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SUB1994-00003POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. Ed Freeman, President Sierra Pacific Development In c. PO Box 1754 Lake Oswego, OR 97025 Re: Isidro Woods Dear Ed. Thank letter of January 1 .� ou for your b � � recording plats a" � d e lei, 16, 1996 �°� the �� of f ®� .� Woods. I asked my staff to review the mated which you submitted and confirm that Y over thirty acres of laud were donated by Sierra Pacific to the C y , My s has advised me that Tracts A,, B9 Co and " were ceiiileyed to the City. Trams A and C are for open space purposes, �nd are N.62 acres sn M. According to y s�f , , the Planning Commission approved your agbdi lsion with these tracts to be conveyed to the City for this purposed On behalf of the City of Tigard, I would like to acknowledge the City's receipt of thhs you ou donation and express my sincere appreciation to you for this donation. y noted within your letter, the property has great . alue and MR provide much needed open space to the present and future residents of the City of Tigard. Please advise me if you require additional do unlentation regarding your donation. Sincerely, '.k WAM\jh Duane Roberts Wayne Lowry h 'ecaJolwaaraO 2.4 13125 SW Hall Blvd. T1gardi OR 97223 (503) 639- 4171.IDD (503) 634'277 508) 6(34...311 5 . FAX C 5CS) 684.317 antra,y..'1 , 19 Ril1.Z4onohan city Manager City of Tigard 13125 SW ilall BlVd,r Tigard, OR 97223 ray Hilshre Woods Dear Dili: Enclosed please lind a copy of the recorded pat for Hid is hire woods in the City of Tigard. I wit' pleased to be able to say that this plat was recorded on December 14, 1995, end with it we will � bringing over 100 new high quality homes to the city, with the rc 3ording of Hil sshire Woods, Sierra Pacific has �` over 3 0 acres to the City of Ti conveyed as and o (tracts a '.�i�� A, $, C, &F) Most of this property is natural, wooded open-space which can be used by the citizens as park space, hiking trails, etc. At this time I would like to request that you send me a letter acknobledging the City's y' s recei t of this donation m or our records. The p rop erty great provide n open - space space as Tigard contifiues to grow. Thank you in advance and I look forward to continuing to work with the City of Tigard in the fi rture p anuary 31, 1996 Sierra Pacific Development, inc. Ed Freeman, President P.O. Box 1754 Lake Oswego, OR 97035 ary F TG OREGON e� Hill9ire Woods Solar Access Issues Dear Ed: This letter is in reed onso to your Sett January er p ,y � � �- � irig the status of the �r dated J�nua 26th cr'�n�. � lots which were exempted from being required to r.,omply with the Basic Solar Access Standard. dare. e,.et me take this opportunity to apologize for any confusion which may have results from eplanations relative to solar access requirements for new detached residences ivitnin the then proposed, Hillshire Woods Subdivision. The focus of solar access review evaluate whether the �� at the subdivision stage is to �: proposed lots meet the Ba • the the d . sig the sic Standard �r if the lots should be redesigned to meet t Basic Standard. We also review whether e Solar Building Line Option or the Performance Options should be applied az restrictions to the subdivision plat. Based on the development consti f.:.i,s inherent with the else, the Planning with exempted the majority , of the roe, i redesigned to comply with the Basic P project `r ct from in Option. Standard, the Solar Building Line of th�, Performance p The staff report addressed solar dealt with g P olar acdess issues which are dealt Burin the subdivision review. The issues which were discussed were the only aspects of design which can be a - revised dining the subdivision revw, given that the design of the future residences were unknown at that time. Compliance with the Solar Baian a Point standards is addressed for each lot prior to issuance of l u rding Permits for every single- family and duplex residence in the R-1 through R-7 Zoning Districts. .. The solutions to the issues y. o- n have raised relative rela . ve to the '... ro osed h ouse plans will require revisions to comply with the Solar Balance The available remedies include lowering the height the structure, relocating the highest portion of the structure to an area more distant from the sou hen y property line, additional site excavation, setback adjustme , a i � line adjustment, � ent, revis.ons to the proposed plans on adjoining lots so that shade from the proposed strut , ure shades a non- soar feature such as an � heated garage, or some combination iaf th s options. 13125 SW Hall Blvd, Turd, OR 97223 (503) 639 -4171 'MD 003) 684-2772 ----- .:� Jiro: Hendryx ROM Mark Roberts '''.g.i► DATE: May 29, 1996 SECT Fire � : .. re r� for'the Hill hire Woods l�ev+elf3po°ner�t .. District ..�a�r�Rf"I�ent� the Hill hire Woods Subdivision I lanneda Development, On September � �$ � � 99� ti^ o � , Sensitive Lands, Zone Change and Variance applications were stibmitted. On September 20 , 1994 the application was considered complete. On October 10, 19. 54 the application was seat out for comments, On October 19, 1994 Gene Birchili provided Fire District Fire comments. He addressed the coordination of hydrant locations, fire access width and inspection requirements. These cornmen l did not note address street slope issues. On January 17, 1995 the Planning Commission reviewed and nning ��rrin�i� nd approved this development. On January 30 , 1995 the Final Crder was issued and the decision became final. p 1995 a letter was sent by Mr. Dean Freitag of the Fire C�is�Erot to Brad C�n�, April 3, Crement of Alpha Engineering concerning Fire Hydrant location; and Fire Department access. The letter addressed the felt that the street elope P exceeded the maximum allowable by the Fire Chief. On ► April 13, 1995 a letter was eerit by Mr, Dean Freitag of the Fire District to � Brad Crement of Alpha Engineering concerning the April 3, 1995 . letter. The option of using Fire Sprinklers was discussed as nu tigation for the street slope issues ids: D1V'T I:C 94 -0003 Preel a 94i0 ~ LAMS „ 0 , ZONE CHANGE- ZON 9�4, 9.9 ,/a ;LION: South 02 ;+ '�y' 3 ' Tt d f tole .steeneV lle Power i 4: erratic, fiaserdeinto north to l Bull Mottata x Road, and west of SW , ;35th Avenue. (14024 2s1 4, tax leaµ' g40, 251 45C, lots 1400 and 900, 2S1' 4BD, tic lot 1700, and Tract 6F°I kr:.l a biro Est l red XI) A request i for that foll.owine� . u � � ,�+ �QIProvalaa s 1 Prel - ir�� =� subdivision plat approval to : .vid five paxcce1sea which „ a . 44)pr'f ,; .. telly ` ' ' » . - - 107 lots rowing _,, .- > et in sizes - „ tw��xa �d d fay �, �.taaate� ®fi�,cae�nt economic 2) Planned d`taxloex��. 0 ZfS �st10 sr,�a�taa"e� f® , . approval to no is urxe of the land wv1 is gm' na aural fen tur> . to then extent possible by using varying lots sizes. 3) Sensitive land), approval proval dust to a Slope of � ®ate t` than 25% o portiona� to f the Cite, 4) e change approval to revise she parcels st: '�Xo l�.�t8e CRITERIA: y g" fx°cm;tAehtili , '4� • µ aLt�at �,e�m� to �C@��.t/v of Chapters '�i cirdlRww':�'i (q�FIl9) a X31 ` 1� �J r.4 7 ► (� ty /�iY iw{ r :'LFnt Code 1 i, a e8 0 i + ' v k < S f 18,0$, tli.100, a w.P , 10./06, 1.0.100, 18 150. 48c ... --� 4 j1� � , yl� R -7 MD) ( tesi a! ► tial, 7 anitsiacr,e, Planned Development) e' se oil th t7 tan a district establish residential for medium density residential d loptent . The primary use'is s nleetami1 y detached and atgached • residential cam:., lungs. Attached is the Sitrti, Plan and applicant's statement far. your review, From • �� . a axents and agencies and fro 4 oth •. r information supplied various da�pa��rt.. information av ,ilabi o our staff, a report and recommendation will be prepared and a decision will b k rendered /en the proposal in the near future. If pm wish to comment on this app a ication, iftre x, ad your comments by Oct. . 17, 3.$11,1, 'i'cu shay ease the space preovid 07" clew or attach a separate Lett -r r to return your comments. 29 ou ar 1xnab1e to ass -on . ' +v thea _ ve datert please phanaa the staff contact notd below - v6th you - o en of matter, s in writing fl. .. Bonn as e If you ha . en t regarding this contact 'lie igaw d 1 ,rani g Departm -.nt, •fie 125 S all Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Mark Riibert„, PLEASE CHECK THE Fro ABC: ZTDIS TI A'I" XPPLX have reviewec the prepe sal and h .. a no objeet3.ons to it :�v Please contact of out office. Please refer trr rho enclosed latter. p r t d en Comments. •e em�sw wa.rLf 1441 y.5in»o... �mw e ..a�w �ene w. • '� , . /V i D 7 ■ ' :- waLa.wnra i+mnat®� J1,M. 0,1 ' 4 Y� �L :fi rso n C9 � e/y � ar w. , i': n ... , ... . .ay.�Y' Nf,i �j�10 �b /14T N t» of Mt C --7--7----- s 7r. i VALLEY FIRE & AND RESCUE A ft,rd'6 1995„ irERTOr441 FIRE DEPARTMENT °' 475$ S.VV. Ofiffith brfr/ ° P.O. Box 470, •..geavertcon. OR 9/076 (503) $2642469 PAX 626:248 ' 19,rad C.tement Alpha Bzigineerj.nge Inc. 9600 S.W. Oail Suite 230 Port land, Oregon 97223 Re: Billshire Woods Subdivision Dear Mr. Crement: This Is a Fire and Lite Safety Plan R'eview and is based so4 the .1.931 editions of th0 Uniform Px,;re Code (UFC) art., hose sections of the Uniform 2cilding Code (DC) and Uniform Mechanical Code (UMC) aPecific.ally referenC.ing the fire department, and other local ordinances and e'egulations. 1. F.,1Z1.82..1i'Xgr1:2,..4t$: The 4101.4.0wing fire hydrants will need to be relocated to meet the fire district's requirements: Fire hydrant at lots 62/63 relocated to lot 60 (Street intsection). b. Fire hydrant at Tract "3" to lot .7401 (street intersection). The4L,' fire district requires fire hydrants at street intersections and as necessarY so all private residential building exteriors are wit:11112, Soo feet of a hydrant. 2. Eire Deoartment Acce.vs: The grade along. $.W. Ballshire Woods Drive (14.90t') eg'ceeds the average 10% grade required by the fire district With fire marshal aproval, a maximum 15% grade tbr a 4istance of 200 feat P4a'Y' be allowed. However, the grade shown on sheets 18 and 19 exceed this requirement. "Wprkinee8itioke Detect Ors give Lives ( iiiiksistszeiti"amestattiatititiassragoAmaif fraiiatiniv office thee °assistance 526 2469. 4755 S.W. Grie ith Drive 4 P.O , (i)k 475,E • Beaverton, OR 4,7076 • (503) 521.6.2469 F,• . 526,2534 Brad Cr'eMe'At Alpha E ifi kYin e ing6 Inc. 9 60 0 S.W. Oak trea t, Suite ry 3 0 Portland, Oregon 97223 H'illshire Woods. Subdivision Dear My 0 crem } t 0 r! f y.. ,pril 3rd letter to you, X ment.xoned that the grade a ong S.W. Hillshire Woods Dzhive exceeds the grade required bv the fire district. In our subsaq ont telephone conversation, you mentioned that you variance from the city or Ti yard which 'allots 'o thi streetaslo pe . However, this variance �a �' does not .c°e1.�e�r� you from meeting „ , ;� , � ,. aatt meet.��a . ,ire code re t��remen s o Uniform Fire Code (1991) Section 10.204(f) requires the g radient fo _ ' a fire . . alp � u ��A t exceed the maximum approved the Chief. state that fire apparatus as cas road s shall be provided for every facil ity building when any portion of the falility (exterior wall) it located more than 250 feet from fire appa ra tuS access .. as m..e eas u r.+ ed .+ by an a p p.. r o voe e. d • route around tn,* o {4 4- 11a buy1A7ric ff .z "`:i , r r+ e The Uniform Fire c::'ode does allow for me dificati�:In of the above sections when buildings arecompletely p rotected with an aPproved automatic fire sprinkler system. Plea~e note that al though a fire sprinkler system will assist the fire tab Dartent in event of a fire it wil not Provide time in event of a medical emergency. }' r e fore, the requirements is in my April re' letter still apply to this project, Frei tag .' • eputy Fire Marshaa � arlc Rcberts . City a ' Tigard Planning De d Freeman !erre Pacific Development . . k?x 1/64 Osvirege, Oregon 91036 ubjEet;.11+ . , ,,aer�,s..� installation of a Condition 2-C Y ` l final order for the Wilshire Woods u ivis on . 4 i a lation, aaia � rri connection of SW Pere Sit ►11 � "t e n b�� a�� C "h the C E a + j iff : r, Washington Lour ,nt' e T ►ialeQ� Valley pa The County tea due m p ova l of the barricade you installed this ifiveolc, poll:ling approval ol your application to County the °iu�9�ia Valley closure. requite to prow i if the County �►�� d�qu��tr �58� via fails �� grant � the City. questions gardang these �a gUirements ease contact fe�W if you nave any q timer* c:Mo: . Fey sli p ho, Engineering Mari( RobrartskPlatining Dep. 'Project File 13'1126 SW Holt R +e72 (503) 6394171 MD (1 Fifa and libscue Menem Jeff b Filo Mahan 455 SW GM% Die. '» e x4i Beavertons, OR 67078 Mr. Grunwald: Mar ii In response to your letter k t d September 25. % m � •� � ►•- y. ' swim h' it would, job SW Iiiilshire Woo& Drive. In yoOr gesponse you Indicated that raTe sired conn(divity The MVPs Deft �;F ' 6 , �. •"''�" (, r ,. tli�l i1 ��riT r �•�' �4 .N,. ti q: N b»i b 0, 't fillaq ot the moridents on SW Fem � a r1to «, J Y alit' r3 • length e raised these conctorns allowing ',mot Wad t � eto r da$? a✓ SW Fern Street ate not d • tied to f& tetra, j r� would xhven* limited line thmogif ionic af pose men pry m. Tare residents Of WS '11 s • • SW rent Stteet dOe tti their Approval ',� 7� «0.1, tti., ;.r c be .' es .Y/�7rAwai RGi�q .` r Ibit Wash!+_1. + 4 YpYp the Mary street . Improvement �' .'~,.; r ' '.• � ►: x �f Mme" 1.- i Stet py�' the molding at the siiitfiVistixi t �,.� �.. lit% lelp%,,,16 the collownoditilOistocmhs p aPrnutlit tie Planning Divisfon F, el , - wolf, VW IV ft owner notification and enether hearing. TO WO ngs or across Igion mold vlolitte., ii .,We would . ; °#1 c tad present requirements to the Planning r if r soVii 3$ lit r a b a ny appreciated. MAW feci frrcie ezontacttne concerning this LIfOrmation. SinotTely, .- Mark e Plattner, MCP qp ■e s+iLnp0 ■,.. ii015 d. gel Anderson C Saiversdorif Jim Mendip 1312A SW Holi T r . ; fd, OR 97223 ( ) 6394171 TDD '1:50t4) ��'N 4yti �'`'�xt � % _. ryslc V• is " ubdivision �,, . . A ` •; a it ut initial review off' ►e abc've listed s street stub shown on the pla a l ; Fe Because corm would ,ivappropriate to paac, a b,,a1` k a general rate, we are connectivity. If you would like to istms diiq matter Siacerel [Page Too Large for OCR Processing] 4 £kwelopmant Mawagern t Lni ;Planning L . pals &ape Airhitatturti • Cibil EitgkOtetiritt esir entlal L and l ma Land Suiv.ylni' umber of pcges (nrdudinn cover sheet) re:exatt x; the ity Of obi a t (D tlatd a h i a'U. L y of 4 app1ic t for the ,v t 1� tit pn sei fo the ht and steam c a or sou ► of Fan sued l [I¢ t 1Jll in Tigard, a e, in a �'. v e nt � known as is Woods xir she scd Pr°ject Involves tht m31110600, of a stonl Poad South o Wetland auta that inamittates 1.00 feet of the strom just south of the wctliad. The 5 us i* to convey sum water but it must be teed heft, nt (its the site A .perliali of the wetted will be intoToratel iIto t . wetland bum, but no fill ilD b p The DSO ..... a r,; is 6 .. ., ... r th 50 cubic yards . �el�l te�,1 qua of s wades frog their asdict. Ile steam in iie has a watershed of fess than 100 acres and as intermiment. This pnrsclUdes the pace of fish, there it is toot regulaied by DSL Their rules specify t game fish must be pmsent met to be ted by state h a The TES. ,may Corps of Engineers mites the chtlgill and filling of waterways and wades andlince ttier'of these activities will take placoc a posit is not If you have further questions, MSC me know. $00 NW i 601b sUltt tin its d getiVernron , 54006 do 06A) 690.965 et' Hills:U.1re Woods) Fern Street ha ear Mark; It war, brought to my attention on Thursday that you have made he decision not to release building permits to our under/customers for Hiiishir, Woods, until such time as a barricade is erected across Fern Stet. to As we both k Dwo, this barricade was a condition of apprOva,1 far the Subdivii3 °rt. , However, 'OM both also learned later, Washington County is not in favor of having their street, Closed oft. Sierra Pacific and Alpha E4ineere did not ,t make the realization that the City's condition was beyond the City's urisdiction; until month 'after the appeal period elapsed.- by the time we disco,ftred this fatt„ millions of dollars were invested tnd committed to this ubdivision project, thus We had no other direction but to proceed. Likewise, at this time we have no choice butt to erect the barricade, as you are dentanding. We have inettructed our (ontracter, L. S. HenrikSen Conatrudtien, to complete this work today. The facilitiiic permit We received from Washington County for Fern Street allows ,US to do Sop- in spite of theit objection. At this tiztle‘we expect you to re'kease, yotar hold on building permits for Hillshire Woodso as there t,-;03 approximatraly IS loins waiting to be started. 1 s,l� A 112 la r L.S. . S • Hienrikifl a3F 4 Eri�1 Re ' Ball righil. Condftio 2-C of the 'final ,owder for the liiliahint Vifooda Subdivision retsuirei inatallatiOn of a berridade and tt1111-tOround at the connectien of SW Fern Street "constructed in a Matiner which 'apProvad bythe City Engineer, Vieshingtort County and the "ttialatin Valley Fliokbietiict.' The County h*$ requested lernoval Of the barricade you installed this Week, pwdinj appval of your application to the County acid the Tualatin Valley Fire Dishict for street closure.. , If the County ;rails to glont your request, you will be required to provide Written documentation to c:Mark FerrisVklpha Engineering Mark RobertsWianning Dept Project Pile 125 SW Rail Blvd., Tifliointi, OR 91223 (50,) -4171 TDD MatXI Rega] dingy the barricade on Fern, Streit, it wat inttal1ei on P idok out- can tr u �tian Orate however they inztal led .t in, h a wrong plitoei,, that is y you (and nyself) d .d not tee it whin you Sint out giete They re ®�iiagtalled it on Monday (yesterday):, n e c orvotc tpot at requettod by the City. . .i Regarding your �o�ent tin a street connection to S+�he�;ls Ferry Road the c nditiotAs of approval do not require that 'Oi i :roVe Gent he in place for one ' year I TO TNIE 4755 S.W. Griffith Drive '.O. B+ox 4755 Beaverton, OR 97076' • (503) 5, ' Alpha Enginotring, Inc. 9600 S.W. Oak, Suite 230 Portland, Oregon 97223 1te: Hillshire Creek Estates Gentlemen: This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the Unifr &ren Fire Code (UFC) and those sections of the Uniform Building Code (1130) and Uniform Mechanical Code (UMC) specifically referencing the fire de p act men, and other local ordinances and regulations. Your plans submitted to this office are approved subject to the following: Upon completion of this project and prior to asking for building permits for construction, this office shall he contacted for a field inspection to review compliance with f. ir e code re qu<rene tg+ A final letter will be issued to the Planning n Department s tating compliance with fire code regdremnents. Y please you have any q uest;!ons or if I call be of further assistance, please feel free to contact me at 526 -2469. Dean E. Freitag Deputy Fire Marshal shal i'6#,yorkM g" Sin[ok Detectors Said Lives tf n• u;eer5 J ::I " P ICAl CIO r R A Tk�PLIC THIS ATIbx I WkLL MEET &OTU AGEt4CIES MISVC2S WiLL ASSION,141110EBS deuzum re o a 71,,1 11 of State n 1( obio;r er Oregon Division of State Inds Number Date Recei 4 fixate 'Received Y.; ( Distr. E ngineer ATTN: CENPP-PE-RP 'PO Box 2946 lar rtland OR 97208 -29 103/3264730 'Applicant Name acid Address, tu State of Oregon Division of Staid Lands 7/11 Summer Street NE salern, OK 973/;v 503/378.3805 Sierra Pacific ic. Devekpment Businc s phone x(503)684'3175 PO B ©x 1754 Lake Oswego, OR 97035 Home phone # N/A Authorized Agent A. G. Crook Company C ontrabtor 1800 NW 169th, Suite B400 Names and Address ileri'erlon, OR 97006 Propetty�; Owner same erne and Address �£ different than applicant) ip location .,.r"treat, Road or other descriptive locati, Legal description Quaater Businee4 phone # 503- 690 -9653 iliame phone # N/A Business phone 0 Home phone // PROJECT. LOCATION • In or Near (City or Town) Beaverton{ south of Fern S`4 eet on Run Mtn. Section 13 Township 25 Range _' 1W County ' 1:slasha tgto r Waterway u tnadaed lributa 'to Fuuuno Creek is "consent o enter property granted to the Corps and the Division cif State Lauda? X Yea, _,No Tax Map 0251 4 Tax Lot /1 800 25 1 4 Be 900 &400 !Miler Mee Latitude Longitude woieaswerimaminesiiimmisi 3' PROPOSED P ROJECT INFORMATION Activity Type: (removal) jr: -Water Structure �ctivt ' �' d � Fill __Excavation __Maintairt/Repa.ir and Existing Structure Brief Descriptions Water q tality pond' inside stream; pipe 115 feel of �.. stream. No fill will be placed rre a wetranta. Fill will involve �, cubic yards annua. yards for the totes' project. y ea .+ • j annually and/or 1 �.= cubic aCd9 � Clay :,,,, C�}F �,IIYCS ' (Pipe) ' c Fill will be R.tprap Rock Gravel Sand ,,�,,,, Silt ay ' g , Other (Pipe) L9 k �.. Fill Impact area is 0:02 ... Acres: , ]'15 Len h il' ,,;,_. Width:. 2 Depth Removal will involve . cubic yards annually : ndior cubic yards for csotalGproject" �s annita ,; as _ . Removal will be ,,, , Riprap Rock Gravel Sand Slit ,;; clay — Organics w Other Removal lni act A is Length:, ; Widtht Depth t�cres Estimated Start 'lute 1 Sept 95 Estimated Completion bate 1. Will any niaterkli const lletiac; 4lebris,r riincfff etc., enter a sv hind or i+vaterway? if la, ;describe t e discharge and slimw the discharge ki:atyan on the sitd pinri• 14 de CiMiti coMipANY PACIFIC titt itookENT a�. d.. Ras Its fo r r cat �r i e purpdse ie,%' storrnwgcr;/ae3 ty "cis o ,tea, aver ►au r,Qs:ality' t tlae'" liatatia ,tont A warn, quo pond has bean' cons acted `o ,f Cat c sr rfar,cd r irateer turd! ' tlae "N`�, ject ( ni n as isir6 , ' Cage ore:'Th dI Mountain, t I 1t many project drawing : sheets are included with this application? ;. complete, a1ni:. .sstt must anchtde dm/toga and Ideation map sub iltted'an separ4te 81/2X11'S w. r. as....... n�:... rf.. en.. y. i ..:�i'+r.�r�!'wnww.w'K,.:w..raY _..ro�r.:fiu.�a JYz:CT liivi t"A%'TS 1 AtTER.N j►TI eedrii�7le alternative sites and project designs thaE were cocaatcz -e d i,o L °road 'iretpacts, to tho waterway wetland. re is under construc#on on Rag t'oun eint morer an 500 oar*uplpl pe,�ro,� the water quaky fk« . Wale the love% rent � 1 1 rwi' � � � � �r�y � , �F�,$,4te slopes, a,.ct, ' b g � it oPParent the water gruaalj fac ;rty mad roe plated offsuae due i :4 .,lee ness o, tie' ' iva�� eur designed, wed stf* Was chosen °becase there world not /t aay impacts to Weliu& and the'4ite wds f aenough i tonnoddue a pond;' Dcsexibe what measures you vwal use (before and otter construction) to minimize impacts to the: waterway' eti wetland. "faaadn erosion control nwadturav will be token during and aver' construction. N�'1'E If neOcssary,,use additional sheets MISCELLANEOUS lisriO t iAT1O' Adjoining Property Owners and Their Addreises Addresses and Phone Numbers See attached list List all other approvals or certificates received,. applied foe,: or denied that are related to this application. Issuing Agency Type of Approval [denude:1 on Number Dates of Applleation / App► vat / Denial /�Yy ��ryry��'►��pp COMPANY jr�n I Ai ,c cnobic Vb1I PFAAV 1 OR' RA b'4,ALO MEt O :1.0/95 is proj4ct ii riot r g Iated by the local comprehensive ohm and enin ordin nce: ;` has J n.r�vrewos�-and is consistent with the loot cosprehensive plan' and x�nrarrag ardr net.. °` } is project h,a�'cser► reviewed and ia. NOT consiateri rchenoiveplUn':g:itf,,:ao �(� ordrianca rSsi tency. °of ti project, with tlae. lopai'planning nraenarice; eanrtat'abe 'rr�x�i ed anti .he ibllinwin� tccal approval(s at not been made for local approvals; checked ribov 5a "afire (of local planning °facial) Title M y u a b ... ....:ter.... .�..�:,.�. :.. COASTAL ONE CEl T FICATION ` If the grpo5cd artivity described in your pepermit applicntktin is within t;10 Oregon coastal zone, the ,following certification is required l C� ♦(fig p . . iy 1 . . '. ` . t. .. i ; / Oregon �f�tro ...otl� � iacatio�, t:�,rt be ,c'r°ti�srad. A aibhc notice �►i,,.i'�e issraed wilt the certr��-on statement rmatxy� be f�irwa+urded kz;�t4e 4��. ,, , .. � rtt whi ,� g 1, A113/371;u050 . am, oramco g ,; � ent oaf �Yracrd Conaitact the d aartnte � re �n 97�1t1 or ca. ®Clre on Coasts Cie , P �rvation and. Devela ment for° its cottcurr nce or ob ection, For a ditional. info on 661, ent rt g , �'P nt sit t i7S Court Street l�'0 5alorn, C,� . .. ' :... 1p � to the best of my knowledge and belief, the prop y applicationp 'es with . g Zones �rtrij!i that, ot�ed�ac�tvrt in this complies with � the �a�r�lved Qre on Craast�l an g ment Program nd will be completed in a manner consistent with the ro gr',m. Applicant Signature SIGNATURE FOR JOINT APPLICATION (REQUIRED) lication is hereby made for the activities d sciibed herein. I certify that I r,�n: m mean Vtit ;a'th€. Lnfftmation contained in the appl c tinra, and, to the � is true, p r.,te;� and accurate. I further Certify that I possess the autha�tj, to r t best of my knowledge and belief, this information coma l undertake the ro'fostd activities, I understand that th6 grnnt g oft,ther fie . or federal agencies does not release me smite, by local, , , . y from t c Uirema nt of obtaining the permits r`rgcested befog aonrici, e��cilig tt a projects. a un t r state, o permits may be retluired f derstartd that local } y fill permit is issues. I understand permit . before the state rex noval- permit p that �yrplent of the reyttirzd state pracessing fee does not gttrarant� pei�tut ntsianrlCeK Applicant Signature Date I certify that. I may act as the duly author' agent of the applicant. d. CROOK COMPANY FOlt S 'IRA I+ACIFI ELOPMENT 10/95 T,epei 725 4 .err). gad, OR 97223 Itobert & Sue Rosenbloc)m, Ch'arles tlarrtb 13749 SW :61"1"171 St 1,3710 SW St. Portland, OR 97223 Tigard, OR 57223 • • • RatidaLl • • ... rul 1912 StAT Jessica ••.: • Aloha, OR 97006 1Dau1 Rusz6,1.1 of an 12985 SW St ri,gard, OR 97222 Bridgwat.•e= Lor,Aarie .3995 SW rez-ri. St 'igarai OR 9722 _ Gordot & Melissa Sat-J.-'ett 138120 SW 1...ser'4 St Priggz.z'a, OP. 97222 Lewis 12990 SW Perri S't Tigard, OR 97223 Latt:rle Vritlo SW RO--51)• 1.5ard, OR 97223 "St leeri t46.2,sh 13998 SW F03.:,-.--7,41 St Tigard OR iinbOAIi L LOCATION. 8 AVE tT`ON QUAD NOt R.P. N-- ':..ASHINOTO( (O+ a MINUTE SERECS (TOPOGF A'HIC) FIgiato Of �i Hike VW 000d $, O: Creek Coanpa *Y for Serra Pac■fie rjevolootheot Noveittebot 199 OUT FALL #2 (FERN STA_ 1 7+91.41 97.12'RT.) OUTT --- INSTALL CONC HEADWALL _ �FERI`�. �E = 316.0 IE OUT W /10`X20`X1 45LF1 CLASS 100 RIP RAP` l S = 0 `SEE [JE. (WATER QUAD STRUC J TA_ "180.46= f _29'RT.) 317.50 u ACS 0.-3 TA ' -Dos. SHEET wattAND: AREA. r 6.20, 1. 27 CSP , �? S = °` 0.1250 SEE DETAIL THIS SHEL ! (FERN _ � 223 52'RT) INSTALL CONC HEADWALL fE 323.20 W/103- 100 #AEI? RAP -.qua f it-INLET f` (ERI ST A_ 18 +00 IC j 330.0. lfE 326mQ - -. 93' LF 30" 0'SP" S 0.02_-76 Figur 2 cr 3 Hills hire Woods A. G. Crook Company for €c►tv Facif Dc.vetopoatot November 1995 •, } P'•••1L.':4 .•.'. i • 1 • 4 4 11 4Y �� • �M r 1 Y• } YY`'ii Y • • 1 x♦ J • i1 ! .4 i i i :i /• i •' ' 1 i Y i r 1 .Vr l:� .44x1 1.7 y L L.. • 4 1 g 7 • •4444 4f 461' r ♦4 • 4+ {li4.4.4'i1 44.•11 { •17•X7{6::4.4.4 i • ` •• 1 4 4 • { • . ; • i 4 / 4 r 1 1 • Y r 1 4 •' 4 4 i +4A 4•.:till 444 .4'.1.11 164.4••1 f... 4• X• 4. 4• • .1 6'•4413.4 isf 114: :6L.44 /1,4,4lrfii::l4 •i♦iiA.iX .4117.. �: • 1 l L . i i.' 1 4. '1:67), .1. •: :,1't'4':4..: '' Y •. n 1 3 1.• i Y r: 111.4• 141' Y 141:1• •f4Y1 / +1 :'1 1'•114:Xij:a ili 1 4't�:i{• iY 1 i:XiiL14•• ♦1 `.. 1 . . 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Land T.Ise. and.',Tra 61)ortat...ibr epar, and',.DeVeloptriet).t.",50•tV,idi:1, LL11Sboro OR 7124 Mr Lh, 'L L,H• r " Jeff 0. acjt 415 5'' •6averton. ,'Ort'.'H97076 \\, • t,-)ject: H.tllshire Woods SubdivItion, HThe.public works improvement City y of erigoir The conditions o approval required a' barrier across the. end the existing Per,- h Street at the easterly , bouridary he project, in ,a' design, acdeptable to both the Fire M4rsha *nei vashingtoti county, • •• Attached is a Copy of the, sheet showing the impkoVeMehis fOrVern , street or your review atd approial Also attached Is t ,CO3.V4,4e0f the Condition No. 2 (C) which d, es"dribes 'the propbsed )0' rric, Village, • I • However, with thk•it approva3. by the Cou 4 -- nty of adjacent stibdivieion bb. the WeSt side of tile', t3P ea'settent, . Fern Street id proposed to be extended to the west., The ttaffic teit)ort' for HitiShite Village estimates that 10/5' of the traffic generated 1 ' by thiS new subdivision will probably use the eastetly pottioh of Fern Street. This ihformatiOh was not available When the City of Tigard ?lathing Commisbioh tade its tindihqd, Your comments and reply would be sincerely a151tst6141.td'e' Since -e..1y, Mi ael J Anderson Development Review Engineer MA\WiltoFM01.1t.t i2 SW HdU Bov(zi,,Ti(4dtd, OR 97223 (503) 6,30.4,171 0031'684,2`17:- L LL.L L .rLL1. L L , L, L LL L • L ,L LL L L „ L Lr L L LL LL Lr • , r • it s ,etter 4,,,n,,f,_,03.1d,41. '1;011' ti7ri' pei' trit tit"°. 'h• r. • crry OF T'IGAED PLANK IN GQ SSIO ILEGULAR MEETING 11�IN January 9,199 CALL TO ORDER gin. The meeting Commissioner . . aped the meeting to aver at 7�� , g held in the Miopre called � p• i Hail 13125 SW Hall 3lvd. was �o 7Cig��rd Civic Center, Town �.. l at 13 �' ROLL CALL Commissioners Present: Commissioners Absent: Staff Present: Commissioners Colison, DeFran , Griffith, Holland, Moore, mton, Scolar and Wilson, President Pyre Dick Bewersdortf, Senior Planntb . Lesl .e Gemmill, Planning'.. Commission Secretary; Mark Roberts, Assistant Planner and Randy Wooley, City Engineer APPROVE MINUTES Commissioner Holland motioned to approve the Joint City Council/Planning Commission . p Commissioner Saxton seconded the `tiiotion. A Workshop minutes for November 21, 1 g94 and Cossn voice vote was. takeA and the motion passed. Commissioners Co! '',un, DeFrang a`3riffith and Scolar abstained Commissioner Holland t, roved to approve the November 21, 1994 regular meeting g . m mutes as submitted and Comnisioner Saxton seconded the motion: ;A voice vote was taken and the motion passed. Commissioners Collson, Deerang, Griffith and Scolar abstained. � approve Commissioner Holland moved to p o a _rve the December 5, 1994 regular meeting minutes as submitted, and Commissioner Saxton seconded the motion; A voice vote was taken and the motion passed. Commissioners Griffith and Scolar . ... ar Commissioner Moore welcomed Commissioners Jim Griffith and Scel Scolar„ new to the Planning Corr.mission. PLA r ING COMMISSION COMMUNICATIONS Dick Bev/ a na orf f announced ed that due to the holiday on January 16, 1995, the nett meeting of the ' �'larinng Commission will be January 30, 199: 1.e. RECOMMENDATION NDA'I'IOTY TG CITY' COUNCIL OF STREET ,... „� .. � 4)F NAME C:;�►.Al'�TGI+ OF SW WALNUT STREET ,,. • ,�;, • informed tM �i� Engineer, Randy �Vuole: infoi�' y Y :.. g Commission street connection the a near Walnut Cotncnissioia that Planning was being completed between SW 135th Ave.. and Scholls Ferry Rd: to be named Wallnut St. and the name of the existing Walnut St. west of 135th Avg,, e changed t o Walnut nut Lane "H e reviewed the process for renaming ing streets then sugg ;sted than the Platiing Cornmission recommend to the City a changed as presf�nted: . .�� Council that the street names e� a! • 1Ai h "tr,,,, -§gBp.mgriza24.0j22,iurtmE...vt 0004 ILig24_,Atiqpizgtratig: LtiolAwajtAIL LOCATION: of Scholia 17:my Rd., east • of the Bonneville, Power Administration easement, tiditleof SW Bull Mountain and west of SW 135th rc 2514, tax lot 800, 21,4BC, tax lots 1400 and 900, 2S1 4ED, tax lot;(1700,',and Tract , shire Estates II). A:request for the following land use review approvals PreliiliAary bdivision plat approval to divide five parcels whicittotal approximately 61.'0 acres into 107 lots ranging between 6,000 and 21,900 square feet in size. The applicant was -4'iso proposed four er guilty find detention basin tracts, a 15.40' acre future development tract, and a 4.40 acre tract to be dedicated to the city,, 2) Planned ,development approv41 to facilitate efficient economic use of the land which Presetves &tural features to the Went possible by uSingloarYing l't s'izes. 3) Sensitive lands approval due to slope of greater than 25% on portions of the site: . . . . — County Zone change revise the Washington R.6 to Ci4. ty of T - igait R..7 (PD) 5) Variance to exceed the rilaxiinuri'permitted street slopeptceritav to mteeeci i2.5% for a distance greater than 250 feet.APPL1CABLE APPROVAL CRITERIA:' Community DevelopmentiCode Chapters 18.32, 18.52, 18,80, 18.84, 18,88, 18.00, 18.92, 18,100,,48.102,111.1p8.406; 18.10e, 18.114, , 18.150, 18,160 and 18.164, ZONE (Pp)13,' (Residential, I units/acre, Planned Development) the purpose cfth o Rii7 zoning district is to establish sites for medium density residential development. The primal residential Use is sing,le- detached and attached residentiiir4vellings. Commissioner Moore informed those present that this project was previously reviewed by the Planning Commission at ttiel4dvembet 217 1904 meeting. ThePlanning Commission Olosed , loto- Public hearing and retilleitedilie aPPligant provide a traffic Study and that additional analysis conducted concerning t (Aar access and pedestrian pathway alignment issues. Iv • STAFF REPORT • eta Roberts, Assistant Planner informed those pre at that at the previous pub lic hearin geta ' , ended a contintes e n order for the applicant to prepare A. 'x review p • _. a� study and �° ' . � an rl�cc2�n , , . �, said that at the tad to pedestrian estnan access. and ��d�� revisions to ' . • . �5��rea the sult��' st had raised some concerns regarding solar ac . . hearing, the ar ��an � previous � se standat' _s tai p � Ave. ., Mark l�.obsrts said s requested exemptions %r' lots south ofFern St on either side of,A • � the too a h and for recommended exemptions be Ogled s o p" p y exemptions �� Y � for lots youth of Fern St. � ,tee the lots north of Fen Si. he suggested the applicant icait co npiy with the pei' a manets standard or request exemptions on a case by case basis. sees Mark Roberts said staff concurred with t he ed+strum connections an d ' pointed out for the e Planning � Commissioners the applicants ro pAc �l on the eahibit ma p . He said the app cant p r oposed to designate ate the majority of Tract E be dedicated to the City as an open space area Mark Roberts then said the applicant leaving approximately 4 acres for future :development. � � He said the applicant proposed Tract GsT p l� to designate Ai majority _ of Tract detention facility and the 3 remaining acres �- be design . . and quantity . development. aced as a storm voter quality in Tract H be held for future develop nt: i reviewed for the Planning Commission the memorandum dated Assistant Planner Roberts lie adif cations to the plan did not req��ir� ��"� applicant to develop ranuary 9, 1 995 and said the , , p. � y a licant , ...cholls Ferry Rd. connecti , but aid require, re thy, 0x act` �,,�{�, be in place � thin one year of p � a C fl Py the SW Scholls � recordation of ..lat. In conclusion, Mark Roberts said the tiraffc study identified the traffic leeor i P to trips yn.p y . pw` day •. t, l for Windsong Ct. to be 800 � s Fier day and a pr ©�mrtel 300 tips s � da on Fern S level ut a con..ne t on to Old Scholls F& r y Rd., [e said'th�et it was staffs opinion that neither without street, based c their design, could traffic loads. uld handle those Commissioner Wilson's questions regarding the design and capacity of Windsong In rasp omiriiss Q ool said Windsong Ct• was not designed to serve as a major entry street Cl Engineer subdivision ones to r er' subdivision. Be said the City was not opposed th connection to the subd for a l Ott lot �bdiviY; • Y . ed to �ti the � . y x b the connection should . until there was another niajo but t e , � d notY Ct or Fern t : � t'� made to , g Wooly said the issue wasn't capacity but safety n r outlet to Schoh� Ferry Rd. Randy... � _ ��'oi� �en�St• Ct. • designed to be a local street sag safety was also the issue i Y way iy with its dog-leg was desi . because onions of it was a one ay street designed to serve only the neighborhood. beta p .. discussed Conditions 2-1� and 2 -C as outlined in Randy Cooley and the Commissioners briefly the January 9, 1995 memorandum addressed to the Planning 7,Ottunission from Mark Roberts, Assistant Planner. A. PPLICANTS PRESENTATION Mark Dane, ane; S t.aff. Fla Planner for Alpha Engineering, Inc., ic. , G o o ., .. SW O ak . St., Suite 230, © , Portland, , . OR 97223 representing the developer, Sierra p acific Development, add ev ae e P a � Commission. Plt. Dane intr oduced Jeff Clark, Senior Engineer r px Xittelso►i an � ASSCCiateCs Inc. to the ng Connnissiea and said he'd be available to address any concerns the Commissioners may have. Mr. Dane then disttibuted copies of RitielSon 8e Associates response to Alpha Engineering regarding the City ofTigarl a s comments on tke lfillshire Woods ADT Comp arative Analysis on Loci Street Circulation d ated Decetnbe 30, 1994 and then highlighted PLANNING. CONVIISSION MUTING MII U TES a January 9, 1995 a Page ,Y . 4 y;M the key points in the letter,. „Mark Dane said the kern St. residents had been. eery 'vocal statirael heir position on the matter and the appletent didn't have any objection jection to 'pustits ess gee kind of restriction on access to Fern St. Mr. Dane said that Condition 2-I3 ,basically required the developer to purchase an off-site piece of property that h a no relationship or bearing on th i project so that there wound be less traffic going thr ough a street that was more than; adequate o handle the maximum capacity of traffic and said he felt that requirement was n,et right Jeff Clark Itsitteeroili & Associate, Inc., 61.1 a Alder,. juice 700, Portland, OR, 97205 addressed the Planting Commissioners concerns regarding Fern St. and emergency vehicle s,M,, t access He explained . neighborhood "knuckle" and "choicer'' designs that would slow vehicles the n ,Jwn = but not limit capacity. He said the 1500 car capacity for a local sheet was an .. capacity physical y , one vehicle per minute maximum during the euv�rarunental ea ace . not a c:�paep�., with the ifn r�avement to Scliolls Ferry peak hour. In caseation, Clark stated that .the. timing of , ed by the existing street Rd. didn't need to ha.. en now as the development could be handl y . g system but agreed that sometime in the fixture, there should be some type of connec' eon for an overall circulation system for that area. Commissioner 1 eFaan s concern . s• + m rega.�rding the current and potential daily Mr. Clark addressed Gars S trips on Fern St. PUBLIC TESTIMONY - IN FAVOR Ed- Freeman, P 0 Box 1754, Lake Oswego, OR 97035 signed up to speak see this agenda item whowever did not want to address the Planning Commission at thir title. Williams, 13865 SW Fern St., Tigard, OR signed up to speak on this g .. �. .. agenda item ]Conner H5 , however did not 'want to address the Planning Commission regarding the traffic study. . TESTIMONY IN OPPOSITION PUBLIC . .� 4 Tigard, ;,I •. rated the Commissioners he �►� »�rsri�'t in favor of gh, $,,,.r ard, ®, info Bill Bright, �i , 7-�� SW Fern .St�,� '�. � M , said � '+ the extension as the impact tot residents on Fern St. would be enormous ai 1c • :'� ��r a�ot it would be used as a shortcut ��, g y • /_ . .. would not "be aceorruriad atm to i kind of traffic. thoroughfare tee- , u was end the road w street o�Fer n would be turned into a'$horo g ,fright said he way coiicb�rn�d that. the entire � a Ferry would personally be r Rd o run. from Scn�ll� a .. . it , F. Rd. to � � 5th He said the access -. to Scho u�d be worth in the ton advantageous however it would cause snore trouble than it would long • S :, Tigard, � informed the PiL kming Cogs . _ . � that S . , ., otential increase in traiiae Michael �ol�nba�a,7��,.14160 SW sire Ott. a then � oratecl out the p . :r . safety on Yuri St. p th he e con. concerned connection would open u...: for nearby neighborhoods of approximately 40 homes, He read life connecuo open P y . . e `l3 specifically p that SW Tern St... significant the ... �y� p _ , could not accommodate a wouldl. limit from �` e Traffic a Stu traffic con el or roadway alignments should be provided that un��>�eg in traffic and �, y ... Hohncauni said he didn't g that addressed the safety of the use �,. Fern . St.., see anything j it was a problem. In co iCno�►iled'..e that es. conclusion, Mr. ��IOhn1?auin said 5'V� • other . _ .. yes, . Fern St than ac g front his perspective, the o f °. p P y p best and serest solution for people involved wool � . e to keep Vern., Sty a dead -end street as designed. PLANNING Cif T .. - January � 9, 1996 Page 4 SSI�1�,1� �`IN' ��5 . • "I 4i e i1 If .c Commissioner Wilson asked Mr. . HHohnbaum if he would be opposed to a pedestrian dooetectio n between Fern St. and Wsmdsong Ct. Mr. Holmbaurn responded that he wouldn't have any objection to ped .- trite or bicycles getting through but did object to the vehicles. John Lewis, 13990 SW Fern St., "fiord,., OR d: ibuted and reviewed for those present, pictures of F' said g r the Washington Ceu rsty`s t�'ansportatiot� map, was Fern St. He saiu that Fern St., according to 'W designed as a local street intended to provide direct property accost and not intended for through t .. Mr. Lewis informed the Commission that ighS formed an LID in 1983. he l�orht�od �o ► =r the nei -wed � any asked Planning . , � more traffic oir� F'er�a. St. and suggested a annum ` Commission nod i�low an l _ c - that couldn't be removed. Mr. Lewis said that someth ng permanent d th��, the p ant caraereie block needed to be done with Fern St. or the developer shotO pay for improvement and if improvement was done, ate least twenty mature trees would need to be ;removed. He briefly addressed the safety and emergency vehicle access concerns,, Commissioner Gritnth asked Mr. Lewis to explain his comments that Fern St. was unsafe. y additional . traffic because neighborhood Mr. Lewis said Fern St, would be unsafe for any . e,�au�e �� was a nos huarha�od community with a hill � and sharp bend. He said neighbors currently eve due consideration and exercise caution. There was a brief discussion regarding the possibility oFern St. becoming a one way flow f©r traffic. 3e, 41d ,t v-,rr a wrA,a, w David . elinkka, 14119 � � Northview Drive, Tigard, Ole he respected _ , concerns raf'the ve, sgard �a�,: d tkvro�ald be pointed He e pointed out that cars traveling down 1�lorthvier ,Dr p Fern St. homeowners. r ' at his home and would p probably have to stop or slow down to Conti ise 'aoivh North view nw�,ew Drove. He continued and said he didn't think Virmdsong Ct. or Northview Dr. should be the sole access to Scholls Fe Rd ► of for the new subdivision. .. his concern ab.. 4 the addition , ' f0 ,. ;, � , vssian He expressed . . - ,elusion -10�r► �'clinl;�a Said he . arc on 1�iorth�tevv: Li uid be joined but did Albertson 's and subsequent' increase �n t� cr � object didn't have any section to a connection neighborhoods should J j . �' objection , ,� as the new W that was the sole access bur the new neighborhe ,,d APPLICANTS REBUTTAL i Development, Ed Freemar�, restdent of � Si - fi .. � ftiaYbe Oswego, OR President i .errs Pacific P 0 Box 1754, i commented that when he originally bought the 180 acres of property, he looked at the 60 acre: in the NW corner and thoight it, was obvious that a second access to th. property w.o d be • � ...: . _ ,,: : _ ,4 ... ids; that would needed. He didn't have any desst'e to bay property on the north , of Fern St. other than i connection. ...; said the City put a sign up at the end of Ct. that for the obvious %�e ss4 Ct. indicated the street would be extended and his sole purpose fear purcleSsing the five acres north .. i � Mr: Freeman an said he was very of Fern St property was to make that Connection. In conclusion, Planning Coincu�iission for thc:�ir, sympathetic to the Fern S. property owners and thanked the consideration. w P3 .4 PUBLIC HEARING CLOSED PLANNING CO vT ISSION MEETING MITES - Sanitary 9, 1995 s hinge 5 ql (�Ai't1Inisalo er i'ran g asked st to continent on the recomine. d at o n , , y for a;-barrier at a end otF'ern S . as Proposed u ak Kittelson and 'Assatiates, Inc. report, dated t 30, r 4 ed Deetember, = Randy Vitlooley respordied that the report indicted the 800* ears would' have 9.43m son g Ct. until ,orn� ;�:�xre time vhen another co eitetion es! made to Sch, olis Ferry's d lh . The Piannit:a Comunisaioners and staff continued to addresa the track eat aci " safe neyghbo hood li' bility "issues. ,p �yy" �y and C mmiss,oner ,5s ctca suggested the aPpiication be ;ri;erued on the bails thee �ww}k,eep;axdniri •sci scion Iliad the responsionity to create a sate transportation system in the Cityrai'd'this W,as an unsafe transportation system. Commissioner Wilson ente -d that h: e ha d a p r®blenc with the argument' *not, he "knuckle" nucde " ou Windsong Ct. was unsafe aa it was constructe d to extended in the .� itue e. e, said it was that , .. " uckle°' eves there but thOutaht it an acceptable st. uti temporary " urat�rtur�ate tl�a� the kn . ° onforate . .: `. way ,. S �a ^ i. f ' staff why ft approved n��remr�nt ��. tyre was a for a connection to k ch �11r.�e lid m the future lie asked why ' a�rr oYCd with the purpose of extension if it was yin e° Randy Wooley responded that the City .o +as not suggesting that Rtbe "knuclde" was unsafe but he thought the street with that kind of a sucide ", short term, was not designed to carry the ,k , „volume of tra Vic) proposed. w,1 Commissioner missioner Holland said he agreed with the City's evaluation and; ;the revised Conditions of Approval. commissioner r Moore said he aa. uncomfortable with the plan and open for suggestions. He said he'd Ferry d th ' like to see � � the ext�� alts �et� Rd., � . the connection between '►1�irtdsang Ct: �s • .� ssAn to Scholia. . and A4 Ave. and suggested an apron like entrance to Vern St. Commissioner De Fran Sageed with Commissioner Moore . _ a nd said s a .14 f via kSxuncom fortah le with the plan and suggested something more definitive be t vnr � out, She said she thought there were too many loose end s and the traffic problems mentioned boned w eie real. Dick Be Bewersdorifirientieried that the applicant also needed a CM Coteaoreltensive Plan Amendment and that one of the cri ' ." he ;Phan Amendment was that there be dire tens in direct access to a codleetor° within .:. y provide tweets to transit facilities a half mile, He said that couldn't - h rA�� . . or area and that it hempen without the connection to Scholls Ferry ..., tAes v�athir � ..:. .: , ., :.: should have co r,. Rd. and the Comprehensive Plan Amendment s me have first. .. e i l er Mark Roberts !th3 ti the sp lioant was us ��$ �istaynt Planner pointed out that � �ct� gh , pp ° , . using an ll� -� zoning the density actua lljworked out to be low density, * 1 )sc. k 3ewerc dor ff said s, taff be gan analysi s of the Comprehensive om r eheassve ?lam, mend ne n t in' 'k !he last st week or so, He reminde d �� Planning CAmmisss4 n they still had the option to a pp rove with conditions, denying ot 'tabling until the Comprehensive Pln Amendment is�ue s were resolved. PIS NNING OMMISSION MEETING MINUTES - January 9, 1996 - wage 6 • t t There NIVP.di 'It bnef dicussion to that the issues relative to the be tt....ere no matter what the cs tv de,,itnation of the Corn ' • , rtirnistiotic:;i=- 'Wilson proposed Mot\ton to apirrOVe. miectiot .be.iliacte rather than prior 0,441,4.tlo ent-or occtii)an , ,,, ,. said the .r4ad'.shOuii. be financed zilks t for tire, vi 'ae.steets would reheriiive Antendinent. ilI ssuraktt, that aoine $4t.,tert) 1111d 110 103e 0E113111 St, arid CornmissiorAer Saxton suggested that the motion/be subject tor, pocrival of the CoMprehensive Plari.Nne=„43,nent and if /*equity d by the Comprehensive Plan Amendment, the access to Scholls Ferry Ittttie a Condition of Approval , , tunissioneriVloorr, asked fota second to the motion. The motion was not seconded. Comtnissiotier HiJhand motioned to approve wit % he tied Conditk)ns of Al)ptoval es submittod by City staff ' • , Commissioner Moot asked for a second to the itioti'on. Te motion. was not seconded, tommissioner,Moore motioned to accept the application with the:Conditions, oilApproyal' as '00,tliiied by Sailrwith the addition °fan approtiri'ate barricade and end:tiger/4 vehiale tolinaratitgl, capabilities on Fern St, that would, e act.tiitable by the Fire Mare/4;111e, Cotinty and the ,City.' . Commissioner Collson seconded the tnotion.; A,4„toige vote Was taken and tb ction passed unanimously, Conanissionerie/iffith, 14.ol1and, Moor Scoloximid voted in favbr:ofthe; • . . Motion and Conissioners Collson, 1ijig and Saxton Were OppOstt, • ELECTION OF PLANNING COMMISSION oFF14ritS Coitiiniisioner Moore motioned that Milt iFyre be President of the Platuling Cnuirliss);6:1 and Commissioner r)eFrang secondi$d the motion. A voice vote was taken and the .r.notion was approved unanimously, . Commissioner Holland motioned that Brian Moore be Vice President ,of tilt Planhing Commission and Commissioner Collson secondei the motion. A voice vote was talc .. n and the motion was approlyed unatimotOly. OTHEIt BUSNESS Commissioner Moore announced that at the City CMinoil Meting on January 4, 199$, there would be a hearing oh the Tigard ,Thangle and encouraged, the Planning Commisgioners to attc.and. PLANNIN COIVINIISSION NIEETBIG MINUTES laniastry 9, 1995 Page • ' Dick Bewersdoth rnenticgied ').t at t approva the Man develorilent for review on January wricotroortable with drsin issuesi buffering of the neighborho anted to hear teso4liorty. , ' ' 7 a g Tree Preservation ,' , j( Ie r . - s. Lewis; fi i .etter is' "!b p k ,.o; your request that�� two trees be e �a.n , re:� "xse , , . �. ' erra preeer�re�i on �,�Wart4i.2�,�.0�4�11�,' t; A. 1.