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CUP2021-00001 APPROVED CUP2O2 1 - 0000 1 CAROLYN MOORE WRITERS HOUSE BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Portland Community College ) F I N A L O R D E R ('`PCC") for Conditional Use approval to utilize an existing ) CUP2021-00001 property located at 12680 SW Walnut Street for a"writers ) (Carolyn Moore in residence'"program in the City of Tigard, Oregon ) Writers House) A. SUMMARY 1. The applicant, Portland Community College ("PCC"), requests Conditional Use approval to utilize an existing residence for a "writers in residence"program. a. The residence is located on a 9.47-acre parcel located at 12680 SW Walnut Street; also known as WCTM 2S104DA, Tax Lots 24500 and 24600 (the "site"), located on the south side of SW Walnut Street, east of SW Gaarde Street, and west of SW 121st Avenue. SW Bigleaf Drive terminates at the west boundary of the site. The street property line adjacent to SW Bigleaf Drive is the site's only street frontage; however, the site does not have any vehicular access from SW Bigleaf Drive and no access is proposed with this application. b. The site and all surrounding properties are zoned R-4.5 (Low Density Residential).The proposed use is considered to be a college use, which is a conditional use in the R-4.5 Zone. The site will not be used for PCC classes, or events that are open to the public. PCC does not propose any physical changes to the site. c. The properties that make up the site were originally approved by the City of Tigard Planning Division as"Parcel 3" (Tax Lot 24500) and "Tract B" (Tax Lot 24600)of the Walnut Street Partition in June 2020 (Case No. MLP2020-00004). Tax Lot 24500 is currently developed with an existing single-family detached house, a long, paved driveway with a circular turnaround, and an accessory structure. Tax Lot 24500 accesses SW Walnut Street via a 20-foot-wide access easement over WCTM 2S104DA, Tax Lot 24300 to the north. As determined in Case No. MLP2020-00004, Tax Lot 24600 contains sensitive lands, including wetlands, streams, and a Clean Water Services (CWS) vegetated corridor. According to the final plat for the Walnut Street Partition (Washington County Partition Plat No. 2020-034), Tax Lot 24600 is a private open space tract, and is subject to a storm sewer easement over its entirety to benefit the City of Tigard, and is also subject to a storm sewer, surface water, drainage, and detention easement over its entirety to benefit CWS. Because the on-site sensitive lands are contained in a separate tract("Tract B"), and because the applicant does not propose any physical development at this time, a sensitive lands review(as outlined in Chapter 18.510 Sensitive Lands) is not required with this application. d. Additional basic facts about the site and surrounding land and applicable approval standards are provided in the Staff Report to the Hearings Officer dated May 4, 2021 (the"Staff Report"), incorporated herein by reference. ar 2. Tigard Hearings Officer Joe Turner(the "hearings officer")conducted a duly noticed online public hearing to receive testimony and evidence in this matter. At the public hearing, City staff recommended conditional approval of the application subject to a condition in the Staff Report. Representatives of the applicant testified in support of the application. Four members of the public testified orally and/or in writing with questions about the application. The only disputed issues in this case are whether the public is allowed to walk the site and whether the proposed use will increase demand for on-street parking on SW Bigleaf Drive. 3. Based on the findings and discussion provided or incorporated in this final order, the hearings officer concludes that the applicant sustained the burden of proof that the proposed development does or will comply with the applicable criteria of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with the condition of approval warranted to ensure such compliance occurs in fact. Therefore the application should be approved subject to such a condition. B. HEARING AND RECORD 1. The hearings officer received testimony at the public hearing about this application on May 17, 2021. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected testimony offered at the public hearing in this matter. 2. City planner Lina Smith testified on behalf of the City and summarized the Staff Report. She noted that the roughly 9.5-acre site consists of two tax lots; "Parcel 3" (Tax Lot 24500) and "Tract B" (Tax Lot 24600). The applicant proposes to use the existing residence on Parcel 3/Tax Lot 24500 for a"Writer in Residence'" program. Tract B is an undeveloped open space tract. Parcel 3/Tax Lot 24500 has frontage on Big Leaf Drive, but there is no existing or proposed vehicle access to this street; the site will continue to take access from SW Walnut Street.No physical changes are proposed to the existing dwelling or the site, other than maintenance and cosmetic improvements to the residence and landscaping. 3. PCC Planning Manager Rebecca Ocken, consultant Chris Hagerman, and Project Lead Justin Rigamonti testified on behalf of the applicant, PCC. a. Ms. Ocken testified that Carolyn Moore gifted the property to PCC for use as a writer's residence. The college recently performed some landscaping and maintenance work on the site and additional maintenance work is planned for this summer. The applicant supports the public's use of the site as a walking route. However, no formal trails are proposed with this application. CUP 2021-00005 Hearings Officer Final Order (Carolyn Moore Writers House) Page 2 b. Mr. Rigamonti testified that the writer in residence program will start in the fall of 2021. One or two writers will live and write at the site. The writers may occasionally entertain guests, including some students, similar to any residential use. However, no classes or large events will occur at the site. c. Mr. Hagerman noted that the site will have the appearance of, and be used as, a private residence. The applicant has no plans to construct any formal vehicle or pedestrian access from SW Bigleaf Drive or elsewhere on the site. Such access would run counter to the program plan for the site, to provide writers with a quiet residence in which to write. However, the site is open to the public for walking. 4. Umesh Dhond questioned whether the applicant will provide access to the site from SW Bigleaf Drive. That street provides the only access to 30 homes on SW Raptor Place and on-street parking is very limited in the area. Providing access to the site from SW Bigleaf Drive would further reduce the availability of on-street parking as visitors to the site may park on SW Bigleaf Drive in order to access the site. 5. Matt Frazer noted that there is an existing trail extending from SW Gaarde Street, south of Cafield Court, which ends with a "No Trespassing" sign at the south boundary of the site. However, an informal trail continues along the treeline on the site, connecting to Parkdale Avenue north of the site. Residents of the area frequently walk through the site using this informal trail. 6. At the conclusion of the online hearing the hearings officer held the record open for one week to allow anyone who was unable to participate in the hearing due to technical issues with the online hearing format to submit written testimony and evidence. No new testimony or evidence was submitted during the open record period. Therefore, the applicant waived its final argument and the hearings officer closed record in this case at 5:00 p.m. on May 24, 2021. C. DISCUSSION 1. City staff recommended that the hearings officer approve the application, based on the affirmative findings and subject to conditions of approval in the Staff Report. The applicant accepted those findings and conditions without exception. 2. The hearings officer finds that the Staff Report accurately identifies all of the applicable standards for the application and contains sufficient findings showing the application does or can comply with those standards subject to a condition of approval, based on substantial evidence in the record. The hearings officer adopts the affirmative findings in the Staff Report as his own except to the extent they are inconsistent with the following findings. 3. As discussed at the hearing, the public is allowed to walk through the site. However, no formal trails or signage are proposed to encourage such use. The site will continue to take vehicular access from SW Walnut Street and there is ample parking CUP 2021-00005 Hearings Officer Final Order (Carolyn Moore Writers House) Page 3 41111111111111111111111111111111111111111111 available on the site to accommodate any visitors. There is no need for guests to park on SW Bigleaf Drive in order to access the residence on the site. However, some members of the public may choose to park on SW Bigleaf Drive in order to walk the site. The applicant has no authority to prohibit such use. SW Bigleaf Drive is a public street and on-street parking is available to all members of the public on a first come/first served basis. D. CONCLUSIONS Based on the findings and discussion provided or incorporated in this Final Order, the hearings officer concludes that the applicant sustained the burden of proof that the proposed conditional use permit does or will comply with the applicable criteria of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with the condition of approval warranted to ensure such compliance occurs in fact. E. DECISION In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and public testimony and exhibits received in this matter, the hearings officer hereby approves CUP2021-00001 (Carolyn Moore Writers House), subject to the following condition of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITION MUST BE SATISFIED PRIOR TO OCCUPANCY Prior to occupancy, the applicant must pay a fee to cover the City's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11, Part 3). THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE DECISION. DATED this 27th day of May, 2021. Joe Turner, Esq., AICP City of Tigard Land Use Hearings Officer CUP 2021-00005 Hearings Officer Final Order (Carolyn Moore Writers House) Page 4 PUBLIC HEARI\TG 71 a City of Tigard Hearings Officer Agenda TIGARD 3fi m,„ .d'n".%"w—g.,„„„ k.:m„ ,r,,,,,,Ir mpsnum."'F8a t, r .<:'"5?4,-7 ,47..'F.,^w' ,„=,,,,,,,,,:„-,,,,,,,,,,,r,:-.,,,,,,,,,,--.7, MEETING DATE: May 17,2021, 7:00 p.m. MEETING LOCATION: ww\v.tigard-or.gov/city hall/public hearintvs.ohp STAFF REPORTS: Available to the public 7 days prior to the hearing date Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call 503-639-4171,ext.2438 (voice) or 503-684-2772 (TDD- Telecommunications Devices for the Deaf). Upon request,the City will also endeavor to arrange for qualified sign language interpreters for persons with speech or hearing impairments;and qualified bilingual interpreters. Since these services must be scheduled with outside service providers,it is important to allow as much lead time as possible. To request such services,please notify the City of Tigard of your need(s)by 5:00 p.m.no less than one(1)week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 FANNO CREEK TRAIL IMPROVEMENTS AT SCHOLLS FERRY ROAD. SENSITIVE LANDS REVIEW (SLR) 2021-00002 PROPOSAL: The applicant is requesting approval of improvements to the existing Fanno Creek Trail at Scholls Ferry Road that is located within the Special Flood Hazard Area. The project includes raising and realigning a portion of the Fanno Creek Trail beneath Scholls Ferry Road to reduce the period of time when the trail segment is inundated by Fanno Creek. LOCATION: Fanno Creek Trail at Scholls Ferry Road. Washington County Tax Map 1S134AA Lot 00500. ZONE: Parks and Recreation Zone. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.140, 18.510 and 18.910. 2.2 CAROLYN MOORE WRITERS HOUSE CONDITIONAL USE PERMIT (CUP) 2021-00001 PROPOSAL: Portland Community College (PCC) requests a conditional use permit to utilize an existing property located at 12680 SW Walnut Street (WCTM 2S104DA,Tax Lots 24500 and 24600) for a "writers in residence"program. The use is considered to be a college use,which is a conditional use in the R-4.5 Zone. The property will not be used for PCC classes, or events that are open to the public. PCC does not propose any physical changes to the site. HEARINGS OFFICER AGENDA—MAY 17, 2021 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I � Pawww.tigard-or.gov e 1 of g g 2 41111111.11111.11111111111111. 1111 II II LOCATION: 12680 SW Walnut Street;Washington County Tax Map 2S104DA,Lots 24500 and 24600 ZONE: R-4.5:Low-Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.110, 18.350, 18.410, 18.420, 18.710, 18.740, 18.920,and 18.930. 3. OTHER BUSINESS 4. ADJOURNMENT HEARINGS OFFICER AGENDA-MAY 17, 2021 City of Tigard ' 13125 SW Hall Blvd.,Tigard, OR 97223 503-639-4171 www.tigard-or.gov Page 2 oft 11 Hearing Date: Mav 17.2021 Time: 7:00 P.M. STAFF REPORT TO THE 1111 q HEARINGS OFFICER C FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS =July 30, 2021 SECTION I. APPLICATION SUMMARY FILE NAME: CAROLYN MOORE WRITERS HOUSE CASE NO.: Conditional Use Permit (CUP) CUP2021-00001 REQUEST: Portland Community College (PCC) requests a conditional use permit to utilize an existing property located at 12680 SW Walnut Street(WCTM 2S104DA,Tax Lots 24500 and 24600) for a"writers in residence"program.The use is considered to be a college use,which is a conditional use in the R-4.5 Zone. The property will not be used for PCC classes, or events that are open to the public.PCC does not propose any physical changes to the site. APPLICANT: Portland Community College Attn: Rebecca Ocken 9700 SW Capitol Highway, Suite 260 Portland, OR 97219 OWNER: Same as applicant ZONE: R-4.5: Low-Density Residential LOCATION: 12680 SW Walnut Street;WCTM 2S104DA,Tax Lots 24500 and 24600 APPLICABLE Community Development Code (CDC) Chapters 18.110, 18.350, 18.410, 18.420, 18.710, REVIEW 18.740, 18.920, and 18.930. CRITERIA: SECTION II. STAFF RECOMMENDATION. Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit meets all applicable approval criteria, as outlined in this staff report. Therefore, staff recommends APPROVAL of this application, subject to a conditional of approval. STAFF REPORT TO HEARINGS OFFICER PAGE 1 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE ilium I II II I I CONDITION OF APPROVAL THE FOLLOWING CONDITION MUST BE SATISFIED PRIOR TO OCCUPANCY: 1. Prior to occupancy, the applicant must pay a fee to cover the City's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11,Part 3). SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The subject properties (12680 SW Walnut Street;WCTM 2S104DA,Tax Lots 24500 and 24600) are located on the south side of Walnut Street,east of Gaarde Street,and west of 121'Avenue. The site is also located at the terminus of Bigleaf Drive to the west. The street property line adjacent to Bigleaf Drive is the site's only street frontage; however, the site does not have a vehicular access point off of Bigleaf Drive. The properties were originally approved by the City of Tigard Planning Division as "Parcel 3" (Tax Lot 24500) and "Tract B" (Tax Lot 24600) of the Walnut Street Partition in June 2020 (Case No. MLP2020-00004). Tax Lot 24500 is currently developed with an existing single detached house, a long, paved driveway with a circular turnaround, and an accessory structure. Tax Lot 24500 accesses Walnut Street via a 20-foot-wide access easement over WCTM 2S104DA, Tax Lot 24300 to the north. As determined in Case No. MLP2020-00004, Tax Lot 24600 contains sensitive lands,including wetlands,streams,and a Clean Water Services (CWS)vegetated corridor.According to the final plat for the Walnut Street Partition (Washington County Partition Plat No. 2020-034), Tax Lot 24600 is a private open space tract, and is subject to a storm sewer easement over its entirety to benefit the City of Tigard,and is also subject to a storm sewer, surface water, drainage, and detention easement over its entirety to benefit CWS. Because the on-site sensitive lands are contained in a separate tract ("Tract B"),and because the applicant does not propose any physical development at this time, a sensitive lands review (as outlined in Chapter 18.510 Sensitive Lands) is not required with this application. The subject and surrounding properties are zoned Low-Density Residential (R-4.5). Portland Community College requests a conditional use permit to utilize the subject properties for a "writers in residence" program. The use is considered to be a college use,which is a conditional use in the R-4.5 Zone. The site will not be used for PCC classes,or events that are open to the public. PCC does not propose any physical changes to the site. Should any physical or programming changes be proposed in the future, they must be approved through additional land use review. This conditional use permit application also fulfills a condition of approval from Case No. MLP2020-00004 and a recorded declaration of equitable servitude(Washington County Document No.2020-099894) which states that a land division or conditional use permit approval is required prior to use or development of the subject site. SECTION IV. PUBLIC COMMENTS In compliance with CDC 18.710.070,a notice of public hearing was mailed to all property owners of record within 500 feet of the subject site and to individuals on the citywide interested parties list on April 21, 2021,more than 20 days prior to the hearing scheduled before the Hearings Officer for May 17, 2021. Notices were also posted at the subject site on April 30, 2021, more than 14 days prior to the scheduled hearing. City staff received an e-mail on May 1, 2021 from a neighbor requesting a trail connection through the subject site. The applicant is not proposing any physical development at this time, and a trail connection is not required as part of this conditional use permit. However,city staff forwarded the inquiry to the applicant,and also referred the neighbor to the City of Tigard Parks STAFF REPORT TO HEARINGS OFFICER PAGE 2 OF 12 CUP2021-00001 CAROLYN;MORE WRITERS HOUSE Department for additional information about trails. Another e-mail was received on May 3, 2021 from a neighbor requesting copies of the applicant's materials. City staff responded the same day with the requested information.As of the writing of this staff report,no other written comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA Applicable Review Criteria: 18.110 Residential Zones 18.350 Residential Zone Development Standards 18.410 Off-Street Parking and Loading 18.420 Landscaping and Screening 18.710 Land Use Review Procedures 18.740 Conditional Uses 18.920 Access, Egress and Circulation 18.930 Vision Clearance Areas SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS, 18.110 Residential Zones 18.110.030 Land Use Standards A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in residential zones is provided in Table 18.110.2. If a use category is not listed, see Section 18.60.030. Portland Community College proposes to utilize the existing house on Tax Lot 24500 for a "writers in residence" program. The use is considered to be a college use (CDC 18.60.050.B),which is a conditional use in the R-4.5 Zone (CDC Table 18.110.2). Accordingly, this application is for a new conditional use permit (CUP) for the proposed college use, and is being processed through a Type III-HO procedure, as outlined in CDC 18.710.070, using the approval criteria outlined in CDC 18.740.050. Type III-HO applications are decided by the Hearings Officer, with appeals being heard by the City Council. This standard is met. B. Development standards.The standards for residential development in residential zones are located in the applicable housing type chapter in 18.200 Residential Development Standards.The standards for nonresidential development in residential zones are located in Chapter 18.350,Residential Zone Development Standards, and the applicable plan district chapter, if any. Development standards are addressed in Chapter 18.350 Residential Zone Development Standards of this decision. This standard is met. 18.350 Residential Zone Development Standards 18.350.040 Development Standards A. Setbacks. 1. The minimum setback from any street property line is 15 feet. 2. The minimum setback from side and rear property lines is 20 feet. STAFF REPORT TO HEARINGS OFFICER PAGE 3 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE Airomomma Existing Setbacks Direction House Accessory Structure North 336 ft. 293 ft. South 212 ft. 296 ft. East 29 ft. 99 ft. West 77 ft. 50 ft. As shown in the table above,both the existing house and accessory structure on the subject site meet the minimum setbacks. These standards are met. B. Height. The maximum height is 45 feet. The existing house on the subject site is no more than two stories in height,and is under the maximum height of 45 feet. The site also contains a single-story accessory structure that is also under 45 feet in height.This standard is met. C. Lot coverage.The maximum lot coverage is 85 percent. The entire project site, made up of Tax Lots 24500 and 24600, measures 9.47 acres in size, and the maximum lot coverage allowed for the site is 85 percent or 8.05 acres. The applicant is not proposing any physical changes to the site, and aside from the existing house, accessory structure, and paved driveway, a majority of the site (over 90 percent) is covered with landscaping that is made up of trees, plants and shrubs in a variety of sizes, and lawn. Accordingly, based on this information, staff finds the site complies with the maximum lot coverage standard outlined above. D. Landscaping and screening. All required landscaping, including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. A minimum of 15 percent of the site must be landscaped. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L-2 standard may count toward meeting the minimum area standard. The applicant is not proposing any physical changes to the site, and aside from the existing house, accessory structure, and paved driveway, a majority of the site (over 90 percent) is covered with landscaping that is made up of trees,plants and shrubs in a variety of sizes,and lawn.Accordingly,based on this information, staff finds the site complies with the minimum landscaping standard outlined above. 2. Screening standards are provided in Section 18.420.050. Screening is required as follows: b. Surface vehicle parking areas,loading areas, and drive aisles within 25 feet of a street property line must be screened to the S-4 standard. Screening must be provided directly adjacent to the area to be screened, except where access is taken. The site's only street property line is located adjacent to Bigleaf Drive to the west, and the existing on-site parking area (paved driveway with a circular turnaround) is located more than 25 feet away from this property line. Therefore, this screening standard does not apply. c. The minimum tree canopy standards for the site and any off-street vehicle parking areas are provided in Section 18.420.060. STAFF REPORT TO HEARINGS OFFICER PAGE 4 OF 12 CUP2021-00001 CAROLYN MOORE WRII'ERS HOUSE i i _ i o iu i I II 11 - The applicant proposes to utilize the existing paved driveway with a circular turnaround for off-street parking, and does not propose to add any new parking areas to the site or to modify the existing parking area.This standard does not apply. E. Pedestrian access. 1. Paths must provide safe and convenient pedestrian access from public sidewalks abutting the site to all required building entrances on the site. A minimum of 1 path is required for every 200 linear feet of street frontage, except where the use is not intended to receive the public on a regular basis. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 8 feet to meet this standard. The proposed use is not intended to receive the public on a regular basis, and PCC does not propose to utilize the site for classes, or events that are open to the public. Therefore, this standard does not apply. 2. Paths must provide safe and convenient pedestrian access within the site between all buildings, uses, and areas designed for use by pedestrians. Paths within parking areas or along drive aisles are subject to additional standards in Subsection 18.410.040.B.Paths must be constructed with a hard surface material and have a minimum unobstructed width of 5 feet to meet this standard. The applicant is not proposing to construct any new paths with this proposal. However, aerial photographs of the site show there is an existing path on site that provides a connection from the house to the backyard and garden area. Additionally, the existing paved driveway with a circular turnaround is wide enough that it also provides a safe and convenient pedestrian path from the house to the existing accessory structure. Accordingly, staff finds that the existing conditions provide adequate pedestrian access within the site. This standard is met. 3. Paths must extend to the perimeter property line to provide access to existing or planned pedestrian facilities on adjacent properties,such as trails or public access easements,where practicable. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 8 feet to meet this standard. The site's only street property line is located adjacent to Bigleaf Drive to the west, and the applicant provided the following justification for why constructing an on-site pedestrian path that would connect to the existing sidewalk on Bigleaf Drive would not be practicable: "The intention of PCC is for the house to serve as the residence and writing space for up to two professional writers. The seclusion and isolation of the existing property is vital to maintaining the environment that will draw writers to apply to reside at the house during critical periods of their work. It is not practical to meet the project objectives for PCC in using the house as a retreat for working writers and provide a public, paved path directly to the house. This would encourage public use of the property as open space,disrupting the intended isolation and seclusion that provides the working environment for a writers'retreat." Accordingly,because the proposed use will function as a private residence and writing space for a maximum of two writers at a time, and because the site is not intended to receive the public on a regular basis, staff finds it is not practicable to require a pedestrian path connection to the existing sidewalk on Bigleaf Drive.Therefore,this standard does not apply. H. Parking. In addition to the standards of Chapter 18.410, Off-Street Parking and Loading, the following standards apply: 1. Vehicle parking and loading areas may not be located closer to a street property line than a required entrance facing that street property line; STAFF REPORT TO HEARINGS OFFICER PAGE 5 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE u 1 1 1 1 1 u 1 1 II i ' Iii i The existing house is considered a nonconforming structure because it does not face the street property line, and does not comply with the entrance design standards in CDC 18.320.050.A and 18.350.050.A. However, the main entrance to the house (facing north) and the on-site parking area (located directly north of the main entrance, on the paved driveway) are located approximately the same distance from the street property line to the west(adjacent to Bigleaf Drive); therefore, staff finds the proposed parking area complies with the standard outlined above. Additionally, the intent of the parking location standard is to prevent on-site parking areas from dominating the streetscape, and to maintain an attractive and comfortable environment for pedestrians. Staff finds the existing conditions comply with the intent of this standard because the on-site parking area is located east of an existing accessory structure, and is therefore not visible from the public sidewalk on Bigleaf Drive. This standard is met. 2. Vehicle parking and loading areas must be designed and located to minimize conflicts between vehicular and non-vehicular traffic; The site has only one vehicular access point to a public street (Walnut Street), which is provided by an existing access easement over an adjacent property to the north (WCTM 2S104DA,Tax Lot 24300). The proposed parking area will be located in a circular turnaround,at the end of a long driveway,and will be located more than 1,000 feet away from the Walnut Street public right-of-way. Accordingly, staff finds this parking area will not conflict with vehicular traffic.This standard is met. 4. A minimum of 50 percent of required bicycle parking spaces must be located within 25 feet of the street property line and be visible to pedestrians from the public sidewalk in front of the site; and As outlined in CDC Table 18.410.3, a college use is required to provide a minimum of one bicycle parking space for every three students/staff.The applicant's narrative states that a maximum of two writers will reside in the house at a time; therefore, the minimum bicycle parking requirement is one space. The applicant proposes to locate the bicycle parking space inside the existing accessory structure located directly west of the existing house.The accessory structure is located more than 25 feet away from the site's street property line off of Bigleaf Drive. The intent of this location standard is so that bicycle parking is easily visible and accessible to members of the public from a public sidewalk. However, the proposed "writers in residence" program will not be open to the public,which means that only the two writers residing on the property will utilize the required bicycle parking. Because the proposed use is not intended to be open to the public,staff finds that the bicycle parking location standard outlined above does not apply to the applicant's proposal. Additionally, staff finds the applicant's proposal to locate bicycle parking inside the accessory structure is the most practical option,as the structure is located approximately 20 feet away from the house and will therefore be easily accessed by the two writers,and the structure will also provide weather protection for the bicycle parking. This standard is met. 5. A minimum of 50 percent of required bicycle parking spaces must be covered. The applicant proposes to locate all required bicycle parking indoors, inside an existing accessory structure. This standard is met. 18.350.050 Design Standards A. Entrances. Entrances must be provided in compliance with the standards of Subsection 18.320.050.A, and must be located within 25 feet of a street property line. B. Windows.All street-facing facades must provide a minimum of 25 percent of window area. C. Facade design. All street-facing facades must include at least 3 architectural features from the list below on the entirety of the facade. Different features may be used on different facades of the same building. 1. Facade articulation. A wall projection or recession that is a minimum of 6 feet in width and STAFF REPORT TO HEARINGS OFFICER PAGE 6 OF 12 CUP2021-00001 CAROLYN N1OORE WRITER~HOUSE 2 feet in depth for a minimum of half the height of the facade and with a maximum distance of 40 feet between projections or recessions. 2. Roof eave or projecting cornice. a. An eave that projects a minimum of 12 inches from the building facade;or b. A cornice that projects a minimum of 6 inches from the building facade and is a minimum of 12 inches in height. 3. Roof offsets.A roof offset that is a minimum of 2 feet from the top surface of one roof to the top surface of another roof as measured horizontally or vertically with a maximum distance of 40 feet between offsets. 4. Accent siding. A minimum of 2 different siding materials are used, and one siding material covers a minimum of 40 percent of the building facade. 