3/2007 SOURCE:Quality Counts,LLC(http://www.qualitycounts.net) Type of report Tube Count-Speed Data SUMMARY-Speed Data Page 5 of 5 LOCATION: SW Knoll Drive QC JOB#: 10272201 DIRECTION:EB CITY:Tigard STATE:Oregon DATE: Jul 30 2007 3:00PM-Aug 2 2007 10:00AM Start Time 1 16 21 26 31 36 41 46 51 56 61 66 71 76 Total Pace Number 15 20 25 30 35 40 45 50 55 60 65 70 75 999 Speed in Pace Grand Total 102 108 57 6 1 0 0 0 0 0 0 0 0 0 274 16-25 165 Percent 37.2% 39.4% 20.8% 2.2% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Cumulative Percent 37.2% 76.6% 97.4% 99.6% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 85th Percentile: 22 MPH Mean Speed(Average): 15 MPH Median: 16 MPH Mode: 18 MPH Counter Comments:48-hour speed survey. Knoll is one-way street.Map of tube location will be emailed to JR. Report generated on 8/3/2007 SOURCE:Quality Counts,LLC(http://www.qualitycounts.net) 1 ATTACHMENT C Clunn rwert INOIMIRING ATTACHMENT D Unn I tLt(IC IhMINE IVO Map Output Page 1 of 1 ktletroMa• Legend 1 ; I , 4 fti 4.-- Q Places i 3 * cdyr�an -141! la ,- • ,. ' "Gi _ ® Ike Simian -! i � R r1 - - - SW Hall Blvd. - _ satuar _ I 1 I r y� - - / Freeways 1 , --- 1 i -- Streets ' II I _ - Tartlets I L % I i i I Streams ■ I 1 1 -1' _ Urban Growth Sour ' 1 �. Stream shading {,,) ti I t --_- --- ___- 4 1.i ' '. Parks - ! 2006 aerial photo •f. ,-.0012.,., Zoning --___---T I COM me ---y' I i C _ • MFR i I ' ';- - n MUC E3FOS _ ; RUR it 1 - �� _ r. ❑ srn,, , ,i q . ,e SW Knoll Drive �' 1 l � fr i , Created by Mira Dale resource Cdrter'S McUCMap,w-ww-nr_tro-rrpan.orgkirt . — _ o:10.. ' ��rxyz< h :4 te'i r"�"L � r�GFF4r"rt+ I � °.� �. v rJi '� r, �1. C;}•��y ��'��,�+`V.1 ""'i� .+4�!, �`: 7 Tit li - sr iy t I gi rl . k'S:1� �. 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RE SIDENTIAL APPLICANT: I YCf 11/ s /), �VI� AGENT: J/j figK END Phone: ( ) Phone: V7/) S o6 - 0/6 7 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: /23 51 h C7 1 I j i3 9 0 -SW kI(3"(Q TAX MAP(S)/LOT#(S): ZS 101 . 00 ol5r6 NECESSARY APPLICATIONS: PL'4' E1) nekfr-i-or,c4 ZEV a--W 'Poi ),.SCN.4' i LltNOS kErj� coil)O/7-76/u4-1._ 1,P),„ S v g b f Vf /efro ( 508 PROPOSAL DESCRIPTION: /S x.1715 o v1Q / rfl1t 7J eft) o2.74(-act^ s/7 To 1/15-4 Lea c /, Sfb Je frell ce J 8 du �ie 511?S;- 4 tZ ors/tl L2 L C/h2 01I 3a sv/? • COMPREHENSIVE PLAN / `4APDESIGNATION: tow �2nS1ry 1 Pe.C-1 �P,+vtl�tL ZONING MAP DESIGNATION: )R L'• 5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. S70 ) MINIMUM LOT SIZE: 750 sq.ft. Average Min.lot width: SO ft. Max.building height: 30 ft. Setbacks: Front 20 ft. Side S' ft. Rear LS—ft. Corner /S"ft.from street. MAXIMUM SI'l E COVERAGE: % Minimum landscaped or natural vegetation area: -6- %. GARAGES: ,20 ft. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARI1ES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. '` NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. NARRATIVE (Refer to Code Chapter 18.390) • The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would Be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. at; Sa-E ' ZIJ/g i d72J/J//SS//n/S TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section IMPACT STUDY (Refer code Sections 18.390.040 and 18.390.0_, As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the trans?ortation system,including loikeways, the drainage system,the parks system,the water system,the sewer system and tie noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. at 7ACCF.SS (Refer to Chapters 18.705 and 18.765) I �$ r is �� eti Minimum number of accesses: 1 Minimum uu 0 mum access width: Z . Minimum pavement width: 2 0 ' ( 10 1' ►v 144e S 11-ve e*) -1— c-` S'i D E W41--l/C WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECfl D BY WALKWAY TO TIC VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FAC[LI'1'1ES. "lit RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715) - SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of /1 the developable land by the minimum number of square feet required per dwelling unit as specified by the • applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from e gross site area: All sensitive lands areas including: 2. 7 Yac.. � 1/3sGb s /rn- J 19 3 5t( 5F g oss 11 Land within the 100-year floodplain; —�5/p Row Slopes exceeding 25%; l b 1,y,s1 5/: N E _ 6 Drainageways;and ., Z Slt S city tr Wetlands for the R-1,R 2,R-3.5,R-4.5 and R-7 zoning districts. r»,4- /3•S )/ '/Z Public right-of-way dedication: 7` Single-family allocate 20% of gross acres for public facilities;or m�,� /�, g ' 'ITS i. Multi-family allocate 15% of gross acres for public facilities;or -- o. If available,the actual public facility square footage can be ysed for deduction. Et 18, /20,0 3 O.6 3 -�'0►2 cl u�-flLi�� v-e� e�Q.4144",q,6.11,4 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: (USING AONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS) Single-Family Multi-Family 43,560 sq.ft.of gross site area 43,560 sq.ft.of gross site area 8,712 sq.ft.(20%)for public right-of-way 6,534 sq.ft.(15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050(minimum lot area) - 3,050(minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre Note: The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. Note: Minimum Project Density is 80%of the maximum allowed density. TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. i QTY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section Pr SPECIAL SETBACKS (R to Code Section 18.730) r. STREETS: feet from the centerline of FLAG LOT: A TEN(10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. t+ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential ` developments. �I Q ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in 1 size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (Note: See applicable zoning district for the primary structures'setback requirements.) \t, ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIIVIUM HEIGHT OF 11/2 STORIES or 25 feet,whichever is less in most zones;21/2 stories,or 35 feet in R-7, R-12,R 25 or R-40 zones provided that the standards of Section 18.730.010.C2 are satisfied. 0 BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments,especially between different land uses,the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials " \ and sizes may be found in the Development Code. A The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level �1 G along north boundary. Buffer Level `i D" along east boundary. Ito Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION,SIGHT OBSCURING SCREENING IS REQUIRED ALONG: J2KLANDSCAPING (Refer to Code Chapters 18.745, 18.765 and 18.705) n, JAI+t STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR Y 'PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either 04 within the public right-of-way or on pnvate property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE 10 SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the vintersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reachedat(503) 625-6177. `S PARKING (Refer to Code Chapters 18.765 & 18.705) ,�V � {d,4S1' cfn ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. '726�, �"l e Single-family Requires: One 1 off-street parking space per dwe g unit;and 5 One (1) space per unit less than 500 sq feet. id"Ot 6 Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1�.' 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. ‘1 6 vizr-t.10 L- c vit (.0 S p 7& n (Su/rr=� 3')5/0/1 CITY OF TIGARD Pre-Application ConArence Notes /, 0 5 4 age 3 of 9 Residential Application/Planning Division Section /2, Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15%of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: 0. Standard parking space dimensions: 8 feet,6 inches x 18 feet, 6 inches. s• Compact parking space dimensions: 7 feet,6 inches x 16 feet, 6 inches. P- Handicapped parking: All parking areas shall provide appropriatelyy�located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided,as well as the parking stall dimensions, is mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. _Fr BICYCLE RACKS (Refer to Code Section 18.765) BICYC f.R RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located � areas protected from automobile traffic and in convenient locations. � -u f/S- 6 e SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS,WETLAND AREAS,ON SLOPES IN EXCESS OF 25 PERCENT,OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pm-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, rotection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. t STEEP SLOPES (Refer to Code Section 18.775.070.C) When S'lEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.0. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0 CLEAN WATER SERVICES(CWS) BUFFER STANDARDS (Refer to CWS R&0 07-20/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: (See Table 3.1 on following page) CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section TA� ? 3.1 VEGETATED CORRIDOR , iTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA' CORRIDOR PER SIDE2 • Streams with intermittent flow draining: Q5% 10 to <50 acres 15 feet + >50 to <100 acres 25 feet ♦ Existing or created wetlands m.5 acre 25 feet ♦ Existing or created wetlands >0.5 acre Q5%o 50 feet ♦ Rivers,streams,and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres ♦ Natural lakes and ponds • ♦ Streams with intermittent flow draining: • >25% + 10 to <50 acres 30 feet 11 >50 to Q00 acres 50 feet • ♦ Existing or created wetlands '>25% Variable from 50-200 feet. Measure in 25- ♦ Rivers,streams,and springs with year-round flow foot increments from the starting point to ♦ Streams with intermittent flow draining >100 acres the top of ravine (break in <25%slope), ♦ Natural lakes and ponds add 35 feet past the top of ravine? 1Staning point for measurement—edge of the defined channel(bankful flow)for streams/rivers,delineated wetland boundary,delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stabilityshall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor. NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which ot_zerwise detract from the water quality protection provided by the vegetated corridor,except as pr zic for in the USA Design and Caatruction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WI-IIChi CREATES MUL'11.PLE PARCELS or lots intended for separate ownership,such as a subdivision,the vegetated corridor shall be contained in a separate tract,and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. XI SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively,a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) A TREE PLAN FOR THE PLANTING,REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, arcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. PROTECTION IS PREFERRED OVER REMOVAL WHEREVER POSSIBLE (Address all items in the Gty's Tree Plan Requirements Handout). CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL INCLUDE the following: Identification of the ation,size,species,and condition of all e ig trees greater than 6-inch caliper. rP Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following • standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D.of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees removed be mitigated according to Section 18.790.060.D.; • Retainage of 75%or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed;and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. OMITIGATION (Refer to Code Section 18.790.060.E.) REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • • The number of replacement trees required shall be determined by dividin the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonablgy available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city,either public property or, with the consent of the owner,private property. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to matunty. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director,elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT(8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. n FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: o Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land,streets shall be extended to the boundary lines of the tract to be developed. QTY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section .ADDITIONAL LOT DIM.,_._.4SIONAL REQUIREMENTS (Re_ _ to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS (Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development. When block lengths greater than 330 feet are permitted,pedestrian/bikeways shall be provided through the block CODE CI-LAPTERS 05-o. l3.I S 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.760(Nonconforming Situations) - 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 1!118.765(Off-Street Parking/Loading Requirements) j...---18.350(Planned Development) 18.640(Durham Quarry Design Standards) 7 !