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SDR2015-00005 SDR2015 - 00005 HALL POINTE TOWNHOM S NOTICE OF TYPE II DECISION a SITE DEVELOPMENT REVIEW SDR2015-00005 HALL POINTE TOWNHOMES 120 DAYS = 8/5/2016 SECTION I. APPLICATION SUMMARY FILE NAME: HALL POINTE TOWNHOMES CASE NOS.: Site Development Review(SDR) SDR2015-00005 Adjustment(ADJ) ADJ2016-00099 Adjustment(ADJ) ADJ2016-00100 Lot Line Adjustment (LLA) LLA2016-00004 REQUEST: The applicant is requesting a site development review for the development of two parcels totaling 0.63 acres, including a 14-unit multi-family townhome project comprised of three buildings and associated site improvements. The applicant also requests an adjustment to reduce the residential density from 15 to 14 units, an exception to setback standards to reduce the side yard setback from 20 feet to 16 feet, and a lot line adjustment to consolidate the two existing parcels. APPLICANT: E &V Development,LLC c/o Mick Gross 10875 SW 89th Avenue Tigard, OR 97223 OWNER: Eugene L. Davis, Trustee of the • Eugene Davis Revocable Living Trust 10875 SW 89th Avenue Tigard, OR 97223 LOCATION: 8735 SW Spruce Street;WCTM 1S135AD,Tax Lots 03400&03500 ZONE: MUR: mixed use residential districts. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high density (MUR-1) and moderate density (MUR-2) designation is available within the MUR zoning district. The applicable zone is MUR-2 APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.360, 18.370, 18.390, 18.420, 18.520, 18.630, 18.705, 18.715, 18.730, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the proposed site development review, density adjustment, setback exception,and lot line adjustment subject to certain conditions of approval. The findings and conclusions on which the decisions are based are noted in Section VI of this decision. NOTICE OF DECISION PAGE 1 OF 36 SDR2015-00005 HALT,POINTE TOWNHONIES CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the COMMUNITY DEVELOPMENT DEPARTMENT ATTN: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any site work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $819 (21 planted and four retained open grown trees at$147 first tree + $28/each additional tree x 24 trees = $672). 4. Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11, Part 2 in the amount of$9,492 (21 planted open grown trees x$452/tree). 5. Prior to commencing any site work, the applicant shall submit revised building plans and elevations that demonstrate the required eight-foot deep offsets for patios and balconies (18.360.090.C) are met. 6. Prior to commencing any site work, the applicant shall submit a revised dimensioned site plan and open space plan that demonstrate how the minimum 2,800 sf shared open space requirement (18.360.090.F) is met. 7. Prior to commencing any site work, the applicant shall submit a revised open space and landscape plan that demonstrate the minimum 20%landscaping requirement is in addition to the open space and recreation area requirements (18.360.090.K). 8. Prior to commencing any site work, the applicant shall revise the site plan to comply with the maximum 10- foot rear yard setback standard for Building B. 9. Prior to commencing any site work, the applicant shall submit a revised site plan that meets the additional setback requirements that provide separation of parking and walkways from living room windows by at least ten and seven feet,respectively. 10. Prior to commencing any site work, the applicant shall submit a revised site plan that shows wheel stops for each parking space placed two feet from the sidewalk to limit the vehicle overhang to one foot as shown on the site plan. 11. Prior to commencing any site work, the applicant shall submit a revised site plan showing a minimum of 24 parking spaces. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 12. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Submit an approved NOTICE OF DECISION PAGE 2 OF 36 SDR2015-00005 HALL POINTE TOWNHONIES Oregon Department of Transportation (ODOT) public facilities permit for all proposed work in the SW Hall Boulevard right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only *include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 13. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number of the 'individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership,LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. The Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 15. SW Spruce Street shall be designed and constructed to City standards.as follows: - Concrete curb or curb and gutter as needed - Storm drainage - 5-foot sidewalk with 5-foot planter strip adjacent to the curb - Street trees,lighting,striping, signs - Undergrounding of overhead utilities or payment of a fee in-lieu - Traffic control devices - Pavement tapers - 24 feet of paving (minimum); 16 feet north of centerline, eight feet south of centerline - Modify curb return and catch basin at southwest corner of Hall Blvd. and Spruce Street 16. SW Hall Boulevard shall be designed and constructed to ODOT standards.as follows: - Right-of-way dedication of 45 feet from centerline - Concrete curb or curb and gutter as needed - Storm drainage - 10-foot sidewalk with 5-foot planter strip - Street trees,lighting, striping, signs - Undergrounding of overhead utilities or payment of a fee in-lieu - Traffic control devices - Any other work required by ODOT 17. Prior to commencing site improvements, donate to ODOT the public right-of-way required for SW Hall Boulevard to provide 45 feet from centerline. 18. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the PFI permit plans. Calculations for detention and water quality shall be based on full development of the serviceable area. The location and capacity of existing,proposed and future lines shall be addressed. a. Sanitary sewer manhole must be channelized. b. Sanitary sewer line from manhole to property line must be tested and approved. NOTICE OF DECISION PAGE 3 OF 36 SDR2015-00005 HALL POINTE;TOWNHOMES 19. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. 20. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. 21. Prior to commencing site improvements, the Applicant shall obtain a Clean Water Services (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 22. Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for all public water line improvements. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction plans. 23. Prior to commencing site improvements, the applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. 24. Prior to commencing site improvements, the applicant shall pay the fee in-lieu of undergrounding for Hall Boulevard and Spruce Street. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 25. Prior to submitting plans for building review,pay addressing fees in the amount of$700. 26. Prior to issuance of building permits, the applicant shall record the lot line adjustment with Washington County and submit a copy of the recorded survey map to the city within 15 days of recording. 27. Prior to issuance of building permits, obtain an ODOT Facility Permit for street improvements and storm drainage. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the COMMUNITY DEVELOPMENT DEPARTMENT ATTN: Gary Pagenstecher, 503-718-2434. 28. Prior to issuance of an Occupancy Permit the applicant shall call for a Planning Inspection to ensure the project is built according to the approved plans. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 29. Prior to issuance of an Occupancy Permit, complete all required public improvements, including improvements to SW Hall Boulevard and a one-year maintenance assurance for the improvements. Submit ODOT approval of all work in the SW Hall Boulevard right-of-way. 30. Prior to issuance of an Occupancy Permit, the applicant shall submit as-built drawings tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the NOTICE OF DECISION PAGE 4 OF 36 SDR2015-00(X)5 HALL POINTF,TOWNHOMES development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD";"ZCOORD": "SSMH02";"MH"; "7456892.234";"6298769.879";"192.45" "WW03", "WW", 447456956.654", "6298723.587", "214.05 31. Prior to issuance of an Occupancy Permit, the applicant's traffic engineer shall submit a final sight distance certification for the driveway intersection prior to City approval of the completed project improvements. 32. Prior to issuance of an Occupancy Permit, the applicant shall demonstrate that they have entered into an agreement as required by ODOT for the maintenance of the private on-site water quality facilities that will ensure compliance with the requirements of CWS. 33. Prior to issuance of an Occupancy Permit, the applicant shall demonstrate that they have entered into an agreement on City forms for the maintenance of the private on-site water quality facilities that will ensure compliance with the requirements of CWS THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION PAGE 5 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The applicant is requesting site development review for a three-building, 14-unit townhome complex with 23 off- street parking spaces (14 covered) on 0.63 acres. The site will be served by an access drive from SW Spruce Street. The applicant also requests an adjustment to reduce the residential density from 15 to 14 units, an exception to setback standards to reduce the side yard setback from 20 feet to 16 feet, and a lot line adjustment to consolidate the two existing parcels. Site History: The property consists of two parcels, tax lot 3400, which is vacant, and tax lot 3500, which has an existing single- family dwelling. A search of City land use records found that a minor land partition (MLP95-00016) was approved on tax lot 3400 and has since expired. No other land-use cases associated with the subject parcels were found. Vicinity Information: The site is zoned MUR-2 within the Washington Square Regional Center Plan District. Properties to the north and south are also zoned MUR-2, properties to the west and east are zoned R-12. The area is primarily an established single-family residential neighborhood that is in transition with recent redevelopment of narrow lot single-family homes across Spruce Street.The subject site is bordered by single-family dwellings on the north and west,with Spruce Street and Hall Blvd on the south and east. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A neighborhood meeting was held on June 8, 2015 with seven neighbors in attendance. On April 12, 2016, a notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site boundaries and interested parties. The City received three written comments from neighbors. Randy Miller, 8808 SW Spruce Street, is concerned that additional traffic on Spruce Street will not be safe, that existing storm and sewer problems will be exacerbated, and that adequate on-site parking be provided. Scott Campbell, 10675 SW Hall Blvd., worries that increased development in the area along Hall and Spruce is creating parking and safety issues, stormwater drainage is insufficient, and that Metzger School may be beyond capacity to absorb additional demand created in part by the development. Todd Kinsley, 8840 SW Spruce Street, commented on the proposed parking design being too tight and the amount too little, storm and sewer lines may be insufficient, the lack of useable open space will create hazards for school aged children, the uncertain applicability of the setback adjustment criteria, and the potential congestion of cars leaving Spruce onto Hall. RESPONSE: The issues raised relate to adequacy of public services and ensuring that the proposed development provides sufficient mitigation for anticipated impacts. This development review and decision provide findings that apply the standards of the Tigard Development Code to the facts of the proposal and determine if all criteria are met, and where not met, conditions the approval so that the approved development complies with the standards. Findings relating to public facilities (including storm sewer, traffic impacts, streets) can be found under section 18.810 Street and Utility Improvement Standards; for open space, under section 18.360 Site Development Review; for setbacks, under 18.520 Commercial zoning districts; and for parking, under 18.765 Off-street parking and loading requirements, below. The Tigard Tualatin School District was notified but did not submit any comments regarding the capacity of school facilities to absorb the incremental demand the proposed development might have on the district. NOTICE OF DECISION PAGE 6 OF 36 SDR2015-(NXX)5 HALL POINTE,TOWNHOMES SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: 18.360 Site Development Review 19.370 Variances and Adjustments 18.420 Lot Line Adjustments 18.520 Commercial zoning districts 18.630 Washington Square Regional Center Plan District 18.705 Access, Egress and Circulation 18.715 Density Computations 18.730 Exceptions to Development Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-street parking and loading requirements 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.360 SITE DEVELOPMENT REVIEW 18.360.080 Exceptions to Standards A. Exceptions to setback requirements. The director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: The applicant's narrative describes the site as "extremely compact," and given the proposed building design, and to meet all other code provisions, the exception is necessary. The applicant has applied to reduce the western side yard setback from 20 feet to 16 feet (20%). Pursuant to Table 18.520.2, footnote 20, the base zone requirement for side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R-40. The zone abuts the R-12 zone,which is included in Section 18.510.020. 1.An exception which is not greater than 20% of the required setback; A 20% exception is proposed. This criterion is met. 2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; There is a single family detached dwelling and several out buildings on the adjacent parcel, zoned R-12. The one and a half story house is approximately 53 feet from the property line and sits close to Spruce Street leaving the back yard in open space. The proposed two story building would be adjacent to the open space portion of the adjacent lot. The effect on the adjoining property of the proposed building in terms of light, noise, and fire hazard would likely be the same,whether setback 16 or 20 feet. This criterion is met. 3. Safe vehicular and pedestrian access to the site and on-site; Vehicular and pedestrian access to and through the site would be from the access drive from SW Spruce east of Building A, opposite from the setback proposed on the west side of Building A. Vehicular and pedestrian access to the site would not be affected by the setback exception. This criterion is met. 4.A more efficient use of the site which would result in more landscaping; and The setback exception would allow for a more efficient use of the site. As shown on Sheet C1.2, the site includes 25%landscaping in excess of the 20% minimum. This criterion is met. NOTICE OF DECISION PAGE 7 OF 36 SDR2015-00005 HALL POINTE TOWNI IOMES 5. The preservation of natural features which have been incorporated into the overall design of the project. The subject site does not include any sensitive lands as defined in 18.775, but does include a large white oak tree on the eastern portion of the property, which is proposed for preservation and is incorporated into the overall design of the project. This criterion is met. FINDING As shown in the analysis above, the applicable criteria are met and the 20% exception can be granted. 18.360.090 Approval Criteria The director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: A. Compliance with all of the applicable requirements of this title, including Chapter 18.810, Street and Utility Standards; The following sections were found not to apply to the proposal: 18.360.090.B. (Relationship to the natural and physical environment—Nonresidential development); 18.360.090.D (Buffering, Screening and Compatibility between Adjoining Uses-Nonresidential development); 18.360.090.G (100-year floodplain); 18.360.090.14 (Demarcation of Public, semi- public and private spaces for crime prevention-Nonresidential development); and 18.360.090.I (Crime prevention and safety-Nonresidential development). The following sections were discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.360.090.1, (Drainage); 18.360.090.M (Provision for the Disabled);and 18.360.090.N (All Provisions&Regulations of Underlying Zone Apply); Chapter 18.810,Street and Utility Standards. C. Exterior elevations. 1. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. As shown in the Plan Set Elevation drawings (Sheets A1.0 and AM), proposed Buildings A, B, and C have patios and balconies with a combined recess and extension of five feet in depth for each unit at 16-foot intervals. This meets the 30-foot maximum offset requirement but not the minimum 8-foot depth requirement. As a condition of approval, the applicant shall submit revised building plans and elevations that demonstrate the required eight-foot deep offsets for patios and balconies are met.As conditioned,this standard is met. E. Private outdoor area—Multifamily use. 1. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and a. Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit, and b. Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area; 2.Wherever possible,private outdoor open spaces should be oriented toward the sun; and 3. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. As shown in the Plan Set Elevation drawings (Sheets A1.0 and A1.1) and Outdoor Recreation Plan (Sheet C4.0) each unit has a balcony of approximately 35 sf(5' x 7') and patio of approximately 35 sf. (5' x 7� on the rear for a total of 70 sf/unit. The units' open space areas face east and west to benefit from the morning and afternoon NOTICE OF DECISION PAGE 8 OF 36 SDR2015-00005 HALL POINTE TOWNHONIES sun; the upper floor balconies and ground floor patios are partially recessed and screened with landscaping to provide privacy. This standard is met. F. Shared outdoor recreation areas—Multifamily use. 1. In addition to the requirements of subsection E of this section, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: a. Studio up to and including two-bedroom units,200 square feet per unit; and b. Three or more bedroom units,300 square feet per unit. 2. The required recreation space may be provided as follows: a. It may be all outdoor space;or b. It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or c. It may be all public or common; or d. It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and e. Where balconies are added to units, the balconies shall not be less than 48 square feet. 3. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety. The proposed 14-unit development includes two bedroom units; therefore the required shared outdoor recreation area is 2,800 square feet (14 units x 200 square feet/unit). Sheet C-4.0 includes Outdoor Recreation area calculations showing a total of 4,017s sf. 2,860 square feet for landscaping, 177 square feet for a picnic area, 980 sf for private outdoor space (14 units x approximately 35 sf patio/deck x two per unit). As part of the landscape calculation, the plans include off-site areas within the Spruce Street right-of-way and areas indicated as mulched areas at the north side of Building B. The required 2,800 square feet of usable outdoor recreation space must be in addition to the private outdoor space in section E. The proposed balcony space is 35 sf/unit and does not meet the minimum 48 sf size to be counted toward the open space requirement, as provided in F.2.d/e above. Given the information available, the proposed picnic area (177 so is the only clearly usable shared outdoor recreation space available for use by all the residents,which is substantially less than the required 2,800 sf. As a condition of approval, the applicant shall submit a revised dimensioned site plan and open space plan that demonstrate how the minimum 2,800 sf shared open space requirement is met. As conditioned this standard is met. J. Public transit. 1. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; 2. The requirements for transit facilities shall be based on: a. The location of other transit facilities in the area, and b. The size and type of the proposal; 3. The following facilities may be required after city and Tri-Met review: a. Bus stop shelters, b. Turnouts for buses, and c. Connecting paths to the shelters. The site is located on SW Hall Blvd.Tri-Met route 43 is located 1400 feet to the north and route 94 is located 3000 feet to the south.Therefore,this standard does not apply. K. Landscaping 1. All landscaping shall be designed in accordance with the requirements set forth in Chapters 18.745 and 18.790; 2. In addition to the open space and recreation area requirements of subsections E and F of this section, a minimum of 20% of the gross area including parking, loading and service areas shall be landscaped; and 3. A minimum of 15% of the gross site area shall be landscaped. As shown on Sheet C1.2, the gross site area is approximately 25% landscaped. However, the applicant has not NOTICE OF DECISION PAGE 9 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES differentiated between general landscaping and the open space and recreation area requirement of subsections E and F. As a condition of approval, the applicant shall submit a revised open space and landscape plan that demonstrates the minimum 20% landscaping requirement is in addition to the open space and recreation area requirements. As conditioned,this standard is met. FINDING: Based on the analysis above,the proposal does not meet all of the applicable site development review criteria.With the following conditions of approval,these criteria can be met. CONDITIONS: ■ The applicant shall submit revised building plans and elevations that demonstrate the required eight-foot deep offsets for patios and balconies are met. ■ The applicant shall submit a revised dimensioned site plan and open space plan that demonstrate how the minimum 2,800 sf shared open space requirement is met. ■ The applicant shall submit a revised open space and landscape plan that demonstrate the minimum 20% landscaping requirement is in addition to the open space and recreation area requirements. 18.370 VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments" which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using "clear and objective standards," these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments" which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in subsection C of this section. C. Special adjustments. 3. For adjustments to density requirements in Washington Square Regional Center, the standards of 18.630.020.E apply. FINDING: As shown in the findings for section 18.630.020.E, below, the proposed density adjustment can be approved. Chapter 18.410 LOT LINE ADJUSTMENTS 18.410.040 Approval Criteria A. Approval criteria. The director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: 1. An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district. The applicant has applied to consolidate two lots (WCTM 1SA135AD Tax Lots03400 & 03500). The lot line adjustment criteria are typically used to adjust common property lines between two or more parcels resulting in the same number of parcels of different dimension. However, the city also uses this procedure for lot consolidations between two parcels resulting in one parcel. Although one of the two parcels is reduced in size below the minimum lot size established by the zoning district (3,050 square feet), it is reduced to zero, which is not in conflict with the criterion designed to prohibit substandard lot sizes. This criterion is met. 2. By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site development or zoning district regulations for that district. NOTICE OF DECISION PAGE 10 OF 36 SDR2015-00005 HALL POINTE;TOWNHOMES As shown in the applicant's plans, the proposed site development review on the resulting single lot has been designed to meet the site development and zoning district regulations for the district. This criterion is met. 3. The resulting parcels are in conformity with the dimensional standards of the zoning district,including: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation; c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement; and d. Setbacks shall be as required by the applicable zoning district. The city also uses this procedure for lot consolidations between two parcels resulting in one parcel.Although one of the two parcels is reduced in size below the minimum lot size established by the zoning district (3,050 square feet), it is reduced to zero,which is not in conflict with the criterion designed to prohibit substandard lot sizes. As shown in the applicant's plans, the proposed site development review on the resulting single lot has been designed to meet the site development and zoning district regulations for the district. This criterion is met. 4. With regard to flag lots: a. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. b. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within 10 feet of an abutting lot in accordance with Section 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. No flag lots are proposed. This criterion does not apply. 5. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. There is a fire hydrant south of Spruce Street within 103 feet of the center line of the access road. The length of the access way is approximately 150 feet. Combined, the distance is less than the minimum required 400 feet for fire service. This criterion is met. 6. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The proposed development would all be on a single lot after consolidation. This criterion is met. 7. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. As shown in the findings for Chapter 18.705, below, the proposed development complies with the applicable Access,Egress, and Circulation standards. This criterion is met. B. Exemptions from dedications. A lot line adjustment is not considered a development action for purposes of determining whether floodplain,greenway, or right-of-way dedication is required The application is for site development review with a concurrent lot line adjustment. Any required right of way will be dedicated through the site development review requirements and procedures. The proposal is not exempt from dedication. This criterion does not apply. C. Variances to development standards. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. NOTICE OF DECISION PAGE 11 OF 36 SDR2015-00005 I TALI.POINTE TOWNHONIES The applicant has not applied for any variances to the standards of this chapter. This criterion does not apply. 