5. Distinct base and top. The first story is visually distinguished from the upper stories by including a belt course and at least one of the following: a. A change in surface or siding pattern; b. A change in surface or siding material; or c. A change in the size or orientation of windows. 6. Window shadowing.All windows include at least one of the following: a. Window trim that is a minimum of 2.5 inches in width and 0.625 inches in depth;or b. Windows that are recessed a minimum of 3 inches from the building facade. 7. Enhanced entrances or awnings. a. All entrances other than emergency egress are covered with a permanent architectural feature that provides weather protection and is at least as wide as the entry, a maximum of 6 feet above the top of the entry, and a minimum of 5 feet in depth; or b. A permanent architectural feature is provided above all first-story windows, such as an awning or series of awnings,that are at least as wide as each window,a maximum of 6 feet above the top of each window, and a minimum of 3 feet in depth. D. Materials. 1. The following materials are prohibited as exterior finish materials: a. Vinyl PVC siding, b. T-111 plywood, c. Exterior insulation finishing (EIFS), d. Corrugated metal, e. Plain concrete or concrete block, f. Spandrel glass,or g. Sheet pressboard. 2. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet above grade at any point. The existing house and accessory structure do not comply with the design standards outlined above. However, the applicant is only proposing a change of use from a residential use to a college use,and is not proposing any physical changes to the existing structures. Accordingly, the structures are considered existing nonconforming in regard to the design standards outlined above,and may remain as long as they do not move further out of conformance from these standards (CDC 18.50.040.C). Any future modifications to the street-facing facades or the exterior finish materials of these structures will be subject to the design standards outlined above. These standards are met. 18.410 Off-Street Parking and Loading 18.410.050 Bicycle Parking Design Standards A. Location. 1. Required bicycle parking must be located within 50 feet of a required or main entrance of a STAFF REPORT TO HEARINGS OFFICER PAGE 7 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE primary building; and 2. Required bicycle parking for nonresidential development must be covered and located within 100 feet of a required or main entrance of a primary building on the site if any required vehicle parking spaces are provided in a structure. B. Design. 1. Bicycle racks must be designed to allow a bicycle frame to lock to it at 2 points of contact, except that spiral racks and wave racks with more than one loop are prohibited; 2. Bicycle racks must be securely anchored to the ground,wall,or other structure; 3. Bicycle parking spaces must be at least 2.5 feet in width and 6 feet in length and have an access aisle between each row of spaces that is at least 5 feet in width.Covered bicycle parking must provide a vertical clearance of 7 feet;and 4. Bicycle parking spaces must be paved with a dust-free hard surface material. C. Quantity. The total number of required bicycle parking spaces for each use is provided in Table 18.410.3.If the minimum bicycle parking requirement as calculated in Table 18.410.3 is less than two spaces, then the minimum number of spaces is two. Single detached houses, accessory dwelling units, cottage clusters, courtyard units, quads, and rowhouses are exempt from minimum bicycle parking standards. As outlined in CDC Table 18.410.3, a college use is required to provide a minimum of one bicycle parking space for every three students/staff.The applicant's narrative states that a maximum of two writers will reside in the house at a time; therefore, the minimum bicycle parking requirement is one space. The applicant proposes to locate the bicycle parking space inside the existing accessory structure, which meets the location standards outlined above because the structure will be located approximately 20 feet away from the existing house. The applicant also submitted specification drawings for the proposed bicycle rack that will be installed,and the drawings demonstrate that the rack will allow a bicycle frame to lock to it at two points of contact and will be anchored to the ground or a wall, and that the bicycle parking space will meet the minimum dimensional standards outlined above. These standards are met. 18.410.070 Vehicle Parking Quantity Standards As outlined in CDC Table 18.410.3, a college use is required to provide a minimum of one vehicle parking space for every five students/staff. The applicant's narrative states that a maximum of two writers will reside in the house at a time; therefore, the minimum vehicle parking requirement is one space. The applicant proposes to provide at least one parking space on site,in an existing paved turnaround that is located directly adjacent to the existing house. This standard is met. 18.420 Landscaping and Screening 18.420.020 Applicability C. Tree canopy standards. Site and parking lot tree canopy standards apply to the following types of new and existing development,except that parking lot tree canopy standards do not apply to subdivisions or partitions: 4. Nonresidential development,including mixed-use developments; The proposed use is considered to be a college use and nonresidential development. Therefore, the tree canopy standards apply to this proposal. 18.420.060 Tree Canopy Standards A. Site tree canopy standards, which are stated as a percentage of effective tree canopy cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and 0. Parking lot tree canopy standards are provided below. STAFF REPORT TO HEARINGS OFFICER PAGE 8 OF 12 CUP2021-00001 CAROLI N MO()RE\VRI I'LRS HOUSE The proposed use is considered to be a college use and nonresidential development. Therefore, the tree canopy standards apply to this proposal,and are addressed in the findings below. B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree canopy standards and must meet the requirements of UFM Sections 10 through 13. An urban forestry plan must: 1. Be coordinated and approved by a project landscape architect or project arborist,i.e. a person that is both a certified arborist and tree risk assessor, except that land partitions may demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; The applicant submitted an urban forestry plan that was coordinated and approved by a certified arborist and tree risk assessor, Sean Rinault of Bartlett Tree Experts (the project arborist). This standard is met. 2. Demonstrate compliance with UFM tree preservation and removal site plan standards; The applicant proposes to preserve all existing on-site trees. Accordingly, the applicant submitted a tree preservation site plan (original plan dated March 19, 2021 and addendum dated April 12, 2021) that meets UFM standards. This standard is met. 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and provide the minimum effective tree canopy cover; The entire project site measures 9.47 acres in size, and contains hundreds of existing mature trees. The applicant proposes to preserve all existing on-site trees, and does not propose to plant any new trees. The proposed use is considered to be a college use and nonresidential development, and therefore the minimum required effective tree canopy for the overall development site is 33 percent (UFM Section 10, Part 3, Subsection N). The applicant's submitted supplemental report meets UFM standards and demonstrates that approximately 45 percent effective tree canopy cover will be preserved on site.This standard is met. 4. Demonstrate compliance with parking lot tree canopy standards, where applicable, by providing the minimum effective tree canopy cover of 30 percent for all parking areas, including parking spaces and drive aisles. Only the percentage of tree canopy directly above parking areas may count toward meeting this standard;and The applicant proposes to utilize the existing paved driveway with a circular turnaround for off-street parking, and does not propose to add any new parking areas to the site or to modify the existing parking area.This standard does not apply. 5. Include street trees where right-of-way improvements are required by Chapter 18.910, Improvement Standards. The applicant is not required to provide right-of-way improvements as part of this application; therefore, street trees are not required as part of this proposal.This standard does not apply. E. Urban forestry plan implementation. 3. Spatial and species-specific data must be collected in compliance with the urban forestry inventory requirements in UFM Section 11, Part 3 for each open grown tree and area of stand grown trees in the tree canopy site plan and supplemental report of a previously approved urban forestry plan. STAFF REPORT TO HEARINGS OFFICER PAGE 9 OF 12 CUP2021 M0001 CAROLYN MOORE\VRI PERS HOUSE Staff has included a condition of approval that requires the applicant to pay a fee to cover the City's cost of collecting and processing the inventory data for the entire urban forestry plan. As conditioned, this standard is met. Chapter 18.740 Conditional Uses 18.740.050 Approval Criteria A. The characteristics of the site are suitable for the proposed development or use considering size, shape, location, topography, and natural features; The subject site is made up of two tax lots: Tax Lot 24500 (on the west side) contains an existing house, a long, paved driveway with a circular turnaround, and an accessory structure, and Tax Lot 24600 (on the east side) is a private open space tract that contains sensitive lands, including wetlands, streams, and a vegetated corridor. A majority of the entire site (over 90 percent) is covered with landscaping that is made up of plants, shrubs,and lawn. The site also contains hundreds of existing mature trees. PCC proposes to use the site for a "writers in residence" program,in which a maximum of two writers at a time will utilize the existing house as a private residence and work space. PCC will not host any classes on site, and the use will not be open to the public. PCC does not propose any physical changes to the site or to the existing structures or natural features on site.Accordingly,staff finds the proposed "writers in residence" program will essentially function as a private residence in an existing residential neighborhood, and therefore, the characteristics of the site are suitable for the proposed use considering size, shape, location, topography,and natural features.This criterion is met. B. The operating characteristics of the proposed use are reasonably compatible with surrounding properties,public facilities,or sensitive lands with regard to noise,vibration, air quality,glare, odor, and dust; PCC proposes to use the site for a "writers in residence" program,in which a maximum of two writers at a time will utilize the existing house as a private residence and work space. PCC will not host any classes on site,and the use will not be open to the public. PCC does not propose any physical changes to the site or to the existing structures or natural features on site. The proposed use will operate very similar to a private residential use.Accordingly,staff finds the operating characteristics of the proposed use are reasonably compatible with the surrounding residential neighborhood, public facilities, and sensitive lands with regard to noise, vibration, air quality, glare, odor, and dust. This criterion is met. C. The physical characteristics of the proposed development are reasonably compatible with surrounding properties, public facilities, or sensitive lands with regard to building height, location, and orientation; The subject site contains an existing single detached house that was previously occupied by a residential use, and an existing single-story accessory structure.The applicant does not propose any physical modifications to these structures, and their outward appearance will remain as that of a private residence. Staff finds that the physical characteristics of the proposed development will remain consistent with the previous residential use, and will therefore remain compatible with the surrounding residential neighborhood,public facilities,and sensitive lands.This criterion is met. D. Any adverse impacts from the proposed development or use are mitigated to the extent practicable; PCC proposes to use the site for a "writers in residence" program,in which a maximum of two writers at a time will utilize the existing house as a private residence and work space. PCC will not host any classes on site,and the use will not be open to the public. PCC does not propose any physical changes to the site or to the existing structures or natural features on site. Because the physical characteristics of the proposed development and the operating characteristics of the proposed use will appear and function very similar to a private residential use, staff does not anticipate any adverse impacts from this proposal on the surrounding residential neighborhood, public facilities, or STAFF REPORT TO HEARINGS OFFICER PAGE 10 OF 12 CUP2021-00001 CAR()LYN 1\I()ORE WRITERS HOUSE sensitive lands.Accordingly,staff finds that no additional mitigation measures are necessary. This criterion is met. E. The proposed development is located and designed to support pedestrian access,safety,and comfort on and adjacent to the site where practicable; The applicant is not proposing to construct any new pedestrian paths with this proposal. However, aerial photographs of the site show there is an existing path on site that provides a connection from the house to the backyard and garden area. Additionally, the existing paved driveway with a circular turnaround is wide enough that it also provides a safe and convenient pedestrian path from the house to the existing accessory structure. Accordingly,staff finds that the existing conditions support pedestrian access, safety, and comfort on site given the limited use proposed. This criterion is met. F. The proposed development complies with all applicable standards and requirements of this title, except where an adjustment has been approved or the approval authority has determined that a more restrictive development or design standard is necessary to address issues of compatibility or walkability; and As addressed through the findings in this staff report,the proposed development complies with all applicable standards and requirements of this Title.This criterion is met. G. Adequate public facilities are available to serve the proposed development or use at the time of occupancy. The site contains an existing sanitary main that connects from Parkdale Avenue to Gaarde Street, and it is located in an existing easement on the eastern portion of the site. There are no stormwater mains or laterals located on site,but Tax Lot 24600 is subject to a storm sewer easement over its entirety to benefit the City of Tigard,and is also subject to a storm sewer, surface water, drainage, and detention easement over its entirety to benefit Clean Water Services. The site is located in the Tigard Water Service Area,but the applicant does not propose any changes to water service from the previous residential use with this application.Staff finds there are adequate public facilities that are available to serve the proposed use at the time of occupancy. This criterion is met. Chanter 18.920 Access. Egress. and Circulation 18.920.020 Applicability A. Applicability. The provisions of this chapter apply to all development including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on- site parking or loading requirements or changes the access requirements. The applicant does not propose any physical development on site.The applicant only proposes a change of use from a residential use (single detached house) to a college use. The previous use requires a minimum of one off-street parking space (CDC Table 18.290.1), and the proposed use also requires a minimum of one off-street parking space (one parking space for every five students/staff,as outlined in CDC Table 18.410.3).Because the minimum off-street parking requirement for the proposed use is the same as the previous use, the access, egress, and circulation requirements of this chapter do not apply to this proposal. The site accesses Walnut Street via a 20-foot-wide access easement over WCTM 2S104DA,Tax Lot 24300 to the north,and the applicant does not propose any changes to this existing access.This standard is met. Chanter 18.930 Vision Clearance Areas 18.930.020 Applicability A. Applicability. The provisions of this chapter apply to all development, including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on- STAFF REPORT TO HEARINGS OFFICER PAGE 11 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE site parking or loading requirements or changes the access requirements. The applicant does not propose any physical development on site. The applicant only proposes a change of use from a residential use (single detached house) to a college use. As detailed in the findings above, there will be no change to the minimum off-street parking requirement from the previous use to the proposed use. Therefore, the standards in this chapter do not apply to this proposal. FINDING: The proposal is for a new conditional use, as defined in CDC Chapter 18.740 Conditional Uses,meets all conditional use approval criteria in CDC 18.740.050, and is in compliance with all applicable standards in this Title. SECTION VII. CITY STAFF AND AGENCY COMMENTS The following city departments and partner agencies responded with no objections to the proposal: City of Tigard Engineering Division City of Tigard Police Department Comcast Pride Disposal Tualatin Valley Fire and Rescue Clean Water Services issued a Sensitive Area Pre-Screening Site Assessment for the proposal (dated January 7,2021), and determined that the proposal does not meet the agency's definition of development. The agency did not submit further comments. SECTION VIII. CONCLUSION Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit meets all applicable approval criteria,as outlined in this staff report.Therefore,staff recommends approval of this application,subject to a conditional of approval. --.� May 4,2021 PREPARED BY: Lina Smith DATE Assistant Planner (� %L�/ (416e May 4,2021 APPROVED BY: Tom McGuire DATE Assistant Community Development Director STAFF REPORT TO HEARINGS OFFICER PAGE 12 OF 12 CUP2021-00001 CAROLYN NIOORE WRITERS HOUSE CITY OF TIGARD Respect and Care I Do the Right Thing I Get it Done III a II TIGARD Carolyn Moore Writers House CUP2O21-00001 Presented to the Tigard Hearings Officer I May 17, 2021 Agenda Item 2.2 .... n , la, ... ,. .... ... %L.• .- V— —1 :;:...- .7 ..... 't. — ‘f.• -• 4. _ 7. e‘..‘ .... - , . —.. ,•-•,/ •_. -:- ..--' .7. 0.• 77. I d '...o, Li- 1:7 1::: ....J :-.. 7_ - L: ''f'V t'I I'...'c• '7' LLI 0g, 1 d f '''e.•1 • '7 I '11 d e.1 ...; 7,-• '7 : '"C.•.,, - . • . z. ;,.. ' ,11 •7 I. \ ._ -, . ":. •,.. , ''..., ..--, •• ,d 1 t•-..t. :''''.11 i:',1 r .1 ....../ '.. .,... .. 2.„.•,' . .• i Li T IP . . . ....2 . ..I I : 0 II ..,... ,.. 1,.... i Q 2I V D I 1 0 A ,I, I �) 2pri l•qt AI- 'tit ..,,,- , '.. .........----__ . c - I I .. • ,..,„. 7d,... 0 ... ;fp , mi_.,.. , N•••. .v . . w Pr ,.., '•• le .4. . 444/ .,.:...„„ . ...„.x,,-/ t .. •, L_ / 3 . aee it 0 4 * 4 '. 11 i. .... .... . .....1 ..7.0. 4.. 4 --. i:Asi 1 1...e ..•-•. I.4 4. 9'i'4 .. . ' litoole 4V .• - „.., , •••,0• . ., '1 ' .. • . . . r ,. "..• • -..4. , . pr „......., .... ...._, 4,11 .—, .._ 41‘13,11.',./ . . . . , r . 1 ..... H. .. "4.- .1.. Om ..1 i •Ir , . . I .. , II. c.) -ir 1.....4 -`. ' . ... . .._ . .. .11 : .--.,:.......„ .' ". Ifr' ' * L_____________ ,..... aa. • , I.. # . -_ ... _ .AL . . --'... s § • 44414, 4• -* '.14 k t . ,...-.-, . ..., ,. , 44 r.• 1411% . 4 . . e .„, ,,dr .slik . ... 14: 4! 7 ' -I .,•34, ...-- . - . -, „... „. , - ., ..1".„4--./k 04 ^ I . . . .. ., .. , dtt Allt. .. ,- At, ,,,,. _,..,L• -4 tefr , . . . r r t 'P .. - . . itivak,4k . - 4 I al. $111V• a ,s1 1' it - • ,• ' CITY OF TIGARD Applicant's proposal : Portland Community College ( PCC) requests a conditional use permit to utilize the subject properties for a "writers in residence" program The use is considered to be a college use, which is a conditional use in the R-4.5 Zone PCC does not propose any classes on site or any events that are open to the public PCC does not propose any physical changes to the site or the existing structures on site CITY OFTIGARD Condition of Approval from Land Partition : This application fulfills a condition of approval from Case No. MLP2020-00004 and a recorded declaration of equitable servitude which states that a land division or conditional use permit approval is required prior to use or development of the subject site CITY ( ) I, TIGARD Findings: As detailed in the staff report, the proposal complies with all applicable standards and requirements in the Community Development Code of the City of Tigard CITY OF TIG ARD Findings: ► Specifically, the proposal meets all Conditional Use approval criteria in Section 18.740.050: Operating characteristics of the proposed use and physical characteristics of the proposed development are compatible with surrounding properties, public facilities, or sensitive lands No adverse impacts from the proposal on surrounding properties, public facilities, or sensitive lands CITY OF TIGARD Staff Recommendation : Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit meets all applicable approval criteria, as outlined in the staff report Therefore, staff recommends approval of this application, subject to a conditional of approval : Payment of tree inventory fee prior to occupancy COMMENI ' S , IPF.,,.,,. .1j.i* ery ,, W., i ; REQUEST FOR COMMENTS DATE: April 9,2021 • EcFiveD TO: Per Attached APR 12 2021 FROM: City of Tigard Planning Division �'LgNN►N of TIGgRD G/ENGINEERING STAFF CONTACT: Lina Smith.Assistant Planner Phone: (503) 718-2438 Email: LinaCSntigard-or.gov CUP2021-00001 - CAROLYN MOORE WRITERS HOUSE - REQUEST: Portland Community College (PCC)is applying for a conditional use permit to utilize an existing property for a "writers in residence" program. The use is considered to be a college use, which is a conditional use in the R-4.5 Zone. PCC does not propose any physical changes to the site. LOCATION: 12680 SW Walnut Street; WCTM 2S104DA, Tax Lots 24500 and 24600. ZONE: R-4.5: Low-Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.110, 18.350, 18.410, 18.420, 18.710, and 18.740. Attached are the Applicant's Materials for your review. If you wish to comment on this application,WE NEED YOUR COMMENTS BACK BY: APRIL 26, 2021. You may use the space provided below or attach a separate letter to return your comments. Please contact the staff person noted above if you are unable to respond by the comment deadline, or if you have any questions. I PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 42 We have reviewed the proposal and have no objections to it. Please contact at our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: Sgt. Jeff Lain #33563 91--- Se 3 7/S 27 331 P* R* I *D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503)625-6179 January 13,2021 Rebecca Ocken Planning Manager (971)722-8463 Re: 12680 SW Walnut St We have reviewed the site plan for the above-mentioned property. We will be able to service the lot as it has been laid out.The resident will be responsible for placing their totes curbside on the nearest public road, SW Walnut St on collection day. If you have any additional questions, feel free to contact me. Sincerely, Kristen Tabscott Pride Disposal Company ktabscott(cr7,Dridedisposal.com (503) 625-6177 Portland Community College January 5,2021 Re: Neighborhood Contact II -Required Notification Dear Neighbor, Portland Community College was the recipient of the Carolyn Moore Writers' House at 12680 5W Walnut Street in Tigard. The property was owned by the late Oregon poet Carolyn Moore.Upon her death in 2019,the Moore estate asked a number of colleges and universities to submit a proposal for use of the house as a writers' residency. PCC was selected. It is quite a unique opportunity for a community college to have such an asset and may in fact be the first writers'residency in the nation to be hosted at a community college. The house along with nine-acres of land will be used by PCC to host emerging professional writers from anywhere in the world. The first writer is anticipated to begin a residency in Fall 2021. The property will be used as a sanctuary for writing,much like Carolyn Moore did to hone her craft. To be able to continue the writing tradition of Carolyn Moore,the City of Tigard has asked PCC to submit a Conditional Use Permit that will allow a college use in a residential zone. A part of the permit process includes a public meeting to hear more about the proposed use and to have an opportunity to ask any questions. This meeting is scheduled for January 20,2020,from 5:30 pm to 6:30 pm. The meeting will be held virtually via ZOOM. Use this link to access the meeting: Zoom registration link: httos://aortlandcc.zoom.us/meeting/register/tJwvduvhoDkiHN11Kv88Pu9QXPaWVEEMIgtF Join Zoom Meeting httos://oortlandcc.zoom.us/i/98215962869?uwd=dloW R1MxNkooaEovZmOxWDhEViVzdz09 Meeting ID: 982 1596 2869 Passcode:022054 Dial by your location +1 346 248 7799 US(Houston) +1 669 900 6833 US(San Jose) +1 253 215 8782 US (Tacoma) +1 312 626 6799 US (Chicago) +1 646 876 9923 US (New York) +1 301 715 8592 US (Washington D.C) Meeting ID:982 1596 2869 Passcode:022054 Aerial map of Carolyn Moore Writers House at 12680 5W Walnut Street, Tigard. SW Walnut Street • 4 +x 1 Iftir 1111111 4111111F-a „- • • • IP 40 N .. r w• G4. ‹) „ st.ea 'i- t , If you have any questions please don't hesitate to contact Rebecca Ocken, Planning Manager at Portland Community College at Rebecca.ockenPpcc.edu or phone 971-722-8463. Sincerely, Gina Valencia Stakeholder and Engagement Manager Office of Planning and Capital Construction Portland Community College III 2 TIGARD REQUEST FOR COMMENTS DATE: April 9,2021 1/ TO: Per Attached APR 1 2 2021 FROM: City of Tigard Planninfr Division pl ANCITY OF NING/ENGIN RDRrN STAFF CONTACT: Lina Smith.Assistant Planner C' Phone: (503) 718-2438 Email:LinaCS('titgard-or.gov CUP2021-00001 - CAROLYN MOORE WRITERS HOUSE - REQUEST:Portland Community College (PCC)is applying for a conditional use permit to utilize an existing property for a "writers in residence" program. The use is considered to be a college use,which is a conditional use in the R-4.5 Zone. PCC does not propose any physical changes to the site. LOCATION: 12680 SW Walnut Street;WCTM 2S104DA,Tax Lots 24500 and 24600. ZONE: R-4.5: Low-Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50,18.110,18.350, 18.410, 18.420, 18.710,and 18.740. Attached are the Applicant's Materials for your review.If you wish to comment on this application,WE NEED YOUR COMMENTS BACK BY:APRIL 26.202t You may use the space provided below or attach a separate letter to return your comments. Please contact the staff person noted above if you are unable to respond by the comment deadline, or if you have any questions. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: /a We have reviewed the proposal and have no objections to it. _ Please contact at our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. Sgt.Jeff Lain #33563 so ?!$+ 27531 I 1111 • TIGARD REQUEST FOR COMMENTS DATE: April 9,2021 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Lina Smith.Assistant Planner Phone: (503) 718-2438 Email: LinaCS)tigard-or.gov CUP2021-00001 - CAROLYN MOORE WRITERS HOUSE - REQUEST: Portland Community College (PCC) is applying for a conditional use permit to utilize an existing property for a "writers in residence" program. The use is considered to be a college use,which is a conditional use in the R-4.5 Zone. PCC does not propose any physical changes to the site. LOCATION: 12680 SW Walnut Street; WCTM 2S104DA, Tax Lots 24500 and 24600. ZONE: R-4.5: Low-Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.110, 18.350, 18.410, 18.420, 18.710, and 18.740. Attached are the Applicant's Materials for your review. If you wish to comment on this application,WE NEED YOUR COMMENTS BACK BY: APRIL 26.2021. You may use the space provided below or attach a separate letter to return your comments. Please contact the staff person noted above if you are unable to respond by the comment deadline, or if you have any questions. I PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: x We have reviewed the proposal and have no objections to it. Please contact at our office. Please refer to the enclosed letter or email. Written comments provided below: Mitch Burghelea 503-798-5785 Name&Number of Person Commenting: 9 TIGARD REQUEST FOR COMMENTS DATE: April 9,2021 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Lina Smith.Assistant Planner Phone: (503) 718-2438 Email: LinaCS@tigard-or.gov CUP2021-00001 - CAROLYN MOORE WRITERS HOUSE - REQUEST: Portland Community College (PCC) is applying for a conditional use permit to utilize an existing property for a "writers in residence" program. The use is considered to be a college use, which is a conditional use in the R-4.5 Zone. PCC does not propose any physical changes to the site. LOCATION: 12680 SW Walnut Street; WCTM 2S104DA, Tax Lots 24500 and 24600. ZONE: R-4.5: Low-Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.110, 18.350, 18.410, 18.420, 18.710,and 18.740. Attached are the Applicant's Materials for your review. If you wish to comment on this application,WE NEED YOUR COMMENTS BACK BY:APRIL 26, 2021,You may use the space provided below or attach a separate letter to return your comments. Please contact the staff person noted above if you are unable to respond by the comment deadline, or if you have any questions. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: X We have reviewed the proposal and have no objections to it. Please contact at our office. Please refer to the enclosed letter or email. Written comments provided below: John Wolff—TVF&R 4-27-2021 • • Name&Number of Person Commenting: Lina Smith From: ToddBaker@baker-rock.com Sent: Monday, May 3, 2021 7:08 PM To: Lina Smith Subject: Re: CUP2021-0001 Lina, You don't need to add us to the list for notice of the decision. Thanks Todd Baker President Baker Rock Resources CONFIDENTIALITY NOTICE:This email(including attachments) is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521, is confidential and privileged. Please do not read,copy,or disseminate this communication or any of its content/attachments unless you are the intended recipient or addressee. This e-mail may contain confidential or privileged information intended solely for the use of the recipient(s)or addressee(s). If you have received this message in error, please notify me immediately via return e-mail. On May 3, 2021, at 6:15 PM, Lina Smith <LinaCS@tigard-or.gov<mailto:LinaCS@tigard-or.gov»wrote: Hi Todd, Oh I see what happened-looks like you're just 1 or 2 properties outside of the 500' notification boundary; please see attached map. I can definitely add you to the notification list for the decision though! Please confirm I have the names and mailing address correct: Todd Baker&Christine Moody 12867 SW Parkdale Ave Tigard,OR 97223 Thank you, Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail: LinaCS@tigard-or.gov<mailto:LinaCS@tigard-or.gov> Original Message From:ToddBaker@baker-rock.com<mailto:ToddBaker@baker-rock.com><ToddBaker@baker- rock.com<mailto:ToddBaker@baker-rock.com» Sent: Monday, May 3, 2021 6:10 PM To: Lina Smith<LinaCS@tigard-or.gov<mailto:LinaCS@tigard-or.gov» Subject: Re:CUP2021-0001 Hi Lina, I just looked at your owners list. I live with Christine Moody at 12867 SW Parkdale Ave Tigard. It's why neither of us are on the list. We have lived her for 4 years and the deed of the house and the property tax account is in both our names. Not a big deal to me because we saw the notice but I would say something is wrong with the Counties list Todd Baker President Baker Rock Resources CONFIDENTIALITY NOTICE:This email (including attachments)is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521, is confidential and privileged. Please do not read, copy,or disseminate this communication or any of its content/attachments unless you are the intended recipient or addressee. This e-mail may contain confidential or privileged information intended solely for the use of the recipient(s)or addressee(s). If you have received this message in error, please notify me immediately via return e-mail. On May 3, 2021,at 5:47 PM, Lina Smith <LinaCS@tigard-or.gov<mailto:LinaCS@tigard-or.gov»wrote: Hi Todd, Thank you for your e-mail.You can view the applicant's materials here: https://us-west- 2.protection.sophos.com?d=sharepoint.com&u=aHROcH M6Ly90aWdhcmQtbXkuc2hhcmVwb2ludC5jb20vOmY6L2cvcGV yc29uYWwvbGIuYWNzX3RpZ2FyZC1vc19nb3YvRXRKbkdhLW9uNzFMa1ktNXclU2cOMHdCZWFzNUVIWCOwak1RRWx3UU hvbVd0Zz9IPTVseWZheQ==&i=NThkOTgOMjhiMDMyODkxNGUwY2Y1NWY2&t=SUVCNXpYZGcrZmVDeldyakFxQONRd2Ni SDcvW FBMQjByW kdOTDJmQTIUZzO=&h=dcc6411051a 14203a6a92c528592d3a4<https://us-west- 2.protection.sophos.com/?d=sharepoint.com&u=aHROcHM6Ly90aWdhcmQtbXkuc2hhcmVwb2ludC5jb20vOmY6L2cvcG Vyc29uYWwvbGIuYWNzX3RpZ2FyZC1vcI9nb3YvRXRKbkdhLW9uNzFMa1ktNXc1U2cOMHdCZWFzNUVIWCOwak1RRWx3U UhvbVdOZz91PTVseWZheQ==&i=NThkOTgOMjhiMDMyODkxNGUwY2Y1NWY2&t=SUVCNXpYZGcrZmVDeldyakFxQONRd2 N iSDcvWFBMO,JByW kdOTDJmQTIUZzO=&h=dcc6411051a 14203a6a92c528592d3a4> I've also attached is a copy of the notice that was mailed out. It was sent to property owners within 500' of the site on the attached list ("Exhibit B");we mail to the individuals listed in Washington County property tax records. You're also welcome to attend the virtual hearing on May 17,and you can find more information here: https://us-west- 2.protection.sophos.com?d=tigard- or.gov&u=aHROcHM6Ly93d3cudGInYXJkLW9yLmdvdi9jaXR5X2hhbGwvcHVibGljX2hlYXJ pbmdzLnBocA==&i=NThkOTgOM j hiMDMyODkxNGUwY2Y1NWY2&t=dFp3OFhMYXNPRVFMVIpsTEFTMXkwUVB1VGVYNFQSNmRyanUxTGIzdVNFbz0=&h=d cc6411051a 14203a6a92c528592d3a4<https://us-west-2.protection.sophos.com/?d=tigard- or.gov&u=aHROcHM6Ly93d3cudGlnYXJkLW9yLmdvdi9jaXR5X2hhbGwvcHVibGIjX2hIYXJpbmdzLnBocA==&i=NThkOTgOMj hiMDMyODkxNGUwY2Y1NWY2&t=dFp3OFhMYXNPRVFMVIpsTEFTMXkwUVB1VGVYNFQSNmRyanUxTGIzdVNFbz0=&h=d cc6411051a14203a6a92c528592d3a4> Please let me know if you need further information. Thank you, Lina Smith Assistant Planner City of Tigard 1 Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail: LinaCS@tigard-or.gov<mailto:LinaCS@tigard-or.gov> Original Message From:ToddBaker@baker-rock.com<mailto:ToddBaker@baker-rock.com><ToddBaker@baker- rock.com<mailto:ToddBaker@baker-rock.com» Sent: Monday, May 3,2021 5:38 PM To: Lina Smith<LinaCS@tigard-or.gov<mailto:LinaCS@tigard-or.gov» 2 Subject:CUP2021-0001 Hi Linda, Can I get a copy of the application materials for CUP2021-00001?We live adjacent to the property. I don't remember getting a notice in the mail(not sure if the city does this like Washington County does) but we did see the posted notice. Thank you, Todd Baker President Baker Rock Resources CONFIDENTIALITY NOTICE:This email (including attachments) is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521, is confidential and privileged. Please do not read,copy,or disseminate this communication or any of its content/attachments unless you are the intended recipient or addressee. This e-mail may contain confidential or privileged information intended solely for the use of the recipient(s)or addressee(s). If you have received this message in error, please notify me immediately via return e-mail. DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." <Notice of Public Hearing.pdf><Exhibit B.pdf> <Notification Map(8.5x11L).pdf> 3 Lina Smith From: Lina Smith Sent: Monday, May 3, 2021 5:47 PM To: 'ToddBaker@baker-rock.com' Subject: RE: CUP2021-0001 Attachments: Notice of Public Hearing.pdf; Exhibit B.pdf Hi Todd, Thank you for your e-mail.You can view the applicant's materials here: https://tigard- my.sha repoi nt.com/:f:/g/persona I/li nacs_tigard-or_gov/EtJ nGa-on7lLkY-5w5Sg40wBeas5 EHX- Oj M QE IwQH om Wtg?e=5lyfay I've also attached is a copy of the notice that was mailed out. It was sent to property owners within 500' of the site on the attached list("Exhibit B");we mail to the individuals listed in Washington County property tax records. You're also welcome to attend the virtual hearing on May 17,and you can find more information here: https://www.tigard-or.gov/city_hall/public_hearings.php Please let me know if you need further information. Thank you, Lina Smith Assistant Planner City of Tigard 1 Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail: LinaCS@tigard-or.gov Original Message From:ToddBaker@baker-rock.com<ToddBaker@baker-rock.com> Sent:Monday, May 3, 2021 5:38 PM To: Lina Smith<LinaCS@tigard-or.gov> Subject:CUP2021-0001 Hi Linda, Can I get a copy of the application materials for CUP2021-00001?We live adjacent to the property. I don't remember getting a notice in the mail(not sure if the city does this like Washington County does) but we did see the posted notice. Thank you, Todd Baker President Baker Rock Resources CONFIDENTIALITY NOTICE:This email (including attachments) is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521, is confidential and privileged. Please do not read,copy,or disseminate this communication or any of its content/attachments unless you are the intended recipient or addressee. This e-mail may contain confidential or 1 privileged information intended solely for the use of the recipient(s)or addressee(s). If you have received this message in error, please notify me immediately via return e-mail. 2 Lina Smith From: Lina Smith Sent: Monday, May 3, 2021 4:55 PM To: Matt Frazer Subject: RE:Carolyn Moore Writers House question Hi Matt, Just wanted to follow up on your e-mail;you may want to contact the Parks Department regarding your inquiry: httos://www.tigard-orgovicommunitv/trails.php I will also include your inquiry in my staff report, and will also forward a copy of your comments to the applicant. Thank you, Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail: LinaCS@tieard-or.eov From: Lina Smith Sent:Monday, May 3, 2021 11:33 AM To: Matt Frazer<mattfrazerinoregon@gmail.com> Subject: RE:Carolyn Moore Writers House question Thank you for your e-mail. I'll ask my supervisor about your request and follow up with you once I have more information. Sincerely, Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard, OR 97223 E-mail: LinaCS@tigard-or.eov From: Matt Frazer<mattfrazerinoreeon@email.com> Sent:Saturday, May 1, 2021 4:24 PM To: Lina Smith <LinaCS@tigard-or.gov> Subject: Carolyn Moore Writers House question Caution!This message was sent from outside your organization. Allow sender I Block sender I live within view of the property, it is behind my house beyond the creek. There is a trail that goes through the edge of the property, by the creek. The part of the trail leading to Walnut Road is open. The middle part is on the edge of the property.The other end leading to Gaarde is open. Can the middle part of the trail be made open to all? Thanks, Matt Frazer 1 12567 SW Quail Creek Ln, Portland,OR 97223 2 Lina Smith From: U D <umesh.dhond@gmail.com> Sent: Saturday, May 15, 2021 4:41 PM To: Lina Smith Cc: Umesh Dhond Subject: Re: Carolyn Moore Writers House Case No. CUP2021-00001 Attachments: City Tigard Staff Report - CUP2021-00001 marked.pdf Caution!This message was sent from outside your organization. Allow sender I Block sender Dear Ms. Smith - Assistant Planner, City of Tigard, I'm a resident of 13171 Raptor Place and a concerned neighbor of the property at 12680 SW Walnut Street, now owned by PCC. I plan to attend the public virtual hearing #2 (Carolyn Moore Writers House Case No. CUP2021-00001) on Monday, May 17th 7pm. I've read the Staff report (attached) and the report raised some concerns. As a resident of Raptor Place, Big Leaf Drive is (A) our only access to City public streets and (B) offers street parking for its residents over and above our on-property (driveway, and garage) parking. Key concerns: 1. Road access should stay closed: Big Leaf Dr. that dead ends into the rear end of the property should not be modified / extended into the property. This will prevent car traffic into/out of the PCC property. 2. Pedestrian access should stay closed: There should not be any gate or sidewalk connection into the property from Big Leaf Dr. This will dissuade any "visitors, students, or writers"visiting or staying at the "writers residence" from parking their vehicles on the limited parking spots that exist on Big Leaf Dr as those are the only overflow parking spots available to residents of Raptor Pl as well as Big Leaf Dr. 3. Access to Writers Residence from Walnut Dr: PCC should assure City of Tigard that the sole access to the PCC property will be from Walnut Street. There is no intent for future opening up of Big Leaf Dr access to the property. The City of Tigard staff report (attached) currently states: 1. Section III (Background Information, paragraph 1): "the street property line adjacent to Big Leaf Drive is the site's only street frontage; however, the site does not have a vehicular access point off of Big Leaf Drive". Suggestion: City staff approval clarify: Big Leaf Drive frontage road access will remain closed. 2. Chapter 18.920 (Access, Egress, and Circulation). Part 'A' states, "The applicant does not propose any physical development on site. The applicant only proposes a change of use from a residential use (single detached house) to a college use. ...The site accesses Walnut Street via a 20-foot-wide access easement over WCTM 2S104DA, Tax Lot 24300 to the north, and the applicant does not propose any changes to this existing access. Suggestion: City staff approval clarify ....Any additional parking space needs will be met by ground level parking spots on the PCC property. Access to city streets will remain limited to the existing access to Walnut Street to the north of the property. No pedestrian gate or sidewalk will connect to Big Leaf Drive. I took forward to present the above 2 points in the public comment testimony during the meeting by calling 503-966-4101 between 7:15 p.m. to 7:30 p.m.. However, if I do not get an opportunity due to lack of time (too many other attendees waiting to comment) please take this as my input comments as part of public testimony in this matter. Regards Umesh Mobile: (425) 269-6072 Reference: https://www.tigard-or.gov/citv hall/public hearings.rhp • PUBLIC HEARING ITEM#2:Carolyn Moore Writers House Case No.CUP2021-00001 REQUEST: Portland Community College(PCC)requests a conditional use permit to utilize an existing property located at 12680 SW Walnut Street(WCTM 2S104DA,Tax Lots 24500 and 24600) for a"writers in residence"program.The use is considered to be a college use,which is a conditional use in the R-4.5 Zone.The property will not be used for PCC classes, or events that are open to the public.PCC does not propose any physical changes to the site. STAFF REPORT:Download PUBLIC HEARING NOTICE:Download ATTEND THE VIRTUAL HEARING:Watch Here SUBMIT WRITTEN COMMENTS:Via e-mail:LinaCS@tieard-or.eov(Comment Deadline:5 P.M.on Monday,May 3,2021) PUBLIC COMMENTS:Provide public comment testimony during the meeting by calling 503-966-4101 between 7:15 p.m. to 7:30 p.m. STAFF CONTACT:Lina Smith,Assistant Planner,LinaCS@tigard-or.gov or 503-718-2438 2 Hearing Date: Mav 17.2021 Time: 7:00 P.M. STAFF REPORT TO THE II HEARINGS OFFICER _ FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS =July 30, 2021 SECTION I. APPLICATION SUMMARY FILE NAME: CAROLYN MOORE WRITERS HOUSE CASE NO.: Conditional Use Permit (CUP) CUP2021-00001 REQUEST: Portland Community College (PCC) requests a conditional use permit to utilize an existing property located at 12680 SW Walnut Street(WCTM 2S104DA,Tax Lots 24500 and 24600) for a"writers in residence"program.The use is considered to be a college use,which is a conditional use in the R-4.5 Zone.The property will not be used for PCC classes,or events that are open to the public. PCC does not propose any physical changes to the site. APPLICANT: Portland Community College Attn: Rebecca Ocken 9700 SW Capitol Highway, Suite 260 Portland, OR 97219 OWNER: Same as applicant ZONE: R-4.5: Low-Density Residential LOCATION: 12680 SW Walnut Street;WCTM 2S104DA,Tax Lots 24500 and 24600 APPLICABLE Community Development Code (CDC) Chapters 18.110, 18.350, 18.410, 18.420, 18.710, REVIEW 18.740, 18.920, and 18.930. CRITERIA: SECTION II. STAFF RECOMMENDATION. Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit meets all applicable approval criteria, as outlined in this staff report. Therefore, staff recommends APPROVAL of this application, subject to a conditional of approval. STAFF REPORT TO HEARINGS OFFICER PAGE 1 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE CONDITION OF APPROVAL THE FOLLOWING CONDITION MUST BE SATISFIED PRIOR TO OCCUPANCY: 1. Prior to occupancy, the applicant must pay a fee to cover the City's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11,Part 3). SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The subject properties (12680 SW Walnut Street;WCTM 2S104DA,Tax Lots 24500 and 24600) are located on the south side of Walnut Street,east of Gaarde Street,and west of 121"Avenue. The site is also located at the terminus of Bigleaf Drive to the west. The street property line adjacent to Bigleaf Drive is the site's only street frontage; however,the site does not have a vehicular access point off of Bigleaf Drive. The properties were originally approved by the City of Tigard Planning Division as "Parcel 3" (Tax Lot 24500) and "Tract B" (Tax Lot 24600) of the Walnut Street Partition in June 2020 (Case No. MLP2020-00004).Tax Lot 24500 is currently developed with an existing single detached house, a long, paved driveway with a circular turnaround, and an accessory structure.Tax Lot 24500 accesses Walnut Street via a 20-foot-wide access easement over WCTM 2S104DA, Tax Lot 24300 to the north. As determined in Case No. MLP2020-00004, Tax Lot 24600 contains sensitive lands,including wetlands,streams,and a Clean Water Services (CWS)vegetated corridor.According to the final plat for the Walnut Street Partition (Washington County Partition Plat No. 2020-034), Tax Lot 24600 is a private open space tract,and is subject to a storm sewer easement over its entirety to benefit the City of Tigard, and is also subject to a storm sewer, surface water, drainage, and detention easement over its entirety to benefit C\VS. Because the on-site sensitive lands are contained in a separate tract("Tract B"),and because the applicant does not propose any physical development at this time, a sensitive lands review (as outlined in Chapter 18.510 Sensitive Lands) is not required with this application. The subject and surrounding properties are zoned Low-Density Residential (R-4.5). Portland Community College requests a conditional use permit to utilize the subject properties for a "writers in residence"program. The use is considered to be a college use,which is a conditional use in the R-4.5 Zone. The site will not be used for PCC classes,or events that are open to the public.PCC does not propose any physical changes to the site. Should any physical or programming changes be proposed in the future, they must be approved through additional land use review. This conditional use permit application also fulfills a condition of approval from Case No. MLP2020-00004 and a recorded declaration of equitable servitude(Washington County Document No.2020-099894) which states that a land division or conditional use permit approval is required prior to use or development of the subject site. SECTION IV. PUBLIC COMMENTS In compliance with CDC 18.710.070,a notice of public hearing was mailed to all property owners of record within 500 feet of the subject site and to individuals on the citywide interested parties list on April 21, 2021,more than 20 days prior to the hearing scheduled before the Hearings Officer for May 17, 2021. Notices were also posted at the subject site on April 30, 2021, more than 14 days prior to the scheduled hearing. City staff received an e-mail on May 1, 2021 from a neighbor requesting a trail connection through the subject site. The applicant is not proposing any physical development at this time, and a trail connection is not required as part of this conditional use permit. However,city staff forwarded the inquiry to the applicant,and also referred the neighbor to the City of Tigard Parks STAFF REPORT TO HEARINGS OFFICER PAGE 2 OF 12 CUP2021-00001 CAROLYN:MORE WRITERS HOUSE 4011111111111111 Department for additional information about trails. Another e-mail was received on May 3, 2021 from a neighbor requesting copies of the applicant's materials. City staff responded the same day with the requested information.As of the writing of this staff report, no other written comments were received. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA Applicable Review Criteria: 18.110 Residential Zones 18.350 Residential Zone Development Standards 18.410 Off-Street Parking and Loading 18.420 Landscaping and Screening 18.710 Land Use Review Procedures 18.740 Conditional Uses 18.920 Access, Egress and Circulation 18.930 Vision Clearance Areas SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.110 Residential Zones 18.110.030 Land Use Standards A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in residential zones is provided in Table 18.110.2. If a use category is not listed, see Section 18.60.030. Portland Community College proposes to utilize the existing house on Tax Lot 24500 for a "writers in residence" program. The use is considered to be a college use (CDC 18.60.050.B),which is a conditional use in the R-4.5 Zone (CDC Table 18.110.2). Accordingly, this application is for a new conditional use permit (CUP) for the proposed college use, and is being processed through a Type III-HO procedure, as outlined in CDC 18.710.070, using the approval criteria outlined in CDC 18.740.050. Type III-HO applications are decided by the Hearings Officer, with appeals being heard by the City Council.This standard is met. B. Development standards.The standards for residential development in residential zones are located in the applicable housing type chapter in 18.200 Residential Development Standards.The standards for nonresidential development in residential zones are located in Chapter 18.350,Residential Zone Development Standards, and the applicable plan district chapter, if any. Development standards are addressed in Chapter 18.350 Residential Zone Development Standards of this decision. This standard is met. 18.350 Residential Zone Development Standards 18.350.040 Development Standards A. Setbacks. 1. The minimum setback from any street property line is 15 feet. 2. The minimum setback from side and rear property lines is 20 feet. STAFF REPORT TO HEARINGS OFFICER PAGE 3 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE Existing Setbacks Direction House Accessory Structure North 336 ft. 293 ft. South 212 ft. 296 ft. East 129 ft. 99 ft. West 177 ft. 150 ft. As shown in the table above,both the existing house and accessory structure on the subject site meet the minimum setbacks. These standards are met. B. Height.The maximum height is 45 feet. The existing house on the subject site is no more than two stories in height, and is under the maximum height of 45 feet. The site also contains a single-story accessory structure that is also under 45 feet in height. This standard is met. C. Lot coverage. The maximum lot coverage is 85 percent. The entire project site, made up of Tax Lots 24500 and 24600, measures 9.47 acres in size, and the maximum lot coverage allowed for the site is 85 percent or 8.05 acres. The applicant is not proposing any physical changes to the site, and aside from the existing house, accessory structure, and paved driveway, a majority of the site (over 90 percent) is covered with landscaping that is made up of trees, plants and shrubs in a variety of sizes, and lawn. Accordingly, based on this information, staff finds the site complies with the maximum lot coverage standard outlined above. D. Landscaping and screening. All required landscaping, including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. A minimum of 15 percent of the site must be landscaped. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L-2 standard may count toward meeting the minimum area standard. The applicant is not proposing any physical changes to the site, and aside from the existing house, accessory structure, and paved driveway, a majority of the site (over 90 percent) is covered with landscaping that is made up of trees,plants and shrubs in a variety of sizes,and lawn.Accordingly,based on this information, staff finds the site complies with the minimum landscaping standard outlined above. 2. Screening standards are provided in Section 18.420.050. Screening is required as follows: b. Surface vehicle parking areas,loading areas, and drive aisles within 25 feet of a street property line must be screened to the S-4 standard. Screening must be provided directly adjacent to the area to be screened, except where access is taken. The site's only street property line is located adjacent to Bigleaf Drive to the west, and the existing on-site parking area (paved driveway with a circular turnaround) is located more than 25 feet away from this property line. Therefore, this screening standard does not apply. c. The minimum tree canopy standards for the site and any off-street vehicle parking areas are provided in Section 18.420.060. STAFF REPORT TO HEARINGS OFFICER PAGE 4 OF 12 CUP2021-00001 CAROLYN MIOORE WRITERS HOUSE The applicant proposes to utilize the existing paved driveway with a circular turnaround for off-street parking, and does not propose to add any new parking areas to the site or to modify the existing parking area.This standard does not apply. E. Pedestrian access. 1. Paths must provide safe and convenient pedestrian access from public sidewalks abutting the site to all required building entrances on the site. A minimum of 1 path is required for every 200 linear feet of street frontage, except where the use is not intended to receive the public on a regular basis. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 8 feet to meet this standard. The proposed use is not intended to receive the public on a regular basis, and PCC does not propose to utilize the site for classes, or events that are open to the public. Therefore, this standard does not apply. 2. Paths must provide safe and convenient pedestrian access within the site between all buildings, uses, and areas designed for use by pedestrians. Paths within parking areas or along drive aisles are subject to additional standards in Subsection 18.410.040.B. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 5 feet to meet this standard. The applicant is not proposing to construct any new paths with this proposal. However, aerial photographs of the site show there is an existing path on site that provides a connection from the house to the backyard and garden area.Additionally, the existing paved driveway with a circular turnaround is wide enough that it also provides a safe and convenient pedestrian path from the house to the existing accessory structure. Accordingly, staff finds that the existing conditions provide adequate pedestrian access within the site. This standard is met. 3. Paths must extend to the perimeter property line to provide access to existing or planned pedestrian facilities on adjacent properties,such as trails or public access easements,where practicable. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 8 feet to meet this standard. The site's only street property line is located adjacent to Bigleaf Drive to the west, and the applicant provided the following justification for why constructing an on-site pedestrian path that would connect to the existing sidewalk on Bigleaf Drive would not be practicable: "The intention of PCC is for the house to serve as the residence and writing space for up to two professional writers. The seclusion and isolation of the existing property is vital to maintaining the environment that will draw writers to apply to reside at the house during critical periods of their work. It is not practical to meet the project objectives for PCC in using the house as a retreat for working writers and provide a public, paved path directly to the house. This would encourage public use of the property as open space,disrupting the intended isolation and seclusion that provides the working environment for a writers'retreat." Accordingly,because the proposed use will function as a private residence and writing space for a maximum of two writers at a time, and because the site is not intended to receive the public on a regular basis, staff finds it is not practicable to require a pedestrian path connection to the existing sidewalk on Bigleaf Drive.Therefore,this standard does not apply. H. Parking. In addition to the standards of Chapter 18.410, Off-Street Parking and Loading, the following standards apply: 1. Vehicle parking and loading areas may not be located closer to a street property line than a required entrance facing that street property line; STAFF REPORT TO HEARINGS OFFICER PAGE 5 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE The existing house is considered a nonconforming structure because it does not face the street property line, and does not comply with the entrance design standards in CDC 18.320.050.A and 18.350.050.A. However, the main entrance to the house (facing north) and the on-site parking area (located directly north of the main entrance, on the paved driveway) are located approximately the same distance from the street property line to the west(adjacent to Bigleaf Drive); therefore, staff finds the proposed parking area complies with the standard outlined above. Additionally, the intent of the parking location standard is to prevent on-site parking areas from dominating the streetscape, and to maintain an attractive and comfortable environment for pedestrians. Staff finds the existing conditions comply with the intent of this standard because the on-site parking area is located east of an existing accessory structure, and is therefore not visible from the public sidewalk on Bigleaf Drive. This standard is met. 2. Vehicle parking and loading areas must be designed and located to minimize conflicts between vehicular and non-vehicular traffic; The site has only one vehicular access point to a public street (Walnut Street), which is provided by an existing access easement over an adjacent property to the north (WCTM 2S104DA,Tax Lot 24300). The proposed parking area will be located in a circular turnaround,at the end of a long driveway, and will be located more than 1,000 feet away from the Walnut Street public right-of-way. Accordingly, staff finds this parking area will not conflict with vehicular traffic. This standard is met. 4. A minimum of 50 percent of required bicycle parking spaces must be located within 25 feet of the street property line and be visible to pedestrians from the public sidewalk in front of the site; and As outlined in CDC Table 18.410.3, a college use is required to provide a minimum of one bicycle parking space for every three students/staff.The applicant's narrative states that a maximum of two writers will reside in the house at a time; therefore, the minimum bicycle parking requirement is one space. The applicant proposes to locate the bicycle parking space inside the existing accessory structure located directly west of the existing house.The accessory structure is located more than 25 feet away from the site's street property line off of Bigleaf Drive. The intent of this location standard is so that bicycle parking is easily visible and accessible to members of the public from a public sidewalk. However, the proposed "writers in residence" program will not be open to the public,which means that only the two writers residing on the property will utilize the required bicycle parking. Because the proposed use is not intended to be open to the public,staff finds that the bicycle parking location standard outlined above does not apply to the applicant's proposal. Additionally, staff finds the applicant's proposal to locate bicycle parking inside the accessory structure is the most practical option,as the structure is located approximately 20 feet away from the house and will therefore be easily accessed by the two writers,and the structure will also provide weather protection for the bicycle parking. This standard is met. 5. A minimum of 50 percent of required bicycle parking spaces must be covered. The applicant proposes to locate all required bicycle parking indoors, inside an existing accessory structure. This standard is met. 18.350.050 Design Standards A. Entrances. Entrances must be provided in compliance with the standards of Subsection 18.320.050.A, and must be located within 25 feet of a street property line. B. Windows. All street-facing facades must provide a minimum of 25 percent of window area. C. Facade design.All street-facing facades must include at least 3 architectural features from the list below on the entirety of the facade. Different features may be used on different facades of the same building. 1. Facade articulation. A wall projection or recession that is a minimum of 6 feet in width and STAFF REPORT To HEARINGS OFFICER PAGE 6 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE 2 feet in depth for a minimum of half the height of the facade and with a maximum distance of 40 feet between projections or recessions. 2. Roof eave or projecting cornice. a. An eave that projects a minimum of 12 inches from the building facade;or b. A cornice that projects a minimum of 6 inches from the building facade and is a minimum of 12 inches in height. 3. Roof offsets.A roof offset that is a minimum of 2 feet from the top surface of one roof to the top surface of another roof as measured horizontally or vertically with a maximum distance of 40 feet between offsets. 4. Accent siding. A minimum of 2 different siding materials are used, and one siding material covers a minimum of 40 percent of the building facade. 5. Distinct base and top. The first story is visually distinguished from the upper stories by including a belt course and at least one of the following: a. A change in surface or siding pattern; b. A change in surface or siding material; or c. A change in the size or orientation of windows. 6. Window shadowing.All windows include at least one of the following: a. Window trim that is a minimum of 2.5 inches in width and 0.625 inches in depth; or b. Windows that are recessed a minimum of 3 inches from the building facade. 7. Enhanced entrances or awnings. a. All entrances other than emergency egress are covered with a permanent architectural feature that provides weather protection and is at least as wide as the entry, a maximum of 6 feet above the top of the entry, and a minimum of 5 feet in depth;or b. A permanent architectural feature is provided above all first-story windows, such as an awning or series of awnings,that are at least as wide as each window, a maximum of 6 feet above the top of each window, and a minimum of 3 feet in depth. D. Materials. 