`7c�o�: whidh a>,us �Owned' �y a� t paoc xta. Development. The City ha discussed pre sn e t., v rt e .aod ' oLif d` a b i c,n a th tie property owner ' duri : :.- i o et ewxce with the property owner. divide t�h s property ;c;caer �s� presently preaia� to. subdivide end`' .has 'indicated that it! would : be' `diff .cult to .'res ,iierVe these trees.ven the location of the existing wetlands area and the need to develop a prr Nate street *onto te. Thy '0Ppiicant's repres entative O atee that additional areas on 's °i:t would need �o be removed i:n order ' preserve these: trees The Comr..ntinity Developt:'a t Cade require that alit new : development, pzeserve trees in exces of Sint inches a.ri, caliper as me asttred 'abdve grade where possible tdrdet to inco. r rate exis ti -.�+� trees �.� " + 1r . ` greater detail iAto new development, � Tree xemo�ral will be .b.eva.�.�es� �.h ,� e • d throu�h,he subdivision review process. Please feel free to contact me doncerning this infor iat' on Mark Roberts Asd.stant: Planner, ATOP Mark Dane, AlPha E 'ineeri n' ► ��af �i r�; Tig r'i ► O 07223 c003 6 -4111 -(803Y.6:044., Prso1�: e listed: stabsli�viso��> A� : t aA rev�oW of the above �n ourlx� rwr, aua11 "connec greet Stuff, Si1Cii {1Q 4'! y d Jd Be Ilse Fer eet t ues a1 i tye mad 9 te tO Rlace won os�d ��, deg a gei era l rule, we are opp on i ectiVitY. It you would like! to discuss this matter pincer; * ' : AFFIDAVIT OF MAILING STATE OF OPEGOIsT County of Washington City of Tigard 53. I y Patricia L. Lunsford, being first duly sworn/affirm, oath de p ose and say: 'chat I am a Senior Office Assistant for The City of Tigard, Oregon, That I served NOTICE OF` 1 PTIBLIC HEARING FOR: X That I served NOTICE OF DECISION FOR _ City y of Tigard garde Planning Director Tigard Planning Commission T a g aru Hearings Officer �.�., � _ Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which is attached (marked Exhibit "A ") was mailed to each named persons at the address shown on the attached list (marked Exhibit 13") on the .18th day of . anu art`, 199A, said NOTICE OF nECISION as hereto attached, was appropriate bulletin board on the 18th �.s posted , , deposited ited in the United States Mail on the . day day Q� �Tan�ar,,�, �.��5, and p of January 1995, postage prepaid: repave. ice ...:... ........ ' Subscribed and sworn/affirmed before me on the to d�;,r of ,.. 19 i `w•• "- L ..r,:�.:.'"S w+�,�'.L y.w,+`` -- h .1... ....��.w.. •".k�'"3S, - .tir° "i ■ OFFICIAL 2AL r. DiO ti1E M. )J LtDt 10 A * �1M NOTARY PIJOuC- OREGdN COMMI;XSlON NO, 00 977 My Co t4�1Oit, a/" ': _ . 94 b00 / i'. 61ttI4 =06'64/81.1t94•b00G/201494 -10 7 0 iSS[Cll�f�5 NUTICC O�Ch1� t, � ^'�� SIRRRA PACIFIC DLVDLOPMI]NT /OARL PLANIfINO COMM • P INAL NOTARY PUBL a F OREr. O My Commission pares: • CITY OF TIONtO Washiagton,toi aty NOTICE OF FINAL ORDER - ' PLANNINfI COMMISSIQN Autimemassiwommaionueumminiamonansmaicemiturnerammuratisimarasilitsiatammirmimmawriommiwalilllaillifillilliallil oncoming Case Number(sh S1.0 94 ©Q031P "1��'� �•'siTwen dome of Owner: Sierra Pa, cific DevClouosL t Darla r .,.re .. l ame of Applicant, Sierra Pi i is elo on___ _, ,.�. Address r•. PO lox i54 . ...�. City Alga a 'p, .._ State Qreaon „ ...✓e Zip 97035 om..er.., Address of Property: iiuth �f Scholia perm Rae o , t C a Bonneville oo+uer Adn�6nistret�sr�e�►t ,�iorth of SW Boll ��„ p .4,yritai Read°, and _ eas SWl 136th Avenu,�e r., Tex Map and Lot liio s •r p i �' ,,�,. t 8011 2Si PdC tax lot 14 p and_._g 0.2S1 4„ . tam 70[D a �'ract � "F" kaillshirei 2S1 � talc. lo...v.�;.�._ _..�.. �.�..�,�._..,.��...�.,.��,�� ! _._._...e, �. Request • A request for the following land use review approvals: 1.) Preliminary subdivision plat approval to divide five parcels which total approximately 61.61 acres into 101 lots ranging between 6,000 and 20,000 square feet in size. . natural features 2,1 Planned development approval to facilitate efficient economic use of the land which preserves riatur to the extent possible by using varying rot sizes. 3rl Sensitive lands approver due to a slope 7of greeter than 25% on pertincs of the site. 4.) Zone change approval to revise the parcels existing zoning frure Washington County R -6 to City of Tigard R•7 '(PO). APPLICABLE REVIEW Chb T EilA Community Development Code a Cha ptt e.e e 18.32, 18r 52 1 t 80 18 . 8 4 18.88, 18.90, 10,92, 18.100, 18.102, 18,106, 18,108, 18.114, 11150, 18.160 ow! 18.1M4. ` Planned Deve,lo men1 The purpose the • zoning ict is to establish sites for Zone; R�7 (PO) (Residential, 7 unitsfacre, he R 7 district n • ent plenary permitted use is single-family detached and attached residential medium density residential development. The p ry p g y dwellings Action; Approval as requested Approval with conditions Denial Nr ico: Notice was published in the 'newspaper, posted at City Hall, and mailed to: ii The applicant and ownerisl 6 record within the required uired distance X Affsctedgove mental agencies Final Decision: TOE DECISION S. HA LL BE FINAL ON Jeaey3Qa995 _ UNLESS AN APPEAL IS FILED. The ldopted findings of fact, decision, and statement of Conditions can be obtained m Fleming , Tigard City ° g from the Qe artriient i Hall, 13125 SW Hall Oouleeard Tigard, Oregon 97223. . _ �: � '� � : 18:32 may on accordance With I a:.i2:29d(O.I aid Suction which A..�iaal� ..: decision ,..r .. ,.: `Any party to the decision ma ,apnea! this deeisioia ! .......�, :.:,.. .... � „ _ The 3 Ate® on City provides that a written appeal may be filed within 10 days after notice it given and oent:. h appeal may ha sob�iiit� i i .y y 315:00) and transcript goats; Narita up to a meXimien Of 500,60 ) forms and must be accompanied h the anneal fee (� The deadline for filing t6f an appeal is 3.20 pah. on Janno.r ,,301191 _,. OnagiALs: If yon have any guestion3, please Cell the City of Tigard Planhing Dona need at (5031 039,417 CITY d TIGARD PLr4l'�`NNiwl�; C l FINAL ORDER Nye SIERRA PACIFIC DEVELOPMENT NER SIERRA PACIFIC DEVELOPMENT' APPLI CA • NAL', ORDER APPROVING, SIJBDIV8SION 94 IO 3, PLAB NED 'L DEVELOPMENT E'$/1E lv §4 OO 5, SENSITIVE .ANDS ,REVIEW 9449007 VARIANCE 94-0007 , ZONE l ANGE 94 -0010. t e arding an application by Sierra Pacific Development for a 101 lot subdvision over 61.61 Gres located to the north and w' st of the Hillsh ire Estates Subdivision and to the etist of the Bonneville Power Easement. APPLICANT • ./OWNER: Sierra:Paific Development • :Pia.... 0ox 75a • Lake Oswego, OR 7035 COE0,V14 R4 'Darlene Luker. • 14285 S Fern Street Tigard, • OR 97035 COMPREHENSIVE PLAN DES! NA 11ON« Medium Density. Residential (6= d ni s peg acre) ZONINr ,, �SICN ►TION: Residential, ? Units er a LOCATION: lest of t'he �nneville Power Adm nistratit n /Portlan General Electrl Easement (NCTM 251 tax lot 800, 251046IC, fax iot 14.00, act �S i ��t� tax lot 1700 7'r P H i l ishi re' Est tes) FINAL GRoER 11IL 1' IRE 'W .ODDS P ► ELI STAFF" REPORT` UB 94 -0003. PDR 9 O0. SLR 94 Q07 VA la 9401,2 ZON 94-001 I. SUMMARY OF THE REQUEST Subdivision .94-0003/Planned Development Review 94- O005/Sensii;ive Lands Review 94 -000;7/Zone Change 940010/Variance 940012 The applicant requests Subdivision approval to d i de five parcels consisting of approximately 61 , e seven lots . � ;61 acres into one�n� ndo ed and Seve ) s 21,900 q. . 4e ranging in size from 6,000 square feet to �1 9�J0 -s square feet. Th appl�,�'ant also proposes to dedicate four water detenk�on arrd , duality ponds and one o p en space tract to the City of Tigard. ard. 0. ►P 'L 8LE L�s�V: �', onr�anui�� 8�88i 18,�9O, �i 8.92,13 *1 O , '1 8r 1 %✓0, 1.18. .V� r !1. i evelopm ntk 18,I-Cy an I r er ,+1� 8t qty .+� �s� ' q 1g8�r8oAq; 8.1 18 120, 1 i 0" 4,0 18h136, 18,1 TAF.F .RECOMMEf DATIOM App ►EMI sub�ee# to can it' i i!�s• FINDINCS ABOUT„ $ITE ANDS RRr Nil "h�GS. Smztan dsha e i. he' five subject parcels ,total .approXi •nately 01.01 ;acres. The ,areas south'' of SW i { � p i The appl oast has';�also included a. 'err Street the rsajrati�ity of theit+a.' recta�igki `gar' r 4<,6 acre parcel - to the north of SW '`�Fyern'. Street area ►a ' ` of this 'subdYYislon. r The site Comprises areas south and north of SW Fern Street east of the Bonneville Power Easement and west of the open ravine area djoinng the HiUshire Estates subdivision. C. ;istir;;,,as ndstrs. • The subject parcel i4 vacant. The applicant recently operated a ioggi►` g operation of steeply slo opi n g area along the ri ge r ne e through approvals grared while, the property Was in Washington Count'. Much of the site is steeply sloping along either side of this ridge area south of SW Fern Street. Approximately 7 of the • pro p osed 101 lots are shown along long either side of this ride: The site is, presently vacant much of the site's sloping area is covered with a variety of trees; . The 4.6 g .. rit . ' acre rectangular ar area north of S111i Fern Street is also Vasa a D St�rroundir�g,zo►�ing land: j p p .. through ,a direct recently annexed t , The subject , .; `r annexation became. final on b ect ro ernes were with the Boundary Commission. The a application wit ry November 11, 1994. The surrounding properties to the east, south and north are zoned for single family residential development primarily at a density of seven units an attre To the south of the property is the Hillshire Cstates subdivMzlonb o the north are areas presently being developed with single family home.). Due to. their size several parcels an d the existing ion in a j oo lnin g p r o p per ties may be the subject of future partition or subdivision applications lil. APPLICABLE APPROVAL STANDARDS ON HILLSHIgE WOODS PA .2 FINAL C�I�t?�t� STUB 948031�'t�'SL�tlVi� . Z { +Iinium lot si ►Verde ',►ridtl 'Ant setback aarose setback I.y. terior sideya r :oril; gsideyat ear' setback; axirnum 'buil T`he proposed ubdi iron:: cot>plies witi districtde Section' la j2) through ti process. The proposed lots range in,size exceeding the " 5,000 square foot ,n`iinimum, �e . use standard of , t toning, b ild n "permit plan check review Wween 6,000'. up to 21,900 square feet of ;the it -7 oning district: section ,1 8.92.020 contains standards „' -for, density. The, number of dwelling units permitted is based on the net development area, excluding sensitive 4 a / land areas and land dedicated for public roads or packs; or � for pravate v roadways, This land ,area Is then , divided by the, parcel size permitted; by the zoning district to determine the number of lots which nay be created on a site.' The net developable area of the site, after dec auction of 20T of, the gross area for public tight- of -vvay and stlep slope areas in excess of 25% `Tope and areas left as drainageways. T he site is approximately 26.88 arras, Given a 1�� inimum of 5,000' per in - zoning disc Pict, this site yields an opportunity for up � feet p�. � . constraints, s��u�� lot in t e R. � z to 234 net dwelling units. Due to topographic, ints tie applicant has proposed 101 lot which is leis than the rna imam pert ►ittGd on this ,situ This development concept reduces the need for large areas of hillside gra i.ng hick” would be expected to require extensive erg Ision , control at, tree removal. Sub: .is. e roe Section 18.160,060(A ) contains standar+ i parcels into four or more itrts To be pprov e d, a ptelimi na with the fol lo oiler is ve ng o The proposal must compl ; with, the'City's comprehensive'Plar , : applicable zoning. ordinance and other app! cable ordinances regulations; The prc ppsr ;, sul divisaon complhs , +uv�T h Comprehensive Plan Map's l�iiiediuri D slty i .esidentiel opportuo , ,1 ORDER' SUB 94M03 /PDWSLaIV ►R/Z0N !ALES I E' WOODS.;, `A I ov lions of ORS Cha tier treees: "and reds must be laa brat 'so ` co orm to the ° ri,ats p rt bdlM isi a .. ons l'read - ��bd�vi�i�r�s 'an .'��p►sa +��` "'p�rtipns � , tridh,l�er direcion` any Ppr4vedcr adjoining pros{ rr allr' other r+� sp , Ru Ie, � the it fi determines publ , py �/oy jh 3y. , atter ; . s treehave i d $o as to confori with the pats d)onin reas. b�eey Th os dies #` rov de ifor sufficient tofu ubd�wisin a`s p 0 p on ct64' to- existing or propose sires in ;the 'atea. ctic�n 1' .1 4.04 addresses black design and discourages .block .Y eng hs in excess bf 1800 feet. !It is recommended hat air ' additional "str t :onnection be prrivided in the Lot:3I to, 39 area to serve `future p' de irprnent of areas to the west It is also recom ends that str ; , r orb h' of SW er " tr' et b revised, to ' treet t SW cholls provide . fer sire re l� rtt eri't. 5 In'e�n a Perry Road. 3 is d+ i I rat '` iiC4ciiitete.future'connectivity of Teets in the area where pdssibie due ,the provision ofa a log al -�� connection to adjoining propertles between Lote . :ip►nnecti ns reduces.. the lnrig , .bioc r area it includes Lots,' .throu `1 'and 1 thro w �0ctPsar1 $.t64b040 4 Is r urns that Wh e r b�c lengths re exces . ern of..l600� feet that` .pedestrian paths ; and 'Or bik way , ,be provided' where steep site topography limits street connect ori..ln the area.' :kis',itteihiroidottkihrat the applicant construct p+edestriar paths and or,bikeways as provided in the proposed reli, ninar i fats An ekplaria►tion has bears p rovide for all' common ir' provements; The' applicant. , has provided an explanation for all common irlijOritiVOitteettki includit g the rb isi n for ,public ervices`4s�+cl7 as sewer, cr ater 'drai'nage and street rroprovementas. "the applicarti; t proposed t0 ce` i struct a new eight inch line t connr ect ith the line' "; p ' in SW W &o rnng Court ele0 Oil SW Fern r St00,0! within the a01e6ing astIe Hill Subdivision. .Storm be Elect d irk a iq • IA ,j. 'J. Arabi is s #orrn drainage: systii rx�° dire ed to. a Pblic. on lte °a�tr `ir, w Ater ; ra ty ° and et nti n poni s .shown as;' is B , ` ~ `ark \d'. Z 2ne.,C Section 030 alb ws the Planning Comrnrss4ori to; review Quasi -ludic a1 zone Change applications which, do °not involve ' concurrent Comprehensive Plan Map' mendnmelts. The v J'rban Planning , Area Ogre + ent between the City rand'W hin en County requires that when an a s has ►,een • that zoning ig i bewapplied which most closely annexed to the its' �tl�a.�� rte a � Wing J��i nation. approximates the County' plan and zone designation for a period Of one year. The subject pro ~ :erties were recently annexed tothneeity► through a direct application with the Boundary Ccimrriissionu The annexation became ;'final inn November 11 1994. e r The surrounding properties to the east south rrd north presently within the City' cif. Tigard are zoned for . ' � !op ai , `g for jingle family resider�rr�l �e�d.��ent at a -density of up to seven units per acre. The applicant has mq ;l,iested .gin R -7(P )) designation for the; subject properties which is the City's closest approximate zoning designation R-6 desi naton. the Planning Commission r rect., »Mended, to the County's current R. g 8 approval of an R-7(PD) designation for the subject property which would become effective upon approval of a Comprehensive, Plan Designation which corresponds to this zoning desif;nation The applicant has ;applied Comprehensive Flan Map Amen i pp ' nor a Cotrn dinerit in p p order to designate the property with a r City Comprehensive Plan . :Designation. The recommended Conditions of Approval eincludes a requirement for approval 'Of a Co.. pre i g n rior to recorpl�h ., i Comprehensive Plan deli � naxi� p � � �� p dry plat. The I, ®n of the re Inllri condition also . states that the approved R- 7(?D) de Ognatiori shall not become effective until the Comprehensive Plan Designation becomes 'effective, c elcui r s: ks_uiati + Section 16,108,070 `ontains standards for residential 'vehicular access. A minimum of a 32 foot paved ,at eeti, SCE foot total ;iight of Way. width is required to serve pi residential subdivision in e,.cess six41ntellings, Section 18,1.08 and Section 18,E 164.060(B) (Lot Frontage) All lots are provided with at least 25 feet of public stet frontage as required ,by Section 18,164, .. �s . Lan s wi .v►t P'orhions Of the site exceed 25% in , slope. e 18.84.040(8 ) requires review of de velap e. nt within tteep slop e areas 1 ao be aF)proved for development within these areas a developme'rit must comply with the following criteria; T, , he extent and , nature of the propos! d,''larid foi` .r niter t'ioa or development will not create site disturbances to an extent, greater' than that re'i14 9red for the use the applicant has not, proposed to l I t A , C� LD = S tr► B 94 OO /Pb 1, $.$0AW t l' i I L .SH 111E X11 A develop within the sleep„slopeAreat,,of the site. The applicant's .„, proposal minimize. the peed for grading and disruption of hillsides. : The proposed development will not result in erosion, stream" sedimentation, ground instability, or other adverse site cnsite or site effects or hazards titil life or property; Based on the locatir4 of ' " ' design I' 'I '' the proposed develoPftent sites and the design of pup lc faci itia,, ,. the subdivision is not expected to create adverse on site Or off-site impacts as revised by the recommended conditions of approval. he structures are appll)priately sited, and designed to ensure structural stability and proper drainage of the fourttlatiori and crawl / space areas for development with any of the following soil , conditicins: wet/high water table, high shrink well capability; corilPressable/organic; and shall()ItY depth to besjrock... Because the subdivision plan avoids the creation of building sites aivithiri excessively step slope areas, the soils conditions listed within this criteria are riot expected to significantly impact the stibdivision as designed. Where natural vegeatation has been ret.trnoved due to land form altetration or development, the areas, nest covered by structures or impervious surfaces will be replant:id to prevent erosion in accordanc,,, with Chapter 18.100, Landscaping and Screen,; Because the subdivision plan, avoids the creation of building sites within excessively sterI slope areas, 'extensive erosion contrkki measures are not expected to be necessary: fixiLLerlAjlelekar_n_eat: Section 18.80 provides for the option for an appiicant to create a more efficient, economically viable development which preserves natural land features *.*/h he iMPlementing the density range provided through the Comprehensive Plan, This type of subdivision normally permits higher. den:14y '0 than would be possible given the minimum lot size recitt:mment for thezOning district. Due to the tormgraphic features of this site the applicant has proposed to 11( concentrate the residential development density within the flatter area of the site ' (a ° m he amount of tree removal, hillside gradirig and erosion to minimize t necessary to develop the nrperty Tree „Rerm,g,yat.: Section 1 f.150.(20(E) requires a permit for , removal of , trees having a trunk six inches or iticoe in diameter measured four feet aboVe the ground level, A permit for tree removal must comply tiOtl'i the following criteria as specified in Section 18.150.030(A)t ' he:,trees are not needed to rroblems, ie trr2es attR ..root needed to ., protect; nearby tries a di sireile balance between`r,shade aid ,open The aest;letic character in the area ,lot ;be visually adversely affected by the trot removal; and New vegetation plant` y, the applicant, i any �' y�, +,;rep ace the aesthetic vakuie or' trees to cut Section 18150 requires that the number of trees 6ver six filches in diameter= that will be , removed during construction . be, minimized. The proposed construction of streets, utilities, and residence; as well .as related grading will require the trees on the site. of tr , v d tree plan the submitted �. ., lard ,rv�is A d�.t��l survey n��t sa�brnstte of this application. Based on a reconMisance of the site the; probable building ;. pad ioeations are not expected, to require e,tensive, tree removal. recommended that prior to the issuance of a tree removal, permit, the applicant shall specify the trees being requested for removal relate to: a) public improvements and b) individual lot preparation: St ri ill I..mr ve ts: The des n of this subdivision is consistent ith tv ��,r,... r+.�., i�., these requirements due to the following: Section' 18.164 contains .standard :for streets and utilities setvi► g a subdivision: 1. ,Section 18,164.030(A) requires streets within an adjoining a development to be dedicatee` and improver' lased on t of the street. The applicant . w ill his of ere .' decacatc additional right -of -way to the public eking ern i1) Street as well as provide An internal system of streets design to, serve the subdivision and provide conontivity to approved future , development within the ,H,Ilshire ,Estaes Subdivision as rwell e. expeacted doelopment i adjoining pirc pertiesi as stated r ti'4 in' the Engineering Department findings on sireetsb e ction 18.164.030(E) requires a local ireet to have a minimum feet of right-of-way and 32 to 24 feet of *paved right-of- etween th curbs and sidewalks. The applicant has proposed local ,streets in conformance With the design, requirements of the r)evelieprnerit Code and with the design of local streets within abutting subdivisions. 9 Section 18.164.060 prohibits lot depth from being more than 2.5 '‘ 'Imes the lot width and requires that lots have at least 25 feet of frontage on public or privr.:e streets, other than an alley. The 07oposed lots are each less tkn the 2.5 to '1 maximum lot depth-to, • width ratio, Each lot to be developed at this time will abut upon a • , greet for at least 60 feet. , I , Section 18.164.070 requires sidewalks adjoining all reSidontial, streets. The ;AppliCarit has agreed to bond for and construct all nec:essary sidewalks' serving this :obdivisiori.' Bonding k also • required for the pl?..corrient of street *evil Section 18.164.090 itt!rti SnitarY sewer service. The applit'atit, has agreed to provide sarritarry sewer to this development hy constructing a new rain that will coorrect to the existing public sanitary sewer line lc)catd in SW Mistletoe Street. 6. Section 18.164.100 t'equires adequate 7,rovisions for str;irm water runoff and dedig;:ation of easements for storm drairrate factlitfrs , The applicant has agreed to collect the storm water in a /leo!, -- underground system anctconnect to thee;tisz' g storm sewer system !ocated in SW Fern Street. • Vailgm: The applicant has requested a variance to the street slope ,rtluirements of Section 18.164.030(M)(1), This section sates that local streets such s Avenue 'W may not exceed a slope of 12 percent for a length greater than 2.50` feet. A proposed the applicant has shown a street slopes for a portion of Avenue "*A" irt excess of a 12% grade for approxirnately 1,000 feet. The 'applicarit proposes to grade the street so as to maintain a striae), slope less than 14,9% for this entire section of street, Section 18.160.120(B) provides that a request for a variance shall be reviewed acording to th o. following findinpfl: There are special circumstances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated-,4 The site is impacted by Special tir*Cuirristancett or conditions which lirnit potential points' of adcets rp. FINAL ORDER SOB 1-Ill .1.6HIttt %i'OODi 1),A,6# . " • y ` 0 to 'q '7777.7777:7777777 +,M to the site. The property '4ectly,adjoins'� the 'Hilishire- .,Estates development to the east and to the so''th:wt�hich limi the ability to development access through : alternative, ii esl nsi, Continuation of, the f circulation local street to t6�e.� north Prowides - �on�iectil wa'ty� to the , system while` requiring the minimum Variance from the 12% sJ pe astricttion possible given the terrain of the site. The Vad ianc o 's5G.'necessary l for proper design or function of the subdivision ;', The" variance. is necessary ^for proper design of' the subdivision becat se it provides street coiinectionto allow efficient access Ito future.develo develop:/sent iaen,, aec rr �� . �� existtng street alignments in the vicinity. Failure to provide) street connections would place additional traffic on adjoining; streets. The granting of the variance will not be detrimental "to the public health, safety, and welfare or injurious to the rights of owners of property; � � e public, � and The variance will not � be detrimental enertita` t:v th' health, °safety, and welfare or injurious» to the rights of property owners in the. area Due to the limited length of the street above. the 12% slope standard, `the design permits normal use The Fn gi n e e r Ong ) de p:. artmen t and Fare . Marshall a rshal l have approved ® ved o the street d esign be cause he portion oi'. , et.. higher slopes is also s h ort enough to �ow� e a e u ate vehicle access. i. The variance is ne,,es is � eery for the prwrvation and enjoyment of a substantial pi'opyrtrig ght becau=, of an extraordf.nary�� hardship �' which would result from strict compliance with the regulations of this title; Strict closipliance with the\ �itreet slope criteria for the site would result in an extraordinary harcdsh;ln due to the existing . the area. The topographic constraints within the area �• pF.� P oaf toora t iimJ s viable alternative street alignments serving this site. Section 18.88.04o(C)t1) contains solar access stand Ards e< ��`�,� for �d1 �� residential development. A lot meets the basic solar access lot standard if it has - •, i .. .. .i w i i.. i.• �.„ With tiz ted a north -south d�mensis�n of 90 feet or more and has a front lot Irnr.that � u,.�.��6,y within 30 degrees of a true east -west aXis. A subdivision c©nir�el�es With the basic requirement if 80,u or nnore”o p meet this; standar :.. the newly created parcels AI ternative. lY y an applicant can meet the City's Solar Access S'andards' by complying with the pros .,ected Solar Buii.�eng Line .Option or the "t`erforrnance effid ,sic is ensured through the ation oft c . with Option, Energy ... the r::si enc� e: oe sufficient solar access or through the design of the homes which inch, horn .. py dates .,r request an epti0 window glazing with solar orientation, An applicant can n c n to ,, �5I� IMF FINAL 0110ER y SOB 94 0O3/PbItJSL AKZON �IHJ SIHIRE WO ' . j. • r . ;; 4d ti • 1 r� �y the solar access -standard s b s d 6, tie' foi c ; +ii ; develp rnent constrains tppography'in eXcess of #a 10 pererit stdpe,'shade4from existing oMite or ks vegetation or r i res, significant'riatiral eatures, existing stte`et pi►bi'c easeti; e SatterrA i impacts' _ to ";d n its, cost b;' enities of the project 'which` ' do s fi percent or more to the cost of each its b TM As proposed 76 of, tile 101, lots comply witl4' ,the basic solar acces ir am+ nts a sp ified''ir1 Cociie.Section 2J!1(1 4i i'kh ,retuireL that BOPi4 of the. lots ,, through ; h . or'i provide a mar lrr�ut ; nortih -south d,eiin! �`;':e of at le .Jt„ created f. �� uar�titi r r` 0 feet, Specifically lots ,1-4', 0 -34,' :31-38' '40,, 56 -5 , ,5 -67 and 71 -76 comrily jith the basic standard. 'he 'applicant hag regtat s$ted this waiver:due is site due tai "the property'stOpography,'''4visst ng'str'eet acrd d ,krel pment patterns in the area. 9 accordant.: with .Section , , - ' of the Development *Code the a phc rat provided a ;stateniieht which, addressed the impa 'ts to project cast thro& h strict adherence Willi the Solar accessibility.: requirements It is re omrne.nded that each of the parcel South of SW fern Streit which do not, comply with the basic solar a ceos , ii'e, ant b 4xxernpted from ding so. The Planning Corr iT' issioq retortinrianded that the remaining parcc s north Of SW Terri 5treet which do not comply with the basic 'solar' aceers retlu'tement either comply with Perfc►rrnance Standard or request an exemption for specific p t,tels iss o Id er ► o preserve existing tre eS in place SC:ea ificali) Lots 39, 41 - 55 59-60 whidh are rt, rth of SW Fern Street shall cprhplyy with these standards. Due to the topography of the area south of SW Fern Street which steadily slope~ , at 10 percent or greater the Planning Commission recommenced that, eaa h of the ,. §arcels >which do not comply with the Basic Solar Access Standard be exempted fr um corripiyin3 with the Sol lr Access requirements; Speciffic° liy Lots 5 -29, 320 68-70 end 77-', 01 shah be keir!,pted from compliance voth the Solar Access requirennents„ ...,�....��n . 3in'`� t ......�,.�` Section 18.100 contains landscaping; stasidards for new t The R -7 zonir . e i ',nini,.r un► 20% landsc ipe +develo �n�t n�� . 'gig district requires a coverage for tl i�.h site. The a . � � � applicant must a o comply � t ), tan` d..a. rd..s se t forth in Section 18.100.0:5 which requires that all dcvkicprttent projects frontiig on a public or private street, or a private driveway more than 160 feet in length ;giant street ,trees. The applicant shall be re...uire/I to plant street � with q e � plant trees in .: �ordarice with the i Section The Code requires that street trees be standards set forth in S ctkon 1�,�00 0� spaced betweern 20 to 40 ree't aPali depending on tilt` silte elassifil s,tion of the tree at maturity,. Each parcel will have direr frontage on a local street,, therefore, street SUS 9- (+3/�[ a�U`5i.'i /'i►`d, �� i s L l-�i. WO 1 0111: , • .r "4 ^h' s..=1 '.d • • trays are r aii•iir street tree, i io as i�►,ot ;� bnriitted b 4 the appflcar �i fair" r view. :it 6s recommended that a street_.tr e, for the subdivision and tWatitreet trees be planted prig ,to th'e issuan ccupancy pei for each 7.: ? ar rps Se cti ►r��w, ;g.1 t 2 requires tha a ,�l ar vi soon area sraAa be ri aintaineo ``on the corners of all ',,property ad jac;ent d� rrate's�` e► g right $w ys o`r the 1.ntersection of a pubic str+ and a private, dr:i+iewrayi 4sual,,clearance area is the triangular area formed by n easuiIpg a 30 f',66t distance along the .street .night of -ways and the dr;ivovway; and then connecting these two : 0 foot dAst nee points vvl:l a straight line, A dear v side ?n area shall contain no vehicle, h ge., punting encEt,l `wall structure i" signs, or ,Lter rIorar ' or permanent ob fr` actid n 6xcre►ding ,1r three :i faktet in height T'he' height` is r ieasured from the top o the curb, or here ' nt curl- exists, trom thae street cent it line grade,; except that',,trees exceeding this height may be located In this area,, provided 'anchec, Viow 'eight, feet Fre` 'removed. e Building ` • �✓iew each building an other related permits' for Th " �� ldi,ng �i�risic�n Will r�:� compliance with setback standards set forth for strut ures;.within � the dear vision� rea, A visual clearance area for all street" intersection; shall: be ;t at, triangular area 30 feet from the intersection of the right-oil-47%04. Placement of any future possible obstructions incikiding street trees and 'su oVisron i dentification Signs shall comply with this standard. placement di signs and street trees shall be revitwed by Planning Division for crimpliance with the requirements of Sections 18.102 (' isiori learai e) and 18.114 (Signs), IV. OTHER STAR CQ MEh,I " The City �of Tigard Engineering iDepartrnent has raviewed the prod the following comments: 1. Streets: , and o r- We are concerned about the .layout of this' scr3d ve is ri and its' traffic impacts on Peen Street and `'indo �g C r�urt .Prior'to approval, revisions s , t rle v CO LO: ho�ul ire ira� a to provide for future actress to adjoining properties and future access to Scnpia perry Road: The project proroses to construct,a new sto4t, " Ad Avenue, that would, extend northerly from the existing,11111,shire subilivier4i,ons .1,,ttetoe ! ,rive; westerly' 'PiNAL J I DV' m 1 di !.r of gw Es se's . rive, to Soli oonn,eFt''utit i S w'YW ndsrar intl T e pp a can has submitted a traffic Cornpar,tive Anaysis ion Locals' Street traffic from the project and 'the ac)oiril iilustrating the estimated d��strrbution (Jilt street s ','stern r, Associat `s,, dined December 15, 199 'e street would then extend .further e astle it IV` 1 u bdivition. repOr't entitled ° °l-Iillshire''Woods A9 'ircdlation" ' ; s prepared by Kittelson Hilishire' development, and diagrae rr t raffic' within the existing and propo ied' Ihc report ' includes an estimate of the 71�e. diagram ab le' Figur'ea ' haws 434/0 of 'the estim to traffic .using ,the prorpos� Street "A" exiting 'through tie a of in Castiehill No. 1 subdivision, via ' ii�ysong Court. ,,With a connection of :SW Ferry' Street over to SW Scholis Ferry R 'ad, the estimated "traffic on SW Windsong Court drops to 7 %. The estirn tec, traffic that rise the extension ofrSW Fern Street over to. SW Schools Ferry Road Ir.. 42 . As indicated in our.report cif Nove 'i x-rr '7 1994, the Engineering Department is very concerned with the:. proposed root Iayolt that directs traffic to either SW Fern Street or S 'Wint0.song Court v,h ch are not designed for the amount of projected ,traffic. As indicated, in the Kittelson re p ort o SW t is very , . a ,,, _ p...." `�, Fern F Street narrow and cannot ac` ommoddatse subttarl tial ioicreases in traffic without widening, The "'c ogle" design of existIn' S " Windsong Court is designed for very low traffic volumes. The a pp. l• ca n should u lr examAne a.n ai te rn aa, t� ve road ... or alignment for A ' � Avenue nue fo r the len g th between SW Fern Street a r d Sr rdsong Court that cGuld, p rovode � a future connection directly to SW Scnulls Ferri Road, ins t a d of t h e dorc..,u connection to SW VVindsong Court. 'SW Windsong Court was not previously designed as a "collector' to the upper areas of Bull Mountain, but rather, is a local street. This future road 's tension would be off sltw to the prttposed subdivision an connect with SW St.ilolls Ferry Road apt a 90 degree intersectiorl This would allow SW `ill i cdsong Court to conned with "C 'h Street with a T intersection eon anc "C" Street would connect to 'A' Avenue . The applicant proposing the use of 15% % fgrarde for "A" Avenue ue for � l en greater than allowed b y the new rc g ulatrons and siould obtain a variance. In addition, the application includes a request t vary n from the Code Sectio that prescribes that the length of the block `perimeter F.,. i �� not 18.11'4,060 �h��h shall exceed teet`b but the plat does n at on��ta; rl y access to E " th e lot FlNAL ORDER r, SUB 94 -I + /Pi R/SLt Ai ZO . ILISHlitE WOODS ' PAGE 12; 9, •r* + b_ r to' be reserved for future s,podivision. Thd apply ant ;houi modify tdthe street 1i ragOats..ly` Lots 37/74f: design to. pra�vide foie � fa�6�lr�' �� street to the west at, app �� p T� � n'.,�� westerly, acres Trace �� to h q -w st rly Puundary This f�lt�urd�• street �:�suld exte� �.�� of the ra a rtYr ,approximately, at the 420 contour, midway t ;een the existing. overhead ipower, towers shown on •the preliminary plat The overall subdivision street and pad grading that is shown on the preliminary' plat, will require substantial excavation and fill that should compiy with Chapter 70 of the Uniform Building Code. The applicant striould provide preliminary geotechnical report and final construction supervision grading report by a . t. � � r�g�.. �� ° grading s��,avi�, Professional Civil Engineer and Engineering eolotist. The p� for Lots 42 thru 66 and all other pad grading should direct the surface stormwater drainage to the street or other public facility. This detail drainage shall be shown on the final grading plan. The access proposed to Lot 43 should include the construction of SW Fern Street between the east and west tract boundaries, and will require, a Facilities Permit within the jurisdiction d of from �ashingt�an County, The present right-of-way is �� Washington County, but the street it rlxrov`ernen s should E,lso comply with the City Street Standards, �+ t The applicant should modify the street s to indicate that the The S+� cr?./�w i�.r\u��ns shown 1V' ♦11O , sidewalks are contiguous to the curb in all locations and that the PUR's at the right-of-way ff wa ay line are 8 feet wide, With respect to the exiting overhead facilities along SW Fern Street, the applicant i . j should place these facilities undergeound or pay the fee in -lieu of ur'trdergrounding„ lj Sanitary Sewer: pp proposes A Avenue , t h .., al as r ivy "!11��ing to the. The applicant ro Dees to construct . , . 4 �t a raew main in existing 8 inch public sanitary sewer line that is located in SW VVind7,0ong urt if the existing line has the 1'he, applicant should provide a study to determine � `y capacity to serve this developme nt and the effects to the downstream system biy the additiovi of the new development. Storm Drainage: ;� po collect water a new Underground s:� stem . storm t�V�rter in Y The applicant llc�r�t to ,. p _ovi, A , e a ea within the subdivision for sthrr Viiater detention and and provide three area �� It. n , . . , a� treatment. ,.. � �� and �i'i��► and 1 . ,...... aer� io water �,,ralit+; treatm+�nt Tracts a�� * .i�. _. _ � in Tract � , offsite tt� the �'ract �� Street, ly of SW 1 8th Court, s�.�i.rdi��l:�lori, 5o�rthere+� of SW Fern .,`re�et, ►ester, o FINAL Oit S0. ; 4.003 /FD /SLi VVABJZ t.: -P.' d• Tiie 'Unified $average Agency has estab �shed'and the City has agr=eed to r: circe ° flRe'solution and Order No ` �91 -47j $urfac6 ° Water Management ReguI It ;ons , r requiring the construction of ors =sit Ater quality facile or f e in�lieu of their constructiian. The proposed'water quality pFacilities shoU�� . �' be d;sigrted to comply with the "i` unimum USA 'Standards,, ` In addition; the faeility shall be maintained by the applicant for a perio', zp,f three years,' prior`tt acceptance by the h CIT & AGENCY' COMMENTS The ' facilitator for the West 'Citi2en involvement 1`, %im was notified of the proposed subdivision. The Citizen Involvement Team members. have not provided any comments or obj;e inir9ns to this development. In addition 'the applicant conducted a neighborhood meeting y; r i The Water. Department reviewed this application end recommends that the developer be required to connect and extend both water mains within SW Mistletoe Olive. The existing eight inch water main, wfhin SW Mistletoe Drive is from the ;pressure sustaining boaster system at the High.Tor Reservoir Site and will provide service along "A" Avenue to elevation 580 feet where the water main will terminate, The existing 12 inch water main, also within SW Mi:,rretoe Doove is a gravity main from the reservOirs at High Tor, elevation 713 above sea lei► +el, arid will be gin to provide sew. ice alOi g � � Avenue starting at elevation 580 feet. Also. this r r reducing valve station at elevation feet, water main � er �ui(e a �... g 410 feet, because the pi'essui'e will become too great €or,the SW Vern Street area 3. The Tualtin Valley Water District reviewed this application and re, '' ,ltri& that fire hyd-', i yEJ plan ., ants be provided on the plan and be reviewed and apprc by the fire :.ration with the Water Department. The Fire Dista°�kt stated that t in coops p a access sc to `Fq to be acceptable. The district recommended that all accE ss ..o the. , .te appears p rights-of-way provide a mrrainvjrn of 20 feet of unobstructed vehicular width Additional w'l.ith shall be provided for on street parking Shall be provided with g signs sides district requested that the °'fir, �°arl�iry si rs on both sides _, street. Parking" the � r applicant tali fora final inspection and approval: 4. The Columia. Cable Company requested that +brie copy of the final plat and one digital l films g dg ii _ diskette, .�� r4ao r�mv copy of the plat in � �- rf format � kith . endv�.de��rd ma on a inc a The Buildin g Division recommended that hat all grading wor- k shall comply with tiB,. C Chapter 70 a adopted by City of Tigard, including the professional inspection and reporting requirements in Section 7014 and 7015, a The Maintenance Services Division expressed concerns regarding tnr locations' of y .. - s � . ,. _ n itary ana zt eri 3eWer5 for sanitary and storm sewers, access to manholes An sanitary Ana maintenance, access around water quality retention ponds and swales The streets and grounds section section expressed conterr is about the steepness of Street grades f ©r maintenance and emergency access to retention ponds. It was FINAL OltiDER - SUB 44.603 nD sL r gi tON H I dL$1-I I It E W Ci PAGE AGE `l f.i e rIning oinmission that approval of the popod sthdivsi�. nwe; gO9eral welfare of tie City and will,,,not 1e g&ficntly dtimQntal i100 I 40000 to sur,rdundIng properties provided that doVOloprileilik.:* ch,,occurs atio,t /op- atiFil!cable state federal ref€we 00Provet.'.'SubdiOsion'040003/Piann't;gitiA26,e-v-0141pnien't Re4w 94O5/SersitiV ' • itev$4vii, 140007/Zone Chang* 04-0010 ad Vathice 1404712 r P4Gsiire Wood i' tibject to the following:conditioot:. , , . • , • , Full width street improvements, including traffic control devices, mailbox clusters, concrete sidevvall(si, driveway aprons, curbs, aiphfiltic concrete pavernnt, Sanita sewers, storm drainage, streetlights, and Ontiergro?Jnd tilities be installed i,61ithin the subdrwision. :ttnptoventents _Shall be degighea.gnd,,COritrtided to local treet st,andards, STAFF CONTACT John Hagman Engineering Department A. Three (3) sets of detailed public irnprovenit pans .nd profile construction drawings' hal be submitted for '.preliniitiary review to 'the , , , Engineering Department Seven (7) sets of approved drawkngs and one , itc:mized construCtion cost eltinlate, 42111 ,r)rft,oared by...,a Professional tngineer, shall be subnlittexl .k)r final relrieW and approvat, (NOTE: these pans are in ggidilizi to any drawings reqUired by the Building t:)iviiion and should only include sheets relevant to public irrirO'ovements. STAFF , CONTACT: John Hagman Ev,aiineering C)epartnitInt The final subdiviion plat shall not be recorded until the City has received al,suraloce of construction of an off-site road!fvay Connection beViveen the proposed subdivision And S't/V Scliolls Ferry koado,' The final design for the FINAL (C)Ii.Dtt 04-(lO/PIDIt/S-1.V111 R/Z fri11151'Piit: street shall be approved by both the City !Engineer and Washington CoUntp. Adequate right-of-way glall be dedicated to the public in a form acceptabic4 agency for construction within one year, fdriltation of a local imProvanient clistiitt pi funding by a government a bond or sitnilcir financial assurance of funding by a prWate developer to the City Engineer Me assurance of constitictiort may be the form of OS - P 15 15 In I n • k. • A • SW • �r '::. r St. Aet shall b7e.!':., :l arr ceded' t & "4he"'east of the e � S V ;, in�hor�g Court, . acrd SW Fern ,Street' ntersec,ti aii� .. The barnw ade and any required erne gency'vehii:;le turn ,round ,shale be constructed iii a mar ner which is':`. ppovedby thCitEin r, %ashigonouty aad hTualatinValley r e e -ire District. In :yiccessing the site for constructiorn of ";the subdivision it rprove►nents, construction vehicles shall, not use the fallowing stets without'approval of the City Engineer: S"rl�l Fern: Stmt hetwecn the site and $ .135td�. Winds ng C'oi�rt north "o 'th site. Tree, applicant shall provide an ors -site water quality facility as established under 'the guidelines of Unified Sews rage Agency Resolution and Order No. 9147. The proposed facility shall be dedicated to the City of Tigard. The facility shall be maintained by the r �y� p y devel��pe for � a three ear period from the conditional acceptance of the pe r I is irrrproVements: 'A written evaluation of, the operation a'd trance sh'.r�U b�e submittal and , pt or to acceptance for maintenance r��i�r�tP �� a��roved k�i� by the City. S AFfr,, CONTACT:- Greg Berry, Engineering D+ partrnent. The applicant shall demonstrate that the ade q uacy 'of drainage fail I tip downstream of the proposed developmnt is sufficient to insure compliance with USA R & 0 9147, Section 6:02. STAFF C0NTAC' i Greg Berry, Engineering Department: fury npplicant shall provide a hydrology and hydraulic study to describe the adequacy of the p rop osed y stern relating to the requirements to r a both water quality and quantity. The storm drainage system shall provide for both summer and winter storm conditions: STAFF CONTACT: Greg berry, Engineering Departmerrt. ,g g ..p . .. �i g ,� the existing at • proposed �� fir�al grading lane shall be submitted showing t e �i �d o� osed contours. The plan shall detail thy. provisions for surf ace drainage g the lots that are to be "pad61 graded to insure that the drainage is directed to the street or a public ubdic facility approved by the :wngrneerirag Department. A soils report skid' be provided detailing the soil compaction . requirements consistent with the requirements of Chapter 70 . of the Uniform BiJi lcl:n g Cade. S TAF= CONTACT: T Michael Anderson, Eng -ineering beptarment. The applicant shall provide a eotechnicai re..�ort for the prorsed grading and pp � .� � p� � � a �„ The ie rec ommendatio slope ... .. �; � ... - ;� � .� . ..�; ..e�°orpt shay; be, incorporated iiltc� pe coi�structior►, recommendations ®f the r� the final grading plan. A final con :trpction sepervizioh vrrort shall be filed viith the Building t: partnent;, STAFF CONTACT! hilichp,i Andersen, Eri ineeririg Department St tt 9 d ./P•0 :04100 810: l 0 p� 1 9 �: Sl:IS ttE t~'l ► S 1� 1 67 A ao; is An erosion err eoi trot plan shall b% provided dings The plan 3hal6`conf rm to "Erosio Handbook,` November 1989. . STAFF CONT Department. The applicant shale provide sanita properties for future connection pipa0.ment. a bf ' the ubdi Am i'Ov rnerst�� ontrol,Plansb- Technical uidance r l' Andersown, Engineering'4 o viler`'' "and storm drain stubs to the adjacent FF CONTA+ !": +rhreg Berry, Engineering The applicant shall: +prbvid0 a sewer stad. to examine `thy °e ec s to the downstream sewer system w ■th the addition of the : new development. STAFF' ON1rACT' . Greg Berry,' Engineering Department. 4 I i I with Ipl 'rho applicant shall make are appointment for a p {e-conscs•uuction meting wi the City of Tigard Engineering Deportment after approval of the public 'ir p► cve ;lent plans �but be tl i g i i. fills' starting v�ork. Sri, the site; The h+applio�nt the applicant's engineer, and contractor shall be required to attend this Meeting prior to rec wing the approved plans and permits. ' STAFF CONTACT: Michael Anderson, Engineering Departments Const r uci an of the proposed public li c ir rave rne r. ts e n d issuance of Building Permits shall not commence until after the Engineering Oep rtlnen t has revieWe and approved the public improvements plans, street opening permit or construction compliance agreements has been executed, execution +r,' a deve oper- en ineer agreement and payment of all permit. fees. STAFF CONTACT: John Hagman,, Engineering Deportment 13, Street and utility improvements within the subdivision shall include the portions` of, SW Fern Street abutting the subdiMMisian. The applicant shall underground the existing utilities in Fern Street or , at the fee i 't lieu of undergrounding. The applicant shall obtain a faclHiy permit froJ``°. p .. f Land .. - M3 1V � �9 Y .. . �. the Department a. �d fLise and z Transportation of Washington County, to pet, form work within the right-of-way way of SW Fern Street, A copy shah be provided to the. City Fngifeei ing Departo lent prior :- CONTACT: . improvement Permit, ,r�'AFF Ct�hii`A'`i: John- . �. , emeti ior to issuance o� a Public rm• �rov Hagman, Fng,ineAaring Department The spplicant shall 'a ttain a lint Permit °' �i'r�iiin the City bf •;„...... • shall meet the rat urremerits of NP end Tual,rtin Basil Erosion Prograh% o. f ,. : .. p;,. licareit sh a1l1 l " ta e h rewr i• Yre..d . to pay , the:'1ier + abo l h1- dl' r thTe F b15 The Nsd • lanifie� Svre � e ryTldhei iinI eys � ,� Inc Reno utioe� �nc� C3►i^+� Ni s . i . tvreo ,ar'r fed vii filch rrray . be p�Ad at d if��..ren� ., p .:... : .. i t p ti nies,. he i rst ortio n is pal �ntr� the public lmprorvemerits :�hich is for' that p r#i an of the development w i h increase this irr' ervar s area ithi , -,., "` i� the. pirrolic rwght- o�q'�t��y: The se�orid portion FINAL ORDER 4:>°f� 74'°4�O+ti iFb L Vo'�e';'adj �lN HILLSHI lei► 00 D$ '" `�"1�CE 't 4, w7k • • n Ie • is paid at Building a Per hit :issuance '. and is for that, portion of the, developmer vV ;ch increase t'ne impervious area on- site.' The applicant shall l place the overhead facilities along SW item Street undergri� n or pay the fee in -lieu of underground'n Prier to the plat being records! with vklaMington 'County the applicant shall provide a 100 percent performance 'bond, As an alternative the appIic;aot may have the plat recorded -fter the public improvements have been accepted bv the ity of Tigard and has posted'the appropriate Maintenance Bond. . Prior to recordation of the final plat the applicant shall comply wtlth; the iollov►itig recommendations. STAFF CONTACT Mark Roberts, Planning ivisiorl. a. A tree removal permit shall be submitted itted which specifies those trees willich are to be rernoved in cOnn`iart with thQ 'constme lion 011 puiltic iMprpvernents, Tree removal permits thall be applied for and apl; l "roved by the Manning division prior , removal' of such trees on-site. � i, ri�r to r� b. All lots south of SW Fern Street which do not coelply with the basic standard shall be exempt fro;rn solar accessibility requirements due to the p area. of `SW rem Street which do not comply topography ography of area Lots north with the bask standard shall comply with, the performance option based on the approximate Specifically approxmate 5% slope of this area, S : ecificall _ Lot 39, 41,55 59- y 60 which are r : h of SW Fern Street must either comply with the Performance mance Option or apply for an exemption based on the location of existing trees which would be preserved. Due to the topography , a. S, i t p y e►f the area south of SW Ferry Street which steadily slo p e_.. s at 1 0 percent or greater the Planning ing Commission recommended nded that each of the parcels which do not comply with the Basic Solar Accc: Standar d s hall be exempted from complying with the Solar Acces s requirements. Specifically ots 5 -29, 32, 68.'70 and 77-101 are exempted., C The applicant shall design and construct pedestrian pathways within the proposed alignments to the satisfaction of the Planning Director. 