18.410.050 Recording Lot Line Adjustments A. Recording requirements. Upon the director's approval of the proposed lot line adjustment, the applicant shall record the lot line adjustment with Washington County and submit a copy of the recorded survey map to the city, to be incorporated into the record. B. Time limit. The applicant shall submit the copy of the recorded lot line adjustment survey map to the city within 15 days of recording and shall be completed prior to the issuance of any building permits on the re-configured lots. Upon the director's approval of the proposed lot line adjustment, the applicant shall record the lot line adjustment with Washington County and submit a copy of the recorded survey map to the city within 15 days of recording, which shall be completed prior to the issuance of any building permits on the re-configured lots. As conditioned, the requirement is met. FINDING: As shown in the analysis above, the lot line adjustment criteria are met. A condition on recording the lot line adjustment will ensure the adjustment will become effective. CONDITION The applicant shall record the lot line adjustment with Washington County and submit a copy of the recorded survey map to the city within 15 days of recording, which shall be completed prior to the issuance of any building permits on the re-configured lots. 18.520 COMMERCIAL ZONING DISTRICTS Table 18.520.1 includes a list of permitted, restricted, conditional and prohibited uses in commercial zones. In the MUE-1 zone, residential uses are permitted which are compatible with employment character of the area. Multifamily residential is permitted in the zone. The subject site is located in the MUR-2 zone, a moderate-density mixed use residential zoning district. Multifamily residential development is proposed. The proposed use is a permitted use in the zone. TABLE 18.520.2 outlines commercial development standards. The MUR-2 zoning district has the following dimensional requirements: TABLE 18.520.2 COMMERCIAL DEVELOPMENT STANDARDS STANDARD MUR-2[181 Proposed Minimum Lot Size None 0.63 acres Minimum Lot Width None NA Minimum Setbacks Front yard 10 ft. [21] 10 ft. Side facing street on comer&through lots 10 ft. [21] (max 20 ft.) Varies:10-20ft Side yard Oft. [20] (20 ft.next to R-12) 16 ft. (Exception) Side or rear yard abutting more restrictive zoning district - - Rear yard 0 ft. [20][22] (10 ft.max) A: 8ft,B:13 fr. Distance between property line and front of garage N/A N/A Minimum Building Height None N/A Maximum Height 45 ft. 24 ft. Maximum Site Coverage 2 80% 75% Minimum Landscape Requirement 20% 25% Minimum FAR 1 0.3 N/A Minimum Residential Density 4 25 units/acre 15 units required 14 units Adjustment Maximum Residential Density 4 50 N/A [2]Includes all buildings and impervious surfaces. [4]Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential NOTICE OF DECISION PAGE 12 OF 36 SDR2015-00005 HALL S.POINTE TOWNHOMES units per acre shown in the above table. [18]The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses in the MUC, MUE and MUR zones within the Washington Square Regional Center(WSRC) and abutting zoning districts not included within the WSRC,or zoning districts within the WSRC which are not mixed-use.For MUC and MUE zones,the requirements for Commercial Zones apply.For MUR zones,the requirements for the Neighborhood Commercial Zone apply. [20]Side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R-40. [21]The maximum setback is 20 feet. [22]The maximum setback is 10 feet. FINDING: According to the applicant's Site Plan (Sheet I-1), the proposed 10-foot front setback (ten feet minimum) and ten to 20-foot varying side facing street on a corner lot (10 min/20 max) setbacks are met. The applicant has applied for a proposed 4-foot reduction of the western side yard setback from 20 to 16 feet. The rear yard setback for Building A is met with an 8-foot setback, but the 10-foot maximum is exceeded by the proposed 13-foot setback for Building B. All three buildings are designed to meet the maximum height standards with a 24 height as measured from adjacent grade to the midpoint of the pitched roof As shown in Sheet C1.2, site coverage is approximately 75% with 25% landscaping, meeting the 20% minimum landscape requirement. As shown in the density calculation provided in section 18.715 below,the minimum density of 25 units/acre would require 15 units on 0.63 acres. The applicant has proposed 14 units and has applied for an adjustment.As shown in the findings under Section 18.630,below,the density adjustment is approvable. As a condition of approval,the applicant shall revise the site plan to comply with the maximum 10-foot rear yard setback standard for Building B. Based on the analysis above, the proposal meets the commercial development standards for the MUR-2 zone. 18.630 WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT 18.630.020 Development Standards A. Compliance required. All development must comply with: 1. All applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 and subsections C through E of this section; As shown in the findings above, the applicable MUR-2 zoning district standards have been met including an exception granted for the side yard setback reduction from 20 to 16 feet. In addition, the applicant has requested an adjustment to the density requirements in the WSRC Plan District in Section E, below, from 15 to 14 units, which can be approved, as described below. This requirement is met. 2.All other applicable standards and requirements contained in this title. As shown in the findings in this decision, the proposed development meets all other applicable standards and requirements of Title 18, or has been conditioned to meet them. This requirement is met. E. Adjustments to density requirements in the Washington Square Regional Center Plan District. The density requirements shown in Table 18.520.2 are designed to implement the goals and policies of the comprehensive plan. These requirements apply throughout the Washington Square regional center zoning districts, but the city recognizes that some sites are difficult to develop or redevelop in compliance with these requirements. The adjustment process provides a mechanism by which the minimum density requirements may be reduced by up to 25% of the original requirement if the proposed development continues to meet the intended purpose of the requirement and findings are made that all approval criteria are met. Adjustment reviews provide flexibility for unusual situations and allow for alternative ways to meet the purpose of the code. 1. Approval criteria. Adjustment requests will be approved if the review body finds that the applicant has shown that approval criteria in subparagraphs a through d of this paragraph 1 are met: NOTICE OF DECISION PAGE 13 OF 36 SDR2015-001105 HALI,POINTE TOWNHOMES The applicant proposes a 7 percent reduction to the minimum density standard, from 15 required units to 14 units on .63 acres. The applicant's narrative Only concludes that "After careful review, E&V Development feels that all subparagraphs `a thru d' are met." a. Granting the adjustment will equally or better meet the purpose of the regulation to be modified; The purpose of the minimum density standard in the Washington Square Regional Center (WSRC) relate to both the purposes of the WSRC District Plan and to the MUR-2 commercial zone. The WSRC is designed to meet Metro's Regional Urban Growth Management Functional Plan target growth capacity for the Washington Square regional center by permitting mixed use development within the regional center at densities appropriate for an urban center that will contribute to creating a desirable,livable community in the face of dramatic population and employment growth. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high density (MUR-1) and moderate density (MUR-2) designation is available within the MUR zoning district. The subject site is located within the WSRC, zoned MUR-2, a predominantly residential moderate-density commercial zone. The zone has a minimum density of 25 units per acre and a maximum density of 50 units per acre. The applicant's request to build one less unit (7 percent) than the minimum required is well within the 25% reduction permitted for an adjustment request. Although the project is not mixed use, overall minimum densities are important to support commercial development within the mixed use district. The proposal would marginally reduce density below the minimum, while supporting the purpose of the minimum residential density requirement on a site constrained by size, access, and proximity to a less dense zone. This criterion is met. b. The proposal will be consistent with the desired character of the area; The request is negligible with respect to the impact it would have on the overall densification and pedestrian oriented character of the area. This criterion is met. c. If more than one adjustment is being requested, the cumulative effect of the adjustments results in a project which is still consistent with the overall purpose of the zone; A 20 percent side yard setback adjustment has also been requested. As reviewed above, the setback adjustment request meets the criteria and can be approved. However, there is no cumulative effect as the density adjustment request would reduce the intensity of development on the site, while the setback reduction would increase development intensity on the site. This criterion is met. d.Any impacts resulting from the adjustment are mitigated to the maximum extent possible. The development impacts of permitting one less unit would be a marginal reduction in demand on public services and a negligible impact on the ability of the WSRC district to meet Metro's growth capacity goals. This criterion is met. FINDING As shown in the analysis above, the proposed reduction in the minimum density would have a negligible effect and would equally meet the purpose of the minimum density requirement. Therefore, the adjustment can be approved. 18.630.050 Site Design Standards Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan may be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2,governing criteria for granting a variance, is satisfied. NOTICE OF DECISION PAGE 14 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES The subject parcel is less than one acre. The applicant has not requested phasing development or any variances. Although the applicant did not provide findings for this section, the proposed development must meet the following site design standards. A. Building"placement on major and minor arterials. 1. Purpose. Architecture helps define the character and quality of a street and can make a strong statement about the overall community and city at large. The placement and design of buildings provides the framework for the streetscape and defines the edges of the public right-of-way. Architecture and ground floor uses can activate the street, either by its design presence or by those who come and go from it. At intersections, investing in building frontages can create gateways and special places that add to the character of the area. 2. Standard. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. As shown on the Site Plan (Sheet I-1), the subject property has approximately 175 feet of frontage on SW Hall Blvd., an arterial, and 118 feet of frontage on SW Spruce Street, a local street. The two proposed buildings fronting SW Hall Blvd. together occupy 143 feet of that frontage, or 81 percent. This standard is met. B. Building setback. 1. Purpose. Buildings and investment in architecture is most conspicuous when it is visible from the street. The presence of buildings closely sited at the edge of the right-of-way creates an envelope for the street and a sense of permanence. 2. Standard. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. According to Table 18.520.2, the minimum setback along SW Hall Blvd. is ten feet and the maximum is 20 feet. The minimum setback from SW Spruce Street is ten feet and the maximum is 20 feet. As shown on the Site Plan (Sheet I-1), the applicant proposes a varying setback from ten to 20 feet along Hall Blvd. and ten feet from Spruce Street. This standard is met. C. Front yard setback design. 1. Purpose. The front yard is the most conspicuous face of a building and requires special attention. Places for people and pedestrian movement helps create an active and safer street. Higher level of landscape anticipates a more immediate visual result. 2. Standard. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to the applicable standard in subsection E of this section. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B and Table 18.520.2. The proposed buildings B and C are setback with fenced back yards adjacent to the SW Hall Blvd. The Landscape Plan (Sheet C-2) shows a landscaped front yard on SW Spruce in front of the end of building C. Outside of the fence there is additional landscaping back of sidewalk along both streets. L-1 landscaping in a 10 foot wide planting bed is proposed to screen parking from the Spruce Street right of way. This standard is met. D. Walkway connection to building entrances. 1. Purpose. As density increases and employee and resident populations increase, it is expected that more people will move between businesses within the WSRC. Provisions should be made to encourage people to walk from business to business, and housing to business rather than use automobiles. 2. Standard. A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are NOTICE OF DECISION PAGE 15 OF 36 SDR2015-(X1005 HALL POINTE TOWNHONIES required. These areas shall contribute to the minimum landscaping requirement per 18.520.O4O.B and Table 18.520.2. As shown in the Site Plan (Sheet I-1), six-foot walkways connect all three building entrances with SW Hall Blvd. Separate entrances for each townhome are provided from the access way and parking area. The single building entrance at the corner of Spruce and Hall is not applicable. This standard is met. E. Parking location and landscape design. 1. Purpose. The emphasis on pedestrian access and a high quality streetscape experience requires that private parking lots that abut public streets should not be the predominant street feature. Where parking does abut public streets, high quality landscaping should screen parking from adjacent pedestrian areas. 2. Standard. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the city where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary street frontage. When abutting public streets, parking must be behind a landscaped area constructed to an L-1 parking lot screen standard. The minimum depth of the L-1 landscaped area is eight feet or is equal to the adjacent building setback, whichever is greater. All other site landscaping shall be landscaped to an L-2 general landscaping standard. The L-1 and L-2 standards are more fully described in Section 18.630.090. As show on the Site Plan (Sheet H-1) access is from Spruce Street as SW Hall Blvd caries access restrictions as an arterial street. The L-1 planting standard along Spruce Street to screen parking is met. 18.630.060 Building Design Standards All new buildings constructed in the MUC, MUE and MUR zones within the WSRC shall comply with the following design standards. Variance to these standards may be granted if the criteria found in 18.37O.010.C.2, criteria for granting a variance, is satisfied. The applicant does not propose any variances. Therefore, the proposed buildings shall must comply with the following design standards. A. Ground floor windows. 1. Purpose. Blank walls along the street frontage tend to be neglected, and are not pedestrian friendly. Windows help keep "eyes on the street" which promotes safety and security, and can help create a lively street frontage by displaying activities and products within the building. Lighting at night from ground floor windows also adds to the presence of activity and the sense that someone is home. 2. Standard. All street-facing elevations within the building setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. The proposed buildings are subject to 10-foot minimum setback standard and are setback ten feet from SW Spruce Street and ten to 20 feet from SW Hall Blvd. This standard does not apply. The residential buildings are designed with entrances to the access way and private back yards adjacent to the Hall Blvd. B. Building facades. NOTICE OF DECISION PAGE 16 OF 36 SDR2015-(()105 HAIJ.POINTE TOWNHOMES 1. Purpose. Straight, continuous, unarticulated walls lack interest, character and personality. The standard provides minimum criteria for creating a diverse and interesting streetscape. 2. Standard. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a) a variation in building materials; (b) a building off-set of at least one foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building fagade shall extend for more than 300 feet without a pedestrian connection between or through the building. The proposed Building C fronting SW Spruce Street is 42 feet in length and is not subject to this standard. The Building B and C facades facing SW Hall Blvd are 80 and 63 feet in length respectively and are articulated with two- story projections every 16 feet. This standard is met. C.Weather protection. 1. Purpose. Weather protection is encouraged to create a better year-round pedestrian environment and to provide incentive for people to walk rather than drive. 2. Standard. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. As shown on the Building Elevations plan (Sheet A1.0) all building entrances include weather protection. This standard is met. D. Building materials. 1. Purpose. High quality construction and building materials suggest a level of permanence and stature appropriate to a regional center. 2. Standard. Plain concrete block,plain concrete, corrugated metal,plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than two feet. As stated in the narrative, the proposed building materials will not include any of the listed prohibited materials. This standard is met. E. Roofs and roof lines. 1. Purpose. Roof line systems that blur the line between the roof and the walls of buildings should be avoided. This standard simply states that roofing materials should be used on the roof and that wall finish materials should be use on building walls. The premise is that future buildings in the WSRC should have a look of permanence and quality. 2. Standard. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. As stated in the narrative and shown in the plan set, the proposed building materials for roofs and walls are appropriate for those surfaces and will have the look of permanence and quality. This standard is met. F. Roof-mounted equipment. 1. Purpose. Roof top equipment, if not screened properly, can detract from views of adjacent properties. Also roofs and roof mounted equipment can be the predominant view where buildings are down slope from public streets. 2. Standard. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. NOTICE OF DECISION PAGE 17 OF 36 SDR2015-(X)005 HALL POINTE TOWNHOMES The pitched roofs proposed do not lend themselves to roof mounted equipment. The applicant states none are proposed. Given the information provided, this standard is met. 18.630.090 Landscaping and Screening Applicable levels. Two levels of landscaping and screening standards are applicable. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other subsections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. A. L-1 parking lot screen. The L-1 standard applies to setbacks on public streets. The L-1 standard is in addition to other standards in other chapters of this title. The setback shall be a minimum of eight feet between the parking lot and a public street. L-1 trees shall be considered parking lot trees and spaced between 30 and 40 feet on center within the setback. All L-1 trees shall be a minimum of 31/2-inch caliper at the time of planting. Shrubs shall be of a variety that will provide a three-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. B. L-2 general landscaping.The L-2 standard applies to all other trees and shrubs required by this chapter and Chapter 18.745 (except those required for the L-1 parking lot screen). For trees and shrubs required by Chapter 18.745,the L-2 standard is an additional standard. All L-2 trees shall be 21/2-inch caliper at the time of planting. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. As shown in the Landscape Plan (Sheet L2.0), the L-1 and L-2 standards are met. FINDING: As shown in the analysis above, the applicable Washington Square Regional Center Plan District site and building design standards are met. 18.705 ACCESS, EGRESS,AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is for a new 14-unit multi-family site development;therefore these provisions apply. 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. A driveway directly connected to SW Spruce Street will provide access to the site. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. NOTICE OF DECISION PAGE 18 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Each of the three proposed residential buildings is connected by a 6-foot walkway to the vehicular parking area, open space and recreation facilities, and to SW Spruce Street. Walkways do not exceed 36 feet crossing the drive aisle. One-foot vehicle overhangs still leave five feet of sidewalk unhindered.These standards are met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County, the city and AASHTO (depending on jurisdiction of facility). A preliminary sight distance certification prepared by TRK Engineering, dated 10-29-15, has been submitted with the application. There are some shrubs that will have to be removed or trimmed to meet the standard. As conditioned, a final sight distance certification shall be submitted prior to occupancy. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway.The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is spaced 87 feet from the new Hall Blvd. right-of-way, an arterial street. This is less than the required minimum spacing but it is placed as far as possible from the intersection. This requirement is met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. No driveways along SW Hall Boulevard, an arterial, or local streets are proposed. This requirement is met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. NOTICE OF DECISION PAGE 19 OF 36 SDR2015-(0005 HALL POINTE TOWNHOMES TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTIFAMILY RESIDENTIAL USE Dwelling Units Min.Number of Min.Access Min. Pavement Width Driveways Required Width 1-2 1 15' 10' 3-19 1 30' 24'if two-way, 15'if one-way: curbs and 5'walkway required 20-49 1 30' 24'if two-way or 2 30' 15' if one-way: curbs and 5' walkway required 50-100 2 30' 24'curbs and 5'walkwa re uired The proposed 14-unit townhouse requires a 30-foot access and a 24-foot wide driveway. As shown in the Site Development Plan (Sheet I-1), this requirement is met. FINDING: As shown in the analysis above, the Access, Egress and Circulation standards are met. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1.All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or"Significant Habitat Areas Map"; 2.All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Table 18.520.2 above, shows the minimum number of residential units in the MUR-2 zone is 25 units/acre;the maximum is 50 units/acre.As shown in the following density computation table, the minimum number of units required on a net buildable area of 0.63 acres is 15 units (27,442 s£/1,742 sf/unit = 15.73). The applicant proposes 14 units, or a 7 percent reduction in the minimum density requirement. Even though the amount of right-of-way has not been determined for SW Hall,it is expected to be minimal and within the margin of.73 units (1,271 sf.) that NOTICE OF DECISION PAGE 20 OF 36 SDR2015-00005 I IAI I POINTE TOWNHOMES would still require a minimum of 15 units and would in any case reduce the amount of the adjustment and potentially render the adjustment unnecessary if greater than 1,271 sf. Minimum Residential Density Calculation Buildable Land Area Gross Area S 0.63 acres Subtractions 1. Sensitive Land Areas 0 2.Park Dedications 0 3.Public ROW Hall Blvd dedication 4.Private streets 0 Subtotal-Subtractions Veri Hall Blvd RO W Net Buildable Land Area 0.63 acres 27,442 sf. Minimum Residential Units Calculation Net Buildable Land Area 0.63 acres Minimum units/acre 25 units/acre Minimum Residential Units 15 units Proposed Units with adjustment 14 units FINDING: According to the computation above, the proposal does not meet the minimum residential density requirement. However, the applicant has applied for an adjustment to density requirements in the Washington Square Regional Center Plan District. As shown in the findings for 18.630.020.E, above, the proposed adjustment is approved. 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.040 Additional Setback Requirements B. Distance between multifamily residential structure and other structures on site. 1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development,the following separations shall apply: a. Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation; b. Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation; c. Buildings with opposing blank walls shall have a 10-foot separation; d. Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections;and e. Buildings with courtyards to maintain separation of opposing walls as listed in subparagraphs a through c of this paragraph 1 for walls in separate buildings. Proposed Buildings A and B have windowed walls facing each other and are separated by 77 feet, in compliance with the standard. Buildings B and C are separated by ten feet. However, no elevations of the building ends or sides were included in the application. To comply with these additional setback requirements, the buildings walls must be blank. Compliance will be ensured through the plan check at the time of building plans submittal. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. Proposed Buildings A, B, and C are 24 feet in height and 42 feet wide, less than the minimum for application of this standard. Buildings A and C are 80 feet long requiring an additional foot of separation (25 + 1). Separation is 75 feet. This standard is met. 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: NOTICE OF DECISION PAGE 21 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways rurn mg parallel to the face of the structures shall be separated by at least five feet;and b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. As shown on the Site Plan (Sheet I-1),parking lots are nine feet from window walls of each ground floor unit and a 3'- 3" separation from the walkways running parallel to the face of the buildings. However, the ground floor windows are living room windows, so the greater separation standards of subsection (b) apply (ten feet from parking lots, seven feet from sidewalks. As a condition of approval, the applicant shall submit a revised site plan that meets the additional setback requirements that provide separation of parking and walkways from living room windows by at least ten and seven feet,respectively. C. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set back from the property line by a distance in accordance with the state building code requirements. Ten foot setbacks are required for this site.Therefore,this standard does not apply. FINDING: As shown in the analysis above, not all of the additional setback requirements are met. With the following condition of approval these standards can be met. CONDITION The applicant shall submit a revised site plan that meets the additional setback requirements that provide separation of parking and walkways from living room windows by at least ten and seven feet, respectively. 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. NOTICE OF DECISION PAGE 22 OF 36 SDRI-015-00005 HALL POINTE TOWNHOMES G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. The subject site has 293 feet of frontage along SW Hall Blvd and SW Spruce Street combined. Therefore, seven street trees are required. The Landscape Plan (Sheet C-2) shows six new Oregon White Oak street trees located within the landscaped strip. In addition, the retained 60-inch White Oak located on the property line meets the standards for inclusion as a street tree. This standard is met. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way,buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the city. 3. A fence, hedge or wall, or any combination of such elements,which are located in any yard is subject to the conditions and requirements of paragraph B.8 and subsection D of this section. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. Trees shall be chosen from any of the tree lists in the Urban Forestry Manual (except the nuisance tree list) unless otherwise approved by the director and have a minimum caliper of 1-1/2 inches for deciduous trees and a minimum height of six feet for evergreen trees at the time of planting. Spacing for trees shall be as follows: i. Small stature or columnar trees shall be spaced no less than 15 feet on center and no greater than 20 feet on center. ii. Medium stature trees shall be spaced no less than 20 feet on center and no greater than 30 feet on center. iii. Large stature trees shall be spaced no less than 30 feet on center and no greater than 40 feet on center. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area. c. The remaining area shall be planted in lawn or other living ground cover. As shown in Table 18.745.1, C-level buffering and screening are required for the proposed project in the MUR-2 zone which is abutted by single-family dwellings to the west. A Landscape Plan (Sheet C-2) prepared by a registered Landscape Architect, Anne Rotolo-Miller, shows an 8-foot wide Type C buffer along the western boundary which includes a 5-foot cedar fence with trees, shrubs, and ground cover. This standard is met. NOTICE OF DECISION PAGE 23 OF 36 SDR2015-00005 IIALL POINTE TOWNHOMES E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. In no cases shall nonconforming screening of parking and loading areas (i.e., nonconforming situation) be permitted to become any less conforming. Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for conditional use (Type III), downtown design review (Type II and III), planned development (Type III), and site development review (Type II) permits only. The specifications for this screening are as follows: i. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; ii. Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; iii. Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; iv. All parking areas, including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the parking area in accordance with the parking lot tree canopy standards in the Urban Forestry Manual. As shown on the Landscape Plan (Sheet C-2), the parking lot is interior to the site and is screened from SW Spruce Street by a planting bed to L-1 standards and from SW Hall Blvd by proposed Buildings B and C to the east. The Tree Canopy Parking Plan (Sheet C-1.1) demonstrates compliance with the parking lot tree canopy standards in the Urban Forestry Manual by providing 34 percent tree canopy over the parking lot (2,827 sf. canopy/8,180 sf. parking lot) where 30 percent is required. This standard is met. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area. As shown on the Site Plan (Sheet I-1) states the screening of service facilities such as gas and electric meters and air conditioners will occur with landscaping and a wooden fence. In addition,the PGE transformer is shown at the rear of the site screened by landscaping from the right of way. The planning site inspection prior to occupancy permit will verify that screening is provided. This standard is met. 