1. The following materials are prohibited as exterior finish materials: a. Vinyl PVC siding, b. T-111 plywood, c. Exterior insulation finishing (EIFS), d. Corrugated metal, e. Plain concrete or concrete block, f. Spandrel glass,or g. Sheet pressboard. 2. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet above grade at any point. The existing house and accessory structure do not comply with the design standards outlined above. However, the applicant is only proposing a change of use from a residential use to a college use,and is not proposing any physical changes to the existing structures. Accordingly, the structures are considered existing nonconforming in regard to the design standards outlined above,and may remain as long as they do not move further out of conformance from these standards (CDC 18.50.040.C). Any future modifications to the street-facing facades or the exterior finish materials of these structures will be subject to the design standards outlined above. These standards are met. 18.410 Off-Street Parking and Loading 18.410.050 Bicycle Parking Design Standards A. Location. 1. Required bicycle parking must be located within 50 feet of a required or main entrance of a STAFF REPORT TO HEARINGS OFFICER PAGE 7 OF 12 CUP2021-00001 CAROLYN MOORE WRI I'ERS HOUSE primary building; and 2. Required bicycle parking for nonresidential development must be covered and located within 100 feet of a required or main entrance of a primary building on the site if any required vehicle parking spaces are provided in a structure. B. Design. 1. Bicycle racks must be designed to allow a bicycle frame to lock to it at 2 points of contact, except that spiral racks and wave racks with more than one loop are prohibited; 2. Bicycle racks must be securely anchored to the ground,wall,or other structure; 3. Bicycle parking spaces must be at least 2.5 feet in width and 6 feet in length and have an access aisle between each row of spaces that is at least 5 feet in width.Covered bicycle parking must provide a vertical clearance of 7 feet;and 4. Bicycle parking spaces must be paved with a dust-free hard surface material. C. Quantity. The total number of required bicycle parking spaces for each use is provided in Table 18.410.3. If the minimum bicycle parking requirement as calculated in Table 18.410.3 is less than two spaces, then the minimum number of spaces is two. Single detached houses, accessory dwelling units, cottage clusters, courtyard units, quads, and rowhouses are exempt from minimum bicycle parking standards. As outlined in CDC Table 18.410.3, a college use is required to provide a minimum of one bicycle parking space for every three students/staff.The applicant's narrative states that a maximum of two writers will reside in the house at a time; therefore, the minimum bicycle parking requirement is one space. The applicant proposes to locate the bicycle parking space inside the existing accessory structure, which meets the location standards outlined above because the structure will be located approximately 20 feet away from the existing house. The applicant also submitted specification drawings for the proposed bicycle rack that will be installed,and the drawings demonstrate that the rack will allow a bicycle frame to lock to it at two points of contact and will be anchored to the ground or a wall, and that the bicycle parking space will meet the minimum dimensional standards outlined above. These standards are met. 18.410.070 Vehicle Parking Quantity Standards As outlined in CDC Table 18.410.3, a college use is required to provide a minimum of one vehicle parking space for every five students/staff.The applicant's narrative states that a maximum of two writers will reside in the house at a time; therefore, the minimum vehicle parking requirement is one space. The applicant proposes to provide at least one parking space on site,in an existing paved turnaround that is located directly adjacent to the existing house. This standard is met. 18.420 Landscaping'and Screening 18.420.020 Applicability C. Tree canopy standards. Site and parking lot tree canopy standards apply to the following types of new and existing development,except that parking lot tree canopy standards do not apply to subdivisions or partitions: 4. Nonresidential development,including mixed-use developments; The proposed use is considered to be a college use and nonresidential development. Therefore, the tree canopy standards apply to this proposal. 18.420.060 Tree Canopy Standards A. Site tree canopy standards, which are stated as a percentage of effective tree canopy cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and 0. Parking lot tree canopy standards are provided below. STAFF REPORT TO HEARINGS OFFICER PAGE 8 OF 12 CUP2021-00001 CAROLYN N1OORE WRITERS HOUSE The proposed use is considered to be a college use and nonresidential development. Therefore, the tree canopy standards apply to this proposal,and are addressed in the findings below. B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree canopy standards and must meet the requirements of UFM Sections 10 through 13. An urban forestry plan must: 1. Be coordinated and approved by a project landscape architect or project arborist,i.e. a person that is both a certified arborist and tree risk assessor, except that land partitions may demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; The applicant submitted an urban forestry plan that was coordinated and approved by a certified arborist and tree risk assessor,Sean Rinault of Bartlett Tree Experts (the project arborist). This standard is met. 2. Demonstrate compliance with UFM tree preservation and removal site plan standards; The applicant proposes to preserve all existing on-site trees.Accordingly, the applicant submitted a tree preservation site plan (original plan dated March 19, 2021 and addendum dated April 12, 2021) that meets UFM standards. This standard is met. 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and provide the minimum effective tree canopy cover; The entire project site measures 9.47 acres in size, and contains hundreds of existing mature trees. The applicant proposes to preserve all existing on-site trees, and does not propose to plant any new trees. The proposed use is considered to be a college use and nonresidential development, and therefore the minimum required effective tree canopy for the overall development site is 33 percent (UFM Section 10, Part 3, Subsection N). The applicant's submitted supplemental report meets UFM standards and demonstrates that approximately 45 percent effective tree canopy cover will be preserved on site.This standard is met. 4. Demonstrate compliance with parking lot tree canopy standards, where applicable, by providing the minimum effective tree canopy cover of 30 percent for all parking areas, including parking spaces and drive aisles. Only the percentage of tree canopy directly above parking areas may count toward meeting this standard; and The applicant proposes to utilize the existing paved driveway with a circular turnaround for off-street parking, and does not propose to add any new parking areas to the site or to modify the existing parking area.This standard does not apply. 5. Include street trees where right-of-way improvements are required by Chapter 18.910, Improvement Standards. The applicant is not required to provide right-of-way improvements as part of this application; therefore, street trees are not required as part of this proposal.This standard does not apply. E. Urban forestry plan implementation. 3. Spatial and species-specific data must be collected in compliance with the urban forestry inventory requirements in UFM Section 11,Part 3 for each open grown tree and area of stand grown trees in the tree canopy site plan and supplemental report of a previously approved urban forestry plan. STAFF REPORT TO HEARINGS OFFICER PAGE 9 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE Staff has included a condition of approval that requires the applicant to pay a fee to cover the City's cost of collecting and processing the inventory data for the entire urban forestry plan.As conditioned, this standard is met. Chapter 18.740 Conditional Uses 18.740.050 Approval Criteria A. The characteristics of the site are suitable for the proposed development or use considering size, shape, location, topography, and natural features; The subject site is made up of two tax lots: Tax Lot 24500 (on the west side) contains an existing house, a long, paved driveway with a circular turnaround, and an accessory structure, and Tax Lot 24600 (on the east side) is a private open space tract that contains sensitive lands, including wetlands, streams, and a vegetated corridor. A majority of the entire site (over 90 percent) is covered with landscaping that is made up of plants, shrubs,and lawn. The site also contains hundreds of existing mature trees. PCC proposes to use the site for a "writers in residence" program,in which a maximum of two writers at a time will utilize the existing house as a private residence and work space. PCC will not host any dasses on site, and the use will not be open to the public. PCC does not propose any physical changes to the site or to the existing structures or natural features on site.Accordingly,staff fords the proposed "writers in residence"program will essentially function as a private residence in an existing residential neighborhood, and therefore, the characteristics of the site are suitable for the proposed use considering size, shape, location, topography,and natural features.This criterion is met. B. The operating characteristics of the proposed use are reasonably compatible with surrounding properties,public facilities, or sensitive lands with regard to noise,vibration, air quality,glare,odor, and dust; PCC proposes to use the site for a "writers in residence" program,in which a maximum of two writers at a time will utilize the existing house as a private residence and work space.PCC will not host any classes on site,and the use will not be open to the public. PCC does not propose any physical changes to the site or to the existing structures or natural features on site.The proposed use will operate very similar to a private residential use.Accordingly,staff finds the operating characteristics of the proposed use are reasonably compatible with the surrounding residential neighborhood, public facilities, and sensitive lands with regard to noise, vibration, air quality, glare, odor, and dust. This criterion is met. C. The physical characteristics of the proposed development are reasonably compatible with surrounding properties, public facilities, or sensitive lands with regard to building height, location, and orientation; The subject site contains an existing single detached house that was previously occupied by a residential use, and an existing single-story accessory structure.The applicant does not propose any physical modifications to these structures, and their outward appearance will remain as that of a private residence. Staff finds that the physical characteristics of the proposed development will remain consistent with the previous residential use, and will therefore remain compatible with the surrounding residential neighborhood,public facilities,and sensitive lands.This criterion is met. D. Any adverse impacts from the proposed development or use are mitigated to the extent practicable; PCC proposes to use the site for a "writers in residence" program,in which a maximum of two writers at a time will utilize the existing house as a private residence and work space. PCC will not host any classes on site,and the use will not be open to the public. PCC does not propose any physical changes to the site or to the existing structures or natural features on site. Because the physical characteristics of the proposed development and the operating characteristics of the proposed use will appear and function very similar to a private residential use, staff does not anticipate any adverse impacts from this proposal on the surrounding residential neighborhood, public facilities, or STAFF REPORT TO HEARINGS OFFICER PAGE 10 OF 12 CUP2021-00001 CAROLYN MO RE WRITERS HOUSE sensitive lands. Accordingly, staff finds that no additional mitigation measures are necessary.This criterion is met. E. The proposed development is located and designed to support pedestrian access,safety,and comfort on and adjacent to the site where practicable; The applicant is not proposing to construct any new pedestrian paths with this proposal. However, aerial photographs of the site show there is an existing path on site that provides a connection from the house to the backyard and garden area. Additionally, the existing paved driveway with a circular turnaround is wide enough that it also provides a safe and convenient pedestrian path from the house to the existing accessory structure. Accordingly, staff finds that the existing conditions support pedestrian access, safety,and comfort on site given the limited use proposed.This criterion is met. F. The proposed development complies with all applicable standards and requirements of this title, except where an adjustment has been approved or the approval authority has determined that a more restrictive development or design standard is necessary to address issues of compatibility or walkability; and As addressed through the findings in this staff report,the proposed development complies with all applicable standards and requirements of this Title.This criterion is met. G. Adequate public facilities are available to serve the proposed development or use at the time of occupancy. The site contains an existing sanitary main that connects from Parkdale Avenue to Gaarde Street, and it is located in an existing easement on the eastern portion of the site.There are no stormwater mains or laterals located on site,but Tax Lot 24600 is subject to a storm sewer easement over its entirety to benefit the City of Tigard,and is also subject to a storm sewer, surface water, drainage, and detention easement over its entirety to benefit Clean Water Services. The site is located in the Tigard Water Service Area,but the applicant does not propose any changes to water service from the previous residential use with this application.Staff finds there are adequate public facilities that are available to serve the proposed use at the time of occupancy. This criterion is met. Chapter 18.920 Access. Fgress_ andCirculation 18.920.020 Applicability A. Applicability.The provisions of this chapter apply to all development including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on- site parking or loading requirements or changes the access requirements. The applicant does not propose any physical development on site.The applicant only proposes a change of use from a residential use (single detached house) to a college use. The previous use requires a minimum of one off-street parking space (CDC Table 18.290.1),and the proposed use also requires a minimum of one off-street parking space (one parking space for every five students/staff,as outlined in CDC Table 18.410.3).Because the minimum off-street parking requirement for the proposed use is the same as the previous use, the access, egress, and circulation requirements of this chapter do not apply to this proposal.The site accesses Walnut Street via a 20-foot-wide access easement over WCTM 2S104DA,Tax Lot 24300 to the north,and the applicant does not propose any changes to this existing access.This standard is met. Chapter 18.930 Vision Clearance Areas 18.930.020 Applicability A. Applicability.The provisions of this chapter apply to all development,including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on- STAFF REPORT TO HEARINGS OFFICER PAGE 11 OF 12 CUP2021-00001 CAROLYN MOORE WRITERS HOUSE site parking or loading requirements or changes the access requirements. The applicant does not propose any physical development on site.The applicant only proposes a change of use from a residential use (single detached house) to a college use. As detailed in the findings above, there will be no change to the minimum off-street parking requirement from the previous use to the proposed use. Therefore, the standards in this chapter do not apply to this proposal. FINDING: The proposal is for a new conditional use,as defined in CDC Chapter 18.740 Conditional Uses, meets all conditional use approval criteria in CDC 18.740.050, and is in compliance with all applicable standards in this Title. SECTION VII. CITY STAFF AND AGENCY COMMENTS The following city departments and partner agencies responded with no objections to the proposal: City of Tigard Engineering Division City of Tigard Police Department Comcast Pride Disposal Tualatin Valley Fire and Rescue Clean Water Services issued a Sensitive Area Pre-Screening Site Assessment for the proposal (dated January 7,2021), and determined that the proposal does not meet the agency's definition of development. The agency did not submit further comments. SECTION VIII. CONCLUSION Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit meets all applicable approval criteria,as outlined in this staff report.Therefore, staff recommends approval of this application, subject to a conditional of approval. May 4, 2021 PREPARED BY: Lina Smith DATE Assistant Planner May 4, 2021 APPROVED BY: Tom McGuire DATE Assistant Community Development Director STAFF REPORT TO HEARINGS OFFICER PAGE 12 OF 12 CUP2021-00001 CAROLYN ADORE WRITERS HOUSE PUBLIC N0TICES AFFIDAVIT OF MAILING = TIGARD I, Lina Smith,being first duly sworn/affirm, on oath depose and say that I am an Assistant Planner for the City of Tigard,Washington County, Oregon and that I served the following Check Appropriate Box(s)BclowJ ® NOTICE OF DECISION FOR: CAROLYN MOORE WRITERS HOUSE (CUP2021-00001) ❑ AMENDED NOTICE Decision making body: ❑ City of Tigard Community Development Director /Designee Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached,marked Exhibit "A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit "B", and by reference made a part hereof,May 27,2021 and deposited in the United States Mail on Mav 27,2021 ,postage prepaid. Lina Smith STATE OF OREGON ) County of Washington ) ss. City of Tigard Subscribed and sworn/affirmed before me on the day of SOK, ,2021. OFFICIAL STAMP (4;:,r ,‘,N, EDGARDO MALDONADO -,' NOTF, 91IBLIC ()RE GON a,v= COMMISSION NO 991417 MY COMMISSION EXPIRES OCTOBER 9 i 2023 NOTARY ITBLIC OF OREGON X070(72025 My Commission Expires: EXHIBIT Notice of Land Use Decision ' R Conditional Use Permit TIGARD Carolyn Moore Writers House (CUP2021-00001) .E May 27, 2021 Dear Neighbor, The application described below has been APPROVED, subject to a condition of approval. This decision is final on May 27, 2021, and will go into effect on June 15, 2021,unless an appeal is filed. If you would like a copy of the full decision,or information on how to appeal this decision,please contact the staff person listed below. Appeal Period Deadline: 5 P.M. ON JUNE 14, 2021 Staff Person: Lina Smith,Assistant Planner City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 (503) 718-2438 LinaCS@tigard-or.gov Applicant: Portland Community College Attn: Rebecca Ocken 9700 SW Capitol Highway, Suite 260 Portland, OR 97219 Property Owner: Same as applicant Location: 12680 SW Walnut Street;WCTM 2S104DA,Tax Lots 24500 and 24600 Project Name: Carolyn Moore Writers House Case Number: CUP2021-00001 Request: Portland Community College (PCC) requests a conditional use permit to utilize an existing property located at 12680 SW Walnut Street (WCTM 2S104DA, Tax Lots 24500 and 24600) for a "writers in residence" program. The use is considered to be a college use, which is a conditional use in the R-4.5 Zone. The property will not be used for PCC classes, or events that are open to the public. PCC does not propose any physical changes to the site. City of Tigard, Community Development Department • 13125 SW Hall Boulevard,Tigard, Oregon 97223 Page 1 of 2 Zone: R-4.5: Low-Density Residential Approval Criteria: Community Development Code (CDC) Chapters 18.50, 18.110, 18.350, 18.410, 18.420, 18.710, 18.740, 18.920, and 18.930. Additional Information A copy of the materials and evidence considered by the City are part of the public record and available for review. If you would like to review these materials at no cost,please contact the staff person listed above. Hard copies of the materials are available at a reasonable cost. Appeal Information This decision may be appealed by the applicant or any party who provided written or oral testimony. Appeals must be made using the form provided by the City, include the appeal fee, and be submitted within 15 days of this notice. If you would like to file an appeal electronically, please contact the staff person listed above. Staff can make arrangements for the appeal fee to be paid electronically. Appeals may also be submitted by mail, or dropped off in the drop box located in the City of Tigard Permit Center lobby. Failure to raise an issue or failure to provide statements or evidence sufficient to afford the decision maker an opportunity to respond to the issue may preclude appeal to the Land Use Board of Appeals on that issue. All appeal hearings to the City Council are de novo,which allows for the presentation of new evidence, testimony, and argument by any party. All relevant evidence, testimony, and argument presented at the hearing will be considered. The scope of the hearing is not limited to the issues that were raised on appeal. Contact the staff person listed above for more information on how to submit an appeal. 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 Department • 13125 SW Hall Boulevard,Tigard,Oregon 97223 Page 2 of 2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Portland Community College ) F I N A L O R D E R ("PCC")for Conditional Use approval to utilize an existing ) CUP2021-00001 property located at 12680 SW Walnut Street for a"writers ) (Carolyn Moore in residence"program in the City of Tigard, Oregon ) Writers House) A. SUMMARY 1. The applicant, Portland Community College ("PCC"),requests Conditional Use approval to utilize an existing residence for a"writers in residence"program. a. The residence is located on a 9.47-acre parcel located at 12680 SW Walnut Street; also known as WCTM 2S104DA, Tax Lots 24500 and 24600 (the"site"), located on the south side of SW Walnut Street, east of SW Gaarde Street, and west of SW 121st Avenue. SW Bigleaf Drive terminates at the west boundary of the site. The street property line adjacent to SW Bigleaf Drive is the site's only street frontage; however, the site does not have any vehicular access from SW Bigleaf Drive and no access is proposed with this application. b. The site and all surrounding properties are zoned R-4.5 (Low Density Residential). The proposed use is considered to be a college use,which is a conditional use in the R-4.5 Zone. The site will not be used for PCC classes, or events that are open to the public. PCC does not propose any physical changes to the site. c. The properties that make up the site were originally approved by the City of Tigard Planning Division as"Parcel 3" (Tax Lot 24500) and"Tract B" (Tax Lot 24600) of the Walnut Street Partition in June 2020 (Case No. MLP2020-00004). Tax Lot 24500 is currently developed with an existing single-family detached house, a long, paved driveway with a circular turnaround, and an accessory structure. Tax Lot 24500 accesses SW Walnut Street via a 20-foot-wide access easement over WCTM 2S104DA, Tax Lot 24300 to the north. As determined in Case No. MLP2020-00004, Tax Lot 24600 contains sensitive lands, including wetlands, streams, and a Clean Water Services (CWS) vegetated corridor. According to the final plat for the Walnut Street Partition (Washington County Partition Plat No. 2020-034), Tax Lot 24600 is a private open space tract, and is subject to a storm sewer easement over its entirety to benefit the City of Tigard, and is also subject to a storm sewer, surface water, drainage, and detention easement over its entirety to benefit CWS. Because the on-site sensitive lands are contained in a separate tract("Tract B"), and because the applicant does not propose any physical development at this time, a sensitive lands review(as outlined in Chapter 18.510 Sensitive Lands) is not required with this application. d. Additional basic facts about the site and surrounding land and applicable approval standards are provided in the Staff Report to the Hearings Officer dated May 4, 2021 (the "Staff Report"), incorporated herein by reference. 2. Tigard Hearings Officer Joe Turner(the "hearings officer") conducted a duly noticed online public hearing to receive testimony and evidence in this matter. At the public hearing, City staff recommended conditional approval of the application subject to a condition in the Staff Report. Representatives of the applicant testified in support of the application. Four members of the public testified orally and/or in writing with questions about the application. The only disputed issues in this case are whether the public is allowed to walk the site and whether the proposed use will increase demand for on-street parking on SW Bigleaf Drive. 3. Based on the findings and discussion provided or incorporated in this final order, the hearings officer concludes that the applicant sustained the burden of proof that the proposed development does or will comply with the applicable criteria of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with the condition of approval warranted to ensure such compliance occurs in fact. Therefore the application should be approved subject to such a condition. B. HEARING AND RECORD 1. The hearings officer received testimony at the public hearing about this application on May 17, 2021. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing,the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected testimony offered at the public hearing in this matter. 2. City planner Lina Smith testified on behalf of the City and summarized the Staff Report. She noted that the roughly 9.5-acre site consists of two tax lots; "Parcel 3" (Tax Lot 24500) and "Tract B" (Tax Lot 24600). The applicant proposes to use the existing residence on Parcel 3/Tax Lot 24500 for a"Writer in Residence"program. Tract B is an undeveloped open space tract. Parcel 3/Tax Lot 24500 has frontage on Big Leaf Drive, but there is no existing or proposed vehicle access to this street;the site will continue to take access from SW Walnut Street. No physical changes are proposed to the existing dwelling or the site, other than maintenance and cosmetic improvements to the residence and landscaping. 3. PCC Planning Manager Rebecca Ocken, consultant Chris Hagerman, and Project Lead Justin Rigamonti testified on behalf of the applicant, PCC. a. Ms. Ocken testified that Carolyn Moore gifted the property to PCC for use as a writer's residence. The college recently performed some landscaping and maintenance work on the site and additional maintenance work is planned for this summer. The applicant supports the public's use of the site as a walking route. However, no formal trails are proposed with this application. CUP 2021-00005 Hearings Officer Final Order (Carolyn Moore Writers House) Page 2 b. Mr. Rigamonti testified that the writer in residence program will start in the fall of 2021. One or two writers will live and write at the site. The writers may occasionally entertain guests, including some students, similar to any residential use. However, no classes or large events will occur at the site. c. Mr. Hagerman noted that the site will have the appearance of, and be used as, a private residence. The applicant has no plans to construct any formal vehicle or pedestrian access from SW Bigleaf Drive or elsewhere on the site. Such access would run counter to the program plan for the site, to provide writers with a quiet residence in which to write. However, the site is open to the public for walking. 4. Umesh Dhond questioned whether the applicant will provide access to the site from SW Bigleaf Drive. That street provides the only access to 30 homes on SW Raptor Place and on-street parking is very limited in the area. Providing access to the site from SW Bigleaf Drive would further reduce the availability of on-street parking as visitors to the site may park on SW Bigleaf Drive in order to access the site. 5. Matt Frazer noted that there is an existing trail extending from SW Gaarde Street, south of Cafield Court, which ends with a "No Trespassing" sign at the south boundary of the site. However, an informal trail continues along the treeline on the site, connecting to Parkdale Avenue north of the site. Residents of the area frequently walk through the site using this informal trail. 6. At the conclusion of the online hearing the hearings officer held the record open for one week to allow anyone who was unable to participate in the hearing due to technical issues with the online hearing format to submit written testimony and evidence. No new testimony or evidence was submitted during the open record period. Therefore, the applicant waived its final argument and the hearings officer closed record in this case at 5:00 p.m. on May 24, 2021. C. DISCUSSION 1. City staff recommended that the hearings officer approve the application, based on the affirmative findings and subject to conditions of approval in the Staff Report. The applicant accepted those findings and conditions without exception. 2. The hearings officer finds that the Staff Report accurately identifies all of the applicable standards for the application and contains sufficient findings showing the application does or can comply with those standards subject to a condition of approval, based on substantial evidence in the record. The hearings officer adopts the affirmative findings in the Staff Report as his own except to the extent they are inconsistent with the following findings. 3. As discussed at the hearing, the public is allowed to walk through the site. However, no formal trails or signage are proposed to encourage such use. The site will continue to take vehicular access from SW Walnut Street and there is ample parking CUP 2021-00005 Hearings Officer Final Order (Carolyn Moore Writers House) Page 3 available on the site to accommodate any visitors. There is no need for guests to park on SW Bigleaf Drive in order to access the residence on the site. However, some members of the public may choose to park on SW Bigleaf Drive in order to walk the site. The applicant has no authority to prohibit such use. SW Bigleaf Drive is a public street and on-street parking is available to all members of the public on a first come/first served basis. D. CONCLUSIONS Based on the findings and discussion provided or incorporated in this Final Order,the hearings officer concludes that the applicant sustained the burden of proof that the proposed conditional use permit does or will comply with the applicable criteria of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with the condition of approval warranted to ensure such compliance occurs in fact. E. DECISION In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and public testimony and exhibits received in this matter, the hearings officer hereby approves CUP2021-00001 (Carolyn Moore Writers House), subject to the following condition of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITION MUST BE SATISFIED PRIOR TO OCCUPANCY Prior to occupancy, the applicant must pay a fee to cover the City's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11, Part 3). THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE DECISION. DATED this 27th day of May, 2021. Joe Turner, Esq.. AICP City of Tigard Land Use Hearings Officer CUP 2021-00005 Hearings Officer Final Order (Carolyn Moore Writers House) Page 4 EX�_,UDuu 6 9'a i ii:..o City ofTigard City ofTigard II .4 Community Development ,, Community Development : ATTN: Lina Smith : . ATTN: Lina Smith TIGARD 13125 SW Hall Blvd. TIGARD 13125 SW Hall Blvd. Tigard, OR 97223 Tigard, OR 97223 PORTLAND COMMUNITY COLLEGE THE BOOKIN GROUP LLC ATTN: REBECCA OCKEN & ATTN: CHRIS HAGERMAN JUSTIN RIGAMONTI 1140 SW 11TH AVE, SUITE 500 9. 