1 The applicant shall obtain ap proval for a Comprehensive h ensdve Plan Anendnent �. through the Planr�►ng Commission and pity Council in order t� apply a City h ig i , .. the i This shall . i �orripr�y ��nsive Flan deal � nation to the subject properties. �e recordation of c completed Ieted pri ®r to re�cor � pr�.l imitiaiy plat: The approved �� i7 (it; p Zoning Designation shall not become final p approval of a corresponds g Designation `i prior to a' Cornpr. ;Aensive Plan Designation. STAFF CONTACT: Ray ''aloe, Planning Divisioh. FINAL 'ORDER S�J. .. . �, a 94�•003/P®'�%S�.�VAi�Z i� � l�It.LSi�IRE W 0' A�� 7 M p,PLI+ :ANT E rTO COMPLY iwl. It TO THE ,ISS IL i INC' A tree removal , permit ai h, b eclfies'f f lost ta, esy r moved in connectigi ., with thrr r., paratioro Th sl y Ol be appl, ed far and aptre d by�'the Paining 47iv9sio prix tee e s on- site. STAFF', CO ITi CT: Mark Roberts, Pang SH , f4P'PLICA'' -SHOW. BE RE .UIRE ' TH-. 41;0 II4G I' 'I I o OR .To TIhIE SSU; NC QF PA `�` P i ►rlNT u T e applicant shal'9,proi ide,to,the DDi e' orf r review ant approyal d tail l street tr6e.planting. Jan and.lehdsc. pe pane Up o approval the appiiearit.ih (l plant trees- in accordance ovate i Ihe ap iraved plan. STAFF CONTA '. Mark (A � Po ing_. .aro I ivlsion l ITIO TIME' APPL C NT,S 4GU O BE ARE OE tkE FO 4o'' 'Iii C SECflbNS H CL t IMUNITY EVELO ENT" C I . THIS IS' ;1d yt''ri N EXCLUSIVE LIS`!'. . ,SECTIO 13. i 6 ).1 a �1 Impr remeo t � reo er t before r v& Before CRY ap�pIovial� i�, ceo�tifl� o�� the � final }� at,. ;a�rl ,a R... construction plans are issued by the City, the Subdivider s alt: 1. Execute and file an agreement with the city Engineer s eci n the period 'vvithln which all re ired improve ents and repairs shah ' be completed; and Include d ► in the agreement prrvisid s that if s'uch work is not completed; Within the pith pec fied 'the,:. CCity ma 6 co iplete the wotk and recove%l the full r',ost' and experrfses from the ;subdivider: ` . The agi eeme nt shall stipulate 'impn$vf rnent fees ,4c1 dopbsits` at' spay s' r .hilted to be paid and may also provide for ` the construction ; improvements it stages and for •the extension of tinie under spr i lc therein � conditions therein stated its the oontraot,' ` SECTION 18,160.180 y o n d J A. As i�ae wired byt SeC ivr s $.',� t .1 r t �.Y 'subdMder snail. 'fsie �,vitl� f i y n ...agreement r�r ass�ra�,�e �4. �e��arrriance s t �rtec� b �ao7e o t • e �� lovve An i tevoeable` sett :r cr dit. a ecL tezl j fit'� n ial ir' tituti authorized to transa't b sin ass icy •the State :of • Upon final i'ecording*Ith the County, the applicant shali submit to the Cit copy of the recorded final plat. 1' , , , , , „ • • , f. •' ' . • • • SECTION 18,16Z,Q80 Final Plat ApplicItiot,t Submission Requirements • • • . • • . • • • • • • ."... • ' • .• • • " • • • • • • • ' • ." •• • • •.' • .• • .." . • • • . , : • ' ......••• '.•••• • • . • J, , • '.•...• • ".. • • „•'••,••'•• .• • . , .•. Th'ee ccpies of the partition plat prepared by a and surveyor licensed to practice in Oregon, and necessary dta or naraive. The partition Oat and data or ,narrative 'shall be drawn to the roinimurrt ' standaeds Set: fdeth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by 4,11,3 City of Tigard. -.1)-•••••••••••.••••....''.....•.10:•.-404r441*0•;:rwit..0(es.00:•'ROvised•••Sitatutes•'•92•460$obseottort,••••••:••,:•:•.•!,•••••••••':,••••,J••••;•••,....:•-•.:.:••••..'::. (2), the centerline of aD stret .•,••• .•..•••••• •••••.•.• • h .6 ....• .66.: roadway • •:•'• • be rnonurnented •-..•-•,:••••••••••••„••••••,•,•••• • .•••• •• ••••••••••••••••••••••••,•-•-•••••••• street •••••• • • • • improvement. • • • onument boxes conforming standar s vii 0� ra.qw Ir` around all ` centerline intersection i' points; cud -+ fee -sac tenter tp oints, and curve, points. he tops of all (twi l:Amen veriint'grade:, STAFF CONTAC` : John %4gman, Engineeriri ,`,Depar'tmen SECTION 18.164 :.. 1 ei:1 64.120 Utilities • i i d to those required for electric, 1 „ �� Allut�lo��y lines inc9ud�ng, eat not ��rnat�; :. ..� �, "�� : � and -relat�!�d �. bl commuhicat on, fighting and ca a television services a. facilities shall be placed underground, except for surface mounted ' transfc'rmers, surfacx mounted- connection boxe: ,meter cab4nets which may be placed above ground, temporary utility 5ervice facilities during construction, high capacity electric lines operating at :50,000 volts or above. 18.164:130 Cash or Bond Re,qu red �` sti ll be guaranteed as to 1. All iniprave eats Ins tilled by the subdivide ,K , , r workmanship and Material for a period ►f one year following Acceptance by the City, Such guatantee shall be secured by cash deposit or 'bond in t �:� improve+ier eer. amount of ,t�,�;� value of the is as set by the City �"�n�an or bond shall ,, .. comply with the terms and co ` " r The Cash � �^ v�o �,�n n� itr; s 18.1 60,1 B0. ',' 18,164.150 Installation: Prerequisite/Permit Pee 1. Nt,, lad division improvemenfis, including sanitary se ers, ( Sewers, streets, sideWalks curbs,. lighting or ot!hev requirenmehts shall, be undertaken, except after tho plans therefor have been approved by the City, Permit fee paid and permit a0,sued, 18,164.180 Notice t ' r ` Required ANAL 011,DR ' S B 94-0+ 3 PD SL 1' Iv The Planning commission condudes that the conditions f approval within the Stff Report shall be revised as provieed within the Final Order. It is furthe orderedlhat t d h (4. 'P h -14 f applicant and the parties to these proceedings o the entry 0. this ordr, LEGIBIUTY STRIP V■IMMEZINIMIMItil■■■ +MS woHN tviLLa 14% &Ili fir A. melt 16 ritATION 4 Tot r4?", 1 gaCeollaviLit.la PaCaCtela.ADMIPillaTIAATIOia XMML.I.M. OMML0 ■••■•... pat BASanatar a.m. Norm oat • /mega 1..t • 1,-yr\- Ii' 1%12jt1% - . - - - • , - - _ 1' ";‘? •Z: 4i I }MEL BOHNBACK S W F STREET OARD Oft 97223 FARMAN SIERRA PACIVIC DEVELOP/MT PO BOX 1754 A OSWEGO OR 97035 vgaztK DANE At iA ENGINEERING 5600 SW amt STREET; SUITE ,S.-23O PORTLAND, OR 9n:',.13 DAMS LUKER 14265 SW fFEN ST ET' T MM OR 57223 BtLL BRIGHT 14444 SW FERN SWAM M TOM, OR 97223 dut, : Alm _ AFFIDAVIT OF MAILING I:, Patricia L. Lunsford, being first dt`ly sworn/afixins on oath depose and say That 1 yam a Senior Office Assistant for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR'; That Y served NOTICE OF DECISION FOR City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which is attached (marked Exhibit ° °A ") was mailed to each named persons at the ,address shown on the attached "list (marked E hibit "B") on the 18th day of eisrulam 19 , said NOTICE OF DECIS19N as hereto aat ached, was posted on an appropriate bulletin board on the 8th day ofelanuarm 1995. and deposited in the United States Mail on the 18th dfly of Jaistix_m, 1906, postage prepaid. repared Subscribed and s rorn/af rrned before me on the 1/044E CW.3E10 103 OIOTAARV PU N BUC.OREGO Wi i034"ION .. ► ,..977 tifte ittOtAttitt000 0,0100 SiA ,.7 1006 d't0M t? UU3/Dec3d4�Rt�JS1.��4�617O N94.00TIO gilEFfiliA PACIFIC ' r /DAtCNC LlUittit PLMN1NO c© M SSioW S Oteridlt or FINAL of riti CI" Oe 'Inge weslingtoe , l zsunty Y iY �y NOTICE OF FINAL ODDER BY PLANNES i :OMMISSMN N � Concerni Cases umbor(s): Nemo a Owen: Berra Pas ic, �I�. vol , nt 0 ' . r No of Applicant: ,Sl rig P. eofic DejeL Address P City o Q s� � 413 �. . Pea L A n6 ti ru don a asette naaate► of 5UV 'bull Address of Property .,.,......�. .. �,,... Oo>< t of sc ells �aa�y Oa>ad of t gonn��rlln m oe& jkaeLegielypettetn.135th t1�� 6 1 �0 aid 0'' R a Tax Map and Let No(s).: 1 Ag.(ot 000.2a 40Ca . � are ..' NCO end �raa t F .�ea10 M Request - A request for the following land use review approvals: 1.) subs olsion plat approval to &ids five parcels which total approximately 01.01 acres into 101 lots ranging between 6,000 end 20:000 square feet In size, d dovealo nt op ■val to facilitate of a erg ion is e e 2.) Penned .. features .. � , .''$ � ea of the hand which p��seaary na�tQtrtal to the extent pu sible by using varying lot sixes, n Y, tons of the site. 11-7 PQl 3.) Sensitive lands approval dues to a slope of greater then 25 e R 4.) Zone change approval to revise the parcels existing xoeti�Ning from Wallington County '8 to City of Tigard 1 CABLE REVIEW CRITERIA: r4ommtmity Development Code CI'aptee�rs 18.32, 18.52, 18.80, 18,84, 18.88, 18.90, 18.02; APPLICABLE '� 18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.184. Zane: (PD) PD) (Residential, 7 Wallows, Planned Development) The purpose of 13-7 toning disteict is to establish sites for medium denti p residential development. The primary WWII rtcse is s ngle4emiy detached on attached residential dwellings. Action Approval as requested Approval with conditions Denial '; `! d Notice was published in the newspaper, posted et City Hall, and mailed to The applicant and owoorlsl Qors of record within the required distance _Lee Affected governmental agencies {a Pima a eai im: THE DECISION SHALL RE FINAL ON _ ty A 09 D1'sILESS AN APPEAL IS (LED. The adopted Haines of fact, doci ien, and statement of conditions cur by obtained from m th_ e e planning Department, Tigard City y' Hall, 13125 SW Hall Boulevard, Tigard,, 0rogen 07223. ,.. w a to the deec i i vision In sccordaace with 18.32. 90(B) end ectio018. 2.370 which � this b ,� .. h .. � An I R » t Is6on may oppo ` » od on p 10 d efter notice b givsn and sent. The appeal may be a ro�sdes that a written atppaaa�! may be fllas�i Wit n . �y �i{� ... forms and must be accompanied by the a ppu l fee 1 315 00) anti trnnee iptt costs, (vanes up to a maximum of $000.00) The d ee111ino filing of Nil boo I. is 3:30 pro oar 10. n : If Yoe have tiny questions, please call the City of 'Tahgatd Planeing Department at 1503) 03004111. Y. w 1 CITY OF TlARD PLANNING O.. I.SSIN FINAL OILER Germ 9541 01 P SIERRA PACIFIC DEVELOIPMNT OWNER SIERRA PACIFIC DEVELOPMENT APPLICANT A FINAL ORDER APPROVING S B I :SIN 9$0003, PIANNED DEVELOPMENT REVIEW 944005, SENSITIVE LANDS REVIEW 444)011)7, VAitIANICE 944N7, CHANGE 944)010. Regarding an application by Sierra Pacific Development for a 101 lot subdivision over 61.61 acres Hi s ir,, located to the north any west of the as {Ishir��.p Estates Subdivision and to the east .f the Bonneville Pokier Easement. ,SE STAFF REPORT SUB 940003 PR, 91005 SLID 940007 VAR 940012 ZON 940010 I. SUMMARY OF THE REQUEST •ubdevisioi 94 -000 /Planned Development Review 94-0005/Sensitive Lands Review 940007/Zone Change 94 0010Nari ce 94-0012 • R1e The applicant requests Subd" wM Sion,1 approval to divide five parcels a�rmately 61 61�' • ages ihto aa�e°l�undr# and seven The consisting b of a " pr��a�. 6,000 square feet , to 21,900 square feet• ranging arc size f, . td dedicate four water detention and quality' ponds jrapwses applia.�nt also space tract to the City of Tigard. and one open sp APPLICANT , , /OWNER: Sierra Pacific Devi lo heni .. • , _ 17, 4 P.C. Box Lake Oswego, OR 97035 CO-OWNER: Darlene Luker 14285 SW Fern Street Tigard, OR 97035 COMPREHENSIVE PLAN ESY 'NAB I N: Medium Density Residential (6-12 units per acre) �.��tEI��SI'�E P ZONING DESIGNATION: Residential, 7 P2mits per are (°7 P-p . T N: E ast of the Bonneville Power Administration/Portland General ElectriC Easement (WCTM 731 4, tax lot 000, 2 104BC, tax lot 1400, 25104DD, tax lot 1700b Tract F Hillshire Estates) FI L RDEl a SOB 944 31PDWSL A,RI tal HIL . . IRE ®S •040e i .APPt.1cA�L LAW: Community DeveIopr nt Code. h ters'18.32, '18652, 1 8.80, 18. 4, 1 a. � 1 8.90,1 &92,1 � `i ,1 8.102, .15.148 aped 1 L 14,1 S.1 0g "► 8.134,1 8.130,'' 1 8.1'44,.' 18.150,' 18.1 0, 18.164. _ STAFF ECO . N ATI N:.Appro$l 'subject o conditions. II. FINI3INgS ABOUT SITE AND SURROUNDINGS 5.11.g...21ZUP.4.14.42g: The five subject parcels totai appro4i�matel'y 61.61 aces, The 4.'"'�' ► south of SW a . The a li nt has also !included a Fern 5�`�r�et comprise the n�a��ri of the site pP � rectangular 4.6 acre parcel to the north Of SW Berri Street as a part" of this subdivision. a� . ice° . m . a The site comprises aand north of SW Fern Bonneville � area south e� ,street east of the �oinrroe�i Power easement and *est of the open ravine area adielining the Hillshire Estates subdivision • • '►:, 'Ya it The subgect parcel is vacant. The applicant recently operated a logging operation of steeply' slo p + r areas alon ter ii^ aline thr�u h approvals granted while le the property was in Washington oun . ' Much f the site is steeply sloping along either side of this ridge area South of SW Fern Street. Approximately 70 of the proposed 101 lots are shown along either side of this ridge. The site is presently vacant much of the site's sloping area is covered with a variety of try, ,� The 4.6 aert, rectangular area north of SW Fein Street is also vaunt. rr� raa adka s e The subject properties were recently annexed to the City through a dire applicAtion with the Bounda y ommission.The annexation became final on November 11, 1994. The surrounding properties to the east, south and north are zoned for single family residential development primarily at a. density of seven units an acre. To the south of the To property is the i�iillsilire estates subdivision. the north are areas presently being developed with single family homes. mes. bue to size parcels . . . ,. adjoining i, their s��e se�+eral ar�els aa�d the existing �t�t�in pr ®perti may be the subject of future partition or subdivision applicationsm vl� APPLICABLE APPROVAL STANDARDS FINAL ORDER L � 34 ��3 /Pt4SL A � I�IS�lt� �5 PAGE 2 V 11.• M 20:6103,014 • ieirtic)m� l 8.624 0 contains standards for th ; 'R. zone, 5¢pol °fe iy di/lac hed residenit-iai'units !area permitted use in the -' o. '.6 �...i must comply. %ith the fd.4il°win di a sior al req iirerner�tsi in �� lot size , 4 0 a s uare fe et/unit e�un it SO v rage lot wia Front setback• 15 fe�. n. Garage setback 0 feet interior sideyard setback S fee t Corner cideyard setback Rear sett* `' h ; 15 feet Maximum building height 35 feet They subdivision . �• ,. . �ailrtplie� '�Oth �h� � �iridard� proposed of the R-7 oriin district (Code Section. 18.52) through the, building permit plan check. review process. The proposed lots range in size beoveen 6,000 up to 21,900 square feet exceeding the 5,000 square, foot minimum la the P 7 zoning district. f�'�..n SN. /.i v i.�:u ,Ri R,wis � tfi ':• 9. a �M, . ue density. The number of �• • Se�tia�r�. � $ 2 2t� C�n�on$ standards for de dwelling units permitted is based on the net development area excluding so psitave land areas and land;' dedicated for public roads or parks, or for private.r roadways. This land area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots which may bia created on a site t Y . ' ' µ, r 4 The net developable ar ®f the site y after e .w deduction of 20% of the grOss area for . public right c 4.way and step slope, areas in eXcess,of 25 slope and areas left as drainageways.. The site is,approximatel 2688 acres., iven a' minimum of 5,000 square few per lot in the R.-? zoning district, this site' yields an opport anity ar op td 234 net dwellin shits.. Due, to ob raphic nstraints the appilca, t Th`h ai s proposed 101 @its w i sh msu is tiae the maxi num permitted o1", this sites dvppeatne p t redpes th e n fog lame are of hillsidr red.n whu ch �o�i be pe �� uir e elOenslve ercsior. cotrOl ar, try rerdva. `.' » ,» o' . ► ' 5e io n1 g.1 0 »Q Q(A) contains standards A or tub MMQspon of 'r p .e to s. To be approved, a prelimina at rnust QtY ply . ar��ls into four �r i�oi° � e ry p4 with the following criteria. `i T The proposal must comply with the i ''s omprehen give Plan , the appl #icable zoning ordinance and other, applicable . rdinai es and regulations `I°he ( pposed subdivision cdrr4ies with the' o prheniiv�e Plan Maps edium °rsity Residential opp p o unity I' F11► IiJ) p., 4 ilf for ,0,,; .veil as With the pp0. c Ie pdUcie , the of the 7 zone ardrnar es''ar d. regul- iop `as review :elsewhere within thrs r+a a 1 5k { r The proposed plat` me rya% st not b e 1 must �etne d a 5 tisi'y the r ovisiop '' of ' S hap'!er 2j The app° . . name of the subclivicibn, "bill !rr ' ° lVnodk';, is rot uplicativ any ot1 ' plat record' ' in ` I, ashin ton Coun Streets and roads must be,laid out so as to confdrrn to the plats of su Svlsions n l reaps of partitions ;,r, subdevisioris already approved for adjbloing property a$ to width, geileral direction and ire . {all' ether respects nIees th4 determinkid it is in the public interea to modify the street or roild pattern; The streets have bean aligned so as to conform wItv the plate'. o'f. adorning arrw,4 The subdivision ploposed ` daez not' provide for sufficient fb+ture connectionsmtO existing or' proposed streets in the area p`� ♦. "rl,. rl riV,1 Yt ,4 :it' }y ;"'f 4 Section. 18.I64 4®ad r s bi�ac .'d i i and discouraro 101 104 in excess of .1 feet it., is reeonh nded ''t eabt lo b addl oh al StSet Otin Oectionibo ' prbMided'in the Lot 37 to area to • r°r ,fitturce l�prvr nt ° f �a to the Wiest. It is , is r eao nrnended� 'that ,strrats ( nor of SW Fe Stree .fie r vi ,ul t� provide for a future reali nrnent of SW Fern' Streit to SW Scholls Fete- oaad. This d `elopvicertt Will facilitate'future nneolvitjr streets in t area where posf.ibla due to the ;provisio of a loscoal,. tonnedionti,adioinang properties{ between tots 7,5 ` =conn ions r uces ' the long block lei th en R the. area which includes Lots '1. throO h 41 and 7 through 101. Settion '18 164.040 also reOteita7that. where look lengths. are in �� eess of 600 feet that. lieOestrian paths °`aid or bikeways be ,provided where .steep site topograph ? limi street tonne tions era ° ',the area. M It ®S r ornnier ded that the'i'appli t constru t pedeestrian • paths % nr bikeways aS provided in the propose: prellmsr°aary plat. p i provided r a common irnprovemerts: An explanation ��,�� begin r�v9ded .f� The applicant has provided an explanation ; for ail contort, improv meats including the pro argon for public set ice stilt!)as sewer, water, drainage and stet iniProvdnient. The applicant' s proposed to construct a riaw eight Inch kite to connect with tot-line, in SW Wiridsong Cootit aossing SW Fern Street the adjoining case Mill ub wise® , top water runoff will be eroliweci, in are rn. pu storm drainage. sys em` prld rdir ted to,-4 pubIi on -site storm v:aterr Maiity and detention =ponds ' covvn 'as`Tracts ,rB D, E and C: o Section 't° a22m 030 allows the Planning Commission to review Quasi- judicial one, Change appli tiofls *hick do not involve' concurrent Cd�phens• ve �l�r Map �r�nd�ents. " red Orba� y lan �n� �I � r�=a °n" between the City and astlington County reqiiires that when an. aretit ke been ; annexed to . the City that the a zoning desiatioh be applied which rnost coy approximates the County plan and zOnP designation for a period of One yeair,, the subject,properties were recently annexed to the" City thrr ,t gh 'a direct application' with the Boundary ry Cornm anion° The ann ►ation became, final on November 11, 1 994. to The surrounding properties to the east, south and north presently within the City of Tigard are zoned for si-� l family ,r idehti \I dev oprent at a density of !p �y. e p applicant • - 1,. • :. , u •. for seven units per a�r� The �gplacant Chas re�u�ste° �� (i�) deswnat �• . the subject properties which is•the Citys closet apps /jxima�,e zonk g ,v a nation to the County's current designation. The Planning Commission crecornmended pp - for She subject property which would become a rw�d�l of an 7(P �° � ��" �n��d� ev designation Comprehensive r si Plan Des8 nation hO - cr. • effective upon appr va' .e,, .p Comp to this zoning designation .) on j 4+� :A "�' R `�,r �.ti i y. " A.� .; I r .� . «. � �k��1 The applicant n* � applied for a Canp.��enss�t Plan an Map Amendment to r der to des . mnab the ro arty with a City Comprehensive Man Designation , The recommended Conditions of ,Approval includes a rega,~Firr inert for approval of y : Comprehensive Plan deli ati i . e ... nary' } data The p �n ha��° to recordation of t� P h� 1 h6t eca�r�a condition also. states that.' the approved ,7(P) desi na cin $ l effective until the Comprehen'sive Plan ` esi nation become effective,' 1 S,A. Section 18,1011,070 4OUt&nr, stewards for residential vehicular access. A ninl u ►gin of a 32 fort paved street, 50 foot total ri ht ►f «way width is required to serve a residential sull ao vision exCes * dwellings. Section. l 8.1,08 and Section 18.164.06,() (Lot ftc, i e) ' All lots are provided with at 6e �P k 25 feet of public street frontageas required red y n 18.164. ievie Portions of the sitter excel 25% in slope. Section 1 0.84.040(8) requires review of development 'within steep sloes areas. To approved for development within the areas a devek pitent Mott co pl the following criteria: 1.4 The extent and nature. of the proposed land form alteration , development will- riot create ;sitre .disttetbarites t6 an extent re0100r than that required for the use; The app,icant has n ot pP posed tor, FINAL ORDER SUB ,944031PDOISI.FtiYARYZON m HILLSHIOE W tt 4 w d k, velop ,within the: steep slop area of the site. The applicant °s proposal minimizers the need for grading and 'disrdptcn of hillsides :• -' 2. The proposed developrne►n will not res. 6t in erosion, stream sedirnentati'On, ground instability, po oth r;i° Adverse siteoe-rte or off - site effects or h arl t ®lite o P r e � Based on the location of the proposed development sites and thc design of public facilitieso the subdivision is not expeCted to create adverse on site or off -site impacts as revised by the 'recommended conditions of approvals The structures are appropriately sited and d sii jned to ensure structural stability and proper drainage of the foundation and crawl space areas for development with any of the 'following soil conditions: wet/ high water table; high shrink well capability; compressable/or anic; and shallow depth to bedrock; Because the soul div lion' p!an avoids' thr creatiotd C)f building 'sites . within steep slope ao, the soils conditions listed Within this "criteria are not expected to si nrficahtly impact the subdivision as designed; y. , r+y,r -g7ix . .k Where natural vegeatation has been removed due to land form'. alteration or development the areas not, covered by structures or impervious surfaces Wile be replant to pmvent erosion in acce: arece with Chapter 18.100, Landscaping and Screening; Bec4use the subdivision plan avoids the creation of building sites `within excessively steep. slope; areas ?, extensive erosion Control measures are not expected to be necessary. 4 " +•r« fir. i of ate, kr. r .t� Fwl' • • p Q�t r�( a rqnyp n�q 18.80 . provides for the option for an applicant to �.,�..•� el® Y � Ye. its 0 rb y � d S��tB ®rl create a more e�fcient. economically viable develo rnent Which preserves natural '� P R land features tures while implementing • the density range ., provided through the Comprehensive 'Plan. This type of subdivision normally l6 Y per mits higher density 4. than '1R1� possible, given the minimum bt sa w, requir went for the zoning t �9 d district. Due to Ole topographic features o,, this site the applicant has proposed• to concentrate the residential development density within the flatter area of the site to minimize the amount of tree removal, hillside' gradieig and erosion control measures necessary to develop the property. ___ �e��- �.. i , ,;� � v� Section 1 g.1 50.020Ee requires a permit fOr• i°emraval c►f 'Cre�,�s having a trunk sips inches or more in diameter measured four feet abot4i* the ground level. A permit for tree removal must comply with the following, criteria as .specified an Sectbon 18.150.030(A): V NA'L ORDER - `'a�t�J X /PDRI ZR • + _. xa . .r, tl a INICENINOMMEMBRIBerammetessommenusEssamm, Pf htelv... .t+ °l*l�e tries are .`diseased, prawn t a 4nge to props tya or, tote er with • give i Qr; "he ;treii s; hav, tit s N e ov d to On t p pray erne or' tb dbtherawlse rtilize the applicant` , pro er `,in a reasonable. nlann 'Fr; to `prevent erosion, instabili or drainage �"h� a are not �� . problems; :ms; The tree are not ne ed . to protect nearby trees as let :endbreak as a pager desar�blo~ balance bet�n►� shade open � The aesthetes character r the area mill not be *Usually adversely affected by the tr removal; and New vegetation plan d. by, the applican x f y will replace the value of trees to be clx aesthetic • Sc:ra t ib on 18.15e) requires that t e nu t� ber of � ee ove , .,rich .r ri, diameter that i , , movduring c nstrctton be n i ed, , T �� ',proposed, construction ° wel a r lated t'aJin will r re the ,,ref street, utllitigs, ;1170 r a co 4s •.. submitted as`,. rt remo Ml of trees � h the site . detailed tires s rveY .plan 'Was not p of this application. Based on a recanr�aasance of the site the probable Abu ldin pad Locations are not a ct f to require • eaten ive tree , mov 1R @t • rs end d� Abet to alce of tree removal d peps �rt; the pl�odarrt �. • � tti�, iss�.,.�, _ .,� >� fir,;... � 4 ' � e�o�� ties beon requested rernoval relate too. shall specify„ t �e �, .ugh • ! • .- irprs�ents d),.ir�dd r�dal lot 1E d _ �fithis s bdivision is co nsb tent r9� The design tie requirements due toy the ,followin : ion 10.164 contains~, standards for str to and utilities sewing a, subdivisions 44. Section 1 1 I � 4. )30 requires streets thin and 4o joanin a b , development +�o be dedicated and r�i��o bass on the , the streets , e ap ;li , Lt yp a., (dry .. d `i �^ n.Q'.i of,' VdgO� h�PV �r to. o~ras� � t � fd '�'h a to the . . • - " a � ��blio� �lo�n `:.the. Fern �6 �a dedicate additia�raal �i�ht f . Str ,et as wall a� r� i d y . . eoesibt • ,. r � ' p�,�''Vsl�e an at�terraal System �f struts �_ ° ` d t� serve the subdivision ivision tlrn p ad f u* d .. �'f�aty to �plp * , ' d,ire r�av� ®��• ,.. ill Y . W,..�. . 4 , decelOprr.�.�t �► !thin the �- ;Iallshrre estates ubrveso on as �+�ell as e opeoktto development din adjdirrin propereiesk as tteittiti within the • �o"ar rr1 i eerr� l�epaa�nnat ��indin On streets �i 0$0.6g... HiLL Hll ... 00 ectaon 1 d ,O ( � i loch; street to have Haan a + . av 44-feet. of p between :thy : s ;d id��v i "r the appli a t has proposed ea a is �h i tr 1th des' r r t � r me is f ev lop sent and With he design of ocal streets v4 w thar h a uttrn subda�rasaa ras «` ectia n ' ' w1 ICI4 060 'prah@ its �ia� de l�� free h '1; l laore , tt1(n p y a ' 'o a th lot width and. requir s ah d ' have at, least 2S f t f f runt g d a hi@ ►w pr @v t+ , t t �, other t ot I �r ► r s last are . Bch less th .:the 2.5 I Mmum lot Li pth� o � ►idth ti d F och 00t to tti be.' d rtddped at : hi4 tin7e vvs , j stoat for .apt least 60, f et. Sect on ,1881 64.070 r uir sld al9 s adjoining all r ids- al is o h ' ppl ant" h r� r t� hand for d constri Xll 00ndin. is also. Is s�a�► a�asa��td required ` for the pla a n& t drf tr°°c~ t t « aye. M `I°hl�p Oirat Section 18 «i 0 a � " y' lr s�ni rf/ a . r serV« p ha a r e , to proved si it r parr to ' this dey lopmpnt by. ° i� ` `"s n i�D�lfi'II ��t mall �h��w ta°a � the existing p►�1� @a' • Sanitary 'seW r • @tike to t '; in SW Mistletoe :street., Section 180 64.104: r uir ad u e prov Sio n' for sor~ ate runof€prod 'd ;� tior ofeasy tt, *dr' stoma. drah14ge f fcilities« The ap licaht W& il. r+ a�d f' $8 t'the storm water in new, underground s r tera as d cohne 'to'the existing storm newer system located in SW Fern Stet. The pplant his r4� r' i rh r to the street slope r '� that ,;��y eg�tuirea�r�ts Section 1 � 7 6 i0 V�l'(fV1) '1)a 11 s .:wA�� Jim s hat 1t �al st '�ret4 such !7 Avenue u . of .. f r than �O feet s . �e ,, a� . Herat for a den h 'r�at� d. 4 � may, root exceed a slope of �1 Z �� ess� for a rticarb ,af ��r,.na�a� 'A >� proposed the w, ppl i nt hat seiOwn a, street sl f p Of' a 12% rode for roxithated ; 1; a feet, 'the ap ea�� ess � p�? .x� O t pry roe the street so s;' to eintaan a street slotie less than 1 „9'°x far' this 0a tL e s c 0(K provides ms'lhat a regUlos, 'fir a" variarac, shall be reviewed aOtordiOg to the fol,100ind fitidingSt there re sp tad dit tumst rotes or't�n ation � affec n thy, r liar to the land as cda�n► p ra� pr+�p�rt`�ho�h are unusual eo, � ,� td oth e ` r it rl1 situ �.: e ' ite is impacted petiaii circumstances or conditions which limit potential points of a orvA' ° 14$11,14:. t ;�i • to the site. The property directly adjoins the Hillshire Estates development to the east and to the tiiouth which limits the ability to provide access through alternative designs. Continuation of the local street to the north provides connectivity to the circulation system whN requiring the minimum Variance from the 12% slope restriction possible given tho terrain of the sit„ , The variance is necessary for, proper de-Jo or function of the P` ,•. variance i cubdiv'isi ®nE Th ance s necessary for proper design of the subdivision because it provides a street connection to allow efficient access to future development given existing street alignments in the vicinityy Failure to provide street ' connections would place additional traffic on adjoining its its. • The granting of the variance ance ill not .detrimental to the public 'health, safety, and welfare or in ju io is to rights. of owners of ,� F,f tg � property; and The variance will! not be detrirnental to the public, health, , safety, and welfare • .sous to •g property lire ®t injurious the rights of pr owners in the area Due to the limited length of the street above the • 12% • slope. standard,- the desig0. permits normal use. The Engineering Department ail; Fire � ►rs a have approved p r �d ` street design becausetheponion of the street � h hw r slopes is 5 also short enou t., to provide adequate emergency vehicle access. 4. The variot;ice is necessary for the preservation and enjoyment of a f � • extraordinary •. . substantial property .g - ,, p sight • because ,of ,.an extraordma � hardship � .:� which� wouid resullt. from strict compliance wash the regut ttions of this title; t street siope,edteria for the site Strict �ori� lance with the str .- would result in an extraordinary hardship due• to the existing topography pc ph+ ,r i°. a of the area. The to gra �c constraints within the area :74i nits viable alternative, street alignments serv��ng this site{ l : Section 1 8.88 ,040(, i) contains Section ., , w * � s for new ! ..• solar �cc�*�s • � s�an�.rarcl ^ i .. p .. * e,. solar `c : • d ° tsal development. � clot meets the basic .solar a +� ess lot standard of �t l" a north_ o. dimension of 90 feet or more and has a font lot line that is orierited a north south p • • • n meet ' with the basic . a true east west axis. A subdivision com lie`• the o • within 30 degrees of -t newly standard: requirerne�e.� if �,� � or rnore�of the newl� created p�,�r�eis melt as st�an��a • .. = the .. City's ;'s Solar r. Access Standards ..:.. Alternatively, err, pp by a.. I scant can meet the. �.�� ' � complying with the protected Solar Ru►Idins Ling Opt�onor the Performance Option. � . n of the residence with . .. ; ` �ergy efficiency as ensured through the location �irrm .h incorporates o homes ♦ c rpo sufficient solar. acc:�,� ,�r through. �a design of th ,., .. g�, g. solar applicant p o P � . . , � � one An a �!�ar�t �I�n request nest an exception t window az�n with �olae orientation. FINAL ORDER SL»J 94-0 3/P JJSL A ON �,� OD a PACE . r + s ill ?M"'1 • y zfr j the solar access `standards 'based on the yfollowin development 'constraints: Site' topography in Access of a 10 percent•slope, shade, from existing on -,lte or off -site vegetation or structures, significant natural features, existing street "public easement o the ��attePns, IIin�1aC`�5 to dert5ityj "�c�►st � �C�r arnen`ties, of t1�,� p which' adds dire � project percent or more to the cost of each lot: As prop() s cl 26 of the 101 lots comply " with the basic sour access requirements' as specified in Code Section _' i t w % % %ich requires that book, of the lots ce � r'�` a t e d through the partition • p : a u r n north *south dimension of at least 90 feet. Specifically Lots 1 -4r , 3041 33`36,`; 4), 56 -58, 65 -67 and 71 -76 comply with the basic Standard, The applicant has requested this waiver due to site due . to the property's topography, existing ` 'eE,t and development patterns in the area. l�s ,accordance with Section 1 .1`!l of the Development Code the applicant provided a statement which addressed the Impacts to prof ct cost through "`strict adherence With the, 'solar at ccssibility' r uiremnents. It" is recommended that ` each of the parcels south of .SW Fern Street which do not comply with the' basic solar"access requiterivent b'a axernpted from doing so. : +' 14' . :The Planning Ce emission re ornin+eno .l teat the remaining parcels north of SW Fern Street Which do not 'comply With the basic solar access requirement either t' t'n\ ly With ,rformance Standard or `request 'an exemption for specific parcels p � war .,. � _� � I,w � b -. in order' to re Lots 39, 41-55 59 6 1 f preserve existing � on place. Speccrficaal which are north of SW Fern Street shall comply with these I ue t� the topography of the area south Of SW 'Fern Street which steadily slopet at 10 percen k t or greater the Planning Commission recommended that each of the parcels which do not comply .h• the Basic Solar Access Standard he exempted from-complying with the Solar AS ss regpiremen�' SpecifioI1y Lots 5-29 32, o 68.70 and 774101 shall be exempted front' compliance With the Solar Access G.r requirements,. liatitg�_ ` s e� r ®� .18.100 c on tarris la ndsca ' t .. stands id s far new . ceveltpnent 007. ionsng drstl ict requ•res .a minimum 20% landscape coverage for this site, The a. lcInt mmsist also oinply with Ott' standards set forth in Section 18.100.035 which reilu; res that all development projects fronting on publ�1t: or private street; or a private more than 100 feet in length,plant . + Iu y . to drrda� more y, street trees, The app i..�.ant b b. . trees in accordance with the oe r,� aired to slant �S� street � ..,.... .. tic shall rooked �! sta�idards set forth in Section 18.100 035. The Code requires that stmt trees be : aid between 20 to 40 fee.; apart depending on the site c•assificatron of tine tree at h parcel will have di •act frontage g e on a local stress, therefore, street at r»at�arity ��c FINAL EI+� SUI 94103 /0011'SithAitiZ ' O toLLSI°IIge WOODS � PAGE • _ • "\ 9 d trees are requird. A street tree plan was not submitted by the applicant for review. it qs recommended that a street try' plan bo provided for zubdivision and that str a trees be planted prior to Ole issuance of occupancy permita~► for each lot. 1 ': r : '� ttior■ 18.102 requires that a clear vision area shall be ;maintained' on ire earners of all rope adjacent to .hterseCtingilgtit- of 4ays:dr the intersection, Of a public street and a.private'driveway. A visual ±clearance area is the triangular area formed by measuring. a 30 foot distance along the street fight.: of -way and the driveway and then connecting these two. 3o foot dltance points with a straight line. A *at vision area shall contain no vehicle, hedge, planting, fence,' Wail structure;, sips, s, or temporary or permanent ob .tructh n exceeding three feet in height.: The h. ght is measured from the top of the curb, or where no curb exists, from the street center line ,grade, except that trees exceeding, this height may be located in this :Area, p 'ovided all branches .below eight feet are, w it removed r `I Iry. The Bui'ldtng t?i4Mision will r ayie ry each building and' other related permits for X1'4 i "w .rr r' y« 1.�� zw+ M.kr <.�.rlt W i 'coa pliance ritfi setback stanoa6i,d5 set forth ffor strut Tres within the clear vision area:` rye'visual clearance �area'f'. r'dall street' ntersect onss'sltall that triangular area 30 feet from the intersec�ion of the risht fMweya Placement of any future . • oss ble obstructions �neluding streeet "trees and scab ivision identification signs � ,� r, 1 t*P' k_;!t� '' :. fL1F fw j'Q " � t,�,- �w i :. " shall. � npl o with thrs s r darcj Propped placement of Signs and street trees shall be r@vl ewed by the Planning Division for compliance. With the requirements of Sections 1 8.102 (Vision Clearance) and 18.114 (igns). tl • IV. OTHER STAFF COMMENTSi lito .� �.i IA" ��Wt �� %. .{ .4 , o:e,",a* 1:4 'The City of, Tigard Engineering � 1• tjr �� Department .has reviewed the propose l nd Offers the following comments q , k fir, in ` 1. Streets: '"1;f ,.,,.. fir:,^ M � R a w :r'n i -.I,1 +,- r44.t , q.ry concerned about We are co b ®ut the � layout of this ,. subdivision t A... . . should � � pry � �1 1�� ,traffic Il'1 e�t:�5 on r ro al rrev revisions :should be made to ,' ...;_ to adjoining i .. ties end future access to Scholls Perry Fe'�n Street and Windsong court Prior to � ti rage a for future access to a C,Ilnl&'1 I � �'' � s S pr'oP Road. The project proposes to Construct a Vie" street, : "A r Avenue, that would ' e teri 1. northerly 1iir4�m the earl +sti bg l�iilsyhire subdivisions at S��4 Mistletoe Driver dies!' -riy • n y, lc 1' r �, r,a ,'�'kr ,. dM 4 'w fiS.:00 « �l!ti:' �;Nx ;�r• r" {' {,� ' t tl� � y' { ' Jf = { iii �1� �itDER SUB < 944 /POWSONA !,k Hop • of yN Essex Drive„ to SW Fern Street, The street weld then .extend further to connect with. SW Windsong Court: in the Castlkhill No. 1 subdivision: o The applicant has submitted a traffic report entitled °Hillshire Woods AG T Comparative Analysis on ;Local Street 'Circulation" as prepared by Kittelson Associates, 'dated' December 15, 1 994 The report includes ark estimate of the c +ff% he 'project. and the adjoining . i iillshire • lopment, and . i tra /c frorr� t, d1.ve !a� rart�s illustrating the estimated distribution of the traffic within the existing and proposed street system. The diagram labeled Figure 2 shows 43% of the estimated traffic using the proposed Street. "A" exiting through the Castiehill No 1 suibdivision, via. SW Windsong Court. With a corelection d SW Fern, Street over to SW Scholis Ferry ,Road, the estimated traffic on SW ' °Eidson% Court drops to 7%. The estimated traffic that will, 'use the extension;oi° S W rem Street over to SW Scholis Ferry Road is 42%. M indicated an out; ,report of November 7, . r . - � 'i 9'�4, the Engii ��a�in� �®►�:partnnent is ��, y. oaf 'Ai very concerned vvath the proposed street, la out that dir t ,ir to either S Fern Street or SW Windsor* Court Which are riot designed for the amount of projected tra is , As 'indicate 4,1;4 the, Kittelsoh r rt, SW Fern Street is very; narrow and cannot ac or rnodate.s bstantial'un reases in�t ffiewithoutwidening. "dogleg" The design of existing. SW.. ".-: indsong Cou: is designed for very low disc traffic volurnese , , , The n �'. d or alignment for * Avenue for alternative road should examine an air ®irr6„ the length between �,i g Court that could provide . SVV Fern Street arid SW Viler sore � . future connection, directly to SW choli,� Ferry Road, instead of the direct a fnn SW Windsong Court SW Wihdson.. Court was not previously connection to SW g � i� g 'collector" p Mountain, but rather, is a local designed as a collector to the upper areas of Bull ,i�ut� street. 'This future road extension would be off-site to the proposed subdivision and coriner t with SW Scholls Ferry Road at a 90 degree intersection. This would r �1 " g Court with C Street, with a "T" intersection and �Ilow SW winr�so� �caurt to connect with C Street would cOrinect to "A" &venue• The applicant nt i s proposing a n� t . . e se o. f . 15% gra d e for "A" Avenue for a length engt greater than allowed by the new regulations and should obtain a variance. In addition, the application includes .a request eq to vary from the Code Section 18.1 74.060 that prescribes that th length ' of the block e p p rirn ,titer which "shah not exceed . " the plat does not indicate any access to Tract °E", the lot xceed � g�0 feet", but t ' ihlAL o rn ER SUB 944 0vpoi 1SLit%'IOAgiZ „tt 1 I .LSl iit� ► u PA 1d V • D. • iE ct ti :..00 reserved for future subd'ovisiorn4 the appiic nt, s... 40id `�:^ if�1". tine street di ign to provide fact a future stib street to'the west'a�t a , roxiraiateIy lots 37/74• This future, street could extend y esterly; atroii Ilia " " to the westerly boundary of tae property, approxir aatety'at the 420 contour, midway, etwieen the existing overhead power towers shown On the 4 Ote 1ihminsry r plats The overall subdivision street 'and ;,pad grading, that is shown' on the prelirinary plat, will require substantial excavation and fill that should comply With chapter. ' H. 70 of the Uniform Building Coded ' The applicant ;shciul,0d pr-ovidel a preliminary geotechnical report and tihal� construction sr peivision Wading rOji,ir ,, by ,a Professional Civil Engineer and. Eninirinxl Geologic. The "pad ".grading shown fow lots 42 thru 66 end all of ,er p d gt dir'►�g shoiukii' dI rect the surface stormwater drainage to the street or Bathe ptrbhrc 4cil►,'tit. This d etail drainage be shall shown oh the final grading pan. . The.aCcess proposed,to Lot 43 should include the a ontruction.of SW Fern Street. between the e, st and, -west. baur daries,, and wall, require a r�a��ilitres Perrni from Washingge;�y�R . C,ourrtya • e pr sent right -of way ;:its within. the ` jurisdiction of r Washington County, .bust thest t irn rove�lentsshould Also cor�p y With th City iik.. Street Starick s• �� ♦ �5! _ : '' The applkc should modify the street rosss sections shown wn to indicate that the sfidewalks are contiguous to the curb in ali locations and that the i'"tJ,t•a at the Oght- offway line are C feet wide•.a With respect to the existing o'erhead, facilities alon ,� 3W Fein Steen t Is a plican should lace these facilities un • p ... , underground o� pay tyre fee in�lreu �►f � {,��derciat „„, ,y Sanitary Sewer: existing • proposes to construct a new main, in �'�" A •,r ^: "t• g t e The applicant '1li venue to th existing g inch public sanitary sever Thies that is bated in SW11' Windson C�.urt, The applicant should r;�ovide a study to de rm ne if Ole' txistir g line has th,1- eart�ar a to serve this evelo downstream . � pJ�nent and the effects' to tln�� owrtistreaan systrri by the addition of the new development ,a , StG�'rTi bra nege 4 di The prop the storm water in a r w,± ► underground system �`t�a ro.. uses to collect arid provide three area within the sub subeivr4fon for sto water detention,' am water quality treatment, Tracts "B'', "e" and "D", and in i'?rract "(7, offsite to the' subdivifl ®nt southerly of SW Fern Street, westerly o f 1 Court '� HH AL '•OiR ER lt ' 1 he Unified Sewerage Agenci, has established and the. City has agreed to enforce (Resolution and , Order No 9147) SUthite .Watr. Management Regulations' requiring the construdion of on-site water quality facilities or fees in-lieu of their construc Ion. The propoSed water quality facilities shoull be designed to comply with the minimum USA Standards. In addition, the facility 'shall be maintained by the applicant for a period of three years prior to acceptance by the City, • V. CIT & AGENCY COMMENTS The facilitator for the West Citizen Involvement Team was notified of the proposed subdivision. The Citizen Involvement 'Team members have not provided any comments or objections to this development. In addition, the applicant conducted a neighborhood meeting. • 'The Water Department reviewed this application and recommends that the developer be required to connect and extend both water mains within SW Mistletoe Drive. The existing eight inch water ttnain,, within SW Mistletoe Drive is from the pressure sustaining booster system at the High. Tor Reservoir Site and will provide service along "A" Avenue to elevation 580 feet Wheee the water main will terminate. The existing 12 inch water main, also within SW Mistletoe Drive is a gravity main from the rzenioirs at High Tor, elevation 713 above sea evel, and will begirt to provide sentice along "A" Avenue starting at elevation 580 feet Also, this water main will require a pressure red ucin3 valve station at elevation 410 feet, because the pressure will beconie to 0 great for the SW Fern Street area. • The Tualtin Valley Water District reviewed this application and recommends that " fire hydrants be provided on the plan and be reviewed and approved by the fire dristrid in cooperation with the Water Department The Fire District stated that access to the site appears to be acceptable. The district recommended that all rights-of-way provide, a minimum of 20 feet of unobstructed vehicular width. Additional width s'itall be provided for on street parking shall be proVded with "No' Parking" signs on both sides of the street The district requested that the applicant call for a final inspection and approval. • 4. The Comma Cabie . Company requested that one copy of the final. plat and ono - - . digital file copy of the plat in &mg; dgn or dxf format on a 3.5 inch diskette. 5. The Building Division *recommended that all grading work shalt camoh,, with UBC Chapter A) as adopted by the City of Tigard, including the professiorl inspection and reporting requirements in Section 7014 and 7015. The Maintenance Services Division expressed concerns regarding the locations of sanitary and storm sewerso access to manholes on sanitary and storm sewers for maiettinariceo ac' aktund water quality retention ponds and 'wales, The streets and geouritil6 section section expressed cOn:tons about the steepness of Street grades for maintenance and emergency access to retention ponds. It was FINAL ORDER SUB 04-101/PDRISLitiVAIVZON WOODS PACE 14 recommended that the developer rerno+ a all .hazardous: trams from the greenwa where they may impact real property before., acceptance. No other commmen s were received by the Planning. Division. VII. CONCLUSION AND RECOMMENDATION 'Planning Commission concludes that approval Of the Oiopotec subdhfis,itA wili promote the general welfare of the City and wino foot be significantly detrimental nor surrounding properties provided that development which occurs after this " injurious to � _ ,� and federal laws. The Planning Cdme�issoon decision complies with applicable state' therefore approves Subdivision 940003 /Pia need Development Review 94 .0009 /Sensitive. Lands 'Review 9 007/Zone Change 944010 and Variance 94-001 for 'Wilshire . Woods subject to the hollowing conditions: Ezsanimensiatigns A. I t L NANCIa, I ASSVE[ LIQ N ,;74e,.. Full width street improvements, including traffic h con t r ol ,d : , ma l l b o�s C concrete sidewa lks, drIvewal aprons, Arts, asp i e concrete paveri 3 ent' ; sewers, storm drainage, streetlights, and uand Underwound u Shali bd Utalled within t hes ubdrv.s .on. Improvements shall be designed and' cons r etd to local street standards.) STAFF CONTACT: John Hagr nan, Engineer.mg Department. ww 5, i i provemen plans and po ate ins A. Three (3) sets of detailed public o i e conitruttion. drawings shall be submitted Joe prel i it ar ' °vie t� the Engineering Department.