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. As shown on the Site Street Improvement Plan (Sheet I-1) and Landscape plan (Sheet C-2), the proposed refuse storage area will be located as the rear of the site and at the end of the access way, but still visible from SW Spruce Street. The plans show that the area will be screened by a concrete block wall, gates, and partially screened by landscaping. This standard is met. FINDING: As shown in the analysis above, the proposal meets all of the applicable landscape and screening standards. NOTICE OF DECISION PAGE 24 OF 36 SDR2015-00005 I LUL POINTE TOWNHOMES 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and nonresidential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. FINDING: The applicant proposes using the franchise hauler (Pride Disposal) review and sign-off method provided for by Code Section 18.755.040.F. The application includes a provider letter dated October 1, 2015 from Pride Disposal—the franchised hauler serving the area of the site,which states that the plans for solid waste collection and recycling facilities are adequate. In addition, the location, design and access standards for storage areas in 18.755.050 are met. The mixed solid waste and recycling standards are met. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development As shown in the Site Plan (Sheet I-1), the proposal includes three visitor parking spaces at the entry to the site (1.5 spaces x 14 two bedroom units = 21 required spaces x .15 = 3.15 = 3 spaces).This standard is met. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the state building code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. As shown in the Site Plan (Sheet I-1), the parking plan includes one required ADA space. Specific design standards are reviewed at the time of building permit. This standard is met. 18.765.040 General Design Standards B.Access drives.With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences,walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained; and 6. Excluding single-family and duplex residences, except as provided by 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. As shown in the Site Plan (Sheet I-1), the parking plan meets the applicable general design standards. These standards are met. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and NOTICE OF DECISION PAGE 25 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES maintain vehicular and pedestrian safety. As shown in the Site Plan (Sheet I-1), the parking plan shows the required parking lot striping. This standard is met. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. As shown in the Site Plan (Sheet 1), the parking plan does not include wheel stops, but does show the adjacent sidewalks overhung by one foot. Required wheel stops would ensure the vehicle overhang would not exceed one foot, thereby preserving the minimum clear walkway width of four feet. As a condition of approval, the applicant shall submit a revised site plan that shows wheel stops for each parking space placed two feet from the sidewalk to limit the vehicle overhang to one foot as shown on the site plan. As conditioned, this standard is met. N. Space and aisle dimensions. (Figure 18.765.1) As shown in the Site Plan (Sheet 1-1) proposed parking exceeds the standards in Figured 18.765.1. The space and aisle dimensions are met. 18.765.050 Bicycle Parking Design Standards A. Location and access.With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. B. Covered parking spaces. 1. When possible,bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground,wall or other structure; 3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and,when covered,with a vertical clearance of seven feet.An access aisle at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased.At-cost or deposit fees for bicycle parking are exempt from this requirement; 6.Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria NOTICE OF DECISION PAGE 26 OF 36 SDR2015-00005 HALL POINTE TOWNHOTMES contained in 18.370.020.C.5.e. The applicant's narrative and Site Plan (Sheet I-1) state 100 percent of units (14 units) will have indoor bicycle parking spaces. Per Table 18.765.2, eight spaces are required for a 14-unit multi-family development at one space for each two dwelling units.The proposal exceeds the required number and meets the design specifications for required bike parking. This standard is met. Table 18.765.2 includes the Minimum and Maximum Off-Street Parking Requirements for multi-family residential use. The proposal includes 14 two-bedroom units requiring 21 off-street parking spaces and three guest spaces for a total of 24 spaces. 14 two-bedroom units x 1.5 = 21 spaces Guest spaces at 15%x 21 = 3 spaces Total required 24 spaces The applicant proposes 23 vehicle parking spaces. In addition, the narrative anticipates an additional space being required and outlines how it can be provided on the site. As a condition of approval, the applicant shall submit a revised site plan showing a minimum of 24 parking spaces. As conditioned, the minimum parking standard is met. FINDING: As shown in the analysis above, not all of the parking standards have been met, but can be met with application of the following conditions of approval. CONDITION ■ The applicant shall submit a revised site plan that shows wheel stops for each parking space placed two feet from the sidewalk to limit the vehicle overhang to one foot as shown on the site plan. • The applicant shall submit a revised site plan showing a minimum of 24 parking spaces. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan prepared by Harold Beighley,Landscape Architect, and Ron Davies, Certified Arborist,has been provided. This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); A Tree Preservation and Removal Plan (Sheet L-1) has been submitted that meets the UFM standards and is signed by the project arborist. This standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and NOTICE OF DECISION PAGE 27 OF 36 SDR2015-00005 HAIL POINTE TOWNF IOMES A Tree Canopy Plan (Sheet C-1) and a Tree Canopy Parking Plan (Sheet C-1.1) have been submitted that meet the UFM standards and are signed by the project arborist. According to the supplemental report, the project exceeds (63 percent) the 33 percent required effective tree canopy for the gross site area in the MUR-2 zone. In addition, the Tree Canopy Parking Plan (Sheet C1.1) exceeds (33 percent) the 30 percent required canopy cover for parking lots. This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report prepared by Harold Beighley,Landscape Architect,and Ron Davies, Certified Arborist, has been provided with attestations of compliance signed by the project arborist. The report includes the required inventory data for the existing and proposed open grown trees (UFM Section 10,Part 3, and Subsection D). This standard is met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The site meets the canopy requirements;therefore, this standard does not apply. FINDING: Based on the analysis above, the urban forestry plan requirements are met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. The applicant's proposal does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11,Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11,Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan. This can be met through a condition of approval. FINDING: Based on the analysis above, the applicable urban forestry tree establishment and inventory standards can be met with the following conditions of approval. CONDITIONS: Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document NOTICE OF DECISION PAGE 28 OF 36 SDR2015-00X105 HALI,POINTE TOWNHOMES compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of$819 (21 planted and four retained open grown trees at $147 first tree + $28/each additional tree x 24 trees = $672). Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11, Part 2 in the amount of $9,492 (21 planted open grown trees x $452/tree). 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited.A clear vision area shall contain no vehicle,hedge,planting, fence,wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height,measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING: New multi-family construction and landscaping adjacent to the access way must meet the applicable visual clearance triangle area requirement. The Tree Canopy Plan (Sheet C-1) shows the visual clearance area triangle where the private access way intersects with SW Spruce Street. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.3 states that half-street improvements of adjacent streets are required and must be improved in accordance with the TSP. The site is adjacent to SW Hall Boulevard, a state highway and city arterial. The frontage of the road will be widened for two travel lanes, a center turn lane and bike lanes as required by the TSP. The site is also adjacent to Spruce Street, which is classified as a local street. The existing right-of-way is 60 feet wide. The applicant must provide half-street improvements, which must include a minimum of 24 feet of paved width. The paved width shall be 16-feet from centerline to the north, eight feet from centerline to the south. The existing curb return and catch basin at the southwest corner will need to be modified. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 3-1ane arterial street to have an 80 right-of-way width, 5.5-foot wide planter strips, 10-foot wide sidewalk and 48-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting,storm drainage,and street trees. The additional right-of-way must be conveyed to ODOT by deed as required in an ODOT Response dated April 25, 2016. A certified environmental assessment of the site will be required. NOTICE OF DECISION PAGE 29 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES The frontage of the SW Hall Boulevard will be improved with curb, 24-foot paved width, a 10-foot sidewalk and 5.5- foot planter strip. The proposed water quality facility for the site in the right-of-way will require an ODOT permit and an agreement for maintenance. The existing SW Spruce Street 60-foot right-of-way is adequate. Future Street Plan and Extension of Streets: Section 18.810.030.17 states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory fixture division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Land division is not proposed. This requirement does not apply. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The surrounding area is fully developed and precludes any street extensions. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Traffic within the development will be separate from through traffic. This requirement is met. NOTICE OF DECISION PAGE 30 OF 36 SDR2015-0005 I IALL POINTE TOWN14OMES Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No new streets are proposed.This standard does not apply. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The subject property is approximately 200 feet by 148 feet located at the corner of SW Spruce Street and Hall Blvd. No new streets are proposed or are stubbed to the property line from adjacent properties. This standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The proposed lot line adjustment consolidates two parcels that together are roughly 200 feet by 148 feet. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets,other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. The proposed lot consolidation results in 200 lineal feet of frontage along Hall Blvd and 148 feet along SW Spruce Street. This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A 10-foot wide sidewalk and 5.5-foot minimum planter strip will be required along the frontage of SW Hall Blvd. as part of required frontage improvements. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. NOTICE OF DECISION PAGE 31 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES Proposed service is from an existing on-site 6-inch lateral from a manhole in SW Spruce Street. This lateral was not tested and accepted at construction. The manhole needs to be channelized. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There is no significant upstream runoff directed to the site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. A Stormwater Drainage Report, dated March 7, 2016 has been prepared by TRT Engineering. Detention is not proposed but will be required since the site does not drain directly to Fanno Creek. Final stormwater calculations will be required prior to issuance of the PFI permit. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. According to the recommendation in the April 25, 2016 letter from ODOT, bike ways shall be constructed as necessary along Hall Blvd. Utilities: NOTICE OF DECISION PAGE 32 OF 36 SDR2015-00005ILUL POINTETOWNHONIES Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Hall Boulevard will be required to be undergrounded. The applicant may request a fee in-lieu of undergrounding due to extent of work required. There are overhead utilities on the opposite side of Spruce Street. The applicant shall pay the fee in-lieu of undergrounding for this frontage. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant has indicated the development will not generate 500 vehicles trips per day, therefore a traffic study is not required. However, a preliminary site distance certification for the driveway is required. There is vegetation that must be removed or trimmed to meet the standard. A final sight distance report shall be submitted prior to occupancy. Fire and Life Safety: Applicant to provide approval from Tualatin Valley Fire and Rescue (IVFR) that pertains to this specific development with regards to fire hydrant placement and turnaround. Public Water System: Tualatin Valley Water District (TVWD), (contact Ryan Smith, 503-642-1511) provides service to this area. A permit for connection to TVWD is required prior to issuance of the site permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. NOTICE OF DECISION PAGE 33 OF 36 SDR2015-00005 HALL POINTE TOWNHODIES Prior to approval of the Public Facilities Improvement permit, the applicant shall submit final plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Runoff from building roofs will be treated by four planters draining to Spruce Street. Pervious pavers with a subdrain will treat runoff from the parking lot and driveway. Two planters in ODOT right-of-way will treat runoff from SW Hall Boulevard. An agreement obligating the owner to maintain the planters will be required. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is less than one acre, the developer will not be required to obtain an NPDES permit from the City prior to construction. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior any site work. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, there will be three buildings with a total of 14 units. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2",etc. The fee is (14 units) ($50) = $700 SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and has no objections to it. The City Public Works Department reviewed the proposal and provided comments with respect to the stormwater system being private on site and confirmed that TVWD is the water provider for the subject site. The City Development Review Engineer (Contact Greg Berry, 503-718-2468) has reviewed the proposal and NOTICE OF DECISION PAGE 34 OF 36 SDR2015-00005 HAIL POINTE TOWNHOMES provided comment in a Memorandum dated May 5, 2016, which can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation reviewed the proposal and provided a comment letter date April 25,2015 by Marah Danielson with recommended conditions of approval. The recommendations have been incorporated into the findings of this decision and the letter is attached to the decision. Tualatin Valley Water District (Ryan Smith, 503-848-3057) reviewed the proposal and requested construction plans be submitted to TVWD for review and approval. Clean Water Services Qackie Sue Humphreys, 503-681-3600) has reviewed this proposal and issued a letter dated April 28, 2016 stating conditions to be met prior to any work on the site. In addition, a Sensitive Area Pre-Screening Site Assessment Letter (File No. 15-001182) finds that the project will not significantly impact the existing or potentially sensitive areas found near the site. Tualatin Valley Fire and Rescue (Tom Mooney, 503-259-1419) has reviewed the proposal and provided comments in an April 22, 2016 letter. The applicant has been conditioned to obtain approval from TVFR prior to issuance of building permits. Washington County Department of Land Use and Transportation, Tri-Met, Tigard-Tualatin School District, Frontier, Century Link, Portland General Electric were provided notice of the proposed development but did not comment. Attachments: Exhibit 1: Site Plan Exhibit 2: Zoning Map Exhibit 3: The City of Tigard Development Review Engineer Memo, dated May 5, 2016 Exhibit 4: Oregon Department of Transportation,Letter dated April 25, 2016 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 8,2016 AND EFFECTIVE ON JUNE 28,2016 UNLESS AN APPEAL IS FILED. A eal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 35 OF 36 SDR2015-00005 HALL POINTE TOWNHOMES Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. 1= THE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON JUNE 27,2016. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at(503) 639 4171. S� June 8,2016 PREPARED BY: ary Agenstecher DATE Associate Planner June 8, 2016 APPRO BY: Tom McGuire DATE Assistant Community Development Director NOTICE OF DECISION PACE 36 OF 36 SDR2015-00005 HALL POINTE TOWNHODIES z 8759 t t \ Y.. _ -"'`' R I i 1 -11�� •\•.' �•F�`` n1 1 +t [ 3i z a a 0 L 8747- --------------- 0 ---------------- --- 8765 v L B741 :j.i t : 7 8 771 4 L- --------------- - b b d 8735 r 0 C*4 1 8775 H 8729-V i - , '4 1 8783 - --------------- ' BUILDING A a8725 u BUILDING 5 r----------- 8723 ----------- E F—T-a--P7-------------------- L ------ --------- -- : 1. k, � 0 % OIL u ('6 —--------- 871 B 114" V-9' RECREATIONAL AREA 5 00 8709 BIKE STORAGE 1/2"=Y-0" 870 DEVELOPMENT BUIL ANG C PLAN SITE DEVELOPMENT PLAN SCALE: On 11x17- :�--20 On 22x34- 10' S ale 7, As indicated VNI_ S.W. SPRUCE STREET 10655 j 8620 I i SOAK � Locator Map h _ ! ��, PINES!' CE 10675r - 10670 pp ` T16ARD 97224 w y ��yy,y I r 10775 Post Office and Zip ,,��yy - (;74E 7'd 8735 ' 9 ® 10735 PROJECT: Hall Pointe Townhome Community t DRAFT 8787 10708709 10705 8807 870 co SPRUCE ST 1 8570 y° 8770 10825 8780 8570 "`r 131255WHall Blvd 30 15 0 30 Feet Ti DR 97223 t ! N 503-639-4171 Created Date;312112016 www.tigard-orgov _ Zoning Map Generalized Zoning Categories I Legend ® Subject Site ■ Zone Description I �! Residential = J Mixed Use Residential -Mixed Use Central Business District (.- memo - o s- -■ w . ! -Commercial r r 1 -Mixed Use Employment Industrial ■ Parks and Recreation 1 Washington County Zoning I N Overlay Zones —I t ■ 75 Historic District Overlay Planned Development Overlay 0 ■ � � 1 Wells r R-1 — . - - - - - - R-12 SPRUCE ST R-2S M U R-2 � r ■ 4 - - -----� i r Map Printed:07-Apr-16 ■ 1 INFORMATION ON THIS MAP IS FOR GENERAL LOCATION I ■ , ONLYAND SHOULD BE VERIFIED WITH THE DEVELOPMENT 1 1 SERVICES DIVISION ■ - - - - -- DATA IS DERIVEDFROM MULTIPLE SOURCES,THE CITY OF TIGARD MAKES NOT WARRANTY REPRESENTATION.OR GUARANTEE AS TO THE CONTENT.ACCURACY.TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN,THE CITY OF TIGARD SHALLASSUME NO U BABILITY FOR ANY ERRORS.OMISSIONS.OR INACCURACIES IN THE f INFORMATION PROVIDED REGARDLESS OF HOW CAUSED I TOMMUNITY DEVELOPMENT DEPARTMENT City of Tigard 'A Place tc C e 13125 SW Hall Blvd Feet Tigard,OR 97223 0 60 120 J O E L L E CT 503 639-4171 -- wwwtigard-orgov MEMORANDUM CITY OF TIGARD, OREGON DATE: 5/5/16 TO: Gary Pagenstecher, Associate Planner FROM: Greg Berry, Development Review Engineer RE: Hall Pointe Townhomes SDR 15-05 Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A 14-unit townhouse requires a 30-foot access and a 24-foot wide driveway. This requirement is met. A preliminary sight distance certification prepared by TRK Engineering, dated 10-29-15,has been submitted with the application. There are some shrubs that will have to be removed or trimmed to meet the standard. A final sight distance certification shall be submitted prior to occupancy. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is spaced 87 feet from the new Hall Blvd. right-of-way, an arterial street. This is less than the required minimum spacing but it is placed as far as possible from the intersection. This requirement is met. ENGINEERING COMMENTS Hall Point Townhomes PAGE 1 Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. No driveways along SW Hall Boulevard,an arterial, or local streets are proposed. This requirement is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.3 states that half-street improvements of adjacent streets are required and must be improved in accordance with the TSP. The site is adjacent to SW Hall Boulevard, a state highway and city arterial. The frontage of the road will be widened for two travel lanes, a center turn lane and bike lanes as required by the TSP. The site is also adjacent to Spruce Street,which is classified as a local street. The existing right-of-way is 60 feet wide. The applicant must provide half-street improvements,which must include a minimum of 24 feet of paved width. The paved width shall be 16-feet from centerline to the north, 8 feet from centerline to the south. The existing curb return and catch basin at the southwest corner will need to be modified. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 3-lane arterial street to have an 80 right-of-way width, 5.5-foot wide planter strips, 10-foot wide sidewalk and 48-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. The additional right-of-way must be conveyed to ODOT by deed as required in an ODOT Response dated April 25, 2016. A certified environmental assessment of the site will be required. The frontage of the SW Hall Boulevard will be improved with curb, 24-foot paved width,a 10- foot sidewalk and 5.5-foot planter strip. The proposed water quality facility for the site in the right-of-way will require an ODOT permit and an agreement for maintenance. ENGINEERING COMMENTS Hall Point Townhomes PAGE 2 The existing SW Spruce Street 60-foot right-of-way is adequate. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Land division is not proposed. This requirement does not apply. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The surrounding area is fully developed and precludes any street extensions. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall ENGINEERING COMMENTS Hall Point Townhomes PAGE 3 only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No streets are proposed. This requirement does not apply. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Traffic within the development will be separate from through traffic. This requirement is met. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more ENGINEERING COMMENTS Hall Point Townhomes PAGE 4 than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. No private streets are proposed. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.8.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING ENGINEERING COMMENTS Hall Point Townhomes PAGE 5 Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A 10-foot wide sidewalk and 5.5-foot minimum planter strip will be required along the frontage of SW Hall Blvd. as part of required frontage improvements. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Proposed service is from an existing on-site 6-inch lateral from a manhole in SW Spruce Street. This lateral was not tested and accepted at construction. The manhole needs to be channelized. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There is no significant upstream runoff directed to the site. Effect on Downstream Drainage: Section 18.810.100.13 states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and ENGINEERING COMMENTS Hall Point Townhomes PAGE 6 Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. A Stormwater Drainage Report, dated March 7,2016 has been prepared by TRT Engineering. Detention is not proposed but will be required since the site does not drain directly to Fanno Creek. Final stormwater calculations will be required prior to issuance of the PFI permit. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. CHECK TSP Cost of Construction: Section 18.810.110.13 states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. CHECK TSP Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. CHECK TSP ENGINEERING COMMENTS Hall Point Townhomes PAGE 7 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Hall Boulevard will be required. The applicant may request a fee in-lieu of undergrounding due to extent of work required. There are overhead utilities on the opposite side of Spruce Street. The applicant shall pay the fee in-lieu of undergrounding for this frontage. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS Hall Point Townhomes PAGE 8 Traffic Study Findings: The applicant has indicated the development will not generate 500 vehicles trips per day, therefore a traffic study is not required. However,a preliminary site distance certification for the driveway is required. There is vegetation that must be removed or trimmed to meet the standard. A final sight distance report shall be submitted prior to occupancy. Fire and Life Safety: Applicant to provide approval from TVFR that pertains to this specific development with regards to fire hydrant placement and turnaround. Public Water System: Tualatin Valley Water District (Ryan Smith, 503-642-1511) provides service to this area. A permit for connection to TVWD is required prior to issuance of the site permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to approval of the Public Facilities Improvement permit, the applicant shall submit final plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Runoff from building roofs will be treated by four planters draining to Spruce Street. Pervious pavers with a subdrain will treat runoff from the parking lot and driveway. Two ENGINEERING COMMENTS Hall Point Townhomes PAGE 9 planters in ODOT right-of-way will treat runoff from SW Hall Boulevard. An agreement obligating the owner to maintain the planters will be required. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is less than one acre, the developer will not be required to obtain an NPDES permit from the City prior to construction. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior any site work. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, there will be three buildings with a total of 14 units. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "'I", second level suites shall have numbers preceded by a "2", etc. The fee is (14 units) ($50) = $700 Recommendations: ENGINEERING COMMENTS Hall Point Townhomes PAGE 10 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Greg Berry, 503-718-2468) for review and approval: 1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Submit an approved ODOT public facilities permit for all proposed work in the SW Hall Boulevard right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 2. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. SW Spruce Street shall be designed and constructed to City standards.as follows: - Concrete curb or curb and gutter as needed ENGINEERING COMMENTS Hall Point Townhomes PAGE 11 Storm drainage 5-foot sidewalk with 5-foot planter strip adjacent to the curb Street trees, lighting, striping, signs - Undergrounding of overhead utilities or payment of a fee in-lieu Traffic control devices Pavement tapers 24 feet of paving (minimum); 16 feet north of centerline, 8 feet south of centerline Modify curb return and catch basin at southwest corner of Hall Blvd. and Spruce Street 5. SW Hall Boulevard shall be designed and constructed to ODOT standards.as follows: - Right-of-way dedication of 45 feet from centerline - Concrete curb or curb and gutter as needed - Storm drainage - 10-foot sidewalk with 5-foot planter strip - Street trees, lighting, striping, signs - Undergrounding of overhead utilities or payment of a fee in-lieu - Traffic control devices - Any other work required by ODOT 6. Prior to commencing site improvements, donate to ODOT the public right- of-way required for SW Hall Boulevard to provide 45 feet from centerline. 7. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the PFI permit plans. Calculations for detention and water quality shall be based on full development of the serviceable area. The location and capacity of existing, proposed and future lines shall be addressed. a. Sanitary sewer manhole must be channelized. b. Sanitary sewer line from manhole to property line, must be tested and approved. 8. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual' (current edition) and submitted to City of Tigard with the PFI plans. ENGINEERING COMMENTS Hall Point Townhomes PAGE 12 9. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 10.Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for all public water line improvements. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction plans. 11.Prior to commencing site improvements, the applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. 12.Prior to commencing site improvements, the applicant shall pay the fee in- lieu of undergrounding for Hall Boulevard and Spruce Street. THE FOLLOWING CONDITION SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Submit to the Engineering Department (Greg Berry, 503-718.-2468) for review and approval: 13. Obtain ODOT Facility Permit for street improvements and storm drainage. 14. Prior to commencing site improvements, pay addressing fees in the amount of$700. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit to the Engineering Department (Greg Berry, 503-718-2468), for review and approval: 15.Prior to a final building inspection, complete all required public improvements, including improvements to SW Hall Boulevard and a one- year maintenance assurance for the improvements. Submit ODOT approval of all work in the SW Hall Boulevard right-of-way. ENGINEERING COMMENTS Hall Point Townhomes PAGE 13 16.Prior to final building inspection, the applicant shall submit as-built drawings tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file, one 11 x1 7 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD": "SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45" "WV03", 1W, "7456956.654", "6298723.587", "214.05 17. Prior to a final building inspection, the applicant's traffic engineer shall submit a final sight distance certification for the driveway intersection prior to City approval of the completed project improvements. 