/1 8.775(Sensitive Lands Review) 18.360(Site Development Review) 1/18.705(Access/Egress/Circulation) 1------18.780(Signs) 18.370(Variances/Adjustments) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) - 18.380(Zoning Map/Text Amendments) 18.715(Density Computations) 1 18.790(Tree Removal) 18.385(Miscellaneous Permits) 1/18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.390(Decision Making Procedures/Impact Study) X18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) - 18.410(Lot Line Adjustments) 18.730(Exceptions To Development Standards) 8.810(Street&Utility Improvement Standards) - 18.420(Land Partitions) 18.740(Historic Overlay) 1/ 18.430(Subdivisions) 18.742(Home Occupation Permits) c 18.510(Residential Zoning Districts) ✓18.745(Landscaping&Screening Standards) • - 18.520(Commercial Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.530(Industrial Zoning Districts) 118.755(Mixed Solid Waste/Recycling Storage) ADDITIONAL CONCERNS OR COMMENTS: /3L r rfRD 6 a ZaP/»4-,v r RE•wj (f Q R) f2at��. w nf??/ cuP, 455(7 7 -0 L/di,v6 7.S USE AL QTY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section PROCEDURE Administrative Sw_.Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involvin difficult or protracted issues or requiring review by other jurisdictions may take additional tune to review. �n'tten recommendations from the Plannrn staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard e/Tc Coc)rvc/c.. A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (Washington County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyors Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to appl those system development credits to the first building permit issued in the development(UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section • II PLEASE NOTE: • lie conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan.. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements. prior to submitting an application. • AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 1714-76e45-tediel,- CITY OF TIGARB PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 503-639-4171 FAX: 503-624-3681 DIRECT: 503-718- 2gf3 11( EMAIL: 711 P @tigard-or.gov TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.tigard-or.gov • H\patty\masters\Pre-App Notes Residential.doc Updated: 27-Feb-08 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-Aft CATION CONFERENCEtOTES ENGINEERING SECTION commum �ore�po t Shaping A getter Community PUBLIC FACILITIES Tax Nap[s]: 2S101BC Tax Lot[s]: 3018,1500 Use Type: SUB/PO The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Knoll Drive to 27 feet from centerline, plus additional ROW to provide for Washington County Eyebrow Corner ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Knoll Drive, to include: ® 16 feet of pavement from centerline, plus additional pavement to provide for eyebrow ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with a 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Parking will not be allowed off Knoll Drive as shown on proposed plan CITY OFTIGARD Pre-Application Conference Dotes Pagel of 6 Engineering Department Section rIwo tom. .. ® Full street improvements will be necessary along SW Interio► private Street, to include: ® 20 feet of pavement minimum ® concrete curb • ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on at least one side ® street trees sized and spaced per TDC ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Pavement section for the private street must meet the public street standard ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement _ ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. Y OF TIGARD Pre-Application Conference Notes Page 2 016 neering Department Section ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently tactical the improvements may be deferred. In such cases, a condition of development approval practical, p Y p pp may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Knoll Drive. Prior to final plat approval, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Knoll Drive and there is a public line located within the development to the north. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to serve this development. If the applicant is proposing to connect to the line to the north, the applicant will have to obtain any off- site easements necessary for construction and the permanent public sewer line. Put-API N y 5R. FA-c 1 L ITy IF A w&D 6 . DAP Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. s-7-r x 1 iJ ON_ 5 I TE 7 Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public dra' e system. The applicant will be 'ired to submit a proposed storm drainage plan for the site, . may be required to prepare a s, ,asin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. On-site detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. The water quality calculations must include all impervious surface area. No credit is allowed for existing impervious surface area. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) May be required to do a downstream analysis, even if detention is provided on-site. All off-site easements are the responsibility of the applicant. 2) Traffic analysis may be required. See attached. 3) Provide profile of Knoll Drive 300 feet beyond property in each direction with application. 4) Provide preliminary sight distance certification and list of improvements required to achieve it with application. 5) A driveway apron is required at the private street entrance(s). to) KnotI Drive rnus4- I i mpro Ile-4 -+0 24 ' o-c- Favf aH-4- wi d-u, 4-con, Kcal &al-evCtrrl -b l-kuvlli ker _.IAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIE) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee Y OFTIGARI] Pre-Application Conference Notes Page 4 of 6 neering Department Section • ' • 'category. The TIF shall he calculated at the time of building permit issuance. In limited circumstances, payment c ; TIF may be allowed to be defers itil the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. Fo g t typ p y g For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OF TIGARO Pre-Application Conference Notes Page 5 of 6 Engineering Department Section , Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for ding construction, including sub-' s (excludes grading, etc.). This permit can not be 1,,,,ued in a subdivision until the improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City; For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. 3 ' 18 .06 4 ' 2-4 .o7 PREPARED BY: • ' r 5—/( -65 ENGIN ER G DEPARTMENT STAFF DATE Phone: [5031 639-4111 Fax [5031624-0152 document3 2evised: September 2,2003 ITY OF TIGARO Pre-Application Conference Notes Page 6 of 6 gineering Department5ection Neighborhood Meeting NOTICE OF NEIGHBORHOOD MEETING May 9, 2007 RE: The Village At Knoll 12360 & 12390 SW Knoll Drive, Tigard, OR 97223 Dear Interested Party: Northwest Ventures Group has been retained by and represents the owners of the property listed above, 12360 & 12390 SW Knoll Drive in Tigard, (Tax Map #'s 2S101BC Lot 00301 and Lot 01500). We are considering proposing a 15 unit subdivision which will create 15 lots plus 1 common tract for single family homes, attached single family homes, and a Residential Care Facility (RCF) at this location. The RCF will be the focal point of this development meant to encourage and facilitate intergenerational involvement. The project will incorporate LEED building techniques and methods throughout the entire community. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on Thursday, May 24th, 2007 at 7:00 PM Meeting to Be Held at Tigard City Hall (13125 SW Hall Blvd) In the Red Rock Creek Conference Room Please notice this will be an information meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. I look forward to discussing the proposal, and the vision for the project with you. Please contact me at 971-506-0156 if you have any questions regarding this proposal or the meeting. Thank you, Mark Reed Northwest Ventures Group 2808 NE MLK Jr. Blvd, Suite P Portland, OR 97212 (971) 506-0156 Attachments: Preliminary Site Plan; Location of Site in Relation to Surrounding Area y t CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED (500') o� mo © GARDEN PL FOR: Mark Reed 2sneassess p RE: 2S101BC; 301/1500 1 r©.. - Property owner information is valid for 3 months from tavawan ` the date printed on this map. 12111=11•11 -141* .'411111pC224ir AAPIF meaumass 41,4 S -.11r J - ) 1 � FR 0 100 200 300 400 Feet 1"=295 feel TIG:RD ldomtafion on this map is for general location only and should be verified with the Development Services Division. p13125 SW Hal Blvd O Tigard,OR 97223 (503)r '1 hl Amur ,IDF Jail? 911( 1 . . • I • • : e 0--- • . - . . . , CROW PAM au ewsraestcsvrer i"-. ..„'..,,P"Se,:,„8 • .... , , , ■., '• ..... ••••• ." • • 1111-,.....- - , ''''-,.'....` '``..'V :N.:•--'---.....'.. 1 •.' ' 7--•••■-•'17-,.. 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"[TWIG WILL / • • ,/\ • _.., ,-. f 1 AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAIL NG: p t1fZiL Q J / of /14i' I, ,being duly sworn,depose and say that on the day o 20 04. ,I caused tq have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) lot (a�39b SO) K& .1.— P .10K. �nw- OIZ ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly a�ddressed to said pens and.were deposited on the date indicated above in the United States Post Office located at Pit. C.4.14Y(! - ? � S f N'titto, 0A. with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: I, 1 , Z _R9t,0 ,do affirm that I am(represent)the party initiating interest in a proposed land use application for )5 14.0 iT `3t,(Williston 'Pr-c Fi4 1 u`Nf affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) lam .sf,U Jlaxt4._ A,el c)1L 1 Or o2 4} ,and did on the /aT day of !g{ ,20.07 personally post notice indicating that the site maybe proposed for a (St.wrr otslc� land use application,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at (alto StA-9 4x11-1- - FrZcNL'C CP PRockety r ADIAc cl TD pal tY2c{.W`/ ( 93RO sc) - "t-fttrr C4= Pfzeieccei Aa Jr .ft, gal-Li L. wr trcg. (state location you posted notice on property) Signature In theP ce of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of ) ss. Subscribed and sworn/affirmed before me on the l S day of , (J) / �. OFFICIAL SEAL i,; ( d-� NALY SITHOVONa 1) ( COMM SSION N0.37 267 ) 1 /a16A6ire4=--- MY COMMISSION EXPIRES OCT,OCT. 1,2007 (j 1 •_� -.�— .- .�.-< _ NOTARY P :LIC OF ORE My Commission Expires: /0— /—0-677 \curpin\matters\neighborhood meetings\affidavit of mailing•posting neighborhood meeting.doc Page 5 STATEMENT OF PURPOSE THE FOLLOWING NOTICE SHALL BE READ TO ATTENDEES AT THE BEGINNING OF A NEIGHBORHOOD MEETING. This meeting is regarding (project name) ,located at (project location) , and is being held as required by the City of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. It is to share information regarding the project and to solicit constructive input from neighbors and affected property owners. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of record within 500 feet should have received neighborhood meeting information and a list of frequently asked questions along with the notice of this meeting. This meeting is not attended by city staff in order to encourage dialogue between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the city planning staff. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. For questions regarding the development review process,please contact the City of Tigard Planning Department. For project details,you will need to contact the developer. is\curpin\masters\neighborhood meetings\neighborhood meeting statement of purpose.doc Page 6 • CorIcO 2S101BC-02100 2S101BC-00500 ANNAND PROPERTIES III-H LLC CORDOVA MARIA G 8260 SW HUNZIKER RD#150 12300 SW KNOLL DR HAI loll 06 TIGARD,OR 97223 TIGARD,OR 97223 2S101BC-01800 2S102AA-03200 10r BEAUDOIN MICHAEL E& CRAGHEAD GARY A JUDY A DONNA R 12205 SW HALL BV 12490 SW KNOLL DR TIGARD,OR 97223 TIGARD,OR 97223 2S101BB-01400 2S101BC-01600 CALWEST INDUSTRIAL HOLDINGS LLC DEFOE JUDITH A MCGEE BY ePROPERTYTAX INC 12455 SW 68TH AVE DEPT#207 PORTLAND,OR 97223 PO BOX 4900 SCOTTSDALE,AZ 85261 2S101BB-01800 2S101BC-00600 C' WEST INDUST-IAL HOLDINGS LLC DOUGHERTY ALICIA BY e.'