- vY' . _ . � .... � . o��' approved r� engs AN Seven (7) sets itemized construction cost estimate,' all prepared b71.• a Professional :, .. Engineer,* shall • i . i and approval (NOTE: these` Engineer,* be. submitted for final te��. � z. �� .. , .. . plans a, e. in , i , to any � .. g p � drawings required Rey, the Building Division and should only include sheets relevant to public improvements. STAFF John g a i ment: CC�t�T/�'. ohn Ida rt�a�n; �r�gen�erang � epa��t The final subdivision plat shall not be tide; untel, the City` ha ''received 9 � • • assurance of construction of an off -site roadway comae ion between the proposed • i i SW Scholis a load h� ;final design for the p .cased su�►dav�seon and S, s Fero/ °.. � ... � r► �"odrot �a street shall be approved by both the City Engineer aril Whingto y Adequate ubl, vote reght�f -� �M dedicated ed to the, � ° w,c in a fc►rrn acceptable. . � ay shill - � �dACat to the City Engineer. T'he aitu ance of constructioh may be in the form • of i , ar�ce of. funding by a private developer a bond or similar fenen�ial as��.��':� ... ... formation of a. local lsnpro em eft distract 'government � funding y � go agency for constructioli rathin • one year, 0...4.,..003fP��9V 5k/ t� � Vi��i�� PA� yB' b ppo .p 0 • ,N u ' '1 SW Fern Street shall be barricaded to the east of the SW Windsong Court and SW ern Street ; ntersecctpon. The barricade Bpd any-. required ernerPency vehicle turnaround shall be constructed'' in a manner which ,is approved by the City Engineer, lei ashington County and' the T uab!a, in Valley Fire District. in accessing the site for construction of the subdivision improvements, construction vehicles shall not use the following streets Without appro wi of the City Engineer: SW Fern Street between the site and SW 135th. Windsohg Court north of the site. i provide on. site, quality .. facility i The ap l9carrt shall rovse�e are on site weer quell facile as established ` under guidelines i Unified g Agency .._,a and Order No. 91-47. hE, - � the uodelcr�es of tJniried Sewerage A e� IResolu� ia�rr proposed r facility City of Tkard. The facility shall be dedicated to the facile shall be . f • � a three. year period from • the cpnditio�aat intained by the developer of pe r ,, ac •m w i e t,uatiti of the : t c�eptaroee of the public ornprr�'�eo�erAts. • A •v�ro�t�r .�vaA opera�aon and maintenance pp .. prior to' acceptance for maintenance aonte pence steal! be submitted and a rcav rr by the City; STAFF CONTACT: Greg perry, Engineering � Department. artment. .wx 14 'p,, ,..r ! "L1.d (.j �, +5...:! F• a. '., .,,..i .7• , . .w , .. r.. r Y The applicant•' shall ,demonstrate ° . h at 'the- adequacy of drainage facilities J ownstream of the proposed development ment is 'suf cient to insure compliance with USA g &09 147, &i oh 6.02 STAFF CONTACT: Gre g Berry, Engineering Department. The applicant shall provide .a hydrology and hydraulic stud y t® describe the aclequady of the proposed system relating to the requirements for both water quality and quantity. storm r a ina a system shall provide for both summer and winter storm conditions. STAG P CONTACT: Gr Be rry, En g ineerirt. Department. A final grading plan .shall hall be sub showing submitted showin the existing and proposed � . contours. The plan shall detail the provisions for surface drainage of the lots that • ... . .. are to be °'pad graded to insure that the drainage is directed to the street or a public shall be �ublicfacil approved � soil ,. ....:.: ". :. report . facility A soils r roved by the Engineering �epartrnent provided detailing the compaction requirements consistent p 8 ® ■�r. with the .. s ,..•.:.... .r.., Code. STAFF CONTACT: rt�q ireirnet�t of Chapter 70 of the Uniform Building Michael Anderson, Engineering Deptarment. applicant shall rovide a �,ieotechnical report for the proposed grading ng and p Y � P dory. , The ap slope construction; The recoil nmendations of the report shal l be incpn pprated into the final g g p report shall be fired with radin plan. +flop �u er�ision na cons the Buold ing D partment. STAFF CONTACT; Michael Anderson, Engineering Department: FINAL ORDER SUB 0 13/PDi" ' L V`A JZOhi - HILLSH itE 11WOODS ro 'A J 1 .6. itua An erosion control plan shall be provided as part ;of the pubic improvement drawings, The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November' 1989. STAFF CONTACT: Michael AndersOn, Engineering Department. The applicant shah provide sanitary sewer and storm drain stubs to the adjacent properties for future connection. STAFF CONTACT: Greg 'Jerry, Engineering Depaitmerrt The applicant provide sewer study to examine i�hp effects to the p nt shall r ®vale a s� .�. , veld me�,r. STAFF downstream sewer stern With the addition of the new de p CONTACT: Greg Berry, Engineering Department. The applicant shall made an appointment p . ntment for a re-construction meetin g with the 11 � p oi . i Engineering , .. public improvement , City ®f Ti$ard Departanent. after approval of the ^ ; , �, .. plans but.before starting work on.the site. The applicant, the applicants engineer, ,' and contractor shall be required to attend 00-1 meeting prior to receiving the approved plans and permits..; 'STAFF CONTACT: Michael Anderson, Engineering Department issuance of Building nst�rutrtaor� of . • 12. ` Co � ' the proposed public ir�np►rer�ernents, and ding ,:. permits shall not commence cratel after the Engineering Department has reviewed and , approved the public. improvements plans, a street opening permit or construction conp Iianc e agreement has been executed, execution of a developer- engineer ag r�nent � td p a y nent of all permit fees. , , STAFF CONTACT: John Hagman, Engineering Department. _ ,.:• , .y� w. ;,° �: utility improvements . i i y _. i ude the portions q include �e Street and uti�i vvathin the.subclivasion shall in ®f SW Fern Street abutting the . 4 applicant shall underground the g saabdavasaon The F i g t.o pay the fee in lieu of urdde rsai�noin . The obtain .. �. p y � Land �se� and e�ccastin' utilities in Ferri Strew P Department o applicant shall obtain a facility permit from the p Transportation Washington n� tep perform work within the right- of aay of SW Fern Street. copy. shall be p rovided to the. City Engineering De partment p rior to issuance of a Public improvement per nit, STAFF CONTACT: John Hagman, Engineering Department. 4 The applicant shall obtain a "Joint Permit" from the City of Tigard. This permit, shall meet the requirements of NPDES and Tualatin Basin Erosion Control Program. 1 S The applicant shall. be required to pay the fees as established under the guaeeline s Unified . Resolution ...... 47 NOTE, Paid is a of ` �i Agency It�oluti4�n and Order No. 91 . rtipn 's two part fe��e which may be pal4 at different tarrresd�,,'�"he rot pp p with s� air. r that portion � vich the public improvements Which is for _ ,� � . of the development . .:� .. . � .. increase the impervious area within the public right -of �v1 y. The second portion FINAL ORDEtt Sog 94,4O3 AR/ZO hill p#'... w. 1? ICE V9lo • • • is paid at Building Permit issuance aid, is or that portion of the development which increase the impervious area on -site. ■ The appiica.nt shall place the overhead facilities along SW Fern Street underground or pay the ti a in-lieu of undergrounding. Prior to the plat being recorded With Washington County the applicant shall provide a 100 percent performance bond, As an alternative the applicant may have the plat recorded after the public improvements have been accepted by. the City of Tigard and has posted the appropriate Maintenance Bond. Prior to recordation of the final plat the applicant shall comply with the following recommendations: STAFF CONTACT: Mark Roberts, Planning Division. removal ermit shall be submitted which specifies those trees which are to be removed ' in connection, with the constru twin. of patblic improvements. Tree removal. permits shall Le applied for and approved by the Plar ning Division prior to removal of such trees on -site A ,ts south of SW Fern Street which do not comply with the basic st ,lard shall exempt frorn solar accessibility r uirements due to the to ,t i . north of SW Fern Street which do not comply ra h of this area. ivts H'A S_ P Y � A with the performance option bas€d with the basic standard shall comply Lots - �vrth on t approximate 5% slope of `his area. Specifically Low 39, 41 55 59- the 60 Which are north of SW Fern Street t must either demply with the Performance Option or apply for la , Pp Y exemption 'based orb the location of existing trees which would be nerved: g p {.q Due to the topography of the area south of SW Fern Street which steadily slopes 1 o percent or greater the Planning Commission .r recommended " < slo at , that each of the parcels which do not comply with the Basic Solar Access Standard OA be ' exempted from complying with the Solar Access requi�� r�vn:ents, Specifically Lots 5-29, 32, 68-70 and 77-101 are exempted. pp design .:j . pct pedestrian pathways Witl'hir� the c. The applicant shall dear ri and cones g Director. proposed alignments to the satisfaction of the Plannin Cure 19. The applicant icant shall obtain approval for a Cony , rehensive Plan p ,,- r�;ent p �or�rrid through the Planning Commission and City Council in ruder to 'apply a City Comprehensive P_ lan designation to the subject p ro perti. . e s. . T h is shall b., e completed prior to recordation of the plat The approved R-7 (PD) Zoning Designation shall not become final prior to approval of a corresponding Comprehensive Plan Designation. 'STAFF CONTACT`: Ray Valor*, Planning , DMsi ®n." r �, we 7Ay FINAL O D R SUB - hILLShi E wCO S A E 1g ,a if ,APPLICANT IS REQUIRED TO IO T THE ;ISSUANCE' OF BULILP 0 TAE FOLLOWING CONDIT' A live removal permit shall be 'submitted ,which specifies those trees which, are to be r .rrro *ed ,.n connection with,the, r, �'aration of individual 'la t.. This tree:�removal � r � H and roved b the Planning Division prior to (removal of such . shall be applied for Approved '� trees :on -site, STAFF CONTACT: Mark Roberts, Planning; Division APl LIB. ANT SHOULD BE REQUIRED . TO COMPLY WITH T FOLLOWING C>r • ITION PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS. t l' "'nt shall rov3de to the. Director for review and approval dct&leti street e app p tree planIWsrg Plan and landscape plan. Upon approval taeuplicant shat. plant trees accordance with the approved plan. STAFF CONTACT : Mark Rnherts , Planning r� Division, N ADDITION THE APPLICANT SHOULD Be, AWARE OF THE FOLLOWING SECTIONS �F. THE C:OMMUNIT DEVELOPMENT. T. cgriE7 THIS IS. NOT AN EXCLUSIVE LIST. • SECTION 18.160.1n improvement Agreement A, Before City approval is cert�%ied on the final• plat,, and before approved construction plans are issued by the City, the Subdivider shall: ute and file an agreement with the City :. , ci i.. 1. Execute City Engineer rY�r+g the. p! A ,y rid repairs shall be enod within which all . r uire �rrr rovrnents a completed;, and,. i � r , w J . i • o r J wr." w ▪ Include in the agreement provisions that if such work is not completed within .. • ' i. . - vvixhen the nod Specified, the. City' ..one complete the work and p s recover the Bill cost and ,e�c ep subdivider. ,�► ,ram t � su i . The agreement shall stipulate and its as May' enroent fees and de�os� � be g. �ia�nprov for the con traction of i�.,�; required to be paid . , alto provide n d ai��, improvements _,... ;y + may � the extension Of time under speak ��pr�►�.�erv'rer�ts r,.� stages and for conditions therein stated in the contract, SECTION 1 8.160.1 g!'i Bond As required by Section 18.160.170, the subdivider shall file with, the g assurance of performance support by one of the folloWing: agreement c a►� rrewv tb n ▪ A r 1 , a le letter of credit. executed � 4. a financial ingitutio authorized to transact business in the Suite of t`regon; FINAL ORI ER • SUB fib, 0l�► �PDR/SLRN Rd' i IL HIRE WOODS is PAGE I \h , - e subdivider fumLh to e City gnginea'i itemized estimate, certified by a register regstered civil engirteei' to iissist.the City Engineer in calculating'the.amotept of the performance 'assti(l.rice., e sitdivider sill not cause termination fnu, nor • °n of guarantee ithou havng writtenat1('1ti°r\frfn A th e City. P.k 18.160190 Filing and Recording ' . „ • .... •,. . . ....... . • . . . ........... •....... . •,••:,••• • . ..• .• • . l• • ... . • • • . , • • •.. • ,.. • ... ,•.• .•'•• • •,. , . • •• • • •• ...• A• • • A ••• ••• •,•- •••• ,.• •• •-• • •• • • A • ••••• A.., • •'• ••'•,,, , • • • ..• • •A A•• •• ., • ..• •, ... A. ...•••• • •' , • • A ,,.,••• • ''•• .-.• • • • • •• ••••• • Withb 60 days of the City review and approval, the aplcant shal sbmt the • • ,• •• .,...... .••• • . . • •• ..:•,•.••,.••.• . final plat to the County for signaturesof County officials as require by ORS Chapter 92 Upon final fetonling with the tht,applicant shalt submit to the City copy of the tecorditf'firiai , 7 " SECTION 18:162,080 Fina,lPiat Application llouirements Al, -Three' copies of the partition plat, prepared by a land surveyor licensdd,to practice in Oregon, and necessary data nariatiVe, 114tie panition plat ithri data or '''narrative 'shall be drawn to th inirrioni ftandards set forth by the Oregon Revised -Statutes (ORS 92.05), Washington County, and by One City of Tigard.Y4 . 4 Street centerline rnotiumerltation shall be provided as follows: Centerline Mont.trneritatioti ' , • . 1) In 'accordance,.qitli Oregon Revised. Statutes 92.060, subsection 2),, the cetltelitiof 'of all street and roadway righttiofaoafif,•,$;01att.:,'H be moniimented before' the City accepts a street fitittOroverient • . • . . ,• , • „. 2) The following tite)tittrt,tents shall' be ■ • r : A): F r te r n e 1 rli intersection points. ,• • • 13). • 'All ci.tli4diLit4e- center points. • •••_, . FINAL OR - SUB .. • ..• 4-003/P(R!LLRNAR/ZON .1... ••..•.......•..•..•. • HILLSHIRE WOOl ••..•• • 1) Urve. i17ts .b gihnih nBoxes i uir� ,1 onumalit xe con ormiucg to Cait around all centerline' intersection pin ints, and cuivai irPs„ en ending pipit {CPC's ' standards will be required, points, cu,l de sac center" The tops . f i ofa alI`, : monur ant: boxes' shat l l et to ni hed pavement ,g rAdea STAFF CONTACT John Flagman, Engineering, artmert "le SECTION 18.164 8.164.120 UtIlit es Ma + All utility inn s including, but not limited tet to those re U it Q� for elcctrk r ,. communication►,, lighting and ale tetavision and related facilities shall be placed undergro nd, 'w .cc�liipa for surface mount0 dar'" e mounted {e nn ion boxes and meter 'cabinets, � -: transformers, se�� above ground, ,erne era : 'dtili. s�rvice Which may be placed ab 8 P during construction, high capacity' electric • operating-4t 0 lanes ,;,rv,0a0' volts or above. i 16.164.130 Cash or Bond Required 1 a All improvements installed by the subdivid r shah be 8u'aranteed as tb workmanship and material for .a period of on year follkwih acceptance by the City. a Such guarantee shall be setut Id by cash deposit or bond fri th amount .of tValue of th i aS set by the City 't ngineer. the r he empro�e rnents 3. The Cash or bond shall comply with the toot and conditions'bf Section 18.160.180, ri 1 QQi� W �i� �� instal � �` g� � ®n reroluisit °errnit F . � including sanit Wer 1: No land division t`nprovern �. .. i ` ,. ent�� Inc 8. i � s� � s st��i�n sewers, streets, de alks, curbs, fighting or other re.� uirements'shall be undertaken the p aken ,except after, . lans therefor haVe been aPprow by the City, permit fee paid and permit issued 18 6418Q ,:Not ee t icily Re+ ui :FINAL ORbER SU X94 31PLR,I.l+ll�d it LECABILITY STRIP Nionmemellmow , ■•••■•■•■■•, ,.0.7R.,...M.MY11•12111/ . , I .... Milt . a 0 Nal Iry _11,4:. a ._..,,,,_,..i lis,., - aux us,••..s, or.- ..- ar-...••,.. 0,•■••••, .11,5 ••■•.. a, ao- Sae, •: eiv I , P•t:' - : , 1111,334-im,lineoN: ..••■•••■■••=010,1■ 4:11•••• les Mee. ADIllinISONIAVION • Acikv ■., • 1 3° y 1,7 •01■3•■•••■• 111•E■0.1.Cf. .72,1=1•Mi01•••■■■•• OF TIGARD PLANNING DEPT. _----Astimmakimmarr 7777 77:7' • mmt, DANE PA biaitemaNG 9600 00 h 4 OAK STREET,' PORTLAND/ OR 97223 EILa4 14444 SW ?E smet zt°a o 9723 AGENDA ITEM BEFORE THE PLANNING COMMISSON FOR THE CITY OF ;` TiGAR!►, OREGON Regarding an application by Sierra Pacific . STAFF REPORT Development for a 107 lot subdivision over 6/.61 SUS 94,0003 acres • , located at to the north and west of the l�tll,aghire P ',, �R 940005 Estates and to the east of the Bonneville Power S.; 944007 Easement. VAR 94,0D12 Z'ON 94,001 I. SUMMARY OF THE REQUEST Subdivision 94- 0003 /Planned Development jew 5.4.0005 /Sensitive Lands Subdivision Review 94- 0007/Zone Change 940010/Variance 94.0(012 The applicant requests Subdivision ;approval to divide five consisting five ��r�els of approximately �61.6 6 acres into one - hundred and seven lots, ranging ;r' size square . , q . The p py. nt also proposes to e feet from 6 000 feet �O 21 90Q square � and T i� a a ► ica dedicate four water detention and quality ponds an one open space tract to the City of Tigard. APPLICANT /OWNER,' Sierra Pacific Developmernt • P.O. Box 1754 • Lake Oswego, OR 7O3 OWNER. Darlene Luker • 14285 •SW Fern Street "Fi ord, OR 97035 COMP i .,. .. � ATIOP�. I�eclii:�i�n L�ieh�ity Resic�enxial t8�•�12 ��iiks •per acrd) REI�ENSIVE I'�i� C��Si��l 4,d (7N I N �ESI f AT I0N P id+ ntyaI T u n its per acre LOCATION ' East of the Bonne +iile Power Adrninistratior /Port) -to. C nera�� Elr c;tric • • Easer lent � CT i 2S1 4, tax tot 8.00.i.:2$1 tax • 10 1400, x104 D, tai lot `i 00; E 1-1 i i lshre Estates) APPLICABLE • LA$IOI: COrrirrii.inity �eveloprrrerbt Code chapters 16 2; 18. 2, 1 .80, 1 a.84 18 88; 18 J0, 18:92 1 �: i 00; 18.102, 18.1 Q8 and 18. *I 14,18.1 X0,18.1 4; 1 ,. 18.;144 • 18 &1$018.1 &081'64. : t?ttref DA111 ecomrnededchange s. U. .FINDINCS ABOLJ ND8 ( jec parce s total OPI:)rnxinlately 61 61 T e \sauth 0 istr:eftivecosolu6peris'te th!,IMajority of the :Theac,:es•I'c \ \l so inclic rectangular 4.6 ao.v4? parcel' t0 thpT,:-)tiort-1 of SW ,PFePrIri,a5treet 6, subdivision I -• • •,..• • ••••• •..- • • •• be site • ..• comprises •-•• south and north • •, • • .•- ......... ..„. „.,...... • • . .„ ....... • ••• • • •• • • • • •• • ..• •• • ••.• •• ,•• _• • •. • ,•... •••...• •......._;••.•••••••••••• . •• .••._ ....•• ••••• sudiviston . . . •,....• ....••• •.. _ • ••••„•,•;••......•,..,....•..„...•••.; ms7tuies: The subject parcel is vacant The applicant, recently operated a logging operation of steeply sloping areas along the ridgeline through approvals qgranted while the 13tor.)erty was in Washington County, Much of the site is steeply sloping along either side of this ridge area south of SW Fern Street. etkpp-roximately 10 of the proposed 107 lots are sho.Afn along either side of this ridge. Much of the site's sldping area with of is covered with a variety of trees. The 4.6 are rectarigular area north of SW Fern Street is vacant. The subject propecti(.ts were recently annexed to the Cly through a direct applicatic)n with the Boundary Cc.)nimission l'he anne,tation became final on November 11, 1994. The surrounding properties to the east, south and north are zoned for single family residential development primarily at a density of Severs UrsitS,an acre. To the , south of the property is the Hilr,sliire Estates subdivision. To the no ,ig'ca areas presently being developed with single family hornes, Due to their size Sevoral, parcel5 and the existing zonings adjoining properties may be the subject of A.liure partition or subdivision applications, APPLICABLE APPIRCYllikt, SiANICAItte•S A. r • • • • • • • • • ,•4 • • • , ,• • . •• - •• • • .• • • • • • • • • • • • • • • • • • • • • • • • • •'•• •. ••, .• •• • • ,' • • •1••,•--, • • • .• • • r. • • peljtandr Section 1 82 050 cotars standards for the t•-,‘ STAFF REPORT SUB 94.0t»olitsbA 9,4,ihot)o6 ,PA(3E •., • ,, . • in detache, residential .,.on", imply with the following dimensional res uireirie ns; inirriurn lot size Averap lot width ,�.im setbE ck. .1 1rag seabacR nt i, yard setbac ae .�� dor fide � ack �Corner .sld�e�rard SN t �? Rear setback aximum building beigl 0 soar e'feetd'r eet' feet }�et feet feet. t �GThe proposed subdivision complies with the' use`standar'Is of the istrl buil+ irig.permit`peen. check review Mrocess. he.. ode Sectliran 18.52) thraugh the . . proposed lots range in size between 0;p0° isp tc ,9e0 square feet a ce ding the a,000 square goat minimum of the 1p . ',2tir ing district. Q : section 1 8.92:020 contains standards for density° `The number of dwelling units permitted is based of i the net development area, excluding sensitive and area and land dedicated for public roads or parks, or for private roadways. and area i This I +: �. i i�ri�itted:: by the zoning district to is, then divided by the minimum parcel � size p,� determine the number of lots which may be created on a. site. t'he net develo able :area, of the site, after deduction of 20% of the gross ar(a. gar public right-of-way and steep slope areas in excess of 25% slope and areas ),eft as drainacewa s: The site is approximately 2f ,88. acres. , Given a minimum of 5000 square feet per lot in the R-1 zoning district, this site yields an opportunity for 'up to 234 net dwelling units. Due to, topographic constraints the applicant has proposed. 1.: 7 lots which is less than t he maximum permitted on this site. This develop m- ene.t wcncept reduces the need for large 4reas of hillside grading which would b exp ected to require extensive erosion control and tree removal. - , ,` .yi r t� si section 'i g i 60,060(A) cantal�ns standard 'for subdivision of � b i into - s into four or � e a.. r lim'inary p��ttt niust r i parcels � More lots. �`�� pp reed a pre � coi�p y witn Y the following criteria: 1 The proposal ,"mist comply with the City's Comprehensive llan,. the applicable zoning ordinance and 'other,. applicable ordinances and regulations: The proposed.;: subdivision Compr e ne nsiVe Pan Map`s Medium Density i ecsok i kpnitiie a l op w itah r ti.i:nthite y for the site as well as with the applicable polices the regulrtions of the R 7 zone, and other applicable ul2 os a, reviewed elsewhere within this repoit STAFF REPORT SUB 944003/P fl .94,00 6 LL r E sti .�1 In. rl. 7 the proposed plan name .gust Trot .'be dupli ativ�e ►ndq�cmust otherwise 9 hit i t le prop sed n e o Cher sari's y +.he y rovi0ion of Chi S chapter , f a subda sion ''1= �'oltshifie woods'' is na t du licatE a yf any other plat recorded ,'in W' hington County � a 1 r 1 lets, Streets and roads roust be lard out so as .to conform to ,,t e, p . dy apo 's bdivisions and 'waps of a itions or ,alrea ed 5dire k'n' and in all other fair pr ad�ornir , �aper ty as to ►,i r�dth. •;general' respects unless the city determine��it is in tle public interest to: rnodif y p , , r� :aligr��d �s�' asp t+d the street or road pattern; e, streets have be+ f' �. �inin�. areas. he subdivisions as' cunfornn �w�itr� �� he , �'pi�tt� o ��Q � n�� cobs ts� ;�xis�r� ' , proposed does not provide for sufficient future con ct g or proposed streets in the,Area Section 18,164.040:a ddresses bind � design and 'd� scouragesr�`'bi'r� , ,, recommended that an additional {� `cess `E ferat. } it is recd @ngths ,,In �: �' Street o rnec:ttion provided in the Lot 37 to 39 area to sere ,If uture developerient of areas to the West, it is also recommended that streets ;,1 norti'of SW Fern.Street be revised to provade,for'a future- realignment of SW :tern ' to Sal S+ahol,ls Fer y goad and provide. irnproved� rn str e.>, � , connectiM Wy to areas to the west of the tots' 42 through SIB.. As revp$ed this development Will facilitate' future connectivity of streets in area due to the pr Asion of logical properties.. These connections Will reduce the block length. oie the area which includes Lots 1, through I41 "' and 71 through 10/, Section 18,1 14.040 also rettivires that where block lengths are in excess of 600 feet that .pedestrian paths E fld or 'bikeways be prrvided is 4 . i connections in the area,. It �s where �. .. p site topography ��rrrr� street step applicant �rov e'`an alignment recommended that the apple p study in, the adjoining 'Tract A,C and E areas ,and that the applicant cons;ruct pedestrian paths and +r bilerrays where appropriate. , An explan • .. anon has been providd Ifrir all �ornnr6�an �rnpro�ersn�r�ts� T e `ded n e j . :al �� imj ra uenb+ents eppliearit has prove plana�ic�n for ;ail c��trnimon e • including the prc��risi+ ra fo: public rorvices 5 i, as se�,�er, w�rater, drainage and street ir;'i ., r.averhents. The ap'piicant has proposed to construct a new e glut incl line to `connect with the line in ;SW windsorr Court c;tossio 5W En �° � g rn arrest vvithir� the ad�oinir"ig I�astler Hill Subd visions start water r n off will be' collected in , ''pdbi�'C' Wi, � and . directed to a ublac onwsite st+ ` i w Ater storm drainage s;y�"��' "p quality and detelition panels, shown as Tracts B D, and ' Zar�e�Ch, an.; Se sore 1 22.O ?M Il+ w the Plannir mission to reiev'i�usi ,t1f p 0 944? ` 6 ci1l.La�► °#1 wl �� t • ial one'Change appiocation ia�n l ap �imendments. The t rban ahnini hirhgtan COu county requires that wh n an r np n designatsonrbeu ap �! T ne designation ..Il r d � r R r� 'for a p'riod c r�rt��ed to the City through a dig+ annexation o became fi'al,,on.! h� he surrounding properties to td a east, souti igard, are zoned for single fart ly resides tial , 7: its per, -Acre. ';The applioan as r quested an roperties which is the i c's c ores a proxi.mate zo urrent R -6 designation.fi at a nsityy f ptp ev eesignation for the sLI eslgnation he Coudf t plicf n.t, has not .g nested or prehensive} tan lap Amender .,�, ant i n, onjunctian' with this proposal. It lis recomr ended, that rr fission t l so incor orate ma .amendment 1... cantinue the revMev� of this �icap iation to e,0 p ,� , p ap lication into the recommendation the Planning csr'n i tian'r;VOuld forward to the pity Coon i 1. ection 1 .1 contains stn a ec(ar 0 re ident a vehicular access. A minimum of a ; foot pav street, 50 fo �� NI •rr eht o wa y l' width is required to l; rve a residential subdivision in excesjf si dw lin sL e tion 1 8.108 and S c ion 18:164.060(8) (Lot Frontage), Ali iota are provided with at least 25 feet of pubrc street, frontage as required by Se tian '1$.1' 64 �tM y �.. .. Portions of the site e�ccee 25% an � .tea . 040. W. requires review of deveik, ►prnent within steep slope areas, 1 () . v l . ment 'within these sreas. a devel+ pment i nupt comply with t approved i1�r development following The extent and natd0�e o t10,' :.1) rop: sad n' d ft rrn alteration or development wi�.l ,not create site disturbances tit an ektetit greater than :hat required for the' use; he applicant has not ,proposed to 1devel ►p within . the steep sloe areas 't f the site. The 'appiicantbs proposal minimizes the need 'for grading ,and disruption of ,hillsides, '`re The proposed development will hot., result in orosion, stream nfi ticn round i s�abili or of s�;c� i ��oe e ` � , i n �� ` �� er'. adverse sal ►e i�n -sito ab' i site effects or hazards to l ife or property; Based on the locetioi i of the Y proposed develc pment sites and' the design of pulbll facilities," the S; bdivision is not expected to create adverse' on' site 0r off °site' imps cts. as revised by the r'ecori�.mended conditions of appravalo hie structures,a 0, ',�,ap r ri t rlt a ��. ►� � � n re str+u . �` f ndation �'n►d !crawls ace' area; # liility :en Pr.?04�er drerna , .o tl i 4 =f, .t. deveinp a it with any of= the following il' conditions; e hig ;�r11�' 'ar�►f :, r aM h shrink ;, +re l ap !lit `cor�n►►9ressa leIOrg' , • fib •7�te0 �Fi IY'�epl � i shallow depth, to be r�o it, :au th± subdiv s ►n. creatk n of building i es within xcessively s gip'' -sl ' ; ,4` a ►s, the.s i A 1 I nditan�: list- nehi i�,5.,i *.ia are 9, ,P:ign lii ca r ` i pact, the ,s ubdivision asp �deto`gned. w 4 Where' (natural. iegeatat(on has :. een. °'rely o ed ;du 'tb land f or alteration der! desvelopn eo t, Attie a +sas :n t. A'coveredd ru ct tires . ti reventterosion i :::;7 rdanc rrripervrosurfaees ' with Chapter 18.10o, l andseapR g ,and , fi ree ing; r ! cause! „'err s bdi lion plah avoids tine cre tioi ofb ilding ites,+ ith n excessiyei ;' teep.slope areas, extensive erosion control r eatures;;are nor -b spectei EtaimgLI ,ti Section + .6o`' Provide.), for the option, for an appli an, to create a more efficient, economically :viable :'development which preset' es natu al ' and features while rmp {errrentcng the jdensity range provided through ti) e Co(r rel7 ensive Plan. Thia� type of subdivision normal] t permits higher densit° ` than P i i ize r u ement'for `the zonin distri t. vao�ifd bra possible given the r:3ino�nur'r�i lot, s eq .,.. , � . Rue to the topographic features of this site the applicant has proposed to concentrate the residential deVeldpment density within the flatter areas of the site to minimize the amount of tree.remo 'al, hillside grading and erosion control measures necessary. to develop the property:, > , r Rem Section 18.150.020(E) requ rat a permit fir removal tree s havir g a trunk six inches or more in diameter measured four feet abovessthe ground level: p following criteria as ,specified ! in ;,�,�rri �'�#ef e 1 150.030(A t e. i or tree remr�a�a anus co � i 3 ,�tlor7 �� - �r )tl The trees Ere, diseased, preseni utility' serve or traffic safety; The trees have to be removed' to construct pioposed irnpr oVernents' to otherwise utilise the applicant `s property in a reasona le manner; The trees are.: rivat nK ,eoresent errsron, in s t ii problems The trees are not needed to prate r: roy tees as l aks ors as i I I a deserable b�:�lar�ce oetv�ider� Sha00 itrid oper: space; E the aesthetic ; character i th a affe ted ` by the free rernp�rat; the is New ;egeati ®tr , planted; .I aesthetic value of';,tregs to, y, the appIi e, cut. ►fsijail�r adl l'Wr$ I_ anye, rep a °tha Cori 18150 requires'that the numb r f rt. s `over six inches in Zia, � er ;that wUl be rernt veil during constructeor <be minimized.' The proposedconstru won of streets, uit lities, aid residences as weiIts as reated grading will require the removal of trees �n the site�r;° A detailed tree survey plan vvas not submitted 'part of this 'aapplicat on. used on a reconnaisance +of the site Ale ' prcbableti,b�til'10g pad Locations' are not expected to require extensive Bre rerho;��aL It ' is . recommended that ` prior to, th`�e 4' issuance of a tree removal permit, the ` applicant : shall, speci6y'; .the tr::es being ;, requested for removal relate to. a) public, improvements and b) o dividual lot prepar ,tron.r ��rjjtk,,,, n ii`.:.. Irrorov+r, ent he desi n of this subd;vision is consistent with ' k' e'��ti.�i*tae.rr��.. es �y ,�d � � this these reeiu rtments due to the.foliovwtng Sep i�rn l8 1;64 contains standards for streets, and utilities serving a subdrviscon . Section 18.1640.'300) a red uiras stW` is Within and a joining development to be doolicated and improved on the.classification' of the street. The °, *.piicant will f. has offered to de. iejate' additi nan right.'of -way to the public along the SW Fein Street as wef ldas tarovid e an internal system of streets des nee l te; serve the subdivision 1no provide connectivity to approved 'M ire dev'c lopment within the Hillshire Estates Subdivision as well ';as expecti dev'eloptr er,,t' °on adjoining properties, as stated within the' Engtineering riepartrrmefit findings on streets: Section 18,164,030(E) re4uiresa localIstreetto have a rx�xnirnum 5O feet raf rightof -way and 32 to ;4 -feet ►f ,paved 'right of ways b twe the curbs and sidewalks, Thy 4ppIioar t has proposed teem streets conforrnaetce with the design requ cements cif, Chet. Development Cp and with the design of. local streets. with' ` ; butt n subdivisions.,' Section 18.164 ,466 pro. bitsllot,depth fro erng,'rrrore thaurt . 5 trrnee the lot width and requires that lots 'have,1xA iaast,Z5 feet.,of frontage' of public or private streets, other than air ally. th6 proposed lots, Art each less than the i5 to 1 +air /num :lot de th tdmwidth ra ipe Each;,lo to be developed at this time will but upon a street foe ire; east' o feet Section 18.164,01 0 requires side .dalks adjoining ail - resiclOntiel�str The applicant has agreed to load f�'�r and construct all racer l AFF R �P�►RT SCR 94081$1Pogr O+ $ Q rVu.. -r. �.. .n �•1 • D 'ate provisions for sto'ri water rune ►r star ; drainage ,fa ilities. Th storm m iter `ion a ,°nevV' ndeargraun storm sewer system located in s p <" The . applicant has 'requested a variance to the greetsior4 regoireme oaf Section 18,164,0.30M1)'. This !;ectron # #ates 'that ,.local streets such x"s Avenue " 'ay, not exceed a' slope of.1 'percent for a' lenj th 'greater ',than '250 feeta proposed the applicant has', she wri' 'a street ,slopes f ©r a :0,ortion ,of Avenue "A`' in F excess 'of a12% grade for appl"oxir oly Y;000.feet. the applicant proposes o grade. the street `so as to Maintain, a Otreeet slope', less 'than 1 4,91 for this entire section rf street. Section 16.1,60:120() p�rovia tit a request;for a, variartce's)l�ickll �be review Vic; ording Ito the follawing.fir din ° ' There are special circunstances be conditions affecting the property which are unusual 'and,peculi'ar to the laid as compared to other lands similarly situated' The site „`is impacted by special circumstances or .conditions which limit potential points of access to the site. The property directly adjoins the .. Hi,lishire,r Estates . eveiopment to the "asst and to the south ,vhich limits t1` a abil iy'to i .. , i �of tee kcal r � 3+ � w pravir�e access through alternative desigil6: �.oritinl�ati®n , street to the north provides connectivity to the circulation system while requifing the minimum Variance from the 12% slope, restriction possible given' the terrtan of thQ site. } function of � �Ct O the sd" ..n. or o The � necessary for proper de ,� r � � rice is n�ces tr' aria subdivision; The variance is necessary ''for' proper` design of they subdivision bec ad s... e it rovi dp s a street connection Lo allow efficient access to future development given existing street alignments in, the vac. in. x ty, Failure to provide street connections would place addition traffic on adjoining streets. The granting of the variance Will not be detrimental' to ^ the public health, safety, "'and Welfare or iii uri � ous to the rights taf owners, r and Tr,e variance will not be detr me tal to the public,.'', property; STAFF REPORT SUB 94- 0003 /PI ► + + I L `IRE • .r o I . health, safety, and welfare or injurious to the rights of property owners Due to the limited length of the street above the 12% in the sees. g � , slope standard, the design permits normal use. The Engineering Department and Fire, Marshall_ have approved ,F,, the street design ®epart ,, ' r slopes is also short because the portion of the street with . h hs h�. enough to provide ad uate emergency ueh. icle access. variance is necessary' for the preservation and enjoyment of Thubtantial property e right because of are extraordinary hardship which a s P R '� W s of would result from strict compliance with the *regulation . this title; Strict compliance with the street slope criteria for the site . � p would result in an extraordinary hardship due to • the existing the area The topographi cc<estraints , area F � within the �r topogr�iphy of th • i a street alignments serving this site. limits viable alternative Iw r Section 18.88.04,0(0W contains solar access standards, for new `°° A lot meets the basic solar access' lot standard if it has residential development. �. - i i. i , . . ...� with ed orth south dimension of 90 feet or more and has a front lot line that is ones sic � �, ,p the b i. Q �• - est axis. within 30 degrees of a true east-west A subdivision �ee tri s standard. .�t �r requirement if 80% or more of the newly created parcels pip Alternatively, an applicant can meet the City's Solar Access Standards by complying protected Solar Building Line Option or the Performance Option. Energy with the p r ed u. the location of the residence with sufficient solar access efficiency i� ensured through t � which. incorporates window glazing with solar the design of the home. • J the solar accr�ss standards or through . , orienta;6i;ar� An applicant exce�ti�, , l l scant can request an � e topography t %n excess of a 10 .. g development constraints: vegetation based Qn the fallovwin derrelo mint . ; or off-site structures, percent slope, shade from exists ng on -site a or i w ► • i .. g str et bli s, im pater 4: to g aserrient pattern re to h significant natural features, existing street public c density, cost or amenities of the project which adds five percent or more of each lots . requirements as As p proposed 1 S of the 10 with r �,.,. basic p p T lots comply ith the oasic solar access the lots created 1 whh require:, that i of th.. � at�Qv� specified in Code Section 1 �.0 .0 . the partition provide a minimum north - south dimension►, of at least 90 feed p . through th p building line s •fin The applicant An additional can co it i option. ... comply with the solar bin ►normail be required to comply 1 � ot� ca has stated that an additional 58 lots which � wodld , �...- the standards due to �ls are cunstrained from meeting with solar accessibility standards , street . � evelo r�ser►� iii , :. area In d d p patterns in the e site's topogra�ph � � is � �, ��0 .. Code the .. ..o.,� i 1 f. accordance with yeti .��- a3 iii) of the Development Code t ati ae to project cost through nt which rho that applicant may provide a statement : address the impacts recommended ' adherence with the solar accessibility requireme at with . solar accessibility strict ad er��n comply .. the remaining 58 lots many of s which m +: s requirements nts do so through the Performance Option which optiv`nites the position 01 P R 94 06 HIUSHIRE STAFF REPORT � SUB 9 4� -CIA .. . � .. , � � � GE 9 A d. • , 'IT.'-:''' .' .'). • • '.'- 'of 'the'risir,06'40.:011::'..ah ',., i'0:3„0: Oi,...i! ,,ige.....4 Os. . rilajari 'iwil ,..„ gia.tn ,•,fas40r4.ifi,e*iiiit,iies40r,i,'0:....,,..)14i.i, ,,,'H,.;.,,,,,..:4 ,,. .. 1, -, , co'n'-'',4iii'-'60,',iiiiitiiiii,l'ariditapiri ttl*id4ii•Os'f9r: 6! : .0v00,prrl h,lr.. hei ' `ii. ' 'in ' .I‘i'''''rea '-'41.14'es- ''a-'''''ti'itnArti042016',',1'aiidsii. be.-:;,•;t6terag0,foit11.,i'sliFs. , • •' - - - ..,kk In , .'01-ct ' ,...,,b. ., ..,, g r I, : Section : ...‘ ...' , .... '..... i ..... .'' , • d ' , The tilii0.11Cati(1(47,1, St, alSO, ;amply ,,,:#!:.?..,i,i,,1:::1:Je,.stin.it!ard.rt,,,';aft!".,,n,tc1.: ,1,yp 9,4t, • 'i'/■.ekch;.; re.„' pi.uik,?4.:il'Ot,,a1,1,,developirient,projeCts, .frOnting..aii-4.pul31, ...ar private a!estree,,, , 9'1' .4 '00.,v*,i.„cirkie;w4 ttric.■',ie thai,i'l'00 •1126(..'-iii,',.•14ngtii„-plOrti S,Lt trees. In •".'', ' '',•,., ,r.• ,, .,,:, ,/,, .... • _,...' ',..,:•', , ,,,'',, ., ,. .. f',,,,, :.,,,,,,...,,,,:,,,,i,,' .;, ,,- ,,...•.:,1'., ..-J,,,'' ..: .::..,;',.,•.„,• -,:, ,.., ,, •,,,,,,: ,,•,• ; , , ‘'' ,,, '.,:.•':' ',.',."-:, ,,.:,' ,. ,,.. ,, ..,k ,, , „ „ ,,-',,r' .1 ' ' ' ' ■ . , : ' )i ' ''' '1 ', ' 1, ' ' , ''' ' '' ' ' . ' '''1' ' ' ::' '''' '', ' ' : ji ■ '' ', .. '' 'd:,,,''' ' . ', , ''' ' '' y''' ', ' '' * ' '' ' ' ''. ''''''' ' '")'''',, ' ' H :,,, „,:::/ 'If j', ' • '0'.a'Opiic.AntShall be i.equired-tol,plailt.'sti'eet.'rees'lnii4e,Cort,lance.,withfilo ,4ta0dar.:04:01',.'''',",,,/,, 'Set tOrtil,,,in Section 18,10Q.g3S...','71`,Ifie'ccii0Hretipitis''Itlat Streit'trees,•be,i4iO4 '''' ''''.1'...•':'•'", ';',,,,,,,,,,,,:„ • - ,, :botvveen ;(:)"t 40 ifeet'AiSi(deperidiii0,;00,he size,,,:ClasSificatiOn , of the .)!fr;ep,•-at., i, • ,.. ' '' • rniturity.;:eactftpar6..o,,-i,01.h41ii:rOleeat'Oeitagdei irlOcarStreet, t6ireforei, street treOint*, n , are. required. A street's:l.'ee' plan was not submitted by the applicant for review; ' It 1:i: ,. ..._ ,....,... recommended that 'a street tri01 ,ilairt:4',:prOvio4tfa.rthe sikdivistan, .tind. til,-,t',stiref''.', •:, , , trees be 'Planted' prior to the issoiirieof 'occoriane„..y, perMits,for each lot. Section 18.102 'requires:that a7Clear,:vision area shall be maintained on the corners. of Alt property aidjg.iterit to intersecting riglit.af4ayS or the 'intersection of a public street and a pilVate driveway. ' A visual clearance area is the triangular rea, formed by Ineasuiing• a'M foot distance along the itreet,right-of4ay, , , "'•,! , ,,,,, . and the driveway and then connecting these JO foot distance points with a ••'' , .., ' ''' ' straight line. ' A i'lear .vision 'ar‘asliall toritalit•no Vehicle; hedge, planting fence, wall structure; signs, or temporary or permanent obstruction exceeding three feet in ,.. . hei5ht, The height is measured from the to.t.).'%„if• the curb, or where no curb exists„ from the 'street confer line geode, excepti,,010!:i'trees exceeding this height may,:b6 located in this area, provided, all brilinilei beloW.,eight feet aro.'removed , ' ' L. •:, , •: ' The Planning and Building Division will reviet4 each building and other related permits for compliance with setback standards Set fartt, for structures within the clear vision area A visual clearance area for all street intosqctions shah b that ttiangular area 30 feet from the intersedion of the right-of-wvy., g-lacen)61nt of ay future possible obstructions including stitet trees and subclivisiirl identification signs shall comply with this standaitl. Proposed placement of SigrJis and street trees shall be • reviewod by the Planning Difirisic)ii for compliance With the requiremerits of Sectioris I B.102 (Vision Clearan(',..e) and 13;114 (Signs). 1V0 CiitHER STAFF COMMENTS a. treets: ware cog,icor'telad about the layout of tihis subdivision grid it traffic irrOactseen Fern Street and Windsong Court. Prior, to e„ roval, revisions show. be made to ,provide for future access t4 adjoining ro sx,, °0. e- nd future acces3 to Scholis Ferry Road- , The project proposes to construe a new street, "A" Asienue, that v4ould extend northerly from the existing islillshire subdivisions at SW M tletoe Drive, westerly of SW Essex Crive, t© SW Fern Street. The street would then extend further to connect � with SW 'Windson g Court in the Castlehill No. 1 subdivision ' be applicant should provide a traffic report to ;verify, the street widths proposed, which are predi� he volume of estimated traffic, to comply with the street 'cat s on r i y 94-07. In addition; the report should discuss standards adopted , Ordinance .:nance p sta by �� alternative east/west street �,onnectivity which also is a ►aquirernent of the ordinance cited. The applicant should, examine an alternative road or alignment for "A " Avenue for the length between Court Fern Street and SW Windsong Court that could provide: the a . future connection directly to SW Scholis Ferry Read, instead of the direct connection to SW Windsong Court SW 'Wind song Court was not previously designed as a "collector" to the upper areas of Bull Mountain, but rather, is a local street. This future road extension would be ofiLsite to thye, proposed subdivision and connect. SW Scholl This would allow SW . 90 degree intersection. r with S s Ferry Road at a igC Street - "T" • : . and C; Street Windsong Court to connect with C ..treet with a intersection an would connect to "A" Avenue. The a pp licant is proposing the use of 1 S A grade "A" Avenue for a length greater than allowed by the new regulations and should obtain a variance., in dudes a request addition, the application includes to vary from the Code Section 18.174.060 that prescribes that the length of the block perimeter Lvhich "shall not exceed 1 800 feet ", but the plat does not indicate any ;access to Tract "E ", the lot to be reserved for future subdivision. The applicant should modify the street design to p- i. "" p; f, .74: 'phis 5, .iture provide for a future '� .. across y Lots 3 ?/ � � � .. proximate► steel b Fund _ or the tore Stub street to the at �� street could extend cross Tract E westerly, to the westerly a ,, a . r ".. .0 contour, mid a between the '� 3 ti property, approximately at the 4:. ji ne a °��ing overhead power towers shown on thin preliminary plat. P � ,,� p i`Y i-i on street and . . street grz;�ing, that is shown on the prelin�ir�ar^�f plat, The overall subdivision ai will require substantiol excavation and fill that should comply With u;apter 70 of the Uniform Building applicant provide y ., .. l Code. The a !!cant should provide a preliminary eotechnieE,t report and finai construction supervision grading report by 'a Professional C.�I STAFF REPORT = SUB 94- 0613 /Pb ... R 94-0006 - H I LLSHI l RE WOODS ` PACE sanitary sewer: The applicatit proposes to ktonse,,PUct avnewirnitt in 'A' Av;kninie cbnnectirig to the existing 8 inch public sanitary sewer rine that 14 located in .SW INiridsonl; Court. he I, Id p o 1,4 determine if the i *n h capatt)i to appiicant s‘,01Li r v ,e a study to erm existing g ne t,i.lb„ serve this k;‘eve.opnrierit the e ts to ,s,stern t..(0 and h ffd the rirl f • , the new' development,. , ; -,',.' ,,-.'.:',:. ,..,. •.„'"-- ' ' . ' ' ' ' - . ' ' -T . . Storii:i btainase! ' ' "' ' . ,'Y , -• ', - •,., ,,, ,,,. . '.- , . : .■ ' / / '.. /' ,',i, / , , / ,. / ,. . ■ , / / / / ■ // ,, ... // 1, // , ■ , /. .//, ■ / ., ./ / r ■ //,' , , n ,/ / ' r / / F // e / I ' / rrr / ' ' r / /' 'r ' ' ' L , , ,.. , , /. , , , ■ . , , 1 . , , / , // /' / / r / // 4%.,1, i4- II . „,... , „. . , ,i,,,,,,„, ,, ,,, .. d , ri , ri, ive al)i-',,ii./0„reit prt)pc)st:.,) to..,,.o.,ett t,(1,..,torno Watp: , in alleN 13111: ergeoull., gytoihr) ati-...,, 1 4 ,L , h, .,,,, ,, ,, • , ,, . ,, L , „,„ ., provi ,,,",,p,t/ twt) areas v%ithin the, subdivisiortfoe storm vo,ate,tietentioi--i gild' water tittftiaiit,v-!: ,•,,',:,,,‘..',. . ,,'„',,,' . treatryirato Tracts °C°, 'arid '0' '. 'artd.in Teat,i,~„'P'!;-.);0f(sit, .,t(t) tile' subdivision, t4,t1,10f1Y,;:-:. . , of SWHFell, :I SI:rest, westei-if of SW 148thCourt: • , The'•,1.;rtified.,'Sewerage Agency ..has...ds14011-1gh.*4..:'000..:..the...city.:.,,40.-i'.ig-tooti,,..i.,00foi?:.c6...-,,.'.•,::•••••••••-,:„..'.'•:.•,•!.,:...•::',..'::',:.•"..: ... ,• • • ... .,•_L,,:,, ., • .•.,• . ...i .'....:...:((.. kos. • • i.Olot•• o• •.r a•• ln d Order .„,• . No. .,.. • : • ••1•,..•.'4• 4• 7• ).,•$• •• ,‘.,.4.,f• e,. •"•w• ., .a•,• • •t• eL• .",. on.•.. a• g e •,., l ...O..,....:,r . ,F. ..e... ,g„ •o• .,• .1:.„. . .• 0. .„• •,• ,.,•• •,.t_•• •• ., . • ••i,r ,'i• '• g tneconsteuct00.01 on.site"water"qualityaciiities"or,e0S10!i00,otlo!t:i0tticti))••• .,,',""......• ...• . .,',...L"....,L.:•...,• :, ,„....,',:.,,,-,,,,.„,..:,•',,.,7• ..'...:.,..•,.,..,.'".•..".-",•.,,,•• ' ,.,..,..,,.-.....L.0r...", :„,,.,..,,..:-L ' , •'.:, ',..thi.:..0e615.4ied•• .•.\,ii4i.e..• ,..40014y..,L.:f4111tie,:'..:*4010.,.'.,::...04,..idoolg0).04.•..r.,::-.'t..0...:L;0ii..0i..*ith".:..:....1.*0.•,.:'.........,,L.':,:''.......,-.L.,.:•:.•...;:'.....''„.',....;:.•...;.:.:,.i.':'....,.. .:..... •..... • tr.---.A6...-...•;;•ii001....'..:•u... ,e.,,,.....:...s..t4.1,10..,a....rd- s-:..•• ''''''''Jri".".""4.44Ii",".ii.o",..ri.",....,'"„,,'h":*1.-•;.'".:,.f1...."'"C..",!i'e.. ,.,'H,.slial)..""-"b..e.',..'„...,,:,..:".,thri....1...*,!0,-"ta1r)'''...,:'."'"'-',j -1'.;',„..h...,...:"...:."..:',i',,r.,-..-..„-.,:.....,..,„;,;,,L ' 0,,,,a,'.o-.:.. .,.. •..,.:..,,.::.,..,::.:..:....,::,,.._::....,.._., • • • '...4.1p-p-lic-"an"1"fp:e.....a.• periO4,...Of tl.ti,..'r0,.,"year.,",i,,.. •:Pi1t, ••...0,.."...4C :,.C(0 (aitie,Hy..:th.,.-:..clty,..:..,.,-..,..,.....::.;,..,:.:..,.,...,...,,..,..:..,.,,.,..:.,::.•:....,„..,.L.,..,..;,..,..,.......,..::...,...,;.*,,,,..,,,.......,.,....).,,,,.,.., ,.......,:., • •• • • • ••• •• • • .. ... .. ..... ... •-• • •••—• ..- •••••--•-•-•-••'-•••".•;:•::r:••••••':••,•,-•'••••"-.:i••••••••:•':.•:•.'...."-,H..•.•'••-•••'.••••:,-....::.:,;:•...:•.‘.,••,:•',..•,....i.,.::::••.•.',1,.,....,•-•*.;...:,.....'•..:•...,,':,.......,•,•:„.•:,•.....i..,...),.....•,••••,....,•:,..:,...........,•::::.,••••,.::,•' V. CT 4: AdNCir .:COMS+01if■iT5 '....,•••••,-•':•:'....,..,....,:',..,..,::-.:.,-.::: ......,.,..,.:..,..!.-,...,...:„....:H...,•,-........H.,::::...:•..,L,..• L:-.,,.. ,:;,••••.„.:,,•,•:;•...-,.,....n,......:,..•.••,.r......