18.Prior to a final building inspection, the applicant shall demonstrate that they have entered into an agreement as required by ODOT for the maintenance of the private on-site water quality facilities that will ensure compliance with the requirements of CWS. 19.Prior to a final building inspection, the applicant shall demonstrate that they have entered into an agreement on City forms for the maintenance of the private on-site water quality facilities that will ensure compliance with the requirements of CWS lAENG\01 Development Engineering\_LANDUSE_PROJECTS\Hall\Hall Pointe Townhomes\Hall Pointe Townhomes Comments.doc ENGINEERING COMMENTS Hall Point Townhomes PAGE 14 Department of Transportation leWn 0i Region 1 Headquarters A, 123 NW Flanders Street Portland, Oregon 97209 Kate Brown,Gam r (503) 731.8200 FAX(503) 731.8259 April 25`h, 2015 ODOT#6941 ODOT Response Project Name: 8735 SW Spruce Street Applicant: Mick Gross Jurisdiction: City of Tigard Jurisdiction Case#: SDR2015-00005 Site Address: 8735 SW Spruce St,Tigard, OR Legal Description: 0 1 S 0 1 W 3 5A 97223 Tax Lot(s): 03400 State Highway: Hall Blvd(OR 141) The site of this proposed land use action is adjacent to Hall Blvd. ODOT has permitting authority for this facility and an interest in ensuring that this proposed land use is compatible with its safe and efficient operation. Please direct the applicant to the District Contact indicated below to determine permit requirements and obtain application information. COMMENTS ODOT recommends the city require the applicant to convey right of way to ODOT for the planned three lane cross section and locate the sidewalk at the planned location. The proposed stormwater planters may not be acceptable to the ODOT maintenance office, if they go in will need to be maintained by the property owner. ODOT RECOMMENDED LOCAL CONDITIONS OF APPROVAL ® Curb, sidewalk, bikeways and road widening shall be constructed as necessary to be consistent with local, ODOT and ADA standards. ® Right of way deeded to ODOT as necessary to accommodate the planned cross section shall be provided. The deed must be to the State of Oregon, Oregon Department of Transportation. The ODOT District contact will assist in coordinating the transfer. ODOT should provide verification to the local jurisdiction that this requirement has been fulfilled. The property owner must be the signatory for the deed and will be responsible for a certified environmental assessment of the site prior to transfer of property to the Department. Note: It may take up to 3 months to transfer ownership of property to ODOT. Please send a copy of the Notice of Decision including conditions of approval to: ODOT Region 1 Planning, Development Review, 123 NW Flanders St,Portland,OR 97209 Region] DEVREV Applications n,odot.state.onus Development Review Planner:Marah Danielson 503.731.8258 marah.b.danielson odot.state.or.us, District Contact: Jim Nelson 971.673.2942 James.a.nelson@odot.state.or.us REQUEST FOR COMMENTS City of Tigard REQUEST FOR COMMENTS DATE: April 12,2016 TO: Per Attached FROM: Citi of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email: gaW ci,tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2015-00005,LLA2016-00004,ADJ2016-00099,ADJ2016-00100 - HALL POINTE TOWNHOMES - REQUEST: The applicant is requesting a site development review for the development of two parcels totaling 0.63 acres, including a 14-unit townhome project comprised of three buildings and associated site improvements. The application also includes a lot line adjustment to consolidate the two existing parcels, an adjustment to reduce the residential density from 15 to 14 units, and a development adjustment to reduce the side yard setback from 20 feet to 16 feet. LOCATION: The �roperty is located at 8735 SW Spruce Street. Washington County Tax Assessor's Map 1S135AD Tax Lots 0340 & 03500. ZONE: MUR-2, Mixed Use Residential. COMPREHENSIVE PLAN DESIGNATION: Mixed Use Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.725, 18.730, 18.745; 18.755; 18.765, 18.780, 18.790, 18.795,and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY:TUESDAY,APRIL 26.2016. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, leasehone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name &Number of Person(s) Commenting: CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: FILE NAME: SDR2015-00005 HALL POINT TOWNHOUSES Mark the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES CD Administration/Kenny Asher,CD Director CD Administration/Tom McGuire,Asst CD Director CD Administration/Buff Brown Sr.Transportation Planner(electronic copy) City Administration/Carol Krager,City Recorder Development Services/Planning-Engineering Techs. (except annexations) F Development Services/Development Eng.Greg Berry(Copy on all Notices of Decision) P Building Division/Mark VanDomelen,Building Official P Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) P Public Works/John Goodrich Public Works/Paul Izatt(Subdivisions ONLY-Full size plan set) Public Works/Jeremy Hanson Hearings Officer(2 sets) Planning Commission(12 sets) City Attorney F File/Reference(2 sets) LOCAL AND STATE JURISDICTIONS City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076* City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076* City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224* City of King City City Manager,15300 SW 116th Ave,King City OR 97224* City of Lake Oswego,Planning Director,PO Box 369,Lake Oswego OR 97034* City of Portland,Planning Bureau Director,1900 SW 4th Ave,Suite 4100,Portland OR 97201 City of Tualatin Planning Manager,18880 SW Martinazzi Ave,Tualatin OR 97062* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center (ZCA-Ado ted)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Brian Harper,PhD,(CPA/DCA/ZON)* ODOT,Rail Division,Dave Lanning,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179 (Notify if ODOT R/R-Hwy Crossing is only access to land).Email:Regionl_DEVREV_Applications@odot.state.or.us P ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section,123 NW Flanders,Portland OR 97209-4037(Vacations)* Email:Regionl_DEVREV Applications@odot.state.or.us F ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209 Email:Regionl_DEVREV_Applications@odot.state.or.us OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR 97208-3621 owerlines in area) OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,700 NE Multnomah St#600,Portland,OR 97232 (Notify for Wetlands and Potential Environmental Impacts) OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232 OR Dept of LandConservation&Dev.,Mara Ulloa,635 CapitolStreet NE,Suite 150,Salem OR 97301-2540 omp an Amendments&Measure 37) -You have the option to send electronic copies. See DLCD website for online submittal procedures hCommunity DevelopmentlLand Use Applications103_Admin MaterialslRequest for commentslRequest for Comments Notification List.xlsx Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301- 1279 (Documents should be emailed/do not send hard copies) OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if ro erty has HD overlay) OR Public Utilities Commission,PO Box 1088,Salem OR 97308-1088 US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946(Maps and CWS letter only) Washington County Consolidated Communications Agency(WCCCA) "911",Kelly Dutra,17911 NW Evergreen Pkwy, Beaverton,OR 97006(monopole towers F Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,1400 SW Walnut St MS 51 Hillsboro OR 97123- 5625(general apps)* Washington County,Assessment&Taxation,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA)* Principal Planner,Community Planning,Washington County,Dept of Land Use&Trans,,Planning and Development Services,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 P Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and approved Annexation notices) F Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy, Hillsboro OR 97123* P Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact) Metro Area Communications Commission(MACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886(annexations only) F NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 NW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 220 NW Second Ave,Portland OR 97209 3991 (Annexations only) P Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006 P Portland General Electric,Tod L.Shattuck,2213 SW 153rd Drive,Beaverton OR 97006 Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294 Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dix is Brock Nelson,503-249-3079) P Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Tigard OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* P Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* P Tualatin Valley Water District,Administrative Office,1850 SW 170th Ave,Beaverton OR 97006* F Tri-Met Transit Development,Ben Baldwin,Project Planner,1800 SW 1st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) Frontier Communications,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005 P (Documents should be emailed to John.CousineauCaftr.com-do not send hard copies) *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects (Project Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Joe or Doreen if you need updates to it.Thank you. BCommunity Developmentland Use Applications103_Admin MaterialslRequest for commentslRequest for Comments Notification List.xlsx Page 2 of 2 CleanWater Services MEMORANDUM Date: April 28, 2016 To: Gary Pagenstecher, Associate Planner, City of Tigard From: Jackie Sue Humphrey lean Water Services (the District) Subject: Hall Pointe Townhomes, SDR 2015-00005, 1S135AD03400, 03500 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. c. Detailed plans showing the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 + Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org a r f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. Gary Pagenstecher From: Tod Kinsley <todkinsley@yahoo.com> Sent: Friday, April 15, 2016 1:41 PM To: Gary Pagenstecher Subject: Hall Pointe Townhomes Case ID: SDR2015-00005, LLA2016-00004, ADJ2016-00099, ADJ2016-00100 Concerns Follow Up Flag: Flag for follow up Flag Status: Flagged Gary, I just received the Type II Proposal information in the mail. In looking at the Site Development Plan I note the following: 1. There is only about one car spot per unit. Where are the other cars going to park? There is typically more than on car per family. Spruce Street is not a fully developed street for additional car parking, particularly for another 10-15 cars. Nobody is going to want to park next to swinging doors of a dumpster site. 2. The parking slots are tightly spaced. Only perfectly centered cars in a slot will be able to open door 2 feet per side without interfering with the next slot. 3. The back to back spacing of the car slots do not allow enough separation in the center driveway to actually allow a larger car,truck, SUV to turn into and line up to a slot unless a nearby slot is empty. See item one-they will be full. Please also see The Washington Square apartments two blocks south for their similar parking problems. 4. 1 notice carport markings on plan indicating support poles will have to be dodged to get into a parking space. Restricting ease of egress and ingress to parking spots. 5. 1 see three ponds listed. Is that to contain the water runoff from the roofs and driveway areas? Where does all this water drain to from the impermeable surfaces? 6. Are the city maintained sewer lines sized to handle the additional water and waste? Are they also handling the additional water from development on Spruce closer to Fred Meyer? 7. Can more than one car at a time get in or out of the complex onto Spruce Street? 8. On Hall Boulevard I know of no housing units as tightly jammed to the road until you get to Hall and Hunziker. Where are the children of these families going to play? On Spruce Street right by Hall? See Washington Square apartments. 9. Why do you keep allowing hardship setbacks from 20 to 16 feet? What's the purpose of a standard if it is always disregarded? 10. Hall is a busy street during typical times of the day. Do resident have to lineup in a large line in their cars to get in line on Spruce to get onto or cross Hall? The entrance way is too close to Hall for reasonable traffic flow. Overall this project seems to be just stuffing some houses somewhere to make money, not a planned infill. Regards, Tod Kinsley 8840 SW Spruce Street Tigard, Oregon 97223 503-977-0327 1 1� REND #SDR2015-00005 Gary Pagenstecher, As an affected property owner I would like to express a few of my concerns of the above case number property development review. First would be parking and street improvement needed if this development happens. With the new development just built last year on the other side of Spruce and the existing one on the other side of Hall on Spruce as well as the Church, we have cars that are parking up and down Spruce and Hall Blvd. that block traffic to park and cause cars to swerve out of their designated lanes to get around them. They use Hall & Spruce as alternative parking for the residences as they do not have enough parking for themselves or certainly visitors. The road continues to erode with the extra use as well as the construction vehicles. Drainage has always been another issue. Dr. Davis has cleared the property before and the run off goes right into our back yard and basement & the Moon & Tycer residences as well, so that is a concern especially if developed. While clearing the property Dr. Davis has moved his own property markers many times, they have been put back in different areas each time. I would also like to know how this proposed development and the other new ones will effect Metzger School I have been told that it is already above capacity. I have many concerns but thank you for letting me include just some at this time. I look forward to staying up to date as the proposal is considered. Thank you, Scott Campbell 10675 SW Hall Blvd. Y/ April 20,2016 City of Tigard, Community Development Division 13125 SW Hall Blvd Tigard,OR 97223 RE: Case#SDR2015-00005 Dear Mr. Pagenstecher: Just like Spruce Village(SV), I don't think Hall Pointe fits,both in terms of the surroundings as well as safety.Even if the city approves this development I am very much against granting the developer a reduction in side yard setback from 20 to 16. Why have these rules if we're not going to enforce them?Yes this will likely result in less units,and it should. And they probably won't be able to meet the density requirements,that's ok. Below I have expanded my thoughts. 1. Safety. This development increases the homes on the dead-end street 61%,from 23 to 37. 1 have done a Google maps search and can't find another situation where there is a dead end street on Hall that has only one way in/out and has as many cars as Spruce St. Using an average of 2 cars per household,that's 28 more cars a day. Planners will state otherwise in order to downplay as they did when(SV)was constructed. The result of SV is five new homes is 2 drivers per household, 10 cars.These are the facts!Gary,the street will only safely handle so much traffic a day. How do we determine what the limit is?Will an unbiased traffic study be done?The two solutions I can think of is either a traffic light or create a access for the new development just north of spruce street. In other words direct access from Hall. 2. Storm Water and sewer: Many of the neighbors on Thorn and 89h have suffered in this area. They seem to take the brunt of the water runoff. How can you assure us that this problem won't worsen with the proposed development? And it's documented that when we had the heavy rain late last year that the sewer on 89th isn't adequate to handle the heavy rain. Raw sewage was bubbling out of all of the man hole covers along 89th. Within the last three years either the COT or Clean Water Services hired a company to tear up 89th and Thorn to rebuild the sewer system AND IT STILL DOESN'T WORK! The point I'm trying to make is the infrastructure needs to be fixed PROPERLY before we put more burden on the system. 3. Parking and garbage. There should be adequate parking for this development so they don't park along the top of Spruce St.This will further endanger both drivers and children coming and going to school Sincerely, Randy 8808 W Spruce St Tigard,Or 97223 503.957.9179 = City of Tigard REQUEST FOR COMMENTS DATE: April 12,2016 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: GM Pagenstecher.Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email: gaWktigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2015-00005,LLA2016-00004,ADJ2016-00099,ADJ2016-00100 - HALL POINTE TOWNHOMES - REQUEST: The applicant is requesting a site development review for the development of two parcels totaling 0.63 acres, including a 14-unit townhome project comprised of three buildings and associated site improvements. The application also includes a lot line adjustment to consolidate the two existing parcels, an adjustment to reduce the residential density from 15 to 14 units, and a development adjustment to reduce the side yard setback from 20 feet to 16 feet. LOCATION: The property is located at 8735 SW Spruce Street. Washington County Tax Assessor's Map 1S135AD Tax Lots 03400 & 03500. ZONE: MUR-2, Mixed Use Residential. COMPREHENSIVE PLAN DESIGNATION: Mixed Use Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.725, 18.730, 18.745; 18.755; 18.765, 18.780, 18.790, 18.795,and 18.810. Attached are the Site Plan,Vicinity Map andApplicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation wv l be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY.-TUESDAY APRIL 26,2016. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name &Number of Person(s) Commenting: Om WOW VO\%CG `i 1 CONSTRUCTION NOTES _- PLANTER 1B; „ TRASH POE 11t ENCLvSURE ANSFORME -- i:;;!•\ O1 INSTALL ROOF DRAIN DOWNSPOUT, TYPICAL 4 - _ -. TY - O2 INSTALL 4"PVC STORM DRAIN, TYPICAL O CONSTRUCT 24'BY 151'PERVIOUS PAVEMENT WITH UNDERDRAIN SEE DETAIL 2, SHEET D-2 I. O4 INSTALLFLOOR DRAIN IN TRASH ENCLOSURE PAD I _.. RIM=79.1 _. .... _ .j .. I �� 1 '� � `'t•' IE IN/CUT='.7fi.9 r ... I.RD RD77 , f I N t •'e I 5 INSTALL 166 LF OF 6" 3034 PVC STORM DRAIN- .... � _ =176:9. _.-�_.:._. -_ _ I O O6 INSTALL 126 LF OF 6"3034 PVC STORM DRAIN •� I ' I �--� - �I "RD O7 CONNECT NEW 4"SANITARY SEWER LATERAL TO EXISTING MANHOLE RIM=179.7 I ' I :... ... .,__.T"':]-�.5..... :� � t• m 1 �_f� _. LE.OUT=175.0 Ij I ,2 ©CONNECT NEW 4"SANITARY SEWER LATERAL TO EXISTING LATERAL i RD I RD - _.._...__......__.�._t_-_._......_...--' -- - � .... 9 INSTALLOIL-TRAPPING CATCH BASIN PER STD DWG 380 I 1.. RIM=778.9 BUILD��G A ° I' �._............._-. J 2 eI RD RDI IE IN CUT=174.1 / FFE=180.0 -____ _- _ m I y�y L..... .. 10 INSTALL 30 LF OF 6"3034 PVC STORM GRAIN � a` Yy-- J�M1--- -- � �' ^ ,1.: -„ it INSTALLSTORM INLET(SEE PUBLIC STREET IMPROVE-�AENTS PLANS) _ _ ( 01 BUILDING B Ai., 2 _ " :' RIM=178.0 � I�IN�6'�7a.D3,� �1 *RD �. RD J I I` �, � '-I `�! FFE=180.0 -— 12 INSTALL 113 LF OF 10"C-960 PVC STORM DRAIN AT SLOPE=0.40% I I RD 1_.CONNECT NEW 10" ?0 EXISTING STORM INLET RIM=175.70 �r� �•- _�� � -� fJ i IE IN 10"=173.57 � � � ' IE OUT 10"=173.57 C I RD j .' .r.:.:.er't:.= RD 14 ABANDON EXISTING WATER SERMCE LATERAL AND THREE METERS ` I I RD 1 15 TAP WATER MAIN MATH 2" WATER SERVICE AND INSTALL 1-1/ 2'METER I "' �„'. ^_{:^'q' D I tO6USAI SE EXISTING WATER SERVICE AND METER FOR IRRIGATION SUPPLY I ,,-'- 4 5 N .__.....-.7 F,.-.,t„—_-....... R I I +•:,.�, INSTALL DOUBLE CHECK VAULT ASSEMBLY 1 I91 1 I ;I"t'• - Q1RD . CONSTRUCT STORMWAIER FLOW THROUGH PLANTER, TYPICAL 4 PLACES -- --i- •--' i _ SEE DETAIL = ....._..__.____....: . 5 STORM 178.9 I t I I PUNTER .A 18 INSTALL 156 LF OF 4” PERFORATED C-900 PVC UNDER DRAIN ���,rX � �,'�' - .RD RD 19 CONNECT 4”PERFORATED TO 6"STORM DRAIN AT IE=174"09 � ---- -- �� -- -�- �-"�- --= '-'-��` t� �\"� \�1 17 r-..... 25' RD RD *�=_-� •`STOR .- PLA;.TER Ill - anl...... _. .... ..I. I I I � 7- LEGENDI — --.L.1 I t I I -'' EXISTING CATCH BASIN ,� ---------�I_...�..__.__,�...... - I •t I N I — -...'�I....I".._...._.,._........ BUILDING C ■ PROPOSED CATCH BASIN I - FFE=180-5 I EkSTING MANHOLE �_ t._t.....,...._... RD R .C. PROPOSED CLEAN OUT I , --I I D PROPOSED.ROOF DRAIN 0 10 20 I _._.1,,.__.__..._.,... I I .....x ' PROPOSED SPOT ELEVATION SCALE IN FEET DRAINAGE FLOW DIRECTION PROPERTY UNE \ I T I I....... __... .._........ — PROPOSED EASEMENT I /_ � EXISTING STORM SEWER vl / w I I ° - -_______ PROPOSED STORM SEWER .� ID' EXISTING GANITARY SEWER I Cl- I\ /��' I I I I I I 4 •' RL PROPOSED SANITARY SEWER i b• (� h„.r _. _.. __ _ _._.'"::_ 17. � I ........_.__:,..._.-___ EXISTING WATER UNE PLANTER//3 TORM I W PROPOSED WATER LINE 17 .1 I 17.8� I n. ...._.___..._........_..._... EXISTING CURB -- -- -- -- - PROPOSED CURB ."'�; / 15 ..• t7�.2 .- _.... - :.,:.�r�•. $ SIDEWALK __....... --------------------- -----1�SIQRL_ :�LgNDS^ARE ,' 1 S "N'SANSW Spruce Street I I SPRUCE SITE 2/28/16 on, �t�W�,O;vEFs� HALL POINTE TOWNHOUSES 7�NTRT ENGINEERING LLC 8735 SW SPRUCE 2636 S.E.MARKET STREET TIGARD, OREGON ;O-(Y2fl,X90 rW BEV DATE OESG9&LION DVM BY DLA BY CHK BY APP BY PORTLNO,OREGON 97214 7yM R 1uP%4r6 PHONE(503)235-7592 PROJECT NO. DAIS DF iS9JE D'9Y TRT CNN BY EMAIL tftnq@Jq. SITE GRADING AND UTILITY PLAN '+Q 6]b! �2015 OSS BT IPP BY City of Tigard REQUEST FOR COMMENTS DATE: April 12,2016 TO: Per Attached FROM: Ci 1y ofTil r_ird Planning Division STAFF CONTACT: Gan, Pai,-ensteclier, Associate Planner Phone: 501) 718-2434 Fax: (503) 718-2748 Email: , a" inti atd-or.��ov SITE DEVELOPMENT REVIEW(SDR)2015-00005,LLA2016-00004,ADJ2016-00099,ADJ2016-00100 - HALL POINTE TOWNHOMES - REQUEST: The applicant is requesting a site development review for the development of two parcels totaling 0.63 acres, including a 14-unit townhome project comprised of three buildings and associated site unprovernents. ,I,lie application also includes a lot line adjustinent to consolidate the two existing; adjustmentparcels, an adjustment to reduce the residential density from 15 to 14 units, and a dcvelopnietit adjL1St1-nC11t to reduce the side yard setback front 20 feet to 16 feet. LOCATION: 'llic roperry is located at 8735 SW 'Spruce Street, Washington County Ta:; Assessor's Mal) 1S135AD Tax Lots 03U & 03500. ZONE: MUlt-2, Nfixed Use Residential, COMPREHENSIVE PLAN DESIGNATION: Mixed Use Residential. APPLICABLE REVIEW CRITERIA: Community Developinent Code Chapters 18360, 18.370, 18.390, 18.520, 18,630, 18.705, 18,715, 18.725, 18.730, 19.745; 18.755; '18,765, 18,780, 18.790, 18.795,and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans for vour review. Froin information supplied -)ur, -t and recommendation will be by various departments and a encies and from outer infortnation available to staff, a repc)t prepared in(] -i will ge rendered on the proposal in the near future. If you wish to ioniment on thi,, I' tion, p _d a decision WE NEED YOUR COMMENTS BACK BY:TUESDAY,APRIL 2612016. ')'ou may- use the space 1)r<)-,7idccYCC1i(,a)w or b a separate letter to return your cornnients. If you are unable to res gond by the at)ove date, please phone the staff contact noted above with your comments and confirniOur comments in writine as soon as possible. if you have ani- questions, ny questions,contact thcTigaid Planning Division, 13125 SV I hall Boulevard,Tigard,6R 97223, PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 5,5."-z-r Mjr-LAP-'etti- FQZ AtIMC-46ff-LAL,0- Name &Number of Person(s) Commenting: ® www.tvfr.com Tualatin Valley Fire & Rescue April 22, 2016 City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: Hall Pointe Townhomes 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: FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDINGS AND FACILITIES: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building or facility. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1)) 2. DEAD END ROADS AND TURNAROUNDS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are shown below: (OFC 503.2.5& D103.1) 3. 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. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 4. ADDITIONAL ACCESS ROADS — COMMERCIAUINDUSTRIAL HEIGHT: Buildings exceeding 30 feet in height or three stories in height shall have at least two separate means of fire apparatus access. (D104.1) 5. ADDITIONAL ACCESS ROADS—COMMERCIAL/INDUSTRIAL SQUARE FOOTAGE: Buildings or facilities having a gross building area of more than 62,000 square feet shall have at least two approved separate means of fire apparatus access. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (OFC D104.2) 6. ADDITIONAL ACCESS ROADS — MULTIPLE FAMILY RESIDENTIAL DEVELOPMENTS: Projects having more than 100 dwelling units shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all buildings, including nonresidential occupancies, are equipped throughout with an approved automatic sprinkler system in accordance with section 903.3.1.1, 903.3.1.2. Projects having more than 200 dwelling units shall be provided with two North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-649-8577 503-259-1600 separate and approved fire apparatus roads regardless of whether they are equipped with an approved automatic sprinkler system. (OFC D106) 7. ADDITIONAL ACCESS ROADS — ONE- OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS: Developments of one- or two-family dwellings, where the number of dwelling units exceeds 30, shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exception: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with section 903.3.1.1, 903.3.1.2, or 903.3.1.3 of the International Fire Code, access from two directions shall not be required. (OFC D107) 8. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2) 9. AERIAL APPARATUS OPERATIONS: At least one of the required aerial access routes 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. The side of the building on which the aerial access road is positioned shall be approved by the fire code official. Overhead utility and power lines shall not be located over the aerial access road or between the aerial access road and the building. (D105.3, D105.4) 10. MULTIPLE ACCESS ROADS SEPARATION: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the area to be served (as identified by the Fire Code Official), measured in a straight line between accesses. (OFC D104.3) Exception: Buildings equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate method of construction shall be accomplished in accordance with the provisions of ORS 455.610(5). 11. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet(26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. The fire district will approve access roads of 12 feet for up to three dwelling units and accessory buildings. (OFC 503.2.1 &D103.1) 12. 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. Signs shall read"NO PARKING -FIRE LANE"and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 13, NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width—parking is not restricted 14. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked "NO PARKING FIRE LANE" at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background(or as approved). (OFC 503.3) 15. 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 and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) 2 16. TURNOUTS: Where access roads are less than 20 feet and exceed 400 feet in length, turnouts 10 feet wide and 30 feet long may be required and will be determined on a case by case basis. (OFC 503.2.2) 17. 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 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) 18. BRIDGES: Private bridges shall be designed and constructed in accordance with the State of Oregon Department of Transportation and American Association of State Highway and Transportation Officials Standards Standard Specification for Highway Bridges. A building permit shall be obtained for the construction of the bridge if required by the building official of the jurisdiction where the bridge is to be built. The design engineer shall prepare a special inspection and structural observation program for approval by the building official. The design engineer shall give, in writing; final approval of the bridge to the fire district after construction is completed. Maintenance of the bridge shall be the responsibility of the party or parties that use the bridge for access to their property. The fire district may at any time, for due cause, ask that a registered engineer inspect the bridge for structural stability and soundness at the expense of the property owner(s) the bridge serves. Vehicle load limits shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official. (OFC 503.2.6) 19. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4&D103.3) 20. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 12%. When fire sprinklers* are installed, a maximum grade of 15%will be allowed. 0-12% Allowed 13-15% Special consideration with submission of written Alternate Methods and Materials request. Ex:Automatic firesprinkler 13-D system*in lieu of grade. >_16% Special consideration on a case by case basis with submission of written Alternate Methods and Materials request Ex:Automatic fire sprinkler(13-D) system*plus additional engineering controls in lieu of rade.