-OPER - AX INC 12260 SW HALL BLVD DEPT •=I PORTLAND,OR 97223 POBe' 4.40 Se•TTSDAL',AZ 85261 2S101BB-01500 2S101BC-02201 C' WEST INDU RIAL HOLDINGS LLC HUNZIKER ONE LLC BY e'-OPE: AX INC 956 WEST POINT RD DEPT#.' LAKE OSWEGO,OR 97034 PO :• 4•:, OTTSDAL ,AZ 85261 2S101BC-00400 2S101BC-02200 CARASOF ALEX S&LILIYA V HUNZIKER TWO LLC 12330 SW KNOLL DR BY MICHAEL/PAMELA ROACH MGRS TIGARD,OR 97223 956 WEST POINT RD LAKE OSWEGO,OR 97034 2S101BC-02300 251018B-00900 CHRIS GILLETT INSURANCE INC KNAUSS WAYNE ET AL 19522 SW NAEVEST c/o HUMBERSTON RUSSELL D TIGARD,OR 97224 REVOCABLE TRUST PO BOX 4300 BEAVERTON,OR 97076 2S101BC-00900 2S101BC-00100 CLICKENER ROBERT R&PATRICIA A KNEZ JOHN S SR&JEANNE M 8485 SW HUNZIKER 12301 SW HWY 212 TIGARD,OR 97223 CLACKAMAS,OR 97015 2S101BC-01000 2S101BC•00101 CL EN OBERT R&PATRICIA A KNEZ REALTY GROUP LLC 8485 HUNZIKER 12301 SE HWY 212 TI ARD, 97223 CLACKAMAS,OR 97015 2S10 BC-0080 2S 1 BC-0020 CLIC ROBERT R&PATRICIA A KNEZ Y GROUP LLC 8485 UNZIKER 12301 Y 212 TI RD,0 97223 C KAMAS, R 97015 2S101BC-02202 2S 01BB-00801 LEACH DOUGLAS W TRUST& RE ES IAN LEACH SUSAN L TRUST 8162 DURHAM RD 8430 SW HUNZIKER RD STE 200 TI ARD,0 97224 PORTLAND,OR 97223 2S102AA-00500 2S101 BC-03200 LEARY DAVID LYLE& REID CHARLES 0 LEARY KATHLEEN JOAN 12435 NW KNOLL DR 10020 SW JOHNSON ST PORTLAND,OR 97223 TIGARD,OR 97223 2S101BC-03300 2S102AA-03301 MARTINEZ DAVID J& REMEDIOS DAVID&MARIA& MELGREN SHANESSA TAYLOR HANS&JULIE& 12419 SW KNOLL DR DITTO BRAD/SUSAN&ESMAILI ASG TIGARD,OR 97223 265 N BROOKSHIRE AVE VENTURA,CA 93003 2S101 BC-01700 2S101 BC-03000 MILITARU DANIEL V& ROBERTS DAVID PETRACHE VIOLETA 12361 SW KNOLL DR 3876 WOODMERE PARK BLVD#6 TIGARD,OR 97223 VENICE,FL 34293 2S101BC-01801 2S1018C-02800 MILLER LORI M SEVERSON JAMES A&ROBIN 0 8365 SW HUNZIKER RD 29404 SW HEATER RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S101BC-03100 2S102AA-03500 NGUYEN VUONG P SICKLES DANIEL 12387 SW KNOLL DR 12437 SW HALL BLVD#8 TIGARD,OR 97223 TIGARD,OR 97223 2S101BC-01100 2S102AA-03300 NITSOS BETTY MAXINE SKOURTES MARIANELLY 8465 SW HUNZIKER RD PO BOX 2327 TIGARD, OR 97223 CLACKAMAS,OR 97015 2S101BC-01500 2S101BC-00700 REED WILLIAM& SUMMERS JOSEPH R LUNDBERG LYDIA BEVERLEY C PO BOX 12564 13870 SW 121ST AVE PORTLAND, OR 97212 TIGARD,OR 97223 2S101BC-00301 2S101BC-01900 REED WILLIAM C TAPIA OSCAR PO BOX 12564 8335 SW HUNZIKER ST PORTLAND,OR 97212 TIGARD,OR 97223 2S101 BB-01000 2S102AA-03400 2EEVES BRIAN TIGARD TOWNHOMES INC 8162 SW DURHAM RD BY MERRILL&CHARLOTTE HODGES TIGARD,OR 97224 PO BOX 2907 POULSBO,WA 98370 • 2S101BC-00201 WESTEC AMERICA INC 8255 SW HUNZIKER TIGARD,OR 97223 2S101BC-01200 WILDER GEORGE C&LUCETTE A 8445 SW HUNZIKER ST TIGARD,OR 97223 • Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 ;PO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 12-Dec-06 i t-te ) 11-1-‘1q1i- Mil'i 24/2X-7 1\bliMg A'bDmss Pg0, * g•-pi 4 I L r I oh/1 _ r 2-.39b S& k,io'/ ))r,Pe. 6-a a Lod 170 1.,/l,4,,.i 'cdl.7c#4. 1, VeAq s I C6,4- -- 7 'o-Q jf ' .v;l j33-5-79-glee 14-ii&k,44--74.lvig . . • ua ' . • f 1 LiS S ■ U.l Z1 V(Z r So 3- 62V-83i. K3 S-'- €.Gar,, • A `k- alt -ck.EA- 1 1L,7 a .bo �L .£o— 18y- 7-p Cl-i�+:c,,x 1 �'r' r3,=-� ,�. cr1�21��rzr. ° .. (inf._c_c le z 1a q 3 - Si_o KNoL... So3 - 577 S L/ 1,111c44 Z ItoP •0 ii X03 . 817-1,34' 1J1--LEY t:1_6bi-t9-- 02-33o LC@ efrort ,,4 470-do_., ,L/i(. 0 '' 171/Z2 riv lend 5d- t9 0-q'3 c'u ail/ &nest Xzis 1 l, - I., �a(vd S.v.l. 1.4 uw Z l {c�� ax.C:k. °Gt2 Q '3— 6:3-8(a4.. c— H opt r.►c.--1 �1v �r S ► c�- 0..e _c. The Village at Knoll Neighborhood Meeting May 24, 2007 List of Questions from Neighbors 1. Is the street going to remain one-way 2. What is the existing drainage to the street? 3. What curb drainage is the developer going to be required to install? 4. Will the developer have to bring in dirt? 5. Will we keep the current grade or make changes? 6. Are there going to be speed bumps installed, or anything else to slow down traffic through SW Knoll? 7. How many living units in the RCF? 8. What is the style of the living units? Suites or other? 9. Are you going to eliminate the side street cars (talking about neighboring property) due to volume levels? 10. Isn't there a pond on the back of property(talking about drainage ditch along Park 217 side) 11. How large will the group home be? 12. What are the single family home sizes? 13. Are the homes going to be one level above grade or two levels above grade? 14. Will developer be required to do half street improvements other than along their own street frontage? 15. Will the rest of neighbors be required to do half street improvements? 16. Will we be able to abate the traffic problems that result from the apartment buildings along SW Hall Blvd directly across Knoll? Reason is that the tenants of those buildings clog the access to SW Knoll. 17. Another question about a speedbump (another neighbor responded that the city looked into it previously and deemed it a hazard due to slope and curve of street) 18. Not question—but applaud for attempt to get LEED certification 19. Question about ensuring the preservation about the residential neighborhood. Title Report ti l PACIFIC NORTHWEST TITLE TRI-COUNTY 9020 SW Washington Sq.Rd.,Suite 220 Tigard,OR 97223 7itle:503-671-0505 Fax:503-643-3746 PACI.NIC NORTHWEST TITLE Escrow: (503)350-5075 Fax: (503)292-9753 of Oregon,Inc. Visit us at:www.pnwtor.com PRELIM_INARY COMMITMENT FOR TITLE INSURANCE January 6, 2006 Order Number: 05269275-W Property Address: .12360&90 SW Knoll Drive Tigard, OR 97223 Pacific Northwest Title of Oregon, Inc. 2ND SUPPLEMENTAL REPORT 7417 SW Beav-Hillsdale Hwy. Suite 300 Portland, OR 97225 Attention: Sherri Marsden Telephone: (503) 350-5075 Reference; Reed • Amount Premium ALTA Owner's Policy(1992) $TO COME $350.00 Government Service Charge $50.00 City Lien Search--City of Tigard $ 35.00 - This is a preliminary billing only;a consolidated statement of all charges, credits, and advances, if any in connection with this order will be provided at closing. Pacific Northwest Title is prepared to issue on request and on recording of the appropriate documents, a policy or policies as applied for, with coverages as indicated, based on this preliminary commitment that as of December 27, 2005 at 5:00 p.m. title of the property described herein is vested in: WILLIAM C. REED and LYDIA LUNDBERG, as tenants by the entirety • Subject only to the exceptions shown herein and to the terms; conditions and exceptions contained in the policy form. This commitment is preliminary to the issuance of a policy of title insurance and shall become null and void .unless a policy is issued, and the full premium paid. Description: See Exhibit A Attached hereto and made a part hereof • Page 1 of Preliminary Commitment Order Number: 05269275-W SCHEDULE B • GENERAL EXCEPTIONS: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in takes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, Interest, easements or claims which are not shown by.the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or(c) ar.e shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose, and which are not shown by the public records: 5. Statutory liens or other liens or encumbrances, or claims thereof,which are not shown by the public records. SPECIAL EXCEPTIONS: 6. City liens, if any, of the City of Tigard. NOTE: We have requested a search and will advise when we have received a response, • 7. Easement for utilities over and across the premises formerly included within the boundaries of SW Knoll Drive now vacated, if any such exist. • 8. Trust Deed, including the terms and provisions thereof to secure the amount noted below and other amounts secured thereunder, if any: Grantor William C. Reed and Lydia Lundberg, as tenants by the entirety Trustee Pacific Northwest Title of Oregon, Inc., an Oregon corporation • Beneficiary ▪ Washington Mutual Bank Dated July 7, 1998 Recorded ▪ July 13, 1998 Fee No. • 98075354 Amount $269,600.00 Loan No. • 01-0875-001287766-8 (Affects Parcel I) 9. Trust Deed, including the terms and provisions thereof to secure the amount noted below and other amounts secured thereunder, if any: Grantor William Reed and Lydia Lundberg, as tenants by the entirety Trustee • Pacific Northwest Title Tri-County, an Oregon-corporation Beneficiary : First Mutual Bank, a Washington corporation Dated : November 18, 2003 Recorded December 3, 2003 • Fee No. • 2003-201144 Amount • $187,500.00 • Loan No. 7142982605 (Affects Parcel II) Page 2 of Preliminary Commitment Order No.Order Number: 05269275-W . I SCHEDULE B—CONTINUED 10. Roadway Easement, including the terms and provisions thereof: Between Crow-Spieker-Hosford#67, a Texas limited partnership And • Warren C. Craig and Anne M. Craig Recorded • July 30, 1980 • Fee No. 80026192 NOTE: Said easement is also shown on the plat of CROW PARK 217. 11. Unrecorded leaseholds, rights of parties in possession, and security Interests in trade fixtures, personal property or unattached improvements, if any. 12. No search has been made for Financing Statements filed in the office of the Secretary of State. Exception may be taken to such matters as may be shown thereby. No liability is assumed if a Financing Statement is filed in the office of the County Recorder covering timber, crops, fixtures or contracts on the premises wherein the lands are described other than by metes and bounds or under the rectangular survey system or by recorded lot and block, NOTE: Taxes paid in full for 2005-2006: Levied Amount $2,047.19 Account No. 281113C-01500 Levy-Code 023.74 • Key No. R458508 (Affects Parcel I) NOTE: Taxes paid in full for 2005-2006: Levied Amount $2,384.72 Account No. 2S11 BC-00301 Levy Code 023.74 Key No. • R458383 (Affects Parcel II) NOTE: We find no judgments or Federal Tax Liens against WILLIAM C. REED or LYDIA LUNDBERG. NOTE: Washington County Ordinance No. 193, recorded May 13, 1977 in Washington County, Oregon, imposes a tax of$1.00 per$1,000.00 or fraction thereof on the transfer of real property located within Washington County. NOTE: Oregon law provides that monetary judgments may become a lien on real property owned by the judgment debtor. We find no judgments against the vested owners of the herein described property other than those, if any, listed as a numbered exception above. Page 3 of Preliminary Commitment Order Number: 05269275-W SCHEDULE B—CONTINUED If you have any questions regarding this report or your escrow closing please contact Sherri.Marsden at(503) 350-5075, located at 7417 SW Beav-Hillsdale Hwy.,Suite 300 Portland, OR 97225. • Email address: sherrim@pnwtor.com PACIFIC NORTHWEST TITLE OF OREGON, INC. i • Ji Goodbaudy Commercial Title Officer Telephone : (503)671-0505,Extension 2048 Direct(DID)No. : (503) 350-5018 Fax : (503)646-2009 Email : jim000d@pnwtor.com • JLG:mij cc: William C. Reed cc: Pacific NW Title Attn: •John LaVeille Page 4 of Preliminary Commitment Order Number: 05269275-W 'Exhibit A PARCEL I: That part of Section 1, Township 2 South, Range 1 West, Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, described as follows: BEGINNING at the Northwest corner of the W.W. Graham Donation Land Claim in Section 1,Township 2 South, Range 1 West,Willamette Meridian, in the County of Washington and State of Oregon; and running thence along the Northerly line of that certain tract of land conveyed to Frona K.Williams by Deed recorded on Page 93 of Book 189,Washington County Deed Records,South 82°55' East 123.2 feet to an Iron pipe at the Northeast corner thereof; running thence South 22°47'West along the Easterly line of the Williams property a distance of 283.65 feet; running thence North 67°13'West 270.77 feet to an iron rod; running thence South 24°42'West 64.55 feet to an iron rod set on the Southerly line of the part of Knoll Drive (dedicated in the plat of KNOLL ACRES,.a plat of record)vacated by Deed recorded on Page 372 of Book 322, said Deed Records; running thence North 32°16'West along the Southerly line of said vacated portion of Knoll Drive fora distance of 98 feet to an iron pipe at the Southeast corner of Lot 10 of KNOLL ACRES, a plat of record; running thence North 11°27' East 198.5 feet, more or less,to the Northwest corner of that tract conveyed to Frona K.Williams by Deed recorded on Page 373 of Book 355,said Deed Records; running thence South 80°24'East 40 feet to the Northeast corner of KNOLL ACRES; thence continuing South 80°24' East 241.1 feet to the place of beginning. TOGETHER WITH a perpetual exclusive easement for roadway purposes as set forth in roadway easement from Crow-Spieker-Hosford No. 67 to Warren C. Craig and Anne M. Craig, and recorded July 30, 1980 as Fee No. 80026192, described as follows: A tract of land situated in Section 1,Township 2 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, being described as follows: BEGINNING at the Northeast corner of that tract of land conveyed to Warren C. Craig and Ann M. Craig by Deed recorded October 20, 1961 in Book 451, Page 382,Washington County Records, which point bears South 82°55' East, a distance of 123.2 feet from the Northwest corner of the Wm. Graham Donation Land Claim; thence North a distance of 50.00 feet;thence West parallel with the North line of Craig Tract, a distance of 15.00 feet;thence South a distance of 50.00 feet to a point on the North line of said Craig Tract;thence South 82°55'East, along said North line, a distance of 15.00 feet to the point of beginning. ALSO such portions of the private roadways, driveways and parking areas that are to be built in the future development of the property adjacent on the North of the Craig Property In order that Craig be given access to that portion of SW Garden Place not vacated by City of Tigard Ordinance No. 79 37,which was recorded May 29, 1979 as Recorder's Fee No. 79020481, Washington County Deed Records. PARCEL II: PARCEL A: A part of Section 1, Township 2 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: BEGINNING at the Northwest corner of the W.W. Graham Donation Land Claim No. 39; thence South 82°34'East on claim line 123 feet;thence South 22°47'West 303.65 feet;thence North 67°13'West 10 feet to the true place of beginning of the tract to be described;thence North 67°13'West 238.27 feet to the East line of a roadway; thence South 22°47'West 100 feet;thence South 67°13' East 238.27 feet;thence North 22°47' East 100 feet to the place of beginning. TOGETHER WITH the right to use in common with others, a certain roadway connecting the above premises with the County Road, the center of said roadway being described as follows: Page 5 of Preliminary Commitment Order Number: 06269276-W BEGINNING in the center of the County Road, North 60°59'West 280 feet from the most Southerly corner of a tract conveyed to Frona K.Williams by Deed from A.H. Vincent recorded April 24, 1940, in Book 189, Page 93, Deed Records; thence North 22°47'East 429.97 feet, situate in the County of Washington and State of Oregon.. PARCEL B: • • The following described portion of that tract of land in Section 1, Township 2 South, Range 1 West,Willamette Meridian, conveyed to Frona K.Williams by Deed recorded in Book 189, Page 93,Washington County Deed Records: BEGINNING at an iron rod on the Easterly line of said Williams Tract, South 22°47'West 283.65 feet from an iron pipe at the Northeast corner thereof, and running thence South 22°47'West, along said Easterly line, 120.00 feet to an iron rod at the Northeast corner of Lot 1,TIGARDIA TERRACE, a subdivision of record in said County; thence North 67°13'West, along the Northerly line of said.Lot 1, 265.07 feet to an iron rod at the Northwest corner thereof, on the Easterly line of SW Knoll Drive;thence along the Easterly line of SW Knoll Drive, North 17°40' East 53.50 feet to an iron rod and North 32°16'West 3.80 feet to an Iron rod;thence North 24°42' East 64.55 feet to an iron rod;thence South 67°13'East 270,77 feet to the point of beginning. • EXCEPTING THEREFROM that portion described above as Parcel A. • • • • • • • • • Page 6 of Preliminary Commitment Order Number: 05269276•W S.W. 1/4 N.W. I/4 SECTION 1 T2S RIW AP WASHINGTON COUNTY OREGON lea INITIAL POINT SCALE 1 " = 1001 KNOLL ACRES O.L.C. No. 36 GEORGE DR1 HAROSON sew)24.E 2ei.l 4I. ', le `V.. 'Z 1 NORTH LINE WILLIAM M.W. CORNER I 200 0 u 500 400 301 Ww. R:HAN / �09Ac' 4.204c.Qc . ,0 J LC H•E.CORNER r P1°,W9./4 9FRO 3 NA WILLIAMS I. I, L /li.s 0 0, N j N o A O / N 0 b ♦ ]W U o //: 74889 3 \J 0 1 5 1 N. .� .r • II • k, 367•r3 vAGATEO tC,S•No.12029) " M• 3�2z/372 � r13'w 4 1? r , • ion�Q, ••„ z7o.7r %r 3000 I . . . - ' w A 3•,■ gO� '3I00 „ '�:o,1 /1500 °� zje,z7 M J9c 7- 1333 JP .754C. i • H o09. /A p_1• 1 W/ r; 17730 . 2 ► 3300 e4.e1-`'+ v 3 7•,3.e. za � ."- 2 „ 3200 c 1600 26 of.7 „f P i .23,4c. D�� w ( J 9 J z 0 2 n INITIACPOIN ' r • 60.36 1 ° '� rza,er ti TIGARDIA TERR • r 15.- eo . 83.26 n n 1 100 1(66 0 23�.4�- �0 d ,•61E 4:1 1200 ' J J GAF JT\ - ' , 2',"- ° r-1 r . l �,,, . 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C,-,.i„fl,,,,,,:c)r,,s; / TIGARD ,-)t- I "I Int-. rot m19124 It Orearm nn LEGEND • °OIO1E5 YO/AEIns ECM AS TOED LL DEMOTES Rat PAgK 117 BUSINESSCFNlFA _ _19 Aq.:� a _\,� i.MC.T. \-\\\\��• '} 1 \ no mows 1EASUR130. 6PC DENIES RD PLASTIC CAP ----___-______::::_____________::::,.. ..\\__. --� -\ \ \' \ \. \ _ \ \ 24•e9'SE DOMES 91R,fY AMEX R.LYR:GTa- -_-,_`__ \ \ -\\ \\ \: ,'t b \\.'' \ -� lE ISt.,3 \ LONn 9JR1fl MOMS �- �-___ _�--~\ \\ \ ` \`\\�� \ _` - ( ,°•i3:use SOME+YEA Td cu, CE -SA— COME SEVER r-- _� \s\`\` \ \3�'at�'`y 10••ASH f--� tE t,Y.121 F.T115t:°D`.- ^O2rw �\ip7tl `�.\\72. \��\\\,\111' \B • C �. �� `- _ �Yrovs�uFxµ _ -W— DAM WATER _ ��'�AP\,` CIO',X \ \�`\\%\ \ \ \ \�,;` \ �:0�. O . ,�, t -_-._- �1 \ _.l` \r _..`, „Axial DEW FENCE is'v_ `_- - �' �.�\\\ /'� \\ \ \ \ \l'',`�� +q auc c� sastJ tot Wx 44 t ,_ �..---- DISINO SPOT ADAM `\` \ `,`,LL. '\ \\\;\1 \\ \ ^ \ \ f,;4;17,d,,Y'A91 j / ��7 MAR CNCREE SCRIALK =�==1'' ----- - _ ___._"�\aJ_.\\\\:\ \\ \•\\ \\ \\i\\\`\ \11' Y --- r, MING CO MA 10fl ��A --`=�� _ \\• ,. \\\\�\\ \\\\`\\ \1\�It \\l` , '/' --"n/=- T L01 PTO « / /• T;-`9G �--AeY—-�-----�.\ \\ \ \ \ \\ \ \ \\ \ \ \'�``'� %' YX EOM T6E HYDRANT . a. / CYiri�- \QIf SDE \ �- \ 1/'•®D p1 3R ► /)a�'``� Ali, -'\\ '__-- --- "4",AN., \ `\ \�'\+. `�\\�,\\ 1 \ \` \\ �.�- EIISINO CATCH 8191 ` Q \ ` \ \ ® cams sow Lomax m�ec J`fl�"'__Q� _''=t \` \ T'\1 \\\\`�1, ,\+ ' 1�` \�\\\\� \\\ / `��/ _ / 27". m EYSMG SANITARr YANgLF € '1! ---, • \\. i'`/\\ '\' 6 f `\ \\\\ \ \\�`\` \ \ Si \ �r / 4/ %; 6 06m0 WfT PRE -_J �f -, /�, \\\\ \\ ,liA{ 1 ` \\\,,` t `` '\ \\ \�� + \ \\, / . .p, TYm1c POKER POLE ( '��//{\ I , , ,, ` 1 , \ \A 1 i O, wv a ERSSO RA1FR vK`.£ p�T: I' \. \ \ Jy�t 17'8 I �� 1'\ \i ` 1112 a�\\\\` \\ \\\ \ I,.�t�.N,J% / t / i WO 0amrcaTERIEITR ---z 4 \ f� `�O,�r l \ '\ ` t \ 1� \ \ 1\ "//!•'f T' 1,-r ERSINO SERV SAN.ux v \ I I I ,p ( 1 \ `, \\ \ \\/ -,CI OJSING TREii 1 ICI \ \ !I i I O` ,`t 1( { 6' 91 I \ \\ \�AP AIRS / / / A / C0. AY 14161 '� \ 2J 1�BI I I ,I 1 \ '\, `T \\ i �T TH+\ r�\-\��-/y��\B DWI / / IE N(R)1!1.72 aYC{RGRO ID TAY( f�IE,,B i I t i I i�l} , ` \ ` \�� _,7{S. . C CFDW / I IL OUT(SE)182.{7 97E MICA ti/;' �ENSnt6"'Sr 80'B� • I f ,i} i I` \y�1 \ \ 1 T. -•,cam- ;r: i' i / i nE Af , ; t ` , i E pt1 Olt \'G �+qty /;'CH OIERRY (.' m: pd 7)\ ` I 1 I \ \ i{y`-/\r��,(, I xaLY .' F:!R lO f I I ' \ \\ � /11)PDE • i'//,9M L / I , ` \ \ 1 CAP .b MAPLE 9 /A MEMO 6- t,/ / \. � � / O L j; 7 ' s ( + j v( 1 J Oc` O cR ` \ �,'•* i EASING m JANr TA RfADOE CEDAR 1 �\ s'LAa.% / / i; ^�' 1 % ' ( ss lit I 1 1 1 , �` -�-/ BMW UNK MEOW W WALNUT :4111111 - �- �'.F(C PIO /'04',8 J ! i / I 1 le.Y - I 1 i I \ , ` '‘. l'a‘€%11%=.:':- x ; \JljAy'\} l j j a ; I-TV' /I AETAyeiG r'API /j 1 { e "141 ,'" ; l , ' REFERENCES: REas FRED \ \ ThIER -, / / �'" .,./ k ' I )f I PROFESSIONAL 4 LEAF YARE i;• \ \\\:64711{../ I ! t ! j f(911) SIL{869 (LAND SURVEYOR q _ ` > \,� f \ `!I' 1, �j , ' T 1(si,) sx,6w v°"um .pv-- /r/ uu"t 4.2-/}r \ �V II Y\ sEn \\ ,\..&, e iIP EA.+ 1 I I 1 sn a1 1i I I ,. itio- PI PLAT 6 VDU ACRES' CHRIS FISCHSORN E,� `r/ MEW.DATE 0/2006 � 2 Yi ' 'T�r�� Sf>/� \ \ \. ( i SC({7.36'[B11' , A/mw S/ET.1AY N,N1aF \ O y ( i !, ` - \ \ \ \\ \\ i. ' J i ICE 195577 ', A I-�.L pi.NISO \ \\\\�\y i.• i g'ra sr'fv ( \ `- BENCHMARK: r' w i%� / ) a % \ \\ \`�� nJn Fa NGAnwG> �\ ELEVATIONS ARE 10 11E ow OF D°ARO.BIND 1 nn OF ACM \ $ ••,E.B AC f 1 1 \L.LL \i 1 ! ` BENOt1Aial MR MASS MSC N CURB t SE CODER Cr SRNAY El W ., $ \ / s 11 `\ I I, I i�\` 9PEET t I.1 It1Q , \g 1111 OM t I i' / t I \��'( / , `\�----'---- SIREETIa,"L DA \-`, \--___04! ` \ ` ! ! Q,'. 9IE i.SLL•RAxR0Al1 StwE N DOER Paf,IItliTH SOE ff Trial SOEEf , ; \ t ' I 1 I `••, 1 1.1 1 VEST OF OTfYAY. EL•19696 /1j , 1 1 SECOOARY 9E TEM-RP Q 3/f LP.t MIRESi CORER Q ' t2E / ,//- •.'1): \_ `�--� •� j r ill 1�'1 Di�-{`OM ;J' \ �: / /' / (i(/;li 'j ) /' '1`` - i 11 ' _-_-Y �/ ` i; 1 I�• ��S 3/B LR Rix RPC STAMPED / 1 %f111FW TaIOPTS Nc' -.1! c i l SLY Ox SE 20015 suuroot no4. "t7�ryJ` /@ '°'/_�,/ //�,% J rl (� , -43,4 . , / / // i".. :,..„ r is, -/ :i ~\/17.4, -l', re EtANi10 R\ (I,T� , ' r:;r / ' I R,FLVLr•,AEatc iCPt+ S fI!' \ A nt ' TNAS9 RAOER STAYRT_/ 17311QdNE OO*S.1L NC ' G.S67 SR 2972ll �t E1D FOR NOAOlIn 56171',01 all 1 '\ 0IS/E Lk AT SE COVER / if \l-�-- Lot 2 v 71GAaw /e , , /)// TAX LOT 301 O � KM MAP MK ` WASHINGTON 2S COUNTY S GRAPHIC SCALE a CCF X14-05 ZTec ENGINEERS, INC. TOPOGRAPHY MAP ,mom L22B41TP •• Trill OWL 20 0 10 20 40 BO c� L2284-t _ 3737 S.E. 8TH AVE., PORTLAND, OR. 97202 FOR: . WCR COMPANY 1•`20 a°1 J �'® PHONE: (503) 235-8795 �: INCH 44 Fm 'AX: (503) 233-7889 KNOLL DRIVE PROPERTY TO Engineering Plan • • LEGEND V il — A „ A..LA‘._ ( 11 II ( i II") 1 1 - IN- __SA -- DOMING SEVER \ It r . si. /ST— E)OSDNG STCRN �. .� V +b W —W— E)SONG WATER • . —x— EXISTING FENCE _ .. �� `� 1236 SW KNOLL DR 011 Earn �T ELEVATION MAP 2S 1W 1 B C TL 301 & 1500 Lam__•_1 DOS1ING CONCRETE SIDEWALK 4.7* "4 ; xxx-- EOOrnNC CONTOUR 12360 SW KNOLL DRIVE - / t . STING FIRE HYDRANT a LASTING CATCH BASH COSTING STORM Ma TIGARD , OREGON MANHOLE aI HD ETESRNG SANITARY MANHOLE # ERSRHC UGHT POUF ,a, EASRNG POWER POLE VICINITY MAP 'AV a E7751INC WATER VALVE 11110 DOSING WATER METER COSTING STREET SIGN Q EASING TREE AP APPLE B BRCH _ �7 � NOTICE TO EXCAVATORS: C CEDAR CH CHERRY � \\\�\~l V - ``\\\ ` - 70 Fg10N RULES ADOPTED BYU THE YDI1 C.W. CORKSCREW WILLOW '--'-�s"Q_ -.- F FIR - '�"_'�.1��\��\\\ \ �\ � �\ OREGON UTUIY NOTIFICATION CENTER H HOLLY �`�.�1''•• ''` O`' jC'"�� THOSE RUES ARE SET FORTH N OAR li �i jy1, +,,� � \ '. 952-001-0010 THROUGH OAR 952-001.0090. HAW HAWIHCRNE it kW a� '- �\' �� \ o BYU NAY OBTAIN ENTER OF 03-2E-1987 P PINE +� 0�'`-\\ BY CALK THE CENTER 9503-z3z-1991. P PLUM -:rte A— 4. __--. -f i� \�"```DDDDD' \\,= t.:\ 1 )/ ��w� T.C. R REDWOOD 0,IHEADORE CEDAR �z`� , 1 P�\�\‘':-:,� `1 \\�� ,I POTENTIAL UNDERGROUND FACILITY OWNERS ms's�� {�\�L I, �\ !�, % Dig;Safely. UNK UNKNOWN pill) ,l A +'-� `,a I 1 1 s A ` \ - ,� W WALNUT � ° 1 nwa� \ /,� CALL RE OREGON OHE-CALL CENTER {, 1 1 klikitifili c ` 1-800-332-2344 / ♦ _�"'`�� /4",-11011,0 EV\ / EMERGENCY TELEPHONE NUMBERS %£\;/ � Inii . t NW NATURAL GAS S r"'" 6i _ - I M-F 1me-6Pm 503-226-4211 EXT.4313 . �� y� � AFTER HOURS 503-226-4211 l'L I) l lI 'n I I / PGE 503-464-1n7 '' YI� rc�ay ��' < _� triii f j / CITY BUREAU OF MAINTENANCE 503-623-1700 s �� a\ •Tti� r 1, CITY WATER 503-823-4814 1;11,,x• � .. ;,�s . I lips //j,/, ate r • „ .•�_� ( \\- 4 / SHEET INDEX: (1 '1— 1 i' GRAPHIC SCALE / 0 30 60 'I0 CO.0 COVER SHEET _ j CO.1 CONCEPTUAL SITE PLAN I / /� ! ( IN FEE''' Cl CONCEPTUAL GRADING & EROSION CONTROL PLAN 1 INCH- BO FEET C2 CONCEPTUAL STORM PLAN C3 CONCEPTUAL SANITARY SEWER AND WATER PLAN C4 CONCEPTUAL PLAT C5 EXISTING KNOLL DRIVE PROFILE TP EXISTING CONDITIONS MAP L1 CONCEPTUAL TREE PLAN FOR REVIEW ONLY 10F1 PROPOSED SETBACK EXHIBIT NOT FOR CONSTRUCTION Sy][ REVISION AT APPROVED' DATE DRAIIN DATE /� may, IITC. SUBTI TLE.. JWS 2-21-07 . �� ( INFERS SIFT REVISION a/ oe .+ E . ��/g COVER SHEET 284ASEDWD1G.NO_ � � JMM FOR: WCR COMPANY As NOTED �D„ 3737 S.E. 8TH AVE., PORTLAND, OR. 97202 BEY' �. . GoN�° . PHONE: (503) 235-8795 KNOLL DRIVE PROPERTY ' 4 FAX: (503) 233-7889 TIGARD, OREGON c 0 - EXPIRES 12/31/2010 ]!V7Eefects3 Ql-0 A j -ZUZ25{ ,dNO. 1Q•33:53Mt HALF SZEPDF EMMA Ix 0 AL CROW/MM(M77 MUUIxINIB 1IIIIi0f Ai, AWARI ................. t GENERAL COMMERCIAL - --�.'1 - MOMUT 0.9100 a• RE 10.Keen I I „�' �� - _= I -- -.._- SEIM MFR_/ t 4 �% I s INm �ya.a J j ` anjiit va---- `�'"2"\ 7 ap AC --- ; :::?f t�..+tr �' _ V '_--moo f `.>�:I ! /' ; ` ::.::.:... ---_ ,OR 1 /r. 4,:_.:. .•,' O R ! : =_1_,91 I \ f p671.1Tr t /Hf ,`► , t p1540{,�.✓Y1. 10 t -12S42s 8J34 AC=J Y;; 0 ;i i::>:-•�,1 NO ( 1 '• '"%+., � 16 �``r /,''`:�� O WETLANDS NONE(OFFSITE) ��t:• �'`vi h�® St.�` ^ti";; °f' r STREAMS NONE(OFFSITE) S> I R4.5 ,/ ,: �.1.;;:i• ` /f FLOODPLANS NONE(OFFSITE) / ^t�' ` �,.5.- i`{"^i.;.•:, / NATURAL DRANIACE AREAS NONE :;r:ji; +3�',;.�i;:� f NATURAL RESOURCES NONE. f - !': �', - S�yS}- PRIVATE SITEET AREA 12,522 SF -�- 1 r _ TRACT A '- Y:`�< %1 NET DEVELOPMENT AREA -110,586 SF / r _ ,_\.............` ',^• /~, MAXIMUM DENSITY=110,588/7,500=14.75 ,'z�, .-. lk� ;�.,Z`�:� /// DENSITY BONUS-SE x N.75 0.74 ��. 1 / ;•'%Y;'?`�•..-� �� d ' ."' / ADJUSTED MAX DENSTY-14.75+0.74-155 1 ...7._ /.- E lir '�'�;�.f"�)> �1t1iC�6�11R�>/ ,^?•-�i / MINIMUM DENSITY-15 x 0.6=12 /' r{ ,•r d�\` 1 f. SITE AREA -- ��`/f 0,0 ,� I i )' '' / 4, `� ` / TOTAL AREA ir BUILDING •�., ,� y, '��tot,f S'', \ //'�.!/ 3' 14L (5Q. FT.) _tt �/: 2 3243 2' -/,� = 3 3060 939 65a -`_ ..,fy5illiEIf1iIIDit�;an: / / 4 3411 1594 939 `.4npq./. ,,�•✓' ^. q^3't_: - ij'i•;ra \ / / .,•t• 5 3616 1728 939 is y ,`� Y t J 6 3513 1636 939 EXISTING ONE-WAY STREET ` 1^ L .,;". ;;:. ■ / 7 2172 510 1158 L \ `, da 8 2570 722 1158 O \ .:��j y\TY � ' / / 9 2654 751 1158 `1� ,;,.�nj 10 2517 752 1158 t �` `� 11 2638 867 1158 ‘‘,21.i;\**: �t _ / 12 2773 1005 1158 / 13 2723 857 1158 NOTE: 014 ttt t w - �_ / 14 2649 984 1158 ��y 15 21970 3110 14712 PROPOSED CURB RADII EXCEED 401 t i r 2>I-13,'R >'� { - / a 2 FT R.O.W. DEDICATION TO 17 FT. HALF-WDTN. TRACT A 56813 35741 MIN. EYEBROW CORNER © i R�65 t� ` _ I TYPICAL. TRACT B 3677 3677 REQUIRENENT. 1 _ f'• / STREET WIDTH EXCEEDS MIN. ^ r / 2 NEW 5 FT. PUBLIC SIDEWALK. 123110 58157 29610 FOR ONE-WAY STREET AT Q --' I/ /, _ / O3 NEW 5 FT. PLANTER (47S OF SITE) (24S OF SITE) EYEBROW CORNER I -• / O STREETS,SIDEWALKS,DRIVEWAYS, PARKING 2Bx OF SITE r / 00 16 FT.AC. HALF-WIDTH, MIN. - ,�'-` r / OS BUFFER LEVEL C ALONG NORTH BOUNDARY(TO r1;. EXISTING ONE-WAY STREET `'F'4'./ii j *�E% "[� N. '> ' �.,'� r I_" �.� COMMERCIAL SIDE). / O BUFFER LEVEL D ALONG EAST BOUNDARY(TO :' ..` / INDUSTRIAL SIDE). III 0°14 MAKI /.'r OA \ � �' I _,. //// O7 BIKE PARKING AREA. IL Mat 44' / / 05 Mr•.,dbA\..