-.. , The iadilitator for the West Citizen iirivolNeenlerlt Team was notified of the proposed sui.:divisioru, The C:itizei, Involvement Team itierteibers have not, provided any . v Cohinients or obiections to this deieiol:)rnent., In addt 'i-i the apit,licant conducted A STAFII REPOT a SUB 94-603/PIC)Ft 941006 a HIL(Sillite WOODS PAGE 12. ' , ' umi a :neigh borhood rn tang. The Water Department reviewed this app li qatr o n and recommends t hat the developer e r be required to connect anti exttsnd both wat /dr mains within SW Mistletoe Drive. The existing eight inch water main, withkn W Mistletoe 'Drive from the pressure i ' High Tr/it' Reservoir Site and will provide service sustaining boASter system a� the High along "A °" Avenue to elevation 580 feet were the water main will terrninato. The existing 12 inch water main, also within SW Mistletoe Drive is a gravity main from the reservoirs at I-iigh Tor, elevation 713 above 'sea level and 'will begin, to provide service along "A" Avenue starting at elevation 560 feet. Also, this water main ;will req uir e a pressure reducing valve station at elevation 410 feet, because the pressur e will become too great for the SW Fern Street area. The Tualtin Dailey orate► District rep ;awed this application and recommends that fire hydrants be provided on the plan and be reviewed and approved by the fire dristrict in cooperation with the Water beparatnent. The Fire District stated that access to the site appears be le. The district recommended that all rights -of -way Ys e a pears to die acceptab provide a minimum of 20 feet of unobstructed vehicular width. Additional width shall be provided for on street parking shall be provided with "No Parking Signs on both sides of the street The district requested that the applicant call j©r ;,a final inspection arid approval: P s � �r - Company requested that ono. copy, of the fii�a, yalat and or►er file copy r �.+�nn a `° The Coiurnia Cable plat nor dxf format ��+n a 35 inch diskette. digital wile cops of the plat in dwg, dg 5. The juilding Division recomrnen e. d that all grading work shall comply with UBC Chapter 70 as ado pt eo by the C.. ity or Tig aid, including le p rofessron professional inspection and reporting requirements in Section 7014 and 7015. 6, The Maintenance Services Division expressed concerns regarding the locations of sanitary and storm sewers access to rnarrholes oh sanitary ' " � � access r- ry - storm sewers for sewers, ta and maintenance, access around water quality retention ponds and swales. The streets and grounds section section expressed concords about the steepness of street grades for maintenance and emir.. ency access to :stater ',in ponds, it was recommended that developer all hazardous trees frorti: cne greei'irnray where they may impact real property before acceptance. No other cominments were received by the Planning Division, VII. CONCLUSION AND RECOMMENDATION in recognition of the ht-ed far the applicant uto file 4�. Cob prehe, `i Nan ap t . �, rD9�i ±fie / , c proposed . - Public . ,a O approval staff rec0rtd nds chat ADa��aen�'ame�t and the number of cc�ndi�rori ... .. .g Commission .. - ....� .... , , . i ,t the se ", ev si s the. P........... . � . " i$ in �►rder t® r eV2��! . r .., " � „, ... Iai�nDn ��Ini�lil�SiAn c+0lD1$li�� the earD, � . w� . � v D � to Subdivision 94 Oa03 /Planned Development Review 94- 0003ISensiti Lands Re b 9 0007 /Zone ;Change _ ..012 for M llsh re Woods. The: fo iowa11 g 9� 007 0 and Variance -04001,2 conditions of approval .roval hay: e been provided as infoe�Dlition conncerni design n c�ntstain " Dn e.. i� p .g d.., � STAFF R►; PORT a SIB 94- 0003 /pbR "t''4 0 J06 I II LSI IiItE WOODS e .. . • a �. u os- esei I'1xtir,7. "�' aspects of the proposal: Regia&inri, laigardika,s1 r + � k� until a new plan has been We recommend that approval of the subdivision be withhr �� • , r , submitted that adequately addresses the questions of fut!are access to adjoining propertAes and access to Scholls FeitY Road. The following conditions are for information purposes only at this tirne. .-. I :el. NS A T! �I, Nt Q V' ► 1il.I, , ', I' =INC ' 1 O m RT witri �OIiPANI��.�"F� -A 1 Ty' Full width street improvements, including traffic control devices, mailbox dusters, 1 . i ..... p • ' .c\ .. , within �. sanitary concrete sidewalks, �.riv�wa aprons, curbs, asphaltic oncrete pavement, i streetlights, and and �rground utilities shall be installed wit sewers; storm drainage, � � rn' ,� . � . . and � local street . Improvements shall be designed and ;onstr r � i the subdivision. IiYapr® ucte: to Baca standards. STAFF CONTACT: )4. m Hagman, engineering Department. � Lure volumes traffic The a. l icant shall provide a traffic stt ,dy to verify the fu of traffi for � 1"h pp p rues s widths. _ The p report shall also examine proposed �. sand t e proposed Streets and � he rQ o,,ed strei�t properties re ©Schol is Ferry Road. t providing additional access to the adjoining prop T.: .� Engineering Department prior to The study shall be reviewed and approved by the Eragrneering yep the 5ubmi , :si on of final .. mniodenent plans. STAFF CONTACT: Michael Anderson, Engineering Departrne' l icant shall obtair', a variance for the use of the 15 % street grades The app. ' � a ides for the length in excess of 25( fees as stipulated ate in Ordinance 94-03. Three (3) sets of . detailed . public improvement plans a. nd r. ofi le construction drawings w rn gs shall be submitted for prerni na ry review to the Engineering De artreit, 'Seven (7) Sets of approved drawings and one i1y itemized construction estimate, all p repared by a Professional Engineer, shall be submitted for nil re view and approval (NOTE: these plans are in addition to an y drawings required by the Building Division and should and include 5 he�s relevant to public improvements. STAFF CONTACT: John Hagrnan, Engineering Department, applicant shall provide an on -site water ` The a - provide Y _ �. � facility � Hier the Pp" r uali � as established ed u The .. , ... r No. 91-47. guidelines ed Sewerage :. ..,.. .y resolution and Order The facility ica � • s �a►` i..�ni ; Ai "age proposed facility shall be dedicated to the City of Tigard. ility shall be i e. conditional ac ,ance maintained by the developer for a three year acceptance ar period from the c and main of the public improvements. A written evaluation of the operation shall be submitted and approved prior to acceptance for maintenance by the City, STAFF CONTACT: Greg Berry, Engineering Department 4iv The applicant 4 that q cam n he appl shall demonstrate that the adequacy of drainage sac iti s +�oa�Vnst� 1 of the proposed development is sufficient to insure compliance a�.e wit USA � & 0 STAFF REPO, SUB 4 oo Arn 4 7 Section 6.02. STAFF CONTACT , iregBerry, Engineering Department. e applicant shall provide a 'hydralogy and hydrauli study to describe ;thee adequacy of the propoe s .system relating; to the ,requirements for both water .quality and +quaffpity. The storm drainage system sham pr+ via; 'for bpth summer and winter. storm conditions. , STAFF: CONTA i GtnYeg Berry; _Er in Bring Department .' A final, grading plan shall be submitted 'showing the existing aid proposed contours. The detail t . i drain ke of the lots that are t;:r' be Tape plan shall detaol tihe pr ©vrsron� for surface. "'pad' graded to insure that the drainage is directed to the street or a public facility approved by the 'Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with stile requirements of Chapter 70 of the Uniform Building Code, 5TAFF C0144TACT3 Michael Anderson? Englneeting Oeptarrnent. '►. The applicant shall provide a ,geotechnical report for the proposed gradinfs and slope construction. 'The recommendations of the report shall be incorporated into the final radon an. A final supervision to p shall g � p' I .. .., nal co nstruction su p p l ort : be filed with the Rualding, ke artm B it. STAFF CONTACT: Michael Anderson,, Engineering B ie p a rtment 10. An erosion control plan shall be provided as part of the, public improvement drawings. The plan shall conform to "+rosion Control Plans Technical Guidance Handbook, . o : � : ink Handbook, November 1989., STAFF CONTACT„ Michael Anderson, Engineer Department. TM applicant shall provide sanita ry s ever an- + � sto rn ra°n s - t u s to the adjacent jacent properties for future connection. STAFF CONTACT , CT Greg ireerrrg , C.3partment. shall provide a sew.:. r dy to .... the downstream ,2^ The applicant p � sewer stud' to eXarnrhe the effects to sewer system with the addition of the new development. STAFF CONTACT. Greg Berry; Engineering Department. The applicant shall make an appoints, lOnt for a pr -- ccogstrueti ®n meeting with the 0�r of Tigard Engineering Department after approval of the public improvement plans but ` )i The a licant, the applicant's en inner, an before starting work on the cited p!� �-p 8 contractor shall be required to attend this "meer;og prior to receiving the approved' plans and permits. ST.AEE CONTACT: Michael Anderson, Engineering Department 14. Construction the prop public impro issuance of Bifiidi _ of proposed nc�Cgl�nts and i, �,i in Permits shall not commence .. artment has moviewed and E7ep �erice until after the approved .he public improvements plans, a .strut opening permit or construction compliance agreements has been execut� a developer -engineer p' corn 1 �d, execution of agreement and payment of all permit fees. STiN`F CONTACT: John Hagman, Engineering Depar`rnent. 5. Street a:'d utility improvements within the sl• all inc$ude l e pa rtior s. of S- AMF REPORT $US 94 O o3IPDR 9 .006 •iL Hi E WOO S ` P ► Prior to the pla:13g recorded with Washington COuntii/lhe applicant shall provide a 100 percent performance bond. As an alternative thQ. applicant may have the plat recorded after the public improvements have 5een acxepted by the City of Tigard and has posted the appropriate Maintenance Bond 20. Prior to recordation of the final Os the applicant shaD comply with tile following recomrnendatic)ns: STAFF CONTACT: Mark Roberts, Planning Division. ....-.a.:, ..A . .... ... :. .,. . ..... . :'......•. • • ,.. . .....0tg• .:.re:.:.. e. • .. ... ..•..r, • ..e •.. m...., ... .... o.. . v,... . a. -. • . :..i.. .,„....... .. .. .,,.. .p.• . .....`e.• , .. 1.. . t t. . -...,• i. .:. .i.. ... ,.t;.....• . ... : . ...• ... . . s... ....... . h, . ...:..• . a.;:.V „ .• .. .,.. , • ... ..,.. .f.!... .. .:• ....:.........'.0•.... ....-•. .;• . . „... ... , 0.:....,,'. .,..• ,. ..•...„. •$.:.. . •. . .:,.•• . ..•', . ,.. 0....•.,'... 6: . ...'. .,. ..!.:. . . : : ..., '. . ..:...,..' . .... ....,. r .,.. ,........, : . .. .'. i:,,.•, ., . , • ..,•.4... : „ ., .: . , ... .,,...... .. ,....' .e .y .: . .. . 4. .•..: . :. ..!..: .. .'--.0. .'..::.. : ':• ... . :'.w.'.: . , .• ..: . .. g. , :... . • ' . . 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" '.,.,. . .........•..-:..:.•.,-.,',, ... r..„'',.',• : . .,.',..,... ..'. .. ''..'„.,.•.....i ...... • . ....••....., ... .. „....'........:'.t.-.„:..'.• ., ..,,• • ,•:•.,'.I . ,,• . . .. .H.-'. ..„:' 1 are to be removed in CenneOioki:wIth:Ite toniteotlio0:if-0041;0 itorgvemoott,:Treoteopv41 be the Planning Division prior '4: Otol of:i00:tr00,-0040 b. iate400400w4:Sottioh„l4.40040(E)10(111):Of,*•bev06000it.040 the. applicant i4i'016ido'0.st4t6006k-41foh"odorgi'tho,0040ti,toH0010...i c6t.thrOlth striCk,a0berence.Witit)e.sOta:a0060;jiit'e00000sootti:itj ret'pvroited must $0i*,te616ioty.e44ir0*ots"40.$0.0t04iit$6.Poi*$000to.00toi.ih4 residence tlo.00joily.ofw00:.gtoog.towo,O th0:spithett.fioi0g:0140100, c. 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' ..- .. - - .- . - - -..,.....----- ..,... • ..: . • •••:, • ,••••••:• ••• , .....• .• ,....,.....:•••,........„.. •....,, ...:.........„..,.......i.,.,......„:.,,.....r......y......‘..,.........,,•,.. — r r ' ' ' , ..- . ,, ---•-••••-•••••••,•.,..-.,........•,.,••.....- .......,......•••„•.•...„...„.„..7.,,....:._•...i:,...,,•,•,•,..,.: „.•;...,..,•.....;•,•:••••,..,. rn n • that the ar3 wan cons ru appropriate. e hc �► � estrian ,paths ;and? or 'bilteva IEY APPLICANT IS RE.C, UIRED TO' c J ,MfP .Y ‘A.'1,1-1,"r1 ' THE F( LL ►w110`I t��l'�DtTi I R TO ThE 'ISSI'JANCE OF bUILEyd PERMITS, A;'tree; removal., permit sha.1 be su ri,itted which specifies thosetees i :h are :to be removed in coruscation with ''the,;.prelaaratiu ut individual lots. This tree removal, shall be` applied for and approved by the Planning prior to removal of such trees 'on- site..STAFF CONTACT. Mark. Roberts, Planning b ision. A PLICANT. SHOULD BE RE ►t ,il��Et TO COMPLY` ITH 'hiE FOLLO�11�'Il DITION PRIOR TO THE, ISSUANCE F ,f UPANCY P #RMITS ;,, The a licant shall provide to the Director for review and approval a detailed street tree planting plan and landsape plan., Upon approval the appicant shall plant;trees, in accordance with the approved plan. STAFF CONTA ``: Mark Roberts, Planning division. ADDITION THE APPLICANT SHOULD BE AWARE Oiw T'HE FOLLOWING SECTIONS )F THE COMMUNITY DEVELOPMENT CODE, THIS IS NOT. AN EXCLUSIVE UST. • SECTION 18.160.170 Improvement Agreement • Before City approval is certified on the final plat, and before approvec construction plans are issued ►y the City the Subdivider shall. • EXecute and file an agreement wi th the Ci� y Era *, i *,eer s p ecify0ng,.t he . period within w!' ich all required improvements and repairs; shall be completed; and Include in the agreemet provisions r that if u� h work is not c„ Ie, ted. within the period specified, a the City may complete the work ar recover the full cost and expenses from the sub+ sivder. . ent shall st'ip :late improvement fees and deposits as, ma4i' : • The agreement required to be paid , o+d May also r provid the con ucti of the inn rov nients in,,, stages and for , the extension oil' time rider,♦ ,specific p conditions thr4rein Stateci in the contract. SECTION 18.160.18.0 Bond A. As required by Secti ,n 18.1 60.1; 70, the subdivider skill file with , agreement an assurance of performance suppOrte by =Tone of the fo l lowir 1. An ,1 revocable le eat of credit, ececu authorized to transact, busineSs if a e STAFF I it, P RT - SUB 94-OC 3 /PDR 04 -110 • e n a' b :a ;,fnajiicl iistititar et), to st, • 'p `v. It recording ' ith- the �i in drl pl'cant hill SC I 4rriNt a'haylar copy of the recdr i d tir' l plat ' it � a �� ' r r �• Il � i�� I !' ECTIO?N 18.162 080 Final Plat ation u l i ;'Re uirement T "'pat tion plat and data or parr �tive` ' hall del d min standards set forth by the Oregon Revised Statutes (ORS county, and by the City of Tigard. Street centerline rmone)tation ,s re ifollo ►in centerline imonu ents s1 all . l�. •, rl l r't Ott�;y r1 � �( �+ t�rl � Tr"`LiC 1 `+rte 0 intersection r STAFF REP 00 3/ ►;R 4- NT ACT: ` John`' Hagman 8.164 64;120 Utilities "nee i AO 'utility pikes including, butt not,li'mited h r'those: requir+ for electric, communication, lighting` and, c� le televi on services and : relat . „fir .', . .. r4K � '... facilities shall be ,placed underground, except for surface mounted transformers, surface courted cone ction: boxes and meter, cabinets which may be placed above ground, temporary utility y,service facilities during construction, ' high capacity electric` UL ies operating at 59,000, volts or above. 18;164.130 Cas h or Bond Required ,r All improvements Installed by the subdivider shall be guaranteed as to workmanship and Material r' for a period of one year following acce,g tance by the. City; ; ch guarante.e shall be secured, by cash deposit ' or bond in tide amount of the value of the improvements as set by the City Errgin €er� 3: Toe trash or bony Section 18.1601, 1 g:�l ±� It stailat ort: Prerequisite�i'errnit ee�� comply with the terms end conditions No land division . 'improvements, including sanitary sewers, stow, sewers, streets, sidewalks, curbs, l ghtirig or other requirements sha, . be undertaken except after the plans therefor have been approved b j tl-ft City, permit fee. paid and permit issued., ail i r 18:164.180 Notice to Ci uired e ork shall not be ur til.the pity has b e notifi 'd. in 'advance. DGartrvEL,L.@: t'O 1 _ sR: TRA *111•a E Ijai aOIi1oaroLLe POflkp,�.ADNINDAiWOTION weal it 1 In. riot Ai tabitilli �. 'fie 1 1L 1 r /114 4` �i�-r ��1�� raiir t-`` 1011(1W02114 NIP*. it"--'14 -t 11 1-4 "")W---‘ ca- 0 rrt VO' 141 au- -IL 7 a a, 0 0 0 0 0 0 0°0 U. Nil -.4. ice: i "Y OF T DEPT.. e plicant ah tc include ;Lot of the it' 1icl are Woods a ega .ly, attach Lot 05 principal parcel, fort subdivision as Hi ish 'E der son, Engineering Pa Ae a condition of approval of he obtain � pprova . fora Compre wens v ;�P�a�cant shall al in : o�d�� Amendment through the City r outnnc. Comprehensive Plan des ig ation: ' t , pr perties This 'ohall be completed prior .. of the prel :ltni ,a l �` CONTACT Planning viSiOn 1 a ,�J 1 gM(,6 ADUI 1 f + ,M XTY OF TIG RD GREGO PLANNING COMMISSION OM:: Mark Roborts, Assistant Planner a .TE: December 21, 1994 fir '4:1711.(Vr Continued Public Hearing For the {i l shire; Wood s'ubaiv1.sion /sun 94- 0003/PDR 94 0004,/ Z0N 94-0010/sLR 9�� 0006/VAR 94:0012. is pro f ect was previously reviewed by the Planning Commission at tYie. Novemb r 21, 1994 Public Hearing. The ?tanning GoinmisSion closed the Public Hearing pot'tion of the review and requested that the ` applicant provide a traffic study and that additional analysis lie conducted cc ncerning solar access issues and pedestrian pathway : .. �, p , to this review the Pubs. <i.c ` Hearing g was alignment issues To c:om le ra.n continued to, January .� ,: 199, ed . ~ majority .• , i 6 the applicant r' belated to Pedestrian � � t� E, h�� p pathway alignment ss�u� proposed t� designate � o;rtic►n � of. the stxbd.i �ision �� 11 aces located a on the hwestern or�.t Of �'.�a � `�,, aTapro��.mate t�J be dedicated to the C t as an open sp ace area rat : � p p hey than as a . Tract to be retained for future deve lo?ment as iaretiously prop osed. This tract adjoins the Bonne , , and Lots 4- 38 of the proposed subdivision to v�.11e powe.� �'a�ett►��k_t to the west are p p east. , g Tract of a japproximately 4.4 . s located The remaining area, � a�.re►� � o ed immediately south of wa�W Fern street is still p`��p«�oseda.n to he � is eticouragedybecause this adds certainty to f Lure planning of this retained b. the applicant for future development. this steeply sloping tract ' as are: by designating the majority of this p �� as Open L:aace . The applicant also proposes to redesignate a portion of T;►raa :t G, the storm water quality and quantity treatment tract, This tract is located within an area along the south side of SW Fern Street to the east of the proposed subdivision The apx�lscant now proposes j N _ es of the y. be held for f lea as Tract �: 2 99 acr to designate a ma majority of this area .. ,.. res to � f ... .. .28 acres �'ract G, is still ropose� uo�re�.o menu . The retaining , _ be designated a total 3:2'� +Ic � tore ., � ..... ea� water quality _ a nd quantity t2tt detention ac xl t � a8ec the Site re Uirctie is of this yp a of faclty . as a xp eteT t hat this Will allow more efficient use of this tract as encouraged throuh the Proposed Planned De telo nert overlay zoning district, The packet provided to the P,ta�\hing Gomtiisaibn inludes the 3 f f raf is or4 i.nal st, p ', : vises prei; niinary pl Et �,vd�r; a a: e u re ort , a t ...` Map and letters received by the Planning 'Division from n.` ighboring /_ s perty Owners s .nce the ;nitial. Public T ea -1 t.z.aing ,tile November 21st gearing, the app .ican4 -. raise ' cori eats due h expected difficuiti :s in complyiflg with 4 ths'' solar access equirements of Conditi on of Approval 20 (b) . w:E�s€l o11 i;t, zonal °. a .yeis° of the site's topography it is recommended that Con , t on, fi, Approval. 20(b) be revised to state thc: following; . All 'iota south re ,T7,1 Street to h do not zompiy with the basic stuYid and be e empt from, solar, accessibility "requikemezta .due to the topography Of this area. Lots . north of SW ?ern Street 'wh i.ch, 4o not comply with the basic standard shall comply With the performance option based on the appro $,$mate 5% s{ .e >pe of this area The applicant may also request; an exemption based on the location of existing trees which would be preserved used on additional review of the applicant's submittal an the topography of the site, alignment of pedestrian trails ;primarily wit i one „evi1le Power Easement appears to be the most feasible as E rQ osed by the applicant on the previous Pu 1, .c g b.Lt Map For this reason with is rec w ne aded that mess p Hearing H�cha ` Condition of Approval 20 (c) be repiacec . with the f.011owing: c The applicant shall design: and construct pedestrian pathways within the proposed alignments to the satisfaction of the ,Planning Director. in addition to the previous Conditions of Approvc;t) , it ia alOO conditions prov., ded previously ` recommended Commission wthin� the November still provided to the r list memorandum be required. q_ . These conditions are as follows shall revise .. 't1�e preliminary y... art�,tii�n plat � o The applicant � .9 . a to include Lot 17 of the Hi 'Ishire snubd ,vision as `a part �- The a ,., li:ant shall of the H�6 l�ac� �TWood � applicat�.o�.. pP legally attach :rot 25 of Handi Acres to the . revised . del co . us parcel for', riric� e� Pat del o form a single contiguous su� dvi,s aon �� W.00ds CONTACT: STAFF �ar.e i gel Anderson, Er .g eery S ke p artmert 20. d. As a condition of approval ' � ~oval of the rel�ma�na plat the applicant shall obtain approval: for a ottpr hensivt22 Plan Amendment through th.. Planning � C mission and, City � �n �am�m Council in order to apply the Cite s Comprehensive Plan designation to the, subject properties This shall be th h ” nar�r plat Completed rior to recur of the prc��.ma: p dta.on o STAFte CONTACT: Ray Valone, P1ar.r�in;� Division: i W of the traffic .study' acid revised. pr :.. ary.. Upon v�.e � rela�min � 3 U "can re subdivision sin y , �.sio�A. erna�n ion plat the following findings ave been mae cone street and utility des .: g propr'Ssed to serve the sub4iv ` r 8a86' d' on these findings the + Engineering Depart tent xecotinends th following r evi8ed Conditions of Approval 0 0 r ._ .'T. �H.. a •. r7.',. _ rn..t �:i �t l�.rn�, � � vyi,wa�..+ i 1 EPOR,T • , ;. wr 1 +r I � e„ e \ e � �appl�.c:�,cxlt ' has Sm�.tt�d ; �� tra��, repo tWo ds ADT Comparat ,Ve 2 naiirsie rn' tioc, � �c ` As ocJ;:iate,ls, rrc:��,�.at�.�i�`a as prepared b '�3��;��.SOfi �" • v r s �. �� yJf. '• • +� -y. a {� '� y{ �p j. ..{ ate+ ' rr, $3ecember 1, o 1.9114 i ,,The repp t i.ncl r''�es art +e+ra6wi' ' ,44e x _ ✓' 1 » + and! the, R^ A9�(y. Irr i.a�i W 'h:' w�iiG e, 'r t.�a�',�ic from,' the �ro�ec,t � � dev'e l opme nt'., and diagrams . �. t rat iflg "' t ;�e , s imat i distribution of the traffic, within ` ,he' exist n q avid propos rid Street system, The diagrams labeled r,,gtwe 2' r,41iuw° 42 % of '.he estimated �' exiting throat h tie .the` propoee�r� Street rr�d' tra�ic, t�;;��.ng -ad] o.rs1.nc 1; stlehi 11 l o . ,.1 subd vis� rOn 1 via SW W dSor &g C rt. With ,T` 'err,, Street o� er to SW Scholls 'Perry • '' 4 �S��h .d '�°orar�ec►ta.ort. � � cT affici�i. u. I�i�ad� pie estii�at�d t; SW W.ridaong court drips to s7�•" Le estimated traffic that will use the extension .on of SW* F'ezn,. S hells Fr;L Read is 42 . t�'�'l.t over �� Ala S As indicated in our 'eport o�k Moir :�Iber ",' �rw�� d t.�at Engineering T3spart�te�nt �,c• very +coxicerned. with the propo soil , ,.. that w>, _ e r either ,�. e"'n Street cr street ,ua Q�.t ta��.dt c�Zx'e�ts �.�'e.��.c; to ex' SW �' SW �iT ndso . ' court which are ',tot designee for t ", a amotirtt of pro•h ect d t raf f ic . As ind:.Gated in the , Stittelson reps ,"t ;' SW Petri Street is very narrow and cann+bt acce'iumodate s bst nt ia! . i �,irease4' in traffic wi. -hout widening. The ° dog1 \g cles s�:g � r. ; ; e o existing Windsong C ourt is deAigned for elrery 10 traffic volumes. a provided by the abode �t;entionc� d ,traffic Based, on review of ..ah�.. data pro � report:, revi.sieti s to the recommended condit oils apps, a wal as follow P ''vise conditio �a of app o a 1, as ) ann n!;; Commission, to v It o 2 -A: '.the ,t pp:iidant has submitted a ',traf f ie report t at in ,ik te& 1 i1a.t t e ro. ected volume fear street r� is' reasye� th' t� 5f�'v .. .�. �d s ''Flt widt l f r SZre,r t rA1i r ' �� •�c�et wide w�h�.n � �' •� wa o � per ecUon 1e : ti64.O opttt�rit Code. l e 2-i. The applicant should provide for the e t °,n earl , Street off-site of the subdivisioi bo14rCtdart ` o inriec ,' to $W, soholl,.0 B r :1 Road, pvior to th6 r dor6au..:t„ th ate; .. ��. o� e f'i�° subdivie won plat, in ar ^ardatide With the foj iowyi.ng- a rthA final. design f' r the et `e0t Shall be aj ro'v`ed.;by'bo , the City of Tigarrl azd washi igto x corm y: AdeLate right-of-Way shall.. h a ed' .c •ted. try the ,bli >>' �.� form aceleptable to the City kilgiriSO. t. I'! rc+ rI A HI •• • iti•04 • „ . , • „ A- , • 1, . •`'• I - - 5 :.*Fuary 14 , 1995 ` OREI Alpha Engineering, ing, Inc Attention: Mark Vane Plaza West, Suite 230 600 SW Oak Street rtland, OR 97223 Woods divisslon Tracts B, and D %��. �, �; share woodsy dub ar Marky r va it i y request to redesignate Tracts K his letter �:� �,� response to y�o�i l i s in or to total number �►, C and ID as `eve ore.. .W to increase the of total ].O��l�t�sg development 10 of building sites which are to !. a created to to men i ��;e re'�lcaxxss �'.>s.>r�aa1� ®rder� ,coven � 101 leaf subdivision subjec to conditions of approval. � �e�e t hee additional lots had n eatignated as storm water det~mtaor end treatment aeilities. • You had asked that the City approve raodi,tic :tions to the ssuoh �. �tena subdivision that would revise the storm water treatme nt :I y that Ow extension of a Sanitary water th .. _ system in the extension of SW Fern Street Street and storm drainage sir hen retained r ct 'to be and trated � a.tha.n. ..a� � a lager detention locates • along SW Old Scholis Ferry Road. ,� likely serve not only this You �.r�d�.cs�4ec� teat this tra..�� would y .. vii..'. i r.. subdivision but also future subdivisions to be develop Y. fan, the required street adjoining areas. You also felt that due to the this ,. Scholis Ferry Roads that this ' area ' de Connection to SW Old .�t s .. ,� � �� nd of storm water detention facility would be a 'wore of Licient math and treatment in terms f • Ongoing maa ntenanfle respons bilit 9est ,v• ih i s revision nay _ ... n r- e viewr d with t he Eng ee ra g re ar tm ent the Maintenance SGi 'Division who recommend appr `a thit cto subject review of precise plan details The Vity Rtt ®r. ney has previously recommended :hat the City' ' not provide - maintenance services for area s outside the City therefore, the deveicpsa would be expected to enter into a maintenance agreement . Please contact Michael A_ ,derton, the City's ,Development • Review' Engineer conce.rriifig this agrreement . cted that this wodificatio�n would d s .gnif daaa t3��' alter • It asp not exile ; .;; p, P v ,outs indin e made concerning the rec u fired utal>�.tie6 an�r nec sssa o ., Tract ..0 the re provide wi lleneed :yo1 be further , i , � ; w ,.,...., t pedestrian ath�aa:� and ��,a�,a�a�.e�iain�.•` easeme rein, a 3n order 15 foo t sti voted to acoeS0 the a t. e saasem_n This ., _ a �,� �in�ng � ,� be ed designed and co .•_. 13125 SW Nail ' Nejordi Ok 9 S (6113 639 -417 WI) (503:1 644- r a• { r, ut jarY 25, 1995 p a, ngi i %erin -4,.' Inc . attention: ' Mark Dane e Plaza West',- Suite 230 900: SW, Oak Street Portland, OR 97223 ..nal Order for the }iil..shire' Woods Subdivisi oh at' Mark; E. .s letter is din response to our recast for Clarification. Th �' c+ cernin. ' the Final Order for the Hillenire Woods Subdivision. p .. , Final varians to street grade ) a4 h � ec�.f�.ca�.l� you ;��. asked whether the � . xis approved within the �.� .,nal :arde� �, #11 and a ' requirement e fir t .. hie You also were concerned the intent of Condition o f Approval 11 ..: � for a xnten street cormeet ion in the Lot 37 area wi thip .the conmient portion of trhe Engineering Department , findings concerning • . s treetS '�trae Final Order contained findings for approval Of the street: grade iSSion reconi en thin �arian ' Planning with '�, deuel�►�me� approval c�� , :.. -. The �.v�tn r � plication along 1,with tie related p pp ti Due to the nature of the variance no IJ nature conditionally ��p � � �n�y�p 4v r � �:y d. 4dY�w w Due Specific conditions of t ppro al were required to addrekis ole modify thin request. Condition of App rova._. . l 011 required that utilities be o_ V id d to o adjoining properties. This condition re�iteS of Utilities to the future stre et connection at SW MiSt rive, SW Ben Street, the tce?t stub between Lots /5 7S p Stre+lt and D court. The extension of it l�t�e � _ � St h� Fern street along tha frontage of fax hot 90 0 Will also be re ixed. Th�sconO� it" � ri d idt t intend 4o require that 1 lities be extended to tracts to be • dedicated for open ,space purposes e to r dog not re.r S® feted with ett�nnx� The Final Order cta.4n .in the of area due to the to :vographic difficulties a st?: » ' due to . i . i .; w. ,r needs street 3:� this area However, _oaf o A:n' tiil�`�.nteTlanc� the access to 'Tract, F, S 34 and l. to e -�signcd M_ F, i;�a between maintenance Vehicles acceths to Tract ��.�_ �-id improved to allow The 15 foot i dth shown on the revised plat is of sufficient width for this purpose Please feel f ree to Contact me contact we coxicergliinut '' t i5,,: infor a.t ion,, Sincerely, Mark Roberts Assistant PIabner, A Cyr:' 3125 S HHdl rE� : ,,'�� •� L ING COMMI ss o: ROM:" Mark Roberts, Assistant a. M 2-C In aT.dessJ.ng c ie Site for oonstructiLon of the s+t , division co constr ii- � vehicle sha�.�.. aaot tile to � � � � i�pt�a�ernnt�, construct a�s�n ve streets Without approval six the City ng 4neeri iti site auud SW 135t e siry Pert Street 15etvaeer� ' t.t'..e I , SO ' indsong Couz north C�� . �� the Site January y , 9 . v e ; o tiOfl of pproVa ";i for' tZ, a con tin�ue;,z Heariie for the I./ilia e Woods SUB 94W0003 /PDT 94- 001N,94- O004� O4s /V�94- t I Xn ��«�t l. re. �si tp ►?na �e re�r�»a�.a�a�e ern. re ,d ; bDy e ot e a ogsi to conc h�rit�a ; aeprp ti'�r4h' o the e d er 21st ��t oraraduW t t,lae ', arming Commission. Condition rear �z'e e08' rat o� an o�` roaddagay connection between, the 'propos d oohs Pe r Road. ec cond tior 2� would e , ibit to ae'tr ct c n. v`eh tle 'ac ess for Conetruction ' through Street t an d /or ,��n1 Win dsong :.Court, ' except Vein she 2 -' 3 the final subdivision shad not be .recur e;d u':ti1 the City aa.e received roads, connect ` as ur en si:?n axe gr id hetW en the pxa 80bo3,:le perry It(5ac1 The •final deign for the street shall be approved by both the, City En +'ineer and Wash`i ton County. Adequatif right_o -water shall be dedicated • to the p lio' in "� 'a acceptable to t. ::.. W .. the . „City �atg`3:I"�ee7' a `�ile' a�s�.�.�°a ��e , on . r i b� 3.ri t� iti for rti of .$01.1d, cor�s�r�uot� Y f r 9_ , developer ort atioii of a. acei��: mace o� n.c� key. a Sri ,mot. �.und�: .' Y i 3. a im tovremerlt district r,� °� funding by • a aver xtnrent ��:ge: ; i n o i for eori0truct�.0: tvtbi ie �.. Atj • rte_ u 1. �pha En gineering , Inc ;�p.�r• W Oak Street Suite 230r and., OR 97223 �t �;ztion d Brad Crement •` preliminary Design S bmittal s Vtl c ands ©. o��xz� : 3, 1,995, �c a use d►i the � , . � . r,'� meet,��ra� �f �'�%�� . ►�� er�� r�a� far' � the 'et' }� s r� y� oya vertical cal ,curve des �7��b.ii�t�ndi 1� 'V ®�wdt� V e�td• •.•,�a .. �j,�, 11 ry i° j, I 'i� " "Alb Streot is acceptable. e "erS��ti��r� of xd Street ew e r, � �n reviewing this matter with the Planning Depa dtM:nt , �t appears: that the preliminary design submitted with the deletion of Street "C" constitutes a ,na.jor change to the approved preliminary plat, and the final d sign should include both Street s'C" and` ttD" previously shown on the plat. t ' a-as at Any sut,,ger . t or. that .the eaten pion of the off° itOs street t Scholls retry Road be shown as a "Vt intersesction• . This 410i.gn u attire could be accomplished by off -s ae.ttingl 'the, roposed..road tVt midway betvoen Streets "C" 6,1& obitil ahOwn n i he atta .wd d up sketch and Ystill comply with' the City: ., ; . short' sta�ndla�d addit , "A" should use a . mare ..... , �.'ZOl"e.�a',11.' �e��.�ii� for $t� ,het .� t9� �t� tr ��,osl the hog el reversing " Street i should .. _ �. to im� -gate �,hc� yeversi� curve end �tr�et � �anag�n .� curve i ; to Street "A" at a perpendicular point at centerline, l a as sLown on the sketch. I onfer wicri the City Engineer Upon his return from Will 11ee�. to t":� Please su�?r�"ait your � . .. � . vacation next Tuesday, your preferred design so' that We can provide you wits: a timely response early next wee Thank o�. for submitting this information prior to y'�"��_ - ��qrtes� ,..... .. � v n,� • t�;�<k'�� ,s1 t��:yy 'got .. . t�enCe it r�s�al �. ,� detai e perm�,t � anct for: yrour . pa plat as approved by the Planning Com missiO 1. Si :icerelyd M chael J. erson Development eview Engineer I `►�.phc MW1.m ja w . . a Mandy. '�ioaley, •City Engineer i ck ra'+ S BFI. I QS 8W Hail Blvd,, Tigard, OR 97223 (503) '6:39- 4171 .D C50 ?) 'o84 -277 • 4 r ° • [Page Too Large for OCR Processing] F4 S of .at „4 • ROPOS °.1 ',CA NO 94-0003 P it EtLLBHI t1 WOODO PPLICANT :. Sierra Pacific is be relopment P.O..f Box 1 7s4 Lake Oswego, rah ' 97035 ; b Mark Dane / ,Ripk a i nginee iisal, w t9600 SW Oak s . ;,,; Suite .'230 Pott .Raid, OA 97223 p7asCRiPTIo! prat ABLE • OWNER : 61erea Pao .f�u:Gi a Lm e- Oswego,'i 97 Darien f,. arie � 44 .`w..i e , l4285 SSW ,Peel. T.gari, OR .97223 rtiOr A re4ttest: for the fo .levang land rise: revie +l appeova ..:. 1) Prelimi iary s bdl. ,rie on 134. ai procbga1 t i* d `idle 'i e parcels which total app rdinatet:y 70.02 aoreo, in t& 117 lots ranging bettgeen 6, 060. ;:arid 20, 000 square feet in die 21. Planned dev 6lppstient approval effiaie nt econot .c tape' the ;`land , iah pree►et;;sres natturol,,feat ares to the eXtent possible by litaing varyinj 1c t zites . 3) senditire lands ep�rOlrai dte �o , a 'p; of greater than 28 .perce1it ©n po; tiorna of the Site. 4,`. one Change app oval to revie'e'° Gh pax`oele ecialt&rq zoning trot WaS ington' Cont tay tt-( tb '' C ty of Tig'at' ",;'' ]' 1 REVIEW Ck I'''?IA: Ccnimiini1y Developent Lode Chrptere 16.32, 16 .52,. 1a 8o, 18.84, 1e . 8B ,o6- , J.'B : CQ2, ° 18 ,106,, ;18- >,108, 16.1:5r A 18.160 and ,106164 LoCAT .o : WCTi 2S !. 04 tax lot 606i W ..L1' 251 , o4T d tak ibte 1400 a:nd 9000 $CTC4+x 26:. 04418D tax 10t 1700 and l”. iot ' P Hillshire Eatatee 2. Sb+tth of sW Scho1lle Perry Rd. , e *at bf 1 ne Baiinevill power Adima a etarat . azn eaeemei t, north of SW Pull itottitt0..in aiad ' st of SW' '26 ME: R- 7, PO ( iticei1e f.� nily rcgidenti41, ,p1 tt ± ed dev ;1 0pme .t overlay.) Zne pti`xrp g of the R,7 ubhing diattiot.iti to establish ibitee fr mediiim density re idelztial deve�.oprn� t The primary tee dential .464 ie i .gisg .e f roily adtached 'and attachi5 4 xeeid�ssdt$.al d ellfri ;� WEST REPRESENTATIVE: List avai lab, ,e 'mOor regi .est . Cii,LCF. ALL WHICH APPLY: STAB DECXSXON CO PLANNxNO COMAxSSxON NEARINOS OFFICER CITY COUI'.d aL ATTAC"NTS NAARAM'IVE srui PLAN • 10,'i ^E Oip LATE T11 : 7 30 STAFF rONTACT : Mark ' Roberta - C 3 9: z 7 • .' 4, g, t iNDsc. » N'i PLA ,A„.RCBITEICTURAli Pt . X ♦ GRADING PI �j apt Tir OF TIGARD ONIEGOIM y 1 niumusgumemiuut--- /PO /41-Advicktge et; I1Y OF liIGAR D, 13125 SW Hall, PO Box 23397 Nardi , Oregon' 9722 (503) 639 -4171 9:. q61-- 60 cD0 PID iq � FOR ST -H' USE ONLY CASE NO._ ;""' ,a... OTHER CASE NO' s t WasAtme RECEIPT NO. -�.. APPLICATION ACCEPTE r by ` . i ta DATE: ERER.AL,INFORM4TION A plication eler tints submitted: PRP *T1' AppitESS /LOCAT1ou Q E l °�G0 r,, 115 Application fit® (1) t � E) dwner'sa _signature/written TAX Mtn", AND TAX LOT ISO. l.4,. ,. `i:0.. .. k_500* !ham authorizatii �. °_ . �, • . �, 'L' ;�� Y'�� .�;� e, O Title G t-(1) Sla aIalE �._._ o i. f ..� � � ,�:..�. s snap � �.) P tOPERTY' OWN R. /TYE D HOLD2R* _ __ . to,..","°°(E) Pteliminary Plat r., Checklist) ;ASS 1,2 R9 Vt. PHONE .(F) Applicant's statement CITY ., ^ ..,,,.,. ZIP __21111112.____,. (pre-app oheck1i.st) A.PPLIC ,N' *.. 5F''1,'''► (G) List: of .. rop .�!►'��'► ��l � erty owners and ADDRESS . c, . tt ,. PHONE 0.44......7.5175 addreeseas within 250 feet (1) & ZIP' ..=2,j110`,247 _ � ' (H? Film g i5 line $5 'CITY ,_l .� . ............e n fee 4 P *Whed the &Oder and the applicant are different per lot) 1t 161 '70 PP .: itant must be the purchaser of reeled 't-------* °° Jo � m .. o a ieaaee in p�:oP�e, the a posgessi.on With '�aritte� auth+tizati�n DATE DET I D.,,T g �dE . , G� BE COMP, E . ' i a nt Os the ow aer with write en c CJ au[thoritationr oT anotrner(e) must sign this application In the apace Provided on e � �1N IE�ZSIQD.. EADLI� eulOm3t a written sutnOtimtiOn with tnisapp1f.ati3ne _tee. Zio (pre -aPP f� °7° i 2 OHS. PPOSAL SUAMAIt.'Y CO1+�P PLC ZO liE IESINA� r e / %/ -he _ The owners Of record oft '. i .ct ro ett � u�r.e P p j file �,� 417..r-7 ,,.: :;, i q st guise on to divide 'a 7p . 7 �A ICJ Totai Atha) ... pateel ii► #O 1 : .eta b6tueen Ptelimine 1st �A, ` PA t n� ®%er ofo�ta) a1 rY pP' .. . -ov `.�'""'°` 0 sud squiare feet la eiie Final Approval Dates f , y Plauni,ig 1 • 0520P/13P Engineerh ea df:ng Date acid Numbev: diet ny variance, Planned u,Gro1op eni u tive Lands, of eAther, ; actiOnok tO be considered as Palt Pal Of ,this "airy y.,,�, leat9.�.�nr . '�� '.. $;;cam l iG�!A\ ApUcnnta To have a + omPlOte appltene' qn; y©u mill ' geed to described /�{ :n the attached infornat; on sheet . .the tima application • ri., • P�LICANT($) S TIFY e, Bove re, uest dos not violate deed rostrict ,ons that m attached to or imposed u2Qn the sub het •o ° e i 'he' -application is , granted ,t ,r. applicant 4,11.3;1. exercise there. `rlghte granted in - aceordaince with t1 teruie 4�,nd suh je :t to all .thy; coedit .ons and 1imitationa . of theta approval. o ' the ai) vit scat agents and th statements statementa n the plot bl t.taclhr a ►, s . ` ao;d exhi true transm�.,ctedl i�ere�a�.th� ;are ; and tie applicarz'ta so acknowledge on th�s app1 eatior. *ay be ,revoked' if it is ' ound that any auol„ tatements are The applicant has read; the entiyte conteu�:a of the . app1 oa xon the iotidies ztrtd' criteria,' , and nderotanda the requirements "for or dei ring the °applicaticri o bA`LD this husband and rife of the stb�c property Title Department 1515 SW Fifth Avenue Portland, Oregon 97201 Phone (503) 220- 0015; Fax (503) 273.9325 PUBLIC .. ACORD REPORT FOR SUBDIVISION IS .REPORT IS FOR 'THL 1 XCLUSIVE USE OF: JTIC Main 1515 SW Fifth Aven't'e, :suite 840 Portland, OR 97201 anentiona shone No. 220 -8374 Page "iireParech May 23, 1994 OgO e314 CONDITIONS, STIPULATIONS Aikiti DEFINITIONS (I) Deinit:�o�ns: (a) 'Customer►" The person o;r •persons 1°�amed or, shows °i on this coer' sheet: P s ..ecxfi of Oxhg�an Title: (c � Iand��xvThealand desc�.~a,Le�r.e lant date #' " " ; ` _' p call) a'r referer±,�^e; in this puhl .c record report and improveme zts a freed thereto which by is i const3trite real property. (d) "Liens and. encu ,.. ances : me hde taxes , mortgar- s deeds of trust contracts, assignments, rights •of 4 v, easements, covenants and. • of c r restrict. ons on title d ?' "Pt blic recd d Those' r +?w r 4ohich key the larks of the state of P , lating tc said ;land) e Oregon lm art cozistr��ctive rio4�w'e �c of mtters e r; (Ix) Liability of Oregon Title: (a) T, I... TMENT TO 1SS 1E TITLE INS:. T� IS NOT 1 GO�'tc�I .. UY�.AN�E 1� JD I�C3�S P�O� CONS ^ "ITUTE i POTJICY pF TI`T'LE INSUR1 CE: (b) The liability of Oregbr, Tiitle for errors or omisai' sin this p� blic record rep crrt is limited to tl. `unt cif the fee paid b- the custom er , �pravxded � hov�ever, thatmOregon 2'ir le has xo l �abi� sty �,n the event of rao cc Costs • of any action, is afforded to), ivc� costs o d�fer�a�aE; or roset,ttior p (d) In.. any .event, for loss or damage 'b reason of the fol:10 n►�rlg • St .Pinar ion w d, `befinitione;' contl.nue. • axes or assessment6 which are nOt ahawh:'' as existin yl the records'` of any taxing ; iUtho ty, that levies' taxes. - or assessments on "real ;property or by, publ! C records. any facts, r�,g�`�ts, interests or claims which are .not :shown by ,the public regards but Which could be a certained b ! (an` inspection 0f the lard or by malting ; nquiry of perrons ' .n 'possession thereof': . Easements,, liens or Teo :q;iirsbrar`,ces; or d'laims ,thereofd which are , not shown by , the public .recordb Discrepancies, encroar;htnents, shortage in ,area, canf licts in boundary lines or.an "le other Eacts which a su ey'would.dieclorfa..', (iy Unpatented mining claims ;'(ii) reservatiQX45 or exceptions in ; t`ents or ' in Acts authorizing the issuance thereof. (iii) t; ater right's or claims or 'title to water, • Ax�y right, title, interest, estate or easement in land beyond the linos of the area specifically .described or referrer' to .411 this re port, or in abutting streets, roads', avenues, alleys, �anas, ways or waterways: An law,, ordinance or goernmental regulation (indluding but not limited to building and `Zoning laws, ordinances or regulations) restricting, regulating, proh thiting or :rrelating to (i) the yt p cy M ] anc7; Cii the character, o�n.�:u an , use or en' a -rtiex►t of the �. r,iutensions or location of any improvement now or hereafter erected on the land, (iii) a separation: in ownership or a Change in the., . any p the land is dimensions or area of the la,�r,! or ar arcel; of which t or was a part or (iv) environmental' protection, or the effect of any v i, ordinances or governmental violation o f these laws, or . regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or enctttbrance resulting from a violation or, alleged violation affecting the -land has been rep _ e public records at tine effective date er, agove in nta_ p lice power nut excluded Any governmental c ded by (II) C C above, except to the extent that notice of the exercise thereof or a alleged r bee:;. �� om• a violation or violaticn affecting Cthee land has fccrdc d in the nolic�. of Public hereof. i p �.3.c 1,�: cords at the effective date Defects, liens, encumbrances, adverse claims or other matters created, suffered assumed, agreed to or actually known by the. customer. (lie) Report 8ntire Contract: Any rights or actions or rights of action that the customer may have or may bring against Oregon s sing out of the subject matter of this ma brie d ainst Qre nntnetlxov��i ©na Of th�.p report. No provision or report must be based on p condition of this report can be Waived or chars," :tid except by a writing signed by an authorized office Oregon Title. By acceptrtg, this �.ort! re a customer s acknowled es and agrees that the customer has been � re c r�, the g afforded the opportunity to purchase a title + :�cy butt has ;�.. � � ,;��. • :�reuortca d�a,,�ce is the r of cm of public report i limitation of liability form " elected to utilize this of ublic recor, p p Oregon 'title as het forth herein. The fee charged for thiS Report does not include supplemental reports, up* atee or other e.dditional services of Gregor Title, is .k �'.�' w , i •�` . 7. �,�'r , tv 11 f0324W .a, s c "e ate :00 P .1M on " ~� o 194., �oSea 1 at !e , an referred .,4,0 in this public, reCOrr t o Washington , State of Oregox , anc ont :need) ',.t a effective date and aocording to thS tie ` to the land appa'eent ly 'treated pub tid recox'C s r ''ttie f nt Axed as of the ei`fective date and according' to the public reoord, t e lark is subject to the frl.lowirag liens and " encuMbrannces t . !hioh , ere 'nt t nedessari1'Y shown in the order of priority. . Taxes fear the year Original amount Tax Amount Unpai6 Balance Code N Key No, Map No (Affects Parcdel 1) 2. Taxes for the year Criginai Amount Tax amount unpaid Ba1arice Cade No Key No. Map No. (Affects Parcel 1I1) (C,rtt inUed) 1993 -94 $230.609.72 $23,609.72 $230609.72 plus 023.78 8479020. 2514 -00 interest,' if an X993 -94 $2,030.89 $2,030,139 $2430.89 430.8$ plus interest, if any,, 051.84 R481357 • 14BCry k¢r9 x00 itiO s' Cants: :es : r the ':year 1993 -' gi nal Amount )0#04404:': 'aid Balance e. b.' `ferct;s Parcel. IV) 051'.,84 -481213 2514BD r;< Taxes for the Year 1992'93 npaid, Balance : $946.32 plus interest, i1; an • Taxes for the Year 1991 -92 p c Balance : $966.06 plus 4'r The subject property lies within the boundaries of the Ohifie d Overage .Agency and is subject to the levies and assessments hereof. NOTE: No search has been made or will be made for Water, sewer, storm drainage or street lighting charges unless the assessing district: Claims its charges as liens. and such . liens Are . appropriately docketed on the district's lien docket on or ; before the . date of closing, Al l such undoc) eted charges are regarded as utility bills hy` Oregon Title, and such charges are 1 OT adjusted in escrow. Buyers are ad Wised to check with the appropriate authority and obtain a final reading. . The ri g hts of the Public, � g cv�rrmenta l bodies, and public utilities, ties, in and to that potion of the herein described property , lying within the limits of roads and highwas. • An easement created or disclosed bY instruMent inC udiz g the and prOvieions Dated Recorded xn favor of Por Affects (Continued) thereof March 2, 1962 April 12, 1962 in Book 461 Page 7, United States of America banger tree removal The West 40 feet o '`'Parcel l ri.sion /Vartition Report C se Wo. bf0324w Section Eicoepta,c ns, Continual oasnme,ht created or disclosed 'day inS r�!�r en • grid 'provisions 4hereo lsa �d April :18, ,.1963 Trust Deed Dated Aecorde+ Grantor(s) e terms' A4ril 2 4, 1963 :;ir4 Book 485 Page 326, POr't land General Slectric Company etz Oteg0 ' corportAt ioh Utility pu pose The West 125 f oet of ,Parcel I including the terms an4 provisions thereof, march 11, 1991 March 12, 1991 as Recorder's Fee No. 91011771 Se iyu International. Corporation, an Oregon Corporation 'Ti cior Title Insurance Company Claronce A. Mohr and bonne, L, Mohr,- or the Uw tivor of either of them $52,500.00 Trust Deed, i.ncl bated Recorded Grantor (s ) Trustee uding the terms and provisions thereof/ a ene 15, 1992 June 18, 1992 as Reoorde r' a Fee Nc . 92041185 Seiyu International Corp., an Oregon corporation Fidelity National Title Company of Oregon, an Oregon Corporation Steven W. Klebe and Lorna V% S .epser, husband and wire, as ron'xrtiunity property, as to an undivided 15/359t% ..nterest; Kenneth Marina ., as to an undivided 50/350ths interest; iist Trust Corp, TTEE fbo Evelyn Burch, Account No. 11560643, as to an undivided 2O /35Oths interest; Janet O'Neal, as to an undivided 25 /35Oths interest; Johan Mostam and, as to an undivided 35 /35Oths interest; First Trust Corp. TTEE fbo Vivian Hangaris, Account No. 0556160, as to an undivided 35/350ths interest First Trust Corp, TFEE' fbo Mary Shurtz, AL Count to G556159,= as to an Undivided 35 /35Oths interest, Jean M. Westcott, as to ari Undivided 40 /35Oths interest; ?EMSCO Pension Ser~siees, , Inc., F8O Ernie ',,a'vorini; PENSCO Account No t OO`i, as to ari undivided '35/350ths interest; Olga 8arsanti :a as to an undivided 30/3E 0ths interest and Coelho Family True t, Alfred FL. 'Coelho, Co- Trustee, as to an undivided 30 /35Oths interest. *350,000.00 c Not disoloSed I and IIl) ' Seneficiary mount Loan Number (Affects ParCGe1s AMMEMINESEMSNMEMWIRPRWIlmilswimummero 324w iC? ted' obrdect 4 ntor(e ,Truatee :c,ia;xy m0'0x11 >,c an Number - . ff ects Parcels including the erms and provisiOne there?f9`. Pecernber 16, 1992 December 29) 1092 as Recoz'der'd 'e' o' 92.093344 �wt,'rrwc Iry ei ' ust, Do ed, `Tatted 0-ecvrdee mentor (s) uate Eene ,iciary point Loan Number (Affects Parcels I, .S. Sank WashifgtOrr, a litho ,a , Association U.S. Bancol',`p Mortga ge Company .$1‘400,00(), OA 3- 30816799 , IV and' additional ,property) including; the ' tarms and Provisions thereof", December 24, ' 1992 a er 29 1992 s r.eco. ter' w, � M rM w• � wrt<N'y r yyw.y�w -w+rW' rr �!r" �71d1' , w♦. Te 4.i T �+ t, w<..r ,.a.n��N»n .., :r? Wr i +vrw.� -v' :. Igelb,iirwSi corpor �l n Fidelity rational Title C" mpany of 4xegton a'n p r U nTcor oratidal Cor � r an pre on c or o re o Q �e�.yu _nt~erriat�.on g � J � �'� �atl('�.a $10.4l2,114,,9 • Not :disclosed 1 1, IV and additional prope7r ty) interest under said trust deed Wee eeeigned by January 6, . 1954 as Recorder's -pee Noe > 94G0l413 The Mortgage g Exchange Tito., an Oregon corporat i�ar .lb. Substitution of tru r "ee by instrument, . February 8, 1994 as .ecorder'0 Vee No. � successor Trustee Mortgage Exchange Fa n. ancidl' Services i2. bee Security Bement, i�ncl,udit'�g A.he terms ; and Y d a� Trust and �eci� Agreement, ;r. . provi$ i 6n0 thereo , Dated Recorded Grantor (c) corporation Trustee 1enefioiary Amount Loan Number (Affects Palecel I May 3, 194' June 2, 1993 as Reoorder' S Pee loo. 93041100 Oregon Title Irs .ranee Uompar y pital Consultants X., Agent $1,245,000.00 Not disclosed PartitiMn Rs 3t ',t y, ;r Section-- end provisions of Subozdinati n Agreement by and between Sei �rat+ernationa1 Corp. Bier a, Pacific Development Iric :;,' D !Capital noul ants , Xnci, : , rDatred ecorded r�ey- , 3 1995 Jute 2, 1993 as 'Recorder's Fee .Nb, 9304510 naliC rc statement, ind3,cating , a 'security agreement.. Corded June 2,`° 1993 as order' ,e Pee H, e'b i r ('g i) Sierra Peceic Development, ;'Inc.; $ecuiced party ° : Capital ` °Consuls nt= o ; Inc. (A feats Parcel r and additional Property) Berme and, provisions of Subordi.natic n Agreement by and bete , Seiyu ;nt ernational Corp . , U S . i ancorp Mortgage Co. AAA Sierra ,P oif .c ►eve 1opment ,n'c N , ':14ted May 3, 1 .53 14eoOrded dune 2, 1993 Trust Deed, `Dated ', tecorrled '',grantor(s) Trustee gel of iciary Recorder s ' Pee No. 93042106 including the terms and provisions thereof', June 8, 1993 June 1..