** *The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5)and OAR 918-480-0100 and installed per section 903.3.1.1,903.3.1.2,or 903.3.1.3 of the Oregon Fire Code(OFC 503.2.7&D103.2) **See Forest Dwelling Access section for exceptions. 21. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a maximum of 5%grade with the exception of crowning for water run-off. (OFC 503.2.7&D103.2) 22. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7&D103.2) 23. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%. 24. GATES: Gates securing fire apparatus roads shall comply with all of the following(OFC D103.5, and 503.6): 1. Minimum unobstructed width shall be not less than 20 feet(or the required roadway surface width). 2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width. 3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved. 4. Electric gates shall be equipped with a means for operation by fire department personnel 3 5. Electric automatic gates shall comply with ASTM F 2200 and UL 325. 25. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 26. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Code Official. (OFC 503.4.1). FIREFIGHTING WATER SUPPLIES: 27. MUNICIPAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water supplies may be modified as approved by the fire code official where any of the following apply: (OFC 507.5.1 Exceptions) 1. Buildings are equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate method of construction shall be accomplished in accordance with the provisions of ORS 455.610(5)). 2.There are not more than three Group R-3 or Group U occupancies. 28. COMMERCIAL BUILDINGS—REQUIRED FIRE FLOW: The minimum fire flow and flow duration for buildings other than one- and two-family dwellings shall be determined in accordance with residual pressure (OFC Table B105.2). The required fire flow for a building shall not exceed the available GPM in the water delivery system at 20 psi. Note: OFC 8106, Limiting Fire-Flow is also enforced, except for the following: • In areas where the water system is already developed, the maximum needed fire flow shall be either 3,000 GPM or the available flow in the system at 20 psi,whichever is greater. • In new developed areas,the maximum needed fire flow shall be 3,000 GPM at 20 psi. • Tualatin Valley Fire&Rescue does not adopt Occupancy Hazards Modifiers in section 13105.4-13105.4.1 29. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC 8105.2) 30. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 31. RURAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water supplies may be modified as approved by the fire code official where any of the following apply: (OFC 507.5.1 Exception) 1. Buildings are equipped throughout with an approved automatic fire sprinkler system. 2. See Appendix for further information on Rural Water Supplies 32. RURAL COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: Commercial structures greater than 3600 ftz in rural and suburban areas where adequate and reliable water supply systems do not exist shall require fire flow to be calculated in accordance with National Fire Protection Association Standard 1142, 2012 Edition. (OFC B107) • When a building is required to provide an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 (NFPA 13) & 903.3.1.2 (NFPA 13R), a credit of 75% shall be allowed on the volume of water supply required for firefighting. o Firefighting water supply reductions shall not reduce the minimum volume of water required for sprinkler system operation per NFPA 13. o When serving a fire sprinkler system, firefighting water supplies that are required to have, or voluntarily designed with, a standpipe, draft port, or hydrant(s) must include the hose stream demand (volume) for inside/outside allowances per NFPA 13. 4 • The calculated firefighting water supply will be waived when structures are voluntarily protected by an approved automatic fire sprinkler system when otherwise not required by the Oregon Structural Specialty Code. o Voluntarily installed fire protection sprinkler systems will not require a drafting port. The system's demand will solely delineate the volume of water required per NFPA 13. 33. RURAL ONE- AND TWO-FAMILY DWELLINGS — REQUIRED FIRE FLOW: Required fire flow for detached one- and two-family dwellings in areas in which adequate and reliable water supply systems do not exist shall be calculated in accordance with National Fire Protection Association Standard 1142,2012 Edition. (OFC 13107) • Exception 1: One-and Two-Family Dwelling structures where the total area of all floor levels within exterior walls and covered under a roof are less than 3,600 square feet. • Exception 2: In One- and Two-Family Dwellings in which the garage is separated from the living space, the square footage of the garage shall not count toward the 3,600 square foot exemption above. Separation shall be designed and installed in accordance with the Oregon Residential Specialty Code, by one of the following methods: 0 2 layers of 5/8"Type X"gypsum board 0 1-hour fire rated assembly • Exception 3: One- and Two-Family Dwellings protected by an approved NFPA 13D automatic sprinkler system are not required to have a water supply other than that required to supply the fire sprinkler system. 34. RURAL ONE- AND TWO-FAMILY DWELLING ADDITIONS: Water supplies are required for additions to single family dwellings in areas with or without reliable water supply systems accordance with requirements for new structures. • Exception 1:Where the total square footage, including the addition, is less than 3,600 square feet. • Exception 2: Where existing single family dwellings have approved fire department access and the addition(s) increase the square footage of the structure by no more than 50%. • Exception 3: Where an approved NFPA 13D automatic sprinkler system is provided throughout all areas, including both in the addition and the existing structure. • Exception 4: Detached U occupancies, that are in excess of 3,600 square feet, are not required to have a water supply when they are accessory to a single family dwelling and have approved fire department access and no exposures within 20 feet of all sides of the structure, or in accordance with ORSC,whichever is greater. 35. FOREST DWELLING WATER SUPPLY: Approved Forest Dwellings shall have a firefighting water supply in accordance with NFPA 1142,2012 Edition. (OFC 6107). • Exception 1: Forest Dwellings less than 3,600 square feet, including all floors, garage(s), basement(s), and covered porches (in which the structure meets all County forest dwelling fire siting, fire retardant roof, and spark arrestor requirements) shall not require a water supply. Dwellings greater than 3,600 square feet shall be reviewed on a case-by-case basis for water supply requirements. 36. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) FIRE HYDRANTS: 37. 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. (OFC 507.5.1) • This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. • The number and distribution of fire hydrants required for commercial structure(s) is based on Table C105.1, following any fire-flow reductions allowed by section 13105.3.1. Additional fire hydrants may be required due to spacing and/or section 507.5 of the Oregon Fire Code. 5 38. 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. (OFC 507.5.1) 39. 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 Table C 105.1. (OFC Appendix C) 40. FIRE HYDRANT(S) PLACEMENT: (OFC C104) • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1) • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 41. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507) 42. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless approved by the fire code official. (OFC C102.1) 43. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 44. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6&OFC 312) 45. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 46. FIRE DEPARTMENT CONNECTION (FDC) LOCATIONS: FDCs shall be located within 100 feet of afire hydrant(or as approved). Hydrants and FDC's shall be located on the same side of the fire apparatus access roadway or drive aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as otherwise approved. (OFC 912.2.1 &NFPA 13) • Fire department connections(FDCs) shall normally be located remotely and outside of the fall-line of the building when required. FDCs may be mounted on the building they serve,when approved. • FDCs shall be plumbed on the system side of the check valve when sprinklers are served by underground lines also serving private fire hydrants. BUILDING ACCESS AND FIRE SERVICE FEATURES 47. EMERGENCY RESPONDER RADIO COVERAGE: In new buildings where the design reduces the level of radio coverage for public safety communications systems below minimum performance levels, a distributed antenna system, signal booster, or other method approved by TVF&R and Washington County Consolidated Communications Agency shall be provided. (OSSC 915.1; OFC 510.1) a. Emergency responder radio system testing and/or system installation is required for this building. Please contact me(using my contact info below)for further information including an alternate means of 6 compliance that is available. If the alternate method is preferred, it must be requested from TVF&R prior to issuance of building permit. 48. KNOX BOX: A Knox Box for building access may be required for structures and gates. See Appendix C for further information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and instructions regarding installation and placement. (OFC 506.1) 49. UTILITY IDENTIFICATION: Rooms containing controls to fire suppression and detection equipment shall be identified as "Fire Control Room." Signage shall have letters with a minimum of 4 inches high with a minimum stroke width of 1/2 inch, and be plainly legible, and contrast with its background. (OFC 509.1) 50. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property, including monument signs.These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at(503)259-1419. Sincerely, Tsr,. ",00+%47 Tom Mooney Deputy Fire Marshal II Cc:TVFR File 7 City of Tigard REQUEST FOR COMMENTS DATE: April 12,2016 TO: Per Attached FROM: City of Tigard P�Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email: gaW(ktigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2015-00005,LLA2016-00004,ADJ2016-00099,ADJ2016-00100 - HALL POINTE TOWNHOMES - REQUEST: The plicant is requesting a site development review for the development of two parcels totaling 0.63 acres, including a 1�unit townhome project comprised of three buildings and associated site improvements. The application also includes a lot line adjustment to consolidate the two existing parcels, an adjustment to reduce the residential density from 15 to 14 units, and a development adjustment to reduce the side yard setback from 20 feet to 16 feet. LOCATION: The property is located at 8735 SW Spruce Street. Washington County Tax Assessor's Map 1S135AD Tax Lots 03400 & 03500. ZONE: MUR-2, Mixed Use Residential. COMPREHENSIVE PLAN DESIGNATION: Mixed Use Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705, 18.715, 18.725, 18.730, 18.745; 18.755; 18.765, 18.780, 18.790, 18.795,and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff,a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY:TUESDAY,APRIL 26,2016. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 71%4-� � r Name &Number of Person(s) Commenting: scrdoDau NOIIVDI I ON Notice of a Type II Proposal s Site Development Review ' Hall Pointe Townhomes Case ID: SDR2015-00005, LLA2016-00004, ADJ2016-00099, ADJ2016-00100 Tigard Community Development Contact Information Date of Notice: Tuesday,April 12,2016 120 days = Friday,August 05, 2016 To: Interested Persons Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Tuesday, April 26, 2016. Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: SDR2015-00005. Please address your comments to the appropriate staff person: Gary Pagenstecher. Information About the Proposal Description of the Proposal: The applicant is seeking a site development review for the development of two parcels totaling 0.63 acres, including a 14-unit townhome project comprised of three buildings and associated site improvements. The application also includes a lot line adjustment to consolidate the two existing parcels, an adjustment to reduce the residential density from 15 to 14 units, and a development adjustment to reduce the side yard setback from 20 feet to 16 feet. Applicant: E &V Development,LLC c/o Mick Gross 10875 SW 89th Avenue Tigard, OR 97223 Owner: Eugene L. Davis,Trustee of the Eugene Davis Revocable Living Trust 10875 SW 89th Avenue Tigard, OR 97223 Proposal Address: 8735 SW Spruce Street,Tigard, Oregon Legal WCTM 1S135AD Tax lots 03400 &03500 Description: Zoning: MUR: Mixed Use Residential Districts Approval Criteria: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.630, 18.705,18.715, 18.725, 18.730, 18.745;18.755; 18.765, 18.780, 18.790, 18.795,and 18.810. What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Gary Pagenstecher, Associate Planner, 503-718-2434. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and Site Map Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 Zoning Ma N Q _ N ITI O N C m cn [fill illfill lilifillITIll 11111 111111111 1 [fill 1E_C ion N / i ■r .r.. rr rr ■ TT ■ ■ :01 N ;gym. M / 0 - ---- - - ■ inmmk ' 1 i ... ;a .r.. _. A N 1 1 Ml SIR ■ YY CF o a ry c =2 0 0 �N "o opggg W s m m {� N ' 4 2 i a_ 3 m Lc a p� 7 b4 0 aa b y O V IL F City of Tigard,Community Development Division 13125 SW Hall Blvd.,Tigard,Oregon 97223 �^�.�� t•e I ov.n.�a -� ,� �/ ---� PGEucvarar�.reY `-' I`��i'� /_ 11/�� ' x � N 87591 , Ll i < ao Ia. 8747 8765 8741 87711 --- ---� r s w 8735 *-.. �. . 8775C-4 10 N! .ova ... r 8729 Q �, ---------- ---- •.' r t I "'{ N 8783. N° �1IF Ela YIIIP� -' H BUILDING A 8725 � BUILDING D r t yt C IIy}' �-., F .'.` _la.'•aonnm 4 t'' i r .n -� �}9R'p-•^1'll awoanw.• - fF ._ .n�G � I. Q Ian vY[I —�.—. I COMMnL• usmsw�w. - .1 � t 1� Y .. if wcna#ro Yuno. ' 8723 y 3. X X— � is�: � �••�^ __--__ i ,. Y N M t i ie«— , RECREATIONAL AREA --- -- 8715 o h 2 9 Y� Y N� a 8709 7 C 1 I 3BIKESTORAGE 1/2"-U-0" 0 M. 8701 \i7 rDEVELOPMENT V BU ING C SITE DEVELOPMENT PLAN J.+ SCALE: "".nw'..s �.�: `jy -x �. \ i �� '�r\ _ _. O On 11x17 1"=20' On 72x34-I"-10' —L-p •i—� `� -�- ScalpAl _ /�VAs indicated V S.W. SPRUCE STREET A 4� APPLICANT MATERIALS RECEIVED APR 4 7 ?016 Hall Pointe Townhomes CIrr oFINIGARD Land Use Permit Application PLANNING,°ENGINEI RING Date: November 12, 2015 Submitted To: City of Tigard Planning Department 13500 SW Hall Blvd Tigard, OR 97223 Applicant: E & V Development, LLC 10875 SW 89th Ave Tigard, OR 97223 Additionally Contained Herein: Responses and Compliance Completeness Review- Case-File Nos. SDR2015-00005 Date: February 14, 2016 Resubmitted to; City of Tigard Planning Department Engineering Department Applicant: E & V Development Additionally Contained Herein: Responses and Compliance to Planner's letter of March 24, 2016 Resubmitted to: Gary Pagenstecher, Associate Planner And c/o City of Tigard Planning Department Applicant: E & V Development E & V Development CCB Lic. #207384 Land Use Permit Application Hall Pointe Townhomes, City of Tigard fth \ Wk� ,\\ \�� aa s sau \; \fir I ,�✓ �------ ---- BUILDING �\�:�wwewa�a.�;ra ' \\�saxaatatRaaxR\atpva\ \� a ,� ■ .... \\ / \ \\. tNxS�2waW ANRt��a\\ I � asttaataxRaatxaaRe \\?\-`xa�wawa�axttxw.aua\� \ �,. BUILDINGFFE lVil.0 sa r al "Mull�$Rta �a - uaYfxaxaaMMalaww�AVP'f • �■!!1®r III axes wl�taata.�affi amoaa tcxaR�a R.Vr �� ��IIsyM aaR a\4aN waRwaga t \ �«• r ..ter ■1 tta xaxxaaRa�aawa`iia �� . '�®p0�re.-+— axaRxa w.ttax aURaaa , x axR N ��—a--�� Resat \taaRawa R -- -� t0 iji . . �mmswa.�y .■ wa w aRA R• Rawlia \ � ,waila°oma.; ten, Z \� BUILDING • vxsa•�aw � Z�\\ � •/ av -��� � • aaatt!xnaffie;�xt� Qww; ��\\ ii 4 ■ aw��tti4tavam viae � N 001-1 RaavaazexRaR wewae \,... \ u ■ r- -j 4 i �..4, r PSA S21ION a3NaH2l, jNOD NOI .LVDI'Idciv ' �icI CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP.MTG.DATE: Avil 14.2015 9 am STAFF AT PRE-APP.: Gary Paaenstecher&Grea Berry -- - - - Multi-Family RESIDENTIAL APPLICANT: Mick Gross Owner: Dr. Gene Davis Phone: (971) 533-6781 Phone: (503) 246-5862 PROPERTY LOCATION: ADDRESS/GENERAL LOC_ MN: 8735 SW Spruce St. TAX M-kP(S)/LOT#(S): 1 S135AD 01000 NECESSARY APPLICATIONS: Site Development Review(SDR): PROPOSAL DESCRIPTION: 10-unit multi-family development in two buildings of 5 units each with 4-unit second phase on adiacent parcel, parking and utilities etc COMPREHENSIVE PLAN MAP DESIGNATION: Mixed Use Residential 2 ZONING MAP DESIGNATION: MUR-2 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.520.2) MINIMUM LOT SIZE: none sq. ft. Average Min.lot width: None ft. Max. building height: 45 ft. Setbacks: Front: 10-20 ft. Side: 0-10 ft. Rear: 0-10 ft. Corner: 10-20 ft. from street. Side or Rear facing a more restrictive Zone: 20 ft. Maximum site coverage: 80%. Minimum landscaped or natural vegetation area: 20%. ® NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, 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 CITY OF TIGARD Pre-.application Conference Notes Page 1 of 8 Residential Application/Planning Division Section an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN 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 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 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. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 Minimum access width: 30 ft with 24 ft paved and curbs and 5 ft walkway. Minimum pavement width: see above. All driveways and parking areas,except for some fleet storage parking areas,must be paved. Drive-in use queuing areas:_. ® 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 CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA,COMMON OPEN SPACE AND RECREATION FACILITIES. ® 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 the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the total site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; Slopes exceeding 25%; y Drainageways;and i' Wetlands for the R-1,R-2,R-3.5,R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities;or Multi-family allocate 15%of gross acres for public facilities; or If available,the actual public facility square footage can be used for deduction. All land proposed for private Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. E-,\--AMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE 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-war NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area - 3,050 (mi lot areal 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) • The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, CITE'OF TIGARD Pre-application Conference Notes Page 2 of 8 Residential Application/Planning Division Section MULTIPLY THE MAXIMUM BY.8. ® SPECIAL SETBACKS (Refer to Code Chapter 18.730) ➢ STREETS:51 feet from the centerline of SW Hall Blvd. LOWER INTENSITY ZONES: R-12 single family surrounding property ➢ FLAG LOT: N/A ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments.1 8.730.040B ® 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 Qnly be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary(Arterial St). 10 feet along east boundary. _feet along south boundary. 6-10 feet along west boundary. ® LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (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. Landscape parking areas shall include special design features with effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. All parking areas, including parking spaces and aisles, shall be required to achieve at least 3001/0 tree canopy cover at maturity directly above the parking area in accordance with the Urban Forestry Manual. ® RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Chapters 18.765 & 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family............ Requires: One (1) off-street parking space per dwelling unit;and One (1) space per unit less than 500 square feet. ➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. 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 CITY OF TIGARD Pre-.application Conference Notes Page 3 of 8 Residential i%pplication/Planning Dmsion Section DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches'X 16 feet, 6 inches. !� Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. HANDICAPPED PARKING: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions,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. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ® BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ 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 pre-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 pro-rides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS ❑ STEEP SLOPES (Refer to Code Section 18.775.080.C) When STEEP 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.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ® CLEAN WATER SERVICES (CWS) BUFFER STANDARDS (Refer to CWS R&O 07-20/USA Regulations-Chapter 3) PRIOR TO SUBMITTAL of any land use applications, the ;Plicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comwith 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. ® 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. ® URBAN FORESTRY PLAN (Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLOWING TYPES OF DEVELOPMENT: Conditional Use (Type 111);Downtown Design Review (Type II and III);Minor Land Partition (Type II); Planned Development (Type III); Sensitive Lands Review (Type II and III); Site Development Review(Type II); CITY OF TIGARD Pre-application Conference Notes Page 4 of 8 Residential Application/Planning Division Section and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect. Percentage of mature canopy cover required: 33+% for the overall development site (Refer to Upendix 2-6 in Urban Forestry Manual for a list of trees with mature canopy cover areas An urban forestry plan shall: - Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor (the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual; - Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and - Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modif, an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. ® PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area. Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements. APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. ® 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. ❑ FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: 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 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Residential Application/Planning Division Section extended to the boundary lines of the tract to be developed. ❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer 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 EMCEED 2'/a TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. ❑ BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 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 CHAPTERS ❑ 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) ® 18.765(Off-Street Parking/Loading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive Lands Review) ® 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) ® 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) ® 18.790(Tree Removal) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(Visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) ® 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ® 18.730(Exceptions To Development Standards) ® 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.740(Historic Overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home occupation Permits) ❑ 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) ® 18.755(Mixed Solid Waste/Recycling Storage) ADDITIONAL CONCERNS OR COMMENTS: 1. Your density adjustment calculation (18.630.020.E)is acceptable for Option 1 2. Parking calculations do not include a 15% increase for MFD with > 10 required parking spaces (18.765.030.E). 3. The 10 foot buffer between MFD and arterials can be the required yard, side yard in this case along Hall. However, the buffer is figured from the design section right of way for Hall, 51 feet from centerline (includes the county's 49' 1/2 street width from centerline plus 2 feet for the city's 8' sidewalk requirement. 4. Access from Spruce requires 24-foot paved with a 6-foot sidewalk per WSRCPD standards. 5. A 6-10-foot buffer with ever green hedge or wall is required along the west side yard abutting the R-12 zone. 6. SDR is a Type 11 procedure. The initial application requires 3 copies of the submittal. Packets must include die materials found on the Basic Submittal Requirements sheet. The first round of completeness review may be up to 30 days. Once the application is deemed complete, the review period begins. Review periods are approximately 6 weeks. A 14-day public comment period will take place during the 6 week review. CITY OF TIG.ARD Pre-application Conference Notes Page 6 of 8 Residential Application/Planning Division Section 7. Screening is required for the parking lot, trash collection areas and service facilities such as gas meters, A/C units, etc. 8. Approval criteria for site development review (18.360) allow for exceptions to development standards if applicable. In addition, specific requirements apply. 9. See attached notes from Development Engineering. 10. See attached estimates for TDT and Parks SDC 11. Adjustment for density within WSRCPD is a Type I procedure (concurrent with SDR) Application fees: Site Development Review under$1,000,000 = $5,564 Adjustment to residential density 351 PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Co>mtnission. Public hearing before the Planning Commission with the Comnussion 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 cashier closes at 4.30 PM. • The application must include the completed Land Use Permit Application Checklist. • Maps submitted with an application shall be folded in advance to 8'/a" 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 will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. A basic flow chart which illustrates the review process is available from the Planning Division upon request. • This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS • Plans for building and other related permits will not be accepted for review until a land use approval has been issued and the Public Facility Improvement permit has been submitted. • 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 CITI'OF TIGARD Pre-.application Conference Notes Page 7 of 8 Residential Application/Planning Division Section proposed. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site Ethat 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 re uirements prior to submitting an application. ji 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: Gare Pagenstecher CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-718-2434 EMAIL: garyp@tigard-or.gov CITY OF TIG ARD Pre-application Conference Notes Page 8 of 8 Residential Application/Planning Division Section TDT Estimate PRE2015-00026 REVISED 4/2/2015 Davis Condos, 8735 SW Spruce St., 1S135AD01000 TDT RATES EFFECTIVE 10/1/14 Former Use Use# ITE Code #Units Rate TDT Amount Description 1 Vacant Land 2 $0 Total TDT Former Use $0 Proposed Use Use# ITE Code #Units Rate TDT Amount Description 1 230 14.00 $4,806 $67,284 14 Condominia 2 $0 Total TDTProposed Use $67,284 Less: Total TDT Former Use $0 TDT Increase(Decrease) $67,284 Recovery Rate for Proposed Use 28.0% Estimated Total Impact $240,300 Estimated Unmitigated Impact $173,016 PARKS Estimate PARKS RATES EFFECTIVE 7/1/14 Former Use Use# ITE Code #Units Rate TDT Amount Description 1 $0.00 Vacant Land 2 $0.00 Total Parks Former Use $0.00 Proposed Use Use# ITE Code #Units Rate TDT Amount Description 1 230 14.00 $5,156.28 $72,187.92 14 Condominia 2 $0.00 TotalParks Proposed Use $72,187.92 Less: Total Parks Former Use $0.00 Parks Increase(Decrease) $72,187.92 City of Tigard CON94UNI1Y DEVELOPNL TENT DEPARTMENT LL< Pre-Application Conference R.ec 2 v PROJECT DESCRIPTION REQUIRED SUBARTTAL Project name/tide: i 1a.wv^A Lb' 1 I V�c ELEMENTS Please write a brief description of proposed project: (Note: applicadons qe X not be accepted 18 ,4 VA-k4�- ,�, .d,r, witbout the regzdred submittal ek nem) . .. Q. c. 6 COPEE OF EACH OF THE FOLLOWING: (�( Brief description of the proposal and ll any site-specific questions,issues that PROPERTY INFORMATION SSS you would to have staff research Propem- address/location(s): '$"l3 5• pnor to the meeting • Site Plan The site plan must show the proposed lots and/or building layouts drawn to scale Also,shote the Tax reap and tax lot #(s): I 1 t,* 1000 locations of the subject property,its ,, relation to the nea_sest streets;and the Zoning locations of dri�ys on.the subject property and across the street PROPERTY OWNERIHOLDEII INFORMATION Name(s): V 3" ( The.Pmpsed Uses. 10 Topographic Information- Address: \O b l 5 SW 'b4:--" Phone:SOY lVe-500th. Include Contour Lines if Possible- City/state: -_�'� �0 Zip: q i L?..z> �Filitg Few APPLICANT INFO TION Name: Address:_ VS 4A S _ _ - C* - Phone:AIt-51S- 6161 Case-Naz- E' o i =CJt Cita/state: _ ti c zip,- A i meted Case Na(5): Contact person: ��, �, s ..yw � Rhone: q1l- 5.3 -6191 Email: M4 U!rn o VQ- C-0-1Application fee: r � Appiication accepted: Br q Bate; 5")i- /5— Pre-application Conference Information Dateofpre-app: /-/-1y-j.S loll of the information identified on this form is required and must be Time of pre-app: ,� F (�x�1 n"-rr2 submitted to the Planning Division a minimurn of ten(10) days prior to officially scheduling a pre-application conference.Pre-application Planner assigned to pre-app: conferences are one(1)hour long and are typically held between the tkun,P,VAU•nVXndU5eAPP1 ftvmrr,/20z, hours of 9-11 a-m.on either Tuesday or Tbursday mornings. Pre-application conferences must be scheduled in person at the Community Development counter from 8-4:30 p m. Monday-Thursday.If more than four(4)people are expected to attend the pre-application conference in your group, please inform the city in advance so that alternate room arrangements can be made to accommodate the group. City of Tigard. 