� Y / 4, 0 r `•\ OWE AIM TO / r / �, M �. S' ' r EXISTING CONCRETE RETAINING WALL / r r / I ,g GRAPHIC SCALE ". r '> 0 15 30 60 FOR REVIEW ONLY 1 If_1 I NOT FOR CONSTRUCTION /IN 3O I RICH- 30 FEET SY11 REVISION BY APPROVED DATE P ENCR. JWS 2-21-07 ZTec ENGINEERS IIIC.INC SUBTITLE O.42:u. .2284 B REVISION 8/27/09 '� 969E �l CHECKm ■ ^ CON CEPTUAL SITE PLAN 122841 BASE.DWG JMM 4 • ON CHEMED 3737 S.E. 8TH AVE., PORTLAND, OR. 97202 FOR: WCR COMPANY As NOTED Y,+•N, . PHONE: (503) 235-8795 KNOLL DRIVE PROPERTY sNE�T. <z4... FAX: (503) 233-7889 TIGARD, OREGON C0.1 EXPIRES 12/31/2010 3:1L-•. ■ • pd(,2 -1 { .c vg,2/ 4::93:22 f. • • j ;' EROSION CONTROL KEYNOTES I i I 0 WSTALL SFIIMENT FENCE,TIP. FM.3 . 1 ate. ® PROTECT NES FROM SEDIMENTATION,TIP. © © I O WSTALL GRAVEL CONSTRUCTION NTRANCE CEN WPARKPf7IntSf SSLSerm 19653 SF.REMOVE M NG AG \mil N.NlEW TRACT `� E4 INSTALL dtNK£croHSmucnoN FENCING ARGLIRO TREES TO 1RR]IAN. /�- ti. \ \� I OEDICAnON FOR BUFFER AVERA(IN ~ - _ __ -- �(,?3� _ \\\\\ 3,577.49 S.F.(TRACT B ��a � �n��\ \ \ L'® � ,c era �_ �"' + 1\ 9asrcc u MS LS, k \ \�`. / ,.em - �: -== � :< \ \\\ .\\\\ \ \ ,\\ � . - (`; �� GRADING KEYNOTES,iato-7`"`— ,1sa ti 1 / 01 DECORATIVE WATER GARDEN W/NSF MINER pa - ,� — __ -- .\k f \ • \�•,E�,\e• \ _ ° -, j / - STWC DPoYEIVAYTT REMAW O MATED IF?EAY/IROOB U FEATURE w/NSF 54 LINER -0u' r,, ® _ \9N\N. - \\ ` , •�`��,\i\ -\\�� _ �7 � u--- O x Fr To 7 Fr wau . 9 e AO% \ \\oz sE(LOr» _ ` ' /7----- , TN a y-� _ O 3 FT WALL EtRCROAWYEN l` ��' 1 ��• �- ` i ♦` k ,1 1 14- > r \ ��.� dif `��7� s s Fl WALL © F[+7 .. �i i.',\ , 1 a 1At4k\ / .ur ♦ y eqf.�' / 8O 7 FT WALL ♦ pp�.' q , r ' 9'l +n 7O 10 FT WALL ` � 'N� 19�; ® �r 1, �1��' �0 \ (//� ,.., 2-' W /� 8 TWO 7 FT IERED WALLS / ♦`� ►<� �r R I ,1�• I ' ' � � },, UNCU RBm ASPHALT AREA • L;:: •� •oGe �- 0 ilika yy l ' �.rCl( ;) `, �� , � 1 i l/%, \ 7 Y /** 444:- i. 1,,S46b_ P I 4''' ° N _......„ ,,,,.. " �' t 0 • �', �� ""'' ' :`� . A 1 EROSION CONTROL GENERAL NOTES . -.......,. _ \ T O j .�� , I�l.� ill 1 1 lik / o\ `,� - _• p; y.. T'°// l'SI,Ajj,� , ,.,_ ,p 4I ..NP 1, OTHER OR DESCNATED PEIRSW SHALL FIE RESPWSBIE FOR PROPER NSTMIATTN MID 6. TFE FSC FACIU7IES SHALL BE WSPECIFD DA.LT BY THL MPUCANT/CONTRACTOR AND ::/�°- I / J uij 1 S / MAINTENANCE ff ALL ER0904 AND SEDIMENT CONFRCL MEASURES,N ACCORDANCE MTH MOANED AS NECESSARY TO ENAIRE 1FE]R CONTINUED FLNCIIRANC. EXISTING ONE-WAY STREET—' \ - Q _.i c ,i�,�r�'q ///,L I , '::p:_,? �/ LOCAL.STATE,AND FEDERAL REGULATIONS,KIDDING CONS ER090N PREVENTION AND ` l ,. Fy 1 /3 �, ,�yc . . 7.yr �1 , u�P...,9c ,..t i SEDIMENT CCIHIROL PLANING k DESIGN MANUAL,DEC.2000 NW CRS R&0 01-D9,0L 8 7. AT NO TIME SHALL STDNENT BE N101fFD TO ACCUMULATE MORE DIAN 1/3 THE BARRER „Y;• OXa 198 // I 'IBB '♦►.`[�'k IV// / / I 1 ,I yea' 1 ® Li NE]CHT. ALL CATOI BA57r15 ANl CONVEYANCE L1•ES SHALL ff CLE/NED F'PoOR 10 PA11NG./ ,ti I� ! /r 1, ; �� / ` 2 THE NPLEN NTA710N OF THESE ESC PLANS AN]CONSTRUCTIOFI,MAINTENANCE; TFIE QEANING OPETIAnaNS sNALL NOT FTUFi SEDIMENT-LADEN WATER INFO THE \ O ' _ � S� f (17,8 i. � - / CONTRACTOR ILL CONSTRUCTION COCOWLETEDD APPROVED BY THE L THE c NEW SYSTEM. L �, - 2 li ` 411110.411 ) I , N..� HMII JURISDIC ION,AND VEGETAION/LA NOSCAHNG IS ESTABLISHED. THE DEVELOPER SILL BE 8 STABM7FD GRAVE.ENTRANCES SHALL BE NSTNEID AT THE BEONNNG CF CONSTRUCTION OS1 r �•'"° ( 17 !1•' ' i i l RESPONSIBLE FOR MAINTENANCE AFTER THIE PROJECT IS A PROYID. MID MAINTAINED FOP THE DURATION OF THE PRO,ECL ADDITIONAL MEAS RES MAY BE .,,c1.A� a ��T _ � GqR /'r` �I` REDU ED TO INSURE TNAT ALL PAVED AREAS ARE ITT CLEAN FOR THE DURATION OF THE •�'" \ 't. �\ �'a(78 r/i \ __ „�1- 3. THE BOUNDARIES OF THE CLEARNG LIM SHOM4 ON THIS PLAN S4ML BE CLEARLY PROJECT. • \ \,�\\\ r• !+�-' NARKED N 1HIE FIELD PRIOR TO CONSTRUCTION. DURMG 1HHE CONSTRUCTION PERM,NO • ,` ♦ Y •. \�\ 1 1; 451 : �� DISTURBANCE BEYOND THE CLEARING LIMITS SHALL BE PERMITTED. TIE MMgNGS SHALL BE 9. STORM DRAW MF1S,BASKS AND AREA DRNNS 9WL BE PROTECTED UNTL PAVEMENT X O 9j I` ® , \�\\ mow, NANTARIED BY THE APPUCIWT/CONTRACTOR FOR THE OURATTN Cr CONSTRUCTION. SURFACES ARE COMPLETED AND/OR VEGETATION S RE-ESTABUSIFD. x / i 1 J,' w' / t i 4. THE ESC FACNTIES WIWI ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION 0111 10. PAVEMENT SURFACES AND VEGETATION ARE TO BE RACED AS RAPTLY AS POSSIBLE . 3/ I i ` :I WAY \. AU.QEARNC AND GRADING ACBNnES,AND W SUCH A MANNER AS TO INSURE THAT nw. ,'• 44ry J ro• 46 )rlr��il ,°" \-.-- STDIMEM AND SEDIMENT LADEN WATER DOES NOT ENTER THE DRANAGE SYSTEM, 11. SEEDNG 9N LL BE PERFORMED NO LATER IRAN SEPTEMBER 1 FOR EACH PHASE OF l`\ 7:;. rt /I/ Goy 1a\ lJ" , , , �tiC!'. ROADWAYS,CR NOLATE APPLICABLE WATER STANDARDS CONSTRUCTION. E�(STING ONF-ONLY STREET ��// _ \ ,I��% ; t. //- _ 5. THE ESC FACILITES SHOWN W INS PLAN ARE M;NNLM RRECURB69JTS FOR ANTICIPATED 12 IF THERE ARE DPOSFD SOBS OR SOILS NOT FULLY ESTABLISHED FROM OCTOBER 1ST ' , � �� `~ 4.1/1/,/i-•:. /!,I •r` ``�, ATE CONDITIONS DIMING CONSTRUCTION PFRIOO,THESE ESC FACTURES SHALL BE THROUGH APRA.30711,TALE VET WEATHER EROSION PREVENTION MEAAIRES FALL BE IN 4 -._ J / � ,, �o \/ e'._=1 UPOtADED AS NEEDED FCR UNEXPECTED STORY EITNTS AND 10 ENSURE'MAT SEDIMENT EFFECL SEE THE EROSION PREVENTION AND SEIB ERT CONTROL PLANING AND DESIGN "/ es ©' °• �7 � \ / --- AND smNExr LAM WAITER DOES NOT LEAVE THE SHE. wwUAl(WAFTER 4)FOR TREQ RELENTS w"_.v.=_ ,�/ I'o 45 l/ , r ' 444 / v/— 13. THE DEVELOPER SHALL REMOVE ESC NEASLI.S WHEN%E(ETATION IS FULLY ESTABLISHED. �\ `z! _-- !• ` 'vy _ �,. .r 14. KITTEN EC LOGS ATE REDUIED MART z TO BE NNED ON 91E AND AVAILABLE to DISTRICT / 4141, p �,�!. - ••-y4'1 u� NSPECIDRS UPON REQUEST. " ,fs .' (/. 20',k.,„, 0 7' ...---- .41.-11111W7,0:0;rogio--- ; 9 '7' it a �2 v AAi, /1 a /• / R sTEWAx l'.:1 / 0 I 7 1 4a �,1,v11 v` 1( h • \N• ASPHALT ,� 0 •�a4,,, EASING CTNCRFTE RFTA01RC;A/I r I BENCHMARK: /1)/\ % - ELEYAIIONS ARE to TIE LIT,OF WARD.BASED ON OTT Of TIGARD !/ n / 24'MOUNTABLE GUTTER BENCHMARK/155,BRASS(05C N CURB 0 N.W.CORNER OF BURNHAM ' /. STREET k HALL BLVO. / a� • ELEVATION.155.75 GRAPHIC SCALE 1 I ONE—WAY DRIVEWAY SECTION SEE T.81L-RMROAD S'IKE W POWER POLE.NORTH SIX Cf KNOLL STREET 0 15 30 60 ST FOR REVIEW ONLY SEILCC'ONO YY sob Lax TOP OF53/4'LP.O SCVIRTEST CORNER O' I � NOT FOR CONSTRUCTION PROPERTY. ET '19958 (INFECT) 1 INCH= 90 FEET MI xevu,oN m e7rROVm oAn P rxca JWS DATE 1-07 ZTec ENGINEERS, �� oh�_CONCEPTUAL GRADING REVION 8/27/08 �j�� L2284ASE.OWG & EROSION CONTROL PLAN AS NOTED . CHECK 3737 S.E. 8TH AVE., PORTLAND, OR. 97202 TITLE FOR: WCR COMPANY <Z4'.a 7u+9,e PHONE: (503) 235-8795 FAX: (503) 233-7889 KNOLL DRIVE PROPERTY TIGARD, OREGON Cl EXPIRES 12/31/2010 3APrOj'OC 01.0{ fON.21Wl INIZ 1/14a039 10:3659 1114,HALF Srm PDF •- - 1 -'__ _ -I"`\ F F--1 0 .\\.., \ r �Q ��„ ` \` ` \�- •', `y_�`__"--1- w nu arSu i I !, `\ ''a `�', `^•r ;:i.- \��\\\��\ `'_�--.-7." \ q.._ ` 1 i / lua \gyp\ '-°°- " 1�: \` '�\\\\ \ --.•'\ \ y --, at M'fV ~'`�. 1 rl J `•` <f w.s.�auxux p 1.\\--,i why..-1� r,,,,a.-� `'`.,.,` ..--,,,,•".•G`\\;\,, • \ \1 \•`- - / www),Ia /�, , �\ 1 11I \`Q\` - i J 4 ( Gr+ _ __ to . 1A v - \ \i'..\\\\\‘:` ` ` -Q ��;- iss_ --- .. \ • ii = F�_ rea �\ t\\• • ./ !::iii �-- ♦ ../ BB —rP - %_ �, \ , t \ 3s °.•\ i F) ICJ '� - 9♦-. , .. tiv, , \ €\',tom, l .. ; t‹:::: ` I p 6.,ait----------- j --- �,1� :i •�'}" r-�',y.__-_14.43:-s_.• _ [ -�\��' \\,`\ k >`'R\\¢; \�= `` ` +�� • ;� qr.. - '-�S 401' c,. :, , f — 1e�..` .•11. 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'l up, i ( •I . 1 I 1 1 I 1 I f 04 SMALL WALL`lA ++�k �... �� - -R •r , e I` .� I 71, 1 I I At S0 IARCE WALL�. \ , 14 �� it �'Ii 1 .., �JhL® -' /.47i4'1F I �) • ■ �l t ) .:-.1 1;#1,.,,,,,1,i-, i�5 i � ! 1, t ' © STORM PIPE F),IST9Y.;ONF-MY 3TT1EF'r \ \JC\_ K' E /( is ,/! , ) y ,, _ .j .. ; ,.„ • \ \ •ssX,. '� p I / 4 . , 4 ! ( I 1 ��2° / r Oi ouTFALL To POND �`\YL Y r I.- 71 ( I // r'T1��iI �. �'-r.. :..•- %-t1 S+^�L 06 Tt'PICAL 24'CATCH BASIN• \ Y ' \ �:L• i J ..,As� •` ira I(i 1• t f1�,rl I j nos - �/Jl/ --, !I ` e /� 0 SCOUR PROTECTION ��• / r t-- 1 , 1 rn,,,� i I ,Q I 4- \ �/1 ■ ! `P--. .. p�•- , 26,.)). I 'yi•� i ® '�/ i ® OUTFLOW CONTROL STRUCTURE \ rob- 3ta t r �`,4 1\\_.,::, ..:.:;:.....,s>.:,.,.:‘,.\1,,_ F�- 1Y� { 1; I ,�!L�r :11 \ \ ,_.s 2 `.y r d, { '� ) //I'r I Fj \ ,•' `SXy ACCESS STARS �.. ` r l lit Ili — ,` .• .". I ■ /3i! 'i.',ii T 1 I ,1/ \ \ l © IXISTIHG A.G. /. '4.;., . 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Ate' :: \ \\`•`�.`��\\\\' / �Lh A' � �' 0 EXISTING 6'WATER UNE All rma - /r a r9� c,�'�� \\�\��\\ \ L r!'y{` r TO BE UPGRADED AS NECESSARY �, SSNH 15 d ;'/�i ,� / © 1 , \ ` 'mot 'k# � /$�\��\\C\\ '// ',('x r `.;4•''3'.�,�//� \ \.': IE 8'IN=18245 \ ` �,4 1 NEW 8'PLrBUC DI WATER UNE ° /" . ♦ /.$ �,;', �' © IE a OUT=18225 \ am. h6r 6 - /� '0 ` �'.,f_'yr- /4 \ l\\\ \ : . li e`' ',4j\ !E' I \\,.-___ 1Y/RESTRAINED INED JOIMS •fd. • _ ,fir_ Yc < �.. ' 1 r::' 4,61W,y{ /��^-�.�'Gqq \ x- 11 ' / A 88 LF B•PVC SS 0 5=0.005 EXISTING ONE-WAY 51REET =o \`•�'1 ,a a'- 2' - J�"' .,\\ 1)7 I f t 13\,Y: �9 ' /, , .y, S+a��- © NEW FIRE HYDRANT(PUBLIC) �b. ' Jy \ % _ �l ©� FFIIU^>� y s;` /I,I; I � \ r,a.s` i tt ssNH/s / 0 3/4'RESIULTTTWI.WATER METER,TYP. IE 8.OIJf=16289 j , a '; �.. t, is'./,•)4�L. I„I/1;y' 1 4� aT \\��\ I Pt , -c �. 'I/ L_� '� ` _ r r. �\ 1 \ { © 2-W METER W/2'BACKFIAW 12 TYPICAL 4'SS LATERAL ,, zi �J,l//'/ j/' -o/x_. '/ `.\_ y'. a,, /�/// ��-� r /J, 11� // \ Bc 2 1/2'SERVICE LINE. /\ ` ,Tr`� ©�; \ r ` , „'/1" T' --_ `iI�:� �Irr�/rJr/�// 11 �/--_.-- 0 4'FIRE DM /13\ NOf USED•,?....4 / - I / 0 -c ' , -\T/- r �/ I 1- yi, "I 5 T- m NOT USED \ '�;'�,_ £ i :`- i r/ I r ) s 0 10'PUBLIC WATER UNE EASEMENT.IYP.• / /' / cy ° 1,,.._s �/i I �1��r�6{!•`�!�l/ '/ 0 25•COMBINED SEW PUBLIC ENTER/PUBLIC 2'SS PRESSURE UNE ' '1% `/ , �r: .�.� I� 'j '1Jr �I / / ' GRAPHIC SCALE SANRARY SEWER WJC WAT At 6'SS BLDG.SERVICE El �� !/,t / l p , '�' , � . �~ �� I / 0 is 3o so `/fl/ % D° i m ©� 1, / {'r, �> $ b r EXISTING 4'w 17 IRRUCTIa'Ar ar t IH Q4a 1ER II BUIE REFLECTIVE MARKERS// / _c II / \�� /(- \ •i),,• i'p,,, ,0-0„.,// (D4 FESP) m FOR PLACE HYDRANTS,TYPICAL ER CRS.STANDARDS %�,%� �/ i I •-\, r \\, t.. �/(./ 1 INCH- 30 FEET 18 NOT USED �' / `i ' FOR REVIEW ONLY � ' er °, /�/ \�_ ; / `",f • 19 PRNAIE S51M A' ,r —f :/ l NOT FOR CONSTRUCTION ' n PRNAIE SS LATERAL SFRNCE FOR LOT 15 SUB= JOB Raz STN REVISION 9T APPROVED DAZE Se P'I A DRAWN er 2 21-07 INC ISION 8/27/08 \�t�°IHE ;, ZTec ENGINEERS 1�D m CONCEPTUAL SANITARY SEWER "G.N''' I228418ASE.DWG 969 .4ti 9 & WATER PLAN P.,.. AS NOTED C �' 3737 S.E. 8TH AVE., PORTLAND, OR. 97202 ",x FOR: WCR COMPANY �. r,a°9b�S PHONE: (503) 235-8795 C3 4 4°Lw`D°` FAX: (503) 233-7889 KNOLL DRIVE PROPERTY TIGARD, OREGON l• EXPIRES 12/31/2010 liP1018C183 0144104 X284-1112284111ASEww+•1/14/ 9111:4438 Ai .HALF CMPM (kenct0.TA-a 6 " City of Tigard _ . . Y o g TIGARD Memorandum To: Tigard Planning Commission From: Darren Wyss, Senior Planner Re: Tigard Transportation System Plan Update Date: July 30, 2009 At its August 17, 2009 meeting, the Planning Commission will be briefed by staff on the process to update the Tigard Transportation System Plan (TSP). The update began on January 1, 2009 and is funded by an ODOT Transportation and Growth Management Grant. Since the start date, the consultants, Kittelson & Associates, Inc., have developed background reports and two draft chapters. The materials can be found on the City's website at www.tigard-or.gov/transportation,and include: • Chap 2 Goals/Policies • Chap 3 Base Year Conditions • Chap 3 Technical Appendix • Document Review and Issues Report The first round of public engagement activities took place in June and allowed the opportunity for the community to comment on the aforementioned documents. These included a meeting of the TSP Citizen Advisory Committee, the TSP Technical Advisory Committee, and a Public Forum. Comments were collected, reviewed, and incorporated into the documents as appropriate. The consultants are now working on developing draft versions of the next round of materials,which will be available for public review and comment in September. The next opportunity for community feedback is at Family Fest,which will be held in Downtown Tigard on Saturday September 12, 2009 from 1:00 to 4:00pm. The draft documents currently being worked on by the consultants include a Need and Deficiencies Report, a Systems Solution Report, a Draft Facilities Plan, and a Financial/Implementation Review. Community review and feedback on these materials will be vitally important to the effectiveness of the updated TSP. Part of the feedback mechanism for the City is that staff has been meeting with Councilors individually to discuss the future of the transportation system, and comments/ideas gleaned from these meetings are being reviewed as part of the process. Staff would also like to extend an invitation to meet with Commissioners individually. Additionally, staff would ask that the Commissioners review Attachment 1 and provide feedback on proposed improvements and which projects make the most sense when considering community impact/financial costs. I:\LRPLN\Doreen\PC\PC Packets for 2009\8-17-09\08-17-09 PC Memo TSP Update.doc Staff will continue with bi-monthly briefings to the Planning Commission and City Council during the update of the TSP. ODOT has