� "..•., ,(4,dorder` s Fee No. ; 93046306` anStiger .ca Yi:tle Inst.tt ice Denef iciai Oregon Ind., di b/a Beneficial Mortgag.0: Co . $36r %'00.00 blot d &, closed. Trist, beed, including the terms and provisions thereof, Dated No rember 3, 1953 Redord:d ee Mo ♦ 9,='092630 p � , wr�i y• etra t d f 1c beitil6PM rartcr (s) Trustee Oregon Title /nsurand Cotpari r e ry L.S. r Henriksen, Constriietion Ind. �enef3.c'�a i � �Iehrs�! Amount $150, 000.00 (Affects Parcels 1, -.. III, IV and additional property) Right, title and interest [� Rai �. aC 1 o1Pert Logging Ixlc y , an corporation, a� d o entitled Timber Deed Recorded JanuarY 10, 1996 as iecorde 's Pee 'No. 940 (Affects Parcel I) z /1' d Sierra Pacific Development Ater: ,Jeff Nelson .OTC -Lake Oswego Sr ,etc h Attn: dreg flray w u�Yal1 'a ;F7 .. Ali >. °. 1, = � •f the l orthw]est quarter' Of t e $outhwes't arcer' ec on 4 Swath, Range 1 Icee'At , of the Willamette r ,d'z n ' .n' the Count. a h Oat= .and State' of Oregon. PTX1G l'HEREFROt h;a't portion within tEie .Soon iti� e Power .str'atior it .ght of Way ae 'disclosed dlr Condemnation 'May 27, 1935 in Book 19g,` Page 2 .)4 1 axid 14, according :to the dUty filed PIa�t' of 'HANDY ACRE$, 41ed Or '2,` 95, ' Plat Book 10, Page 31, ':'records of 4o County o itan ton and state ok' Oregon, 18, according to the duly filed plat of . BAND ,C �S �' :filed , Octc aer 20, ila Plat Book 10, Page; 31, RP,t3ord8 ' of the cr ,nty. of Waahingtorl and .a,tate of Oregon according to the duly filed plat of HAND' ACi 2w, filed October 194S, in Plat nook 10, Page aahington and e 31.,. ��corc�s o� the 'fount Of W Mate of ote/ n. Deeds recorded March 3, 1958 ini eOOk 402, Page S42; Ike r P 41 rded Decetribor ' 9, 92 as kecord►r J ,x959 , in Book 424,, page.... z ''doe No. 92093845. i: ittifd ' As ;7 : ;. 1 71,7 ,r 2 : , l'..' " • ''' ' ' Oregon '''7 6 Title .'. 004 , , „, ,it,elt *etch ,., i'*4,,,,,: 401:01Y''.:111i':,t11:ii!..4,l'i:t!'t!:111,11'1(4,,11t110gtgliefiii(4111'i',,,,'.,,,,:;,,, for fiiirlint 00.stiP!s KU '.131.1)1 11. ',, t orls'astettatiloa.by0ettle! survey ', \:' ' ',: '': .,-."', ,r:' '',' •H' ',,,.:,',.:::,,,,::,,,,„, ,,, , Sekl Mit 1” 413D . ' • \ • , 4,4 rr”,`,•'?' 't,. «"' -yf ry ��,.. K � `..t't,'.� tr .err r K y;e ae.'. •'r�"1" S s.K; ryy . . h Map Pro'' ed A Courtesy Of Ovego/A Title Insurance Company This sketch mode soiely for ` ate purpose +. f assist5ng in kc ^.oting sold premises, and tie cowpony alss ones ne 114ibitt#y for vacations,;, it Elny, dim nsions mini to °,atiOnS nscc.."totned by aUu n _ survey. w + e e f x� isth g in lli ttng said- pre fill is �s'��S�i� �s ��r °�,t�te9�. for. � pa�rp�s axpan aasstaan ;.o, no 1iiPb i for vn neat' 1' �bn ►, ;taa.dt csasio:�s� on� ...1seerinitnetit b ' tCtn t uat 4 tie Se *WWII d yy gkbY9Pir4s!begttier diACyr favblr6d arrsvr/ ±Y %: NT T 7111,5 Map: Provided As A Courtesy Of Oregon Title Insurgtnce Coltnpn This sketch sole y for the purpose of assisting hi locating said premises j Cb is made . � �c�, and the cowpony assumes .n for 'variations, at any, hi dhmbnsrbns and is "uations iiseertsaincd_by ached survey, 131;304.'. mwiF N9Vf . • This p sketch Is >natle gok ey, for the a r osc of assistingIra 11 it ag' sai ;remises, ligs* company Uss�� no b or 'iarintlonso if onyi dfispo,sionstarti � l�sar s aascertlalnt4 by actual survey. 1, Mon O shL LOCATION fizif TAX : !LP des TEA LOT '11'0 as .► EEIE SI' PLAN DESIGNATION: l'' Ql d akea 3GdNrile i)ESIGUATION2 �t�,p. �'�- �'.��..r . '` a . �� 5wjai',., cr/'t CXTIZEN INVOLVIN,AT IMAM # 051— I' 41•Nt PHO DISxcT DIMENSIONAL, QUXR I a Minimum lot ague: __:5`664) eq., ft.., Minimum lot width: ft L SetbacLa fronn �, ft. 'aide ft . garage ft. CO 1ei', , . ft. Maximum site coverage: ..,. Minimum landacayed or natural vegetation area: itaxiann building heights "' ... ft. O XTIONAL TOT DINENSIONAL S Straw= lot frontages rear._..+. f$:., fry wtreat. 5 fent lead lot im great t3 ►ugh the for land partition prowls. LOVA c a m aa part of a partition on a lat baae �. of 15 feet o lvoliteuge et' 15 foot t de aaamer e -eta ..,, .a t depth o width rat �2 _ 5 : ° ' I ,i 0� ' 'St '. _ . n ft. i . t lute o Matablished g ....,:d44_,........... ft. 111:01a�.,,,� Later. intenaity scopes, ° i' a VII.Ag lot: 10 foot it-n, yard d id .foot separation bet:teen *alldititga. few, lot line Loteit . ltaeaa .up to 528 .nqatave teat ..in the szcli be riensitte4 �1A dittibtAtuat ettback.lrOst rear lot Linea. $ 4PailiEfoiso :w' p tt ), 1000 , °' ft. oat parOsla of at i.eacit 2.S *ores, itt size - Sea a 33meb]e ®b#loka for ptOviery strub'tugest dIN • [1l 'NG ',HEIGHT , Pi VISXON3 Max i[m um e - i• ht 'of 30 feet in R -1, R'-2, R--3.5 em R-4.5 *Ones axial= het. h o eet iati� R= z © .> atea. height of 4 n R2 5 _"r" iNaaXi ruin Weight of 60 feet in the R -40 scone )g74131bOt 80ILDIMO HEIGHT PRon roNS ' *Okinawa height of 1.4/2 stories o-e- 28 feet, whichew a lees moat sons; 2-1/2 stories, ' r 3 e` -ttrit , a or R-40)pnee provided that the etaal`!dardu ((of Code Section 18 98.030 are 11727;•''' it R�Wa^ Z�AT"3t9N .- � ommun y lout Code Chapter 18. specifies that tie Net ntiel Unite allotted on >p particulaw Bite may be calculated by dividing the net area a f the de,,1opable, land by the lanimula, miser ecluare feat required per dwelling unit as cracified .by the aaPp icala"t.e zoning designation. Net development area is eStOtasted by subtracting the following land area (B) 'frost the grove site area: 1. All sensitive lands areas including - Land within the 100 year floodplain Slop©e exceeding 25% Drainagewaya 2. Land dedic ted for park 'purses 3. Public rig at•.of -way ded,icetion 4. All Land to be provided for ' Pr i: ►ta streets (includes secaBewals through packing areae j i�,1?S ENTI. DENSITY TRANSFER The City of Tigard allows a Residential Deng ty fanafrt�r of np to 2 i!'�" _ t r �--, the unite that a�vuitpi a,►.hessaii�e have been dcsv+ello on se�ru�.�,.•tiva landt wreath .iaate d in (1) above which &say be applied to the deve %gable pottita of the sit; (Code Section ..892.O30) RES t ®t,l�e .pee mait�i i.it, y,_of the awl f aht for a r+ a deati*1 development a lvalcat,i9.on�{ to provide a detailed calculation for both the ;4trmit�t�i id_ a1 density and the requeated density trcansfer. Reglirdi#300 of the allowed houeinag • d e! city , in a •t.®aiitAg d titer ct, prrpea ty within 100 feet of a desiovAted established ateat shall- not Lie developed at a density greater than 125 at 3 m Comprehensive Plan designation (not , g) Of 80t4AR ACCE.18 REQUIRIMIITS tsubdividotiti. aand • �'b: it3one ere eubj at 'tit) Ittlitr a e� • {. 1 . .. .. a . ..t .. .. ntem TUee+B r�;�i:aa astate t a � a>dE ��c �'.�' created *apt be orirente l fo& . solar *oca.si bilL4 ,rte L w . ■ .oar u.r �� ',...�+ �mra.sk +�' �r�'�i�7inTTeTiiT I. .31.. _ �4 i.. iYe • 1:1• M a tsr.C'_ eaast-woet .1 11 _t.. 411 The total, os tita • eaceaa atiOn 'Of a ntte , fram t,"ae rol er n r+r ni t alai > ' approve for the f01 : teaeoens Rant, meet err fterb x N/60e6 Ot per than► 204, af`f =eL to ohatiti,d0dtded (4 t111cti„;ie6, tegetttk a; "ar,1 04ea �. Cn a ate shade s eStden ('fie+ etation) Para -2 • • kin r, ei + .fit . cLfic ta►ta s o utld es ees te.. or a j wterd ` alt." a " olle ing item �ba l to eluded, ude d in. the analysis: ` noriph-s.03uth lot dinVtil0 a h. andfront lot l e orientation Of efoh. proposed; 1.ot; Protcksted solar b tldinr �'� li es and. rt4;ev' t bulildin restric lone, if applicable For the purpose of identifying trees related emptiott re quests, a map showing existing trees which are, at lust 30 feet tall and over 4 cin,hes d „aeeter at, a poir;& 4, `feet: above grade shall be submitted. This imp shall indluAlling f4heisr ';height, di es, and. species, and a statement deelariugr that ``they are to retained; and restrictions . y. Co pies of a].�. private xels►1�i� the design characteristics of a deaelope L 'polar - oriented lot :.are high levels Of wintertime sun striking the south waits amid roofs of the route, house orientation m aximizing a± ► window art;, y ,a south- eloping roof Y .i. ollo jirngx�` a�e�:�,. To achieve this, One ail; �►t �� ta..� b. Protected &clay. BuL1di.ng Line: The ola ' b ldin line must ii , oriented to within' 30 degrees of a 'tae eat - a i : b) provide a minimum distance : of ,70 feet. from the middle of the lot to the south ty line, and c) amide.' a mini am 'distance of 46 feet .:. from 'aorthenusost. buildable -iboubdarr of the sebieot lot to the north property he Performance eptiOnis th, l"A sire ' faroo (lotions utilixed. The tirst q 'aion rliquirijs the 30 ®e Of f an eatitkitikiit anti -gid e at leatt 8 % of the floor's; month %mil prASittattlti faces the Second ion roosted that at least tie gift* and F,i0 eat of the face south and be protected ftoes 'ire. ! , arm P.1....11 t©» fix. 3 A0401,' tetut;asisigiattAbi .,.:_i [f4 r W.�.ei1. ' ]�i' ��.�.lM i�r.. + I IIY1.YV711O+VMN� ott w9 capp d par ga paa ± Ned and dimes i o a 2'•of dLaabied' per,on ., airking stall diman ion ,, axe (NTh) . a 'anndout zce , 'ayra? of a i+�li. '. paiai fed i'opriate sign shah be : poi* '- Bid y dl® a., a, �ce are re . q CQd . cem er ciei aid indUatria 1 op�enta. 8icyc le :rasps a fi; .1 be located ian a teas prat" a ed ' atojsobile traatfi O and f. a col vein ,` • L, atone. Bicycle parki!ag• apace& eh i,,l be provided ob the baeto f 1piste pace for every vehicular park /:n± aaaadev a 444,401i44,t, COQ Al]� pmazki.n area0 and, driveways 'Atfo f paved f t a a nitsber of aooeenea: ilium accetta dth: 41.44t,$4,4446 areas :'Shall : provide ap ri d . person Parking apace.. The The. ,amine $ a to be provided, aft well is t• aa; dated by the Americans' with 'Dieabil>ltiea .. le ,upon request. A hand'lie f p p 0,,hr on the 1. apace of tees and i n` Fedeata L " e a. e, provided between build cx entratnoea a�n� c n area and p b:Uc eidewalkq. and atreett. a�rea� � ou �dc� +1Y .an'a: a c h .. o f One t. ' t or every coven pa c� epa�ee p l*tec and around all .. OtOlett to ir, it. M eg. etat.iv� caaio p�y . Oct. C��soa ped pea are hal iuclwdg 006041 deaiq featutee effectively ®creel t Parking lm area® i ft da ®;iek4j. These does gn ir'eaturea may include the u®' of landscaped bed r decorative wa110 and r&:Lsed planter ®. For +ie' ai. d iipfotaatio a 'deiOn reitirteldatie for parking areas a v ealieis,, sae toefortiopTent � tda chapt/ra UAW, AW, ' 18. 106 aid .I.OS. •IiiIiier■imassiaitormsanc4raftweramwmatiniiiiritiOii•miiiimi .. ..... ..,... Yew rei�. • =AR VISION RHEA Tim City requires that clear vision areas be malntiined ei tih4 feet* in height at roadidrikAsway, s to rl , as tele ■lions. i sine . ®f the **wired 371 tar vision the abutti :.. street's uue eta. 1.101101111111MMIIIMINININWEIMMMINNIMMU t -,wanommc, BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially bett.aen different land uses, the City,* requires landscaped buffer areas . along certain site perimeters. Regux red buffer 4areaas are described by the Code in terms of width. Suffer arose must be occupies, by a eixtere of deciduous duouse and evergreen' tie and shrubs and must also achieve a balance between 7ertical and horizontal•, plantings. Site obscuring screens or fences may also be required: these are often advisable even if not required by the Code. The required buffer areas i ay l bbe occupied by l+ getation, fences, 'utilities, and walkways AdditionalAdditional information information on required pauF;fer areaG smaterf ale. and Sizes may be found in Code Chapter 18100. The r. aired buffer widths which are applicable to your proposal areas Al l3 ft. along north boundary .' ._ ft .along east boundary ft. along south boundary N_lb ft a along wort bonndary In addition, sight obscuring screening is required along STREET TREES 14LIrlM■IIIMirA111MINI/I.1' trees ar a rd�� v nff ®� ® abl ic private street aE driVewa (s wk�ase Mr e an 20 feet.' or i t length. Street trees asw be placed either within the pU tic' right -of -way; private car on g � ! r Within slat €set of the ri.gleA,- 0Z,wag boundr Street trees mat 10.0-/e a hilaimum caliper of ,at i ea►Jt ttiC inner when Measured ffdur. feet aborVia grade., Street trees should lye spied 20 to 40 feet Apart depending on . the branching Width off the tree at aurity. Further infforeati on o>n. regulation a Ueeti tiq . t*weettreea tiny be .obd ,li aed from the Planning bivisicass3. SIGNS Sign permits mat be e City of Tigard.. $ °eu rest. Mditional .pearaetted if the Align application. .• .testa Vel . filed for reiew before the obtained prior t+`t inirtallation of any sign in the SMOG for Sign t llka" handout Le available upon su area or height +sand code standatde May be a in 'r -418 pazt oZ a 'devedapms ;t review a Sig*: . ale Exception L *pp1toation way ,be Ingo Off r. •�� SE iSi21..4M L1410S Code CtUrIONNe 1834 Pealdditt x1atdooa Li ar.11.aRryde mach are �.ari � tab�'le for �t d,a .at�+eaa� iar the 1 anti ®+e -mar •Fdpislilan = , nat1u? t d,ra a - , Hallo Vie, onstapes in ae of .2S i or ton titintable OtamtWL ,.$taffi iii].].- attespt to terabit-darkly AdentS • 4. i aensitimit Amend® tread a the a,f ti n Con ,: baeed on available . a �La>tarie axceae: a ci be �y 6o d.lb • :wLl� ��t ® _ IO M r I i A 11 _Olanss eu Mali ted w 1Q a coml. Page 5 Chaptt c 18.84 also provides regulations zor the uce, xotecaoe, or d ue�o��:�.e modification of sensitive .ands areas. , ci 'S .� in®. 3c and o r.►, s areas is mixed 100-Year the city for l ...paw � o F� as f l la! n areas t floodri3.aY In cases, dedication of 1� � most a !condition of the approval of a development r.,pli cation. Appitiegukr. CONCERNS OR cONMENT8 tt aka-7e- deo Wte 411614)' GOP.Ti lLO /�F.:.r Ceou 7kg_ � aim . �'Crit�r��lu e'' r �A el, & �---- �•- -� -��^ ,t1 � teA I fa__."11411$ el.i d rchee - i •" ,[.✓k ,1216 ; � � ✓. r SrakA0 cat V.161444 026 PT 46 OR- 42> e1a, pROCEDQPEE reip ° _ _ _ _,A& tinietrative staff rem _.ew. �" Use Hearings Cf f roes: . �,�,,.�.�•�„ Public hearing before the Land Public hearing n. jokinli c hearing before the Planning Commission +wig.' the Commission g a recommendation on the proposal to the City Council. An additional public hearing shall be held by the 3C.tty Council. Iat s. p s•♦ APPLICATION All applid Boris P80C8SS accepted by a Planning Di vleion staff member uber at the Cod :Amity Development t Depar ment counter at City Hair.. FLALeagym o,� ter icmi�i.er�e itted . _bv _ _a�i.k . or �� = Divfeioi atcoe+ anoe Tat ,.be r sraed. ,Applicationd Submitttid for processing with the t Attpi catiane following rrseek' ® mpplicatis�ne. will be batoa� � �� cod gted after after 4s 3iy P.M. on 'Thureda `e 3:bog S .M on Fride a or 4:30 on ,other daIg. Mee eultsiin tl and ith an ap licati,on eb L sew r��nn � j Ghee . 0_ne 5. t j►c, du ' i, or. at . o atit n - witia. unfold-, as s. shall i. be •olded IN ADVANCE to 8.5 qe.,, R,j'p mf n weed iect . e 12Akd_ .' oa�14.�i•11111r bea �� , ��det. W�.;ll�. �a�C,: �� ' , lam'® a limy The ialanning Division � one �l1dIDt%E�r stn al�an $.® >�ieW of the app 10 d�aye of the co e .ttal. Staff Will notify • an • l�,oact if • additional h information at itviktittonsa coFion of. the SUbititted material re are needed • The :4 xietsatty d ° e®isil� � -�lau� � • �al�y meat capps �e n a lly th 45 s• �+ ] t. o r 360 do ii� i� i•aa 4:,an ! aap t n iae ohti :ac 5 • dacted inn� itt(ictioaatat additional tine tv ,, Written . c f . the .f,. aicP +� u1t aon r • �. . . staff are , .tanuc d seven (f) daa e picioje to th a .pub].i�C' 10 olio anal period follottsr ,. iail , l :nd a decieioae. 14,44, a ppeai oti this Matter would be heard he __ -. _. /�i ,/ 1,,�,/ , f Pee' p Lf> Poi/4;w' {� a V 4.e. t-- a .6 t ;;y e ' • . ✓' 51 A.,t _ Aimee p�� U ▪ � a 4 / ate' '.•4 ell, Li (ev4 e Lt e«e Ca6.14. eiC - , C ' 14P PS fe 4,d4 ` o I do_ dot i.1 s • •,9 ri• t®t!hor 'pier -44p pi .nation pon!!renCe ' ie r in d if ',410 ,441440$4.:, is io o !tne d or khan alai month after ttti Apra application conf r tna 1 4 1�i® + 440 t�econc !rinf ronde �d d1. 'u ei :e® +tide - Pl.ann3 *1.61,00.,- PREPARED ,8 /AWNING DI ISION PRONE: 639 -4171 'U t:r 'uptalp, rAciLITXEE *Ire ,piarpoise of the Area-application conference Le to: (1). Identify ',.applicable comprehensive Plan Policies and ordinance provisions, 2 To provide city staff an oppertunity to comment on epfttifiC coni er-nse/ and (3) To review the Land ®se Application review proceed with the applicant and to identify who the final decision making, authority Shall be for the application. 'The extent of neceasary public improvements and dedications whiff shall be required of the applicant will be recommended nded by City ntof) and aub je ' to approval by the appropriate autheorilty. The will be ne final, re comamendl Lion to the de Oioi on see g authority on behalf of the City eetaff until all concerned comidenting augentiea, City staff and the public have had followi as �e>ntsaa�re a review' eonea�ilictlzi� nppliQatic�». °.L't�e�' , g opportunity . projection' • p isaap cva nt »related requirements Y nt that gay be required de a condition Of development nt approvael' fo ouproposed teed project. g ic t�of -�av deiicatfoa The City Of Tigard required that, land be 1) abutting g timway tee doa�icated to the public; 1 to ira�a�ee� a�t~tttia>� lia ri �it,e� -ss, the ultimat•. functional street classification right-OM/Sy o width aa cape ifie& by the Community Development Code; or 2) for the creation of new streets. X.pproval. Of a development application for this Otte will revive right-of- Way dedication for: wow sinter, z: .'�� 1: atl�s�' feet from cenitarli ANC east'" 'lee�`�" `� "" to feet from centerline streett....ie sat; feet from centerline. .:. e4wweitcreown. isAtarroffsr 1. street imprOvedents U111 be necesaarj along `t » street improvements will be neceeoary along centerline* rovv ntses shall include feet of petement frees plus the i attallatilen of CUrb and gutteete* storm istateret , underground piwoment of utility mated (a fee mak be Cole eed if ermined appropr�, aate . b7t`' the >ri Dtspaet), a fiv+e-fl�ot teiide� sidewalk lk said � . e,iks asey be requited tkO be wig os si»~terfal Or major collector sir %d, +t ,1 in, the Central tkb i idaedei aistriot) o s edeseitity , street eti le sere letets f and a —t-ten year eta ti Wit* ffilo. xia some ce3s3 ., , s�� a�►te� or sus &ssry • public . , .. , improvements ivay be irnhs axe ceirrreutit o�.� tt�e s�i � . . � .. , ...,, .y asfox°re� In such ease a�1 �►d$Eti3ra�, of t 8 e sue' s�dom traasa, h require*, the bt �� `s). ,�, e � ,�"sa>ei'm" ag ems ens P�o�� to reatonstrate acugaiineit the teettatiOa of a 1oota iteproVadent distr ict Ideated, to improves -1. i Page a a 4 0 44.,111, Fa destrianwa db lkpra eirommiee..... magma. t�� line which 3e located in �'"��" �,e a(n) .., ern sanit sewer line to this .:.�, c'!�v�id �r� s ree �. ®ibilit` to connected to �t sanitary ®e�wer. It is �e ., � n must co e d the serer along the seed The re.�+ Eed development lL� eve1O attt Mite °'u 1" . ,. ,�1,4 00 POOP Provides Public M !eater District (Phones Water , ovi pub a< pater service .n the *Oster of this site. The District Mhould be contacted for information regarding uateer supply for your P,=oposed develoPment. Fire NSP ctl,�►,na Tualatin Valley .Fire. and Rescue District (contastcts � D � protection Sena rchil1 (W X5533 provides fir& rotection services within the City of Ti aadrd.. , The District should be contacted for information ation regardding. the adequacy of circulation ,systems, the s ;ged fog: fire hydrants, or other questions ' related to fire protection. Other Agency Permits: Storm seWer it?nprovena+e3 IORHWATER QUALITY FEES Tht�Uce Unified l e Agency has estaaeblished„ and the City has agreed to enforce, No. 90®43 ZUrface Water Management Regulation which dies ration of the cc�.t&� ®Oa� applicant may be quality offered an olii��t to City, l� X � ty pay a fee in lieu of the construction of such a facility. The resolution' r equires the construction of a 'water quality facility and/or the payment of a fee. The fee shall be based Upon the amount of isperylosesSrfsoei for eveoy 2, 640 square-feet, or lion thereof, the fee ;hall be $205.00. The City of Tigard shall determine if a fee may be paid or a facility shall be conetsructed. .. TRAFFIC IMPACT FEES Iai.1996, Washington county adopted o i ,try -wide Traffic liar ordi nc • ' The Traffic Impact Foa program colle ct ' fees from new dewe]i .. „ o :. based on the deielcpawmtfc projected lip= the Citye tranoportation aaayest . ` The appUtant shall be required t o pay a fee. based AtImml the umber of Ulf* uhUb..arelprojeobmtim result fr the imposed • The c t .of t ' ': is based on tlt to PeaPoaed � of e �the lands Slnt Of tbs Proiette end � it q ece3 u e keeled fee c e heft l t� limited . c+aae ` paw; of the sliev may be allowed to be deferred. u the isvu of an o cu y w nu+Ll.3, l� aco3„� -.._ �lfea'�al of l"� � .., pency ' 3as permissible .ol t TM great' than $5b �,.O0o ►� Page 9 e' that �-+ a :grad plen' a rl 911v bwit a ty� ab f r ,plan for a Ch t i the Ql awns l r�r s al? the tour . corn v�atione at the core ►i ' t ''bit- --- cxux ` APPLS D re+ct gr 4 Decision to Planning Comm t,SsiOa • costs P - I&Lwing' fission /aearings Of to ,ouneil. LAST= = PE fflTS a e a w • o r •. • 0 • . • u. w '' •. ItEKEIbisroE PLAN P ,..e anjk:u/ or both Na1TIG USE &VIC �yXNG Conditional l Use view 0 7 • 0 • FL.VX�BLE S�ET3A I� 4�STANDARDS flIS L RC OV ulA Y X i • • • w e • e .0 ROM OCCUPATION a, et I' •9w" ZNTERPRETATION OF COt84Ut ``DEVELOP • VT CODS CouraunitY Development DeParbrmIt LAND PARTITION RR s, .dentia1 and Ncm-residential • w . e $235.00 $315.00 0 . transcript $125.00 •f' . $475.00..,. • $365.00 • • $ 80.00 • $ 80.00 1601.4 LINE fl1►7US11 uns e • . . PLANNED DEVELOIMMENT PROCESSING conceptual and detailed Plan review SENSITIVE LANDS Flood plain . . . e a • . • . e . . • Wetlands /Steep slopes /Dra ,fagem • SIGN CODE EXCEPTIONS tl . . . . • - S ION PERML6iC. 0-24 sq. ft. 24 -100 sq. ft. . . 100 + sq. ft. L n. F . . . • • ° • • o Temporary signs e s s . e • • . • 0 . SITE DEVELOPMENT P'M'E REVIEW Under. $10,000 • • • • . d • - $ 10,0.00 - $ 99..99 . e..c . • . . $ 100,000 - $499,999 . ._ • $1 500,000.- 99 . 000 or mere . . . • . . . . . • 0 _ • . $ 10.0 0 i i a + M a+ �'. .. • • • $ 55.00 SAD • 00 " T' '' • • • $235.00 $50.00 • e Y 6 •. it $500.00 • • s IDIV'ISIO'Zi PRELIMINARY Lf.M cy��a r a su.sce i.aaae+e iE needed.. - TEMPORARY USE "-- Nirectore DecisioU • e w . n L • N Special a xeaapti® +iNoa- Profa►.t ... TREE E R! 2flV L PERMIT • o ° • w s . • .r .e w e r Stveets and pAdalic acx' w e VARIANCE A, q. w. jnistr'at LAC/ Ne e a .� s .n .s � ry�1y� (y�sj� Code • e T/.y.. . o ai w a s o s • w • j/� ■ Leos :Otto). ILO titbit O . . O 10 aCteS Ott 6i e • O a • o *MWtiOWE ttietiyq t o t s uu 10 ai s e a e w ' . e °".. 10 . acre s or indite e e' a w . 74 Ae�.NM IOta e' .•i "W O .I'^'1. O' ;D ^. a I� • w 4 $520.00 $235.00 .. $230.00 11 . . $ 10.00 $ 25.00 $ 35.00 $ 10.00 each sites $ 00.00 . $155.00 • G. n • $31.�5�. /00 w w $415.00 w . $S20.00 + $1 per $10.000 •.. '�... $4151.00 w • • • .i .: a • • $105.00 $ 550.00 $ -0- • $300.00 dePosit •. actual. ors merged ..$80.00 $230.00 $520.00 $625.90 $520.00 • �.: o $625..00 JOINT APPLICATION Y ... .. . . .. I �. • w e e • Y v . • 3.00% of highest p , y':. •.. fee pIus lot of all �addlition ••i p ing fees related to,. the ptOpotal. b IKes .ks1 p• /• , •i Wei l 0 • a rt . a ■ti Date. CITY OF TXXAQ�' COMMUNITY DEVELOPMENT AEPARTMEI APPLICATION CHEddILISa` re i,tolms on the checkli ,t below are required for the successful: completion Of ur' application ' ubmission requirements. This checklist identifies what ,;ts clared to be submitted with your annlicatiorn: This sheet tfLiST be brought sun amitteci with all other materials at'. the time .' you stibmit ' your i`,ibati.an See your application for further explanation of the4e atoms or 11 ',P xanning at 639 -4171. BO,SIC MATERIALS A) App' ication foruu O. copY) 6) i=w8 , `,'` s signature /writtec authorization• C) Title transfer instrument 0). Assessor's map E); Plot or . site plan F) Applicant's statement eS - - - - 01) Filing fee ($, _) SPECIFIC MATERIALS ITEMS TO 6C. ter A) . Site InformatiOn sho rag (No. of o apiea .,): C ; 1) Vicinity trap ( a 2) Site size & dimensions 1 3 3) Contour- lines (2 ft at 0-40% or 5 ft foe gr ►des) /Pt) f, 1 4) Drainage patterns, c osrse1, ad 000ds t 5) Locations of natural hazard areas including: a) Floodplain areas 1 3 f) slopes in eucei. ^s of 25 . 1 '3 c) Unstable ground [ ) d) Armes With high seasonal water table 1 3 Aromas with severe s ®llbsann potentia]. [ 3 f) Areas having severely weak f fundation l [ 1 6) Location of resource arum as sha m . en the prehensl�e Map inventi incl.; ding a) Wildlife habitats 1 b) iietlands . E. 3 7) Other sit features: ,. , a) Rock: o, tcroppinr s . b) 'Trees with 61 + caliper measured :4 feet. e rots ro`Ui d ..el .' 8 Location cF esistingj steecthi s their digs 0) *Locatlte acid :type ° ebbs 'on iknd= off *1te .hois saurres . l0) botattodt of a ti.eting utilities aid stets , 11) Lo`tatle 0 o of, ettistina dedicated rl t f--e ays 1 6) Site, Aevcl�, t.. P1an'.athszw ' (III; of c�0.eS;R' 1) ., The proposed *:site ,etnd sitrip is lln 2) Contour line. intervualS F .wens ions and naffs o. al l ed streets &• other` lilac way 3 � The locate ®r,, :, pu , a) �xist3,ng l; platted and eaaO,pts on the ' ate and on adjoining paopert'i.es ( 3 C1 APPLICATION CHECkLIST Paj ji 1 • 3 • . 4 0. CO t roposed streets or;. `other : public s easel�en �,� on the site. �C ) c) Alternative routes a of dead end or proposed, streets that require futUUre :eXtens'ion; C 3 4 +.' and dimension of. a An he �.oratn T � a) Entrances and exits on the site . 3 b) Parking and cirnlation areas c) Loading and services areas C �' d) pedestrian end .bicycle circulation t . e) Outdoor common areas, C ] r a f) Above gr uriA utilities The location, dinerssiorts & setback •die( !tees.,. of all a) Existing permanent structures, improvements, utilities 4,kod easements which are l4)ca�ted on the site and on adjacent prtlperty within 25. feet of the site b) Proposed structures, iw roaemmen s. . utilities and easements On the site C 3 6) storm drainage facilities and analysis of downstream :conditions ( J 7) Sanitary sewer facilities '4) The location of areas to be landscaped ' C 3 9) The location and type of outdoor lighting considering crime prevention teChnigkies 3 10) The location of mailboxes C 1 i) The locaticin of all structur s and their orientation 13 12) Existing or proposed sewer reimbursement agreements C ] Grad ire J►1an (4o. of copies ,) The site development steal l .include a gr r d iUng plan at to s and shall the same scale as the -r,.�. analysis drsr� r e contain the foll��.n! information: I) The. locatxc n and extent to which grading will take place indicating general contour lines,, slope, ratios and ` soil stabilization proposals, and time f vea+ it Ss proposed to be done, supported by ° t - ,..» registered engineer ppo A sta'��e�raoent from a rrste 4 data factual sobstantiati g a) Subsurface exploration on and geotechnical engineering . report,,, b) The vali dity of , sa ni i .stnfer and storm t c) drainage service proposals sals That all problems. will be alit' t�. igated and how they will bye mitigated .. 0) Or iir�ais !1ta. t'f copies ;.�:._..): ®) �rcteitect�ra.n �..� . z nt' lan , ...�Y s'#�A�l 1.nsRait�e e The site �eve�= R pip" Floor plans 3�rrdiOtie 'sue %owe of all . ' i' - . p po . .on-- site^ and structures rn � sod for Use ) Typical :e1 .falevatioi, .drawingLO ; of each + ; eture. ). Latnd a re (Sol o c p8� ••S_ tl r''I.; ,it:'• i y w . , h �F , ''g.' P • scape pla slrnl :lee a!leo ... at the .The 'land � � - .. 'stale off.. site analysis plan o � a lairge scale if catenary and shalt indicate: 1) ,Description of the ireigation system where applicable ) del cation and height, t, o " •fentesdi buffers and tt eeningo APPLI e4Ti ON cHEcKLIST - Page ` .. P • fj 3 Location of terraces. ; decks,; she ers'' +play 'al",eas and �,o n open spaces u, 4) 1 cation, .type,.. size' �snd 's cie;s� of existin and proposed plant material a b The la�nydsc�apey�,p�laMn 'shall. incaude� a. narrative :whic " addresses ) , Soil c ditionrsi rj f M1 'ii t ") Erosion �4ntrol a00ures than, will . l'''' sb s e. drawn , s' Sign drawing$ shall be subaritte c'irr accordance with ,Chapter 18.114 of the ,a Cede as part of' Sit o Qebe lopment _Rev g irl or prig, to obtaining 'JUildi iPer Mit, to co istrUat t a sig : `"( ,Traf Vic atta !!1 a tlor / stia tte r+ .- .w....�.Y l.i.r.u.- i..a,��m i .tee,• pt'elimina rtition Or lot line adjustment' ma a silt, ag (No. of Copies )w ._ 1) The der of the subject .parcel 2) . The Owner ° s authorized agent ( 1 3) The imp scale, (20,50,100 or. 200 feed ), inch mirth arrow '5,fd date f 1 4) DescrilmtioV of parcel 1Lcation and boundaries t a 5) Location, width and ' naves of street s, easements and other � C 1 public ways within araai ad acert't to the parcel C) Location of all permanent buildings nn and wtht.A, 25 feet of all property lines. C �') Location and width of all hater courses* C 3 8) Location of any trek with °6" or greater caliper at 4 feet above ritround level 9) All slopes greater than 25Z t 10) Location of existing utiiitiias and utilit ens 11) For major land y ements j partition which creates a pulblc street: ■) The pr^opoed right —of -way location and width' . IC 3 b) A scaled cross -sent .on of the pr epos` d street Pills any reserve strip 12) Any applicable deed restOictions ( will +4lude 13) Evidence that land partition will. �aot p� ,. sion where applicable efficient future land _ �lvi Subdivris on .P ._. reli�nina 0114 0 sho111pg 140, 01 Ca�aies ,.ra' .��,, �a�tat y) Scale eQu� � 3� � SQe 04.290 feEt $ e the teeth ' . •avid lia tecl � to-once pha40 p+e0 S0t The proposed hatite Of. the, subdiVi ioja _ . 3) `Vicinity', Map char jinn p r rt j's : iat .oitshj� arterial and • col/100 r' streets rr4s lber s '4) A6Ae1a �lddr�@311�6�1t at1t� �+,�►l�.� ..... �� , .�_ Ovals aurve� .Q.. li. blec �j; per, art ineer� .r � •d r;, � a� � Date Of a� y e Sy ppia�c�,tion .. �� + _ 5) Qosrndaey it s of tract subd ,video 7) 84aiies'of adjacent subdi,iiil ion or° i �►wners -of =tams Of :Nord Pare , . _ ., �j�►iirl�ing ul una� s #f 0) �'�ntvur lin2a � �i� �i� _ 1' o •4 r'�l�8lted ,y- �s'ta. s1'1+�! bah _'' � �� `� x irk at 2 —f4ot lntervi) foe O-10% ' gr is grater than 10% APPLICATtoN CH CKLIST -- Qage 3 • rl i 2',7fa 76 w 0 ataxic; F) Doed res‘Tvation3 for par ks}a,.',�apen space, pa rid, other 'land encumbrances. Approx ie to ,plat: and nrofi lees of . Orb/4)03W s nitati storm sewers with aradex; and pipe sizes andicat Plan (AO the : rtvo tee water, ciistritUtaon system, showinti pipe sizes and , the ' location 4,1f valvfei • a' fire hY rants,, 12) ApP' i � te centerline e Profiles $ n t e! finishe including I 1 •� grads oar, all streets s including str et extensions 'for^ ZA L. reasonable distance beyond that limits of the proposed, subdivision. 3) gcal€d cress 0.2sJctions ' of Rr^ 'oposed O roe 14 ). The locatik'm of a areas . j ect :o' u ..dation o storm watt{r overflow i5) Lotion, r~4dth and direction '. of ffc of all water-- courses an drainage ways The pt*posed` lot configur-atioriz, a%+pr ox "er,at .e .lot dimensions and lot numbers. the l+ is are to► kpe used for purposes other : than, residential, it shalki., indicated upocq such lots �. 17) The location of all trees with a dieter 6 inches greater mepsu1'ed at 4 feet as;ove geoijnd level, r the location of , proposed trOe ;plantings.r elf &A.1 19) She existing asks , of the prOper'th ' ncluding the location of a!) structures and "he prese0t, • u+sos of the structures,. And a statement of which q ;tr icta+res are to remain after platting t) Supplemental information ;'including a) proposed deed restrictions (if may) L) Proof of property ownership r proposed plan for provision of , sut: d vision° irrap.Overnents ° y osj rock Oil 20) E.kisP� �� wetlands features ir-.�c` ud� marsh area. 21) If any of the forlagoin9 inforsation igannA practi4Ab be e t eeli�ittrV plat, it shall shown on the . ti i Q )0. t c incorporated rated tai a narrative and s applica�tioal , far I Po PO. ,,,(2 ) oxlry 02nturooarrs . :... 11ni24,14g of fiaia1 /Davao Citi' %warder En9it seriag /Chris 0 Fair =,ts facilitator/Viola a. armcrar. azsznircno PIM District 4PicL -np 6oAt % 1eorIFIcaTIO i1 LIMP FOR ALL fikaLZCATIO11.1 is Tigard Water District — 8777 fill thernhaa St. Tigard, OR 97323 ....... Te.,alatin Val loy !dater Vistriet 6501 SW Ta y1 rs Ferry Pd. Tigard, Old 97225 :S,7;‘,.Tt'6D .311RISDICTIOXS Coasts. Co. 1 ond Den 4 Transp. 1. o W. First Ave. a;.l1shoro, OR 97224 Brent Corti* Swim &Irtgn Kikel ltarresom Scott Xing Fred *harlot City of lieavet• oz .'...— J0 ie RXadolfrg Reinc pn1 ?lacer Beasvertod. OR 97016 City al! F Sig /amity City Meuagp -c 15300 ttW 11.16t11 King Cityo OR 9 "?224 City of Lake 010" 110 .�.—.� City Manager 380 SW Lake Owego, CP 97034 State Hig! v Diviated flab D xan PO aor5412 Portland, OR 97225 -0412 • SPRC2 L AGFiltrais dal ValeipNcw sigineaatni Office PO 2,14' 6 Tigard, LW 97261.3416 XV NatttraSl Gas Soott Paslrisae . I 20 1 , 2 re 1 eact. ium—d, OR 94209. ' Ch levisit c Oregon Mike ltesllottft 3g<:' SW VOW I it.. Porllai d, OR 97207." ColesstiLs Ot hla (Fra 8tcnet 14200 8W Virigadoed .Ct 12■Ittorken, OS 97095 „� tic. Ois. (.0 ) „e, s?iviilaex mf atata Lands' ' r,,,_;,; iaah CCZo • 'oe•..itw tea. ``-I lyy,,��,,��Y�y �� a'wr Do of 1tiYVi.rr a..Qna i4. eaF �ia:s®s® • Pagtss I Recreation W rd, Police , triad Operatfi va rye! 1d0 aiQi +*; Pahl rMa -lfrt 200 3. r erton, OW 97075 Eetol D4.t. 23J (Tigard) 13737 SW Pacific Rw,1. Tigard, OR 97223 ,,..._, Unified !rat a . . sc /SM Program 195 IL, First' ht., tlIflsb zo, el* 9712s -.. . !limadary *tsealisian X10 > $tazk Room 530 lectlead, t)R 97204 1410170 - OREIMISFACIM PROCRAll' Mel MILO Caws, /ZClA°s) 600 Lira Grp Portland, OR 97232 -.J36 OLCD (C'i?A'a /Z0l. a) 1175 Carr St. X6 Salem) OR 97310- 0590 Ott e City of Darkens City Maf g6 -3483' PO Tigard,; Oil 97224 City of Partll+r.�1 Planning Zireate: 1120 SIP 5th Portland, OR 97204 man 2' 6aatut 9002 SR ttiiiin..: Mani. MI1vanka+ti OR 97222 . City e!f 'ititalatin 1O sox 169 Itafir ;at.:in, on 97062 a PO tland 0 cl len. avian a55sMI MI Old 141655 �d fry. . ae, OW 97007 _ p Ste ro area Commenitations JWasiwalat��yy6.Qaiittttyy �f' �Y'� ' 1 gy Center 1115 XN 109th Melee 8-6020 goirezton. O 97906 -4145 Pit,* gazed 421 b1 Oak 4.t. Idatlini.„-4L OS 10:104 t 4022�,,�a�!�y17* arts. ..� g os a 1104thern PAdif1C neaten*. tl�ocl 800 sot 4 AVOat a .,R. 324, r D1Oei Station F�rf.Y:aeat, daR 97��9 • APPEALS Director's Decison to Phoning .. nimission • sow... •.. • • • • ■ . • .. • • costs Planning mrn sanIHearings Off. 'to Co cii r . .. • • • . BLASTING PERMITS • . • . .e•..••. „-• ... • ■•••. COMPREHENSIVE PLAN PRCC ESSII'A { l r o x t only, It/lap only, or b o t h • . . " . . . 0 . . — . . . . . • . . „ . . . CONDI•d;IONAL USE Use PROCESSING Cth-s iitiorteg Use RevieA • • . • r b • .. . • • . • • . • r r . i . • FLEXIBLE SETBACK STANDAFIQS • • .... • • • • • • ... ,, . • • • • • e HISTORIC: 1VERLAY DISTRICT • . • • . • • • • • • • • • . • • • . to LAND USE APPLICATION FEE SCHE { HOME E OCCi• PATION 1iPEI .•.•.• •..•... ......... ..• • ,c... •::•w• TYPEII •..•.. ....... ..•....... INTERPRETATION OF COMMUNITY DEVELOPMENT CODE ... . by *.; mfi unity Dev�u* pme It opertmont LAND PARtmON Residential and N•t•reSiqq ent:Re ..0.... • • . . • • + .'. • • ♦ ♦ • • • • / • • • • • • • a . ♦ • u •. • • 0 . • • 235 •00 LOTLINE ADJUSTMENT •• ••••••.•b•••••0•.••••••••.••••• •;•.,I••.:•••.•••• 50.00 PLANNED DEVELOPMENT PROCESSING Coroetual and detailed plan review . • • .. . w b .... , SENSITIVE � VLANDS • lood plain a . • . . . . • • .. • • ..... art. • .. • • . • . • • . • . . • b • .. • Wetla nds/Steep siooes/Dra inageway SIGN CODE EXCEPT►•�NS • . • . • , • • , y ERMIT' ■ '235.00 31,5.00' + transcript • • 125.00 • • • • 365.00, . 80.00 . 80 ,00 s♦••i..w•• •..•• ap.DA �� ••.•••.••. ••e 10.00 -�'� •.•.••:.i•: •.••••.•• 55.00 • • ■ { 4 • . • • • I . • • . • • • . ..... 53).00 •wa•..0 s•••• .••114 235.00 • • .. polo 230.00 0 -2.4 sq., 6Z. 24 -1 0► ■, 1/'0 00 + ft .. . • . . • e r i • '. - . ..po Temporary . • • • • . • • • . a • • • . . • • • .. • .. • . • .... • • • • : . . . . . . . . . . . . . . . . . .1 0 . 0 0 0 each. sign SITE DEVELOPMENT REVIEW u�1r „AI :• 1• A $1!00''$9 0 9,999 :•. }. o.e•••••i:•.••..•.••••••...•.• $1004000 :• .' ,9 4g _ _ $1,000,000 e W , ■w�i�.�iwg /� {�i More . . b . 4 . . . . d. . . ; t, w . •e i a : . , . . . , . . i . i . . . • { ,000,000 Oi „ lore • • • A +i q • •.. • • • • e O • • i • • • . b•• • • •• . • . . a • . i • O •..' SUBDIVISION PRELIMINARY P L A T • . • .: a . • o {.. ; Sobdroision Variance, o, I1 needed � _ • .i . li . ) . i • • : . . . . . . . • .• . . i • • . . o • i • .• . . b .0 0 TEM PORARY USE Dire r'% Decision • a • • • • .l • . r .. • L . i • . • . . •. . ■■•■•••• a i • • • . • • 50s00 Spatial ` emptnpt Nott -Protit • e '.i • . w . • i• •••••41 TREE REMOVAL PERMT ... • • • . •. • IId•••q...b.e .i.•Ji.•e•.•.iiwr.•o••. VACATIONS Street a t i l t i b i i c a c c ss • . ■•■•. • • . . . i • . . . . - . . • • e ■ ■ . ■ • . • 7 • . i ■ • ■ • • • • • ... • u • • • .80.00 • • ..» • • •. e • 1 55.00 .•..•as. •• 315.00 ••r ••.•• 415.00 ••••••.•t141 6. 1 11 VARIANCE ee�rnm n1 iS4Y.y4iiris 4 • • • . • • • . b, : • • • • • is • w • Y • • • ... • . • 230.00 ZONE CHANGE ANNEXATIONS + $1 per $10,000 $ liOT i . ; 300.00 deposit actual casts charged LOSS thin 10 dies . •.. • q • • e 71. • • O. • • •. • .. • O • . b. ■ • • 10ac:Iraki Ott moro • b. • • .. b li li.... o .. b .. • r • iN b • b • • • • s • ZONE CHANGE PROCESSING 140,56 an 10 atirdit A • . • • • b • q. M b 4 4 0 e • • • • • .: / • • • b O i b . • 9 0 aot�# mr 19F�rik e , . . • ZONE ORDINANCE A ENDMEN 0 • • •.• i • . iib • • • • • • i • • • • ie • • • • 101 oil tilt t t• i PEE •related tot . :... • • JOINT �•• • Appt#H by City %'.ice c to give 2/1101 • • • b • • . ii • • . • • • • r e • • ��0VI4 - a . . . . . .. . . . . . .. . . . . . 65�100 •. b...•.' b.••. • • • • •u 310, 00 1009E d be)aaSt planning fee p9est., --r _w • A f LEGiBILITY STRIP` POINEVILLE ROWER ADMINISTRV, s 0P' OREGON of, Washington' off' Tigard; (Please pr nt) That I am a The City of T T aat. That I being i' .rat ti'tu1y sw n/ affirm, g - rd, Oregon. served.. NOTICE OF PUBLIC WEARIWI FOE: served NOT/C" OF DECISION FOR.. city of Tigard Planning Director galrd Pl.annin , Con sassiota ___ Tigard ea ings Qf f ioe r Tig rd Cit, Counci1 copy (Public Hearing Notice /Notice of Exhibit "I; ") was mailed to each nt e'' ttached , list marked e•xhibit "H'° ore this said notice NOTICE OF DECISION as he , bulletin board on the day of in the United States Mail, on the, postage prepaid. Decision) of which is Attached (Marked pe ns at tea i'adAresq,,Ailkown 04,4 0 attac ed, 'WAS posted on an a!propr ate 19 and . dew ., d day of , Prepared Notice ice Sib . 'bed and sworn/affirmed before to on the %� ..•.:t .�.. M"M'�'r°ir "�"°`�""'K!_��Y""�I:�w.�-., �•"�*4`'O�^"/ti"Al:[7�`�.i'�" OFFICIAL olIAIV, lc,', JELL/tillI r NOTARY 0118LIC- 011E.GOh COMMISSION NO, obsol' we COMMISSION EXI'iR5S ge n 7, L E5 NOT Y PUBLIC a OREGON My Co nissi • i ... Y a.� red: TiCE O'F PTYBLIC HIEARI G NOTICE XS HEREBY GIVEN THAT THE TIGARD PLANNIOO COMMISSION, AT ITS MEETING ON 1r .. Y NovemELE 1 1994, AT It 30 1?, IN THE TOWN HALL. OF 'HE TIGARD CIVIC ONDA�, .aUVeYitb� r � � CE 'TR, 13125 SW HALL BLVD . , „` WILL C0uSIDER THE FOLLOWING APPLICATION: 94-0004/SLR 94- 0006/ZON 94-0010/VAR R 94 -0012 LE NO: SUB 94 =- 0008 /PIER 9�1 -00 FILE;: TITLE: Hillshire Woods APPLICANT: Sierra Pacific Development OWNERS: Darlene ne Luker PO Box 1754 Fern Lake Oswego, OR 97035 Tigard, OR 97223 AGENT: Mark Oahe /Alpha Engineering Sierra Pacific: Development 9600 SW Oak Street S-230 PO Box 1754 Portland, OR 97223 Lake Oswego, OR 97035 REQUEST: E'ETe SUB '�..' � .:0010 . DR. g4�.0004 SUBDIVISION aL1B . 94� -8003 PLIED DEVEL01 ME1�iTT PDR LANDS SLR 94-0006 ZONE CHANGE ZO,�, 94 VAR 9: -0012 A request i review. at�iotovals . TT „ qu Preliminary s�ubelivi ion plat approval to divide five .est f zr �.v�.s which vice flue parcels why. total approximately 61.60 acres, into ,10 / 1ots ranging between 6,000 and 21, 900 square feet in size, The e,p iiicant has also proposed u 15.40 acre future development tract, and a 4.40 15 4 r water quala.ty and detention b,�sa;n tracts, a. four i acre be dedicated to the p retract to h city. 2) Planned development' approval to facilitate efficient economic use of t :he land which preserves natural features to the extent tent , possible by using varying lot sizes. 3) Sehaxtive lands approval due to a. slope of greater than 25% on portions Of the site. 4) Zone change approval to revise the parcels existing zoning from Washington County R-6 to City of Tigard R -7 (PD). 5) Variance to . ease 6 exceed the maximum to street slope percentage to exceed `12.5 k for a distance greater than 250 feet. LOCATION: South of Schol1s Ferry goad„ east of the Bonnovi4 le Powe7e A great of S4 135th Administration . cad, and ve uestrat ' S1 4 tax lot 800, 2 Aven�uc�. �.n easement, north of SW 1400 and 900, 251. 4BD, tic WCTM 2 tax lOt s 1ot 1700, h and Tract 6F'' Hillahire Estates 11) APPLICABLE APPROVAL CRITERIA Community Developm; nt Cede Chapters 18.32, 18.52, 18.80, 18.84, 18.88, 18.90, 18`:92; 18.100, 1p.102, 18.106, 1.84108; 18.114, 18.1!;0, 18.160, and' 18.164. �;O�TE � R-=7 (�'D) d�str ctt i�l+to 7 units/ ere, eista�l.a.sh s ��gn � ed rDimed�.im density �plu;k�oseof the developmn in i i i i ...ea it 'nt�ial The primary r�+aa.denta.al use is e�.ngle- frmil�t detrx�.$ °fed and atta..�sad residential clove 1ing,'�. THE PUBL E 1k2 N F HE HIS MATTER DEVELC PN E ONDUCTED IN ACC"URDA:� E WITH E RULES 1R H e ADOPTED OF CHAPTER 1 R CODE. AND RU1,�,�5 OF rRgCEDL n P' e• L ()R RA E`S CAP .1� tOCEb #RE TEE TI•t ARD CITY COUNCIL ,A AVAI LE AT CIT"f HAL r ti CfAPTER., I TxV' LZ TENI G,,'DEVICES ,1 E AVAILABLE OR PERSON'S 1 itl`H' XMPAXRED E I SO EvbtAVOR 'b'0 ARPA!4GE" ,FOI QUAYIFIED SIGN,,,LA uAG?E INTERPR ERB, Ate• ' x IPIED BXP INGUA ►I INTk'IRPRETERS ,'UPON 'REQUES'Y'`. Pt FThSE C�i►LL.i 1; E) OR '684.4277j! (TDD TES ECOt UNICATiONS DEVICES :FOR THE DEAF) NO,t. ESS', 4, EK.: PRIOR ,To' TOE, HEARING TO MARE ART NGEMENT' . . ✓b NE •Y ,XSHING TO PRESF'Ni T WRITTEN TESTIMONY STIMO� Obi TR S Othii "OSED1 ACTION MA1i DO SD IN PRIOR T'0. OR. AT � 4�E .,�O�LIC H �N+G . !.�"i� TEE"�$M C MI�T�SxON W'�.�L RECEIVE r r J BZ *IC a0401YV. AA '1.+:. E .. 0 � .K�NNZ�MJW7 4r 1 F, REPORT PRESENTTATiCA1 Fi OM THE CXTY PL ER,R OPEC, . Tffl PUBL,t xNtITE ROT i `ORAL,AND.WRITT i TFSi► T,tnNY ,THE' PLARtNINc ;'COMMISSIdN TM) ,GONTIN[Ttvit4E +�►pXoto. Ni ARING T& 'ANOTHER .NEETINO TO OBTAIN INFoRMATICM QR CLOSE 'THE BL;IC' HEARING AND TAKE .ACTION q ` THE.,` APPLICATION; ,' IF A. PERSON SUBMITS : WXOEt+�'CE ,c CUPPORT �� THE APPLICATION A 'R _�,o.e.,.�, : .a•.., ; , / En T • � I SERE !WIZ' CgNTINU TY IS ENTI 1, T THE �' E OF T- 1'�t�► H�A�tII�'G: Nt�'Ve r `rF �,NCE , H AR NG' A.�►N`i' ARTXCC I PANT ' IN THE H ST THAT •'T'H' E RECD E� AI'N HEARING MAY RE+QD`L' OPEN, FtS ;;AT' LEAST 'OVEN DAYS AFTER TTlE HEARING. II�CLUDEP 3.N THIS NOTICE IS A LIST OF APPROVAL OgrlitRIA e`,PPLICABLF TO THE REQUE, T FROM TH;;: T GARD COMITY DEVELOPMENT CODE AND THE TicARD COMPREHENSIVE PLA tM HEAR SSION WILL BE I ASED UPON THESE.' R T 'OR DTi1ESE CRITERIA ONLY. A1'I'' THE, HEARING IT IS IMPORTANT 'SHAT COMMENTS 1PPR•aVAL IS,#�I�PROV'AL OP 'SHE REQUEST HY I Er��A . ��, RELATING TO THE REQUEST PERTAIN £ PECIFxdALLY TO THE APPLICABLE CRITERIA LISTED. E. TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT" PRIOR TO THE CLOSE R LVR }b/�1 +��y�q� HEARING' y� ENT SPECIteICII i TO M FORDD THE CISION MAKER�AN OPPORTUNITY' To iftES'FONL ¶iO TEEIXESUE PR'SCLT DES A 1' PP OS E' ► TA AT ISSUE . 1�'AL' APPEALS ,BASED ON , . 'TO 'S1:IlE LAND UaE' BOARD': OF' A� P L. DOCOMENTE AND APPLICABLE' CRITERIA IN THE ABOVE - -NOTED FILE l,RE AV IL�ABLE POR . C RITE .:.. LEA E04':' •, ,,..a� aP)�CTxON; A {T X10' COST OR COPIES C�� BE OBTAINED POR TEN' CENTS PER PAGE ; ,AI L� Sr�C'• SEVEN DAYS PTtXOR TO THE HEARING, A COPY Oil THE STAFF REPORT WILL BE ; AVAILABLE PoR. ZNNtSP zGTIGN` 4,T NO CCgTr, OR A, COPY CAN BE OBTAINED POR 'TEN. CENTS ,PER PAGE. a;;OR --FURTHER 'fi�IG�RDRC�`�''�� ..A��.�N�'3CT 'Ir'R ST'S TIGARD, OREGON. Le71:'tg'. AT V PLANNER Mark RQ 639 H,A�L > L :M:�ii+►r�_�i�1►�'`i 'iii 1 or Soak 4111Litsir fir':..* ji PO- ifigovrAip- 4$4 • 4 • • ^ ". , It!4fF4C7llo . 2Sta4at,00600 '' • ' , , ' , , . BoVit4Atio MANIN $ (VETERA% 131 y6 SW 1$61141ER V4',":. 4R3 ,.;/ii.KEECriciii, TIGARD . , OR 0214, 14% ' FERN 6T 11600 , • OR 97A23 . - - i' '40.00900 2S1O4aCO1O® th�R1 twieNE ktouNotottutAL0:ttitrit SW FERN , ComPANY 011 0722.3 , , 121 ,6*EALAtON ' ' ' • ' ' " ' ' ATM:OROPEtitrit CIEPAirti*ENT rtitittAND , itifi Oitit4 261104$6.0A 100 ' 2E104104000 ,,g0EAV,, WARY E & iilliDh.1 A 0..1Ekt(ti 014Vib lithi*TU . : 149i5A OW PAdinc HWY . , 14604 tvIr OtalN et TARO , , , OR 97223 tattitib Oh Q'el.-0,1 C gs10490413017 it10400,01400 IA Siiiidigt WILLIAM ALS;-t AND hT AN EletiflArilithA0 ii,r- • A KAREN L - 6263 SW ME ,- 0 -...... • 14444 'SW regmhN SI LAKE ' OWfO Oh OTOS , :, taAllb Oh 9722:1571 c 2$ 1 2S104e ONAPLES D AND ZADA STONE,1'1LLMAi1WI i► ©E '%4 I 1+. SW OTREer 1r,020 Vii! FENN Dit . , \ 11�,IARD OR 91223 'I 10O tS104044440i06 MAtieD A a SALLY A MJH, INC AND ice► tAiitrEltiN Rt STEEL LAND DCMI ArY OR 9722 BY 'ME tossoN 15490 S! 000NES FERRY RD- LAKE 'c:`! 2S1;.: llAJH IIUD' DEL ,, + :'COMPANY DVTH . ' Woo INC Ah°9 S EEL a:a P N� 'ME ° 154A01 • 0 = FERRY RD L A • - ...1r3 OR 87035 23104CA42M THOMPSON 4200l77l.w1 1.4 19 STEEL li D COMPANY BY rig IN, CO iMeo SW SCONES FERRY Ro LAKE OSWEGO O R 9/'005 44b BOMPANY HASSON . CC) 9OONE' FE tivio LAKE O� r• 610415 '. BOA'S* EARRY J & ikii 4 M N (LH ' R 9i • ena,el Roney. &l. 13725 SW Fern, S` Tigard, OR .97223., . T i l i man ° .& Deborah S t: can+ 1370 SW Fero: ,St Tigard, :97223 °! gel McGinley Sue April 13932 SW Fern St. `irgard, OR 97223 John Elizabeth 'Lewis 13990. SW Fern .St. Tigard, OR 97223` R •lchlard ert J. as dry i apatido Eleanor 14000 SW Fern St Tiga:rd, ' OR 97223 Jon Manor 14.50 SW Fern`;St Tigard:), OR 97223 John & Darlene 14 zniak .11550 SW 72nd 'Ave Tigard, OR 91223 Rabea't Dudluar; Joan!'" Ludlum 14065 SW Fern St Tigard, OR 97223 Judi.th Jeffery 1 975 SW Pacific Hwy #A ..gard, OR 97223 Mor Ptcisi ' In.c, Bo�' I ie� Lebanon, OR 73.135 Robert Evans .: ►` ,127•.45 19,E Morris St P4,rtland, OR 97230 Ark -Mitu c^, 8925 aW ,Bvtt, -Hisdl gury { Portland, OR 97225 David & Reintann 1.,1625 SW Sunrise' Lin 'Tigard, 'OR 97224 Ibe in Ben-Hur best. ' Lyris '3'x.675 SW Sunrise tin Tigard, OR 97224 William Albert Bright Laren 14444 SW Fern St' Tigard, OR 97223 alpton Rarrington l.82 SW Nortixiliell Bard r OR 01223 .Maurice Burke & Ann Mar;, 1177 Front St #I, Danville, CPS 94526 I7 1 "vici Rie er 14404 SWFernS T.aa`d, OR' 972`23 Text'` tai «datr: ct � 4x.94, SW I ort ai ie r Tigard, .CSR 972'2,` one aid � ftl Roae ,,' ,� ' ..f.� 4 Cott Russel Cal Wollery, 12356 'SW 132nd Ct ^ Tigard, , O t 97221 Paul 0. Miller do Dail R.onela Tepei 13725 S' N ?Gard; R 97223 Patti &Swan r" 14268 SW Winrlsong 197223< u0hl'Loc 141.96 SW 4,1IriddoXig Cl 97223 Joseph & Scolc Iha ;, x.4174 SWWr.dog'. ciibara Col ins am Penderg at rlI W , an Dyke '158 5 orthv'1ew Dr 14134 SW Northvie) . Dr° ' 1,4116 SW, Northvie ar ,' Off✓. 9 x:2',3 Tiga:�dl, Lei. 97223 a d OR 9722: '1O4 4 NE3IDEM t , 1 2 .WINDSOPlt3 CT T;dAR a rR 97223 2E104E84 IZO0 RESIDENT 14359 SW W NDSONG'.G TIGARD'OR 97223 E.t 7o0 RESIDENT 26 EW WNDSONG CT f'�IGARDe OR 97223 251- 10900 REEIr ENT` 13776 SW JENNA CT T10/00i OR 97223 2S1 Q4(;A -109r REBID' 13422 SW EsEEX DA TIGARD, OR MO 0004004466S, RESPDE 1000 iv HIL,LSHIRE'DR `I)QARD,;OR 97223 ES,, INC, "� Slid AAIIES WAY #TANG Y OR 97225` i0409•001 VANPERRF4 I J JIB 14237'.; aW'WIND3oNG CT TAMP OR 97823' 2810403-00200 CRIST, ,MARGERY F .K3HNI R 15930 SW DEERCf GT (7 BEAVch ON OR 97110 2S104BB-00400 ' HARRINGTON, CLAYTON L 14182 SW NOATHYIEW DR TI RD OR 87223 2810488-00500 FLEMlING, DAVID 'A RT 3 BOX 538 HILLSBORO ` OR 97124 2S104138-00600 KIM, JACOB CHANG & MIJA 14259 SW`WINDSO14G CT TI2GARD OR 97223 4460 OHFIIS "EISE4, LARRY L & CINDY M. SW:WINDSONG1 CT TIGARD OR 97223 2S1O4BD -01000 BOESEN, JOHN EDWARD & MARTHA K 14301 SW WINDtnsivi!!' TIt A!Pp OR 97W3 20104130Va� IERi WILLIAM A JR AND MARY B 14309 SW WINDSONG CT TIQARD OR 97223 2S104E 4)i2O0, MATRIX /,DEVEVAOPIVIVNT CORPORATION 71+60 SW HAZI:,`,LPERU RD TIBARD OR 97223, g6i6.4604iStki ,'MATPIX'DEVELOP: , NT COAPORATION 7150 Rail HA ELI° :." N RD TIQ,ARD. OR 9Ya23 2810481310' JOHN 0RUND CONSTRUCTION CO 3322 SW 176Th ALOHA OR 97006 ,1S1040641500 MMATRiX REVEL DENT CORPORATIOrJ Ti S1?e i AZ R,E IN RD 110ARD OR 97223 2S104Bu1500 MATRIX DEYE MEW CcRPORATi0N 7100 SW I ' LVERN RD TICARD OR 97223' 2 10413B-01700 MILLER, ELIZABETH C� 0363 BA`FCi1Ni bF LAKE 09WECO on 87,7035 2S104B11A0180o PHILUP3 JOHN 10276 SW GULL PL BEAVE9TON OR 97007 1 4'1000 SIR c1 I i , PEAK;NS, PAUL H KE OSWEC A OR :97 21k"!B -0 ..ESC`iI1ENEACH I, BRUCE A d GA��G�l. 14210 SW WIND .ssOl C2 TI ARD 0F.9 ?223 2S104EI13.02400 DR °, JOSEPH AND SOON 14174 SW WINDSONQ Df TIGARD " . OR I0 2S10488.02600 I EMMON, GREGORY L & EARBARA iK, SAYLER,. EMMA JANE , 2222 SW 213TH FL ALop on "10 2E1o4 3c oo169 F M N, F ,�L RUSSELL 13993 SW FERN 5 'IOARD. CSR "x1223 28104130.00290 LRIDGWATER, DAVID A AND LORENE S 1:, a 33 SW FERN ST TIGARD OR 97223 064800o?oo CRd, MOON ?SANG Y 61Y D?PT OF VETERAN'S AF V' A!RS 'TAX SECTION 1 416 SW FERN ST 1`IQAR OR 97223: 2510454 009 0 LU ORs DARLENE 14283 Sall" F%RN TIGARD OR 87223 ;28104BC41ioo JEiFFERY0 HARRY E & JUDITH A 139759A SW PACIFIC HWY TIGARD OR 97223 FRIGHT, ALBERT &AID kAI EN L 14444 SW FERN ST TIc'ARD OR 91 231671 281o45c -oo8 BOWMAN, MARVIN Q '93876 EW 1TH TER TIGARD OR ,97224' 251045001000 PORTLAND GENERAi. ELECTF COMPANY 121 SW SALMON ATTN:PROPERTY DEPARTMENT PORTLAND OR 97204 23104®0y012Ot RIB I�ER DAVID TRUSTEE 14-EJ64 SW FERN ST ' 9GARD ,,t= 25104' 140t SIERRA PACIFIO ELOPMENt INC 5289 SW MI a w WS #300 LAKE 0,,. so ON 91038 28104PG -025 LEWIS, ,JOHN 'ELIZABETH A 13990 SSW FERN TIGARD on 97223. 