13125 SDt7 Hall Blvd. Tigard,Oregon 97223 • ww6gard-or gov s 503-718-2421 • Page I of I tYJ�G.� G rds� City of Tigard Memorandum To: Per Attached From: Lina Smith, Assistant Planner Re: Pre-Application Conference: Davis Multifamily Housing (PRE2015-00026) Date: Thursday, April 02, 2015 The applicant originally submitted a Pre-Application Conference Request and plans on Tuesday, March 31, 2015. Today, the applicant brought in revised plans. Please discard pages A.1, X.1, X.2, and X.3 from the March 31, 2015 plan set, and replace them with these pages (attached). The Pre-Application Conference is scheduled for Tuesday, April 14, 2015 at 9 a.m. Both the contractor and property owner plan to attend. http://www.tigardmaps.com/mox6/enter.cfin?action—mox6 view interface&CFID=1395210... 8510 10 67' 10775 30780 f f 10766 107,_. +0730 8787 Hw 10765 8815 10705 _ s 8807 M r' v >PROCE ST 03 r 8826 8570 8810 8770 10825 8830 0780 8 8816 8808 0 8820 10829 10843 10855 10829 10843 "tet 8585 3575 J565 ,,37)55 '•545 10915 10915 1091510915 10915 1 of 1 3/31/2015 6:24 PM Frontl DSTS Subject: Davis Multifamily Housing (PRE201S-00026) Location: CR---l-Permit-Center Start: Tue 4/14/2015 9:00 AM End: Tue 4/14/2015 10:00 AM Recurrence: Weekly Recurrence Pattern: every Tuesday and Thursday from 9:00 AM to 10:00 AM Meeting Status: Meeting organizer Organizer: -Pre-Apps-CD-Meetings Required Attendees: -Pre-Apps-CD-Meetings; #Pre-Application-Conferences Optional Attendees: Albert Shields Resources: CR---l-Permit-Center i Mick Gross, LLC, Project Manager-Superintendent; ICC Certified Residential Building Inspector; IAPMO Certified Plumbing Inspector, IAPMO Certified Mechanical Inspector, multi-state licensed Plumbing, Mechanical, HVAC, Fire Sprinkler, and General Contractor; ICC Certified Plumbing Plans Examiner; ICC Certified Mechanical Plans Examiner; IBCO Building Official; Certified Construction Management, ASPE American Society of Plumbing Engineers, ASCE Civil Engineer Member o 13845 Bean Court, Oregon City, OR 97045.971-533-67Af- mickmgconst .aol.com irrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrr,Yrrrrrrrrrrrrrrrrrrrrrrrrrrrr�rrrrrrr■ . r J(. r w � g rs lT City of Tigard Regional Center Plan District, section "E". Need to apply the Community (Development (department 25% reduction to the minimum density requirements as the Pre-Application Conference Request proposed development continues to meet the purpose of the requirement and findings are made that all approved criteria are Required Submittal Elements met. Is there a concurrence that the followingz calculations are WU > Property located 8735 SW Spruce St, Tigard approved "Density. 21640 s , ftarcel � � 25 units/acre = p_ � q (p 2 > (Revised 04/01/2015) 12.41 units. Apply section E of 25% (of 12.41) = 9.32 units Q W Contained herein on the attached pages is a proposal for the required whereas we provided 10 - two bedroom units? > Cr LUw development of in total a 14 unit Multi-family condominium 0 W project to be built in two phases. E- Legend z Phase one is the construction of the West and East buildings of CO - two bedroom townhome units, the grading of the entire site, The site plans must show proposed lots and/or building layouts r //�� 5\+�/+ralar..ul.•sulX-� Q(QQ� ...•r...!•r!•......rl....i....u.........Pg. Pg. X-2 any required small retaining walls, the installation of all drawn to to landscape, the utilities, the driveway with correct slope, and Show the location of the subject property in relation to nearest address and/or resolve any concerns for the site drainage. streets................................................................... Pg. X-1 & Pg. X-2 z Protect all existing site trees and provide for the safe run-off and Show the location of driveway on subject property and 0 disbursement of any site water during construction. a j driveways across the street.....!•!..•..•.u..l..J.......iO............• Pg. X-2 z 0 Wz Phase 2 is would be the construction of the site as proposed on Show Vicinity map.........r..r.................•................................ Pg. X-1 L) p the "option 2 site plan" revised 04/01/2015. The building of the !l..il.lf ! oC 0 Topographicalno with contour lines.....rg X-3 a. SE 4 unit building, complete all landscape, driveway, parking -� 0 designations, protection and safeguard of any additional trees, Typical 1 bedroom floor plans w/ 50 sq. ft. patios ...Pgs. X-4 N/A 0 3: p = W cc incorporate all additional required utilities, and complete the (Submitted for reference only, not applicable to this project) -J LO Q co � entire drainage systems associated with that plan. Typical 2 bedroom floor plans w/ 50 ft. sq. a�ios..r,...P . - � F- qp Pg. = Point of Information: I would like a staff member to make a Artistic renderingoft cal elevation....,*......... typical 074.0v l.......Pgi clarification regarding Chapter 18.630, Washington Square REVISED 4/01/2015 "A 1 i k >4 k.� t f6 s %p ry. ki Rd 1 M ' t 77� 1 � A1t1 REVISED 4/01/2015 l ICI tt It> /611 4 1 ICP 3,z-44 p ptzovi .-� :Z' BIZ I � Zd 9�'1r23 42,\V, -5MG4 �T' 1 �z-im�1 12110 1OF22� 11. 14, REVISED 4/01/2015 - -r' X-2 M1 t J a` _s E f t ' a i POSSI BLE OPTION FOR ENE3 UNITS ONLY _ Ak, 1A i% ' �,i y ; P � �� —_. -..._ # � p s_✓' 7'`.� �+'.: a� Ate' 'p ^.m., @@MM rr ! } w p� # ,_Y+ y is � � '` + �p14✓� g 4. 7yt f' t ' - - --- - REVISED 4/01/2015 Q ��' Z,1 4e'f tit - t (r A 1 r Z01 - ti a� � 177 JIr_ Now 1,44 01 77- L )� i 4� r F F ii i �vL r. Q ` I ICL - MIT .4 a a��rr��■ �. ,. .. I I t t M .Y •v `� s py@F�16 IX`t l'riayrxf �li�„iii ifr! i .j ..;,� N� �'F'r i�.� i�;���Yi'+ �►�F�7� ��� , a + _ ' '�.. cwt .✓Y:"JMR yy.,W,...w� ;�;�t r ...... . •:Jn°N°WR'rMawwr' :'1-,.. ...; .. ,. ' .a.w.- I WWI t —L4 `,- _ t L � �• � S Y M � � +� ,�,', "'�""'► ` !'"�,,�,;n'.'�" � ”, � .y T"'"'"'.'�" , - ;+r' .- t= '"'�� 3 moi. *wrw+4 ����,i .•, t ,M " _ • .r .fIyGEM ,A � ,� .is. 'e7f.7 i": ••eI� � .iM7wwqu w• , . ;�y#. .•".r f, � rwaeY.aI 5 " .r t � i/ �� ► ,�. . dr... W? A' SIOL.A�.4�i,::A � 9K' r1 f�.,«r �t3 w.•� � ! �'�:. ,n,rAcu�r r i.G'.�r� ., . I ■ e � r • 0 T to� N IFINNIm N. N ,.f aF x�u N 0 _ ... m Ar - -- l V rn o o S11-KA Cl. n m 1 N ' F+ H H V rOj� m O o In j, §w W ' £ Ufi50Fir ;.r�. ,.w ,{ -- PE S f a 3 _ TWIS "^ Z4� t . t88 09 , 80 up 09 V8 IT y e 14idS N SV LOT j� TT88 LOT .a i F sLLUT IA osr8 Via Vass' � ZT9$ � y �� S'�9t➢C meq,: r•�`' a, � it. r�. � n�.v2 w: J6 v U SL6$ { 0 5'ESB, Lu•, 0850 A� IF r Ylt 3 ZyP.� z ADDITIONAL DOCUMENTS City of Tigard April 7, 2016 E &V Development,LLC c/o Mick Gross 10875 SW 89`t'Avenue Tigard, OR 97223 Project: Hall Pointe Townhomes Site: 8735 SW Spruce Street Land Use Files: SDR2015-00005,LLA2016-00004,ADJ2016-00099,ADJ2016-00100 Dear Mr. Gross: The City received your revised application materials for site development review on April 7, 2016 for the development of two parcels totaling 0.63 acres, including a 14-unit townhome project comprised of three buildings and associated site improvements. The application also includes a lot line adjustment to consolidate the two existing parcels, an adjustment to reduce the residential density from 15 to 14 units, and a development adjustment to reduce the side yard setback from 20 feet to 16 feet. This letter is to inform you that the above referenced application has been deemed complete. The application will be noticed and a request for comments sent next week. A target decision date has been set for May 26`''. The State mandated 120-day period for a final decision by the city is August 5, 2016. If you have any questions or concerns, please contact me at 503-718-2434 or garyp@tigard-or.gov. Sincerely, G 6"a CZ7 P�Z,zvv Gary Pagenstecher Associate Planner Copy: File: SDR2015-00005 Dr. Gene Davis Greg Berry 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 4 www.tigard-or.gov City of Tigard March 24, 2016 E &V Development, LLC c/o Mick Gross 10875 SW 89th Avenue Tigard, OR 97223 Project: Hall Pointe Townhomes Site: 8735 SW Spruce Street Land Use Files: SDR2015-00005,LLA2016-00004,ADJ2016-00099,ADJ2016-00100 Dear Mr. Gross: The City received your revised application for site development review on March 14, 2016 for the development of two parcels totaling 0.63 acres, including a 14-unit townhome project comprised of three buildings and associated site improvements. The application also includes a lot line adjustment to consolidate the two existing parcels, an adjustment to reduce the residential density from 15 to 14 units, and a development adjustment to reduce the side yard setback from 20 feet to 16 feet. This letter is to inform you that the above referenced application has been deemed incomplete pending resolution of the items listed below. Approvability Items The following are approvability items, not completeness items. They are listed here for your information and should be resolved during the completeness review to the extent possible to increase the likelihood of an approval during the development review process. Narrative: The narrative still remains deficient because it does not address all of the applicable standards. It is important to address the standards to both adequately describe the facts of the project as a complement to the plan set and to determine how the facts of the proposal satisfy the standards. Please revise your narrative to address the applicable standards, as outlined below. Site Development Review: The narrative does not address the applicable approval standards in 18.360.090. Please revise your narrative and plan set,if applicable. 'r Development Standards: Table 18.520.2 includes development standards. Please revise your narrative stating the applicable standards and providing findings of fact in your proposal. Where the standards are not met (e.g., front and rear setbacks),revise your plan accordingly. k, Washington Square Standards: The narrative does not provide findings for the district standards in 18.630.050 and 090. Please revise your narrative and plans to address these standards (e.g., minimum sidewalk width and L1 landscape standards). 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov R Determination of Completeness Page 2 Land Use File SDR2015-00005 Public Facility Plan Checklist: Please find the attached Public Facilities Completeness Checklist dated March 23, 2016,which finds you application is complete for Engineering. Re-submittal Requirements (Submit all of the following items concurrently.) 1. A copy of this letter. 2. A letter addressing how each item has been addressed, including a description of the revisions and their specific locations, e.g. page and/or plan set numbers. A thorough and detailed letter will facilitate staff's review of your application in a timely manner. y 3. Application Copies: Please submit 8 full copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" x 17" size as long as you include 3 copies of large set plans. Also, submit 11 additional copies of your reduced plan sets only (11" x 17"), plus one copy at 8 1/2" x 11" for our records, and a compact disc including all elements of your proposal and formatted to a 300dpi. v 4. Completed "Request for 500' Property Owner Notification" and receipt of payment (contact Joe Patton 503-718-2714). Provided the narrative and plan set are complete and the resubmittal requirements are met, we will be able to deem the application complete. If you have any questions or concerns, please contact me at 503-718-2434 or garyp@tigard-or.gov. Sincerelv, /I/ r Gary Pagenstecher Associate Planner Attachment: Public Facility Plan Checklist Copy: File: SDR2015-00005 Dr. Gene Davis Greg Berry 6� ` PUBLIC FACILITY PLAN Project: Hall Point Townhomes COMPLETENESS CHECKLIST Case No.: MLP15-05 Date: 3-23-16(2ndreview) GRADING © Existing and proposed contours shown. © Does proposed grading impact adjacent parcels? No x❑ Adjacent parcel grades shown. ❑x Geotech report submitted STREET ISSUES ❑x Right-of-way clearly shown. ❑x Street name(s) shown. ❑x Exist/proposed curb or edge of pavement shown. ❑x Street profiles shown. Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑x Traffic Impact Report NA ❑x Street grades compliant? ❑x Street widths dimensioned and appropriate? ❑x Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES 0 Existing/proposed lines shown. ❑x Stubs to adjacent parcels required/shown? WATER ISSUES • Existing/proposed lines w/ sizes noted? Yes • Existing/proposed fire hydrants shown? 0 Proposed meter location and size shown? Yes 0 Proposed fire protection system shown? Other: STORM DRAINAGE AND WATER QUALITY ISSUES ❑x Existing/proposed lines shown? ❑x Prelim. sizing talcs for WQ/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Facility area matches requirements from calcs? Facility shown outside wetland buffer? NA ❑ Storm stubs to adjacent parcels required/shown? ❑ Other: Stormwater planter On PFI submittals, show details of outlet structures hCommunity Development\Land Use Applications\SDR-Site Development Reviews\2015\SDR2015-00005 Hall Pointe\ENG Completeness Checklist.Docx The submittal is hereby deemed ❑x COMPLETE (Provide information noted above with PFI) ❑ INCOMPLETE (Resubmit) Jy..�71.f3.�iv� By: d Date: 3-23-16 lAENG\01 Development Engineering\ LANDUSE PROJECTS\Hall\Hall Pointe Townhomes\Completeness Checklist docx hCommunity Development\Land Use Applications\SDR-Site Development Reviews\2015\SDR2015-00005 Hall Pointe\ENG Completeness Checklist.Docx City of Tigard January 7, 2016 E &V Development, LLC c/o Mick Gross 10875 SW 89 h Avenue Tigard, OR 97223 RE: Completeness Review- Hall Pointe, Case File Nos. SDR2015-00005 Dear Mr. Gross: The City received your application for site development review (SDR2015-00005) on November 24`h with supplemental plans on December 7, 2015 for the development of a 0.63 acre parcel located at 8735 SW Spruce Street for a 14-unit townhome project comprised of three separate detached buildings and associated site improvements. Please submit the following additional information to complete your application: Plan Set: Consolidate your plan set and omit redundancies (e.g. the Site Plan is both A-2 and I-1). There are building design standards in the Washington Square district plan where elevations can demonstrate compliance, but floor plans are extraneous for this land use application. Narrative: Because you do not state the applicable standards in the narrative for those standards you have addressed, but instead summarize them, there remain outstanding issues with respect to determining how the facts of the proposal apply. In addition, the applicable Code Chapters list on page 6 of the Pre-App notes includes chapters for Site Development Review and Streets and Utilities. Please revise your narrative to be more explicit and inclusive of the applicable standards in your narrative, as outlined below. Site Development Review: The narrative does not address the standards in 18.360. Please revise your narrative to address the approval standards in 18.360. Development Standards: Table 18.520.2 shows that a side yard abutting a more restrictive zoning district (Note 20) requires a 20' setback. The abutting R-12 zone applies along the west boundary of the site where a 16' setback is,shown in the Site Plan. Please revise the plan to meet the applicable standard. - Washington Square Standards: The narrative does not provide findings for the district standards in 18.630.0 0/050/060/and 090, in particular. Please revise your narrative and plans to address these standards. Density computations: Use the standards in 18.715 to determine the net buildable area, apply the minimum density standards in 18.520, and then apply the adjustment criteria in 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov 18.630.020.E. Rounding up is not allowed when a unit fraction is determined. If an adjustment is proposed, an adjustment application and fee of$351 will be required. ,. Urban Forestry Plan: Parking lots require 30% canopy coverage per 18.745.050.E.1.A.iv and Urban Forestry Manual, Chapter 13. Please provide findings and a revised Canopy Plan that addresses these standards. V Landscaping and screening: The proposed west buffer is T-9" wide along the driveway, but includes a 5' high cedar fence. The standards in Table 18.745.2 call for a wall if a buffer is less than 8 feet. Please revise the buffer consistent with standards. yf Lot Line Adjustment: You propose site development over two existing parcels but do not address lot consolidation. The site plan does not show the lot line, which may conflict with the placement of Building C. The city uses the Lot Line Adjustment procedure in 18.410 for lot consolidations. Please revise your narrative to address the applicable standards, apply for the adjustment, and pay the additional fee of$718. Streets and Utility Standards: The narrative does not address the standards in 18.810. In addition, the location of the PGE transformer that will serve the site must be shown on the site plan. If not undergrounded, it must be located so that it is not visible from the public right of way. Please revise your narrative to address the applicable standards in 18.810. Public Facility Plan Checklist: Please address any deficiencies identified in the attached Public Facilities Completeness Checklist dated January 6, 2016. Once this additional information is submitted, staff will review the additional materials to determine if the application is substantively complete. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 503-718-2434. Sincerely, JL� 6`7 A7 Gary Pagenstecher Associate Planner Attachment: Public Facilities Checklist 2 PUBLIC FACILITY PLAN Project: Hall Pointe Townhomes COMPLETENESS CHECKLIST Case No.: SDR Date: 1-6-16 GRADING ❑ Existing and proposed contours shown. Site grading plan D-1 doesn't show proposed contours-PROVIDE ❑ Does proposed grading impact adjacent parcels? No ❑ Adjacent parcel grades shown. ❑ Geotech report submitted STREETISSUES ❑ Right-of-way clearly shown. Show Hall Blvd. dedication ❑ Street name(s) shown. ❑ Exist/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact Report NA- sight distance provided ElStreet grades compliant? ❑ Street widths dimensioned and appropriate? Not met for Hall Blvd ❑ Private Streets? Less than 6 lots and width NA appropriate? 1) Provide improvements to Washington Square Regional Plan ❑ Other: 1) Hall Blvd. half-street improvements standards. Extend sidewalk north are required along project frontage; 2)18.810 to connect to existing sidewalk.: 2) Must provide narrative that addresses 18.810 SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? NA WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Yes ❑ Existing/proposed fire hydrants shown? Show on vicinity map/get TVFR approval ❑ Proposed meter location and size shown? Yes ❑ Proposed fire protection system shown? TVFR approval required Other: STORM DRAINAGE AND WATER QUALITY ISSUES Show that 8"line has sufficient capacity. ❑ Existing/proposed lines shown? Downstream analysis may be required per CWS. ❑ Prelim. sizing calcs for WQ/detention provided? Provide Detention ❑ Water quality/detention facility shown on plans? Show detention facilities. Provide ca/cs ❑ Facility area matches requirements from calcs? ❑ I Facility shown outside wetland buffer? C:\Users\Kim\Nppdata\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\GKOU4BS6\Completeness Checklist.Docx ❑ Storm stubs to adjacent parcels required/shown? Must comply with CWS requirements, ❑ Other: LIDA facilities including the proximity to the buildings and the permeability of the bottom of planters. The submittal is hereby deemed ❑ COMPLETE (Provide information noted above with PFI) ® INCOMPLETE (Resubmit) By: -k Date: 1/7/16 I:\ENG\Develowent Enaineerino\ LANDUSE PROJECTS\Spruce\Hall Pointe\Completeness Checklist dom C:\Users\Kim\Appdata\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\GKOU4BS6\Completeness Checklist.Dou Project: IQ oS_ Hi4 U, 1 , LAND USE APPLICATION nate: AJdy 111 COMPLETENESS REV ON ❑ COMPLETE INCOMPLETE STANDARD INFORMATION: 201 Deed/Title/Proof of Ownership Neighborhood Mtg.Affidavits,Minutes,List of Attendees Impact Study(18.390) USA Service Provider Letter Construction Cost Estimate ❑, Envelopes with Postage(Verify Count) ❑ #Sets Of Application Materials/Plans-"Paper Copies" Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"CD's" i PROJECT STATISTICS: Building Footprint Size ❑ %of Landscaping On Site %of Building Impervious Surface On Site Lot Square Footage PLANS DIMENSIONED: ,,q�-- ,(] Building Footprint ,,( Parking Space Dimensions(include Accessible&Bike Parking) ''`f'1'ruck Loading Space Where Applicable Building Height - Access Approach and Aisle Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map Architectural Plan Existing Conditions Plan „� Landscape Pian Tree Inventory ,❑ Site Plan Q Lighting Plan 7 t � TREE PLAN/MITIGATION PLAN: ADDITIONAL REPORTS: (list any special reports) 517E D>57)"vle ❑ D RESPONSE TO APPLICABLE CODE SECTIONS: f K)-51,Fr i"t eQ -' ❑ 18.330(Conditional Use) i Q ' 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) Q 18.340(Director's Interpretation) Q 18.705(Access/Egress/Circulation) Q 1$,7$0(Signs) ❑ 18.350(Punned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) 1$.360(Site Development Review) F 18.715(Density Computations) (Q 18.790(Tree Removal) 18.370(Variances/Adjustments) ❑ 18,720(Design Compatibility Standards) Q 18.795(visual Clearance Areas) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) C] 18.390(Decision Making Procedures/Impact Study) Q 18.730(Exceptions To Development Standards) [�I 18.810(Street&Utility Improvement Standards) ❑ 18,410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) Q 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ . 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) 1$.620(Tigard Triangle Design Standards) Q 18,765(Off-Street Parking/Loading Requirements) 1DDITIONAL ITEMS: `W {7'� i v.,`, ( 4< .+' t» Gary Pagenstecher From: Lina Smith Sent: Wednesday, November 25, 2015 12:18 PM To: mickmgconst@aol.com Cc: d_martinez50@yahoo.com; Gary Pagenstecher Subject: RE: Bicycle parking at 8735 SW Spruce St Follow Up Flag: Flag for follow up Flag Status: Flagged Hi 'lick, Thank you for your e-mail. I'm including;Associate Planner, Gars- Pagenstecher on this e-mail. He has been assigned to this project. You can reach him directly- at (503) 718-2434 or QaPgtigard-or.gov if you have any questions. l liank \'ou, Lina St171th assistant Planner City of Tigard I Community Development. 13125 1{all Blvd.'Tigard,OR 97223 L-mail: LinaCS a,tigard-or.gov From: mickmgconst@aol.com [mailto:mickmgconst@aol.com] Sent: Tuesday, November 24, 2015 6:03 PM To: Lina Smith Cc: d martinez50@yahoo.com Subject: Re: Bicycle parking at 8735 SW Spruce St Hi Lina, I believe I came up with a compliant solution regarding the bike rack requirement. In my submittal today, I indicated that we have room for 4 exterior bike racks on a concrete pad between two east facing buildings; all with correct drainage. In addition, I added 14 (one for every unit) vertical wall mounted racks in the rear interior storage units accessed from the rear yards or from that unit's kitchen slider. Hopefully this will meet the City criteria. Thanking you for your response, Mick Mick Gross,RMI Project Manager for E&V Development CCB lic#207384-E&V Development,LLC field office:13845 Bean Ct,Oregon City,OR 97045 (971)533-6781 mickmgconsta-aol.com -----Original Message----- From: Lina Smith <LinaCS .tigard-or.gov> To: mickmgconst<mickmgconst(a)aol.com> Sent: Tue, Nov 24, 2015 2:01 pm Subject: Bicycle parking at 8735 SW Spruce St 1 Hi Mick, I'm responding to your phone call about bicycle parking at 8735 SW Sprue St. The bicycle parking requirement for multifamily is 1 bicycle parking space for every 2 units. You can find more information on the chart on page 15: httl2://xv-,v,,v.tigard-or.gov/Develol2mentCode/18765 1. df. Feel free to call us at (503) 718-2421 if you have more questions. Thank you, Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail:L.inaCSgtigard-or.gov DISCLAIMER- E-mails seat or received by City of'Cigard en' loyees are su Ject to is s,. if regM iested, o-mai', may be disclosed to another party unless exempt from diS lostirC; Linder Oregon PL,; l c Records I aw E-mails are rriaired by the City of Tigard in compliancE with the Oregon Administrative f�u!es City Gene al Recoros, 1'�-a ent:cn 5 wlic-,j ale „ 2 ■ carr or rn�.o • A collector system at Oak-Lincoln-Locust. Widening Hall Boulevard to three lanes be- To help traffic move more freely once cross- tween Oleson Road and the southern bound- freeway connections are built, the task force ary of the study area. Hall Boulevard is a state recommends improvements to this street sys- arterial roadway and a major travel corridor tem. The intent is to distribute east/west traf- through the regional center. Upgrading this road- fic between Locust and Oak Streets and im- way will reduce cut-through traffic in surround- prove accessibility to the Lincoln Center com- ing residential neighborhoods and will provide mercial district. It also would improve access overall improvements in traffic flow throughout to residential areas for bicyclists and pedestri- the area. In the short-term, pedestrian and bike ans, as well as autos. The task force recom- improvementsa needed. mends that local governments apply traffic management techniques here to protect The task force recognizes that the Regional Transpor- neighborhood streets (see discussion on dis- tation Plan calls for expansion of Hall Boulevard to trict improvements). five lanes. However, the task force endorses an ex- pansion to three lanes while acquiring right of way for a five lane roadway- w ••rw ,.a.K s• '• u• I a• ,�• t z ?, Parking and shade trees create a bufferfor Sidewalks, median trips andplantings make typical pedestrians on typical streets designated minor streets designated m 01jor collectors more comfortable collectors. and cony ientforpedestrians. HI1 a4 Mal �o;n�d ' PUBLIC FACILITY PLAN Project: Hall Pointe Townhomes e COMPLETENESS CHECKLIST Case No.: SDR f.5-oS Date: 1-6-16 GRADING ❑ I Existing and proposed contours shown. Site grading plan D-1 does L show proposed contours ❑ Does proposed grading impact adjacent parcels? No ❑ Adjacent parcel grades shown: ❑ Geotech report submitted STREET ISSUES ` ❑ I Right-of-way clearly shown. Show Hall _Blvd. dedication ❑ Street name(s) shown. ❑ Exist/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact Report NA- sight istance provided ❑ Street grades compliant? ❑ Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width NA appropriate? Provide along frontage to Washington ❑ Other: Hall Blvd. improvements Square Regional Plan standards. Extend sidewalk north to connect to existing sidewalk. SANITARY SEWER ISSUES © Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? NA WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? Other: STORM DRAINAGE AND WATER QUALITY ISSUES ❑ I Existing/proposed lines shown? Show that "line has sufficient capacity. Detention is required on all projects ❑ Prelim. sizing calcs for WQ/detention provided? unless discharging directly to Fanno Creek ❑ Water quality/detention facility shown on plans? ❑ Facility area matches requirements from calcs? ❑ Facility shown outside wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? C:\Users\Greg\Appdata\Local\Microsoft\Windows\Temporary Internet Files\Content.0utlook\9E06F \Completeness Checklist.Docx ❑ Other: Planters Must be impermeable if within 10'of a building. The submittal is hereby deemed ❑ COMPLETE (Provide information noted above with PFI) ❑ INCOMPLETE (Resubmit) By: ,�3.6ft 9"W Date: i 1AENG\Development Engineering\ LANDUSE PROJECTS\Spruce\Hall Pointe\Completeness Checklist docx C:\Users\Greg\Appdata\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\9EO6FWVJ\Completeness Checklist.Docx E & V Development, LLC; Oregon Residential General Contractor, Mick Gross RMI; Project Manager-Superintendent; ICC Certified Residential Building Inspector; IAPMO Certified Plumbing Inspector, IAPMO Certified Mechanical Inspector, multi-state licensed Plumbing, Mechanical, HVAC, Fire Sprinkler, and General Contractor; IBCO Building Official; ASPE American Society of Plumbing Engineers; field office 13845 Bean Court, Oregon City, OR 97045.971-533.6781 April 4, 2016 Gary Pagenstecher, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Hall Pointe Townhomes Site: 8735 SW Spruce St Use File: SDR2015-00005, LLA2016-00004, ADJ2016-00099, ADJ2016-00100 Dear Gary, Please let this letter reference and provide a brief concise answers to the additional issues raised in the letter of March 24, 2016. Site Development Review had issues that were addressed in total in the revised narrative pages 7 through 11 in red font. As a quick review, water quality facilities (18.630.090.2.a) was noted as being answered in approved plans D-1, D-2, D-3; 2.b:.pervious pavement was addressed in approved plan pages D-1 & D-2; 2. c: soil amendment is addressed in plan pages L-1, L-2, L-3; 2.d: roof water runoff was addressed in plan pages D-1, D-2, D-3. E: private outdoor area is visually available on A1.0 with compliant backup calculations on new plan page C4.0. F: shared outdoor area is specifically addressed on plan page C-4.0 which indicates amount required and shows Hall Pointe has an overage of 1217 sf. additionally plan page C4.0 indicates Hall Pointe has a total of 4017 sf whereas only 2800 sf is required. K: addre3sses landscape requirements which is answered in new plan page C1.2. 