7700 SW CAPITOL HIGHWAY, SUITE 260 PORTLAND, OR. 97205 PORTLAND, OR 97219 City ofTigard City ofTigard i, Community Development �, Community Development : ATTN: Lina Smithill : ; ATTN: Lina Smith 13125 SW Hall Blvd. 13125 SW Hall Blvd. TIGARD TIGARD Tigard, OR 97223 Tigard, OR 97223 2S104DA08800 2S104DA00400 DHOND, UMESH FRAZER, MATTHEW E &TAMARA L 13171 SW RAPTOR PL 12567 SW QUAIL CREEK LN TIGARD, OR 97223 TIGARD, OR 97223 AFFIDAVIT OF POSTING NOTICE City of Tigard Planning Division .111 13125 SW Hall Boulevard T I GARD Tigard, OR 97223 In the Matter of a Conditional Use Permit,processed through a Type III-HO Procedure: Land Use File No.: CUP2021-00001 Land Use File Name: CAROLYN MOORE WRITERS HOUSE I, Lina Smith, being first duly sworn/affirm, on oath depose and say that I am an Assistant Planner for the City of Tigard, Washington County, Oregon, and that I personally posted Notice of a Public Hearing on a proposed Conditional Use Permit by means of weatherproof posting at 12680 SW Walnut Street (WCTM 2S104DA. Tax Lots 24500 and 24600), a copy of said notice being hereto attached and by reference made a part hereof,on the 30th day of April 2021. Signature of Person Who Performed Posting (In the presence of the Notary) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the /' day of ��Crle- ,20.2/ . OFFICIAL FAMP ' :kt EDC-APDO MALDCINA 0 1/letia% - N ';;i`,RY PUE.iJC )RECON ;�)MralsS O N D 4141 NOTARY PU14.IC OF OREGON MY Ci`MMftY ION EXPIRES OCT OE#=N:DI '023Y My Commission Expires: /104/40.24 NOTICE OF PUBLIC HEARING A conditional use permit is proposed in your neighborhood, which requires a public hearing before the Tigard Hearings Officer. In accordance with the City of Tigard's Emergency Declaration related to COVID-19 and Governor Brown's Executive Order 20-16, the public hearing on this application will be held virtually. For more information, please contact Lina Smith, Assistant Planner at (503) 718-2438 or LinaCS@tigard-or.gov. The Tigard Hearings Officer will conduct a public hearing on this application beginning at 7:00 p.m. on Monday, May 17, 2021. Attend the Virtual Hearing: www.tigard-or.gov/city_hall/public_hearings.php - CAROLYN MOORE WRITERS HOUSE - CONDITIONAL USE PERMIT CASE NO. CUP2021-00001 REQUEST: Portland Community College (PCC) requests a conditional use permit to utilize an existing property located at 12680 SW Walnut Street (WCTM 2S 104DA, Tax Lots 24500 and 24600) for a "writers in residence" program. The use is considered to be a college use, which is a conditional use in the R-4.5 Zone. The property will not be used for PCC classes, or events that are open to the public. PCC does not propose any physical changes to the site. LOCATION: 12680 SW Walnut Street; WCTM 2S104DA, Tax Lots 24500 and 24600. ZONE: R-4.5: Low-Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.110, 18.350, 18.410, 18.420, 18.710, and 18.740, 18.920, and 18.930. Copies of the materials and evidence considered by the City are part of the public record and available for review. If you would like to review these materials at no cost, please contact the staff person listed above. Additionally, at least seven (7) days prior to the public hearing, the staff report will be available on the website listed above, at no cost. Hard copies of the materials, evidence, and staff report are available at a reasonable cost. Please contact the staff person listed above for more information. AFFIDAVIT OF MAILING :IN : , . TIGARD I, Lina Smith,being first duly sworn/affirm, on oath depose and say that I am an Assistant Planner for the City of Tigard,Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below} ® NOTICE OF Land Use Public Hearing FOR: Carolyn Moore Writers House CUP2021-00001 ❑ AMENDED NOTICE— Decision making body: ❑ City of Tigard Community Development Director /Designee ® Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached,marked Exhibit "A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit "B",and by reference made a part hereof, April 21,2021 and deposited in the United States Mail on April 21,2021 ,postage prepaid. ---- .. —.....,____,C1 ",N_____, Lina Smith STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the III day of /OK' ,2021. OFFICIAL STAMP °;.;._: i,) E_C1GAR^O MALDO)NADON / -4 Nt i;^-.R`(PUBLIC i_)REGO i .j.-} 4_.-- '~COMMISSION NO 991417 ,J/ / MY COMMItSION EXPIRES OCTOBER 01 7023 NOTARY PUULIC OF OREGON My Commission Expires: /DA ' Jx23 EXHIBIT A 111nu 1 Notice of Land Use Public Hearing Conditional Use Permit TIGARD Carolyn Moore Writers House (CUP2021-00001) April 21, 2021 Dear Neighbor, You are receiving this notice because a conditional use permit is proposed in your neighborhood, which requires a public hearing before the Tigard Hearings Officer. In accordance with the City of Tigard's Emergency Declaration related to COVID-19 and Governor Brown's Executive Order 20- 16, the public hearing on this application will be held virtually. You are invited to attend the virtual public hearing. If you wish to provide comments at the virtual public hearing, the City will provide a call-in number to receive oral testimony during the hearing. Additional information and call-in procedures will be provided on the meeting agenda. You may also submit written comments, as provided below. If you have any questions, or would like more information on this application,please contact the staff person listed below. Project Name and Case Carolyn Moore Writers House Number: Case No. CUP2021-00001 Location: 12680 SW Walnut Street;WCTM 2S104DA,Tax Lots 24500 and 24600. Request: Portland Community College (PCC) requests a conditional use permit to utilize an existing property located at 12680 SW Walnut Street (WCTM 2S104DA, Tax Lots 24500 and 24600) for a "writers in residence" program. The use is considered to be a college use, which is a conditional use in the R-4.5 Zone. The property will not be used for PCC classes,or events that are open to the public.PCC does not propose any physical changes to the site. Time and Date of Hearing: 7 P.M. on Monday. May 17. 2021 Attend the Virtual Hearing: www.tigard-or.gov/city_hall/public_hearings.php Submit Written Comments: If you would like to submit written comments and have them incorporated into the staff report, please send them to LinaCS@tigard-or.gov by 5 P.M. on Monday. May 3. 2021. Comments must be directed toward the applicable approval criteria, listed below. Written comments are accepted by the Hearings Officer until the close of the hearing,but those received after May 3,2021 will not be addressed in the staff report. City of Tigard, Community Development Department • 13125 SW Hall Boulevard,Tigard,Oregon 97223 Page 1 of 3 Staff Person: Lina Smith,Assistant Planner City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 (503) 718-2438 LinaCS@tigard-or.gov Applicant: Portland Community College Attn: Rebecca Ocken 9700 SW Capitol Highway, Suite 260 Portland, OR 97219 Property Owner: Same as applicant Zone: R-4.5: Low-Density Residential Applicable Approval Community Development Code (CDC) Chapters 18.50, 18.110, Criteria: 18.350, 18.410, 18.420, 18.710, 18.740, 18.920,and 18.930. Additional Information Copies of the materials and evidence considered by the City are part of the public record and available for review. If you would like to review these materials at no cost,please contact the staff person listed above. Additionally, at least seven (7) days prior to the public hearing,the staff report will be available online, at no cost: www.tigard-or.gov/city_hall/public_hearings.php. Hard copies of the materials, evidence,and staff report are available at a reasonable cost.Please contact the staff person listed above for more information. Public Hearing Information The Community Development Director will prepare a staff report and recommendation on this application to the Hearings Officer. After considering all the evidence, including the applicant's materials, applicable approval criteria, and all testimony, the Hearings Officer will either approve the application, approve the application with conditions, or deny the application. The decision will be mailed to the applicant, and anyone who submitted testimony. The public hearing on this application will be conducted in accordance with Tigard Community Development Code Section 18.710.100, and any rules of procedure adopted by the Tigard City Council. At the hearing, the Hearings Officer will receive a staff report presentation from city staff, open the hearing,and invite oral and written testimony.The Hearings Officer may continue the public hearing in order to obtain more information, or may close the public hearing and take action on the application. Any participant may request a continuance of the hearing to present additional evidence or testimony. If a continuance is not granted, any participant may request that the record be left open for at least seven (7) days after the hearing. Appeal Information Failure to raise an issue at the hearing, in person or in writing, or failure to provide statements or evidence sufficient to afford the decision maker an opportunity to respond to the issue may preclude appeal to the Land Use Board of Appeals on that issue. City of Tigard,Community Development Department • 13125 SW Hall Boulevard,Tigard,Oregon 97223 Page 2 of 3 The decision may be appealed by any party who provided written or oral testimony. Appeals must be made using the form provided by the City,include the appeal fee,and be submitted within 15 days of the notice of decision.If you would like to file an appeal electronically,please contact the staff person listed above. Staff can make arrangements for the appeal fee to be paid electronically. Appeals may also be submitted by mail,or dropped off in the drop box located in the City of Tigard Permit Center lobby. 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. Attachment:Vicinity Map • City of Tigard, Community Development Department • 13125 SW Hall Boulevard,Tigard,Oregon 97223 Page 3 of 3 r i PortiaInd -- E. - t Vicinity Map .._ ,.... _. Beaverro IT z .. pgard , -.., City of Tigard, Oregon -.. , • r-‘" . .ct . . , t.. -r• Case Number: CUP2021-00001 _ ,-, ..,, TualaT,,1? _ :0 -- Project: Carolyn Moore Writers - t . House = Mi 1- 1.1 Subject Site *4.1k w A L N u 7 ::.:T ., -,mpn St o- ..t. ..., ..7.. , c . , L.,:,_ L n li.-!iri !r.ii i-. 1 , ,..: 7,1 < ,_ _ ":..' A I t,+r t a St -,'.- kr -.• Tr..-in c,u i L n 7-- C- 1 ,II• I,• !' ...r. - Tigard id-- 7 11.1 ,,, ,..•.' • .. 7.• _ ..• I . • - ..r.' ,...'7. `.:- ''.., ..r.• .... , - A x •....... .,:••.' .., 7b1 7 , 'D c•p. _ ,_ .....; cr Marlon St CC •,.; ':•."'" ....6.:'•••-",l•*. 1..t = .,7. D ' = N 14:,11...,... I ,) Y -:- ..," l• •:; . , .":".. 7,4 •:. ,„., -.' ... = , = 0 11 1 I - ..1 I), Dm ata is derived frommultiple sources The City of Tigard -14..,"1r ..-. " -."."'r'r. L , makes no warranty.representation,or guarantee PS 10 er the content.accuracy,timeliness or completeness of any • rs' I I I l.:1 7`.. of the data provided herein The City of Tigard shall :, • .., .. assume no liability for any errors.omissions.or inaccuracies in the information provided regardless of how caused /yr. 7 e. • 'D .. '7 % •.t. _. ,... 1- 1,iii I ii c.. -,Z .s. - .. W li— lip,-.. ry tr; . .t- • "-;.' , IIMI .T. . :7- CJ - ...,f Scale: 0.14 Miles . t, 1 L -:: • ',.... :!". I. . -', Kelly Lt.. e •:.: . City of Tigard R os Vise. , II - 13125 SW Hall Blvd -- .,,......r r.-1.:li i , L- l'' I P I 3J1,1„, . 1] Tigard, OR 97223 ' ' vi,c,,.. . rcr.,_rr4,Y cm.1 Lma,Created: (503) 639-4171 TIGARD 04/14/2021 www.tigard-or.gov i . EXHIBIT B 2S104DA09700 2S104DA05100 ABRAHAMSON,LAUREN AINSLIE,DAVID 13121 SW MERLIN PL 13222 SW BIGLEAF DR TIGARD,OR 97223 TIGARD,OR 97223 2S103CB09100 2S104DA02000 AL-HASHIM,TAREQ ANDERSON,ANNA-MIEKE BAZLAMIT,RANIA 13400 SW 128TH PL 12436 SW QUAIL CREEK LN TIGARD,OR 97223 TIG-1RD,OR 97223 2S104AD06200 2S104DA09500 ANDREWS,DEAN&CARRIE ASHLEY,SYLVIA L 12986 SW SEVILLA AVE 13195 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 ATTN:DONNY LEE 2S104DA09400 SECTOR HOUSING OFFICER .WENT,MICHAEL J 2185 SE 12TH PLACE 13193 SW RAPTOR PL WARRENTON,OR 97146 TIGARD,OR 97223 2S103CB01200 2S104DA08100 BACHOFNER,JEFFREY L&HEIDI A BAR3TTA,JOHN ANTHONY&LYNN ANNETTE 12325 SW JAMES ST REVOCABLE TRUST TIGARD,OR 97223 14200 SW 131ST PL TIG-llZD,OR 97224 2S103CB07200 BEILKE,SUSAN BASHAM,DUANE L 11755 SW 114TH PLACE GALLAGHER-BASHAM,PATRICE L TIGARD,OR 97223 10730 SW 153RD PL BEAVERTON,OR 97007 2S104DD04400 2S104DA00100 BERG,APRIL D&BRUCE M BIRKELAND,ERIK K 13531 SW AERIE DR 12519 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S104DA04700 2S 104DA03100 BLAUMER,DOROTHYGENE ANN BORLET,BRLLN R&CARMEN M 13290 SW BIGLEAF DR 13350 SW 129TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104DA10700 2S104DD04200 BOWLES,RYLAND J BRANCH,THOMAS S&MOLLY M COURY,LAURA A 13544 SW AERIE DR 12875 SW BEAGLE CT TIGARD,OR 97223 TIGARD,OR 97223 2S104AD06100 2S 104DA 10800 BRINK,THOMAS M&JENNIFER E BROKKEN,KAREN E 12954 SW SEVILLA AVE 12885 SW BEAGLE CT TIGARD,OR 97223 TIGARD,OR 97224 2S103CB08900 2S104DA07800 BROWN,SHANE L&STEPHANIE A BROWN,TAMARA J 12492 SW QUAIL CREEK LN 13020 SW WILMINGTON LN TIGARD,OR 97223 TIGARD,OR 97224 BUEHNER,GRETCHEN 2S103CB07100 PO BOX 230268 BURKE,ERIC&ASHLEE LIVING TRUST TIG_ARD,OR 97281 12392 SW HOLLOW LN TIGARD,OR 97223 CAFFALL,REX 2S104DA03200 13205 SW VILLAGE GLENN CALLAHAN,JAY P&TARA L TIGARD,OR 97223 13410 SW 129TH AVE TIGARD,OR 97223 2S104DA01800 CAROL RENAUD CARLSON,HANNAH LORELEI COUNTY ADMINISTRATIVE OFFICE-COMMUNITY VOORHEES,NICK ENGAGEMENT 12760 SW CAFIELD CT 254 N FIRST AVENUE MS20 TIGARD,OR 97223 HILLSBORO,OR 97124 2S104DA05900 CITY OF TIGARD CHESLEY,JOHNNA LIVING TRUST A FIN:LINA SMITH 13176 SW RAPTOR PL 13125 SW HALL BLVD. TIGARD,OR 97223 TIGARD,OR 97223 2S 104DA01700 2S104DA07100 COBAIN,JAMES J&BE 1TY LOU COLBURN,ANTHONY 12740 SW CAFIELD CT BENSON,ERIC TIGARD,OR 97223 COLBURN,:IL-1UREEN W 13425 SW 61ST AVE 2S103CB09200 CONNERY,STACY COLEMAN,M ATTHEW J 12564 SW MAIN STREET 12404 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S104DD04500 2S104DA02700 CORELLA,MICHAEL J COSTELOW,ERICA M SMITH,ERIN 13301 SW 128TH PL 13573 SW AERIE DR TIGARD,OR 97223 TIGARD,OR 97223 CRAGHEAD,ALEXANDER 2S104DA11000 12205 SW HALL BOULEVARD CULMSEE,GALE TIGARD,OR 97223-6210 12572 SOCKEYE TER OREGON CITY,OR 97045 2S103BC03600 2S104AD05900 DANIELS,BRENT DARBY,JOHN R&KIMBERLY BRASHLER BRINSON,MAULLY 12918 SW SEVILLA AVE 12390 SW ALBERTA ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CB03100 2S104DA08900 DAVIDSON,ROGER J AND DAVIES,JANE C DONNA K 13173 SW RAPTOR PL 12315 SW MARION TIGARD,OR 97223 TIGARD,OR 97223 2S104DA02300 2S103CB03700 DAVIS,EDWARD L&FRANCES A DEANGELO,S I EPHEN T 13489 SW 128TH PL 13215 SW 124TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104DA04300 2S104DA00800 DEBISSCHOP,MICHAELE K DEBOER,JELLE W CANTOR,BRADLEY A DEBOER,ANNA KOSSENKO 13345 SW 129TH AVE 12522 SW QUAIL CREEK LN TIGARD,OR 97223 TIG-1RD,OR 97223 DEFILIPPIS,VICTOR 2S104DA00900 13892 SW BRAYDON CT DELAPLANE,NEIL C/NANCY ANN TIGARD,OR 97224 12506 SW QUAIL CREEK LN TIGARD,OR 97223 2S104DA08800 2S104DA06500 DHOND,UMESH DIERINGER,BARBARA 13171 SW RAPTOR PL 13355 SW GENESIS LOOP TIGARD,OR 97223 TIGARD,OR 97223 2S104AD07100 2S104DA07400 DOBLER,AMY&KEITH DREW,LORI A 12983 SW PARKDALE AVE 13022 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S104DA05600 2S103CB06500 DUKART,DLANA M DUONG,TAN MINH PA FlIE,ROGER J NGUYEN,LIEN 14710 SW PEACHTREE DR 57322 BLOSSOM VALLEY TRL TIG-ARD,OR 97224 NEW HUDSON,MI 48165 2S103CB03300 2S103CB08800 DUTZ,CAMERON P&LISA Z EMERSON FAMILY TRUST 12365 SW MARION ST BY ALVIN&JUDITH EMERSON TRS TIGARD,OR 97223 12493 SW QUAIL CREEK LN TIGARD,OR 97223 ENGVALL,ANN 2S104DA05800 15461 SW 82 PL FARGHER,ANNALINDE TIGARD,OR 97224 13188 SW RAPTOR PL TIGARD,OR 97223 2S 103 CB01400 2S104DA09000 FITZPATRICK,RUTH E LIVING TRUST FODOR,IOAN 12360 SW JAMES ST 2629 NE 7TH AVE TIGARD,OR 97223 PORTLAND,OR 97212 II 2S104DA00400 2S104DA07000 FRAZER,MATTHEW E&TAMARA L FRENCH,JAN E 12567 SW QUAIL CREEK LN 13066 SW RAPTOR PL TIGARD,OR 97223 TIG-1RD,OR 97223 FROUDE,BEVERLY 2S103CB08100 12200 SW BULL MOUNTAIN ROAD GAN,SUG-1NDI& TIG-1RD,OR 97224 SARI,SHANTI P 12321 SW QUAIL CREEK LN TIGARD,OR 97223 2S104DA07700 2S 104DA 11100 GEDROSE,CHRISTOPHER J GHANEM,DAAD ABI 2267 SHERMAN AVE CASCO,GERARDO ANTONIO NORTH BEND,OR 97459 15169 SW ROYALTY PKWY#H31 TIGARD,OR 97224 2S104DA08400 2S103CB03200 GONZALEZ,MARIA GARCLA GORDON-MANNING,SASCHA J SIN,KRISNA NEWELL,CHRISTOPHER I 13101 SW RAPTOR PL 12335 SW MARION ST TIGARD,OR 97223 TIGARD,OR 97223 2S104DA04900 2S103CB03600 GRAY,JENNIFER GREENE,JOHN M 13254 SW BIGLEAF DR ALLEN,SUMMER E TIGARD,OR 97223 13185 SW 124TH AVE TIGARD,OR 97223 2S103CB09300 2S103CB08600 GROSS,TIMOTHY&NOELLE GUSTAFSON,KEITH 12398 SW QUAIL CREEK LN 12437 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 HADLEY,BONNIE CHAIR CPO 4B 2S104AD07600 16200 SW PACIFIC HWY,SUITE H,BOX 242 HAGGE,DONALD E TIGARD,OR 97224 LEWIS,VICKI L 17425 NE HILLSIDE DR NEWBERG,OR 97132 HAMILTON,LISA CPO 4B VICE CHAIR 2S103CB09400 13565 SW BEEF BEND ROAD HANSON,KIRSTEN REVOCABLE TRUST TIGARD,OR 97224 12376 SW QUAIL CREEK LN TIGARD,OR 97223 2S104DA00300 2S104DA04500 HARRIS,BRADLEY K& HENDRICKS,GEOFFREY SUSAN J REBOLLEDO,ROXANA ROJAS 12565 SW QUAIL CREEK LN 13303 SW 129TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD03301 HERING,J.BLAKE HENNEMAN,GLEN T&LISA M GANTRY,INC. 12950 SW 129TH PL 121 SW MORRISON,SUITE 210 TIGARD,OR 97223 PORTLAND,OR 97204 2S104AD05800 HOWLAND,HAROLD AND RUTH HOLM,ARI 13145 SW BENISH 12888 SW SEVILLA AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S103CB01300 2S103CB01600 HUHN,SCOTT E ITZS LEIN,GREGORY J L&REBEKKA A TABOR,KRIS 1'LN E 12320 SW JAMES ST 12355 SW JAMES ST TIGARD,OR 97223 TIGARD,OR 97223 2S104DA05000 2S103CB00800 JACOBELLIS,LORRI S JAMES STREET LLC 13236 SW BIGLEAF DR 10980 SW AVOCET CT TIGARD,OR 97223 BEAVERTON,OR 97007 2S 104DA09600 2S104DA05700 JEDRZEJEWSKI,JOHN T JONES,ABBIGAIL SUE 247 CHAPRA ST MOSS,ZACHARY IRWIN WALLA WALLA,WA 99362 215 GREENRIDGE DR APT 207 LAKE OSWEGO,OR 97035 2S104DA02100 2S103CB03500 KANG,IN SUN&YOUNG H KENT,ROBERT R&ASHLI M 13422 SW 128TH PL 13155 SW 124TH AVE TIG_1RD,OR 97223 TIGARD,OR 97223 25103BC03800 2S103CB07300 KESSLER,ALARGUERITE E TRUST KIM,DALE G 12425 SW ALBERTA ST 12348 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 104DA02200 2S 104DA09100 KIM,PE l'ER K&JANE J KINCH,CAROL A 13444 SW 128TH PL 13187 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S104AD06900 2S104DA01500 KONG,VICTOR L&LUCITA C KOSKI,CHERYL L 12927 SW PARKDALE AVE 12690 SW C_AFIELD CT TIGARD,OR 97223 PORTLAND,OR 97223 2S104DA01600 2S104DA07600 KOSKI,STEVEN R&KAIBAH B KURI,JAMES S 20241 S CENTRAL POINT RD 13021 SW RAPTOR PL OREGON CITY,OR 97045 TIGARD,OR 97223 2S104DA08500 2S104AD03401 KYLE,ALLYSON LEWIS FAMILY REV TRUST 13111 SW RAPTOR PL BY LEWIS,BRIAN C&CHRISTINE C TR TIGARD,OR 97223 12828 SW WALNUT ST TIGARD,OR 97223 4111111111.1111111111L u LISA HAMILTON 2S104DA06800 CPO 4B V10E-CHAIR LOGAN,DANIEL MATTHEW 16200 SW PACIFIC HWY SUITE H BOX 242 13100 SW RAPTOR PL TIGARD,OR 97224 TIG.ARD,OR 97223 LONG,JIM CHAIR,CPO 4M 2S104DA00200 10655 SW HALL BLVD. LONG,ZULKIFLY KEVIN TIGARD,OR 97223 12541 SW QUAIL CREEK LN TIGARD,OR 97223 2S103CB08200 2S104AD07500 LOPRESTI,AARON A&SHELLEY M 1\1 ACNAB,SCOTT 12345 SW QUAIL CREEK LN 12936 SW PARKDALE AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104DA01900 2S104DA06200 MAHER,BROOKE&JAMES M ANNEBACH,EHREN&MARY 11595 SW FAIRVIEW LN 13162 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S 104DA06900 2S 104AD07400 MARTIN,REID M MCBRIDE,MLATTHEW C&AMY LORRISA 13078 SW RAPTOR PL 12958 SW PARKDALE AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD07700 2S103CB03800 MCCARTHY,BRIAN&BRENDA MIDDLETON,SEVEN WAYNE 12882 SW PARKDALE AVE 12390 SW iiLARION ST TIGARD,OR 97223 TIGARD,OR 97223 MILDREN,GENE 2S103CB03900 MILDREN DESIGN GROUP MILLER,SHIRLEY I 7650 SW BEVELAND ST,STE 120 WILSON,NORMAN R TIGARD,OR 97223 MILLER,LAURENCE J 12360 SW MARION ST 2S103CB06700 2S104DA05300 MITCHELL,STEPHANIE J MONTGOMERY,JOAN 12377 SW HOLLOW LN 13240 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 multiple 2S104DD06700 MOORE,CAROLYN REVOCABLE LIVING TRUST MOORE,GORDON BY HAUCK,TERRY C 13535 SW 121ST AVE 1211 SW 5TH AVE#1700 TIGARD,OR 97223 PORTLAND,OR 97204 2S103CB07000 2S104DA22200 MORA,STANLEY R&KELLY I MORELLI,CYNTHIA G 12435 SW HOLLOW LN 12948 SW PRINCETON LN TIGARD,OR 97224 TIGARD,OR 97223 2S104DA00600 MURDOCK,NATHAN AND ANN MURAR,PETRU&MIHAELA 7415 SW SPRUCE STREET 12540 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CB09000 NEAL BROWN.GRI NAJAFI,RAMIIN M&GITY H 13853 SW BOXELDER ST. 12466 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S104AD03700 2S104DA06700 NESS,STEPHEN&JONA NGO,TRACY T 12730 SW WALNUT ST TANG,NICOLE LIE TIGARD,OR 97223 13112 SW RAPTOR PL TIGARD,OR 97223 2S104DA03000 2S103CB08300 NGUEPDJO,THIERRY R NGUYEN,TRIET H 13332 SW 129TH AVE SIMELE,SIEPHANIE TIGARD,OR 97223 12373 SW QUAIL CREEK LN TIGARD,OR 97223 2S103CB01500 2S 104DA08600 NILSEN,CONRAD J NISH LAND LLC BALE,MORGAN E BY MOOINLAW,IESIROW&GODFREY LLP 12340 SW JAMES ST 11375 NW ROY RD TIGARD,OR 97223 BANKS,OR 97106 2S103CB04000 2S104DA10900 NORMANDIN,KRISTINE OLSON,ANGELA C GULZOW,JENNIFER L 12895 SW BEAGLE CT 12330 SW MARION ST TIGARD,OR 97223 TIGARD,OR 97223 2S104AD03800 2S104AD07000 OLSON,KATHLEEN A OSTGARD,KENNETH&GAYLE LIVING TRUST 13311 SW U YE ST 12965 SW PARKDALE AVE TUALATIN,OR 97062 TIGARD,OR 97223 2S104DA08700 2S103CB08400 PAGE,SARAH E PARKS,CORINN PAGE,DANIEL W 12399 SW QUAIL CREEK LN 13135 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S104DA06000 2S104D104100 PA I KEN,MARGARET J PEER,DALE M JR&ANDREA 13174 SW RAPTOR PL 13411 SW 129TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD06800 2S104AD03400 PELINKA,DAVID LIVING TRUST PELOQUIN,ROBERT S&MERCEDES N 12891 SW PARKDALE AVE 12900 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 ANIIIMINImammumma 2S 104DA06300 multiple PETERSEN,ZALANE M PORTLAND COMMUNITY COLLEGE 14220 SW 100TH AVE ATTN PRATER,ANN T TIGARD,OR 97224 12000 SW 49TH AVE CC221 PORTLAND,OR 97219 2S104DA09300 2S104DA22100 POWELL,ROD C& PRIES TER,KATIE MELINDA MARGARET B 12958 SW PRINCETON LN 13191 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S104DA00700 multiple QAMAR,KALIM&ZAHIDA QUAIL HOLLOW WEST OWNERS ASSOCIATION 11162 N 129TH WAY 7000 SW HAMPTON ST,STE 205 SCOTTSDALE,AZ 85259 TIGARD,OR 97223 2S104DA 14600 multiple QUAIL HOLLOW-TIGARD LLC QUAIL HOLLOW-TIGARD,LLC BY HEARTHSTONE ADVISORS INC BY DICK PACHOLL 16133 VENTURA BLVD #1400 QUAIL HOLLOW-EAST HOMEOWNERS ASSOC ENCINO,CA 91436 15685 SW 116TH AVE#311 2S104DA06400 2S103CB08700 RANSOM,SCOTT P REHMAN,MOHAMMAD WAQAS 13148 SW RAPTOR PL 12467 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S104DA04200 2S104DA07500 RENNER,JOYCE A&JON J RIZZO,RONNIE 13369 SW 129TH AVE 13010 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 ROGERS,KATE RORMAN,SUE 9527 SW BROOKLYN LN 11250 SW 82ND AVE TIGARD,OR,97224 TIGARD,OR 97223 2S103CB06600 2S104DA02800 ROSEBROOK,TRENT R&ANGELA J ROSENAUER,DENNIS F&CHRISTINE L 12333 SW HOLLOW LN 13302 SW 129TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104DA07300 2S104DA04400 ROSENTHAL,JANE Fit L ROSS,JAMES H&S JOYCE 13034 SW RAPTOR PL 13327 SW 129TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103CB08500 RUEDY,ROBERT RUECK,JOHN G 14185 SW 100TH AVENUE 12401 SW QUAIL CREEK LN TIGARD,OR 97224 TIGARD,OR 97223 2S 104DA 10600 2S104AD07200 RUTTGER,THOMAS&NATALIE SAENGURAIPORN,CHOOKLAT 12865 SW BEAGLE CT 12980 SW PARKDALE AVE TIGARD,OR 97223 TIGARD,OR 97223 SAVANNAH EDSON 2S104DA05400 MEIROPOLITAN LAND GROUP,LLC SCHMITZ,HEIDI A 17933 NW EVERGREEN PARKWAY,SUI1E 300 13230 SW RAPTOR PL BEAVERTON,OR 97006 TIGARD,OR 97223 2S104DA06600 2S104DA03400 SCHROEDER,JEFFREY L SCOTT,JAMES H&JUDITH A REETZ,DEBRA C 13490 SW 129TH AVE 13124 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S104DA05200 2S104AD03501 SEA\SON,JOSEPH SOCRATES SEIPEL,BJOERN SEAMON,TAEKO TAKAHASHI LI,NI 865 POMEROY AVE APT 318 12820 SW WALNUT ST SANTA CLARA,CA 95051 TIGARD,OR 97223 2S104AD06000 2S 104DA22300 SHELDON,CHARLO F1'E M SHELTON,BRADLEY ABRAHAM 12932 SW SEVILLA AVE SHELTON,ALEKSANDRA ANNA TIGARD,OR 97223 12938 SW PRINCETON LN TIGARD,OR 97223 2S104DA07900 2S104DA03300 SHIFERAW,ROBEL&JENNA MARIE SHIMOJI\LA,KOREY&M DIANNE 13055 SW RAPTOR PL 13452 SW 129TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S104DA02900 2S104DA05500 SHRESTHA,DAVE B&ANUPAMA SMITH,GARY 13308 SW 129TH AVE 13220 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S103CB07400 2S104DA02600 SMITH,M ARSDEN R&ELSA C SORENSEN,PAULA R&MICHAEL J 12332 SW HOLLOW LN 13333 SW 128TH PL TIG-ARD,OR 97223 TIGARD,OR 97223 2S103CB03400 SPRING,BRAD SPLIETHOF,ALBERT A 7555 SW SPRUCE STREET SHIN,SOONOK TIGARD,OR 97223 13125 SW 124TH AVE TIGARD,OR 97223 2S104DA08000 2S103CB06900 S I EFAN,ANNETTE M STUBBLEFIELD,CARL H&ROSELLEN J 13067 SW RAPTOR PL 12409 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 dimiiiiimmia SUNDBERG,ROSS 2S104DA09200 16382 SW 104TH AVE SWENSON,MELISSA JO TIGARD,OR 97224 13189 SW RAPTOR PL TIGARD,OR 97223 2S104DA04800 2S1041/A00500 TAUNT-AN,JEANINE M TANIURA,MOTOKO 13272 SW BIGLEAF DR 12564 SW QUAIL CREEK LN TIGARD,OR 97223 TIGIRD,OR 97223 2S104DD04300 2S104DA02400 TOBIN FAMILY TRUST TOMLINSON,TODD L&MISTY A 13520 SW AERIE DR 13469 SW 128TH PL TIGARD,OR 97223 TIGARD,OR 97223 LI SD 2S104DA04000 ATTN:DAVID MOORE VAN,TRINH T 6960 SW SANDBURG ST POSADA,ALBERTO TIGARD,OR 97223 16569 SW 134TH TER KING CITY,OR 97224 2S104DA08300 2S103CB06800 WAAGE,CASEY C WAGENHOFER,JOHN J&KAY H LAMOTTE-W-1AGE,DARCIE L 12391 SW HOLLOW LN 2945 NE 47TH AVE TIGARD,OR 97223 PORTLAND,OR 97213 WEGENER,BRL\N 2S104DA04600 9830 SW KIMBERLY DRIVE WEINKAUF,HEIDI R TIGARD,OR 97224 13299 SW 129TH AVE TIGARD,OR 97223 2S104AD07300 multiple WHEELER,BRLAN&MELISSA WILHELM,MICHAEL W LIVING TRUST 12976 SW PARKDALE AVE BY WILHELM,MICHAEL\V TR TIGARD,OR 97223 13085 SW 124TH AVE TIGARD,OR 97223 2S103CC05500 2S104DA06100 WITTGOW,WILLIAM&APRIL WRIGHT,CATHY D 13555 SW 124TH AVE 13172 SW RAPTOR PL PORTLAND,OR 97223 TIGARD,OR 97223 2S104DA02500 2S104DA08200 YOUNG,MELISSA ZELEN,BOKI 13355 SW 128TH PL 13081 SW RAPTOR PL TIGARD,OR 97223 TIGARD,OR 97223 2S104DA07200 ZUNK,LESLIE SHARON REVOCABLE TRUST 13044 SW RAPTOR PL TIGARD,OR 97223 .41",:;i: ' '"Kit U S POSTAGE>>PITNEY BOWES City of Tigard 13125 SW Hall Blvd. III :!•4-P. e .7,1171': L.' TIGARD Tigard, Oregon 97223 d4CragiC5 rr .1 1 11 ' :kr. i . ZIP 97223 $ 000.510 000036940A APR 21 2021 CD/Lina 2S104DA05200 . SEAMON. JOSEPH SOCRATES SE")_ 86 - s- '7 r.'-.: ''' i' ii 0-Vi'0, . , SA SEg5i4:54:73::016 1; 11.1011,i1,H ;:-; 1E ',1dJHH :. ‘1,::H; APPLICANT MATERIALS Case #: CUP2021-00001 City of Tigard . . COMMUNITY DEVELOPMENT DEPARTMENT TIGARD Master Land Use Application LAND USE APPLICATION TYPE ❑ Accessory Dwelling Unit(ADU) 0 Modification: Li Type I O Type II ❑ Adjustment 0 Planned Development: ❑ Annexation O Consolidated Plan ❑ Comprehensive Plan Map Amendment (1 Concept Plan O Conditional Use Li Detailed Plan ❑ Downtown Development Review: 0 Sensitive Lands Review: Li Type I O Type II (-1 Type I Cl Type II Cl Type III Cl Adjustment 0 Site Development Review: (-1 Type I O Type II ❑ Home Occupation—Type II 0 Subdivision ❑ Land Partition 0 Temporary Use Permit 0 Lot Line Adjustment/Lot Consolidation 0 Urban Forestry Plan: ❑ Marijuana Facility Permit O Modification Cl Discretionary Review ❑ Miscellaneous: 0 Zoning Map Amendment [Cl Type II Li Type III PROJECT INFORMATION Project name: Carolyn Moore Writers House Brief description of project: . PCC intends to use the single-dwelling home as the Carolyn Moore Writing House, a visiting residency awarded by the college to up to two working writers at a time. Small social gatherings will occur infrequently. No classes will be scheduled for the site and the property will continue to operate and appear like a single-dwelling residence. Condition 1 of Minor Land Partition 2020-00004 requires a Conditional Use Permit for use. SITE INFORMATION Location (address if available): 12680 SW Walnut St Tax map and tax lot number(s): 2S104DA24500 & 2S104DA24600 Site size: 9.47 acres Zone: R-4.5 APPLICANT INFORMATION Name: Rebecca Ocken, Planning Manager, Portland Community College Mailing address: 9700 SW Capitol Hwy, Suite 260 City/State: Portland Zip: OR Phone: Email: rebecca.ocken©pcc.edu Applicant's representative: Chris Hagerman, PhD, AICP, The Bookin Group LLC Phone: 503-502-8693 Email: hagerman©bookingroup.com City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER INFORMATION n Same as applicant (Attach list for additional owners) Name: Mailing address: City/State: Zip: Phone: Email: SUBMITTAL REQUIREMENTS In addition to this application form,you must submit all required items listed in Subsection 18.710.030.0 of Tigard's Community Development Code. If you are unsure what is required with your application,please contact the planner on duty at 503-718-2421 or tigardplanneronduty(tigard-or.eov. I certify that I am the property owner or I am eligible to initiate this application,as provided in the Tigard Community Development Code. To the best of my knowledge,all the information provided within this application package is complete and accurate. Rebecca Ocken �i- • 1 b • Z( Applicant's signature* Print name Date Property owner's signature* Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. STAFF 1, SI: ONIX' Case No.: CUP2021-00001 Application fee: $7.669 Received by: NT Date: 2/11/21 Related Case(s): MLP2020-000004 Determined complete by: Date: City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 2 of 2 APPLICATION FOR A TYPE II CONDITIONAL USE PERMIT CAROLYN MOORE WRITERS HOUSE a 4. alltiliA, • tt _ 11 4 • . �. _ 441 V ' ,, k< w ' -' - % , b,,,, . ,.. W., /_ .._ x-15,_ lA . " .. .. Presented to: Planning Department, City of Tigard On behalf of: Portland Community College Prepared with the Assistance of: The Bookin Group LLC, Land Use Planners FEBRUARY 2021 u u TABLE OF CONTENTS NARRATIVE Summary of Proposal II. Existing Conditions and Discussion III. Legal Findings TABLES II-1 Site Dimensions 11-2 Existing Setbacks FIGURES II-1 Site Plan 11-2 Recorded Plat 2020-109803 11-3 Sensitive Lands 11-4 Surrounding Area APPENDICES A Pre-Application Conference Notes B PCC Writers Estate Proposal C MLP2020-00004 D Tree Survey E Clean Water Services Service Provider Letter F Neighborhood Meeting Documentation Conditional Use Permit for Carolyn Moore Writers House:Table of Contents TC-1 SUMMARY `�** Project: Carolyn Moore Writers House Location: 12680 SW Walnut St Tigard,OR 97223 THE State ID: 2S104DA24500, 2S104DA24600 BOOK IN Legal: Parcel 3 and Tract B of Partition Plat 2020-034 GROUP Site Size: 9.47 Acres Zoning: Low-Density Residential(R-4.5) Neighborhood: CPO4B—Tigard &Bull Mountain Request: Conditional Use Permit (Type III) Pre-App Conference: PRE2020-00032 (Conference notes are in Appendix A) Applicant: Rebecca Ocken, Planning Manager Portland Community College 9700 SW Capitol Hwy,Suite 260 Portland, OR 97219 Rebecca.ocken@pcc.edu Planner: Chris Hagerman, PhD,AICP The Bookin Group LLC 1140 SW 11th Ave,Suite 500 Portland,OR.97205 hagerman@bookingroup.com Summary: PCC intends to use the existing single-dwelling home as the Carolyn Moore Writing House, a visiting residency awarded by the college to up to two working writers at a time. Small social gatherings will occur infrequently. No classes will be scheduled for the site and the property will continue to operate and appear like a single-dwelling residence. Condition 1 of Minor Land Partition 2020-00004 requires a Conditional Use Permit for use or development of Lot 3. Conditional Use Permit for Carolyn Moore Writers House: Summary I-1 II. DISCUSSION BACKGROUND Introduction. In 2019, Portland Community College (PCC) successfully proposed to the Trustee of the Estate of Carolyn Moore that the home of poet Carolyn Moore in Tigard should continue to be used as a refuge for writers(Appendix B). Following a land division by the Estate to divide the house from the remainder of the property, PCC seeks to establish the Carolyn Moore Writers House as a writers-in-residency program to support emerging and mid-career writers (Figure II-1). PCC Property Ownership. In 2020, the 13-acre property owned by the Estate of Carolyn Moore was partitioned into three parcels and two tracts (Tract A for access and Tract B for open space). Parcel 3 was transferred to PCC for the purposes of establishing a writers-in-residency program and contains the house. PCC now also owns Tract B,which was established as a private open space tract for the preservation of natural resources. Easements in Tract A and across Parcel 1 provide access from Parcel 3 to SW Walnut St. PROPOSED USE The site will be maintained in its current state by PCC and the dwelling will be used as a living and writing space for up to two professional writers at a time.The granting of a residency at the house will be made to established writers working on specific projects. Initial residents will be by invitation only,which will transition in later years to a competitive application process.This program will be coordinated by PCC's Humanities and Arts Council (HARTS).This will be the only Writers in Residence program of its kind in the United States that is part of a Community College. The opportunity to work in isolation in a beautiful natural setting provides a clear benefit for working writers. PCC has the largest creative writing program in the state and has inspired a number of students to go on to achieve national prominence, including Rebecca Skloot for The Immortal Life of Henrietta Lacks and Mitchell S.Jackson,author of The Residue Years and Survival Math. The benefits also extend to the larger community as writing residencies around the country are thought to have positively influenced their neighborhoods by providing a level of notoriety and community identity. Examples include the Jack Kerouac House in Orlando and the Hugo House in Seattle. "Residences are clearly seen as a vital component of any strategy to encourage the growth of a creative community or region."' Though the house will be primarily used as a residence for the writers,the residents may host small social gatherings on an occasional basis and the HARTS Council may hold small events throughout the year.The house will not be used for PCC classes or events that are open to the public.This scale and intensity of events will be no different than the social gatherings and parties that may be held by any homeowner. It is PCC's intent that the program operates in such a fashion that it continues to look and function like a home.The pristine natural setting around the house will be maintained by PCC's expert groundskeepers in a manner consistent with PCC's commitment to sustainability and preservation of natural space. 