2S104BD -01500 vviLLIAMS, DONNEL AND 1;' STEPHANIE S CO-TRUSTEES 8 8W FERN TIGARD , , OR `97223: 1049D4/1700 'AAA PAolF DEVELOPMENT INC' 5 a W DOVES 'HIEGO SCR 97035 2S104SD -018F 8RIJ(�F ►U, STEPwaN S itabo TIQAI4D OR 97223 2$104ED0i0o LAMB, CHARLLs AN ZADA M 13770 SW FERN STREET TIGARD OR 972.23 2S1048D -C20 STONE, TILLMAN J & DEBORAEI L 13720 SW FERN sT TIQAFO OR "97223' 28104E092100 EENST l,'1 \AARCO A & t;ALLY A 13950 SW PENN ST TIGARD on 97 3 2S104 4002041 tuft tNO AND STEEL LAND MPANY BY THI f HAS N co 15480 SW . NES FERRY R, , LAKE ©S EGO '- OR 97045 251046A -001 MJH, IhNC AND STEEL LAND COMPANY BY THE HASSON CO 19480 SW ECNES FERRY Rill LAKE OSWEGO OR 97039 2s1o4G,A -O0 MJH, INC A STEEL • o OoMpANY SY TH ASSUN 154: o SW BOONES FERRY RD E CISWEGO OR 97035 4 • •a• SSON SW SCONES FERRY RE) OR 9/a35 4. I, it,' INC' STEEprAna D PAtc,IY tiY THE NA ZON aci , E�CNS.FERRYRb thOSS 8 , 'PANY' N bqQiES FERRY RD weeci �P 87O3 EE AN B. • S EGO OR 97035 , 281104oA-000 tt4JH) Ii40 ANO TEE i; LAtti MFANY SON co 1600 isottNBc PERRY RD ASSON CC) NEt FERRY RD itAKE OSWEGO ' OR 91035 281040X01900 MJ,IN�AN STEEL COMPANY 041i' , ASSON CO SW BOONES FERRY lib .0SWEBO1 on 97035 281040021 Mj8i)No. STEE ND COMPANY • E'YHASSONCO io SW BOOrtiES PERRY Ittb LAKE OSWE60 OR Otago 2S1040A.09., i a. Mini ikon ,o ttEE piti COMPANY E HASSON co 15466 SW BONES FERRY ND LAKE OSWE6) OR 97035 2sluiCA,681 Miano INC A" STEEL LjfD W1VIPANY BY •,t H.ASSON CO 16406 SW BOONE'S FERRY RD LAKE OstivEttO OR 07035 • 'A 'PO! ^ r • t h • • 1p'• PANY SCONES PERRY 041) WEGO' " 700 • 2S104CA-6000 INC AND STEEL .AN' PANY BY TH SSON CO KE Oes—W11e0R°°NE.• FEFI97' RY" D45 g8104CA,00900 • OR. • MJI4• !NO ANE; • STEEL laAND P Y tio THE sop' co • • I s sw,E10()NES FERRY RD Ks otWEGo 07 97035 • 25104CA-01500 • 1 IAN, INC AN • STEEL • BY 0 SVV SOONES FERRY RD Cati,ANY HASSON CO LAKeosvvE010 ,„ ,on O03,5 2sio4cA.61840: .'. MJN, iNc, A(ISV , ' ' ' • ' STEEL LA '''' COMi/ANY 54/ . , • BY114F ASSCN Co, • .' l' SVV BOONES FERRY:W.` LAKE,obWEdt) L On, 1636 - si046A.62066' • li.lomr4soNi, 04IGE A A JUDI*K 4200 SW)4EdCANTILE DIR • . , ' ' #730 t3SyvEllt) on 67665 29104CA-02200 MEINSCAEIN, ROT J & SUSAN G • 13653 SW LAUREN LN TIGARD OR 97223 2siosickageoo itkic kN STEEL COMPAW BY * HASSON 00 O sWEldr.NE6 FERRY flO LAKE (W00) OR 67605 2010401.46966' 0E881E48, MARY J DANA M 038 NICOLE CT WEST LINN OR 01068 , MJH O• o ' • • .1 • tirr cl • s T'i and Planning Department,: SYJB 94 =0003 I x _ PL D . DEV E LOPP NT 4•-00 04 Si ttlSit 'warps, SLR. 94-000.6' ZONE CHANGE O �, A 0010 .00ATION'r Scuth oSch0 11 Fe :� ;Road, a of the Bonney 1].e ' Po r aastration easement, worth os f ; Mountain Road, Iand' west, of W .,'1 ? ;cii' Avenue. (WCTM 2S1 -4, ,tom lot 0;' 2S1 4'BC, test lots 1400 aid 900',, 2s.1„;00,' batle..16 t 1700, ',and 'exact" Killshire Estates 11) , A re 1v►'est for tea o11 ©vas nct laid' i e teview, ►��drov tls » 1) Pre13.m1riazy 3 )div o On i. Plat appkava1 „to divide; five p�rco�.s u�ha ch ;- total .ksproxima e1y • 70 8 "� acres i a#ito '1'07 tote , 'ranging x - - betwee 6, 000 and 20, 000 a gaiar�� ,feet in eiZe. 2) a Planned deve� .o sent approval to facilifmte efficient: economic use 'of the land which preaer9tes , 'Tnatura1 features to the extent poSa2.b1e' bj using va��ying. lot ,.ei�ee. 3) ensx.tive lands approval due to 01 a1,8pe of greater than 254 on portions of ;:the .site. 4) ,Zone change approv %1 Ott' revi'ee the parctels existing toning from Washington County R -6 to City of Tigard 1t -7 (PD), APPLICABLE REVTE 1 CRITERIA: Conrmnnicy beltelopment Code R1 -7 «88, Ch p t 5r e nd 1.8 1 1 10 454 0 ` 18ZO.N8E 4., 18«10,0, 18.102, 18.106, 18.108, 1 1 , (PD) (Residential, 7 units /acr■l, P1aiined Deve1opMent) s 'hie p:arpoae of the R.1 toning district is to establieA site for n1eda.um density residential dexrelopment. The' pr4;, ry residential, 'use is s1ngle- asni1y detaches and attached residentia 6 ,dwe1 inge . Attached is the Site Plan and 4421'ceant' a Statement ft,%.0 your HreViet4. From •in or nation supplied by various t`1epartments and ages c .t s .and' from,' -other :information available to ou►r Staff, ri report and r000ni endatian "will` be prepared Will be rendered ,� near �;�utia��e« If you, v��.ek� to cOxnmentson this n.. , proposal and . application, _. � ed on t, he ra ass in the 3t�+u u�a ttae t he., sp ace p rovidled below ox attach a separate a letter to retiurn youtr y �., a hone the staff crint,adt �nab� e tca res ondta and Confirm yc�txr c�ammI ,... ..�,..1!' h eebov�+ ate please cc�mmen � nt , .. � .... �«s i�ot ©�1 belot� with.,. i- s �tattQr, cent po If youyhave any questions regards t rn writing thesT'sgard, as�.tile � nJ �� 'MP i g PHONE: 639 -4171. ,s`rin�.i�cparta�nent 131,25 SW 811rd, o Tigard, OR 97223 d s 'Octobe 1994 . STAFP CONTACT: . Mark. RobertS PLEABE CHECK:" THE FOLLOWING rrpis THAT APPLY: We have reviewed the proposal and have no objections to it Please contact ,». Please refer to the enclosed letter. Written Comments: of our office. , ....... .,.,.::. {ITV IY. � w1f.'tlJ6M1f+1"OI��MO •.,,, w�w�.. ,. ., .., sria.rasw maimmmommonlimmumpow game ot. Pei" eon Commenting: Pho,«11e Number: • ti IA OuTY DBPAR..FxNLNT3 lding Official /Dave S. Recorder ring/Michael X. .041rwmits Facilitator /Jere 0. SPEC :Dl Fire District (Pick -up bon) -�' ioard Water Department 8777 SW Burnham St. Tigard, OR . 97223 Tuaiatf.n Valley Water Eaatrict ".e"... PO Box 745 Beaverton, OR 97075 AFFECTED JoRtsszcrictriiE Wash. Co. Land Use & Transp. 150 N. Pirst Ave. H �1 h'o, OR 97124 . Brant Curtin - Kevin, martin '• HS', ke Borreson SOOtt King Peed Eberle 'city of Beaverton aim Hendryx Principal Pliain :sr PO Box 4755 Beaverton. OR 97076 & Recreation Beard J 0 e/t lice Field Operation' ., Range Planning /Carol Unified seworage Agency /SwM Peoilrag -- °' 155 N. First St. Hillsboro, OB ; 97124 Boundary Commission 800 NE Oregon St, 1116 Suite 540 Portland. OR ' 97232-2109 • MRS! , GRE lSPIACts PROD Edit. (CPA's /ZOA'e) 600 NE,GrRtd PortlandD OR 97232 -+2736 PLOD (CPA's /ZOA's) Court St. NE, Saiea, OR 971;0 =0590 City of King city ge alter 15300. SW 116th King city, OR 97224 City of Lake OswEryo City, Manager 380 SW A Lake Oswego, OR 97034 State Higghway Division `"°°"�' SatR Hunnidi PO Box 25412 9* tland. OR 97225 -0412 city of Durham City Manager PO ,Box 23483 -3483 Tigard; OR 97224.' city of Portland Planning Director 1120 SW 5th Portlan& OR 97204 ("DOT LeUrie, Nicholson 9002 SR McLoughlin blvd. Wilwnt*kie OR 97222 City of .TUalatira °""" PO BOX 369 , , Tualatin, OR 97062 5. SPECI ENCI&S M' General Telephone ®"°'°` Engineering Office 70 Box 22416 T . di 0RR` 91291 -3 .. nw Natural Gad Scott, Patter 220 loot Second Aver bland, OR 97209 TdI ,CBblevistor Of Oregon ▪ Linda Peterron 3500 SW Bdt.d St Pohl "do OR 97201 It inni Ceti . (France Stone) 14200 ;W Brigadorn Ct. Baavertan, OR 9'005 ort land General Elec. • Brian Moore 14655 SW old sohollt F. 416 Bgaverton, OR 97007 ale;;;1!►rrea CctnniicatiOns aason Hewitt . Turin Oaks TeChhology,Canter 1815 NW 159th Plata S -6020 Beaverton. alt 97006- 4886 SATE AGENCIES AoronautiCs Div, (GDOT) 77:7" Division of State Lands Cemeerab Dept, M. h. Park ▪ Filth a Wildlife ▪ PUC Dept of Env'iron. Quaff tyr',' FEDERAL AGENCIES Corps. „Of Engine ore Pont l Office Ot1;;ER Southern Pmcj;fLC Tr'annportation Company Duane M. FO tieyt PX,6 Pro,Ject Engineer 200 NW 9th Aenuo. F . 324; Onion station Portland. fah 91209 O9 weet • Pete;,:Neleon 421 SW Oak St. Po d, oR 9121154 Tri -let Transit Dev. "••",.° Ri M Xnoi' 71D ks Sol ladiiy: St. PoOktland, OR 97232 F'I OM IEMdRZ NDuNM CITY OF TIGARD, ' OREGON PLANING COMMIS.SIO1 Mark Roberts, Asp sta.nt Planner ,4 December 21, 1994 SUBJECT: Continued Public Hearing For the Hillshire Wooden Subdivisiot /SUB 94- 0003 /PDR 94- OOO4 /ZON 94- 0010/SZ,1�. 9 -` 0006/V AR 94 -0012. This Project was p revio isl reviewed by the planning Commission at the N vetoer 21, 1994 Public c Bearing. The Planning '.Commission closed the Public Hearing portion of the review and requested that the applicant provide a traffic study and that additional analysis be conducted concerning solar access a.ssue€ and pedestrian pathway' p" . Hearing wash ,alignment issues. To complete this �: view the Publ�.c, i3 continued to January 9, 1995. Related to p edestrl an pathway alignment issues , the applicant has proposed to designate the majority of Tract E r uPP oxznately 11 acres located along the western portion of Che subdivision to dedicated to the City as an open space area rather than as a Tract to be retained for future development as pre- riously proposed. This tract: j an o r ment to the w e, st and Lots 4 38 of the P oPosed subdivision to east. � youth of SW Fern apprd�c5.thately 4 The remaining area, Tract I , of immediately Street is still retained by the ` applicant for future development. encouraged because; this adds certainty to future area by designating the majority of thiS steeply open space. .4 acres located proposed to he This change is planning of this sloping, tract as The applicant � also u 1 ' osev to redesignate a portion of Tract G, The Pp � P P redesignate 'r storm wG ae ty and quantity treatment tract. This tract located g T � �' Y the st . is ated within an area along the south side f 5W Fern Street to the east of the proposed subdivision. The applicant now proposes to deSig �'iate a majority ority of n s area as Tract H, 2.99 acres of the total 3.27 acres to be held for future development, The remaining .28 acres, Tract 0 is still proposed to be designated as a water r_ q. a y facility. Based r ' the size quality and quantity detention � f � .� that - this .y ,e..:.._... :... ..: requirements � ff�:c his type of fac�.l�.�. it is e�� acted ti~ta�� this of t allow more efficient ient use of this tract as encourages . through the proposed .. Development overlay zoning d atrict �o osed planned Deve 4P P, g anal staf f rep o t ao traf f i �� n d n a �r� � sad �r �. 0 map and letters received by the Pls.nn any; Division frl * a�eignbdriA tg VC II per t' ows ors buriiig tl a Iovember; 21st h oarittg the ` app ,Ioar't ra.i s d concerns date t ae :expected difficulties. in ,comply .ng ;;w'it'h the ,solar aoce s:. oproval - 20 (b) . Based.:on additional. �ac�ixir�e�ents of r�ndi.t�.on 'ox � �., � � 1 � ,,, , , analysis of the site' topogr phy it is recommended tn��t� `Condit .oi of Approval 20 (b) be revised `to state the following.: b , ill lots south of SW. Fern Street ,which do, M the basic standard shall be ' exempt frog sol.ax; ` acce'sa i.bi:lity requirements due to the topography ,of this Lots north, of ' SW Fern Street, which don c comply area., , with the basic standard shall , oomph,' ,Witn the performance option based on the approximate ';5% elope. Qf h.s ,area 1 ba` �. cif the The s�.pplicant may = request" ,an exemption, �. also exe location of existing treeo wog ld be preserved. Ea sed on additional review of the applicant's a sObmittal and the topography of the liter alignmen t of pedestrian trails primarilY within the Bonneville Power Easement appears to be the most feasible as proposed b y the applicant on the previous Public Tearing gxhibit Map. For this reason it is r4 cummende,d that Coild tion of Approval ; 20(c) be replaoed with the fol iovAng„ The applicant shall design . and construct pedestrian pathways within the proposed alignments to the satisfaction of the Plana .. ng Director. Tn' addition to the previous Cona is= itio s of Approval, ' it is also still recommended -, g : r. , .�p provided, e. p.; _ .. ,. ded previously st ommended ths.t the following conda.t�.ons nova: provided to the Commission within the November. 21st ..emoa�andurt ,e required. T ns are as follows e a.::ed, �.hese condata.o 1 revise the re M. .. plat carer:: shall re�tP � � p `�li.�na.�.ar,�y paa� �.,. ' p ' t ion fat to a �. z 19 a a w The pp Lot /+ of the Hil,ishire ,subdlivision as a part +t �, include 7{'9 u1 �I✓ `' � / i ..., 1 1 1 d• o the Hill ,shire . ,- I 11 p. . ... sha.r� Woods application: z�ne a pla�oant shall parcel Lot 25 of Hi to the revi8d legally attach � antla: { r✓r�;s principal p single c=,ontiq ns parcel fe uo subdivision aas Hi.l l sh .re Woo . F-a - ,...�r,� Cis• � woods, �T�L' �' �w:'LJbY �:i$ir`.�.� r Anderson, 8ngiriee ±ing Depart lent p PP fot� e. Comprehensive ref a plat, Plan 20 • d � As a condition of approval of the preliminary lat, the applicant shall obtain approval P g xt g and City �, n Ctaini� ... lay a.ss�on Coundiln in order to the e ly the City's compr'ehensiv'e Plan Cozen �p y designation to the s ub:. j s o t p. ro p er t a e. s. "his sha l P l r b e Co1plrEted prior to recordation o th e p relamina let STAFF CONTACT: Ray V alone , Planning Upon review of the traffic study and revised preliminary ti,nary subdivision s on i sit the following fi rt ings have been road i concerning r' - utility : ... � . �.g P ....p ° ' to serve rtm nub ivi i.o based street and design ro oeE:.� �'. e y he 2ngineet ing spa ; .... e d' the v d.a.r� � t„ following sed Condit sonde _ of . A . roval pP • Fancl�:ri��. 0 FFTC'R PORT: ;4` e ort, en . 5.t�.��ff�.c . �r applicant, has submxtt�c a P lshie Waod�s AT Conparat�ve�,�ria.yis.s r� Locaci 'Street; " wired ' b ,' it�we1SOfl Assoc at;es , dated x:'994. Qih� rep" art inc .ude7a, .. fii " •e+5t mate ' of t +e. the pr�V.,��.c as d the'' ' c joiy�ing ., il3.91:like tirnated propo'6ed Thee irculation ecembe ° 15, traffic s from de.u�elopment, distribution c� �� ►y+r and diagrartsillustrating the f the traffic f is wit + + hin the exxstixt reef„ system, f I. I d The diagram labeled ' Figure 2 shows of the ect ra e traffic usii;ig the proposed Street "A" l'i.t ng : throug th adjoining Cast:lel-J ll No. 1 subdivision, via SW, Windsong Court. With a connection of SW Ferri Street over to SW Scho11s Ferry Road, the e-ti.t fated traffic on SW Windsong Court drops to 7t,“ The estimated traffic that , will., use the. "extension of SW Fern Street over to SW Scholis Ferry Road. Js 42t. As ( indicated in our report of Novembe ' ' . '7 99 :, the ., Department is very concerned with the proposed ,��gax�eerZng Deb fern Stress or �'� ';; ' . street layout that directs traffic to either +, e c nedy fo {` the amount of S"W Windsong Court which r;�re " not designed projected traffic. As indicated in the Kitte's . report, yt, SW traffic, indicated the cn re a� Vern narrow and cannot .: `' . tl ..:ia1 n Stx'setr is , very marrow ' . � : �� b�t�ti �, of without widening: Them do �ieg I desig in traffic wa. � � . increases a.r� t existing SW Windsong Court is deoigned for veiy low traffic volumes Based on review c;f t'ae data provided, by the above -met; ioned traffic re: r � . commence %. condition" of appro�'ta1 as report v'��.ans to the re ors ; re follows s Revise ; -al, as numbered in the report to the . e conclit:i.or�s of ar�pr� Planning CoiranissiOn, t'° wit, 2.•A. The applicant has submitted a traffic repot that indicat rs' for Street "A" . greater that 5,00 that the projected volume ��or St ,.:. Street ni " ADT, and therefore, the proposed right-of-way ` r ofr44 f ect, street width shall. be 28 feet wide within a street per Section 1E3164. 03 0 -E of the Development. Code. 2-B. The' applicant: should provide , for r .�� ppla.can± the extension of SW F�rxt, e .. a i t ` s n boundary to connect toS The off-site of the stabd: �,��.o Road, prior to the final Stree�s:, oil -s Prior S�,holl Ferry _ , �.. .. _ ..... .: + ... . ,, a r�ocoxdata�onof the t�. i . . subdivision plat, in accordance t�a.th, the following: T he f inai design for the street shall be approved by a. of T4 r — R and `W'as h .n,ataon County. , Adequate right~ -of �r,ra � s zal "! ire t,eda.eat� p ,.3 + r_ • a_ fo::�n �ece tratale t:o the Ca.t, � 6 • ran `,:�. ,., •� , � •� ,� KITTELSON ASSOC, TO ALPHA ENGIP�LEItII�G P002 /03 4 �q2 °..�7PM �..OM KITTELSON & ASSOCIATES, INC,, TRANSPORTATION P ANItirirTRP4F'FIC ENGINEERING 61U SW A L D E R , sl ►frC ; ' ! O D • Ptai! AND. 9 705 • (503) aft.5230 lax ti,G3) 27 ai December 30, 1994 Project Number: ber 1494.00 Mr. Doug Stewart Alpha Engineering 9600 ZVI. Oak, Suits 230 Portland, OR 97223 Vie' Response to Comments by the City of Tigard' AA the Hillshire Woods ADT Comparative Analysis on Li ui Street Circulation Dear Don _ t.ele ®n and ASscC:113t013 111).C. hao reviewed comments by the city s , . ' on the Hillshire Woods ADT ∎ 'omp •r tiUe Analysis on Local Street Circulatio Dectmbc r 15, 1994. In the December 22, 1994 Memo from Micht,el Art ierson to Mark Roberts, the Ai/lowing condition of approval ha been recommmided. The applicant Eilhoulci provide for the eaclxnsion of SW Fern Strerat off -site of the subdivision boundary �o connect t to SW ._. S challa �� dead , � r. x o. n to the recordation of the final subdivision plat, in c c ordance with a � lluwz ng The final design for the street shall be approved by both the City di Tig ard and Washington County. Adequate ri ht -af -v� 'sty shall be dedicated to the Pub lit a f � orm acceptdikzle to the City Engineer. The constnuction oesueance is ►atibl'actory to both the City :ma the Cr i vkty, b. This recommended eon,dition cad approval. is based �ong the supposition that pan needed to the prcject because the+,{��d� mil not access c tr + W additional • cress is neccd �' r � city � � s allow allow local to �a � a Fern Street g rt. Howover�, the ,ity standard l end SW ��nder�n . Court. , 0 "; s per day • projected to o eratin � at � nacce t� �ble levels to �I�C�ArX1 ®d9s'��3 taxi. to 1�� ®0 vehicles has shown that r cte on SW g traffic r6 port li L within th+� city's �tanla� �, for ' �� a��r� of seance- The �_ .. � �l�ieh ,ts rvel � day y r local vnll he 010 vehicle por day ..,.. _ a � l fl N, - number 810 vehicle street. With no access to SW Fern Street, this rnumb�r would nncreaHe to S :. er day: sing the arbitrary value o 1,E00 j b aelee per day ae the roadway capacity • - - the volume to capacity ratio for SW Windsong c ot;arb korould be 0.54 which c4gt atas to r kle will anise a :eduction in the . peed yon SW .� a1��p , • li will y �, i� 'lc�� ry �.�1$uQn r v "� g ct on . � t is not ��per tech to have a �n r..! „,.�an'� as � �Ynd�orn� Court to be reduced, nu c ray g capacity or safety , ” the road. B iLLEVUE iewoof acct c: eel lea be 60 icy el idle `aM� i • K • Q 4 . •r P. 4 • F , w � •d"�� • b� .R° A � c• '!. ,. ENG . N(' INC. n PLANNING 4 DEVELOPMENT SERVICES SURVEYING ►ee+emr 19, 1994 City of Tigard & Ray Valone Attention :, Malik Roberts rts y 'laming Department 1 125 SW Hall woad OR 97223 �� iilshire 'Woods: Plan 1 signation to Annexed Territory Job . 223-007 ear Mark: 1 ati p ra ec yat_ you and Ray working i_ th me to finaliz e ; . t.. ae process re e ess ar/ to put for w. ar d the application for plan designation a pP roy al of the recently annexed properties the City Council. Th e relevant narrative la submitted with this package. Also iacluded are additional material requested by the Planning Commission and staff to be made PvaliabirJ TO them prior to the conclusion of the Commission's liearin . ec ,x® � h13 Annex tio! s t 4 Tax lot 800 of Tax Map 2S 1 4, and Tax Lots 1400 & 900 of Tax x M' p 2S 1 4 .C, y 28, 199 � f 12O of Tax Map 1 4DD were approved for . annexation by the l3ot dar r Commission. �n Jtal 2 and Tax Lot 1 P PP '� City g accepted �xty of Tigard has secs ted sand approved the annexation oaa November 9, 1994 (after the local elections) i st make a rer,,o 'eendation to the Boundary CC mr iissioii for approval, or denial, The City Council mu _ .of the annexation: John .A.ak r wb , .d with made a recommendation o the J a prev�ork�sl�► yr ®rke�,��:.i�b a� ,� Street in the txonf % e �-.�. a s prop: • . - Fern Stre. t : amend the applicant's gal to include �a rt� re3 the application the Boundary �ornrx�i..sion to Commission. pP before �, approval, As we �i ®w�; wh�1� involved �1a�, Boundary modification was dewed: The City Council %ere not involved with this action. ,r, s g the Council shall assign the d(velopment a zooming designation; as directed through At th same n . The applicant has submitted a request to the Planning Commission for an R.7 Chapter 18:32 complies lies with section 1832, and staff are in agreement with the proposed designation. This designation . p, . . b �, proposed cFlassira+�atron at their meeting. i_ J zoning; The Planning Con�ss�o� had n® objections to the S ection 1S:13C. 3 u � sta te s th that °T e pion designation , nd ... the zoning designation pl a aed on the .: p . q p e shall be the City's zanitg acstriLl *Filch most dose ampIP�ents tP Crys or Count), s con�rehv ns a ve Par � designation", Said Tax Lots are currently in Washington County, dl z�ned B �P ei ink' foot r lots be minim' .. � q lots. '�'�w�er�� ore the applicant' irequests that the anneated tax a�u� � uat�. a f �f � v`r s foot lo. rezoned in ,Iie City to R7, which permits a Minimum lot size of 5,000- square feet. PLAZA'ViiEST �a SUITE �?. 9 00 S W (��+? �7C7RTLA 7 � OR 97 3 ' 503480i3 '• V.' • w • gt• • a la icant has already notified' the adjacent property owners, . a td d a meeting on Italy 29, " 1994 p Mi information Iwuith skid property owners regarding the aa�exatiOn. ^ material at�1d ; urnaa on" necessary for the c�dlncil to Matt their decision has previously been submitted lab' the applicant• Staff have finished their repot and made recommendations nay ry V alone who has assumed, some of John Aackez's ;responsibilities, . has inforined the applicant of neceasa°y ^ materials or fees that were to be submittal before the matter could be brought before the oiinCilt At a . meeting with Mark Roberts ,& Ray Va one on ` December 7th, it was agreed that ..staff uid inform the applicant of any further material and/or fees necessary for the' C''ouncil to her die case d +Make its r ecognnendations As the Council cannot meet' to discuss the zoninf` designation 'until after �! ' laming Commission has met to fin alike a decision of the Eillshire Woods project, tied applicant nt the planning commission, ant ,a approval to the project with ;requesi� tlitit, as a condition of approval, �' PP p j ' the , t^ the Plan designation as requP by the applicant. While the � prt�visioii that the Council gram � � std b proc w s for this project leas been somewhat cumbersome, the applicant appreciates staffs efforts to sknooth the preliminary approval process for the approval of thi development proposal. g _ . the Hhllsliire Estates to (�ri S�Tiavennber 21, 1994, the Planning ��rnihiss��om� postponed �: Rearing of Estates January 9, 199,5 , The purpose of this was to allow the applicant to perform a traffic study of the impact of the proposed development to the adjacent area, and the potential to connect' to 'W Schalk easy Road the near future: hired b Kittleson & Associates were hire by ow said study, ' the applicant to peafowl the t rather soug ht to provide information regrading the impact of the development. From their analysis rile following points can be draw i 1a The proposed osed develo ment with or without a future connection to Scholls �i�c ly A P with try �.oad will increase the total amount of traffic on SW Fern Street: under this development an additional 330 vehicle trips per day or 1 , ' .3 o r .,, of the total trl:afnc' created by this project will use SW Fern Street When a covnection is made to SW Scholls Ferry Road thh e e total net traffic increase w". be 610 or 155. Of the ae, 100 trips are calculated to be created by the existing residents of SW Fern Street, 3) connection 9 SW Feria tr'eet provides `a second access point to what The c.o�„ ion ox A Street to r . av emu. is currently a narrow dead -end street, this second access unprOttes egteSs a_ccessibi ity for the existing residents, and for fire access which is currently a prroblern: Option ' 1' request by the applicant t p i gl little Option anti and Option tio31 '2';.r;3u ested b. "� off, work if any difference in total impact. Traffic Control devices should be pio�iided • � � to limit the ikse of SW Vern not connection to SW Scholls Ferry Road is constructed. J ap hcant believes that the most a ria future .ouiieet � = tci ►c. abu t, t e', extens on of r SW { Fern .S 'l is is in pail. due to :'t1 a pr xi t' Wiest fi t ii,‘ currently vacant. Iii ,oi ast, Optio ,'t ' , gested b 1:e eveto +��aus+l- l s fembre Pr0;rettle�'� anning Co mm s i4iin :is awaiting t l ' ra' is 1 Report before -ma ing Tattaelued�te glair identifies Trac trac dlit`es ulhout the site and will tia canjjey =y I h is a �ni :space Tracts' l2Aat, W tk , F will : be retained by, Sierra Pacific for , ndre :de `t4 pr e s will be , so ght through later separate appikations preceding narrative is sa f icpeut to J? low r ; pl: t of, tillshire Woods. If you tecltu an te to a c2n aact me at 452 -8003 p f � k �ti 1� Ip� to ,' oc,1'Mfrrrii '` it r i6YGC '\� roceSsrng e i ltat al or information, 1llrasae do not • ecemnber 15, 1994 K T°TELSON & ASSOCIATES, ` T'RANSP0RYAT ON pLAP+N 11�IGyThA 'MG EN NL:ERQNC6 611 S.W. ALDER, SUITE 7010 • POFffLAWD, OR 97205 • (503) 228.4230 • FAX (503) 273.8169 �roje t Number: 1494,00 1r. Ed Freeman e.r'ra Pacific Development 'f . Box 1754 .ale Oswego,; OR 97035 Hi !I`si ire Woods ADT Comparative Analysig on Load Street Circulation Feav r. Freeman: p► your eq • Ki A Inc. has performed a comparative analysis ur�ua►r�t to _ .��r request, txeis�,�n & Associates, Inc P p " average traffic (ADT) on the existing and planned transportation system in the ,�. ara earl tr � e y vicinity of the proposed 1 07- unit single-family residential development, Hillshire Woods, on 61st acres ill ' 9ga6'd Oregon. The main purpose of this analysis is to determine the i and the proposed development an S,W. ectlA►n be�� impact and iocat��n for an access project the estimated average char traffic on the existing and, Scholls •� err Road, and top j g y y �l Ferry rann d 'local street network. This letter documents the findings of the analysis. The proposed r ®ec.r is a 107 unit y l � p p j\ .. . 107- unit development located in west (See Figure 1 � . Currently, ..: - son le' amo eso a Avenue S u Tigard between S.W. Scholls Ferry Road and S.W. 135th A � �. new road 'that the site is largely undeveloped, Access to the project is planned via a ads cannel S.W. Mistletoe Drive to S.W.. . Fern Str eet a. nd r Se. w. Windsong Court: Additionally, an extension of S.W: Fe rn Stre_: from its' eXis ton g terrro:n„ s to S.W. Scholls Perry Road has been proposed as a long term circulation:. improvement SETTING .» i y p service t6? l ,, : the o�� ar'aa are L . � c�oolls perry The mor eseoston. roadways that provide , .. , �;, �{ ��;.� fut�A�re extension of S.W. W Fern Street Additionally; l� S.W. 35th Avenue, and 1. Street ,� , , - Rc�a , � u with the S.W. Walnut Street/S.W. Scholls Ferry Murray , boulevard to the south (connection completed � 1�v Walnut Street ennne�';.`eCai'� �;r,� S.W. Road ,mtersedion and the soon to be p . pp g transportation syster The following is a will tans o � 5th Avenue , ex�ston t :. o supplement .. these facilities: men the description of New Scholls Terry Road is a two-lane east west major collector (Washington County)° it currently serves a mixture of commercial top MRl I) residential, commev csal and agricultural development. The posted speed limit on this facility is 45 mph n p project . i ty currently no bicycle lanes Or sidewalks along the r,..)ad the vocQno there are curls and only 2 to 3 foot shoulder along the street PO LAND SCRAM ilTt r 9 47,E M0tLtTbt cl ,T Jiy OF ` I ARD WAS • A• .re • r t. • 01 • • Ehilsre Voods ADT Comparative Analysis December 1994 Prc)ject:.1 49 .00 Page 3 of 15 S.W. 135th Avenue is a tliree.lane east-west minor arterial (City of Tigard), It currently serves, south and west Tigard. The posted speed limit on 'this facility is 40 rnpl-i. South of S.W. Walnut Street the road becomes a two-lane facility. 50W. Fern Street, 15 a narrow two-lane dead end roadway. Pavement width varies • between 25 feet to 16 feet. It hat a posted speed of 25 mph. S.W. Fri Street • „ provides to access rural residimtial lands. Other than spot rocar:ions tic road does not have any sidewalks, bicycle lanes or shoulders. • ADT COMPARATIVE ANALYSIS The methodology to determine the impact of the 107-unit sirigle-fiiraily :residential • development at the site used T:,;tandard Institute of Transportatior. Engineers (ITE) trip • generction rates for site-genctratx1 traffic. Other assumptions used in th s. analysis are as • follow The S.W. Walnut Street connection between S.W, Scholls Ferry Road and S.W. 135th Avenue would be completed. No major improvements, other than frontage improvements tied to new • development, would be completed on S.W. Fern Street. The planned S.W. Mistletoe Drive, S.V./, Essex Drive S.W. Hilishire Drive and SeW. genchwa.;mer Terrace Drive improvements would be completed. Project Trip Generation and Distribution Estimates of weekday daily and p.m peak hour vehicle trip generation for the propose,' single-family residential development were developed from empirical obseivations at othr- single-family developments. These observations are summarized in a standard referer4e manual, Trip Generation, 5th Edition, published by the Institute of Transportation Engineers (1991). Table 1 shows the estimated weekday daily and p peak hour trip generation characteristics for the proposed residential „developments, using the trip rates ',dentifie'd hi the IT.F, report. Land Use ,3ingle4unity 107 21t) -•—••,,,....,........., Or 1..---....-•-* -1......----............-. v.....,-......,,,,..----,.,■.......1. t••••—•■••••n, • , As shown in Table "i, the proposed residential develorinient vvill generate appruximateiy ., . '1,070 trips on an average weekciay, of which 110 Will be in the p.m. peak Iholir, Size • Tr ITE Table 1 Generation Analysis Weekday PM Peak liner Trips baliy Tries iutai itibtikind OUtboUnd ii076 to et 25 , girigixion on e • e d „a • „Z" 6 „ • ; • vt. p. 4. • .11 , , 1 tAbilo 2 .... , it4aeoral,„'.,kidailifits ' ,,,..'...',... '''''' ',.. ' . . ' ' s k otosidottax—e- .,, ., ,viiiitiout gcliolis, Ferry cort!*ti,ott With, 5.ciiallt Ferry cennectittt).' itoa69.0ay 1. Projected AD‘r . Roadway ee, gory: , .1,'tbjected Atir ' itiii . ay Ciii!tititily ' , . , ... . ..... t:.Pie).ttre4t ,- " . 1 3ci1 Local . 165 iiicisoti4t Coilit ' o30 Local '' ' 205 . :i Local )4itittc1:?, -Ave 6:71,4' LC)c41 ' ' 670 j..191;1f) ' 730 Loca 730 1.641i 066 Extension ' Local, As shown in Tall')1,4. 2, ai of the study area critical roadways are Projected to have leisiihan' vehicles per day; 'Thus, ail of the new 'streets could be designed to meet I�cal street standards: In additioi%, all of the existing roadways i611patttd by the project (SW Windsong Court and S.W. Mistletoe Drive) are not projected to exceed 1 SPO vehicit4S per day (AIM) with 6r without a connd.19ri to S.W. Stholis Perry Road, A discussion of the impacts to ' S.W. Fern Street is included In a SubsetiDerlit 6ettibri of the itport, PLANNED ; APORTAI1C Y TEM .IMPROVEMENT �}iwrfii�ro't61.:iVu PLANNED TRANSPORTAT!� STEM .IMPROVEMENT ~! �.`�Kp91I jlll jIVr ow dw1 I. PL141\�N b ' BRA SPORTA`d`ION ; • „4,,„ M1m�Y41R11MM � DULL M. N'TAW ROAD ERR CITY' OF TIC:RD I`!LLL HIRE . WOODS, .;tr ITr yx. .:yr 'r14 b 1019 wm YP`Y W �Yii YO tlll ups slr ai1M11mw tl PLANNED TRAWSPORTATK SYST ; 1, IMPROVE ENT TOTAL TRAFFIC D T `ITH SCHOLLS FEPPYI ' Ni CITE' OF TIGAr WOODS II,I.SI�IIP.. .ri 4 �,1P� wib'Iiaimi 6M' 29 r LAN !EO TRANSPORTATION SYSTEM IMPROVEMENT BULL MOUt TA1i1 R®A1 CITY OF TI(A RD HILL" LITRE . 'WOOD otc M f .1 094 S e r�ect; 14 foodg „ aveaIyss ..•. , .• S W Road roposea as a pabrteeonfdteteermolneradil Artion s Ferry -- has been P connection has not Street ah on115ectL'ioi:n,i),too ,rsk.vvfo; the area Ferry Road .ion 1, an 8)ctenslu,, r:r option, a 100 foot are r CircUlatiot:111,",eie options have been to be of the conne"I of SewWo 'ull"der-11-11 dor. Base 1(.‘ 0 0ViaTe•—•°eexntearicSit:10erissoflo'clAa;li'neA'...,rdvhsiese'a:uul:secsneag(tdsia'esen°,wPF;:gusarccehc°e8ls)ls; stitrahendrdr!Varrdiesolit:tin-eoctr iao,nmatojosr,Wc;1). escrtsti. oonliss Option '2, an meet Washington County r n t nne center the V°r aasnn to .41,41b be between .oteerdi at h,,Nutehoeelussdoi dl Woof,eotcph:retosrireocnshnieedolceelfcsnettsdFhs Ferry to Ycod :tor chvnoeenaproposed n es ttei or sndt ol A°aucn1'. tab: 'le: streets roene at r Counk,Ly pacing bole:twe i.der to Road Would "CC 150th Aven 0 __di., : 0 accegs regional 0, S.W. a sp_ ansponation facilities an e loped an 1°PPling Ferry eartattiicjin t.oacs,vve schoFos, iidStreet fi Rcioliatdies:rThhee provide a likely Option ptioni through sw. *I the connection f ility and wou irnit the need undeveloped v loped pa. 2 wouldtoarnisaokinnteh;lt,e development Option of land tion would :-4 4... which cou. either r xi” to S. wcoan:snthil,,enicngtgti°0,nnidgico, oncuarWfilettayrseSc ealtigcnomstes. H° ununder either manager" 0- told potentially re.quidreveelopmen. facility a through extension t h lis access spacing requirements lbo Lit is e realignment or neighborhood development it: to chrtoiossn d. ve Fern Street either 0, ent tmeasu to reduce the possible use of that facility stre .trahic ■';‘,,g ' ' flue:son an ssociates, ti 0 0 rt 117.•■ •,.. • J~1 MISTLETOE PLANNED ' SAN aPO i A I N sr� l IMPROVEMENT CI Off"' TIGARD . H L lIR WOODS ": OtcV:k4EIER 19t4 is ire We ode ADT Comparative Analysis rojectd 1494.00 December ' 1994 Page 13 of 15 S. b Fermin. Street Analysis .W. FiI . Fern Street is currently a narrow curvalinear street (14 feet to 16 feet) that becomes a ,o0o foot cud- de-sac west of S.W. 138th Court. Due to the width and alignment of the r adway, S.W. Fern Street cannot accommodate significant increases in traffic. Without a connection to S.W. Scholls Ferry Road traffic on S M. Fern Street is projected to carry 330 ve`'�aicles per day This represents an increase of about 230 trips per day, over the 'existing traffic levels (100 vpd). With a connectior; to S M. Scholls Ferry Road the pry je ed4 daily traffic volumes on S.W. Fern Street will be 65 vehicles per daffy. The conned ion to S M. Schools Ferry Road would increase traffic volumes by 65 trips per day on the local facility; however, for emergency vehicle access and to met t the guidelines of the Transportation ion Planning Rule (restricted use of non-through s treet or cal m decsacs) , alternative access to €.W Fern Sfreet is recommended. The proposed project would provide alternative access s (extension of S.WV• Fern Street) at the west end of S.W. Ferri Street it eting the Transportation Planning Rule (TPIR) guidelines and emergency vehicle access goals. Transportation a: It is recommended that a connection be made to S.W. Fern Street to provide a ernew�eney vehicle access, and ultimately a connection be made to Sew„ Scholls Ferry Road, but that efforts be made to limit the use of S.'VV. Fern Street by through traffic. This could be accomplished by not making a direct connection . . Fern Street to the connection �ctre�ri frornn connection to S.W. to S.VV. Scholls Ferry Road. It should be noted that a o nne Scholls Ferry Road is not required as part of the proposed Hillshire Woods development. CONCLUSIONS AND RECOMMENDATIONS Based on the results of the AD1' comparative analysis described in this fetter report, the proposed single-family residential development can be constructed while rr� Deed 107 unit sr iY system i a site vicinity. The following b rote ri of local street s stt..ri�i in th maintaining the the conclusions car, be drawn from the analysis: The proposed . single - family development expected e ., . infant rs e� acted to � i�es`ate approximately 1,070 new daily trips and 110 new trips during the typical weekday p.m. peak tour. The existing local roadways (S.VV. Windsong Court and S.W. Mistletoes Drivo) and future roadways ('W' Avenue) are projected to operate at the within the 1,500 average daily traffic standard for Local Streets. To ensure continued future safe and efficient traffrey operations iri the site +vicinity, the p following improvement is recommended: Provide traffic control or roadway alignments al �% nments that would limit the use of be yy ss f�7 Fern St eet until it is widened to meet minimum City of Tigard sf ndards. ... rate i ti aSSGtcrates, ' nc. ort an r. region t d r adequatelY addresies he trans o tion -related, issues regarding. t veIopr ent of this site, If you havt ny add tional questions . or concerns re ar'ing this analysis, please calla << E S' ASSOCIATES, IN rep Clark' nor Traffic Engineer ittT sc�t� art ssc cAates, n a d Oregon . ENGINEERING INC. PLANNING A DEVELOPMENT SIF,RVICES A SURVEYING City of Tigard Attention: Mark Roberts Planning Department 13125 SW Hall Tigard OR 97223 Hillshire Woods; Additional Material Dear Mark: Job NO. 223-007 Thank you for meeting with us on Wednesday to discuss a number of issues including access, �p ' a conversation, I submitting additional material to circulation & solar. compliance. Per our c enable us reach resolution in these matters. x.8.8- :SOLAR ACCES While all subdivisions and minor partitions are subject to solar access standards requiring proposed accessibility �.k.... from 80% of the ra osed lots to meet solar acc�,ssibgli requirements, there are exem ` " . eons fro the basic 80% standard, or adjustments to that amount that may be permitted under site specific and unusual cireuunstanc,es. Twenty lots out of 107, or 17% of the proposed lots, meet the basic solar requirements (as i defined under Section 18.88.049 C1) of a north-south dimension of at least 90 -feet and a front lot line orientation within 30 degrees of : true east -west axis (see Site Plan), and a further 10 lots can meet compliance through the solar protection line: The applicant therefore requests that a 25% adjustment be made to the basic 80% requirement under Section. 18:88:640 El relating to the adverse impacts on density and cost. The proposed subdivision is severely restricted in the location and placement of its internal road pattern winch excepting for east -West access in Tax Lot 900, is a direct north -south co' xection. The need to connect to Win Json Win lsong Count in Castle Hill No 2 at the northern end of the site, SW Fern Street, and SW 1Vlisletoe Drive at the southern end requires a north -south street. In addition, the entire site excepting Tax Lot 900 has a slope of greater that 10% that is facing either west, north or east: No slopes on the entire site are south facing. PLAZA WEST A SUITE 230 A 9600 SW OAK A PORTLAND, 7 . OR 9 r Z23 � 503 - 452 8003 AMEREINESIMINVISIONSW The Staff report recommends that the 58 lots that do not meet the basic solar compliance standard or the protected solar building line option be required to conform through the Performance Option. In their original submittal, the applicant requests an adjustment to the basic standard due to mitigating circumstances specifically the north -south street connection and the extreme topography. The applicants wishes to know is Staff stating: the applicant is not 8 adjustment, they not find g q Section lb.�s8.d4dl, requesting .the ad ,�strrmen meeting the �e uurements of Sect t or do sufficient evidence to grant them such an adjustment. Should the applicant attempt to comply with the 8f)% requirement through the use of, for example, the protected solar building line option, the resulting loss In density, and therefore cost, per tits would increase by more than 5%. Therefore, the applicant believes that baying met the criteria established under Section 18.88.040 Ela i„ ii, and iii, that the adjustment be granted. Specifically: C�.88.Yf s0E (1) a. t" The of for `~ v 1 � The portion o the site a,�, which the adjustment �,� sought has a natural grade tha t is sloped 10% or more and is orientated greater than 45 d egrees east st or west of true south based on a topographic svry ey of the site b y the he professional d� surveyor or I5G'S or other officially recognized topographic information. The entire site is on a north facing slope, the gentlest of which is along the ridge line with an average slope of 11-12%. Therefore this site characteristic is applicable to the adjustment re4 est. ii: There is a significant natural feature on the site, identified as such in the comprehensive Plan or Development Ordinance, that prevents give to streets or lots from being orientated for solar access, and will exist after the site is developed: The severe canyons that lay immediately on either side of the north -south ridge are an extremely sign ficant feature in their ability to limit and restrict development. features noted the text of the �'i., of .,, d These eatt�� wean note flu the Washington County Comprehensive Plan and are identified Natural Area's Inventory. ill' Existing road patterns must be continued through the site or must terminate onsite to comply, with applicable road standards or public road plans in a way that prevents given streets or lots in the development from being orientated for solar access. Under the new Transportation Planning Rule, the applicant is required to achieve the maximum ore there f k a need to connectivity connectivity possible within the confines applicable to each site. Therefore connect to Windsong Court in Castle Hill No. 2 at the northern end of the site, SW Fern Street, Sxp. project. q ° orth -south street. .. � ' ►. .. � leads to the southern end of the hmch a umres a n, and SW Misletoe Drive at the sou y .. .�, The patterns connection, which of lots he existing raad�, est frontage which is not conducive to solar compliance. �mc�vin�'; an east -% � . p ,;;;,:.:t 4.. ° ' y individual ' �.ntxng {t�+ a lien ;�`�n `he: e rmance option creates a Creme hardship upon. lots a o 1 ton l n 10s she ro �erty, and is not justified harder the exi;�ting conditions, The pedorn .ante op st bearing. o p ° that.; the house must have its long wds orientated within 30 degrees of a true east eve r exam.le, that if F hed to construct, a 70 -foot wide house tong a bh ►lder v�v'jfi E would mean �eg example, than �f deep ; 80Im of the ground. floor s44uth Wall lutist be, '�Il4i�i6�, it ��t be �olti+�r t1YaYA 10-feet Y�'p from xot�cted. rom Shade by structures. This would force each house to die south of any lot using p he' performance option to be either significantly setback .,'horn northern sideyard. lot line c1 construction. Or ° Scher ca e On the horse to single story co ° de third of all ��do�s woad have to be o wall, looking at their sideyard and their neighbors house, rather t into t�e� southern sjdi�yard � � g ,mod, 4' backyard 'r Ioo out on the st reetscape, Also, 500 feet of roof must be const e she looking These restrictions, southfaeg • , design , of the roof line.' direction, restricting the style and , .. a lien on the developer muzzling the builder with absurd , create an extreme want. Solar ° � . while ��► objective, but not if enacted ,n�terate , b e �t�� that the owner may good o Lons�a and against the wishes of the buyer, in this ,Fashion at the cost of good design g e is submitting revised site and circulation plans that reflect a nneer of concerns he applicant ys sub g The specific items rdM Pte. • n � 1ffib raised. in the Sta#f report presented to the applicant on N over ° er 15th ific i and connectivity, for both pedestrian alred on the plans reflect an erupt to ob��. greater f natt access to adjacent properties. One key aspect is the future extension of SW Fern velaacula�� ae Sc adjacent ° t yet to the. g said Fern Street west of � St Street to SW hops Perry'. load, and the u�, radii. of s minor , collector. While the applicant realizes this is not on the City of Tigard's Future level o a inn applicant reflects Street Plan, recent development and future development proposed by the pP + Street seems to obvious Fern Stre s � �� load jug SW another connection to Sch ©lls Pe ,and us need under the current circumstances. The snap also be the. simplest .d' most realists east of the u i ° ' ,the 'A' Avenue �.tersect�on. to �nBnijaa�P e �� the :relocation of SW Fern s proposed a y ° �lect`,� pedestrian r ors are illustrated on ° to the ea. and bicycle connecti�a �t numerous jtrdrne �' regr�irerne°nts movement of traffic t coralor�a�a�ce with the attached ejaculation plan in ° , ` is sufficient to allow you to proceed with the processing of the ff y y I bolts the preceding narrative is su ; you material or information, Tease e • i 'Woods. If you require any further maP t� plat of Hillshire "� 452-8003. preliminary do not hesitate to contact me at Sincerely, AURA ENGINEERING INC Mark Dane Staff Planner cc: Ed Freemen 223OO7\solarimd as IP TIGARD PLANNING O REGULAR MEE7a7.1"4.TG MINUTES November 21, 1994 P CALL TO ORDER President Pyre called the meeting to order $,t 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall at 13125 SW Nall Blvd, ROLL CALL Commissioners Present: Commissioners Absent: Staff Present: itesident Pyre; Commissioners Jioiland, Mope,Sa rto , Schweitz and Wilson Collson and DeFr►,g Michael Anderson, Senior Project F neer; Dick Bewersdorg rsdorg senior Planner; Lesley Geminil Planning Com,nission Secretary and Mark Roberts, Assistant Planner. APPROVE MEETING MINUTES Commissioner Wilson moved and Commissioner Schweitz seconded the motion to approve the Novemiser 7, 1994 meeting minute as . passed unanimously b �. � submitted. A voice vote was taken and the motion � n as by Commissioners present. Commissioned. Saxton abstained. PLAsWkser COMMISSION COMMUNICATIONS Dick would be a number elatih ' to each Dick �e�►��ersdoi�' Senior Planner announced there a��ber of communications r a ��icatiodu of the pablic hearings. 5. PUBLIC HEARING' 1 5UBD/� S N 3LANNPsD DE LOP'1 '" 1211 94-0004 Sid L L1 94- 000.,MeNE CHANGE N 9 f') M 94 -0012 lF .,L O LOCATION: South of Scholls Ferry Road, east of the P ,nneville Power Administration easement, north of SW Bull Mountain Road, and west of SW 135th Avenue. 'CT1�I 2514, tax lot 800, 251, 4 C, tax. lots 1400 and 900, 281 41311 tax lot 170 , Tract P Hiilshire Estates 11). A request for the following lard use review approvals: 1) Preliminary subdivision plat approval to divide five parcels which total approximately 61.61 acres into 107 lots ranging g between: and The appicant has also proposed four water �- 040 end 21 90� square feet in size. T`h quality and detention basin trd,cts, a 15,40 acre future development tract, and a 4,40 acre tract to be dedicated to the City fox pen space putposes. 2.`s Planned development approval to facilitate efficient economic use approval which preserves nator- l possible by using varying 3.) a of the � � � features t � the extent cars fl 'V � lot..Si�eS. 3 Sensitive lands approval due to a slope of greater than 25% on portions of the site. , 4.) Zone change approval to revise the parcels existing zoning front Washington County R.6 to City of Tigard R-7 (PD).' 5.) Variance to exceed the rimirnum permitted street t slops percentage to exceed 12,5% for a distance greater than 250 feet. APP Ct APPROVAL CRITERIA: Community Development Code Chat irers 18.32 18:52., 18:80t, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.106, 18,108, 13.114, 18.150, 18:160 and 18,164, ZONE: i 7 .� • i b v e 1/ i .. i R-7 (PD) (Residential, Planned Development) lopment) 'The purpose of the It-7 zoning disxi Let is to establish , , i y residential development. The `primary residential use is single-family .`: e tatili��1 sites for medium density detached and attached residential dwellings. F ea REPORT , *tent Planner Mark ;-11,ob ., mewed the applieanta proposal to di a tive parcels of approximately 61 Ares into 107 lots in they aria south's of SW Fesn Street and includes* patiet to the north SW Ferri Street. 