5536 sf is required, calculations indicate Hall Pointe to have 7186 sf resulting in an overage of 1650 sf. Development Standards is addressed via table 18.520.2 in the narrative page number 12. Hall Pointe is in compliance to each item on the table verified with plan pages J-1, 1-1, A1.0, C1.2, and taking into account that the two "Type 1 Application's" once processed will bring the entire project to full compliance. Washington Square Standards indicates that this project was not in compliance totally until this final submittal. Section 18.630.050.D.2 called out for interior walkways to be minimum 6 feet in width. This compliant width is now noted in numerous places on new site page 1-1 (exhibit 1) in submittal binder. Section 18.630.090.A.L-1 calls out for parking lot to be separated from Public Street by a minimum of 8 feet. This standard is now specifically called out in revised plan page 1-1 (exhibit 1) in submittal binder. Respectfully submitted; NVU& 6 City of Tigard March 24, 2016 E & V Development, LLC c/o Mick Gross 10875 SW 89"avenue Tigard, OR 97223 Project: Hall Pointe Townhomes Site: 8735 SW Spruce Street Land Use Files: SDR2015-00005, LLA2016-00004,ADJ2016-00099,ADJ2016-00100 Dear Mr. Gross: The City received your revised application for site development review on March 14, 2016 for the development of two parcels totaling 0.63 acres, including a 14-unit townhome project comprised of three buildings and associated site improvements. The application also includes a lot line adjustment to consolidate the two existing parcels, an adjustment to reduce the residential density from 15 to 14 units, and a development adjustment to reduce the side yard setback from 20 feet to 16 feet. This letter is to inform you that the above referenced application has been deemed incomplete pending resolution of the items listed below. Approvability Items The following are approvability items, not completeness items. They are listed here for your information and should be resolved during the completeness review to the extent possible to increase the likelihood of an approval during the development review process. Narrative: The narrative still remains deficient because it does not address all of the applicable standards. It is important to address the standards to both adequately describe the facts of the project as a complement to the plan set and to determine how the facts of the proposal satisAT the standards. Please revise your narrative to address the applicable standards, as outlined below. Site Development Review: The narrative does not address the applicable approval standards in 18.360.090. Please revise your narrative and plan set,if applicable. Development Standards: "fable 18.520.2 includes development standards. Please revise your narrative stating the applicable standards and providing findings of fact in your proposal. Where the standards are not met (e.g., front and rear setbacks), revise your plan accordingly. Washington Sduare'Standards: The narrative does not provide findings for the district standards in 18.630.050 and 090. Please revise your narrative and plans to address these standards (e.g., minimum sidewalk width and 1.1 landscape standards). 13125 SW Hall Blvd. * Tigard, Oregon 97223 * 503.639AI71 TTY Relay: 503.684.2772 0 vv-w -.tigard-ongov Determination of Completeness Page 2 Land Use File SDR2015-00005 Public Facility Plan Checklist: Please find the attached Public Facilities Completeness Checklist dated March 23, 2016,which finds you application is complete for Engineering. Re-submittal Requirements (Submit all of the following items concurrently.) 1. A cope of this letter. 2. A letter addressing how each item has been addressed, including a description of the revisions and their specific locations, e.g. page and/or plan set numbers. A thorough and detailed letter will facilitate staffs review of your application in a tunely manner. 3. Application Copies: Please submit 8 full copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" a 17" size as long as you include 3 copies of large set plans. Also, submit 11 additional copies of your reduced plan sets only (11" a 17"), plus one copy at 8 1/2" a 11" for our records, and a compact disc including all elements of your proposal and formatted to a 300dpi. 4. Completed "Request for 500' Property Owner Notification" and receipt of payment (contact Joe Patton 503-718-2714). Provided the narrative and plan set are complete and the resubmittal requirements are met, we will be able to deem the application complete. If you have any questions or concerns, please contact me at 503-718-2434 or garyp@tigard-or.gov. Sincerely, Gary Pagenstecher Associate Planner Attachment: Public Facility Plan Checklist Copy: Tile: SDR2015-00005 Dr. Gene Davis Greg Berry PUBLIC FACILITY PLAN Project: Hall Point Townhomes COMPLETENESS CHECKLIST Case No.: MLP15-05 Date: 3-23-16(2"d review) GRADING R Existing and proposed contours shown. R Does proposed grading impact adjacent parcels? No R Adjacent parcel grades shown. ® Geotech report submitted STREET ISSUES R Right-of-way clearly shown. R Street name(s) shown. R Exist/proposed curb or edge of pavement shown. R Street profiles shown. © Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. R Traffic Impact Report NA R Street grades compliant? R Street widths dimensioned and appropriate? R Private Streets? Less than 6 lots and width NA appropriate? ❑ Other: SANITARY SEWER ISSUES R Existing/proposed lines shown. R Stubs to adjacent parcels required/shown? WATER ISSUES R Existing/proposed lines w/sizes noted? Yes R Existing/proposed fire hydrants shown? R Proposed meter location and size shown? Yes R Proposed fire protection system shown? Other: STORM DRAINAGE AND WATER QUALITY ISSUES R Existing/proposed lines shown? R Prelim. sizing calcs for WQ/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Facility area matches requirements from calcs? R Facility shown outside wetland buffer? NA ❑ Storm stubs to adjacent parcels required/shown? ❑ Other: Stormwater planter On PFl submittals, show details of outlet structures lACommunity Development1and Use Applications\SDR-Site Development Reviews120151SDR2015-00005 Hall Pointe\ENG Completeness Checklist.Docx The submittal is hereby deemed ® COMPLETE (Provide information noted above with PFI) ❑ INCOMPLETE (Resubmit) By: Date: 3-23-16 lAENG\01 Development Engineering\ LANDUSE PROJECTS\Hall\Hall Pointe Townhomes\Completeness Checklist docx A (:\Community Development\Land Use Applications\SDR-Site Development Reviews\2015\SDR2015-00005 Hall Pointe\ENG Completeness Checklist.Docx City of Tigard n COMMUNITY DEVELOPMENT DEPARTMENT Request for 500' Property Owner Notification Property owner information is valid for three (3) months FOR STAFF USE ONI.Y from the date of your request. Contact staff member)oe Patton: 503-718-2714 or j tp ct;rt and n. .r Date Request Processed: Project name: Hall Pointe Townhome Community NEIGHBORHOOD MEETING LABELS Staff planner you are working with: Gary Pagenstecher #of sheets cost each sets Properly,owners within 500 feet& Name of contact person: Mick Gross interestedpartie,: $2.00 S Name of company: E &V Development Generate list: - - $11.00 Phone: (971) 533-6781 TOTAL: $ Email: mickmgconst@aol.com LAND USE ENVELOPES Please indicate all map and tas lot numbers that are included #of envelopes cost each sets in your project(i.e. 1S134 AB00100) or the addresses for all Property owners project parcels below. If more than one (1) tax lot or if the within 5oofeet& parcel has no address,you must separately identify each interestedparties: 113 50.13 2 $29,38 tax lot associated with the project. Generate list: - S11,00 1 S 135AD01000, 1 S 135AD03400, and 1 S135AD03500 SUBTOTAL: $40.38 Portage: 113 50.49 2 $11034 TOTAL: $151.12 REQUEST (only check one : ❑ One (1) set of labels for notification of neighborhood meeting. After submitting your land use application to the city,the project planner will review your application for completeness and you will be notified by means of a completeness review letter. Please indicate what the completeness letter indicates you need: Land use case number: SDR2015-00005 ❑✓ Type II TWO sets of envelopes ❑ Type III or Type rV one set of envelopes (a second set may be required if the decision is appealed) The contact person listed above will be notified of the amount to pay at the front counter in the Permit Center once the request is processed.A printed list of all property-owners within 500 feet and interested parties will be provided at time of '—N payment. Upon request,a PDF copy is available via email. City of Tigard • 13125 Stiff'Hall Blvd. Tigard,Oregon 97223 wxvwxigard-or.gov • 503-718-2421 • Page 1 of 1 1:\CURPI,N\Jfasters\50n'l'ropert}Owner Notification Request.docx Rei.2015051 1 CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 Receipt Number: 400757 - 11/24/2015 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2015-00005 SDR Under$1,000,000 100-0000-43116 $5,564.00 Total: $5,564.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1182 TLEHRBACH 11/24/2015 $5,564.00 Payor: Mick Gross LLC Total Payments: $5,564.00 Balance Due: $0.00 Page 1 of 1 City of Tigard Land Use Permit Application APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. > This form is mquired to complete your submittal. The aWlicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. Three(3)copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed substantially complete. Each packet must be collate Ipf-uw > Plans are required to be minim= 24"x 36"or 22"x 34" > Plans must be FOLD rolled plans �accepted,- Applicant Staff Documents,Copies and Fees Required Completed Master"Land Use Permit"Application with property owner's signature or name V of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable applicable development standards and—approval criteria as specified in the Pre-Application Conference notes Documentary evidence of Neighborhood Meeting.Neighborhood Meeting Affidavits of Posting&Mailing Notice,Minutes,Sign-in Sheets V"- Service Provider Letter Impact Study per Section 18.390.040.B.2(c) Copy of the Pre-Application Conference notes Hire Fee(see fee schedule) P t Distance Certification Preliminary Storm Calculations Arborist Report T-,�RXPM fftm—u" Maps or Plans (Plarkit—,it I—-at least 24"x 36") Architectural Drawings(elevations&floor plans) L4 Existing Conditions Map Landscape Plan Preliminary Grading/Erositm Control Plan Erc�kninny Pardtion/Lot Line APlan Preliminary Storm DrAinage Plan Preliminary Utilities Plan Public Improvements/Streets Plan Site Development Plan Subdivision Preliminary Plat Map Topography Map V Tree Preserration/Mitigation Plan V1, Vicinity Mat) P- Once your application has been deemed substantially complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following.- Two(2)sets of stamped,addressed 410 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size(#10), addressed with V X 4"libels(please see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee(please see request for 500'property owner mailing list form). 1ACURPLN\Mns0=\SubmitW Requirements Check-1imdoc (updabL&-21-jamary-10) w HOUSE J 8735 tt N w SW S ruce o Na cn �Ily " m 0 10 20 SCALE IN FEET N 8787 a PROP SED SW Spruce 24' DRIVEWAY R.O.W. _ TALL SHRUBS AVA*1 PROPO PROPOSED SIDEWALK CURB EDGE OF EXISTING PAVEMENT 30' 30' SW Spruce CENTERLINE — — — — HALL POINTE TOWNHOUSES 8735 SW SPRUCE SIGHTING DISTANCE FIGURE 1 SPRUCE SIGHTING DISTANCE 6/19/18 eda ARCHITECTURE EDA Architecture. & planning www.edaarchifecture.com 12800 SW Park Way, Portland, Oregon 97225 �j4,2� j� Aj#r6U6�b Phone:503.643.6611 G� June 14,2018 City Of Tigard Building Department RE: HALL POINTE TOWNHOMES 8735 SW Spruce St. Tigard, Oregon 97233 Site Permit# SIT 2016-00022 Carport building Permit BUP Attached is a revised site plan which no longer shows the carports. The owner has decided that they do not want the carports. The owner felt that the design of the building was better served without the carports infringing into the space and without the carports that it would provide a more open inviting space to the residential units. We would like to cancel the permits for the carports at this time. None of the site items have been changes. Parking layout,quantities and dimensions remain the same. If you need any additional information please let us know. Sincerely, Louis Martinez Eda Architecture&Planning PARKING WHEEL STOPS,TYPICAL 1KT'EIT� EVERY PARKING SPACE POND,SEE CIVIL DRAWINGS Sey,59'22'E 186.85' - - ,I Surface drainage shall be diverted to a storm sewer b ®® ® -' / [:�TIA11I.ENCL0310RE PGE TRANSFORMER cone nceorotheraYa pproved point of col�ction / that does not create a hazard.Lots shall be raded NEET G6.1 \ � ; 9URGlDto drain surface water away from foundation wals. Sz-a' The grade shall fa!a minimum of 6 inches within the 16'-3•' 4a-a' �. ®®`-- _ 1 first 10 feet. 611"r-- -- 1 pp d I F DECK 8759 7' 8747 17-6" i7' 6" t •DECK •. e'•a' iQ •.I a i -- a a GENERAL NOTE: \ 18'-6.. 78.•6., •. – ' } See Civil drawings for street improvements,drainage and ®� b 10, – – – – – – – – – �® j details. DECK 8765 See fondscape drawings for planting. /i c •I. DECK' 8741 o /y . © � •• h.i b I' 1 I y " I'•a' I'PARKING ® - VERHANG- - - - - -- - - \ I DECK 8771 y� a'• DECK' 1 - - ® _, a' 8735 R =. , a I � � A j 191 I-, 1 = ®® - - - -- - r-'-"- VPARKINGOVERHANG 1 •� [e I { ; DECK 14; 8775 I .I . II�JJ b { DECK �- /- L-- - b a — r 8729 1 1 { b m Els] — — — — — — — — — — — — — — �I d1 0 Q , °a I I I DECK 8783 i EXISTING MANHOL u •, ., •• I POND,SEE CIVILDRAWINGS L _ •''j -to8725'd i 8725 DECK;- 1 EDGE OP BUFFER ZONE BUILDINGA ® •F b •• V r PON D,SEECIVILDRA NGS �• BUILDING B ► I t 1•• WALKING PATH,CRUSHER FINES OR BARK lr b 589°56'al'W 75.18' .- m TIE•1rElE�TT� 7YPICALDOWNSPOUT mx m \—BBQ LOCATIONS TOSHEErFLOW y, ONTO DRIVEWAY i�°�°'�°i'°"%it%°BALKING PA7H CRUSHER nNFS ORBARK+•ga ms•• Y%f�,'ii^ / RAMPPICNIC TABLE ...�..y-••••••D�.::bs,s:::-:::s}rr.••:::.i•.•aav:: hl :"~ PARKING WHEEL STOPS,TYPICAL •i •hwMA°.'°i° A °a •�t " •+*![ °�A..:. ':':. EVERY PARKING SPACE -47 �(� BENCH-/ /�I k I: 8723 DECK 8//4118 OF urjT PICNIC TABLE• ^>i - - - - - - i BBQ GRILL - " a •• ' � e a POND /111--•\\ SITE PLAN �\. •. .'.� 8715 _ DE< - 8. • 1 I' — 10'-0 ZO I 11Y— — — — — ' — _ in 1 — - — — J I _•. ,. ---- '� NORTH ARROW ' UILDxM�tlGC j � 20'-7� 5' 6.. REVISED AJE RECREATI NAL AREA p /r/ \ 21– +• .a DECK ICS 0 8700, ,• .� I \ INCOLLABORAT{ON HATH (� f 1a `— ' i/4 — 1 -0 I o C — — — — — — — — — — — — — HANDICAP RAMP, b y� -r LANDSCAPE SPACE �® ' 1:12 SLOPE b ��LLLDNN' I —STORAGEWALL d c�sr 23 •kf TYPICAL e, a' 8701 ��y� WKE RACK TED & 6" ••DECK / •"%< MARTM7..DCSrJN GROLp W, I/ BIKE RACK WALL MOUNTED YKERA K NEW PEDESTAL MAILBOX __ a . LOCATION ENCS " SOURLIGHi BUIL ING C ,� Hall Pointe � r� •'" a BIKE i 4 - - — •• ` ` Townhomes 1T/2'EIEtIRTERi'� b( •,•ls ® a / --SEECIiLDRAWINGSa SIDEWALK 8735 SW Spruce St Tigard,OR 97233 i TIEWEIEW111pY. Projed Number M1512 TRIM \ h ' '\`\/ "'6 a'• N \ RLEANDGIUTSH==75.8' Y Date 6/14/2018 5:07:22 PMMEERAMbNEWrDOUNLEMEW 1112 NB9.5537E11391 _ \ CHECK VALVE ASSEMBLY a BENCH ' Q• Architectural Site -� BIKE STORAGE " rtRru-NDacAPe,. i \r•• a' •' - ^ .. Plan RVSEDC � 1/21C1' / r .EXNNNO 4-SEWER LATEAL ` SCIVIL SHEETS FOR _ROAD4PROVEMEMS I ' LANDSCAPE WATER METER S-0. 1 S.W. SPRUCE STREET I —WALKING PATH,CRUSHER FINES OR BARK Scale As indicated r 1 PARKING WHEEL PS,TYPICAL 20'-0" EVERY PARKING SPASTOCE Surface drainage shall be diverted to a storm sewer / conveyance or other approved point of collection POND,SEE CIVIL DRAWINGS S89-59'22E18435' - /`\ �f that does not create a hazard.Lots shall be graded \ m � PGE TRANSFORMER' 16'_3" to drain surface water away from foundation walls.� The grade shall fall a minimum of 6lnches within the b; j i 1 � a !j � I first 10 feet. y% TRASH - I NCLOSUR ®®_-_-_ ----- 'I: SEE SHEET G4 1 C 1 f� GENERAL NOTE: 8759 a 6'-0'� � � POR ENLARGa i U I•" p747 •, ' PLAN m 8See Civil drawings for street improvements,drainage and RR ---- -, l - ----- --� --�-- -------- I a details. - --- yy I \ - - - -- - - - - - - - - - - - - - I I. I i 2Q ° 10' ° - _- - _ - - - - _ _ I See landscape drawings for planting. 7'LANDSCAPE SPACE I a •• 0, 1 "• 8765 b 7'ANDSCAPESPACE 8741 \\ © t TYPICAL L -CAR ---`..----- I, 1 - - - - - - - - - - - - - - - ------ - PORTf I'PARKING -I VERHANG - N u " I 8771 -r-- ----- TYPICAL ------ - - N. . 8735 I ®�� - - - - - 1'PARKING OVERHANG �' I---17.-6.,- 6 BE 87751.0 5':�' I . SOLAR --- 8729 V, LIGHT _ _ 1 r --- 8783 5' °'.l EXISTING MANHOLE O ` - - - - - - - - - -- - - - -E I I - a °{ - I EDGE OF BUFFER ZONE POND,SEE CIVIL DRAWINGS�� _ r-, I v ,-, b 16 .e 8725 ,POND,SEE CIVIL DRA NGS ° BUILDING A g BUIL ING B I WALKING PTH IS, BIG LOCATIONS TO SHEEtFLOW 'f'?�+p�,;'v"sM1^1gi5.° UILDINGB ONTO DRIVEWAY RAMP-� I / / \ •�/J•% \ • • +•°°°^< I / 17 \Y PICNIC TABLE n ..e. PARKING WHEEL TYPACE- •i GRASS OFT i EVERY PARKING SPACE BENCH-� %- - - t 8723 CARPORT PICNIC TABLE° ITYPI SBQGRILL- --b - e a POND - I• 8715 " • 17' 9" 20 L ARCHrTICTtJM Site Pian 7LANDSCAPE SPACE -` - it-s TY AL I I' IN COLLABORATION WITH -1 RECREATIONAL AREA C 1 1" = 101-0" 8709 p 7 5_b" .10,0�. 1/4" — 1 —0 j .e wfa, 22 I ..,, 3 - - - - - - - - - - - - - - - - J -� b-D { I ��� -STORAGE WALL /.� \ HANDICAP RAMP, _ MARTIt�Z DESIGN CRO�AO IIM„ BIKE 1:12 SLOPE ^ `. WALL MOUNTED 2S " / BIKE RACK WALL MOUNTED BIKE RACK- r 32'-0" '° T \ / / o ) 7' 8701 PENCE ; , Hall Pointe j j NEW PEDESTAL MAILBOX I• ° ° .g LOCATION I \ SO AR LIGHTu _ 14 BUIL ANG C Townhomes BIKE �\ \\\ - - I 1 F\ ', I 8735 SW Spruce SL Tigard,OR 97233 SIDEWALK II ProjectNumber M1512 �-TRIMZ �• ,/ ��� `�- R -B�• POND,SEE CIVIL DRAWINGS IDate 9/13/2016 1_1:50:25 PM < �% -N89_55'37'E113 I WATER " Architectural Site BIKE STORAGE S A- NEWCHECK VALVE CEMBLY � \ � r Plan 0 METER AND NEW T DOUBLE \ °"6'-0" / ° CHECK VANE ASSEMBLY \, ' \,° / \ j -BENCH• a \ \ �' NOSCAPE WATER METER I i - <• a, 111/211 11-011 r ° . biTRYLANDSCAPE. a 'a '� '�°� %�- " \« I� °. 9 /'•/ -0. 1 SEE CIVIL SHEETS FOR --- --- - \ ROADIMPROVEMENTSr�y/ Scale As indicated S.W. SPRUCE STREET E & V Development, LLC; Oregon Residential General Contractor, Mick Gross RMI; Project Manager-Superintendent; ASPE American Society of Plumbing Engineers; office 10875 SW 89th Ave, Tigard, OR 97223. 503.246-5862-fmf.india�a,yahoo,com , Project Manager: mickm cg onst d�aol.com CCB#207384 September 20, 2016 Cover Page y; Aft Gary Pagenstecher, 503-718-2434 SDR2015-00005 "CONDITIONS OF APPROVAL REQUEST FOR COVER LETTER AND SUBSTANTIATION DOCUMENTS E & V Development, LLC; Oregon Residential General Contractor, Mick Gross RMI; Project Manager-Superintendent; ASPE American Society of Plumbing Engineers; office 10875 SW 89th Ave, Tigard, OR 97223. 503.246.5862•fmf.india a�yahoo.com , Project Manager: mickmgconst(a wl.com CCB#207384 September 20, 2016 Community Development Department Attn: Gary Pagenstecher, 503-718-2434 SDR2015-00005 "Conditions of Approval" cover letter addressing items 1-11 and #25 #1 Prior to commencing any site work, the project arborist shall perform a site inspection for tree protection measures, document compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee. Response: Signed arborist verification letter submitted previously (Aug 25, 2016) with copy --� contained herein. Basis of letter was compliance to plan page L2 also contained herein. Demo permit was issued and final approval was issued on 9/21/16. Result compliance. Refer to Tab 1 #2 The project arborist shall perform semimonthly site inspections for tree protection measures during periods of active site development and construction. Written verification with a signature of approval directly to the project planner within one week of the site inspection. Response: Signed arborist verification letter submitted on Aug 25, 2016 includes text of upcoming and scheduled site inspections. Result compliance. Refer to Tab 1 #3 Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $823 ($151 first tree + $28/each additional tree x 24 trees = $672). Response: Had counter person print invoice (attached herein) and paid fees with check#1056 Result compliance. �'` Refer to Tab 2 #4 Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section II, Part 2 in the amount of$9,492. Response: Landscaping Performance & Establishment Bond hard copy is attached herein by "Old Republic Surety Company": YFB2420902 which meets total compliance. Refer to Tab 3 #5 Prior to commencing any site work, the applicant shall submit revised building plans and elevations demonstrate the required eight foot deep offsets for patios and balconies (18.360.090.C) Response: Revised building plans have sample plan pages included herein which shows noted on the Architectural Site plan page S-0.1 and noted on the Landscape + Open Space plan page S-0.2 compliance to this requirement typical through the project. Full size plan pages are submitted along with binder, and also 11 x 17 plan pages are submitted as well. Refer to Tab 4 #6 Prior to commencing any site work, the applicant shall submit a revised dimensioned site plan and open space plan that demonstrates how the minimum 2,800 sf shared open space requirements (18.360.090.F). Response: All building plans contain a colored Landscape & Open Space plan page S-0.2 which is also contained herein which clearly shows how the minimum square foot is obtained. Refer to "Legend" box for number verification. Full size plan page is submitted as well as 11 x 17 plan page. Result compliance. Refer to Tab 4 #7 Prior to commencing any site work, the applicant shall submit a revised open space and landscape plan that demonstrate the minimum 20% landscaping requirement is in addition to the open space and recreation area requirements (18.360.090.K.) Response: All building plans contain a colored Landscape & Open Space plan page S-0.2 which is also contained herein which clearly shows how the minimum square foot is obtained. Refer to "Legend" box for number verification. Full size plan page is submitted as well as 11 x 17. Result compliance. Refer to Tab 4 #8 Prior to commencing any site work, the applicant shall revise the site plan to comply with the maximum 10' rear yard setback standard for Building B. Response: Included and noted on the Architectural Site Plan page S-0.1 with clouded notations that the building B now meets this requirement. Full size plan page is submitted along with 11 x 17 plan page. Refer to Tab 4 #9 Prior to commencing any site work, the applicant shall submit a revised site plan that meets the additional setback requirements that provide separation of parking and walkways from living room windows by at least ten and seven feet, respectively. Response: Included and noted on the Architectural Site Plan page S-0.1 with clouded notations that we now meet the 7 foot separation from landscape area to front living room window typical to all, and in addition 12 feet separation from living room window to parking is how we fully meet this notation. Full size plan page is submitted as well as 11 x 17 page. Refer to Tab 4 #10 Prior to commencing any site work, the applicant shall submit a revised site plan that shows wheel stops for each parking space placed two from sidewalk to limit the vehicle overhang to one foot as shown on the site plan. Response: Architectural Site Plan page S-0.1 now shows all required wheel stops with proper clearances .Full size plan page is submitted as well as 11 x 17 plan page Page S-0.1 is included herein with notations. Refer to Tab 4 #11 Prior to commencing any site work, the applicant shall submit a site plan showing a minimum of 24 parking spaces. Response: Architectural Site Plan page S-0.1 now shows a minimum of 24 parking spaces included herein and noted on full size plan page. Also submitted as place holder is a 11 x 17 plan page. Refer to Tab 4 The following Conditions Shall Be Satisfied Prior to the Issuance of Building Permits: 25. Prior to submitting plans for building review, pay addressing fees in the amount of $700.00 Response: Addressing fee was paid for against "Revenue Account Number 100-0000-43113 by check number#1056 issued by E & V Development, LLC. See copy of City invoice. Refer to Tab 5 j� 12840 NW Cornell Road Beighley & Associates 503-643-4796 503-643-4798 fax MEMORANDA Architect of Record: EDA Architecture, Inc Project: Hall Pointe Townhomes 12800 SE Park Way 8735 SW Spruce St. Portland, OR 97225 Tigard, OR 97233 To: E&V Development File No.: 1529 10875 SW 89th Ave Tigard OR 97223 Attn: Gary Pagenstecher Date: Aug 25, 2016 Distribution: Dr. Eugene Davis Tree Protection Fencing Inspection: Inspection performed on this date, 08/25/2016 with the owner and project assistant manager present. I certify that the development at 8735 SW Spruce St., Tigard Oregon, complies with the protection measures depicted in the attached revised drawing and accompanying project specifications(Sheet L2, Tree Protection Details&Specifications). Previous plan inhibited effective removal of demolition material. Reasonable allowance has been made to ease demolition with no significant impact to Root Protection Area. Ron Davies,ASLA,Arborist ISA#PN-6149A Beighley&Assoc., Inc. 12840 NW Cornell Rd. Portland OR 97229 503 643 4796 HAROLD S.BEIGHLEY bai@bai-la.org Page 1 MR r rrr rr i MEN MMMM01MMMMM • - ■- BLACK LOCUST -----a-- , / . • -------aw-I •• -• • • -• • • •• ` I --- MEW • 9 • • • - I�, ' ••• • • • • ,�, OMMI __ �► !� W •-------==MEMNMMMMMMMMMMMMMEI D RD v BUILDING ------ ---------1 MEMNMEMMMMMMMMMMMMI ---------1 , �, -• •- •. ---------I MMEMEEMMEMMMMMEMMIM ---------I ..• • -. - ■--------- I ---------1mom -• • . . • 1 ---------I BUILDING MMMMMEMNIM ■--------- :I • •• - EXISTING i1' • ■-rte J----- ♦ 1 —---------- 1 • {; •• • •• ■-- -----aMMMM ME mm II III Iii ■--------- ♦ / MEMM MEN== D PARKING MEMMMMMMMMMMMMMMMMI S89056'0 • • er1i®®moINV li • Emmmmrm .. :. --------.11 ---------1•MMMMMMMMMMMMMMMMMMI 0 m�® 000• ---------- • O �m�®o0O© ---------1MMMMMMMMMEMEMNIM —�T11T�R--A1 ----sire--- iD _ ® .. .. .. 000®®© •�1 �� i ::•::•:•.{:% � 25) 10�' CHERRY m �m�oeo©© ■------■1-- 1 ®• m�Oe©�0 --------►&IMMMMIIMMMMMMMMMMMMI i I I • MEN MEMEMEMUMNIM ®• ®�OOO®d • ■----MMMMMMMEMMMEMNMMI ----- - i --■--------- i -------IMEM mom MEN IN I; ---------I ARBORIST • ---------I • •- • • ••• �-.�•� • � �,� KiN • • • • MMMEMMMEMEMEMMMMMEI ---------IMMMMMMMMMMMMEMEMM •'. •.•.•�•• ---------1MMMMMMMMMMMMEMEMMM MEMMEMMEMMME =I MMMMMMMMMMXM MMW 14- 532"E 1 M9r:: ISA 12840 NW Cornell Road Assoctates 503-643-4796 503-643-4798 fax MEMORANDA Architect of Record: EDA Architecture, Inc Project: Hall Pointe Townhomes 12800 SE Park Way 8735 SW Spruce St. Portland, OR 97225 Tigard, OR 97233 To: E&V Development File No.: 1529 10875 SW 89"'Ave Tigard OR 97223 Attn: Gary Pagenstecher Date: Aug 25, 2016 Distribution: Dr. Eugene Davis Tree Protection Fencing Inspection: Inspection performed on this date, 08/25/2016 with the owner and project assistant manager present. I certify that the development at 8735 SW Spruce St., Tigard Oregon, complies with the protection measures depicted in the attached revised drawing and accompanying project specifications(Sheet L2, Tree Protection Details&Specifications). Previous plan inhibited effective removal of demolition material. Reasonable allowance --� has been made to ease demolition with no significant impact to Root Protection Area. Additional site visits will be scheduled for twice in October and again in November as needed. or;�22" Ron Davies,ASLA,Arborist ISA#PN-6149A Beighley &Assoc., Inc. 12840 NW Cornell Rd. 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Fence set outside . outdoor —��"�` • �� • • • • ■iiiiiiii- iiiiiiiiil ■iiiiiiii- relocated to full hatch area after • ! �• � � • „ ■iiiiiiii- demolition 2 -� iiiiiiiiil •.�}•{.,.;•' ■iiiiiiii- ..-.�:�.'•:�: iiiiiiiiil r• � r ••••••• ,, ■ii/iiiii- _ - � iiiiiiiiil / •:::• • ■iiiiiiii- ���::�•:�'��� �' �• ISA. • UJava . . do� ,,,� .;, C TY OF TIGARD SITE COPY BUILDING PERMIT t COMMUNITY DEVELOPMENT Permit#: BUP2016-00259 13125 SW Halt Blvd.,TigardTigard !)ate issued: 08/3112016 OR 87223 503.?18.2439 Parcel: 1S135AD03400 Jurisdiction: Tigard Site address: 8735 SW SPRUCE ST Project: Hall Pointe Subdivision: 1980-053 PARTITION PLAT Lot: 2 Project Description: Demolition of(1)1200 sq.ft.house connected to sewer. UPON FINAL INSPECTION,DEMO CREDITS FOR SDC FEES WILL APPLY. Contractor. E&V DEVELOPMENT LLC Owner: DAVIS,EUGENE REVOCABLE LIVING T 10875 SW 89TH AVE 10875 SW 89TH AVE TIGARD,OR 97223 TIGARD,OR 97223 PHONE: 503-246-5862 PHONE: FAX: 5ueefte. FEES Description Data Amount Type of Use: SF Class of Work: DEM Type of Const: Permit Fee-Additions,Alterations, 08!2912016 $185.38 Demolition Occupancy Grp: Occupancy Load: Info ProcesslArchiving-Sm$0.50(up to 98/29/2016 $0.50 Dwelling Units: 0 11x17) Stories: 0 Height: 0 ft Erosion Control rv/Development 08129/2016 $80.70 Bedrooms: 0 Bathrooms: 0 Value: $7,400 Floor Areas: Total Area: 0 Accessory Struct: 0 Basement: 0 Carport: 0 Covered Porch: 0 Deck: 0 Garage: 0 Mezzanine: 0 Total $276.58 ftgulred, Required items and Reports(Conditions) Fire Sprinkler. Parapet: Fire Alarm: Protected Corridors: Smoke Detectors: Manual Pull Stations: Accessible Parking: 0 This permit Is Issued subject to the regulations contained in the T-gard Municipsi Code. State of OR. Specialty Codes and all other applicable few. M work will be dare in accordance: with approved pians. This pemrit win expire if work is not started wlflim 180 days of issuance, or iF is suspended for more the 180 days. ATTENTION: Oregon law requires you to fellow the rules adopted by life Oregon V" Notification I saes are set forth In OAR 952-0010101 through OAR 852-001-0080. You may obtain a copy of ft rules or direct questions to OUNC by calling 503.23 7 or . 