granted the consultants an extension of the contract through March 2010 and through these regular updates, staff will strive to provide decision-makers with sufficient data and facts to make comfortable and informed choices during the legislative adoption process. If you have any questions about the TSP update process, please contact me at 503-718-2442 or Darren(21 tigard-or.gov. Thanks and I will see you on the 17th 1:\1.RPL.N\Doreen\PC\PC Packets for 2(109\8-17-09\08-17-09 PC Memo TSP Update.doc ATTACHMENT 1 • • MEMORANDUM TIGARD TO: Mayor Dirksen and City Councilors Craig Prosser, City Manager FROM: Mike McCarthy, Project Engineer RE: Transportation System Plan—Issues under Consideration DATE: 5/5/09 This year's update to our Transportation System Plan will document Tigard's policy framework and transportation priorities for the next few years. Some of the issues that will be under consideration are: A) Several streets and highways in Tigard currently have capacity problems. More congestion is forecast. To what extent should we expand these roads to meet demand? Or would the costs and impacts outweigh the benefits? Some examples are: a. Hwy 99W b. Scholls Ferry Road c. Greenburg Road (north of Hwy 217) d. Durham Road e. Bonita Road f. Upper Boones Ferry Road g. Hwy 217 h. Other major intersections i. Effects of traffic avoiding congestion B) The following roadway connections are in existing plans or recommendations. Does Tigard want to keep them in its Transportation System Plan? If we decide not to keep the connection as a road, would we want it as a pedestrian or bike connection? a. Extending Hall Blvd across the Tualatin River to Tualatin b. Extending Durham Rd under I-5 to 65th Ave in Lake Oswego c. A new `flyover' connection from Upper Boones Ferry Road over 72nd Ave, the railroad, and Fanno Creek to Durham Road I:\LRPLN\Doreen\PC\PC Packets for 2009\8-17-09\08-17-09 PC TSP Update Attachl.docx d. Connecting Wall Street from Hall Blvd to Hunziker St, which would likely require a grade separated rail crossing e. Extending Walnut Street and Ash Avenue from Hwy 99W to Burnham St f. Ash Avenue connection from Burnham St across railroad to Commercial St g. Realigning Hunziker St across Hwy 217 to meet 72nd Ave at Hampton St h. Dartmouth Street Extension across Hwy 217 to Hunziker St or Hall Blvd i. Extending Nimbus Avenue south to Greenburg Road j. Extending Locust St through Washington Sq across Hwy 217 to Nimbus Ave k. Additional overcrossings of Hwy 217 near Washington Square C) What kind of transportation system will best help meet our community development aspirations in key focus areas? Examples are: a. Downtown b. Tigard Triangle c. Washington Square Regional Center d. Highway 99W Corridor D) The TSP Update gives us the opportunity to revise our standard street cross-sections. Would we want to make revisions to how local streets are developed? Possibilities include: a. Allowing narrower local streets in certain situations b. Different standards for downtown and other developing areas c. Neighborhood Street connectivity d. Connections to pathways and trails. Later this summer and fall, we will have more discussions as we work towards consensus on what to include in the Transportation System Plan. If you have specific questions or comments in the meantime, please feel free to contact me at 503-718-2462 or Darren Wyss at 503-718-2442. I:\LRPLN\Doreen\PC\PC Packets for 2009\8-17-09\08-17-09 PC TSP Update Attachl.docx Tigard panning Commission — Roll Call Updated May 14,2009 Hearing/Workshop Date: $-f-mil Starting Time: COMMISSIONERS: Jodie Inman (President) V---- David Walsh ice President) t/ Tom Anderson V-'- ---- Rex Caffall / Margaret Doherty v Karen Fishel t• Smart Hasman Matthew Muldoon (. --- Jeremy Vermilyea Y Timothy Gaschke (Alternate) STAFF PRESENT: I/' Dick Bewersdorff ✓ Ron Bunch v"----Gary Pagenstecher t/ Doreen Laughlin Cheryl Gaines John Floyd Jerree Lewis Duane Roberts Kim McMillan Sean Farrel ly Gus Duenas 1/'" Darren Wyss Todd Prager Marissa Daniels __<S�sar, Nik(-+- ■�--- CITY OF TIGARD PLANNING COMMISSION Meeting Minutes August 17,2009 1. CALL TO ORDER President Inman called the meeting to order at 7:01 p.m. The meeting was held in the Tigard Civic Center,Town Hall,at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman; Vice President Walsh; Commissioners Anderson, Caffall, Doherty, Fishel, Hasman, Vermilyea, and Alternate Commissioner Gaschke Commissioners Absent: Commissioner Muldoon Staff Present: Ron Bunch, Community Development Director; Susan Hartnett, Assistant CD Director; Dick Bewersdorff, Planning Manager; Gary Pagenstecher,Associate Planner; Darren Wyss, Senior Planner; Doreen Laughlin, Planning Commission Secretary 3. COMMUNICATIONS— Ron Bunch, Community Development Director,introduced the new Assistant CD Director, Susan Hartnett, to the Commissioners. 4. CONSIDER MEETING MINUTES 7-6-09 Meeting Minutes: President Inman asked if there were any corrections, deletions, or additions to the minutes; there were none, and President Inman declared the minutes approved. 5. PUBLIC HEARING [Judicial] 5.1 PLANNED DEVELOPMENT REVIEW (PDR) 2008-00004 - THE VILLAGE AT KNOLL REQUEST: The applicant is requesting Planned Development Review approval of a Planned Development Concept Plan for development of a 2.74-acre site with a 15 lot subdivision including one common tract featuring landscaped paths and water features throughout,as well as visitor parking for the site. President Inman read from the Quasi Judicial Hearing Guide. No commissioner wished to abstain or declare a conflict of interest. No one in the audience wished to challenge any PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 1 of 10 member of the commiss._ . or the jurisdiction of the commissio._ Where were no ex parte contacts reported. Commissioner Walsh reported a site visit. STAFF REPORT Associate Planner, Gary Pagenstecher, gave the staff report on behalf of the City. [Staff reports are available one week before each meeting.] He distributed the applicant's amended review of the proposal (Exhibit A). After giving the staff report, he introduced the applicants who were present: Bill Reed, Mark Reed, Derrick Aragon, and Jason Hess (the CEO of Elite Care). QUESTIONS OF STAFF BY COMMISSIONERS (Replies in italics) There was a question as to whether Tualatin Valley Fire & Rescue is okay with approving the project. Pagenstecher answered: Irrespective of the discussion areas I mentioned, based on their applicant's proposal, they're satisfied with that. APPLICANT'S PRESENTATION Mark Reed of NW Ventures Group, Inc. gave a background regarding the project. He noted the first facility was opened in Milwaukee in 2000. He said they also have a project on SW Grant St. in Tigard which was completed in 2008. It's currently 90% occupied. In June of this year it received the LEED Platinum designation, and is the first LEED Platinum Assisted Living project in the U.S. at this time. He said their concept is to create at the core of a community the assisted living building with additional housing units created in order to facilitate the community feel of that building— which is where the Village at Knoll concept came from. At this point Reed went over his PowerPoint presentation (Exhibit B). He went over the project objectives: Platinum LEED certified post assisted living community; 15 lots — 8 attached single family, 6 detached (stand alone) single family homes, & one residential care (assisted living); sustainability through architecture, minimization of"hardscape" (asphalt/paving) and community and common designs. He went over the work completed to date: 2 pre-application conferences; 2 neighborhood meetings; preliminary engineering including streets, storm sewer, sanitary sewer, water; grading& site plan. He said a traffic study had been done, a complete arborist survey, a complete landscape plan, approval of garbage company as well as two meetings with TVF&R—one two years ago and another meeting last week, hence the 2nd letter from TVF&R. Reed stated they were looking for Planning Commission assistance on the following: • Density Bonus of less than 2% to increase from 14 allowable lots to 15 lots (14.74 to 15.00) combined with lot sizes that are smaller than typical in R4.5 Zoning. • Use of alternative street designs to minimize hard surfaces (asphalt, paving) and allow for narrower alleys, roads, combined with one way driving directions. • Phased Development Timeline due to current market constraints and planning timeline. PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 2 of 10 • Site grading, slope ..yid potential grading problems. • Easement vs. Street Frontage on Lots 2-5 • Preliminary understanding of the RCF that is the key component of this development (Conditional Use). Jason Hess, CEO of Elite Care, explained about Elite Care — the philosophy, the building design, and the technology. (Slide 5 of PowerPoint presentation). He said the results are phenomenal and that they're getting in front of a lot of people in DC because of what they're doing. He noted in the last year of life their elders are staying in the hospital less than one overnight stay where, in typical facilities, it's 20+ stays overnight in hospitals. There's less than one 911 call in the last 6 months of life, where the typical community sees 10 to 15. They believe this is due to the design of their building and the sense of community. They've been featured on NBC nightly news for their innovative ways. He said that people visiting don't worry about trying to find the caregiver to identify how Mom or Dad are being cared for, but rather they tend to what's important—and that's spending time with Mom and Dad. Hess said they're happy to be in Tigard and are happy that Mark and Bill Hess are part of the design team. He believes they've done a fabulous job with the site plan and he's happy they're part of the Elite Care team. Mark Reed continued his presentation. He showed photos of the Craftsman style residential living in Milwaukee (Oatfield Estates). He said it doesn't look like a traditional facility with sheer walls and flat roofs and some of those kinds of things. He said it's, rather, a very residential feel. He showed wheelchair accessible flowerbeds that encourage residents to get out and be part of their community. He showed photos of the Tigard facility off of SW Grant Street (Elite Care at Fanno Creek). He said it has community gardens with residents working in the gardens, as well as nice open areas. He also went over their responses to the staff report (see slides 7, 8 & 10). He said they're open to making changes to the start date. QUESTIONS OF THE APPLICANT (answers in italics) When you were talking about responding to the Arborist's comments, are you okay with removing the invasive trees mentioned in the arborist's report? Absolutely. We're fine with all those. Why are you going for a subdivision instead of—like a common plat?A couple of reasons from a condo standpoint- condos are difficult from a construction and long term sales standpoint. Our company has been able to build all of our own projects.As soon you go to a condo—many times you have to go to an outside contractor and you lose a lot of the ability to keep your details where you need to. About Elite care —what are the demographics? Jason Ness answered:Average age is 88 or earlier with Alzheimer's or dementia. So if you are working with some Alzheimer's/dementia residents - then is the facility secure? No. That's not part of our philosophy. We leverage technology in terms of identifying when they're at, and we also build a sense of community. We have one of the highest staff ratios in the state. By the design of the building, technology, and excellent team members— we don't believe in locking people up. PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 3 of 10 So the parking—you have 24 residents—you mentioned 6 staff. How many parking spaces? Mark Hess answered: I want to say 13 or 14 parking spaces. And you've also got all the staff parking underneath, on the backside of the building. And residents? We allow couples to maintain cars. On rare occasions perhaps the wife is able to drive and the husband isn't. They may have a vehicle. So 14 parking spaces for any residents plus visitors? Correct. Okay. That seems a little light. Fanno Creek only has 12 parking spaces— 17 total including the staff. Is your Milwaukee facility based on the same concept - residential care facility and single dwellings? The facility in Milwaukee is a little over 6 acres and is smack dab in the middle of a full residential neighborhood. It's bordered on all sides by single family homes much like this is. The concept is the same. It is absolutely critical that we build around neighborhoods. You talk about community. Many of the neighbors volunteer their time—go to barbeques, and/or have folks that live there. For us, we see it as an essential part of getting our philosophy of belonging, influence, and purpose. What will be the building height