1 Lehman, K.(2017)"Conceptualising the value of artist residencies:A Research Agenda"Cultural Management:Science and Education,Vol. 1, No. 1 Conditional Use Permit for the Carolyn Moore Writers House: Discussion II-1 LAND USE STATUS Zoning. Low-Density Residential (R-4.5). Minor Land Partition 2020-00004.As noted above,the 9.47-acre PCC site includes one parcel(Parcel 3) and one tract (Tract B)that resulted from the partition of the Carolyn Moore property.The Final Plat was recorded with the Washington County Surveyor on November 2, 2020 (Figure 11-2). A condition of approval for the partition was the placement of a deed restriction on the property that required a Conditional Use permit approval prior to use or development on Parcel 3 (Appendix C) Table II-1:Site Dimensions Partition Plat 2020-034 Square Feet(sf) Acres Parcel 3 185,828 sf 4.27 acres 1 Tract B 226,448 sf 5.20 acres 1 Total 412,276 sf 9.47 acres 1 PRE 2020-00032.Held on August 20,2020,this Pre-Application Conference focused on the proposed use of the existing dwelling as a writers-in-residence facility by PCC and other more intensive potential activities envisioned by the college.As conditioned by the land partition described above, a Conditional Use is required for PCC to use the site, but the program proposed now is more limited and it was not clear what development standards should apply.As discussed in more detail below, the Carolyn Moore Writers House program is designed to provide privacy and isolation for the writers. Existing Conditions. The site of the future Carolyn Moore Writers House has a street address of 12680 SW Walnut Street but is located about 1,000 feet south of SW Walnut Street and is accessed via a long gravel driveway within Tract A. A 50-foot access easement across this tract provides for use of this driveway for Parcels 1 through 3 of the partition(MLP2020-00004).A 20-foot-wide access easement across Parcel 1 further serves to provide access to Parcel 3. Parcel 3 is 4.27 acres in size and is developed with a single detached house, a long, paved driveway with a paved circular turnaround, and an accessory structure used for storage (Figure II-1).The barn shown on the site during the partition process has been demolished. North of the house, the property has been kept in mowed grass. Ornamental plantings and a small orchard are located south of the dwelling. A vegetated perimeter separates the original 13-acre partition site from surrounding properties,with the exception of the two more- recently built homes on SW Tranquil Lane that abut Parcel 2.The 5.20-acre Tract B directly west of Parcel 3 was established to contain wetlands, streams, and the Clean Water Services (CWS) vegetated corridor (Figure 11-3). Significant tree groves, animal habitat, and steep slopes are contained within this tract. The surrounding neighborhood is zoned Low-Density Residential (R-4.5) and is largely built out (Figure 11-4). A townhome development is located to the west along SW Bigleaf Dr and SW Raptor Place.To the east and south,single-dwelling developments are located beyond large significant tree groves and sensitive areas. More recent single-dwelling development has begun to fill in the properties north of Parcels 1 and 2 of the original partition site. The surrounding neighborhood is developed in a traditional suburban road pattern with SW Walnut St providing the primary means of access to and from the low-density residential clusters. Conditional Use Permit for the Carolyn Moore Writers House: Discussion 11-2 DEVELOPMENT STANDARDS Development The single-story detached house has an approximately 3,440 sf footprint and contains decks on the north and south sides of the house. The single remaining accessory structure adjacent to the northwest corner of the house is approximately 630 sf in size. No modifications are proposed.The paved circular drive provides for parking and loading spaces in front of the house and accessory building while allowing vehicles to exit the site in a forward motion. Density Currently developed with a single dwelling residence, the 4.27-acre Parcel 3 does not meet the minimum residential density of 20 residences, calculated using a minimum lot size of 7,500 sf per Table 18.290.1.As no new development is proposed and this application is for the establishment of a non-residential use on the site, Table 18.29.290.1 Development Standards for Single Detached Homes does not apply. Lot Dimensional Standards As documented in the partition decision (MLP2020-00004), Parcel 3 has 51.5 feet of frontage on a public street, provided on SW Big Leaf Dr to the west. Setbacks The existing development on Parcel 3 exceeds the setback standards for single detached housing in the R-4.5 zone as shown in Table II-1. Table 11-2:Existing Setbacks Direction Existing House Accessory Structure North 336 ft. 293 ft. West 77 ft. 50 ft. East(to Tract "B") 29 ft 99 ft. East(to neighbor) 500 ft. 589 ft. South 212 ft. 296 ft. TRANSPORTATION AND PARKING Access SW Walnut is classified as an arterial street in the City's Transportation System Plan.The access via Tract A and Parcel 1 to SW Walnut Street provides minimum access requirements for Parcel 3. Vehicle Parking Parking for a college use is calculated on a per student and staff basis.As no formal student activities will be scheduled at the house, a more appropriate calculation is the parking standard for a residential use, which would require a minimum of 1 space per household. The circular drive and paved area in front of the house provides adequate parking spaces to meet the needs for two resident writers and occasional informal gatherings. Pedestrian Access Conditional Use Permit for the Carolyn Moore Writers House: Discussion 11-3 ill Pedestrian access to the site is provided along the driveway to Walnut.The house is the only user of this driveway until Parcels 1 and 2 are developed at which time street improvements including pedestrian infrastructure will likely be required. To maintain the privacy and isolation for the residents of the Carolyn Moore Writers House,this is an appropriate level of pedestrian access.Any additional connections would undercut the desired seclusion of the site that is central to the proposed use. This is a sentiment echoed by residents on nearby streets, including SW Bigleaf that did not want to see their street become a destination for people to park and then wander the Carolyn Moore property. Transit Access is more than 1/4 mile away.The nearest TriMet bus route is the#45(45-Garden Home) at SW Walnut St and SW 121st Ave, approximately 0.6 miles away. This route connects the Tigard Transit Center,Washington Square Transit Center,Multnomah Village,and the Portland City Center. Landscaping and Screening With the exception of the footprints of the house, accessory building,and driveway(approximately 9,000 sf),the majority of the 9.47 acres of the PCC site is landscaped. This suggests over 400,000 sf (97%)of the parcel is in landscaping. Landscaping that meets the tree and shrub requirements include the area of forested land in the northeast corner of Parcel 3 and the orchard and ornamental landscaping around the house.These areas include a mixture of trees,small,medium and large shrubs.Tract B is almost entirely in closed- canopy forest. Tree Canopy The northeast portion of the Parcel 3 contains approximately 26,000 sf of contiguous canopy.Trees on the southern and western perimeter of the parcel provide another approximately 20,000 sf of canopy. Individual trees in the orchard and ornamental plantings totally at least another 5,000 sf. Thus, over 50,000 sf of canopy is present on Parcel 3 in addition to the contiguous canopy across almost the entirety of the 5.20-acre Tract B.An arborists survey of the trees is contained in Appendix D.As no development is proposed, a more detailed tree report is not necessary. The drive aisle and parking areas total approximately 7,000 sf with very little tree canopy. The few trees adjacent to the drive aisle in front of the house account for about 250 sf of coverage. The 51 feet of frontage on SW Bigleaf Dr has several existing trees which are either on the site or are located within the right-of-way. SERVICES Sewer and Stormwater A sanitary main is located within an easement that extends from Parkdale Ave through Parcel 2, Parcel 3 and Tract B before connecting to SW Gaarde St. There are no stormwater-specific mains on the site, however,stormwater,surface water,drainage, and detention easements exist across the entirety of Tract B.A 10-foot-wide access easement exists across Parcel 2, Parcel 3, and Tract B to provide Clean Water Services and the City of Tigard access to Tract B. Water Conditional Use Permit for the Carolyn Moore Writers House: Discussion 11-4 The site is within the Tigard Water Serve Area. No changes in service are proposed. Fire Tualatin Valley Fire and Rescue provides fire services,Station 50 located at 12617 SW Walnut St. This proposal does not affect water supply or emergency access. NON-CONFORMING DEVELOPMENT The site contains legal development that is non-conforming with various current development standards. Existing non-conforming development is discussed in Chapter 18.50.040.0 of the Tigard Development Code. The PCC proposal would limit the use of the house to two residents, who will live and write at the house, therefore,the intensity of use proposed by PCC for the Writer's House does not exceed that expected of a single-dwelling residence. No development or increase in the intensity of use is proposed that will cause any of the non-conforming development standards to move further out of compliance, therefore, the site is not required to comply with these development standards. Conditional Use Permit for the Carolyn Moore Writers House: Discussion II-5 III. LEGAL FINDINGS Introduction. As noted earlier in this application, this proposal is to use the existing single-dwelling residence as the Carolyn Moore Writing House, providing a visiting residency to up to two working writers at a time, awarded by the college.Small social gatherings will occur occasionally. No classes will be held on the site and the property will continue to operate and appear like a single-dwelling residence. Condition 1 of Minor Land Partition 2020-00004 requires a Conditional Use Permit for use or development of Parcel 3. Therefore, this Conditional Use request is to add an Institutional Use to the site. Legal Findings Previous Land Use Reviews Findings:The conditions of approval of MLP 2020-0004(Appendix C)were met during the final plat process as demonstrated by the recorded final plat(Figure 11-2). Only Condition 1 is relevant to this application as it requires this review prior to use of the site. 18.50 Nonconforming Circumstances Section 18.50.040.0 Nonconforming development. 1. Where a lawful structure or development exists that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, required parking, landscaping, or other requirements, such structure or development may remain and its use continued provided it remains otherwise lawful and complies with the following: a. The nonconforming structure or development may not be enlarged or altered in a way that increases its nonconformity; b. If a nonconforming structure,development,or nonconforming portion of a structure or development is destroyed by any means to an extent of more than 60 percent of its current value as assessed by the Washington County assessor, reconstruction is prohibited except in conformity with this title. This prohibition does not apply to single detached houses destroyed by accident. If a nonconforming single detached house is partially or totally destroyed by accident, such as by fire or earthquake, reconstruction is allowed;and c. If a structure or development is moved any distance for any reason, it must thereafter comply with all applicable development standards. Findings: The existing dwelling and accessory structure have legal non-conforming status with the following standards per this section and will not move further out of compliance as a result of this proposal: • tree canopy standards for off-street vehicle parking areas(18.420.060) • pedestrian access to the perimeter property line(18.350.040.E.3) • vehicle parking and loading areas between a street property line and a required entrance(18.350.040.H.1). • bicycle parking within 25' of a street property line (18.350.040.H.4) • fencing(18.350.040.1) • Non-Residential Design Standards (18.350.050) • Off-Street Parking and Loading(18.410) Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings III-1 411 18.110 Residential Zones Findings: The subject site is located in the R-4.5 Zone (Low-Density Residential), and a conditional use is required per Condition 1 of Minor Land Partition 2020-00004. 18.350 Residential Zone Development Standards Findings: As discussed above, the existing dwelling will serve as a residence for up to two writers for periods of time of about one month. The use appears to be residential, however, the Carolyn Moore Writers House program will be administered by PCC, a college,therefore,the development standards of this section will be discussed below: Section 18.350.040 Development Standards A. Setbacks. 1. The minimum setback from any street property line is 15 feet. 2. The minimum setback from side and rear property lines is 20 feet. B. Height. The maximum height is 45 feet. C. Lot coveraae. The maximum lot coverage is 85 percent. Findings: As shown in Table 11-2,the existing development on the site exceeds the minimum setbacks,is within the maximum height and is well within the maximum lot coverage.These standards are met. D. Landscaoina and screening.. All required landscaping, including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. A minimum of 15 percent of the site must be landscaped. Landscaping standards are provided in Section 18.420.040.Any landscape area that meets the L-2 standard may count toward meeting the minimum area standard. Findings: As discussed in Chapter II, the site is comprised of Parcel 3 and Tract B and over 97% of the 9.47 acres is vegetated. Areas within Parcel 3 and the entirety of Tract B meet the L-2 landscaping standards.This standard is met. 2. Screening standards are provided in Section 18.420.050. Screening is required as follows: a. Service areas and wall- and roof-mounted utilities must be screened to the S-1 standard.Service areas and utilities are also subject to the standards in Subsection 18.350.040.F. b. Surface vehicle parking areas, loading areas, and drive aisles within 25 feet of a street property line must be screened to the S-4 standard. Screening must be provided directly adjacent to the area to be screened, except where access is taken. Findings: There are no service areas on the site and any utilities are sufficiently screened. No surface parking areas are within 25 feet of a street property line. Therefore, these standards are met. Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings 111-2 3. The minimum tree canopy standards for the site and any off-street vehicle parking areas are provided in Section 18.420.060. Findings: These standards are discussed below, but in summary they are met or are existing non-conforming and will not move further out of conformance as a result of this proposal. E. Pedestrian Access 1. Paths must provide safe and convenient pedestrian access from public sidewalks abutting the site to all required building entrances on the site. A minimum of 1 path is required for every 200 linear feet of street frontage,except where the use is not intended to receive the public on a regular basis. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 8 feet to meet this standard. Findings: By its nature,the proposed Carolyn Moore Writers House is not intended to receive the public. The writers will be working and only hosting occasional social gatherings of the sort any residence might.Therefore,this standard does not apply. 2. Paths must provide safe and convenient pedestrian access within the site between all buildings,uses,and areas designed for use by pedestrians. Paths within parking areas or along drive aisles are subject to additional standards in Subsection 18.410.040.8. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 5 feet to meet this standard. Findings: The paths within the site provide safe and convenient pedestrian access between the paring areas,the dwelling,and the accessory building.These standards are met. 3. Paths must extend to the perimeter property line to provide access to existing or planned pedestrian facilities on adjacent properties, such as trails or public access easements, where practicable. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 8 feet to meet this standard. Findings: The site development has existing non-conforming development status and the use of the dwelling for the Carolyn Moore Writers House will not increase pedestrian trips to the site. Further, the purpose of the residency is dependent on the public not being encouraged to wander into the site via pedestrian connections. The site will not move further out of conformance as a result of this proposal. F. Utilities and service areas. All utilities and service areas must comply with the standards of Subsection 18.320.040.D. Findings: All existing utilities are located below ground therefore,these standards are met. G. Lighting. Lighting must be provided in compliance with the standards of Subsection 18.320.040.E. Findings: The use of the site by PCC as a retreat for writers is premised on the isolation of the dwelling. The existing lighting is consistent with a residential use and application of Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings III-3 Commercial Zone lighting standards is not appropriate either for the proposed use or for compatibility with the surrounding neighborhood or adjacent sensitive lands.Any proposed lighting will be limited to avoid shining upward or onto adjacent properties.The site will not move further out of conformance with these standards as a result of this proposal. H. Parking. In addition to the standards of Chapter 18.410, Off-Street Parking and Loading, the following standards apply: 1. Vehicle parking and loading areas may not be located closer to a street property line than a required entrance facing that street property line; 2. Vehicle parking and loading areas must be designed and located to minimize conflicts between vehicular and non-vehicular traffic; 3. Loading and service areas must be designed and located to minimize adverse impacts on adjacent properties; 4. A minimum of 50 percent of required bicycle parking spaces must be located within 25 feet of the street property line and be visible to pedestrians from the public sidewalk in front of the site;and 5. A minimum of 50 percent of required bicycle parking spaces must be covered. Findings: The paved areas adjacent to the house and the accessory building are existing non-conforming elements and provide the parking for residents.As the only street property line,SW Bigleaf Dr, is screened by the accessory structure the vehicle areas appear to be in compliance with standards 1 through 3. Bicycle parking can be accommodated within the accessory structure to meet standard 5. Again,the lack of public access to the site and the distance of the house from the street property line will eliminate the need to meet standard 4. The site will not move further out of conformance with this standard as a result of this proposal. I. Fences and walls. 1. The standards of Section 18.210.020 apply to all fences and walls, and 2. Chain link fencing and unfinished concrete blocks with any one dimension equal to or greater than 15 inches are prohibited within 25 feet of any street property line. Findings:The fencing on the site is existing nonconforming development and will not move further out of conformance as a result of this proposal. There is no chain link fencing or unfinished concrete block within 25' of the street property line at SW Bigleaf Dr. These standards are met. J. Other Standards.Nonresidential development is subject to all other applicable requirements of this title including but not limited to standards related to streets and utilities, sensitive lands, and signs. Findings: The applicable standards are met as discussed below. Section 18.350.050. Design Standards Findings: The purpose of these standards is to promote quality design of non-residential uses in residential zones.As the existing dwelling was developed legally within the residential zone it is in compliance with residential design standards.To the degree that it is not in compliance with Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings III-4 the design standards of this section, it is existing non-conforming and will not move further out of conformance as a result of this proposal. 18.410 Off-Street Parking and Loading Findings: The calculation of minimum parking requirements proves difficult given the proposed use on the site, which is essentially residential in nature, but will be managed by a college. Vehicle and bicycle parking requirements for a college use are as follows: • Minimum vehicle parking requirement: 1 parking space for every 5 students/staff • Maximum vehicle parking allowed: 1 parking space for every 3.3 students/staff • Minimum bicycle parking requirement: 1 bicycle parking space for every 3 students/staff As the house will not be programmed for student use,there is no student count to determine minimum requirements.The writers in residence will not be staff of the college, or if they are, they will not be using the house in their capacity as college employees. However, if we consider the two resident writers as "staff" for the purpose of calculating parking,the result is a minimum and maximum of one vehicle parking space and one bicycle space for the site. As a residential use,the vehicle and bicycle parking requirements are as follows: • 1 off-street vehicle parking space per house (Table 18.290.1),or • 1 off-street space per household, if considered as a two-household residence, depending on the space allocation (Table 18.230.2);and • 1 bicycle space per 2 dwelling units(Table 18.230.2) These requirements are equivalent. As discussed in Chapter II of this application,the circular paved driveway in front of the existing house provides for parking and loading. This arrangement provides for vehicle circulation including garbage and delivery vehicles as well as parking for additional vehicles as needed on an ad-hoc basis.This existing non-conforming situation is sufficient for the proposed use of the writer's residence and will not move out of conformance by the use of the building by up to two people at a time. 18.420 Landscaping and Screening Section 18.420.060 Required Tree Canopy. Findings: A tree survey has been prepared and is located in Appendix D. As no tree removal or development is proposed an urban forestry plan is unnecessary and the arborist report is sufficient to demonstrate compliance with the applicable standards.As discussed above,there is at least 50,000 sf of tree canopy on Parcel 3 as well as the majority of Tract B is tree canopy, therefore,the site easily meets the minimum tree canopy standard of 33%.There are several trees adjacent to or within the 51 ft of right-of-way immediately adjacent to the subject site exceeding the requirement for one(1)street tree. The driveway and parking areas are not in compliance with the 30% effective canopy standard, but this is an existing non-conforming condition,therefore the standards of this section are either met or will not move further out of conformance as a result of this proposal. 18.510.Sensitive Lands Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings III-5 Findings: As a requirement of Minor Land Partition 2020-00004,all sensitive lands in the site were placed within a Private Open Space Tract-Tract B.CWS has provided a Service Letter for this proposal contained in Appendix E. 18.710 Land Use Review Procedures Section 18.710.030 General Provisions, A. Pre-application conferences.A pre-application conference is required for all Type II and Type 111 applications... Findings:A Pre-Application Conference was held on August 20,2020 and the conference notes provide by City Staff are located in Appendix A. B. Neighborhood meetinas. A prospective applicant must hold a neighborhood meeting prior to filing the following applications: comprehensive plan map amendment(quasi- judicial), conditional use... Findings:A neighborhood meeting that meet the requirements of this section was held on January 20, 2021. Documentation is contained within Appendix F. 18.740 Conditional Uses Findings:As the program for the Carolyn Moore Writers House was not fully known at the time of the partition,a condition of approval required a Conditional Use review prior to PCC beginning use of the site. Section 18.740.050 Approval Criteria The approval authority will approve or approve with conditions a conditional use application when all of the following criteria are met: A. The characteristics of the site are suitable for the proposed development or use considering size, shape, location, topography, and natural features; Findings: As discussed above, there is no proposed development and the proposed use is indistinguishable from a Residential Use, therefore, the characteristics of the site are suitable for the use of the existing dwelling as a writers-in-residence program administered by PCC. In fact, the large lot size, extensive vegetation and isolation from neighboring residents,streets,and sidewalks, make the site ideal for the proposed use as a residency for working writers.This criterion is met. B. The operating characteristics of the proposed use are reasonably compatible with surrounding properties,public facilities,or sensitive lands with regard to noise, vibration, air quality, glare, odor, and dust; Findings:The site is large, well-vegetated, and distanced from surrounding properties.The existing development on the site is at some distance from the sensitive lands located within Tract B or on adjacent properties and the activities of the proposed use will not have an adverse impact on their function. Further, as the use does not increase the number of vehicle or pedestrian trips to the site as a part of its activities, then there is no impact on public facilities in the surrounding area.This criterion is met. C. The physical characteristics of the proposed development are reasonably compatible with Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings III-6 surrounding properties, public facilities, or sensitive lands with regard to building height, location, and orientation; Findings: The existing development is compatible with surrounding properties and no changes are proposed.As discussed in criteria A and B,the isolation of the dwelling is both a positive benefit for the proposed use as a place for worker writers to work and ensures that surrounding properties will not experience any adverse impacts.This criterion is met. D. Any adverse impacts from the proposed development or use are mitigated to the extent practicable; Findings: As discussed above, the proposed use will not operate in a manner inconsistent with residential uses allowed by right. Therefore, there are no adverse impacts from the operation of the dwelling as the residence for working writers, administered by PCC. E. The proposed development is located and designed to support pedestrian access,safety,and comfort on and adjacent to the site where practicable; Findings:There is no new proposed development on the site.The existing pedestrian access is sufficient for the proposed use in which isolation is preferred. Therefore, no new pedestrian facilities are necessary.This criterion is met. F. The proposed development complies with all applicable standards and requirements of this title, except where an adjustment has been approved or the approval authority has determined that a more restrictive development or design standard is necessary to address issues of compatibility or walkability;and G. Adequate public facilities are available to serve the proposed development or use at the time of occupancy. Findings:As discussed above,there is no proposed development.The existing development that is non-conforming with standards of this title will not move further out of conformance due to this proposed use as there is no increase in pedestrian or vehicle trips to the site. These criteria are met. Section 18.740.060 Conditions of Approval The approval authority may impose conditions of approval on the proposed development or use that are suitable and necessary to meet the approval criteria and to ensure compatibility with surrounding properties, protect the public from adverse impacts, or advance the community's vision to become a walkable, healthy, and inclusive city. Conditions may include but are not limited to the following: A. Limiting the hours, days,place, and manner of operation; B. Requiring design features that minimize adverse operational impacts such as those caused by noise, vibration, air pollution, glare, odor, and dust; C. Requiring the protection and preservation of existing trees, vegetation, land forms, and habitat areas or limiting lot coverage; D. Requiring pedestrian access or improvements within the development or between the development and the surrounding community; E. Requiring additional landscaping or screening of structures, off-street parking, or service areas; F. Requiring or limiting the location, intensity, and shielding of outdoor lighting;or G. Requiring or limiting the size, height, location, and materials of fences. Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings III-7 massississisianaggimasisr Findings: As discussed above,the site will remain similar to a residential use in the intensity of activity and appearance.There will not be an increase the number of people or trips to the site beyond any residential use allowed by right on the site.Therefore,no conditions of approval are necessary to ensure compatibility with surrounding properties, or protect the public from adverse impacts,or to advance the community's vision of the city. 18.910 Improvement Standards Section 18.910.020 General Provisions A. Applicability. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs, and other public improvements shall occur in compliance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this chapter and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. Findings: The provisions of this section apply to this land use application. However, no new development is proposed on the site. The proposed use of the site as a residence for up to two writers at a time does not increase the number of vehicle or pedestrian trips to the site or create the demand for other public improvements. Therefore,the findings of MLP2020- 00004 contained in Appendix D apply to this proposal. • no new public or private streets are proposed or are necessary; • no street improvements or right-of-way dedication is necessary; • access to Parcel 3 is provided as indicated on the Final Plat for MLP2020-00004 as shown on Figure 11-3 • As there is not an increase in trips to the site, a Traffic Impact Analysis (TIA) is not necessary; • No sanitary or stormwater improvements are necessary. 18.920 Access, Egress,and Circulation Section 18.920.020 Applicability B. Apfilicability. The provisions of this chapter apply to all development including the construction of new structures, the remodeling of existing structures,and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. Findings: No new development is proposed and the proposed writers residence will not increase the on-site parking or loading requirements or change the access requirements to the site.Therefore,the provisions of this section do not apply to the proposal. 18.930 Vision Clearance Areas Section 18.930.020 Applicability A. Aplicability. The provisions of this chapter apply to all development, including the construction of new structures, the remodeling of existing structures,and to a change of use Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings III-8 that increases the on-site parking or loading requirements or changes the access requirements. Findings: No new development is proposed,and the proposed use will not create additional traffic on SW Walnut Street. Therefore, the provisions of this section related to vision clearance areas do not apply to the proposal. Conditional Use Permit for the Carolyn Moore Writers House: Legal Findings 111-9 MEMORANDUM THE BOOKIN DATE: April 1,2021 GROUP LLC TO: Lina Smith,Assistant Planner,City of Tigard FROM: Chris Hagerman,Senior Planner,The Bookin Group LLC on behalf of PCC Land Use& SUBJECT: RESPONSE TO INCOMPLETENESS LETTER FOR CUP 2021-0001 Institutional Planning This memorandum provides a response to the request for additional information contained in the Policy Analysis March 4, 2021 Incompleteness Letter related to the Conditional Use Permit application for the use of the Carolyn Moore house (12680 SW Walnut St) by Portland Community College as a writer-in- Project residence site.With the submission of this information please deem the application complete,. Management I. Completeness Items Group Facilitation In order for your application to be deemed complete, please make the following revisions to your land use submittal. Unless otherwise noted below, all applicable approval criteria and standards can be found in the Community Development Code of the City of Tigard(CDC). 1. Please revise your tree report to meet the Urban Forestry Plan standards in CDC 18.420.060,Subsections B.1 to B.3, and the Tigard Urban Forestry Manual Section 10. This was also a requirement of the recorded "Declaration of Equitable Servitude"associated with Case No. MLP2020-00004. Response: Per your request,Attachment 1 contains a tree report that has been prepared by the Project Arborist to meet the purpose and intent of Subsections B.1 to B.3.As no development is proposed, no construction-related plans are necessary. However,the arborist has provided Tree Preservation Guidelines.The Effective Canopy Cover of 44%has been provided by the arborist for Parcel 1, Parcel 3,and Tract A of the Land Division Site (MLP 2020-00004).As the site for this review(Parcel 3 and Tract B) constitute 9.5 acres of the 11.9 acre site included in the arborist report, it can be concluded that the site is in compliance with the Effective Canopy Cover standard for non-residential use of 33%. B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree canopy standards and must meet the requirements of UFM Sections 10 through 13.An urban forestry plan must: 1. Be coordinated and approved by a project landscape architect or project arborist, i.e. a person that is both a certified arborist and tree risk assessor, except that land partitions may demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; Response:The plan prepared by Bartlett(Attachment 1) has been coordinated 1140 SW I and approved by Sean Rinault,a certified arborist and tree risk assessor.This Suite 500 Portland.Oregon standard is met. 97205 503 241.2423 booking!cup.corn Response to Incompleteness Letter for Carolyn Moore Writers House(CUP2021-00001) 1 2. Demonstrate compliance with UFM tree preservation and removal site plan standards; Response:The plan contained within Attachment 1 demonstrates compliance with the UFM tree preservation and site plan standards.This standard is met. 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and provide the minimum effective tree canopy cover; Response:The report(Attachment 1) meets the UFM tree canopy and supplemental standards and provides the minimum effective tree canopy cover as at least 44%for the three pieces of property surveyed, exceeding the requirement of 33%. 2. Your narrative states that bicycle parking will be provided within an existing accessory structure.A minimum of one(1)bicycle parking space will be required, based on your proposal for two(2)writers in residence. Please submit details on the type of bicycle rack that will be installed(such as a sample drawing from the manufacturer). Response: Per your request,Attachment 2 contains the specifications sheet for two types of bicycle staple, one of which will be placed in the accessory building. 11.Approvability Items The following items are approvability items, not completeness items. They are listed here for your information, and should be resolved at the beginning of the review process so that staff has sufficient time to analyze your proposal and formulate a recommendation with regard to approvability. 1. A pedestrian path will be required to connect to the existing sidewalk on SW Bigleaf Drive, meeting the following standard in CDC Section 18.350.040.E.3: "Paths must extend to the perimeter property line to provide access to existing or planned pedestrian facilities on adjacent properties,such as trails or public access easements, where practicable. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 8 feet to meet this standard." Response:As discussed in the application,the program for the Writers House is considerably reduced from the visions for a multifaceted program contained in the initial application to the Carolyn Moore Estate. The intention of PCC is for the house to serve as the residence and writing space for up to two professional writers.The seclusion and isolation of the existing property is vital to maintaining the environment that will draw writers to apply to reside at the house during critical periods of their work. It is not practical to meet the project objectives for PCC in using the house as a retreat for working writers and provide a public, paved path directly to the house.This would encourage public use of the property as open space,disrupting the intended isolation and seclusion that provides the working environment for a writers' retreat. Response to Incompleteness Letter for Carolyn Moore Writers House(CUP2021-00001) 2 • The Conditional Use approval criterion in CDC Section 18.740.050.E also requires that "the proposed development is located and designed to support pedestrian access, safety, and comfort on and adjacent to the site where practicable." Response:There is no proposed development but the use of the property by PCC was assumed to require a Conditional Use during the division of the property and this was enshrined in a condition of approval.As discussed in the application,the intended use of the site is as a writers' retreat.This shift in use for the existing development will reduce the trip generation for the property below that of a residential property,as only up to two people at a time will ever reside there. In addition, a core component of this residency is the isolation and limited contact that the existing property and site development provide. A single driveway connects the site to SW Walnut and no additional pedestrian access leads into or through the site.The purpose of this PCC project makes the provision of additional pedestrian access to the house impractical.The visible introduction of a new, paved pathway leading into the property would encourage the public to explore the site, disrupting the solitude of the writers and diminishing the appeal of the house as a writers' residence • The pedestrian path requirement also relates to the City of Tigard's Strategic Plan to provide "an equitable community that is walkable, healthy,and accessible for everyone." Response:As discussed above,there is not a development trigger or increase in trip generation to justify requiring the provision of public access to or through the site. In the absence of these triggers,the Strategic Plan is not intended to compel public access on private property.The presence of the site in an undeveloped state provides abundant public benefits by maintaining habitat, mature tree groves,wetland, stormwater storage,and rainfall infiltration.These all contribute to the health of the community. This proposal does not impact the walkability or accessibility of the broader community, but only the access into this private site. Further,as discussed above,the visual effect of a publicly accessible path leading to the Writers House would both encourage the public to walk into the property and would discourage writers from applying to the program as they anticipate possible disruptions. Attachments 1. Tree Plan 2. Bicycle Parking specifications Response to Incompleteness Letter for Carolyn Moore Writers House(CUP2021-00001) 3 Urban Forestry Plan Supplemental Report Site: Tigard Writer's Retreat House 12680 SW Walnut St Tigard, OR 97223 Prepared for: Portland Community College 9700 SW Capitol Hwy Suite 260 Portland, OR 97219 Prepared by: Sean Rinault ISA Certified Arborist #PN-7889B ISA Tree Risk Assessment Qualified srinault( bartlett.com Or NI Bartlett Tree Experts BARTLETT Ri-d t BARTLETT 11814 SE Jennifer St Clackamas, OR 97015 C. CONSULTING 503-722-7267 DIVSIONOf'E'" 7"11 EVERT COMPINY www.bartlett.com Submitted on March 19, 2021 ©The F.A. Bartlett Tree Expert Company ai Tigard Writer's Retreat• Supplemental Report March 19, 2021 Table of Contents Background 1 Purpose 1 Observations 1 Planned Site-Use 3 Tree Preservation Guidelines 3 Effective Tree Canopy Cover 4 Methodology 4 Appendix I —Tree and Canopy Site Plan 5 Appendix II—Tree Inventory 9 Appendix Ill -Assumptions and Limiting Conditions 23 Appendix IV - Certificate of Performance 25 The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015. 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 1 Background Portland Community College received a donated parcel of property located in the City of Tigard. Prior to authorizing a land use permit, the City requested an Urban Forestry Plan and Supplemental Report describing the existing trees growing on the property. Since no development is planned for the site, this report is designed to meet the intent of the requirements, but not several of the technical details related to development. Purpose The intended purpose of this report is to provide information on the condition of the trees and canopy coverage of the site to be submitted to the City of Tigard. Observations Four hundred (400) trees were growing on the site. Overall, trees were in good to fair condition (Table 1). Table 1. Tree Condition and Abundance Common Name Scientific Name Dead Poor Fair Good Total Maple-Bigleaf Acer macrophyllum - 10 39 26 75 Alder-Red Alnus rubra 1 3 15 27 46 Serviceberry Amelanchier canadensis - - 1 - 1 Hazelnut-European Corylus avellana 1 3 5 1 10 Hawthorn-Singleseed Crataegus monogyna - - 3 3 6 Hawthorn Crataegus sp. - - 1 - 1 Quince Cydonia oblonga - - - 1 1 Walnut-Persian Juglans regia - - 1 - 1 Apple-Common Malus domestica - - 7 7 14 Pine-Scotch Pinus sylvestris - - 1 2 3 Cottonwood-Black Populus trichocarpa - 1 9 16 26 Cherry-Sweet Prunus avium - 1 1 15 17 Plum Prunus domestica - 3 4 - 7 Douglas Fir Pseudotsuga menziesii 3 2 27 77 109 Pear-Common Pyrus communis - 1 4 - 5 Oak-Oregon White Quercus garryana - - - 1 1 Willow-Babylon Weeping Salix babylonica - - - 1 1 Willow-Scouler's Salix scouleriana - - 7 9 16 Redcedar-Western Thuja plicate 3 7 13 37 60 Total 8 31 138 223 400 The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015. 503.722.7267• www.bartlett.corn Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 2 The trees were concentrated primarily in the �. y M' M • '..,, „q northwest corner, the south end, and along the :, f,,. -.'4 east side of the subject property. These areast; .....=., were perhaps best characterized as ‘, ' unmaintained woodlots, with trees of varying .O > * ages and condition growing in a naturalized ; !' -. , :' setting. The three most numerous tree species ` were bigleaf maple, western redcedar, and i.. ••. ,;,i'#. , Douglas fir. All three species are native to the / Pacific Northwest region, and are often found in , dr mixed stands in association with each other. } } Red alder was also plentiful, concentrated in the . •�t` .:.4,e' northwest corner, near a small creek. Being a ` water loving species, alder is typically associated with rivers and streams, where water is in ample supply. In addition to the woodlot sections, the Photo 1.The unmaintained woodlots were site had large areas of open grassland primarily native trees growing around the throughout most of the central portion of the perimeter of the property. This is one of the property and an orchard of fruit and nut trees many Douglas fir trees in the northwest corner. located behind the house. Apple, pear, . .„in. cherry, and plum accounted for the bulk of the ,,, 1FwW" --. * 4, ... - species found, with hazelnut, walnut, and az 4i a0. quince rounding out the mix. They were generally in rows and in fair to good condition. \14% I Overall, fruit trees tend to have higher \ maintenance requirements, which had not been ; , '4:, , ' :' „,. j addressed for some time. Given the stated intent for the property, the character of the .-4_ ,� r. s,. orchard would fit in well with it being used as a \ ' 1 n' 4. retreat. ti, 4�,, No Heritage trees were growing on the site. ' ` k fn„ 1r s ' $ K kr1, L �t �`p Photo 2.The orchard behind the house was diverse but had not been maintained recently. This quince tree was in good condition. The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 3 Planned Site-Use In order to use the site as a writers retreat, I recommend a program of tree monitoring and maintenance. Some of the aspects that I recommend focusing on are: • Removing and managing invasive species, both tree species in the inventory on the City of Tigard Nuisance Species list: sweet cherry and singleseed hawthorn, as well as other species on site such as Himalayan blackberry and English holly. • Identifying high use areas and performing a risk assessment on trees near those areas. • Making some decisions regarding the orchard — removal, treatment, or allow to decline. Portland Community College is not planning to develop the site. So, no construction plans or impacts to trees have been created or are anticipated. However, I have included general Tree Preservation Guidelines to aid in planning future development. Tree Preservation Guidelines Tree preservation is intended to not only foster tree survival during development, but also to promote maintenance of tree health and beauty into the future. Trees retained on sites that are injured or damaged during construction or are insufficiently maintained afterward become a liability rather than an asset. How individual trees respond to disturbances will depend on the extent of excavation and grading, the care with which demolition is undertaken, and the construction methods employed. Coordinating any construction activity inside the Tree Protection Zone (TPZ) can minimize these impacts. The following recommendations will help reduce impacts to trees from development and maintain and improve their health and vitality through the clearing, grading and construction phases. 1. Construction plans affecting the trees should be reviewed by the Project Arborist with regard to tree impacts. These include, but are not limited to, site plans, improvement plans, utility and drainage plans, grading plans, landscape and irrigation plans, and demolition plans. 2. The Project Arborist should work with the design team to establish TPZs where no construction takes place to protect trees and their roots. Protect trees from construction with chain link fence at the edge of their TPZ. 3. The demolition and construction superintendents shall meet with the Project Arborist before beginning further work to review all work procedures, access routes, storage areas, chain link fence removal and tree protection measures. 4. Tree protection fencing is to remain until all site work has been completed within the work area. Fence may not be relocated or removed without approval of the Project Arborist. 5. Construction trailers and storage areas must remain outside TPZ. 6. Any root pruning required for construction purposes shall receive the prior approval of the Project Arborist. Roots should be cut with a saw to provide a flat and smooth cut. Removal of roots larger than 2" in diameter should be avoided. 7. Any herbicides placed under paving materials must be safe for use around trees and be labeled for that use. The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015. 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 4 8. Spoil from trench, footing, utility, or other excavation shall not be placed within the TPZ, neither temporarily nor permanently. 9. If injury should occur to any tree during construction, it should be evaluated as soon as possible by the Project Arborist so that appropriate treatments can be applied. 10. No excess soil, chemicals, debris, equipment, or other materials shall be dumped or stored within the TPZ any trees. Effective Tree Canopy Cover Section 10 of the City of Tigard Urban Forestry Manual describes the reporting for the Urban Forestry Plan and Supplemental Report. This document lays out a method for calculating Effective Tree Canopy Cover and lists guidelines ranging from zero to forty percent cover depending on the zoning. Of the 400 trees, 39 were excluded because they were dead or in poor condition and 22 were excluded because they were nuisance species. The canopy coverage of the remaining 339 trees was 3.21 acres which is a raw canopy coverage of approximately 22%. This number is likely an underestimate because the approximate parcel locations are larger than the area where trees were assessed. This number is then doubled for an Effective Canopy Cover of 44%, which is higher than any of the zoning requirements. Methodology Trees were assessed on October 13, 15, 16, 19, and 20, 2020. The assessment included all trees 6" and greater in diameter located within the site except for areas too difficult to access because of backberry thickets. While many of the trees were growing in stands, individual tree data was collected for each tree without grouping any trees as stands. The assessment procedure consisted of the following steps: 1. Affix a sequentially numbered brass tag to the main trunks of each accessible tree; 2. Identifying the species of tree; 3. Measuring the trunk diameter at a point 54" above grade; 4. Evaluating the health and structural condition using a scale of 0-3 based on the City of Tigard definitions; 5. Using a GPS receiver and Bartlett's ArborScope software to collect tree location data; 6. Estimate the average canopy radius. Canopy area in feet was calculated using A=Trr2. 7. Effective Tree Canopy Cover was calculated using GPS coordinates and canopy radius measurements from the field in ArcGls Pro. A layer was created through buffering the canopy radius from each tree location that was in good or fair condition and was not a species on the Nuisance Species list. Parcel data was not easily available for the area, so the project boundaries were estimated using the City of Tigard's website and aerial photography. Since no trees were being removed or planted, the number of acres of canopy were doubled and divided by the approximate area of the site. The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com k Al # 1r ii. * I lit 1,, �" ' w , qpiiiiiN r: r . 7'-ri; a �s s 1 -� '` ,, a ° • f i i�F 1 J 1/1/A0, 5 a _ - M ' '�i, p ♦✓ra w I ` "i It ,a Ja • evIF 4 , i, ty4 ° i lir IV; [ r 4 lirfor,lipt, . . tt q; .o a o x M S .44 IS .. ' o a O 4111 °pJo -�°o'er0Omoao J,0 a° , :6'&° �O • . l 4 1 ik 0 z1_ iyo1 Q: ral:«5e! ' 41 4 VIP fi °J i Iii)tre iii o a ♦ o , °O°i c , s. t x. • .41/4sx - •yz to _ AIN s . 111114 r ft + >: ♦ i t! s ,,,�_i 4404 r y/" li, f ,.M > ' 9 no Illilik i Fr 4 • IS 0 Ilk • ,. a. .. • , Milk Parcel ir '• Tree and Canopy Site Plan N B.Pi[L II 9 Canopy-3.21 acres CanopyNie BARTLETT 1 80 SW Retreat House Site—14.3 acres A Dy y+vDy A 12680 SW Walnut St Trees Tigard,OR 97223 22%canopy coverage Good S March 19,2021 E Nuisance 100 11814 SE Jennifer St I l Feet Clackamas,OR 97015 • Poor Condition 503 722.7267 ell 1fL4 tilik I EBB 111 '''- . .4111,,, . . IF . EMI ,,ot t ,i_. 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Will 11111 la M 5353}}20 IM Ira rzo rr�r� mn gni I= ME 3, ME n OEM ESSED rrn■MEI 12MME��'111.�+F1���JJ am am ME 5290Et. law 5 ,. 5297 5309 CiiLEm 90 M3-30:2 5 II • 5304 "1r MI EaS ! 5280 liI j ME MII ys 12111 ti>+ i ir I., I t CM ME ME mri MD ME MM am tittME MEIMM 5120 ME COVED BM Mil 5130Mil r BM ME 5150 C 5160 MEI com ma 5140 I= ME M3 13323 com ME I= 1313 MI ELIEx x - r Nit our A ' 1110:4 11 lilt fr 111.04 takti NI Parcel N APTLEY Tree Plan #3 Tigard Wnter's Retreat House Trees Good A TR EXPERTS 12680 SW Walnut St Tigard.OR 97223 r Nuisance 50 11814 SE Jennifer St March 19.2021 • Poor Condition I I Feet Clackamas.OR 97015 503.722 7267 Tigard Writer's Retreat• Supplemental Report March 19. 2021 • Page 9 Appendix II - Tree Inventory ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5001 Pine-Scotch Pinus sylvestris 8 201 No 2 Yes 5002 Douglas Fir Pseudotsuga menziesii 41 1257 No 2 Yes 5003 Douglas Fir Pseudotsuga menziesii 33 707 No 3 Yes 5004 Douglas Fir Pseudotsuga menziesii 32 1963 No 3 Yes 5005 Maple-Bigleaf Acer macrophyllum 12 707 No 2 Yes 5006 Douglas Fir Pseudotsuga menziesii 27 1963 No 2 Yes 5007 Maple-Bigleaf Acer macrophyllum 14 707 No 3 Yes 5008 Douglas Fir Pseudotsuga menziesii 9 314 No 2 Yes 5009 Douglas Fir Pseudotsuga menziesii 30 1257 No 3 Yes 5010 Douglas Fir Pseudotsuga menziesii 11 314 No 3 Yes 5011 Douglas Fir Pseudotsuga menziesii 32 1257 No 3 Yes 5012 Douglas Fir Pseudotsuga menziesii 30 1257 No 3 Yes 5013 Maple-Bigleaf Acer macrophyllum 15 1257 No 3 Yes 5014 Maple-Bigleaf Acer macrophyllum 24 707 No 1 Yes 5015 Douglas Fir Pseudotsuga menziesii 11 707 No 3 Yes 5016 Douglas Fir Pseudotsuga menziesii 28 1963 No 1 Yes 5017 Douglas Fir Pseudotsuga menziesii 25 707 No 2 Yes 5018 Douglas Fir Pseudotsuga menziesii 39 1257 No 2 Yes 5019 Maple-Bigleaf Acer macrophyllum 16 707 No 2 Yes 5020 Douglas Fir Pseudotsuga menziesii 33 1963 No 3 Yes 5021 Douglas Fir Pseudotsuga menziesii 25 1257 No 3 Yes 5022 Douglas Fir Pseudotsuga menziesii 34 1963 No 3 Yes 5023 Maple-Bigleaf Acer macrophyllum 13 707 No 1 Yes 5024 Maple-Bigleaf Acer macrophyllum 14 707 No 2 Yes 5025 Maple-Bigleaf Acer macrophyllum 27 707 No 1 Yes 5026 Douglas Fir Pseudotsuga menziesii 10 314 No 2 Yes 5027 Douglas Fir Pseudotsuga menziesii 34 1963 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 10 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5028 Maple-Bigleaf Acer macrophyllum 8 314 No 2 Yes 5029 Maple-Bigleaf Acer macrophyllum 23 1257 No 3 Yes 5030 Maple-Bigleaf Acer macrophyllum 7 314 No 3 Yes 5031 Douglas Fir Pseudotsuga menziesii 39 1963 No 3 Yes 5032 Maple-Bigleaf Acer macrophyllum 10 314 No 2 Yes 5033 Douglas Fir Pseudotsuga menziesii 43 1963 No 3 Yes 5034 Maple-Bigleaf Acer macrophyllum 8 707 No 3 Yes 5035 Maple-Bigleaf Acer macrophyllum 9 707 No 2 Yes 5036 Alder-Red Alnus rubra 14 707 No 0 Yes 5037 Maple-Bigleaf Acer macrophyllum 14 707 No 2 Yes 5038 Maple-Bigleaf Acer macrophyllum 8 707 No 2 Yes 5039 Maple-Bigleaf Acer macrophyllum 17 707 No 2 Yes 5040 Cherry-Sweet Prunus avium 9 707 No 3 Yes 5041 Maple-Bigleaf Acer macrophyllum 6 314 No 2 Yes 5042 Maple-Bigleaf Acer macrophyllum 19 1257 No 2 Yes 5043 Maple-Bigleaf Acer macrophyllum 9 707 No 1 Yes 5044 Maple-Bigleaf Acer macrophyllum 12 314 No 2 Yes 5045 Maple-Bigleaf Acer macrophyllum 17 707 No 2 Yes 5046 Maple-Bigleaf Acer macrophyllum 12 707 No 3 Yes 5047 Maple-Bigleaf Acer macrophyllum 26 1963 No 3 Yes 5048 Maple-Bigleaf Acer macrophyllum 14 314 No 2 Yes 5049 Maple-Bigleaf Acer macrophyllum 11 707 No 2 Yes 5050 Maple-Bigleaf Acer macrophyllum 14 707 No 2 Yes 5051 Maple-Bigleaf Acer macrophyllum 12 707 No 2 Yes 5052 Maple-Bigleaf Acer macrophyllum 18 1257 No 3 Yes 5053 Maple-Bigleaf Acer macrophyllum 13 1257 No 3 Yes 5054 Maple-Bigleaf Acer macrophyllum 31 1963 No 2 Yes 5055 Douglas Fir Pseudotsuga menziesii 33 1963 No 3 Yes 5056 Douglas Fir Pseudotsuga menziesii 13 707 No 2 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 11 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft 2) Preservation 5057 Douglas Fir Pseudotsuga menziesii 14 314 No 2 Yes 5058 Douglas Fir Pseudotsuga menziesii 13 314 No 2 Yes _ 5059 Douglas Fir Pseudotsuga menziesii 21 1257 No 3 Yes 5060 Douglas Fir Pseudotsuga menziesii 14 707 No 3 Yes 5061 Douglas Fir Pseudotsuga menziesii 15 707 No 2 Yes 5062 Douglas Fir Pseudotsuga menziesii 22 1257 No 2 Yes 5063 Douglas Fir Pseudotsuga menziesii 19 707 No 3 Yes 5064 Douglas Fir Pseudotsuga menziesii 18 707 No 3 Yes 5065 Maple-Bigleaf Acer macrophyllum 23 707 No 2 Yes 5066 Douglas Fir Pseudotsuga menziesii 49 1257 No 3 Yes 5067 Maple-Bigleaf Acer macrophyllum 14 707 No 3 Yes 5068 Douglas Fir Pseudotsuga menziesii 36 1257 No 2 Yes 5069 Douglas Fir Pseudotsuga menziesii 31 1257 No 3 Yes 5070 Douglas Fir Pseudotsuga menziesii 28 1257 No 3 Yes 5071 Douglas Fir Pseudotsuga menziesii 18 707 No 3 Yes 5072 Maple-Bigleaf Acer macrophyllum 21 707 No 2 Yes 5073 Douglas Fir Pseudotsuga menziesii 29 1257 No 3 Yes 5074 Douglas Fir Pseudotsuga menziesii 24 707 No 3 Yes 5075 Douglas Fir Pseudotsuga menziesii 32 1257 No 3 Yes 5076 Douglas Fir Pseudotsuga menziesii 41 1257 No 2 Yes 5077 Maple-Bigleaf Acer macrophyllum 19 707 No 2 Yes 5078 Maple-Bigleaf Acer macrophyllum 16 707 No 3 Yes 5079 Maple-Bigleaf Acer macrophyllum 20 1257 No 2 Yes 5080 Douglas Fir Pseudotsuga menziesii 31 1257 No 3 Yes 5081 Douglas Fir Pseudotsuga menziesii 15 707 No 2 Yes 5082 Douglas Fir Pseudotsuga menziesii 21 707 No 3 Yes 5083 Douglas Fir Pseudotsuga menziesii 27 707 No 3 Yes 5084 Douglas Fir Pseudotsuga menziesii 27 1257 No 3 Yes 5085 Douglas Fir Pseudotsuga menziesii 26 1257 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 12 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5086 Douglas Fir Pseudotsuga menziesii 28 707 No 3 Yes 5087 Douglas Fir Pseudotsuga menziesii 13 707 No 3 Yes 5088 Douglas Fir Pseudotsuga menziesii 34 1257 No 3 Yes 5089 Maple-Bigleaf Acer macrophyllum 22 1257 No 1 Yes 5090 Douglas Fir Pseudotsuga menziesii 33 1257 No 3 Yes 5091 Douglas Fir Pseudotsuga menziesii 28 707 No 3 Yes 5092 Maple-Bigleaf Acer macrophyllum 13 1257 No 3 Yes 5093 Douglas Fir Pseudotsuga menziesii 23 1257 No 3 Yes 5094 Douglas Fir Pseudotsuga menziesii 24 707 No 0 Yes 5095 Maple-Bigleaf Acer macrophyllum 27 1257 No 3 Yes 5096 Douglas Fir Pseudotsuga menziesii 27 707 No 3 Yes 5097 Maple-Bigleaf Acer macrophyllum 12 707 No 3 Yes 5098 Douglas Fir Pseudotsuga menziesii 10 707 No 3 Yes 5099 Douglas Fir Pseudotsuga menziesii 12 707 No 3 Yes 5100 Maple-Bigleaf Acer macrophyllum 17 707 No 3 Yes 5101 Douglas Fir Pseudotsuga menziesii 12 314 No 2 Yes 5102 Alder-Red Alnus rubra 13 314 No 1 Yes 5103 Cherry-Sweet Prunus avium 6 314 No 3 Yes 5104 Maple-Bigleaf Acer macrophyllum 15 707 No 2 Yes 5105 Douglas Fir Pseudotsuga menziesii 13 314 No 3 Yes 5106 Douglas Fir Pseudotsuga menziesii 25 707 No 3 Yes 5107 Douglas Fir Pseudotsuga menziesii 16 1257 No 3 Yes 5108 Douglas Fir Pseudotsuga menziesii 9 0 No 0 Yes 5109 Pine-Scotch Pinus sylvestris 9 707 No 3 Yes 5110 Pine-Scotch Pinus sylvestris 9 707 No 3 Yes 5111 Cherry-Sweet Prunus avium 7 314 No 3 Yes 5112 Cherry-Sweet Prunus avium 6 314 No 3 Yes 5113 Maple-Bigleaf Acer macrophyllum 15 707 No 1 Yes 5114 Hazelnut-European Corylus avellana 15 314 No 2 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19. 