00. ed By: / Permittee Signature: 10, ^� Call 503.834.4178 by 7:00 a m.for the next avalbbie MW date. This permit card shelf be kept in a conspicuous plats on the job site until completion of the project, Approved plans are required on the job aPoe at the dras of each inspection. CITY OF TIGARD FEE AND PAYMENT IrtISTORY 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 SDR2016-00006 - 8736 SW SPRUCE ST, TIGARD, OR 97223 Revenue P vment Fee Description Account NuMber Fee Amount Invoiced E"i �?�Paid Method Receipt# 20 SDR Under$1,000,000 100-0000-43116 $5,564.00 $5,564.00 $5,564.00 11/24/15 Check 400757 $0.00 Lot Line Adjustment 100-0000-43116 $718.00 $718,00 $718.00 3/14/18 Credit Card 402526 $0.00 Development Adjustment 100-0000-43116 $351.00 $351.00 $351.00 3/14/16 Credit Card 402526 $0.00 Reduction of Minimum Residential 100-0000-43116 $351.00 $351.00 $351.00 3/14/16 Credit Card 402526 $0.00 Density Misc Fees(copies/labels/maps/prints) 100-0000-45319 $40.38 $40.38 $40.38 3/28/16 Credit Card 402856 $0,00 Postage(Land Use Applications) 100-000045319 $110.74 $110.74 $110.74 3/28/16 Credit Card 402856 $0.00 Inventory Fee-Open Grown Tree-1st 100-0000-43116 $151.00 $151.00 $151.00 Inventory Fee-Open Grown Tree-each 100-0000-43116 $672.00 $672.00 PO4 VIN $672.00 JAkf .-4 10 Address Fee 100-000043113 $700.00 $700.00 $700.00 Totals for Fees $8,858.12 $8,668.12 $7,135.12 $1,528.00 Receipt# Payment Method Check# Payor: Receipt Data Receipt Amount 400757 Check 1182 Mick Gross LLC 11/24/2015 $5,564.00 402526 Credit Card Gene Davis 03/14/2016 $1,420.00 402856 Credit Card Mickey R Gross 03/28/2016 $151.12 Total Payments: $7,135.12 Balance Due: $1,523.00 Bond No. YFB2420902 IANDSCAPING PERFORXLkNCE&ES'LA.BlISHMENT BOND E&V Development,LLC 2.,,principal CPrincipal"),and-Old Republic Insurance Comeany a corporation authorized to conduct a general surety business in the State of Oregon,as surety("Surety"),are jointly and Severally bound to the tity of Turd,an Oregon municipal corporation as obligee r 'City").in the SUM Of$ 9,492.00 to assure compliance with the Q/k of T4wd I*rlw Feirr/i ca#* )read hese Principal is obligated to proxide landscaping(minimum effective tree canopy)and meet establishment periods as set out in the approved plans and conditions of approval of Cats of rwrd Case fdcpail Pointe Townhomes SDR2015-00005 In the event Principal fails to complete required plantings or meet establishment requirements,Surety shall pay the fee-in-lieu on written demand by the City, up to the full amount of this bond. Surety's total obligation shall not exceed 19,492.00 On bA and satufactoty completion of Principal's obligations under the site development t shall 2 Cit' approval, ' - the ob ga re a Je bondThe City shall hax a no cibligatton to release tYye bond if Principal has not fulls - compjj� rhe with In the event of suit or action be filed by the Obligee hereunder to enforce said contract or to recover under the terms of this bond,in addition to all other rights and remedies,the City,in the event it shalt pm-A shall be entitled to recover such sums as the Court may adjudge reasonable as and for attorney's fees. IN WITNESS WHEREOF,the parties hereto have caused this bond to be executed this 27th day of.September 2416 E&V DevelopmeqL,� 4cipaw� r'.. By: ,C—"�- j 0 0"-,, ,P- (Title} (A true copy of the Power of Attorney must be attached to the original of this bond). Old Re2ublic Insurance Company Surety Attome),Nn Ra-Vt Tamara A. Rin 10220 SW GreenbuLq Road,Suite 640 PortlInd,OR 9722 Address it t OLD REPUBLIC SURETY COMPANY POWER OF ATTORNEY KNOW ALL MEN BY THESE PRESENTS: That OLD REPUBLIC SURETY COMPANY,a Wisconsin stock insurance corporation,does make,constitute and appoint: SARA SELLIN,KART MOTLEY,MISTI MARIE WEBB,KIP PETERSEN,MICHAEL MANSFIELD,TAMARA A RINGEISEN,DAVID W.ROSS,DONALD P.SHANKLIN JR.,OF PORTLAND,OR its true and lawful Attorney(s)-in-Fact,with full power and authority,not exceeding$50,000,000,for and on behalf of the,company as surety,to execute and deliver and affix the seal of the company thereto(if a seal is required),bonds,undertakings,recognizances or other written obligations in the nature thereof,(other than bail bonds,bank depository bonds,mortgage deficiency bonds,mortgage guaranty bonds,guarantees of installmentand note guaranty bonds,self-insurance workers compensation bonds guaranteeing payment of benefits,asbestos abatement contract bonds,waste management Upder;',hazardous waste remediation bonds or black lung bonds), as fbilows: ALL WRITTEN INSTRUMENTS IN AN AMOUNT NOT TO EXCEED SEVEN MILLION FIVE HUNDRED THOUSAND($7,500,000)---------FOR ANY SINGLE OBLIGATION. and to bind OLD REPUBLIC SURETY COMPANY thereby,and all of the acts of said Attorneys-in-Fact,pursuant to these presents,are ratified and confirmed. This document is not valid unless printedon colored background and is multi-colored. This=in is made under and by authority of the board of directors at a special meeting held on February 18,1981 This Power of Attorney is signed and seal y f under and by the authority of the following resolutions adopted by the board of directors of the OLD REPUBLIC SURETY COMPANY on February 18,1982. RESOLVED that,the president,any vice-president,or assistant vice president,in conjunction with the secretary or any assistant secretary,may appoint attorneys-in-fact or agents with authority as defined or limited in the instrument evidencing the appointment in each case,for and on behalf of the company to execute and deliver and affix the seat of the company to bonds,undertakings,recognizances,and suretyship obligations of all kinds;and said officers may remove any such attorney-in-fact or agent and revoke any Power of Attorney previously granted to such person. RESOLVED FURTHER,that any bond,undertaking,recognizance,or suretyship obligation"I be valid and binding upon the Company (i)when signed by the president,any vice president or assistant vice president,and attested and sealed(if a seal be required)by any secretary or assistant secretary;or (ii)when signed by the president,any vice president or assistant vice president,secretary or assistant secretary,and countersigned and sealed(ifa seal be required)by a duly authorized attomey-in-fact or agent;or (iii)when duly executed and sealed(if a seal be required)by one or more attorneys-in-fact or agents pursuant to and within the limits of the authority evidenced by the Power of Attorney issued by the company to such person or persons. RESOLVED FURTHER,that the signature of any authorized officer and the seal of the company may be affixed by facsimile to any Power of Attorney or certification thereof authorizing the execution and delivery of any bond,undertaking,recognizance,or other suretyship obligations of the company;and such signature and seat when so used shall have the same force and effect as though manually affixed. IN WITNESS WHEREOF,OLD REPUBLIC SURETY COMPANY has caused these presents to be signed by its proper officer,and its corporate seal to be affixed this 29TH day of APRIL,2016. OLD REPUBLIC SURETY COMPANY SEAL ) iv STATE OF WISCONSIN,COUNTY OF WAUKESHA-SS President On this 29TH day of APRIL,2016 personally came before me, Alan Pavlic and Jane FCFe-mey ,to me known to be the individuals and officers of the OLD REPUBLIC SURETY COMPANY who executed the above instrument,and they each acknowledged the execution of the same,and being by me duly sworn,did severally depose and say; that they are the said officers of the corporation aforesaid,and that the seal affixed to the above instrument is the seal of the corporation,and that said corporate seal and their signatures as such officers were duly affixed and subscribed to the said instrument by the authority of the board of directors of said corporation. Notary Publo My commission expires: 9/28/2018 CERTIFICATE (Expiration of notary commission does not invalidate this Instrument) I,the undersigned,assistant secretary of the OLD REPUBLIC SURETY COMPANY,a Wisconsin corporation,CERTIFY that the foregoing and attached Power of Attorney remains in Rill force and has not been revoked;and furthermore,that the Resolutions of the board of directors set forth in the Power of Attorney,are now in force. 77-5520 Signed and sealed at the City of Brookfield,WI this,_2�day I ilq' SEAL ; PROPEL INSURANCE -MM-=� 28YFBW262 i I RECEIVED SEP 28 2016 CITY OF TIGARD PLANNING/ENGINEERING CSE-=-=Fe--= t-IJL-L- SIZE PLAN PAGE F=C:) l A®®ITIONAL. NOTATIG7NS 4M 1 lilt i' REVISED FRONT ELEVATION WITH SHADOWS NOTE WHEEL STOPS SHOWN REMOVED TO SHOW 3' OFFSET TO SHOW COMPLIANCE TO ITEM #9 TYPICAL FOR COMPLIANCE TO ITEM #10 COMPLIANCE TO ITEM #8 PARKING WHEEL SrOPS.TYPICAL D,SEE CIVIL DRAWINGS S89-ff27E I B&OWS 2wor-Or EVERY PARKING SPACE FOR 10' REAR YARD !SETBAC.Surface drainage shah be diverted too storm sewer PONconveyance or other approved point of collection that does not create a hazard.Lots shall be galled PGET IiAl;S;S to drain surface water away from foundation walls. The grade shall fail a minimum of 6 inches within the L. first 10 feet. If r N ,LVZUKC 7: .6-crl b 8759 EE HQ. FOR GENERAL NOTE: PLAN 150 L 8747 N 4!- See Civil drawings for street improvements,drainage and details. %0 -A;9 - - - - - - - - - - bee,landscape dr.,iwings for planting. 7 LANDSCAPE SPAq 8765 TYPCAL b LANDSCAPE SPACE 8741 rypic t SEE f:=(JL-L- —:,.IZF= F-t-^N L - - - - - - - - - - - - - I'PARKING FOR No- - - - - - - -I- - - - b b 8771Z b, AM1D1-r1C:3M^L- NOTATIONSNOTATIONSI. -------- - - ------- -- )i 8735 L 11 �0 8775 b F SOLAR T----- F---- YPARKINGOVERHANG -- ----- 8729 I -- --------- 07 b I T. L 8783 EXISTING MANHOILE- 7 EQUOIFEUFFIRZONE POND.SffCfVXDRA""os 8725 "77.17P BUILDING A BUIL NG B A, WALKI S8?IW0I1W 20' ......... ® ' OP A% TYPICAL DOWNSPOUT ! BBO �� i ''t- ,E11RY1j ............... LOCATIONS TO SHEEFFLOW mg- ........... . ....... ... ONTO DRIVEWAY RAMP cx......... PICNIC TABLE Now PARKING WHEEL STOPS.TYPICAL b, EVERY PARKING SPACE GRAM BENCH 8723 OF PICHICTAIIii• CAWQWT-a ---'i 'FBI b BOQ GRILL to e d a PON[) 17-Ir-- 8715 Ti J -7 L-A- site plan NOSCAPESPACE C--L --- Ir M I,--- TYPr--AL IN COUABORATION VWH Ft RECREATIONAL ARO _ __ - -EA 101-01, b 8709 b !2 5: 3] J STORAGE WALL b HANDICAP RAMP- W. TMZ DE90N GROW Kc WALIMOUNTED BIKE 1:12SLOPE -- BIKE RACK WALL MOUNTED 17-e8701 NEW PEDESTAL Hall Pointe IT cr BUIL�DING C Townhomes BKE IARIIGNT S 8735 SW Spruce St.Tigard,OR 97233 i NOTE 24 PARKING SPACE FOR Project Nurr6er M1512 COMPLIANCE TO ITEM #11 POND A. MW563Z'E 1 14 Date 9/24/2016 12:06:52 AM. NEW 1 1/2 DOMESTIC --o�; Ilk- METER AND NEW WOKE -c:. Architectural Site CHECK VALVE ASSMLY BIENCR BIKE STORAGE Plan FCI* S-0 . 1 Scale AS indicated S.W. SPRUCE STREET --PARKING WHEEL STOPS-TYPICAL EVERY PARKING SPACE POND.SEE CIVIL DRAWINGS PGETRANSFORMER ' ii SEE FULL SIZE PLAN PAGE FOR i AC�UITIONAL_ NO TAT 1 O -ae- C91 L --- ill ------- - ---- ------------ + TtANDSCAPE SPACE TYPICAL --''.- ' F------ '--- RECEIVED n I + 11 T LANDSCAPE SPACE P PARKING I -.• TYPICAL _, OVERHANG ,,-------_ , SEP 28 2016 T r IPARKINGOVERHANG —._ + ® i 1 12 I ''.. �7 •` f '-------- r-------- -; CITY OF TIGARD PLANNING/ENGINEERING 9• y ,lf' •1 I 1 t 0 13 E --------y J' ` 0 -------------i 1... 15 T t II BUILDING A Q ® 16 BUILDINGB -.POND:ISEEOVIL DRAWINGS z f WALKING P ' i ATH _ se9°56n1w75a CY — - � e FOND.SEE CIVIL DRAWINGS BENCH - C Bm J}y PICNIC LLJ ---PICNTABLE �� . * I GRASS .I_.. •}.. i _,� COLORED PLAN SO AS TO ALLOW _ ''FF�� ' k y7i, S© FT COMPLIANCE TO ITEMS #'s 6 & 7 CARPORT___— —., 1a t OF _-. PYP) LEGEND A BENCHES-4'METAL BENCHES ATTACHED TO CONCRETE FOOTING 19 A B WALKINGa PATH-PATH TO BE CRUSHER FINES OR BARK AS SELECTED BY OWNER i I' T I !.. C PICNIC TABLE-PROVIDE 6'GREY RESIN TABLE ANCHORED TO CONCRETE SLAB "-- `- D BBQ GRILL-PEDESTAL GRILL ON 2-3/8"MIN POST SET IN CONCRETE T' Q OVERALL SITE 27,683 SQ FT -- LANDSCAPING AREA REQUIRED:27683 x 15%=4,152.45 SF " ; �.•r LANDSCAPE SPACE s LANDSCAPING AREA PROVIDED:5,104 SQ FT o w--- - �� TYPICAL SPACE AREA:2,816 SQ FT t DECKS/PORCH: IN COLLABORATION VNTH FIRST FLOOR-784 SQ FT j SECOND BOOR-490 SQ FT — TOTAL:1274 SO FT 3 LANDSCAPE + OPEN AREA � � BUILDING 1 �` 2 .;4; Hall Pointe scAtE r=Ta Townhomes b ;: 8735 SW Spruce ��` ' r St Tigard OR 97233 AtK ro N = P Number M'1512 ` -A— A--' "--POND.SEE CIVIL DRAWINGS'�'' .-� N89°SS3ZE 113.91' - Dace 9/14/2016 12:11:14 AM = Landscape + Open Space f • - RKiHf-A-WA SPACE 0 2 •r 1 J Y CIPEN �+ \— .- ✓` VV S.W. SPRUCE STREET Scale As indicated CITY OF TIGARD RECEIPT ■ 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 Receipt Number: 406479 - 09/28/2016 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2015-00005 Inventory Fee-Open Grown Tree-1st 100-0000-43116 $151.00 SDR2015-00005 Inventory Fee-Open Grown Tree-each 100-0000-43116 $672.00 add1 SDR2015-00005 Address Fee 100-0000-43113 $700.00 Total: $1,523.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1056 CCAINES 09/28/2016 $1,523.00 Payor: E&V Development Total Payments: $1,523.00 Balance Due: $0.00 Page 1 of 1 'f 'f Washington county,oiaon 20 g.087983 10/26(2016 01:35:42 PM D-DBS Crit-i'Stn-2i REcoRDsi $15,00$5.00$11.00$20.00-Total=$Si,00 H it After recording,return to: 02217100 2016oa87ge3 o3aa36 I,Ration and RXI-cht,DCoun r of Assessment and Eugene Loren Davis, Trustee TaxstionandEx-0RlcroCouniyterkfor wsehington 10875 SW 891h Ave County,Onpon,doherabyosrtltythat Mewithin Inatniment of witting was received a d H orad In the i Tigard, OR 97223 book of records of said coot 4N t Until a change is requested,all Richard Hobornlcht,DlrectorofArsaesmentand tax statements shall be sent to Taxation,Ex-Cfnck)county Clark the following address: k no changes { , BARGAIN AND SALE DEED--Statutory Form Eugene Loren Davis, also shown of record as Eugene L. Davis, Trustee of the Eugene Davis Revocable { Living Trust under Trust Agreement dated March 7, 2008, Grantor,conveys to Eugene Loren Davis, Trustee of the Eugene Davis Revocable Living Trust under Trust Agreement dated March 7, 2008, Grantee,the following described real property: See attached Exhibit "LOT CONSOLIDATION DESCRIPTION," legal description of consolidated Parcels 2 1 and 3, Partition Plat 1990-053, City of Tigard, Washington Counfy, Oregon. This deed is recorded to consolidate tax lots 03500 and.03400 of 1S135AD, Washington County In fulfillment of Condition 26 of City of Tigard fife LLA2016 00004 and SDR 2015-00005.. Deed for Parcel 2 2009078234 Deed for Parcel 3 2015077470 6 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 195.300,195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010,THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS,BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT Of LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92,410 OR 215.010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE RIGHTS Of NEIGHBORING PROPERTY OWNERS,IF ANY,UNDER ORS 195,300,198.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 20139,AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2070. The true consideration for this conveyance is 0.00. (Here comply with the requirements of ORS 93.030). Dated this 0.71) -de}y-Q October, 2016. Eugene Loren Davis,Trustee.of the Eugene Davis Revocable living Trust under Trust Agreement dated i March 7,2008 i i i State of Oregon 12 yzF64tow { County of This instrument was acknowledged before me on October �V , 2016 by Eugene Loren Davis, Trustee of the Eugene Davis Revocable Living Trust under Trust Agreement dated March 7,2008. OFFICIAL STAMP ;!*}("/ MARY JO MCGAUVRAN ?otar:ypublic for Oregon P NOTARYPI US SC-OREGON mission expires: COMMISSION NO.927304 MY COMMISSION EXPIRES APRIL 09,2018 i I C C,-XSNV,ELL 1 HERTEL L SURVEYORS, IN(:.,, Professional Land Surveyors • 6150 S.W.124'h Avenue Telephone 503/644-3179 info@chsarveyinc.com Beaverton,Oregon 97008-4724 Fax 503/644-3190 SEPTEMBER 27,2016 JOB NO.8530 DR.DAVIS LOT CONSOLIDATION DESCRIPTION A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 1 SOUTH, RANGE I WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON, DESCRIBED AS FOLLOWS: PARCELS 2 AND 3, PARTITION PLAT 1990-053,A DULY RECORDED PLAT IN WASHINGTON COUNTY PLAT RECORDS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT AN IRON ROD MARKING THE MOST SOUTHEAST CORNER OF PARCEL 1 OF SAID PARTITION PLAT 1990-053; THENCE N00*02'04"W, ALONG THE EAST LINE OF SAID PARCEL 1, A DISTANCE OF 81.16 FEET TO THE NORTHEAST CORNER OF SAID PARCEL 1, FROM WHICH A 5/8 INCH IRON ROD BEARS N89656'01-E 0.14 FEET, THENCE S89-56'01-W, ALONG THE NORTH LINE OF SAID PARCEL 1,A DISTANCE OF 75.20 FEET TO T HE NORTHWEST CORNER THEREOF,FROM WHICH A 5/8 INCH IRON ROD BEARS N89*56'010E 1.00 FOOT;THENCE N00*00`56"E,ALONG THE MOST NORTHERLY WEST LINE OF SAID PARCEL 2, A DISTANCE OF 95.25 FEET TO THE NORTHWEST CORNER OF SAID PARCEL 2, FROM WHICH A 5/8 INCH IRON ROD BEARS S89*58'55"E 0.09 FEET; THENCE S89-58'55-E, ALONG THE NORTH LINE OF SAID PARCEL 2, A DISTANCE OF 184.89 FEET TO A 5/8 INCH IRON ROD MARKING THE NORTHEAST CORNER OF SAID PARCEL 2,SAID POINT BEING 45.00 FEET WEST,OF,WHEN MEASURED AT RIGHT ANGLES TO,THE CENTERLINE OF S.W.HALL BOULEVARD(C.R. 1165);THENCE 94.88 FEET ALONG THE ARC OF A 1477.40 FOOT RADIUS CURVE TO THE LEFT TO A 5/8 INCH IRON ROD, SAID CURVE HAVING A CENTRAL ANGLE OF 03-17'31-,AND A LONG CHORD WHICH BEARS S06'15'01"E 84.87 FEET; THENCE$00*01'59"W, A DISTANCE OF 86.75 FEET TO A POINT, FROM WHICH A 5/8 INCH IRON ROD BEARS S34*05'02"W 0-09 FEET;THENCE 7.84 FEET ALONG THE ARC OF A 5.00 FOOT RADIUS CURVE TO THE RIGHT TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF S.W.SPRUCE STREET(C.R. 947), FROM WHICH A 5/8 INCH IRON ROD BEARS S21-59'19-E 0.11 FEET,SAID CURVE HAVING A CENTRAL ANGLE OF 89-53'33', AND A LONG CHORD WHICH BEARS S44*58'46"W 7.06 FEET;THENCE S89-55'32-W, ALONG THE SOUTH LINE OF SAID PARCELS 2 AND 3,A DISTANCE OF 113.86 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED TRACT OF LAND CONTAINS 27,682 SQUARE FEET, MORE OR LESS.REFERENCE IS MADE TO A SURVEY BY ALBERT HERTEL DATED OCTOBER 24,2016 AND BY SAID REFERENCE IS MADE A PART HEREOF. REGISTERED PROFESSIONAL LAND SURVEYOR 7T-1 OREGON 4 r JULY I a:1980 AL193ERT"HERTEL 1896 RENEWS: 6/3012017 S89'5855 E 194.15' (194.15'=PLAT & SN 29807) I I t13 I ti go/a�,s. r 45 r� I rpPg 0 8 t" n ow r 27,662 S.F. m (w g G 00 in zwi O n Is g V1 9 FOUND 5/8" IRON ROD y — iy W�0 SUMMERS P!S 1042" ..� * N89'56'01"E 0.14' [PLAT) ii FOUND 518- IRON RAD FOUND 5/6- IRON ROD W V SUMMERS PLS 1042" w "y'P""C "SUMMERS PLS 1042" Q HELD (PLAT) S89'56'Q 1"W 75.20' p HELD [PLAT] 0 (75.20'=PLAT & SN 25,807) �/✓ BASIS OF BEARING PER .SN 29807 _ S89'5449W 84.09' oa (84.11'=SN 29807)ra1 40 FOUND 5/8- IRON ROD 7FP FOUND 518' IRON RD W C "SUMMERS PLS 1042" WIYPC D.C.S. INC. LS 1856" ^ N89'56'01 E 1.00'-- S89'54'49"W 0.04' [PLAT] (� HELD AS 1.00' OFFSETco [SN 298071 ^i� p5 N ruO1(� Oyu+ h VARIES $y S 1gg0' 2 oGQ ;99 11, Fro e °9 FOUND 5/8" IRON ROD L=7.84' (7.85) w�YPc OBLITERATED" FOUND 5/8" IRON ROD I R=5.00' S:�4'05'02"W 0.09' [PLAT] W SUMMERS PLS 1042" A=89'53'33" HELD [PLAT] C LEN-7.06' BRG=S44'58'46"W (34.76'=SN 29807) 75.27' (75.27'=SN 29807) 34.73' 79.13' (79.14'=SN 29807) 30 ' 30 S89'55'32"W 189..1.33113.86' (113.96'=PLAT)(113.90'=SN 29807) (189.16'-PLAT) (189.17'=SN 29807) FOUND 5/8" IRON ROD W C SUMMERS PLS 1042" 98 FOUND BENT 5/6" HELD [PLAT] IRON ROO, S21'59'19 E 0.11' [PLAT J N ' S W SPRUCE STREET BOUNDARY SURVEY FOR DR, EUGENE DAMS IN PARCELS 2 AND 3 PARTITION PLAT NO. 1990-053" IN THE NE 1/4 OF SECTION 35, T. 1S, R. 1W, W.M. CITY OF TIGARD, WASHINGTON COUNTY, OREGON I SCALE. 1"=20' OCTOBER 24, 2016 9 FOUND 518-IRON ROD 0 10 20 30 40 N8 38'0l"W 0.15' & I rooao1'ss'7: 0.43'[SN 94521 C29�' FOUND 5/8•IRON RDD 32935 W 'SUMMERS PLS 1042" �9 ) FOUND 5/8"fiM ROD VIES S89'58'55'E 0.09'[SN 213021 W 'SUMMERS PLS 1042" HELD (PLAT) \` I 184.89' __ � I NARRATIVE 589.58 5515 194.18' (194.15'-PLAT dr SN 29807) I THE PURPOSE OF THIS SURVEY WAS TO FIND AND/OR SET THE DaERIOR BOUNDARY MARKERS OF PARCEL 2 AND PARCEL 3, PARTITION PLAT 1990-053` FOR A PROPOSED LOT CONSOLIDATION. FIELD WORK BEGAN ON OCTOBER 20, 2016 WITH ROBERT WHITE PLS 2329 AND DUSTIN STACY AS THE FIELD CREW. " A TRIMBLE 5600 TOTAL STATION WAS USED FOR ALL MEASUREMENTS. ,9g0' I) TO ESTABLISH THE NORTH RIGHT-OF-WAY UNE OF S.W. SPRUCE STREET, I D^ I 1990-053. HELD MONUMENTS QAND ® PER SN 29807 & PARTRION PLAT t!� ( 45 r- 1 2) 1 HELD THE RECORD SURVEY FALLINGS OF MONUMENTS®, Qp> AND (ID PER SN 29807. 3) 1 ACCEPTED THE POSITIONS OF MONUMENTS 9� AND �9 FOR THE WESTERLY 45.00'RIGHT-OF-WAY LINE S.W. HALL BOULEVARD PER PARTITION 4 +u M C PLAT 1990-053, ALONG WON RECORD PLAT RADIUS BETWEEN SAID POINTS. 27,682 S.F. J ( 1 4) TO ESTBALISH POINT <p> I HELD MONUMENT (;@o ALONG WITH THE ±� RECORD FALLING0.15' WEST) OF MONUMENT <& AND INTERSECTED �a° I UNE PER PARTITION PLAT 1990-053. c ;,� {' I 5) TO ESTABLISH THE RADIUS RETURN OF PARCEL 3 (POINTS ( AND � ), I HELD RECORD PLAT RADIL/S BETWEEN ONES ® — � AND 2 Q.% 1 6) NO NEW CORNER MONUMENTS WERE SET AS PART OF THIS SURVEY. f 09—Z FOUND 5/8"IRON R00 "-- W1 C 'SUMMERS PLS 1042` rN N89.56 011E 0.14'(PIAT] Ci�> FOUND 5/8"IRON ROD FOUAID 5/8"IRON ROD 1 LEGEND W 'SUMMERS PLS 1042" W 'SUMMERS PLS 1042• O MONUMENT FOUND AS NOTED—IRONS FOUND 589'56'01'W 75.20' HELD (PLAT] HELD[PLAT) IGHBENT WERE STRAIGHTENED (75.20'—PLAT do SN 29807) () RECORD BEARING AND/OR DISTANCE BY SURVEY BASIS OF ONARING PSR SN 29807 _ _ ! _S89-54 49-W 84.09_ _ _ _ 1 NUMBER OR PLAT NAME g (84.11'=SN 29807) () PROS48LE ORIGIN OR FIRST RECORD OF MONUMENT 40 FOUND 5/8' IRON ROD W/-'FPC9 FSUNIM�PLS 1�� BY SURVEY NUMBER OR PLAT NAME Q ILD] —COMPUTER POINT NUMBER. N O.C.S. INC. LS 1856` 589'5449'W 0.04'[PLAT] SN—SURVEY NUMBER, COUNTY SURVEY RECORDS. HELD S 1. 1.00'-- HELD AS 1.00' OFFSET ro PLAT—PARTITION PLAT 1990-053 W/YPC—WTH YELLOW PLASTIC CAP INSCRIBED [SN 29807] i^,'^ LC.—LONG CHORD 05'. N 00 ^ n^ "goo 9 9oAt$ h VARIES i g�Yy�'99°� 1 � silo a SURVEYOR'S NOTES FOUND 518'IRON ROD 1. REFERENCE MATERIAL I L=7.84' (785) W/YPC OBUTERATED- PLATS; PARTITION PLAT 1990-053 9 FOUND 5/8"IRON ROD R-5.00' S34-05.02-W 0.09' [PLAT] SURVEY NUMBERS. 9452, 29607 W/' SUMMERS PLS 1042` I 0=89.53 " 33 C LEN-7.06' COUNTY ROADS NUMBERS. 947 1165 [PLAT]PLA BRG-S44'58'46"W ,j 1 2. BASIS OF BEARING: BASED BETWEEN MONUMENTS ® AND (34.76'-SN 29807) PER SN 29807. 73.27' (75.27'-SN 29807) 34.73' 79.13' (79.14'-SN 29807) .�_ S895532"W 189.13' 113.88' (113.96'-PLAT)(113.90'=SN 29807) (189.16'-PLAT) (189.17'=SN 29807) C2�FOUND 5/8`IRON ROD i W 'SUMMERS PLS 1042` FOUND BENT 5/8` HELD [PLAT] rRON ROD, S21'59'19"E 0.11' REGISTERED (PLAT) PROFESSIONAL CASWELL N 5Li/ HERTEL / LAND SURVEYOR S.W. SPRUCE STREET 1 SURVEYORS INC. a&'e � N )��? 6150 S.W. 124th AVE. 7/v� �I ( .R. 947) BEAVERTON, OREGON 97008 - - ----t-- - - - - - - - - - - JULY 1 ' (503) 644-3179 OREGON 8,1980 ALBERT HERTEL 1 1896 RENEWS:BJ30R017 JOB 8530 1 WASHINGTON COUNTY SURVEYOR'S OFFICE ACCEPTED FOR FILING Washington County,Oregon 2016'.087883 10/26/2016 01:35:42 PM 0-DSS Cnt-1 Stn-21 RECORDSI $15.00$5.00$11.00$20.00 II-Total=551.00 II�Iliflll�I If IIIIf II I�IIII II IIII III I!III I III II� Affer recording,return to: 02217100201600879830030036 Eu ene Loren Davis,Trustee Taxation Ha bemleh;Director of Assessment and 9 iaxetlonend m,otRcoo County Clerkror Washington 10875 SW 8 9th Ave county,ongon,do he Combo cor8y that me wltnln Instrument of wrlting was reeelved e d n ordad In the Tigard,OR 97223 book of"Cold' or eatd soapy j Until a change Is requested,all Richard Hobernkth;DlnetorbfAsaasementend tax statements shall be sent to Texetlon,Ex-omck,County Cierk the following address: no changes I i BARGAIN AND SALE DEED--Statutory Form Eugene Loren Davis,also shown of record as Eugene L.Davis, Trustee of the Eugene Davis Revocable Living Trust under Trust Agreement dated March 7,2008, Grantor,conveys to Eugene Loren Davis, Trustee of the Eugene Davis Revocable Living Trust under Trust Agreement dated March 7,2008, Grantee,the following described real property: q See attached Exhibit"LOT CONSOLIDATION DESCRIPTION," legal description of consolidated Parcels 2 and 3,Partition Plat 1990-053,City of Tigard,Washington County,Oregon. J r This deed is recorded to consolidate tax lots 03500 and.03400 of ISI35AD,Washington County In fulfillment of Condition 26 of City of Tigard file LLA2016-00004 and SDR 2015-00005.. Deed for Parcel 2 2009078234 Deed for Parcel 3 2015077470 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 195.300,195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010.THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS,BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS,IF ANY,UNDER ORS 195.300,195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2609,AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010. The true consideration for this conveyance is$0.00. (Here comply with the requirements of ORS 93.030). Dated this -day of October,2016, Eugene Loren Davis,Trustee,of the Eugene Davis Revocable Living Trust under Trust Agreement dated March 7,2008 '1 State of Oregon County of This Instrument was acknowledged before me on October 2016 by Eugene Loren Davis, Trustee of the Eugene Davis Revocable Living Trust under Trust Agreement dated March 7,2008. 01 -t OFFICIAL STAMP otary public for Oregon jB �J� MARY Y P MCGOREGON NOTARY PUBLIC-OREGON My Commission expires: COMMISSION NO,927304 MY COMMISSION EXPIRES APRIL 09,2018 i t,ASNATELL/HERTEL SURVEYORS, INC. Professional Land Surveyors • 6150 S.W.124`h Avenue • Telephone 503/644-3179 info@chsurveyine.com Beaverton,Oregon 97008-4724 Fax 503/644-3190 SEPTEMBER 27,2016 JOB NO.8530 DR.DAVIS LOT CONSOLIDATION DESCRIPTION 1 A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 35,TOWNSHIP 1 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD,WASHINGTON COUNTY, OREGON, DESCRIBED AS FOLLOWS: PARCELS 2 AND 3,PARTITION PLAT 1990-053,A DULY RECORDED PLAT IN WASHINGTON COUNTY PLAT RECORDS,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT AN IRON ROD MARKING THE MOST SOUTHEAST CORNER OF PARCEL 1 OF SAID PARTITION PLAT 1990-053; THENCE N00"02'04"W, ALONG THE EAST LINE OF SAID PARCEL 1, A I. DISTANCE OF 81.16 FEET TO THE NORTHEAST CORNER OF SAID PARCEL 1, FROM WHICH A 5/8 INCH IRON ROD BEARS N89°56'01"E 0.14 FEET; THENCE S89°56'01"W, ALONG THE NORTH LINE OF SAID PARCEL 1,A DISTANCE OF 75.20 FEETTO THE NORTHWEST CORNER THEREOF,FROM WHICH A 5/8 INCH IRON ROD BEARS N89'56'01-E 1.00 FOOT;THENCE N00°00'56"E,ALONG THE MOST NORTHERLY WEST LINE OF SAID PARCEL 2,A DISTANCE OF 95.25 FEET TO THE NORTHWEST CORNER OF SAID PARCEL 2, FROM WHICH A 5/8 INCH IRON ROD BEARS S89"58'55"E 0.09 FEET;THENCE S89"58'55"E,ALONG THE NORTH LINE OF SAID PARCEL 2,A DISTANCE OF 184.89 FEET TO A 5/8 INCH IRON ROD MARKING THE NORTHEAST CORNER OF SAID PARCEL 2,SAID POINT BEING 45.00 FEET WEST OF,WHEN MEASURED AT RIGHT ANGLES TO,THE CENTERLINE OF S.W.HALL BOULEVARD(C.R.1165);THENCE 84.88 FEET ALONG THE ARC OF A 1477.40 FOOT RADIUS CURVE TO THE LEFT TO A 5/8 INCH IRON ROD, SAID CURVE HAVING A CENTRAL ANGLE OF 03°17'31",AND A LONG CHORD WHICH BEARS S06"15'01"E 84.87 FEET; THENCE SOO`01'59"W,A DISTANCE OF 85.75 FEET TO A POINT, FROM WHICH A 5/8 INCH IRON ROD BEARS 534'05'02"W 0.09 FEET;THENCE 7.84 FEET ALONG THE ARC OF A 5.00 FOOT RADIUS CURVE TO THE RIGHT TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF S.W.SPRUCE STREET(C.R.947),FROM WHICH A 5/8 INCH IRON ROD BEARS 521'59'19"E 0.11 FEET,SAID CURVE HAVING A CENTRAL ANGLE OF 89"53'33",AND A LONG CHORD WHICH BEARS S44°58'46"W 7.06 FEET;THENCE S89°55'32"W,ALONG THE SOUTH LINE OF SAID PARCELS 2 AND 3,A DISTANCE OF 113.86 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED TRACT OF LAND CONTAINS 27,682 SQUARE FEET,MORE OR LESS.REFERENCE IS MADE TO A SURVEY BY ALBERT HERTEL DATED OCTOBER 24,2016 AND BY SAID REFERENCE IS MADE A PART HEREOF. REGISTERED PROFESSIONAL LAND SURVEYOR OREGON / ,JULY 18,1980 ALBERT HERTEL 1896 RENEWS:6/30/2017 ----- ------ S89-58.557 194.15' (194.15'--PLAT&SN 29607) ' I 45 05� I C 2 gg0' e y m D N c� C 27,682 S.F. m'•° I� < i m ba D O N m 2 � to 0 FOUND 5/8"IRON ROD N W C SUMMERS PLS 1042" _ N69'56'01"E 0.14'(PLAT] 47 �FOUND 5/8"IRON ROD rv/�'"I- SUMMERS PLS 1042" 96 FOUND 5/8"IRON ROD 30W C "SUMMERS PLS 1042" O ® S89'56'01'W 75.20' OM HELD[PLAY] HELD[PLAT] w (75.20'=PLAT&SN 29807) N/ LL N BASIS OF BEARING PER SN 29807 / S89'54'49"W 84.09' (84.11'-SN 29807) m o 9 FOUND 5/8"IRON RG z 40 FOUND 518-IRON ROD I W YPC "SUMMERS PLS 1042" 2 C "D.OS. INC. S 1856" n S89-5449-W 0.04'[PLAT] N89'S6'01"E 1.00'0'-- Lu HELD AS 1.00' OFFSET I m (SN 298071Ik m 06�' N m D OS'S VARIES w QGEyp.% 990 CE 1990' 1pd yL o N� ^o I m QPM-00th yp �Z bI: 299 FOUND 5/8"IRON ROD L=7.84' (7.85') W PC "OBLITERATED" W�29 FOUND 5/8"IRON ROD R=5.00' S34-05 02-W 0.09'[PLAT] C SUMMERS PLS 1042" I A=89'5333" HELD[PLAT] C LEN=7.06' I 8RG=544'58'46"W (34.76'=SN 29807) � 75.27' (75.27'=SN 29807) 34.73' 79.13'(79.14'=SN 29807) Jp\ 30 S89'55'32"W 189.13 113.86'(113.96'=PLAT)(I 13.90'=SN 29807) (169.16'-PLAT) (189.17=SN29607) 2 FOUND 5/8"IRON ROD W PC SUMMERS PLS 1042" 29 FOUND BENT 5/B" HELD[PLAT] IRON RO0, S21'59'19'E 0.11' p�j M [PLAT] h N S W SPRUCE STREET