on the back? ...there's the potential from the base of the parking area to the top of the building to be somewhere in the neighborhood of 40—45 feet. That c from lowest point on grade to midway at the peak of the roof Where do visitors to single family and attached homes park? A lot of them will be in the parking spaces that are also used for the assisted living facility. The homes are not age restricted at all? They're not age-restricted at all. No. How are the lots going to be graded? Are they going to follow the road slope or how's that work? We cut them into the slope and that helps retain the slope. Daylight basements. How are the soakage trenches going to work on a 15% slope? There's a bio-swale at the bottom. In looking at the plan - 3200 sq ft of open space? That's half of my lot size and I live on a small lot. The scale of this is really small. For instance, what are your side yard setbacks? It's hard to tell what is this really going to look like. It looks nice when you spread it all out at 30 scale—or 20... The building itself is fairly large—ifyou go to Fanno Creek and take a look at it. Fanno Creek is 3 stories high and this place will be 2 stories high. The housing is designed so that the building is symmetrical so that there's a house on each side— that looks like a ski chalet— each one of those has 12 units in it. So it is fairly large, nothing compared to some of the fairly close by apartment buildings but it's a way of gaining density— and also a way of allowing the elders to have a place of community. There was more discussion between the applicant and commissioners about the density issue. William Reed, Owner, commented regarding size. We are about sustainability and a big part of I.FEDS is— how do you create more density and still make it do-able? I went to school back east. I'm used to more densely populated areas. I think you have certain vitality when the area isn't too big for the number of people you're going to have. From the perspective of sustainability— we're going down that road where you're not going to have as much square footage—you're going to have to be able to share with your PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 4 of 10 neighbors. Ifyou don't do thch . we're going to run out of land. So,from or.. , aspective, it's not so much about the size of the area as much as how you create communiy within that area so you have this cohesive unit working together. That's what we're trying to achieve with the design. You've asked for a density bonus to get you up to 15 lots. What happens if you don't get it? Bill Reed answered. It makes the project not as economical. We'll have to skimp someplace else to make it work. We trying to create the sustainabil y part of it. We all believe bigger lots are probably better but in the future the bigger lots aren't necessarily going to be them. I believe that the way the City of Tigard is going is more densiy. Ifyou don't give us the extra lot then we'll have to figure out how to move a house. That's not necessarily good, either for the City, or for the environment. Do you have any alternative layouts? No. This was expensive enough to do once. We'd just take a house out somewhere. There were a few other questions and then the meeting was opened up to public testimony. PUBLIC TESTIMONY — IN FAVOR: No one had signed up and no one in the audience wished to testify. PUBLIC TESTIMONY — IN OPPOSITION: No one had signed up and no one in the audience wished to testify. APPLICANT'S REBUTTAL: [Not necessary.] President Inman said that before moving forward she would like to sum up the Commission's options: • Approve, as presented, the concept plan—meaning that they would come back before us with the detailed development plan which we could condition to require some of these additional information components. • Approve the concept plan, denying the density bonus. • Deny the application. • Continue, if need be. PUBLIC HEARING CLOSED: 8:23pm DELIBERATIONS Commissioner Vermilyea wanted to go on record as being in favor of approving the concept plan and approving the density bonus. He stated that he's impressed with the idea; he's impressed with the use of space,impressed with the desire to achieve the density and the sustainable approach. He said with the small site that they have (2 1/2 acres or so) they've done quite a bit to both try to achieve high density and create some gaps where there's an opportunity for useable open space. He stated it's important to remember that this site is relatively close to Downtown and a Downtown Plan is coming into play in the next several years that's going to develop a lot more useable open and park space —common space in the PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 5 of 10 Downtown area; notwith,,.,nding the fact that many of the resia..__Ls will be able to literally walk over to some of the park space that will be developed in the Downtown area. He went on to say that that's what we want. This will be nice and close to Downtown—the fact that it's close and dense is a very positive thing. "With respect to the character and quality of open space, I'm satisfied with what's been presented, moreover, to the extent that we feel that there's more detail - and we can certainly request that in the detailed plan and evaluate what those details are at that time. I believe, as I was going through, tracking the comments and concerns raised by staff and others, that all of those things were addressed -with the possible exception of the open space issue and, again,given that we can condition the consequent approval on further detail being provided, to address the issues staff raised,if we feel that is appropriate, we can certainly do that. My suggestion, however, is to approve the concept plan with the density bonus, as proposed,with no conditions." Commissioner Doherty: Agrees with Vermilyea. She likes the multi-generational idea. It's unique. She's impressed with the philosophy. She believes the open space should be addressed in more detail. Commissioner Walsh: Likes the concept. It's a challenging lot. Would like detail to help visualize better. Would like to see a different variation. Would like to see the open space more centralized. He said he's hung up on parking. Just 14 shared spaces. He has a hard time supporting the density bonus because he believes that lot should be used as additional parking. Commissioner Fishel: "I was feeling good about it until that parking issue came up. I think that using one of the lots wouldn't necessarily make the project any better." President Inman: "I'm personally on the fence—which is good because I wasn't on the fence when I got here. I am excited about moving forward with sustainable development. It's hard to do. It's expensive to do. It's hard to find. I like the way you've transitioned from the neighborhood with the single family up front and then back towards the residential care facility (RCF). I think where I have the greatest heartache is the single family homes. If you own one of those homes—how would you have a party? Friends for your 15 year old— for your graduation party... where would people park? And then, particularly in the attached houses in the back—some of those units have 4 foot side yards and 8 feet to the next building. They look out at a garage in the back of another house. I am on the fence and I don't know what I'm going to do at this point because I have concerns about what this will really look like when it gets on the ground and what it will really look like when you get through all the processes." Commissioner Doherty: "I like the concept but two things need to be addressed - open spaces & parking. I would strongly recommend that those be dealt with before a final vote in the detail plan process would be forthcoming." Commissioner Hasman: "I have a question for staff[and one for the applicant]. I agree with everything Commissioner Vermilyea said and I also understand the parking issue. What is your take as staff? Do you feel it's adequate parking?" Pagenstecher: "I haven't really addressed PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 6 of 10 that issue in the concept revie.. ,iterion. I do know that 2.5 spaces per bea. equired. 24 beds, 10 spaces, plus 6 staff— so 16 is about what the minimum would be. I think the point's well taken how the residents will park their..." Hasman: "And the other question is— Is it possible —you weren't sure if it was 12 or 14 spots... maybe it was 16 or 18? Or are you absolutely sure that there's just that number?" Applicant: "We have 16 proposed right now plus each house has a two car garage on it so that'd be 28 parking spaces, including the houses,plus the 16 common spaces. So 16 common, single family —each have two— and then you've got—I think it's 5 staff spaces currently on the plan - underneath the building. We originally had more parking but CleanWater Services made us have a 50 foot vegetated corridor down on the bottom of the site. So we did have more parking, but CWS has a stiff arm." Commissioner Anderson: "I like the project. You know, we like to experiment and this is a great lot to do it at—because it's not big. I just think that the one-way streets— I think if we reconfigure it with 14 houses, I think you'll be happier with it." Commissioner Caffall: "I like the concept. I like the plan. I have a few reservations about parking. I'd like, on the detailed plan, to be able to see a little bit more about the open space but I think we can live with where we are now and look at it in more detail when the plan comes back." President Inman: "When you talk about conditions, one of the things we could condition would be for specific items to be addressed so we could require the detailed development to include detailed plans on the uses for the open space; how the grading would affect the open space; how the parking, particularly for the single family homes,would be addressed and any other concerns the Planning Commission has as an option." Commissioner Vermilyea: 'We have to address the density bonus issue tonight. If there's ever a project when the density bonus is appropriate — this is it. It is a very,very small variance in what they're allowed to do anyway. 14.7 lots vs. 15 lots —this size. We're not talking about a very large variance and,to me, this is the kind of program we want to provide an incentive to. We've approved a lot of things that I've just kind of gone along with. This is the kind of program that we ought to be approving and we ought to be providing incentives to - and the density bonus, in my view,is exactly the right kind of incentive and this is the kind of development that deserves that kind of consideration. So I think it's critical that we approve that and that we deal with the rest of the conditions." Commissioner Walsh: "I like the project. I'm hung up on parking and the layout and that,in effect, whether it's 14 or 15 lots. So I would like to ask them to come back with alternatives. I'd like to see some alternatives and I realize that the concept plan wouldn't [inaudible] the expense of that but the detail yes. We should see some alternatives. I would like to see some movement around the open space, possibly, and the parking." Commissioner Vermilyea: 'What's important to us given all our constraints? A well thought out plan? Meet the density requirements?" Pagenstecher: "You can provide them the opportunity to come back with either a 14 or 15 unit plan, depending on how they handle the density. You could decide then." PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 7 of 10 Commissioner Doherty: "I'm a bit confused— so we could go through and say "Yes, we grant you the density bonus but we want you to come back with a plan for 14 or 15?" Bewersdorff: "No. You would approve the concept with the proviso that that concept will be approved with either 14 or 15 depending upon what you've reviewed in your detailed plan." Commissioner Doherty: "So say they come back with something fantastic with open spaces, parking, and 15 drawings — then we have the opportunity to go through and say— 15. So we're basically not granting a density bonus?" Bewersdorff: "You're giving them the opportunity to convince you based on the parking and your open space issues." Commissioner Vermilyea: "Here's my problem with that. We're asking the proponent to go out and begin detailed design work and go down a path—let's assume that they choose to design this on a 15 lot proposal, and they attempt to meet all the conditions that I assume we're going to [inaudible] regarding the open space and parking—and they come back to us after having poured a bunch of resources into detailed planning. And we say "no"? I don't think that's fair to the proponent. I think we need to give them clear guidance tonight or we continue this for a month or so and let them come back and give some more detail before we make the decision — so that at that point we can maybe address the issues that have been raised here tonight. I don't think it's fair to say