2021 • Page 13 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5115 Maple-Bigleaf Acer macrophyllum 13 314 No 2 Yes 5116 Plum Prunus domestica 9 113 No 2 Yes 5117 Hazelnut-European Corylus avellana 13 314 No 2 Yes 5118 Hazelnut-European Corylus avellana 10 113 No 1 Yes 5119 Hazelnut-European Corylus avellana 8 50 No 0 Yes 5120 Hazelnut-European Corylus avellana 12 314 No 2 Yes 5121 Hazelnut-European Corylus avellana 13 314 No 1 Yes 5122 Hazelnut-European Corylus avellana 14 314 No 2 Yes 5123 Alder-Red Alnus rubra 7 314 No 3 Yes 5124 Hazelnut-European Corylus avellana 10 113 No 1 Yes 5125 Apple-Common Malus domestica 9 201 No 3 Yes 5126 Apple-Common Malus domestica 10 707 No 3 Yes Willow-Babylon 5127 Weeping Salix babylonica 21 2827 No 3 Yes 5128 Hawthorn-Singleseed Crataegus monogyna 5 707 No 3 Yes 5129 Apple-Common Malus domestica 14 707 No 2 Yes 5130 Apple-Common Malus domestica 19 707 No 2 Yes 5131 Apple-Common Malus domestica 17 113 No 2 Yes 5132 Pear-Common Pyrus communis 8 113 No 2 Yes 5133 Plum Prunus domestica 18 201 No 2 Yes 5134 Plum Prunus domestica 14 113 No 2 Yes 5135 Cherry-Sweet Prunus avium 19 314 No 3 Yes 5136 Willow-Scouler's Salix scouleriana 14 707 No 2 Yes 5137 Maple-Bigleaf Acer macrophyllum 6 113 No 3 Yes 5138 Hazelnut-European Corylus avellana 8 113 No 2 Yes 5139 Walnut-Persian Juglans regia 14 1257 No 2 Yes 5140 Plum Prunus domestica 12 113 No 1 Yes 5141 Cherry-Sweet Prunus avium 13 201 No 2 Yes 5142 Quince Cydonia oblonga 12 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 14 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5143 Plum Prunus domestica 5 50 No 1 Yes 5144 Plum Prunus domestica 5 113 No 2 Yes 5145 Cherry-Sweet Prunus avium 20 314 No 1 Yes 5146 Plum Prunus domestica 2 113 No 1 Yes 5147 Pear-Common Pyrus communis 14 113 No 2 Yes 5148 Apple-Common Malus domestica 13 113 No 3 Yes 5149 Apple-Common Malus domestica 19 314 No 3 Yes 5150 Apple-Common Malus domestica 13 201 No 3 Yes 5151 Apple-Common Malus domestica 14 314 No 3 Yes 5152 Apple-Common Malus domestica 11 201 No 2 Yes 5153 Apple-Common Malus domestica 12 707 No 3 Yes 5154 Apple-Common Malus domestica 11 314 No 2 Yes 5155 Apple-Common Malus domestica 10 201 No 2 Yes 5156 Pear-Common Pyrus communis 7 113 No 2 Yes , 5157 Pear-Common Pyrus communis 7 113 No 2 Yes 5158 Pear-Common Pyrus communis 9 113 No 1 Yes 5159 Alder-Red Alnus rubra 8 201 No 3 Yes 5160 Oak-Oregon White Quercus garryana 12 707 No 3 Yes 5161 Cottonwood-Black Populus trichocarpa 15 707 No 3 Yes 5162 Alder-Red Alnus rubra 10 314 No 2 Yes 5163 Alder-Red Alnus rubra 8 201 No 1 Yes 5164 Hawthorn Crataegus sp 6 113 No 2 Yes 5165 Willow-Scouler's Salix scouleriana 11 707 No 3 Yes 5166 Cottonwood-Black Populus trichocarpa 13 314 No 3 Yes 5167 Cottonwood-Black Populus trichocarpa 14 314 No 3 Yes 5168 Cottonwood-Black Populus trichocarpa 12 314 No 3 Yes 5169 Cottonwood-Black Populus trichocarpa 12 1257 No 3 Yes 5170 Cottonwood-Black Populus trichocarpa I 11 314 No 2 Yes 5171 Cottonwood-Black Populus trichocarpa I 15 707 I No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19. 2021 • Page 15 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5172 Cottonwood-Black Populus trichocarpa 12 707 No 3 Yes 5173 Maple-Bigleaf Acer macrophyllum 6 314 No 3 Yes 5174 Douglas Fir Pseudotsuga menziesii 16 314 No 3 Yes 5175 Douglas Fir Pseudotsuga menziesii 21 707 No 3 Yes 5176 Alder-Red Alnus rubra 11 707 No 3 Yes 5177 Alder-Red Alnus rubra 11 1257 No 3 Yes 5178 Alder-Red Alnus rubra 7 314 No 3 Yes 5179 Alder-Red Alnus rubra 7 201 No 3 Yes 5180 Alder-Red Alnus rubra 6 201 No 3 Yes 5181 Alder-Red Alnus rubra 8 201 No 3 Yes 5182 Alder-Red Alnus rubra 9 314 No 3 Yes 5183 Hazelnut-European Corylus avellana 10 201 No 3 Yes 5184 Alder-Red Alnus rubra 8 314 No 3 Yes 5185 Alder-Red Alnus rubra 6 201 No 3 Yes 5186 Alder-Red Alnus rubra 9 707 No 3 Yes 5187 Alder-Red Alnus rubra 9 314 No 3 Yes 5188 Alder-Red Alnus rubra 9 314 No 3 Yes 5189 Alder-Red Alnus rubra 8 707 No 3 Yes 5190 Alder-Red Alnus rubra 10 314 No 3 Yes 5191 Alder-Red Alnus rubra 6 201 No 3 Yes 5192 Alder-Red Alnus rubra 8 707 No 3 Yes 5193 Maple-Bigleaf Acer macrophyllum 6 201 No 3 Yes 5194 Alder-Red Alnus rubra 8 314 No 3 Yes 5195 Alder-Red Alnus rubra 8 314 No 3 Yes 5196 Cherry-Sweet Prunus avium 11 707 No 3 Yes 5197 Maple-Bigleaf Acer macrophyllum 9 707 No 2 Yes 5198 Maple-Bigleaf Acer macrophyllum 6 314 No 3 Yes 5199 Douglas Fir Pseudotsuga menziesii 18 1257 No 3 Yes 5200 Willow-Scouler's Salix scouleriana 13 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 16 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5201 Cherry-Sweet Prunus avium 6 314 No 3 Yes 5202 Alder-Red Alnus rubra 6 201 No 3 Yes 5203 Redcedar-Western Thuja plicata 21 1257 No 3 Yes 5204 Willow-Scouler's Salix scouleriana 8 314 No 3 Yes 5205 Douglas Fir Pseudotsuga menziesii 17 1257 No 3 Yes 5206 Redcedar-Western Thuja plicata 1 707 No 3 Yes 5207 Redcedar-Western Thuja plicata 8 314 No 3 Yes 5208 Douglas Fir Pseudotsuga menziesii 27 707 No 3 Yes 5209 Redcedar-Western Thuja plicata 6 201 No 3 Yes 5210 Redcedar-Western Thuja plicata 22 707 No 3 Yes 5211 Redcedar-Western Thuja plicata 26 707 No 3 Yes 5212 Alder-Red Alnus rubra 9 707 No 2 Yes 5213 Hawthorn-Singleseed Crataegus monogyna 5 314 No 2 Yes 5214 Hawthorn-Singleseed Crataegus monogyna 5 314 No 2 Yes 5215 Alder-Red Alnus rubra 7 314 No 3 Yes 5216 Redcedar-Western Thuja plicata 6 201 No 3 Yes 5217 Alder-Red Alnus rubra 6 201 No 2 Yes 5218 Alder-Red Alnus rubra 6 201 No 2 Yes 5219 Willow-Scouler's Salix scouleriana 8 201 No 2 Yes 5220 Cottonwood-Black Populus trichocarpa 11 314 No 3 Yes 5221 Cottonwood-Black Populus trichocarpa 11 113 No 1 Yes 5222 Willow-Scouler's Salix scouleriana 6 201 No 2 Yes 5223 Cherry-Sweet Prunus avium 6 314 No 3 Yes 5224 Alder-Red Alnus rubra 7 201 No 1 Yes 5225 Redcedar-Western Thuja plicata 25 707 No 3 Yes 5226 Redcedar-Western Thuja plicata 19 707 No 2 Yes 5227 Cottonwood-Black Populus trichocarpa 10 707 No 3 Yes 5228 Alder-Red Alnus rubra 7 314 No 3 Yes 1 5229 Cottonwood-Black Populus trichocarpa 14 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 17 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5230 Cottonwood-Black Populus trichocarpa 18 707 No 3 Yes _ 5231 Cottonwood-Black Populus trichocarpa 13 707 No 2 Yes _ 5232 Willow-Scouler's Salix scouleriana 10 314 No 2 Yes 5233 Redcedar-Western Thuja plicata 29 707 No 3 Yes 5234 Redcedar-Western Thuja plicata _ 37 1257 No 3 Yes 5235 Alder-Red Alnus rubra 5 314 No 3 Yes 5236 Redcedar-Western Thuja plicata 7 201 No 3 Yes 5237 Hawthorn-Singleseed Crataegus monogyna 5 201 No 3 Yes 5238 Douglas Fir Pseudotsuga menziesii 37 2827 No 3 Yes 5239 Maple-Bigleaf Acer macrophyllum 7 314 No 2 Yes 5240 Alder-Red Alnus rubra 6 113 No 2 Yes 5241 Alder-Red Alnus rubra 6 314 No 2 Yes 5242 Cottonwood-Black Populus trichocarpa 9 707 _ No 3 Yes 5243 Hawthorn-Singleseed Crataegus monogyna 7 314 No 2 Yes 5244 Redcedar-Western Thuja plicata 23 1257 No 3 Yes 5245 Maple-Bigleaf Acer macrophyllum 25 _ 1257 No 2 Yes 5246 Douglas Fir Pseudotsuga menziesii 21 707 No 2 Yes 5247 Cottonwood-Black Populus trichocarpa 16 707 No 3 Yes 5248 Cottonwood-Black Populus trichocarpa 14 707 No 3 Yes 5249 Redcedar-Western Thuja plicata 21 707 No 1 Yes 5250 Douglas Fir Pseudotsuga menziesii 35 1963 No 3 Yes _ 5251 Redcedar-Western Thuja plicata 23 707 No 1 Yes 5252 Cottonwood-Black Populus trichocarpa 9 314 No 3 Yes 5253 Cottonwood-Black Populus trichocarpa 12 707 No 2 Yes 5254 Cottonwood-Black Populus trichocarpa 10 314 No 2 Yes 5255 Willow-Scouler's Salix scouleriana 13 314 No 2 Yes 5256 Cottonwood-Black Populus trichocarpa 14 314 No 2 Yes 5257 Willow-Scouler's Salix scouleriana 10 314 No 3 Yes 5258 Cottonwood-Black Populus trichocarpa 15 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 18 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5259 Cottonwood-Black Populus trichocarpa 18 707 No 2 Yes 5260 Willow-Scouler's Salix scouleriana 14 1257 No 3 Yes 5261 Willow-Scouler's Salix scouleriana 7 707 No 2 Yes 5262 Apple-Common Malus domestica 15 707 No 2 Yes 5263 Douglas Fir Pseudotsuga menziesii 17 314 No 2 Yes 5264 Serviceberry Amelanchier canadensis 6 314 No 2 Yes 5265 Redcedar-Western Thuja plicata 7 314 No 1 Yes 5266 Douglas Fir Pseudotsuga menziesii 11 314 No 0 Yes 5267 Douglas Fir Pseudotsuga menziesii 14 314 No 3 Yes 5268 Redcedar-Western Thuja plicata 6 113 No 2 Yes 5269 Douglas Fir Pseudotsuga menziesii 16 707 No 3 Yes 5270 Redcedar-Western Thuja plicata 7 314 No 0 Yes 5271 Redcedar-Western Thuja plicata 10 707 No 0 Yes 5272 Redcedar-Western Thuja plicata 10 201 No 0 Yes 5273 Redcedar-Western Thuja plicata 13 707 No 3 Yes 5274 Maple-Bigleaf Acer macrophyllum 27 1963 No 3 Yes 5275 Maple-Bigleaf Acer macrophyllum 6 314 No 2 Yes 5276 Redcedar-Western Thuja plicata 17 314 No 1 Yes 5277 Douglas Fir Pseudotsuga menziesii 28 1257 No 3 Yes 5278 Douglas Fir Pseudotsuga menziesii 24 1257 No 3 Yes 5279 Douglas Fir Pseudotsuga menziesii 22 707 No 2 Yes 5280 Redcedar-Western Thuja plicata 19 707 No 3 Yes 5281 Redcedar-Western Thuja plicata 25 1257 No 3 Yes 1 5282 Redcedar-Western Thuja plicata 15 707 No 3 Yes 5283 Douglas Fir Pseudotsuga menziesii 21 707 No 3 Yes 5284 Redcedar-Western Thuja plicata 30 1257 No 3 Yes 5285 Douglas Fir Pseudotsuga menziesii 15 707 No 2 Yes 5286 Douglas Fir Pseudotsuga menziesii 20 707 No 3 Yes 5287 Maple-Bigleaf Acer macrophyllum 25 1257 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 19 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5288 Redcedar-Western Thuja plicata 22 707 No 1 Yes 5289 Redcedar-Western Thuja plicata 20 707 No 3 Yes 5290 Maple-Bigleaf Acer macrophyllum 17 1257 No 3 Yes 5291 Redcedar-Western Thuja plicata 9 707 No 2 Yes 5292 Douglas Fir Pseudotsuga menziesii 16 707 No 3 Yes 5293 Douglas Fir Pseudotsuga menziesii 16 707 No 3 Yes 5294 Douglas Fir Pseudotsuga menziesii 25 707 No 3 Yes 5295 Douglas Fir Pseudotsuga menziesii 22 1257 No 3 Yes 5296 Redcedar-Western Thuja plicata 14 707 No 3 Yes 5297 Douglas Fir Pseudotsuga menziesii 21 707 No 3 Yes 5298 Maple-Bigleaf Acer macrophyllum 4 707 No 1 Yes 5299 Douglas Fir Pseudotsuga menziesii 10 314 No 1 Yes 5300 Redcedar-Western Thuja plicata 23 707 No 3 Yes 5301 Douglas Fir Pseudotsuga menziesii 12 707 No 2 Yes 5302 Douglas Fir Pseudotsuga menziesii 10 314 No 3 Yes 5303 Douglas Fir Pseudotsuga menziesii 19 707 No 3 Yes 5304 Redcedar-Western Thuja plicata 32 1257 No 2 Yes 5305 Redcedar-Western Thuja plicata 26 707 No 2 Yes 5306 Douglas Fir Pseudotsuga menziesii 17 707 No 3 Yes 5307 Douglas Fir Pseudotsuga menziesii 8 314 No 2 Yes 5308 Redcedar-Western Thuja plicata 27 707 No 2 Yes 5309 Redcedar-Western Thuja plicata 22 1257 No 3 Yes 5310 Douglas Fir Pseudotsuga menziesii 14 314 No 2 Yes 5311 Douglas Fir Pseudotsuga menziesii 17 1257 No 2 Yes 5312 Douglas Fir Pseudotsuga menziesii 13 314 No 2 Yes 5313 Douglas Fir Pseudotsuga menziesii 12 707 No 3 Yes 5314 Douglas Fir Pseudotsuga menziesii 20 1257 No 2 Yes 5315 Redcedar-Western Thuja plicata 7 707 No 1 Yes 5316 Douglas Fir Pseudotsuga menziesii 10 314 No 2 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 20 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5317 Willow-Scouler's Salix scouleriana 16 707 No 2 Yes 5318 Douglas Fir Pseudotsuga menziesii 26 1257 No 3 Yes 5319 Douglas Fir Pseudotsuga menziesii 12 707 No 3 Yes 5320 Maple-Bigleaf Acer macrophyllum 38 1257 No 1 Yes 5321 Maple-Bigleaf Acer macrophyllum 10 314 No 3 Yes 5322 Maple-Bigleaf Acer macrophyllum 32 1963 No 2 Yes 5323 Maple-Bigleaf Acer macrophyllum 21 314 No 1 Yes 5324 Douglas Fir Pseudotsuga menziesii 20 1257 No 3 Yes 5325 Douglas Fir Pseudotsuga menziesii 14 707 No 3 Yes 5326 Maple-Bigleaf Acer macrophyllum 29 1963 No 2 Yes 5327 Douglas Fir Pseudotsuga menziesii 19 1257 No 3 Yes 5328 Douglas Fir Pseudotsuga menziesii 15 1257 No 3 Yes 5329 Douglas Fir Pseudotsuga menziesii 15 1257 No 3 Yes 5330 Maple-Bigleaf Acer macrophyllum 16 1257 No 2 Yes 5331 Cherry-Sweet Prunus avium 8 707 No 3 Yes 5332 Maple-Bigleaf Acer macrophyllum 21 1257 No 2 Yes 5333 Maple-Bigleaf Acer macrophyllum 23 1257 No 1 Yes 5334 Maple-Biqleaf Acer macrophyllum 19 1257 No 2 Yes 5335 Douglas Fir Pseudotsuga menziesii 24 1257 No 3 Yes 5336 Maple-Bigleaf Acer macrophyllum 24 2827 No 3 Yes 5337 Douglas Fir Pseudotsuga menziesii 22 707 No 3 Yes 5338 Maple-Bigleaf Acer macrophyllum 27 2827 No 3 Yes 5339 Maple-Bigleaf Acer macrophyllum 10 1257 No 2 Yes 5340 Redcedar-Western Thuja plicata 11 707 No 3 Yes 5341 Redcedar-Western Thuja plicata 19 1257 No 3 Yes 5342 Douglas Fir Pseudotsuga menziesii 23 1257 No 3 Yes 5343 Redcedar-Western Thuja plicata 15 1257 No 3 Yes 1 5344 Redcedar-Western Thuja plicata 15 1257 No 3 Yes 5345 Redcedar-Western Thuja plicata 17 707 No 2 I Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 21 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5346 Redcedar-Western Thuja plicata 14 314 No 3 Yes 5347 Redcedar-Western Thuja plicata 7 201 No 1 Yes 5348 Redcedar-Western Thuja plicata 8 201 No 2 Yes 5349 Alder-Red Alnus rubra 12 1257 No 2 Yes 5350 Redcedar-Western Thuja plicata 13 314 No 3 Yes 5351 Redcedar-Western Thuja plicata 7 201 No 2 Yes 5352 Alder-Red Alnus rubra 15 707 No 3 Yes 5353 Redcedar-Western Thuja plicata 10 707 No 2 Yes 5354 Cherry-Sweet Prunus avium 8 707 No 3 Yes 5355 Cherry-Sweet Prunus avium 10 707 No 3 Yes 5356 Redcedar-Western Thuja plicata 12 707 No 3 Yes 5357 Alder-Red Alnus rubra 6 113 No 2 Yes 5358 Redcedar-Western Thula plicata 21 707 No 3 Yes 5359 Redcedar-Western Thuja plicata 13 314 No 3 Yes I 5360 Redcedar-Western Thuja plicata 11 314 No 3 Yes 5361 Redcedar-Western Thuja plicata 16 707 No 3 Yes 5362 Redcedar-Western Thuja plicata 19 1257 No 3 Yes 5363 Alder-Red Alnus rubra 8 314 No 3 Yes 5364 Alder-Red Alnus rubra 9 314 No 3 Yes 5365 Hawthorn-Singleseed Crataegus monogyna 6 314 No 3 Yes 5366 Maple-Bigleaf Acer macrophyllum 19 1257 No 2 Yes 5367 Cherry-Sweet Prunus avium 11 707 No 3 Yes 5368 Maple-Bigleaf Acer macrophyllum 21 1257 No 2 Yes 5369 Douglas Fir Pseudotsuga menziesii 22 1257 No 3 Yes 5370 Douglas Fir Pseudotsuga menziesii 21 1257 No 3 Yes 5371 Maple-Bigleaf Acer macrophyllum 5 1257 No 2 Yes 5372 Alder-Red Alnus rubra 6 201 No 2 Yes 5373 Redcedar-Western Thuja plicata 26 1257 No 3 Yes 5374 Cherry-Sweet Prunus avium 8 314 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 22 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area (ft ) Preservation 5375 Alder-Red Alnus rubra 7 314 No 2 Yes 5376 Willow-Scouler's Salix scouleriana 11 707 No 3 Yes 5377 Willow-Scouler's Salix scouleriana 11 314 No 3 Yes 5378 Cottonwood-Black Populus trichocarpa 13 314 No 2 Yes 5379 Cottonwood-Black Populus trichocarpa 7 314 No 2 Yes 5380 Cottonwood-Black Populus trichocarpa 11 707 No 2 Yes 5381 Alder-Red Alnus rubra 6 314 No 2 Yes 5382 Redcedar-Western Thuja plicata 16 707 No 3 Yes 5383 Alder-Red Alnus rubra 6 113 No 2 Yes 5384 Willow-Scouler's Salix scouleriana 7 707 No 3 Yes 5385 Redcedar-Western Thuja plicata 6 314 No 2 Yes 5386 Alder-Red Alnus rubra 15 707 No 2 Yes 5387 Alder-Red Alnus rubra 6 201 No 2 Yes 5388 Cherry-Sweet Prunus avium 13 707 No 3 Yes 5389 Maple-Bigleaf Acer macrophyllum 4 314 No 2 Yes 5390 Cherry-Sweet Prunus avium 8 707 No 3 Yes 5391 Alder-Red Alnus rubra 6 314 No 2 Yes 5392 Maple-Bigleaf Acer macrophyllum 13 314 No 2 Yes 5393 Maple-Bigleaf Acer macrophyllum 10 707 No 3 Yes 5394 Redcedar-Western Thula plicata 21 707 No 3 Yes 5395 Redcedar-Western Thuja plicata 21 707 No 3 Yes 5396 Douglas Fir Pseudotsuga menziesii 17 707 No 2 Yes 5397 Douglas Fir Pseudotsuga menziesii 19 707 No 3 Yes 5398 Redcedar-Western Thuja plicata 8 314 No 2 Yes 5399 Redcedar-Western Thuja plicata 21 1257 No 2 Yes 1 5400 Willow-Scouler's Salix scouleriana 16 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722 7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 23 Appendix III - Assumptions and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is evaluated as though free and clear, under responsible ownership and competent management. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement. Loss or alteration of any part of this report invalidates the entire report. Possession of this report or a copy thereof does not imply right of publication of use for any purpose by any other than the persons to whom it is addressed, without the prior expressed written or verbal consent of the consultant. This report, or any copy thereof, shall not be conveyed, in whole or in part, by anyone, including the client, to the public via any media type or outlet, without the prior expressed consent of the consultant specifically as to value conclusions, identity of the consultant, or any reference to any professional society or institute or to any initialed designation conferred upon the consultant as stated in his qualification. This report and values expressed herein represent the opinion of the consultant, and the consultant's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. Illustrations, diagrams, graphs, and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys. Information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection. There is no warranty or guarantee, expressed or implied, that problems of deficiencies of the plans or property in question may not arise in the future. This inventory was intended to catalogue the existing trees on the subject property having stem (trunk) diameters greater than or equal to six inches, as measured at a height of 4.5 feet above the ground. The inventory was performed from the ground for visual conditions. This tree inventory was not a tree risk assessment. As such, no trees were assessed for risk in accordance with industry standards, nor are there any tree risk ratings or risk mitigation recommendations provided within this Urban Forestry Supplemental Report. The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015. 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 24 We did not review any construction plans for this assessment (e.g. architectural, servicing, or grading plans). Iron rods topped with yellow plastic caps and set into the ground were found along the south end of the property, and were considered to be the south edge of the inventory area. The blackberry was in high concentrations in many locations in the inventory area. Growth was thick and extensive enough to prevent access to several trees, which could not be tagged. The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015. 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Supplemental Report March 19, 2021 • Page 25 Appendix IV - Certificate of Performance I, Sean Rinault, certify that: I have no current or prospective interest in the trees on the property, and have no personal interest or bias with respect to the parties involved; The analysis, opinions and conclusions stated herein are my own and are based on current scientific procedures and facts; My analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices; No one provided significant professional assistance to me, except as indicated within this report; My compensation is not contingent upon the reporting of a predetermined conclusion that factors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events. I further certify that I am an International Society of Arboriculture Board Certified Master Arborist # PN-7889B, and am Tree Risk Assessment Qualified. I am a member in good standing of the International Society of Arboriculture. Signed: Date: March 19, 2021 The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015. 503.722.7267• www.bartlett.com s wow 0 taw P.O.Box 10385 HU NTC 0 since architectural960site furniFokxshings 0 vim Huntco.comco.com MAILPortland.Or.97296-0385 warm @Huntcosupply SITE FURNISHINGS TradmMon&lnnovation x 2 THE STAPLE WALL/FLOOR Cieli ,(. 5- 131 T t t 6' The ever-classic"Staple"style o 1 rack is Portland City Code wall Mount approved.This version works T for Bakfiets style bikes on the Floor Mount ground or as a space-saver 12" mounted on the wall. _ _ 1 1 30" 1 CONSTRUCTION/ MATERIAL OPTIONS V 1.5"Sch.40 Round Steel Pipe (shown) 2"x 2"Square Steel Tubing Square Tubing&Flange (Pipecutter Proof) -3"x 6"Steel Flanges DIMENSION OPTIONS -30"Length -6"Width -12"Height RECOMMENDED LAYOUT Custom Size Height/Length NOTES: "Bike"is 70" MOUNTING OPTIONS #Minimum Spacing -Flange Mount(Shown) (#)Recommended Spacing (4).5"Mounting Holes FINISH OPTIONS / T304 Stainless Steel 17 ; , #4 Satin Finish 1 Hot Dipped Galvanized Powder Coating Thermoplastic Coaling 1 - 48 - - 48 - - 36 36 - (72) (72) k4IN1 lAR. CONTRACTOR: JOB: NOTES:_ Manufactured In the Pacific Northwest H U N T C 0 sBlkeince 1980.racks,lockers,benches mow 503.224.8700 EMAIL Sales@Huntco.com MAIL P.O.Box 10385 and architectural site furnishings FAx 503.274.2055 vias Huntco.com Portland,Or.97296-0385 since twines @Huntcosuppiy SITE FURNISHINGS Tradition S Innovation � x2 6 THE 63" 30"—i STAPLE 36" The ever-classic"Staple"style bike rack is Portland City .y W Code approved.Lock it up! _ l CONSTRUCTION/ o MATERIAL OPTIONS 2"Sch.40 Round Steel Pipe _ (shown) 47 1.5"Sch.40 Round Steel Pipe 2"x 2"Square Steel Tubing (Pipecutter Proof) - - 5/8"x 2 1/2"Steel Flat Bar(Pipecutter Proof) Flange In-Ground Flat Bar&Flange Square Tubing&Flange -Steel Flanges(Varies) DIMENSIONS :LI)/ c ` -30"Length -5.5"Width -36"Height RECOMMENDED LAYOUT Custom Size Height/Length NOTES: "Bike"is 70" MOUNTING OPTIONS #Minimum Spacing Flange Mount(Shown) (#)Recommended Spacing (6).63"Mounting Holes __ �- - In-Ground -- - 11"Leg Extensions %J II FINISH OPTIONS , . 1 t T T304 Stainless Steel � As, •t 1 #4 Satin Finish RI- 2 Hot Dipped Galvanized )� r >> 1� Powder Coating1 J 1, �3 # `p �1A ,. Thermoplastic Coating , _- \t V 1 - - # - 48 - - 48 - - 36 - - 36 - (72) (72) k48) Y�1 ADDITIONAL OPTIONS Flange Cover(available at additional cost on round CONTRACTOR: pipe only) JOB: NOTES: Manufactured in the Pacific Northwest ir '11 BARTLETT April 12, 2021 BARTLETT TREE EXPERTS - Portland Community College """"'(""'4/""""'O" 9700 SW Capitol Hwy Suite 260 Portland, OR 97219 Report Addendum —Tigard Writers Retreat House Portland Community College received a donated parcel of property located in the City of Tigard. Prior to authorizing a land use permit, the City requested an Urban Forestry Plan and Supplemental Report describing the existing trees growing on the property. Bartlett Tree Experts prepared a Supplemental Report dated March 19, 2021. You asked that the data from the largest parcel be separated out based on a request from the City of Tigard. This Addendum provides a subset of the data in that report from within the largest parcel. The Supplemental Report provided data for 400 trees across three parcels. The tree inventory of Parcel 3 and Tract B includes 193 trees (Map and Tree Inventory Data attached). These 193 trees have a canopy coverage of approximately 1.3 acres. Based on the estimated parcel size of 9.7 acres, the canopy coverage of healthy non-nuisance trees on this parcel is approximately 13%. Using ArcGISTM Pro, Ryan Gilpin (Bartlett Consulting Advisor) estimated the canopy coverage of the two parcels where the inventory was not conducted at 3.1 acres. The combined canopy coverage these parcels is approximately 45%. Please refer to the report for information about the uncertainty of the property lines and difficult access limiting the inventory along the southern and eastern project boundary. The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015. 503.722.7267• www.bartlett.com [ _ r mt. % . 4 a. .4 _ t .. -4* 11111.4141. 4 • ¢l .. _ . trti 4 • , ., . 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S44R 4 . 4��44�44��4�ti�4„ , •• • 4'44 44 Iri. . ��'" ° • f. ,11�444t•i i!.4•84: 4i4 • .fes< • 4 � a44' • ;'`4*.4'14'4N*****4„444 441 4'444.4414144, .40.r►*44: . • 441 4444t®��,,4 �40 0 444444*�r444 i44i"•�4 S***44tey444�►< >4+,�44 **Irido NN 4'44444' i1i4i4e" i�44a*i444444't '< -7 `"4 ti- v41�'4�� / ,44"40 4444ta 4 41 4 tf: 4 // 4Nw mom 1 - t ,� . likiMk4414.4 Addendum Tree and Canopy Site Plan Legend / ' GP, Tigard Writer's Retreat House Inventory Canopy-1.3 acres BAR.TLETT 12680 SW Walnut St Aenal Canopy-3.1 acres Site Boundary Layer TREE EXPERTS Tigard,OR 97223 Parcel-9.7 acres -...,..�,...�� 70 Canopy Inventory Trees April 9.2021 46%canopy coverageCanopy Aerial 11814 SE Jennifer St I I Feet Good Clackamas,OR 97015 503.722.7267 - Nuisance Tigard Writer's Retreat• Report Addendum April 12, 2021 • Page 3 Appendix II - Tree Inventory ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area ft2 Preservation 5115 Maple-Bigleaf Acer macrophyllum 13 314 No 2 Yes 5116 Plum Prunus domestica 9 113 No 2 Yes 5117 Hazelnut-European Corylus avellana 13 314 No 2 Yes 5118 Hazelnut-European Corylus avellana 10 113 No 1 Yes 5119 Hazelnut-European Corylus avellana 8 50 No 0 Yes 5120 Hazelnut-European Corylus avellana 12 314 No 2 Yes 5121 Hazelnut-European Corylus avellana 13 314 No 1 Yes 5122 Hazelnut-European Corylus avellana 14 314 No 2 Yes 5123 Alder-Red Alnus rubra 7 314 No 3 Yes 5124 Hazelnut-European Corylus avellana 10 113 No 1 Yes 5125 Apple-Common Malus domestica 9 201 No 3 Yes 5126 Apple-Common Malus domestica 10 707 No 3 Yes 5127 Willow-Babylon Weeping Salix babylonica 21 2827 No 3 Yes 5128 Hawthorn-Singleseed Crataegus monogyna 5 707 No 3 Yes 5129 Apple-Common Malus domestica 14 707 No 2 Yes 5130 Apple-Common Malus domestica 19 707 No 2 Yes 5131 Apple-Common Malus domestica 17 113 No 2 Yes 5132 Pear-Common Pyrus communis 8 113 No 2 Yes 5133 Plum Prunus domestica 18 201 No 2 Yes 5134 Plum Prunus domestica 14 113 No 2 Yes 5135 Cherry-Sweet Prunus avium 19 314 No 3 Yes 5136 Willow-Scouler's Salix scouleriana 14 707 No 2 Yes 5137 Maple-Bigleaf Acer macrophyllum 6 113 No 3 Yes 5138 Hazelnut-European Corylus avellana 8 113 No 2 Yes 5139 Walnut-Persian Juglans regia 14 1257 No 2 Yes 5140 Plum Prunus domestica 12 113 No 1 Yes 5141 Cherry-Sweet Prunus avium 13 201 No 2 Yes 5142 Quince Cydonia oblonga 12 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.cam Tigard Writer's Retreat• Report Addendum April 12, 2021 • Page 4 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area ft2 Preservation 5143 Plum Prunus domestica 5 50 No 1 Yes 5144 Plum Prunus domestica 5 113 No 2 Yes 5145 Cherry-Sweet Prunus avium 20 314 No 1 Yes 5146 Plum Prunus domestica 2 113 No 1 Yes 5147 Pear-Common Pyrus communis 14 113 No 2 Yes 5148 Apple-Common Malus domestica 13 113 No 3 Yes 5149 Apple-Common Malus domestica 19 314 No 3 Yes 5150 Apple-Common Malus domestica 13 201 No 3 Yes 5151 Apple-Common Malus domestica 14 314 No 3 Yes 5152 Apple-Common Malus domestica 11 201 No 2 Yes 5153 Apple-Common Malus domestica 12 707 No 3 Yes 5154 Apple-Common Malus domestica 11 314 No 2 Yes 5155 Apple-Common Malus domestica 10 201 No 2 Yes 5156 Pear-Common Pyrus communis 7 113 No 2 Yes 5157 Pear-Common Pyrus communis 7 113 No 2 Yes 5158 Pear-Common Pyrus communis 9 113 No 1 Yes 5159 Alder-Red Alnus rubra 8 201 No 3 Yes 5160 Oak-Oregon White Quercus garryana 12 707 No 3 Yes 5161 Cottonwood-Black Populus trichocarpa 15 707 No 3 Yes 5162 Alder-Red Alnus rubra 10 314 No 2 Yes 5163 Alder-Red Alnus rubra 8 201 No 1 Yes 5164 Hawthorn Crataegus sp 6 113 No 2 Yes 5165 Willow-Scouler's Salix scouleriana 11 707 No 3 Yes 5166 Cottonwood-Black Populus trichocarpa 13 314 No 3 Yes 5167 Cottonwood-Black Populus trichocarpa 14 314 No 3 Yes 5168 Cottonwood-Black Populus trichocarpa 12 314 No 3 Yes 5169 Cottonwood-Black Populus trichocarpa 12 1257 No 3 Yes 5170 Cottonwood-Black Populus trichocarpa 11 314 No 2 Yes 5171 Cottonwood-Black Populus trichocarpa 15 707 No 3 Yes 5172 Cottonwood-Black Populus trichocarpa 12 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Report Addendum April 12, 2021 • Page 5 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area ft2 Preservation 5241 Alder-Red Alnus rubra 6 314 No 2 Yes 5242 Cottonwood-Black Populus trichocarpa 9 707 No 3 Yes 5243 Hawthorn-Singleseed Crataegus monogyna 7 314 No 2 Yes 5244 Redcedar-Western Thuja plicata 23 1257 No 3 Yes 5245 Maple-Bigleaf Acer macrophyllum 25 1257 No 2 Yes 5246 Douglas Fir Pseudotsuga menziesii 21 707 No 2 Yes 5247 Cottonwood-Black Populus trichocarpa 16 707 No 3 Yes 5248 Cottonwood-Black Populus trichocarpa 14 707 No 3 Yes 5249 Redcedar-Western Thuja plicata 21 707 No 1 Yes 5250 Douglas Fir Pseudotsuga menziesii 35 1963 No 3 Yes 5251 Redcedar-Western Thuja plicata 23 707 No 1 Yes 5252 Cottonwood-Black Populus trichocarpa 9 314 No 3 Yes 5253 Cottonwood-Black Populus trichocarpa 12 707 No 2 Yes 5254 Cottonwood-Black Populus trichocarpa 10 314 No 2 Yes 5255 Willow-Scouler's Salix scouleriana 13 314 No 2 Yes 5256 Cottonwood-Black Populus trichocarpa 14 314 No 2 Yes 5257 Willow-Scouler's Salix scouleriana 10 314 No 3 Yes 5258 Cottonwood-Black Populus trichocarpa 15 707 No 3 Yes 5259 Cottonwood-Black Populus trichocarpa 18 707 No 2 Yes 5260 Willow-Scouler's Salix scouleriana 14 1257 No 3 Yes 5261 Willow-Scouler's Salix scouleriana 7 707 No 2 Yes 5262 Apple-Common Malus domestica 15 707 No 2 Yes 5263 Douglas Fir Pseudotsuga menziesii 17 314 No 2 Yes 5264 Serviceberry Amelanchier canadensis 6 314 No 2 Yes 5265 Redcedar-Western Thuja plicata 7 314 No 1 Yes 5266 Douglas Fir Pseudotsuga menziesii 11 314 No 0 Yes 5267 Douglas Fir Pseudotsuga menziesii 14 314 No 3 Yes 5268 Redcedar-Western Thuja plicata 6 113 No 2 Yes 5269 Douglas Fir Pseudotsuga menziesii 16 707 No 3 Yes 5270 Redcedar-Western Thuja plicata 7 314 No 0 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Report Addendum April 12, 2021 • Page 6 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area ft2) Preservation 5271 Redcedar-Western Thuja plicata 10 707 No 0 Yes 5272 Redcedar-Western Thuja plicata 10 201 No 0 Yes 5273 Redcedar-Western Thuja plicata 13 707 No 3 Yes 5274 Maple-Bigleaf Acer macrophyllum 27 1963 No 3 Yes 5275 Maple-Bigleaf Acer macrophyllum 6 314 No 2 Yes 5276 Redcedar-Western Thuja plicata 17 314 No 1 Yes 5277 Douglas Fir Pseudotsuga menziesii 28 1257 No 3 Yes 5278 Douglas Fir Pseudotsuga menziesii 24 1257 No 3 Yes 5279 Douglas Fir Pseudotsuga menziesii 22 707 No 2 Yes 5280 Redcedar-Western Thuja plicata 19 707 No 3 Yes 5281 Redcedar-Western Thuja plicata 25 1257 No 3 Yes 5282 Redcedar-Western Thuja plicata 15 707 No 3 Yes 5283 Douglas Fir Pseudotsuga menziesii 21 707 No 3 Yes 5284 Redcedar-Western Thuja plicata 30 1257 No 3 Yes 5285 Douglas Fir Pseudotsuga menziesii 15 707 No 2 Yes 5286 Douglas Fir Pseudotsuga menziesii 20 707 No 3 Yes 5287 Maple-Bigleaf Acer macrophyllum 25 1257 No 3 Yes 5288 Redcedar-Western Thuja plicata 22 707 No 1 Yes 5289 Redcedar-Western Thuja plicata 20 707 No 3 Yes 5290 Maple-Bigleaf Acer macrophyllum 17 1257 No 3 Yes 5291 Redcedar-Western Thuja plicata 9 707 No 2 Yes 5292 Douglas Fir Pseudotsuga menziesii 16 707 No 3 Yes 5293 Douglas Fir Pseudotsuga menziesii 16 707 No 3 Yes 5294 Douglas Fir Pseudotsuga menziesii 25 707 No 3 Yes 5295 Douglas Fir Pseudotsuga menziesii 22 1257 No 3 Yes 5296 Redcedar-Western Thuja plicata 14 707 No 3 Yes 5297 Douglas Fir Pseudotsuga menziesii 21 707 No 3 Yes 5298 Maple-Bigleaf Acer macrophyllum 4 707 No 1 Yes 5299 Douglas Fir Pseudotsuga menziesii 10 314 No 1 Yes 5300 Redcedar-Western Thuja plicata 23 707 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.com Tigard Writer's Retreat• Report Addendum April 12, 2021 • Page 7 ID Common Name Genus Species DBH Canopy Heritage Condition Proposed for Area ft2 Preservation 5301 Douglas Fir Pseudotsuga menziesii 12 707 No 2 Yes 5302 Douglas Fir Pseudotsuga menziesii 10 314 No 3 Yes 5303 Douglas Fir Pseudotsuga menziesii 19 707 No 3 Yes 5304 Redcedar-Western Thuja plicata 32 1257 No 2 Yes 5305 Redcedar-Western Thuja plicata 26 707 No 2 Yes 5306 Douglas Fir Pseudotsuga menziesii 17 707 No 3 Yes 5307 Douglas Fir Pseudotsuga menziesii 8 314 No 2 Yes 5308 Redcedar-Western Thuja plicata 27 707 No 2 Yes 5309 Redcedar-Western Thuja plicata 22 1257 No 3 Yes 5310 Douglas Fir Pseudotsuga menziesii 14 314 No 2 Yes 5311 Douglas Fir Pseudotsuga menziesii 17 1257 No 2 Yes 5312 Douglas Fir Pseudotsuga menziesii 13 314 No 2 Yes 5313 Douglas Fir Pseudotsuga menziesii 12 707 No 3 Yes 5314 Douglas Fir Pseudotsuga menziesii 20 1257 No 2 Yes 5315 Redcedar-Western Thuja plicata 7 707 No 1 Yes 5316 Douglas Fir Pseudotsuga menziesii 10 314 No 2 Yes 5317 Willow-Scouler's Salix scouleriana 16 707 No 2 Yes 5318 Douglas Fir Pseudotsuga menziesii 26 1257 No 3 Yes 5319 Douglas Fir Pseudotsuga menziesii 12 707 No 3 Yes 5320 Maple-Bigleaf Acer macrophyllum 38 1257 No 1 Yes 5335 Douglas Fir Pseudotsuga menziesii 24 1257 No 3 Yes 5336 Maple-Bigleaf Acer macrophyllum 24 2827 No 3 Yes 5337 Douglas Fir Pseudotsuga menziesii 22 707 No 3 Yes 5338 Maple-Bigleaf Acer macrophyllum 27 2827 No 3 Yes 5339 Maple-Bigleaf Acer macrophyllum 10 1257 No 2 Yes 5340 Redcedar-Western Thuja plicata 11 707 No 3 Yes 5341 Redcedar-Western Thuja plicata 19 1257 No 3 Yes 5342 Douglas Fir Pseudotsuga menziesii 23 1257 No 3 Yes 5343 Redcedar-Western Thuja plicata 15 1257 No 3 Yes 5344 Redcedar-Western Thuja plicata 15 1257 No 3 Yes The F.A. Bartlett Tree Expert Company 11814 SE Jennifer St, Clackamas, OR 97015• 503.722.7267• www.bartlett.corn