we conditionally approve your concept plan— we're going to withhold the bonus until you prove to us that you deserve it and, by the way, if you spend all the money trying to prove to us that you deserve it, and we don't like it, now you're going to go back to square one? I don't think that's equitable." Commissioner Caffall: "I agree." Commissioner Walsh: "The bonus is not a gimmie. People have to work for it. They have to show us why. I think we have to have the ability to grant the bonus or deny the bonus based upon the merits. It's that simple." Commissioner Vermilyea: "But you also have to give the proponent some clarity upon which to rely in developing a detailed plan." President Inman: "I think the problem is the concept plan is where we look at alternatives so that we can avoid the situation where we're [inaudible] because the applicant has put so much time and effort into developing this plan that it seemed very onerous and expensive to make them go backwards. However..." Commissioner Walsh: "Cost of doing business." President Inman: "So. That being said - we are in this situation.Jeremy (Vermilyea) has a valid point that it would be unfair to ask them to forward two detailed development plans. PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 8 of 10 Density bonuses haven't _ ,n granted by the Planning Commis . .in years. They're hard- fought here. I agree with Jeremy's assessment that we either grant it or not or continue the hearing to allow the applicant to address those two. They could specifically address those items without forwarding two entire plans." MOTION A motion was made by Commissioner Vermilyea, seconded by Commissioner Caffall as follows: "I move that we continue the hearing for one month [to September 211 with the proviso that the proponent will address within their concept plan the issues that were raised tonight — specifically regarding use of open spaces within the project, and the parking issue—and try to allay some of the concerns that have been raised." The motion CARRIED on a recorded vote, the Council voted as follows: AYES: Commissioner Anderson, Commissioner Caffall, Commissioner Doherty, Commissioner Fishel, Commissioner Hasman, Commissioner Inman, Commissioner Vermilyea, and Commissioner Walsh (8) NAYS: Commissioner ABSTAINERS: None (0) ABSENT: Commissioner Muldoon (1) 6. WORKSHOP Transportation System Plan Briefing Senior Planner, Darren Wyss,gave a brief update on the Transportation System Plan. He said he will come on a bi-monthly basis to update the commissioners. Wyss made the following points regarding the TSP: • Phase one of the project is complete and consisted of gathering background materials and the development of draft goals and policies for the TSP • Goals and policies will be adopted into the Comp Plan at same time the TSP is adopted. • Background materials consisted of current conditions and a review of relevant planning documents (ODOT, County and Metro, for example) and whether City policy and code is in compliance. • Materials can be found on TSP webpage. • Phase one also included TAC, CAC (Commissioner Hasman is the Planning Commission representative), and Public Forum 1,where feedback was collected and incorporated as necessary. • Kittelson is now working on Phase 2 which includes a Needs and Deficiencies Report, Systems Solutions Report, Draft Facilities Plan, and a Financial Review. • Needs and deficiencies will look at problem areas in the City for all modes of transportation (bike, ped, transit, and motor vehicle). PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 9 of 10 • Systems Solutions will look at alternative solutions, such as demand management, paid parking, parking reductions, etc. • Draft Facilities plan will identify future projects to make the system more efficient. • This is part of process where potential future projects and programs get identified. • To help, Wyss has been meeting with Councilors individually to get feedback and would like to extend the invitation to Planning Commissioners if they are interested. If Commissioners could provide feedback to questions in Attachment 1 (of Darren's memo) that would be helpful. (Email Darren Wyss or Doreen Laughlin with feedback.) • The next opportunity for community feedback is Sept 12th at Family Fest. Staff will have maps and surveys for community members to review/comment upon. • Community feedback is an important component that will hopefully make the decision- making run smoothly during the legislative process • Lastly, the contract with Kittelson was due to expire at end of year, but has been extended thru March 2010. • This will allow more time to develop the draft document and have the consultants present to both Planning Commission and City Council in the spring. Wyss ended saying if the commissioners have any questions about the process or materials being formulated, to give him a call. 7. OTHER BUSINESS None 8. ADJOURNMENT President Inman adjourned the meeting at 9:15 p.m. 0b Doreen Laughlin, Planning Co lin Secretary ode ATTEST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—August 17,2009—Page 10 of 10 Exhibit A Gary Pagenstecher From: Dalby, John K. [John.Dalby @tvfr.com] Sent: Thursday, August 13, 2009 2:46 PM To: Gary Pagenstecher Cc: BREED @ELITECARE.COM Subject: The Village at Knoll (T) (Amended) Attachments: The Village at Knoll (T) (Amended).doc Gary, This is our amended review of this proposal. The applicant met with us this afternoon and we were able to resolve our previous concerns. As such, we have no objections to them presenting this proposal at the Planning Commission meeting on Monday August 17, 2009. «The Village at Knoll (T) (Amended).doc>> 1 Wprita Tualatin Valley Fire & Rescue July 2, 2009 Gary Pagenstecher, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (PDR) 2009-00004 The Village at Knoll Dear Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) 2) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE:, Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. The proposed access roadway around the perimeter of the project is 15 feet with no parking allowed. We find this proposal acceptable. 3) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. 4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 5) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) The fire district will accept a drivable sidewalk on the northwest and southeast outside corners of the perimeter roadway so long as they are constructed to our surface loading requirements. North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com TIMOR: Tualatin Valley Fire & Rescue 6) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) 7) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute(GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) 8) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) 9) FIRE HYDRANTS—COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. (IFC 508.5.1) 10) FIRE HYDRANTS —ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) 11) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. 12) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (IFC C102.1) 13) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 14) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDC's shall normally be remote except when approved by the fire code official. (IFC 912.2) This requirement applies to the residential care facility. 15) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com TWAR Tualatin Valley Fire & Rescue We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, jam JL- Datfui John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com Exhibit B VW ; • ,jr Pill� t I I I Phil r • _ ce. `1-,` i r . � r . ' lk ice ,e f ( — 1 s. „,,I, tr �• I `_ -- - .4 _ III -,.,., , - _ The Village at Knoll Concept Plan City of Tigard Planning Commission August 17, 2009 Project Objectives • Elite Care Community — State of the art Platinum LEED Certified Post Assisted Living Community • "A Community within a Community" • 15 Lots • 8 Attached Single Family • 6 Detached (Stand Alone) Single Family • I Residential Care (Assisted Living) • SustainabilityThrough: • Architecture/LEED Certification • Minimization of hardscape (Asphalt/Paving) • Community and Common Designs Work Completed To Date • 2 Pre-Application Conferences • 2 Neighborhood Meetings • Preliminary Engineering Including: • Streets including full profile for SW Knoll Drive • Storm Sewer, Sanitary Sewer,Water • Grading, Site Plan • Complete Traffic Study • Complete Arborist Survey • Complete Landscape Plan • Approval of Garbage Company • 2 Meetings with Tualatin Valley Fire & Rescue Concept Plan Not Detail Plan • Looking for PC assistance on the following: o Density Bonus of less than 2% to increase from 14 allowable lots to 15 lots ( 14.74 to 1 5.00) combined with lot sizes that are smaller than typical in R4.5 Zoning o Use of alternative street designs to minimize hard surfaces (asphalt, paving), and allow for narrower alleys, roads, combined with one way driving directions (current SW Knoll is already one way) • Phased Development Timeline due to current market constraints and Planning Timeline o Site Grading, Slope and potential grading problems • Easement vs. Street Frontage on Lots 2-5 o Preliminary understanding of the RCF that is the key component of this development (Conditional Use) OUILD/�,C a�� O C The Elite Care Story o Philosophy o Belonging, Influence & Purpose o Simple, Consistent & Routine o Presence, Empathy & Technique Technology o Building Design o Small Intimate Communities o 12 Resident Rooms per house o No Hall Ways o Open Residential Kitchen o Community Focused o Sustainable Platinum LEED Certified o Technology o Family Connector o Delivers Transparency o Supports Independence & Safety o Proactive Responses Elite Care at Oatfield Estates .., , ..... ..c mileaciii,410 .. . . .. ,fir • '— L, ■ - • /I ' , lel I !I1,1 l': vii . 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I P. .- 1 1 , 1 1 1 1 Responses to Staff Report - I ■ Proposed Dates for Site Development May Be Off ■ We understand and have a flexible starting point for development to be determined by planning commission approval process and market conditions ■ Planning Objectives ( I 8.350.0 10) ■ Quick overview was provided in the Narrative — walk through items. ■ Open Space ■ We have provided the minimum 20% open space, and are only requesting density bonuses in the amount o f.25 lots (or less than 2%) The BBQ area, Gazebo, etc. would be used by residents of the development, the RCF and neighborhood Responses to Staff Report - II ■ Craftsman Style, Innovation and LEED buildings ■ Craftsman Styles allow for each building to be individual while maintaining a community feel by incorporating the following: ■ Rear Loaded Garages o ff Alley allow front porches to be seen from SW Knoll instead of garages ■ Front Porches and Larger Windows allow for greater connectivity between buildings ► Streets with Rolled-Curb Sidewalks allow for the elderly residents of the RCF to safely walk through the neighborhood ■ LEED and Innovation allow for higher sustainability including: ■ Rain water collection used for Irrigation and Toilet Flushing ■ Solar Panels allow for less electricity ► Retention and Planting of healthy trees allows long term benefits ► Reduced pavement for lower heat-island effects & reduced rain-water runoff f ■ High density allows for "community within a community" I I iti I I I I q--V 1 - I (VIII/] I _ 1 1 t II 1 I I o 1 ��, 1 1y , 1• /iriiii17-7 li _s 1 1 1 1 1 1 1 Y...q¢" ,_.,,_ice 1 1 r i I J 1 I • F �: I /1 ) 1 !! / l) II / I 11V) 1 / f 1J/J//j l J e I i CV I 1 I I 1 1 I I I CO I I I I I I I I I, 1 Ir ct 1 ; te IC Ir 1 t 1 g /1 1 _ ♦ 1p�q I •,II r' j R c ` . 1 cri - .T- - ,- T cd 1 -.k Y I f, I.....i. . , 1 - 1 ( 1 r. 0 I Y \ A - ,,. . I ..ji 11' VVV I �� - .y,ii .l., t j Of ) I i Ell I I 1 Responses to Staff Report - III ► Open Space Requirements (Part 2) ■ Open Spaces including the walking paths, gazebos, natural areas would be utilized by community much like Oat field Estates (Pictures) ■ Slopes on Interior Spaces are mainly towards corners of site and not towards main interior open spaces ► Arborist Comments ■ Extensive review of City Arborist, agree with comments, willing to make minor changes to plan depending on requirements ■ Frontage ■ Was designed in accordance with Washington county "Eyebrow" Corner according to Z-Tec Engineers (Drawing) ► Trimet Ridership ■ 14 Additional Single Family Houses Only, minimal impact compared to apartments. Additional Discussion Areas - I ■ LEED and Craftsman Designs — ► Ownership of RCF which provides greatest long term gain ensures that we will maximize entire community. ■ Fanno Creek in Tigard and Blueberry Lane in Portland were both certified LEED Platinum as will this facility ■ Natural Resources — Agree with Arborist ■ Grading — Previously Discussed ■ Frontage — Easement and reduction of 25 foot required for lots 2-5 only. All other lots meet requirement ■ TVF&R — New Letter, Re-affirming meeting from May, 2007