'the oplicana also proposed fewur tracts to be dedWated to the City ,for .o►;ater gtality and 4 k flf on and ireatmnnt facilities. Mark Etobeats meationed th.at he re ,paved a letter is4tedd 'November 15, 1994 from Mr. 1ilob Ludlum, 14065 SW Fern Street that outlined concerns also 'ai d by the City and said Michael , de i n w ould aeview its contents with the Commissions, Mark Robe .s said the applhcar t *Inked a v eanceeto the street slope requirert►ents of Seetion 18.164.030 (M)(1) that states that local streets tray not xceed a sloe of 12% for a length greater than 250 feet. As proposed, the applicant had ahraistsa a street scope for a portion of °°A" Avenue in excess of a 12.5% grade for approximately Ly0OO feet. ;1:ge :lie; the a, applied plict had also app►aed for a planned development overlay to the zoning map. 'clittel ►r 1ersah, expressed the Engineering Department concern about the d . action of the flow of ttOic mkig from the site and said they've asked fora traffic study that would indicate the volume of traffic in the i f widths t. ee applicant is, proposing. Using an exhibit to illustrate his area that would justify the wi��ths of the roads � ... r fate access; to point, Michael Anderson reviewed Engineering's recommended revisions to provide fo adjoining properties and future access to Scholia retry Road. . Mtuk Robettr , Wvicwed the pr p used detention facilities and �hael A rdeasan_rev►dwed the letter received from Mr. Paul Hakim, 13985 SW Fern Street. this ° pointed these areas had been ar sexed, the annexation ation was � was ette�i�.•e At t111s t�nie, Mark ed �i�t, that the . ,��i5 yet so as an 1e c'Ab the Comprehensive kiss designation was not in place on these pas y November 11, 1994 and t p added Condition of Approval, staff recommended CI process be completed through the City Council prig to recordation of the preliminary plat. Dick Bewersdorff adder., ai the zoning would not comply with the City's C o m r d .� Ulm �� • � p o�n rehens►ve Diann and should be done first so if the Planning Conminissio► hould decide to approve this request, the approvsl should be subject to the completion ofthe process that would include p ublic hearin g s b y the Planning Commission City r,uncil. Co sioner Holland asked about the City's plan initial .. irndsong Ct. . .e but and , an for the �a�rine�ian of Avenue °� "' �� develo memt bit I chael iderso i responded that the connection would be temporary under the init al p ultimately there would be better access to Scholis Ferry Road. Commissioner Wilson i son .deed what the City's position was reg rd to the applicants proposal to dedicate the open spaces tract. Mark Roberts commented that the City would be willing to accept it as proposed and recommended acceptance, Commissioner Saxton asked statrto clarify its recommendation, Assistant said recommended a continuation and pointed out the Planner Roberts ` said staff rocs' � that the would be ►� is Approval in the Staff Report and also in the memo dated Nove 21, 1994, p nibe�r recommendation if the Planning Commission approved the application tonight, PLANNING COMMISSION MEaTDIG MINUTES o ' rnber 21 1 4 m Page ji LIcANTS PIS' O r r , dark ane, Staffrohmter fo pha Engineering Inc., 9600 SW Oak S 4.. Suite 230, Portland, OR 97223 +idressed the Planning Commission repre-senthig the applicant/omen Sierra Pacific Development: He began his presentation by staitig that this subdiv : Sion application was one that had a number of issues and he wanted to 'provide a summary ofthe case ident ring the vicinity and would then go over where he believed they' complied with the applicable codes and ordinances. They., in eonclusion, he would add'e ,s speck& issues namely the circulation, open space, solar and storm drainage to explain the ,,.. a i . -.._ , •.. .. -. 4. Mark Dane he wanted �. on this application carefully to the Planing Commission because he felt signaficaar time had been spent o development and wanted to bring the discussionn, to conclusion tonight Marts said the unusual nature of the site severely limited the potential for development unless substantial �r;4tion of the natural terrain iras performed and the applicant wished to ensure that the vast bulk of the property remained undisturbed. Therefore, development would only occur along the spine ofthe north -south ridge over iiae majority ofthe site. He said while many often lots would be ; , square tee in size, only lots . bein a. area _,� the � s ua undisturbed by this the front portion would be affected with the remaining : rear -area of tea more vulnerable acres of the site development. The project, as pr oposed, would minimize the impact to the ono specifically the canyons that run along either side of the north - south road. applicant shall comply with • . • � ,,, � The rp- �ua °errehts� of a Planned all applicable provisions of Title 18 necessary fos the application of the pry., ect q Development •ve zds s i. Mark Dane said no portion of this Bite had been designated with a Sensitive Lands Overlay, however t was his understanding that slopes at er 25% vt*er s retie re- to undenr such a y of `e had in City `s Natural e a. 4 ry. The review. Portions .�t -the sat, a.�d been identified an the �a of T'i� a� increase ., .. � ire ein�vra would be more development would increase thy= .: the ri the art � impervious surfer but she overall gage cyst meant of .iota closely controlled and engineered to ensure that quality of water leaving the site met :.. a teria of the United Sewerage Agency. Mr. Dane said this would be accomplished by the use of a four pond stseteivn that would function as water quality and detention facilities for the site and he said an Alpha Engineering staff engineer was present and regarding 'In conclusion, Alpha Engineering '. would be avaal�ble, to answer ._ questions . -- • present aestaons re a�diii than would assure the proposed water quality and detention facilities along with the associated utilities would meet compliance with said agencies, Dane said then y passed p i said Rule had not yet Tw�.� r� a��larani,l��l� Mr. . _ ewl eased Tra,�s ortatava� been mentioned but had a strong role an the development of the proposal. He said that it required any new development be required to comply with the statute. He said the City of T igard had enacted some changes g and circulation, street and utility improvement standards and parking tin to access, egress nankin and loading, the rest were ralevant to this application. specifically re a and loading and excel . g �9 ` d within a planter adjacent to the street, General ' , placed ,� � .. tea 1 e in strip along the road Sfreet Trees• Mark bane said street trees would be lace t wished „.s place a ant g practice was to place sidewalks curb tight but the applican ten planting p o,* this _ . . the norm, the . r• Mark Dane � � the,�� an�', p ,i place trees within the. strip. In conclusion, said �� • was not b Y ,,• pp submitted plan request g n appro. applicant •,u�r��t:�eCl this in site tan and would re uest the T'l�nniia Commission Anne c e lion: Mark Dane said that on Jul 28, 1994, tiers . µ . the properties were approved for aa`�,ne��. July , 9�, the bulk of Y �._..,.. . ary i i • i The annexation package was • submitted by separate � dapplica o, �,..�_. Boundary Commission, s subimtted b a s c application tote. by the the City g.able _ to 5 1994 At this time, 1094 he fat of Tigard accept d ber 1 .; a final oii �Tovernbe ,,.,..�xaa�ctc'% �A�'lI'1n11S�1� ©rl aY'Ad �, rA1l�d ►�e ��3i1 r t�1 '�°be . nd rocess the a lice i n and � e annexat on becam r 11 due ele ons and the zonin o a would zoning � be -7 and all lots would comply, PLANNING COMMISSION MEETING MINUTE JTl a• ��'�,�ip; f' *, 13ne said S Street had a 22' to 18° shad in som a 1e ,side a p' alt stsrp but, was Y ` p. • , portions of the sleet directly y �jacen p o prised eu division ease`unan� rov�dn � ��d those, p stied directly t to � �-�. wQuid be tally improved thereby providing :Rill street unp 'ovemente over the eastern portion of SW Fern street and half etretat improvements along the west pottion in the front of the site,; i Mistletoe Dr• would be extended to the western edge of the site and wolf,d consist of a 32 pavement in a 50' right -off -way. The proposed north -south street between Mistletoe Fern .would consist of a 28° street in it 44' right -of -way. Between Fexrn and Windsong, the north -south street would be widened to 32' within a SO' ri ttof -way to match Windsong The proposed + -de-; c would have, 224' AC pavement within .r' no potion of the street would • � a � P ,, � exceed a slope of 15% and the average �ght of vray, ' of the site would be around 11 % and the northern end of the Mark Dane said r$aon ode along the spine in the southern portion � installed P ,� � d by the itt around 5 ,/m. At the three street terminus, a temporairy turns around would be installed if r q are d.. five rnarshaU. from a section of the code altered by the Transportation Planning Rule a 'the p niet� r of �� Dane quoted from y . � blocks formed by streets shall not exceed 1,800' measured Along the rightsoffway line except: a ) where street location is precluded by natural topography and said the nature of the site as. previously . y' stated in the solar e �e elo ment to a very specific area. He said the k R Y restrictive � i q potential . falling some i� 24 the proposed subdivision section ra surer e1 restrflcti�e and limited the otea�t�al far p t'y` �p elemta�+�. north-south on either side ®f th .. , run north this case resulting in average � were the canyons that real feet within 400 horizontal feet, at the corner of the site, in a grade of33%. The sheer size and scope of the ravines on either side of the ridseiim prevents the applicant from connecting to Lauren Avenue east ofthe development end from providing ng taseet , to then corner of t lot a 800. Where po��si� e, the applicant had provided east -vest connections by extending Mistletoe Dr under the �l POE easement and providing 2 stubs o the east, north of Fern St. In conclusion, Mr. Dane requested that �p the proposed development be exr 'ipt from compliance with this section of the code. Regarding the questions of access, Mark Dane said Jeff Clark from m Cat tleso...n e Associates es would be e working with Alpha Engineering on the trans p Arta #uuu report requested by staff He 'd theY received the Conditions of Approval lest Tuesday and arranged a meeting with staff On Wednesday, From that meetin g, plans to reflect the concerns raised in the staff report, The the applicant submitted p � . ccesg o eater connectivity for both pedestrian t Sao. 'tehic ular access, One Subniatted rev�sc site spific items reflect sat attempt to obtain, �' y �. a • Fern St. to SW Scholls Ferry Road and the possible upgrading key aspect was the future ex-tension ol, of Fern St west of the north- south street in the development to the level of minor collector. Y available from SW Windsong Ct in the Castle Hill Development and �aawltaa�y Sewer c Sr �+� was curreritl � .sae to ensure there is available capacity ��r that s�tsteaxa: the applicant will be submitting an analysis public g system Storm Water T,cuno�' would be collected in a ublic dr�ina e m and direr -vied to a public on-site water quality and tletentioa system comprising �o ff. f our permanent nasent pond facile tads.+ T The proposed storm r,m ac ili ties were being constructed in conP a�ce with Resolution . n 9a m 4� whereby, the United Sewerage Agency and the City of Tigard have agreed to enforce surface wa ee management amen regulations 'requiring the c nstrIf.iaion of said facilities. t 0 "b' on page 16 of the staff report as it ` impacts to solar accessibility Mark flt addressed the rl� Dane lead �2 � Solar Access ' 9 requirements and then read section 18:8 - l c Atom pages 8 and 9 of the Application for Prelimint ry Panned Development Subdivision Review submitted September 12, 1994, He asked for elarif cat ion about whether staff was stating that the appli cant was not meeting the .i. �nent s of Code Section 1 .88 040 requesting th e adjustment or not find sueaent evidence to grant them such an adjustment. i W . , 1994 'age 4 PLANNING COMMISSION t;4� m�s November 21 ' 19 f1R Should the applicant attemp option, the resciilrinp loss oa comply with the 80% revirerent thr the use of the solar building line nsity and cost per lot would increase b or than S %. Mr, Dane said the performance ort)tion would create extreme hardship on individual io n and not justified under the existing conditions and he that ° :ti ed snecilics of :lie perforn tnce option requirements. He said i, i restrictions extreme lien on the developer and muzzling the builder with absurd constraints he not t created In conclusion, Mr. Dane said sc►lhir access was a good cib"ective but not if enacted t,;, _ owner may of w:�i�it. � � � in this fashion at the cost of good design and agaiiat the wishee of the buyez 6 Sur rnau, , Mr. Dane said the proposed planned unit development complied with au applicable elements of the community plan and de.veioprnent code and it was compatible with the established neighborhood character within the CAS boundariea with adequate public facilities and services to serve the developinaerat and all improvements would be constructed to City sta dards. President Fyre aske 3 Mark Dane to briefly summarize the Conditions the applicant was specifically concerned with. Mr. Dane said the only Condition they had a concern with was 20 ''5" p solar accessibi ity requirements. 'resident Fyre said that staff had recommended a JontinuarLce. Mr. Dane said he thought the continuance was based on access issues and based on conversations with City staff he thought those issues were resolved however, at this healing, heard staff had decided otherteise. President Fyre reiterated that the two issues were solar access ard future road alignment. Michael Anderson responded to President Fyre's request that staff address the road alignment i tistae. He said r that staff anticipated seeing a revised plan earlier than today and the plan presented didn't address everything discussed. Regarding the future location of the connection west of the property, Michael Anderson said he assumed that would be addressed in the requested traffic report President Fyre asked if it was correct that staff was still asking for a continuation for the traffic study. . that ,� p Mi. hael Anderson said the Conditions were writ' ., Bch that the choice was open for the Planning Commissions consideration. Dick Bewersdorff said that the report was written based on the information presented at the time and the new information provided and the question was whether it was satisfactory enough to avoid a continuance ce or satisfies the conditions of approval. OPPOOITION Michael f olit bolm, 14160 SW Fern St., 'Tigard, OR addressed to the Planning Commission his cot icern about the issue of whether or not Fern St would become a through street. He said it was basically '1 one lane road where one vehicle always yielde!, to another, Currently, there were 2 always yielded 20 homes on the road and the the conditions, drive slow and were c residents were at , "are of ,� ,,h y ,► a co considerate. ao�n as it bi�contes a thrd ', street, it it lose its neighborhooi characteristics and the one lane road . won't work and would be dangerouu. He said he was concerned with the safety of the neighborhood and urged the Planning Commissioners 4o drive Fern St to get a feel for what the road was like before acting on it. PLANNING COMMISSION NfEET1NG MINUTES a No retnber 21 + i 'tS " � rk EVE . �. • �«+^ ould inereasteon Fern St. i@00,tar `0"c 01,... of going to Scholls Ferry Road; *Cold, go through' thee s ". , ,, yr ' c0Ut1 ,,� ,rasn a ,ras ; a 1ef .discussion regarding Fern, St* being, a' tY I y pity igneer said roads like, Vern Sts outside the'',Ci ere`.a �,,,� r. ,, *1 ever road .�.�► _n�r.or' w�+11[[�'i. Iii tie %1(.� g+►., �. �. �. r"'" 1 P1 t J� 5f P1 , i ht t at.vit h! n rivers i11'development. and privately rm intalne r+ ' Rim' ua+lic r ighttof -wa ►�nati re tted ,1 wd tit are little bit ; rnprovcd.° ICA Q CLO:$ls mmiss'Oner e gaid the traffic report, was an unportant issue ,because, O!. aeeess, to +Scrolls V' is d didn't think the Planning Comm ssie n should ac ep the su1 ` ` 'on tvithout the tra is study be nj d i ; to on aisaioner Wilson addressed the issue of'the Comprehensive Plan esi atiou and said A n eeded ap rr before &Tithing g 'else. 'a�enditrtcnt and zone a ive Plan that the ��n� :�ehens + � �cll� ��rsdu scud that. the normal process mould �be tha p �' , r 't' ' . He it was � '� '�;,n��;�g wer *�� A �' ou1'� `Il � � d1 y`'� ,,, require This subdivision .: � � ti har��e would r �v�s�on to go tl� �'u the entire � I �e ' w roved but it would b4 � ssiible It could be approved conditionally trton the Contprehenshve Pls, berg app. ' Bewersdorfr said. this a prow at an . point in time, would not 0, for the applicant. In conclusion, Mr. �� -� �' ve" :sve until the C& p rehensive Plan Amendment wes fina ze , hie Flag Coma isssoiers continued to discuss the potential traffic i`npa on pen' evelopmett and decided that a traffic study needed to be done. 1,11 MVMwr1 such 11 ..r advantage of ,solar that the developer dent Pyre d b6 relt there was sucr� x.�,� �e� opportunities to take ads should be given the exemption pronesed and the Commissioners agreed. �ommnrulassaoner Wilson wanted the Planning Commission to address whether the uYtuna► e co e on to Scholls Ferry Rd. would be through Vern Ste or somewhere further north and he said the north connection was shorter but less likely that a developer would have any incentive to develop that, resident Tyre suggested t. :t if and when the ceneection. was Made to Scholl, ' Feely d., it a done in such �� a way to discourage 'traffic through on Fern St: t if the g for a Tuck �ewersdom°!�' . � options Planning Cdn'snnssmQ informed the Coi,a:�smaners of their � n move Continuance and said the nest avedable date for a hearing would be Jatauary 9, /995, ConutiaSiener Holland moved for a cOntitinattee of SUB 94 -OOO4, ?DR 944065, ,,'.. . ,.. , q1 .-� . e' Viand' ` tad �� 9 4. Od9 and re ueste a traf' study be done. Commissioner Nilson seconded the motion. A voice vote tie's taken atrial t1 a rnotao v,a pp t sly a r�►..red uina�mno the Planning Cotnmission took a break at 8'30 p.i': and resumed at 9 p zni I , .LAN T CONIMESSION IV EEflW "x MINUTES d ern er fl, i9 age 'p. • P • Y I , SIM X4.0019,; ' r-,2-121124-410Q1 VV lt. a410,OOH w Air* 4eitit _. e L CA AM IN: 122F5 nd ' Avenue (WCTM 1 S 1 36ClD, tax lot 2005 and 251 lilt , tax lots, 100, 101, 300, 400, Qt. and !2): A request for Site Development Review, Planned Development. Review, and Sensitive Lands Review approval to allow construction of a general retail and professional office enter providing up to 343,000 ... square feet of retail and commercial office space and modify the size and location ; of wetlands areas. kAPFI ICA' LE APPROVAL CRITERIA: Community Development Code Chapters 18.32, '18, 2, 1 8.80, 18:84;18.90,18.92, 18„ 94, /18.96, 18.98, 18.100, 1L102, 102, 18:106,18.108, 18.114, 18.116, 18.120t 18.144, 8. 150 and 18.164, ZONE: Cdr (PD) (Geneeal (Gene Conemercial, Planned Development) The C-0 zone allows public agency and administrative services, public support facilities, professional and administrative services, naneial, insurance and real estate services, business support services, general retail sales and eating and driniditg establishments among other uses. The PD (Fle need Development) overlay zone provides a means to use new techniques and technology in community development, The Planned Development zone facilitates efficient economic use of land and preserves to the greatest extent possible the existing landscape features and amenities. �9rnmissioner Moos stated that he had contact with the a‘ pp licants a g ent, Alpha Engineering, regarding. 1Yrovidi ig utility seems and said it would not eifluence his derision and wanted to participate in this he g. STAFF IMPORT ' Mark Roberts, Assisthnt Planner, using an overhead, reviewed for ,.l ie Planning Commission the Martin-'1'RI County Center Site proposal for the SW corner of SW 72nd Ave. pp and Dattmouth St. He said the applicant ,. Y ., � • .- � ' . . ... .., Y had proposed 8 commercial pads with up to 342,500 square feet retail and office space and pointed out the location of these pads. Mark Roberts said the primary focus of the Conditions of Approval within the staff report related to the relocation of pad "A" and reviewed the reasons: He said the applicant was also proposing to relocate 1 -1/2 of 2 acres of onsite wetlands offsite. Randy Wooley addressed two impacts of this development on the street system and said staff retained the services of a traffic engineer to help review this application and through that he felt the applicant and the City were close te an agreement. He said the primary changes requested were additional widening on Dartmouth St, near 72nd to accommodate eiae by-sage turn larie,a, .ride .hng on 72nd to accommodate a future 5 lane street and a signal at 72nd Aver Rand Wooley informed the Manning Co nission that overlooked in the staffi re .. ort included � g p but to the of!'e.r y a�or developments in the area was the E uireni t for s. raver for remonstrance against the fiuture t �� .µ. � p g g p' p i° local ym, ►rove�rncnt district needed to cant lets the plan for that area and recotxnnded that it be added to the Conditions. Hie mentioned also that staff i'vanted the applicant to provide a buffer set back from the wetlands at required by the Unified Sewerage ) �gency, Marie Roberts contimted the staff report and reviewed the third additional Condition of Approval 24 lip's referenced in the Commission i ��n referred the Planning �ons5non to letter from ,. memo, . g. 1994 rile He d the ne �]' ®�einn a 21, 99 late 1000 Friends of Oregon that arrived too late to be included in the gaff" ' report said reviewed its contents for the Commissioners. In conclusitm, Mark Roberts said shifting pad "A" towards Dartmouth and revising pedestrian ` "'pathway connections el serve the shifted pad, would bo an adequate solution for pedestrian accessibility: PLANNING COMMISSION MEE1ING MINT S •_ NNV4/1ber 21, 1994 -- Page 7 • applicant cipete in an LID to install sf sg�ll►/nd Avenue' s7� The applicant would agree to participate in an LID to make this improvement. He said the applicant would like to lead this and explained the applicants positibia This Condition was fine as there were no utilities on site. He said they'd like to strike "a":, "c ", "d" and "h. Mr. Christensen questioned "i" and compared the landscaping requirtetnents to those at Cub Foods and Costco. Continuing with #24, he requested that the second and third sentences of "j' l e stricken and reg ardin . "k" he said it was extreme as they're already proposing to p rovide a de al more landsca pin g as required by the c ode and specific plan; he asked that 'i' be stricken and "n" was too non - specific. Regarding "o", he said the pp• spent i.. ,, , � analysis ��►r the site arrd .the potertti�� ' a licant had s znt a �� i eai ut rnou orn an acoustic impacts from the truck docks (0 not exceed DEQ s requirement and would like it trick re Pert&Ant the additional Conditions of Approval, Mr. Christensen stated the following: x This Condition be rewritten to state that the applicant would participate in the formation of L ID's within the Dartmouth corridat with the other adjacent property owners. This Condition appeared to be unnecessary. 24.p This Condition be stricken. He said he talked with Hermosa Park neighbors about having an access at the southeast side of d A and they didn't want it but did want the commercial site fenced: ofr wholly. Mr. Christensen elaborated 'nor the Commissioners in response to Commissioner Sexton's request on his comment about ADA standar s and how it made it impossible to save they trees and discussion of the issue continued. In conclusion, that talking the y homeowners �d Christensen e paid that after 5' r talkin with ril ne�rb h�tneQwn�ers half of them wanted buffering so the 5 non ADA access sidewalk could be deleted. CITIZEN INPUT Kathy Cvdfi ey , �� S s w Hermosa Way, Tigard, D� stated she wasn't t e d. addressed e to o the P arnrag Commission her concerns with the project Specifically, she would like to se e some continuity of traffic flow in access areas designated for mature development; she saw a need for a designate d area of alternative access for development and also a need for alternative access for emergency vehicles; she wanted csee a neighborhood friendl . .. into the project an extension of utilities, stomp gains, seer . y a�ycess into th ro ect and also an e sabi ties and septic tank drainage as well as an extension of a sidewalk along 72nd from Dartmouth up for capah p � d u ..., this businesses and wanted it noted s�fetys in conclusion, she asked about curfews for trucks unloading at retail that even though a noise study was done, sound carried and tthis could be a problem down the line. i el OR said h�+ wasn't opposed osed to the project but as he fastened,! to the Je��i�t, a resident. at 7455 ]�e�•�and, Tigard, + i� t o�� p. , • .::g saying ,., the plans but don't presentation he noticed that the applicant was asking a blank �hec sa n Q rte's are :r -� down into heights • i . gs ig hold us to it. He rE�,�.sed his concern r s of some of the buildings a� far as loci ... .. . , us h the .'s ern noise of trucks and then said he totally agreed with the response about the yards _ .. "._ , about die no s and Hermosa Y �' � ... y ..., p tYle aids can .li�elYno�, a..s the sound wall between the development • osa Park residential area. He aaid he didn't want to see to direct access back and forth to the other coimnereial properties right away but wanted to see planning done for the futurre access PLANNING COMMISSTON MEETING MINUTES = November 21 1994 m P itge 9 Christerxsen ,said that at a corner of lot #8, a 6' Otri easr:ent could be i er a� a Perk" homeowne . . , . acs and vehicular ac+�ess mould �e okay age.. �.egardlr�g w s n i.,t7,104404 on the site, he referred to the conceptuth plans, the ns pad elevatio dif 1 i e idea' as for an upscaleYcenter" that was econon icali = failbie and the commwnit io�it ,:whait woaild be going in there. tailed i`re4uired iatrwould bi luau, e+ cremes and then sal didn't n d to milt HEARING CLOSED iel Andcr n responded to Con nussioner'Moore'sconcern about the sewer system on 72n di: }lo sai sere were two watt lines and one gas lire in the street and the only available additional space was on eve side *id would ultimately salve the,east side. He said it was'customary that whenever a' street arik3 e lop to was improved, that the streett utilities be exhaled appropriately The Plann_ ing Commission.0,nd ' con ued. to discuss this issue. ey, applicant could apply ; o the Citr " uncd for a rermb gal said that the tj � � � relent . - �r Eo st�c arse 1 � t an d if there ►as some question as to whether the sewer could be but on the east side, and "this, Condition could be odified; to ref ect that . exp concern about the applicant request to delete Conditi� , ,2 • , on�ussnoner Moore expressed his ,; requ+e � �;`�n �2� �; �, c ;: �d d, and asked if the peas were conceptual why move pad -.:A. without knowing who the occupant would be. dick;" Bewersdorff responded that the City was concerned with the changes in the plat that affect offsite iffic conditions and said if the applicant was within the guidel nel as part of the od;nceptual deve4opment late Staff Could approve minor changes in location. Commissionet Schweitz asked Randy VEWooley for his comments rcgarai g the applicants presentation: idy Woole said he thought there were a couple of die y �y � couple disagreements on the traffic ,M�,rLLdititarnis and he briefly. addressed them: He talked about the widening on Daft-mouth by i mouth for the side b� side tin lanes and llusttated 1 6 what he was talking about. He said the traffic engineer retained by the City argued that ,divay "B" shouldn't be allowed because of too much traffic being so dose to i2nd: He said the applicants traffic n September 26 said the side by � side design ��olution s not consider& d " gineeM supplemental re - . y get ; engineer . su . letr�ent pert dated yep .: .. . t `, ')OVV was improved but may be respired y " r� , " necessary from a traffic operation standpoint once p h the City as ... ... p _. n 'aange for allowing full . access to driveway B' once against adverse traffic o orations �� e"�r r, f additional and oral ,sear •. ; he thought that was necessary to make the plan work hi the intetveniu eai s until Randy Wooley said gh ► P g Y � 99 was six ',arise: dition 6, Randy wooley said it provided widening and rig .. wary on the ast side of 72nd Regarding Condition ht o .i „i g ' to make the transitions for this 'widening so if we #1 we need #6: Rand wools said he didn't if pin a _ + p .... d ... . � � wtrs important that the Randy y . said �k see a problerrb. if the LID was an option and it improvement be in before the center was operational and suggested the wording be the same as Condt4tion #7. Ie said he would like to see Conditions #25 and 0:6 remain so as the applicants designers and City reviewers, work on thi,; , it would not be forgotten: , Regarding Condition #2 r €gardhig the LID, the language was st,andard and dy Woo ley stated he prcterrei the wording remain the same. PLANNING. COMIV1ISSION MEETING MINUTES November 11, ,19.4 _ ` 'age 1.0 • 'st inmissionev More que their porti t of the con ed Condition t #24 p and .asked if co s para;cipated in pro 'ding f n action of a'pedestrian pathway to SW artnioutl to I southern,prope r 44ajstant Planner Roberts responded that he didn't believe so and then re►nen a change in the wore t the applicant isity their fair share for a edestnan pathway or provide a study that indicated there was n�., aar'share Commissioners and staff discussed at length concerns regarding the rdtocatioar of the wetlands. omtnissioner Moore asked Randy Wooley about the access onto 12rid from Beveland and Hermosa and �ii%ed how standards w ere establis hed for x tra gic signs aadror signals: tidy Wooley responded that there was a document_ . "Manual on Uni4 srmn 'franc Control Devices'', that established when signals were wanted or to be considered . He said that i f the area remained single e fanil y residential it would be unlikely that those: streets would get s n d gh traffic to nee that warrant H said that t havin g a traffic c si gnal at Dartmouth and 72nd would Ariake breaks in traffic that -weren't there now. ommissioner Moore asked staff if there was a mew o n truck nloveif ent in commercial toning. g ck, 3ewersdorfe res c nded that the ]�►� p there was no curfew and hteniionesl that the City heard numerous complaints ' p get ate teerrment with the manager to about forklifts s • wee ers trucks etc can et and citizens change the t'6 cration but it. was a continual and p p the Commissioners than ,,,staff a� t� . ,.. , tmual code enforcement problem. continued to discuss this issue at length. Wilson asked about the relationship .: with Commissioner � ADA and th ` �R and said. the a. licant made a n between that he wasn't . e con;�ect�o ��,twee the two asn t award of He said he knew that the 1 �YZ reclbired intcrconnectivity but asked if it specifically said they were to all be accessible, Mark Roberts said it did not and Commissioner Wilson asked e if staff � agreed with th e applicants concern cert that it was necessary to make a level site in order to comply with ADA standards. Dick 1ewersdorffresponded that staff thought a two level site would be okay and still comply with portions of the ADA standards. Commissioner Schweitz said he did n't think the location of pad 'A' made any difference and explained Commissioner �chweg re asoning Commissioner Wilson said the big issue was Division � , _ .. ,,; + : .. .. an suggested that t '� � of State Lands a,. were better 4,alifed to make that decision. The Planning awetlands and coritinited to discuss the relocation of the wetlands. Commissioner Wilson acid ; g i ...:. .. ,> ..- the . ... ,_ . � t��e site ��d that he understood od there waS more landsca � �n b� , ,,. because them ry s 't are wetlands and the wetlands come with the darn . - .. : ternto . and the noa�rn stun should stile apply in this case. Commissioner Saxton saki the applicant should not be required to andscapi ng right t up ,against the building. The Commissioners discussed " .. " i, i 3" caliber for tree see bras reasohalale: 24 "N" and decided that a MANNINO CattIMISSION MEETING. MINUTES m November 11 1004 �' ,ge pan, th' a land8C41011 , muc was l�ooro xiov& to r r .,.; omm, n' i. ( 6.: t { P nS.on i` n,co`. written; Cton, , ry i h co •� '. � ttyi� r b/ m'i- 'oy11, r, m'I. oslra te,a n o .acceptable to d ondit o.;i n ; nn arid "1:1"; delete the ltwces otM ex mi .dii ndor �-t. /a 'or . a t� I nd re r rd Condition 24 try include that the applicant provide a-, udy tha+ show t t1C��: a ► f sue, o a ould be. ,C,i ssioner' Saxton seconded the~ motion. �A: voice vote eras men and the ;Motion ;'iM i •'it ,rr r r a „p r' 7 i• a ititiOdias taiiiiiiENT. d Vie. m tang adjourned .at 1 t i45 p.m. Leslee Ge .11 a Planning Commission Secret PLANNfl CO COIVEIVIESSON M' ETIN'G l ritsiU't 8 Tovetnber Prepared For: City of Tigard Date: 8 November, i994 96iDO SW Oak, Suite 230 11223- 007kWitiVc G0& won and Water e This hydrology and 'b hydraulic repo; contains r the design c lcuiations for the *Foods Subdivision The development provides three tracts °�► b� used r a �r ' detention, detente on, The three tracts are. "C" "D ", r'an d " " All �rwa�lr (will fee -tracts are designed .with a .two :cell,! pond' system, One, cell is designed to �e tr der water quality t requires ents provided r by USA, and to other eels is signed for detention of the 25 year design storm as rrequite d by he it of, igard: design storm, The water quality � pond volumes, based on the: 0�: ��" � USA ' g were determined to be 6,040 cf, of, an6i 1,830 of for tracts .L" CI "D , d respectively. In front of each tract a iowflowihig ht ow diversion structure will tie constructed to divert the design storm to the water quality cell, and bypass the highflows tr 'e detention cell. An infiltration trench will be constructed below the water :iality cells to release the water quality volume over a 48 hour period• The detention volumes were deter �^J determined, using Eagle Point's Water S hed Modeling program, to be 11,500 of, 23,000 cf, and 111,300 cf for tracts " and "0" respectively, Eagle Point approximates the volumes based on pre- vs post - developed hydrographs of each shed. To determine these hydirographs the shed area, the percent impervious, the runoff curve numbers, and the time of . concentration were provided: The soil on the site was determined to be Corvelius, hydrologic : g group C. A pre-developed CN value of 78 was used for forested land, a r r CN Value of 86 was � �r ed for landscaped land, ,a Ci.,va1, oas.,uaed.a, for impervious surfaci ig a The pre - developed peak discharge for shed C was determined to be 3,63 ��fs; based on a time of concentration of 1,6.6? minutes. The developed peak disahar'��e r, was determined to be 6.53 cfs, based on a time of concentratioi of 14:70 nj mutt `s, The storage volume for shed C was estimated. to be 11,500 and the water quality volume was calculated .� � :. . g , pond � � � of ith side - ... � A and gain l Osed of seed to be 0 4 cf two cells w q area of 10,700 '. p require a flat surface :1 side slo es and berm would 1Al2.1 \wk!krepixt:doc Lr . t 4_71 .. • , dischar 4011:c,:0004ii 6,,ber:I ' sio*ge.,y0,1uni.,:,, orf'i to be 5,700 cf. A poiid composed of tw er quality 0, ',, , shed ,..':,,ot.;13'p.°/oPl'67,:aelev'Y'l,',.'0*12eJ,„1.i:''''''6d'°'',''ff:fiC'6iii.i0:'se4it:,t4.,cs:ti,th.e.'''..:':I,'P:t.,:ia,.,:111,0:.:ri','S,eial41'r 4;,','L.IL, ' ' -r:ieci,,,44;pos,,:bLeP1,'1'8',)Ep',...,.:;11„,Cr.,,e14::0 ',,side;',slOtjaS„--Aildi ilektii'i't° • t.' . . ' the ' tract. al. :;i1140 ..,F' ., ..., ;,.-.,,, based , 0,,;i,. ,. i,011,H' - .,' .,, o.,.1.,:'-7.17...,::Pai-1'ett ,0,..., 'a.'1.'t, ,in4!,,cl:173 ''.,''0''‘i:e':':.'irinh:r:,,ZP:, ea.0...,,p.,' to'r *M .:,11,11,.'ae/....,0''''Afiegt.'''ledHitvc)ri' ...,;.:1, 0.:. in 7''i.o0'.,''11)4s.:d;'v'enti.,;'1'(:)ttSecond, ','iluc' structure ,.., - , be ,'''.,,-..",fi:t,,oiti, 41:11$*c-,:,-:2..•,,,74.:C,‘,S:igio' ii.n.p'ti:ti4.,ort,,l'a-.,,090:.'df:P0° *.'.'1'''tcir,,th idpirelopme a*.ge 13 67 minutes. ' ' aHdly , ,, .....,, Shed G as ' l''''' L 117 ' ' 111'' e minutes . , ak ,,isc concentration ,., of ...,,, id consist ner-6ti'u.,,,,ancf wc!eclbOrin, Under the berm bi,..„0.':27'' pip0-to '4116*'forYsto . . L . pipe ' ms to 'bYPass. the facility. ,.,-2.5 feet aboVe-,• e_ invert .0,10...Vat4.0411f.:of-, the 2 ,.'.,, 1,"0: a 15" pipe to theL detention pond. -,.The ',,,:i57 pipe .'%70.0i..Ilict,,eut the ipea... ryear dosJtti, storm and ciwert 4.fia cfs of the'pokic discharge to the detention- .,. 1 - H - ' - ;',,,,vhi6 . would release at a peak rat ci'i of 2.74 'ef.4;,,.,:. The 'pond :would limit ti.4*-/, discharge .afge froth the, entire :basin to the pre-developed rate. An 8,''':',,r.:pi 6 with 1.'..,.,,. StS.. r.t...,;,110,a,t;:tort orifice lofaccaiiieidij:,uagiltriginljgO.vothi:ne diversion structure ,,t'jt:Ot:tilr,60: 'owebitil:101400Pok,kioiiii:,11.t0.t.afiet0,woo,t01,;,,:'..' large enough et:tough ;:o,provide' 1830, cf of water quality anc!,110$00 cf of detention *61114 ... . , ., . .. . .,1 ' require a flat surface area of 7,500. sf. Preliminary pipe sizing analysis was preformed for Hilishire Woods USfingr. 6 gotta . Barbara, Urban. itydr()groi-)h;„SCS, type. 1A. methodology.. The Spread.;,., ., , . , . . ,, .•,‘ sheet equations used to determine the hydrographs were provided by the,,:0,,i,t, ' :.-,:LC(itinty Gt6'rtt.__j.,,,W_a___*A'a Lila- erneitt l'illatAtial; and incorporated into' the ,att,lehed': Storm Sewer Design Form„; The Storm Sewer Design Form provides pei,i flow, ihd' areas, runoff curve numbers, proposed pipe sizes, and proposed ,:'slopes. .01.4rittg the design process these sizes and slopes may be adjusted to actotnItioOtite'r., the , road •grades. ' - ''' : '.. ', :: ' , ,, ' '' , , ,.. - :':: ' : ' '', • : .: :..:.':.,.,,''' '',''' ,i':;;:'''' :.. :-., , -'':,,.,::,:: . : 0223-txrniNkiiimmtdo: • tVl:�1fepoirt.clOC ;' �: 1M ERV!OU S A i r A CULATI it ;pervious Area sae at9r Quality Volume: Inver Area * .36" .6036.E epth (lid) d 9 SlOPee 1 0ttdrn Area (A) =- 2 a i } GE 'S STORAGE WATER QIJALIT q $Ard e 'S 1 C F; Il `ete ;Surface Area S i 0.0 000 2,303 0.5 1256.5 2 63 1.0 2672.4 . W. 1.5 4261.0 3319 2.0 6036,0 ®36+ JO 3673 as 3010.6 4046'; 3.0 101910 443? TiE ENT ' FIVE YEAR L ETENTION ��CiWME Storage Noah a (Sd) = 1 5O0.g0 bf. Cepth {tad) = 3 f Slr'e 1opeS = 3 . Ottor0 Ares► (Ab) = 2�30J STA0. VS STORAGE bETENTION'i y • Stagy ei l-1 FTa Sfc,ra et S . Water S r f ` a c -0 Are &.. • 0,0 0.0 , .S° • 065 1446.0 3053 1 i0 30604 76 1.5 •.4662.3 •41i 2.0 .65594 2:5 •9067.7 !, 469,1.: ••3e0 `i 15 iO4) 5304 $.5 141' a. 1'. rr#ac,) NUMEP OR $IP DE$GR PT I ON) `a 1.rI�1 shed Area. Curve Nunberi.rw CONCENTRAT I t N -� '1.�SE DEF x DIED., •. d._me o0 Coracentr atik/��y i w .M it w IM r i i, �. RAIN `A DESCRIPT 'ONJ. bis6rr ibU4thn Type...-.. Total Precipitation,.. ketut n Period a' b 5t V7 DUrata.of •s76wr.m M AINFALL. DESCR'IP' ION] Distribution ype :. a impervious Fractiion a� fi 6 k A e V• y � wk11TCC 07- ov -94 LOPED IT!ME OF C ONCENTF,ATMCNt Travel time IVlarming's n flow length -;` 300tt max.) = -year, 24hr storm land slope = 0.400 forrested 200.00 ft 4,00 in 0.200 ft/ft 13.31 tin. 13.31 rain. k To Velocity factor slope-of patir= ,. V k(So) 0,5 L = Length T = L /(60*V) M 110,00 forrested with swale , 0.100 fo,lftir 4.4 900.00 ft 3.35 mirk 3,2 rrsih TOTAL Tiff OF CCMC NTRATiOhl .16.67 ; rr�lr a DEV L PED TIME •(JF CONC NTRAT1ON 1n1tsal Ca vhr ent time Pipe Flow (170oif ffps) TOTAL Tl lE OF C.O 0 NTRAT10l #4. 1 � `0 rnln A Avenue (1500 If ® 23) 0 .97 acres B Avenue (040 if © 32') ' 047 acres Stub 'One (160 Itf 0 � 28') '4:1,101 `acres 't. tub TwO (190 if @ 32') 0.14 - acres I 6a of Lots lots' ln7 � area 2640 sq..f. Irr..Perri, area of I ®$s 2.67 acres total Impervious Area: 4.35 acres WATER f. UALET Y POND PARAMETERS: ater Quality Volume: Inver Area * .36" 5681.53 cf. V'11 tal I� Depth (Hd)= 3 ft Side Slopes = 3 :1 Bottorff 1 �~� Area (Ab) = � 127..4 STAGE VS STORAGE WATER QUALITY: Stage, H FT. Storage„ 3(H) C.F. Water Surface Area S.F. H* Vat 0.0 0.0 1 127 0.5 616.3 1336 1:0 1346.9 1566 1.5 2205.2 1 613 2.0 3204.6 2071 2.5 4358.0 2360 300 5681,5 2660 3.5 7165,8' 4:0 3885.2 3315 TWENTY FIVE YEAR DETENTION VOLUME: FIVE Volume (S Storage d) = ' 230 OOpQ tf: Depth i,,d . 8 ft Depth Side Slopes = 3 Bottom Area (Ab) 6098.9 STABroe. �. `... R �� ► � i�RACt= DETENTION! Stage; H.PTa, storage S(H) J . Water Suiace Aeon S.F 0.0 0:0 609 ii 5 3163:9 , "67 .0 65354 707 char�je war iw.Ia i dl =i a r ' M .r �h ��f i+ d it N d a a a ult.ipl icat ior.i factor it r «'gip .i w b i i" ,N q 00 . 1 4 4 a F d a x 4 ii a r rd. i it di dig a' ..a a'a d d''d n r ii .a a Mb 1,� a Number u a d i le- a b ii .0i ;r 1� • b• p a ,h i h 1i �i is 6 .. a b N C-C)1■10E:t4TRAI..1.0t4 imo of Conce`ritr USER . DEFINED] FALL DESCRIPTION) �' i r r i b�y.15 y�, 11 J* {p. type.... d a ii i b Y i' N a d ii, r" a r y 4 a. 1 otal P eci )Ite wio11 w .. is M i d Y x ii w -.a , ,lk d "4 ',�'l hid i,N C •'r' ,, ,� ' -,T a °fir 1'i` �., II • Return Pet ioe d a} s i a M r k w d d 11 r a d d'.■ M 01 'el .a N r a a b M a ' Storm D u t ti6t b a -d ii 4 M a b d b a i '8' a in b d ii d ''It ■ ji Y- 0 • d e.r Ippyyyy ty y+ � )' q� r+.' Y �h yd �}r y� r1 „ mpel Vious F1,. acti on ii d a b,a a a it a b i.:a N. }I �i d ,M!a1b `L d'a ri 6r R �/rw�,R° (yam, /�.�/, R4iiPVCR err•. r ` `+ ?�.`. C RD NUMBER �» I BARBARA : y�.,yp, • �M14..1 0'Y . S R PT I O ED , D ;25 YEAR DE; \t4ELC'I O aI AP H INFORMATION) , scha 9e w Y • i r;a 7 it d Y d'di'Y �i �ro r �� Y. Y • b.�Y'Y •r -i,�.I me w ii Y r r w r i a a n w r a a d■ a Y M Y r" L r is a ''► tiplication factor Y a airtrait . p r n it 'M r Y rr'W a N . DESCRIPTION] r Y /� {�. 0. r s.1 I(57� � :'°1 y1. �Q q Y t4' Yi, n w li r r p • r i q a -p u A n,:: �h Y •r M', ,) it it • 6 • g n w q a Y . of d M u a r Y, 6 r w .tl...: • CONCENTRATYON -- USER DEFINED] 6,0 mln r 03 of COnio ntratioh . a • • • r N a r i • ii N 'ii: i N a c INFAlw,L `( ESCRIPTION] , V :i.. . �i Y �''•0� "J, 1 l ��ii r' b d w i e b 4 r b .I id r i Y h w a u d q ii r. & d;d nr d d M r ri 1+ i ii Y -: I a ':b Y a b b U Storm Duravio116 b Y a w ii a a w b Impervious Fraction « Y b i Y a r b Y a a a 7t r r i Y • LOPED TIME OF CONCENTRATION: .OW TC FIRST 300 FEET): Travel time Manoing's, n L = flow length (300ft. max.) -year, 24hr storm land slope w 0,42(ns L) 0.8 (P)) 0.5(so)"0.4 SHALL-CAI CONCENTRATED FLOW Next 500 feet Tc Velocity factor = 3.00 forrested So = slope of poth = 0.260 ft /ft V = k(S ) '0.5. 1.53 L = Length 500.GA ft T : L/(60 *V) 5.45 min: 0 ntin. INTERMITTENT CHANNEL FLOW Next et '� `10.00 forirested with swede Next 6� -- Tc �CelOoi factor to = slope of path = 0.070 ftUft \If = k(So) "0.5 2.6 L. a1: Length th = 600,00 1" = L/(60*V) — 3 76 'Min, inr 2'8.60 Mtn, TOTAL'i`IME OF CONCENTRATION : 28.8t, inIh 19.55 ' min. 9.65 rmin� fTRA AREA CAL+ ULATI�tti:,: Div (7 0 If fit` acre 11�V. o� Inp�r� area I pa v4 area of lots Impervious Area QUA .'QTY POND PARAMETERS ti. • � e36" ,'41 �3'�l.a4l 10 ater Quality Volume: it p er Area Depth fide Slopes 3s1 ,r3°itoira Area A STORAGE aRAGE WATER QUALITY: i �V� . Storage, 2(H) ater' Surface A 316,8 ' 70 715,0 ' [ 678 121711 1065 1827,5 2562.9 1492 3436,6 : 183 dENTY FIVE YIgAR DETENTION VOLUME Storage Volume (Sd)= 11800.00 Depth (Fic1)= 3 Side Siopes Bottom Arta (Ab) X73 TALE V s E bgT44T 0e d .�1 Stago, wi. PI', • StOr a gie SH ) �. 1eter .urf boo 414 0, 7 4 0.5 1415.5 ,.::.: g3 1.0 0 ;; ;330 4.5 •it.75g7 3665 2d0 • 0.1.og 4059 • 2.5 130051 50 3,0 :1•1.30o..4.....• 4CS£ 34 `139 1 e0 YEAR, EVELO �• � g a� a, M r. es rri, • 4 'I r �. it •, i .- on icat, . factor: , ,p 'SC R'IPtION] i�� r e 1 s'! a �,, A''1�' r+.e 5r� . M 'M ■ I ur.ve Numbe 1 V • . ■ a a J r a ME CONCENTRATION ,rte. US " 5 DEFINEt :RA NF'F LL DESC tIPTION) Distribution tiOn 1 Tpe Y d i r r e a ..,a 4 n u d n w h r;'p a `'f •� r. Total Precipitation ..: d A ■ a m■ Y d d is w,a �r,�/ �+ �yi�+ y yam, 1 6 o f n Pie 1 i o r■ ... h' '4 � 6 :i +.■ ii to d 'r N b a r, N i. 4 s M. i . r' Storm Durat,tonr iiir i. r • i e"n d •.N r f -� L r b d 4,d o Imperviou s Traction. • . �-- 0.095 �:or,�� of potty► k(So)0.5 =` 3.08 Length = 1OGC.00`i ft :� L, 6®* 5.• 1 ca�,� 32. i6 miQn . TOTAL •TIME of CO CENTf TiO W r ' Si Rc G old N r L, M cation ' RIPTIO N] a er hed Area. rye Number . ilmo c CotioG trat<ior P DESc'RIPTION Distribution Type a r a a " oral Precipitation. Return Per i d r L e a Storm Duration, impervious Fraction', k1 fl a A'. Wb AT; i LL DESC PTION J i s t a. l i 1 T 7 p° e e • ��,tt ` `1�. y��iV� y,G�. � y' a a ��'�M w r r L'' f4e'Wu 0 1 ie 1 iod Storm yM�11 Y a a a a Y e a 4; w y M Y k if d Impervious ! rac ion a 'c a ii''�t i 4 +i ai s' ii ii 'ii E. c Velocity facto!' = 0 gr. sir,06 of path = = k(So)'0.6 = '.6.ength = = I-1(60*V) = • int- AwkIViLpoti (ice LEGIBturir STRils STOR=SEvE1E- -SK t-1Rs JOS 223;007 P JECT HILLSHIRE4 KINraECOUNTTWASHINGTON : SCS RUNOFF fan-LO ? MH-- M11. INCR. ACCUM" % AREA CN AREA CN "T9PE: � ' SIZE iirE AREA AREA IMP. PEW. PER IMP. IMP. - MIN) (CF PIPE ( " ULL ' if ULL (ACRES) (ACRES) (ACFiES) (ACRES)- , I (INCH - � - �tCPS� � . (FPS FPS, MH#1 -MI #2; 1.5 :.57 0.72, 86 0.65 10>00 1.26`- 12 0 OF: S :C0 1100 120 3 ., MH12 -MH #3- 1.83 3..2 34 1.37 86 1.85. 98 10.E 2.72 2 0.0650-. 9.00 11.00 3. MH11-3-MH #4- 0.00 3.42 0 1`.57 80 1.85 38 10.71 2.72 1,2 0.0 10.00 13.00 MH#4 -MH 5 1.36 4.98 54 2.29 66 2.89 98 11 -.06 3.94 12 O.O 10.20 :=13�Q. ' m0 ti 4 MH MH#6- -i.s1' 6.887 54 3.17 86 3.72 98 i 63 5.40 12 0.6500 9.00 ' 11.00:. 6.60 225 . MH #6-ME 1 7 0.00 ' 6.887 3.17 86 3.72 98 11.36- 5.40 12 0.0300 6.00 7.70 0.9 16 MH#7qRACT C 1.63 ` 8.52- 34 3.92 86 4.60 9 12.31 6.60 - 12 0.0300 800 10. i '(00 M8-H#9 2.02 2.02 = 4 0.93. iza 10.00 2.02 = 12 0.10C '" 14.00 17.©0 ; . 'p .0 = 0 t.. MIt 3- 4MH#10 0.00 2.02 0 0.93 88 1.cM 10.15. 2.02; t. _ 0.140't�. 14.00. 17.00 ;. 2.45 {off : 0 10.48 3.24 2 #10= N:H #11 2.04 4. 1.87 86 2a9° 1 0.1 1400_ _ 17.:t3I 'v . 3.93 i30.OD MH#11- MH #12. 18.00 22.06- 12 17.71 86 4.35 11.01 15.24 15 _ ,;0.0700 1 7.00 _`14.00 1 -174 `0 MH#12 -MH #13 0.00 22.0E - 0 17.71 36 4.35 11.22 15:24 15 0,0700* 17.10 .14.00 12 t £ . 20.00 0. MH#13-M1#1`4 3:60 25.66.= 54- 1ST S6. 6.30. 98= 11.E - 17. . la 0.0400 21.00 ` _ 13. MH =1.4 - TRACTO 4.16 29.82. 21 2.65 7:17= 9 # 11.69 20.7 a4 0.0130 24x10: 10x00 7. '50.0!0 ' =0.! A22,'1 -0 /Wiiif*e .dac �IJ {.� 7T';,,:r;; dt 't 61. Si . � ►r v� Corps ►f E n rose S Ater esotiree Stu ,.:ag 5, rep artment o f .grim lture .grip tilture Experiment Station., 1 regon. Tashi ngton State Department of cislQg s e Lanageinent Manual for the Puget So ind $asiL. Tea MARK RQSEf TS CITY : OF T I GARI? E_' 14 �'b ► FRfW PAUL ECFi MAI ' 13985 S.P. ERN S' � I LL f I RE 6 1DSa DfRA I NAGE A . RO 'BERIS -- ATTACHED IS A 'SENT` �O; MIA p 'DAII OF ALPHA 'ENCINEE.R!NG DATED DI Y : t,rr 1994. t + b MICHAEL, 'LET' 'in'DER A'T .THAT TIME BUT WANTED. TO ,MAK �`' E 'I` .A ,SPY OF THE ; ER AS WEL SI .IT IS A.: �" CD Sur 1 OF ! URRED SI, CE ,1 THE `CREEK RUNOFF FRCiM WHAT IS 'II I EE'* ;ER LLED IIILL$H1 I KN DOUG iTEWAI T AT A� PN \ 'BOAS ALSO 6,c0 D' NY LETTS7 ".' ' E HATS TOLD MDR ADSUT THE CONVAIRMEHT P, NDN HE HAS�'DESI NED INTt� �E. °PNOJ C' TO ADDRESS THE EXCESSIVE RUNOFF; .AS,,v REVIEW'�TEE PLANS ALPHA SUIT. 'EL, AS Veto!. As THE STAFF `REPORT, I t,iRIAY *ASK SOME QUES'TORS PRIOR TO THE MEET NG O 1 NOVE ER 21'... IF QU I'AV G S ICN S F' ME Cz , REACNke. DURING THE: DAYTIME AT '629 -8O9Do ILI 4 Juts`! 25, 1994 ALPHA ENGI4EER:NG, INC. 9600 S.151. OAK SUITE 230 PORTLAN0W OR. 97223 ATTN: NARK DANE MR- DANE I AM WR 'TING`TO YOU IN RESPONSE TO YOUR LETTER DATED JULY 11, 1994 IN WHICH YOU ADVISED ME OF ALPHA ENGINEERING INC.'S REPRESENTATI0I OF SIERRA PACEFIC'DEVELOPMENT'S PROPOSAL TO DEVELOP ME FINAL PHASES. OF THE Hx LLSN IP,,E- ESTATES DEVELOPMENT. SPECIFICALLY, I WANT TO SUMMARIZE SOME OF THE CONDITIONS AND ACTIVITIES THAT HAVE OCCURRED RELATING TO EXCESSIVE WATER FLOWS AND SILTING TRAVELLING OFFSITE, CREATING ACCELERATED EROSION AND SILT (DEPOSITS ON MY DOWNSTREAM PROPERTYQ SINCE MANY OF THE PARTIES HAVE CHANGED IE. SEIYU INTER- NATIONAL CORP, SIRTON ENGINEL'RINC AND CHRIS DAVIES (CITY OF TIGARD DEVELOPMENT REVIEW f NG I VEER) ARE NO LONGER INVOLVED, I HOPE YOU WILL FIND IT INSTRUITIVE TO REVIEW THE HISTORY OF WHAT HAS TRANSPIRED THE LAST THREE YEARS' SINCE SEIYU REMOVED MUCH OF THE WATERSHED ON THE DRAINAGE BASIN ABOVE MY PROPERTY, TOUCHING OFF THE''IMCREASED WATER FLOW AND SILTING. ATTACHED IS A LETTER FROM UNIFIED SEWERAGE AGENCY INSPECTOR JOSEPH AMERSON DATED MAY 7, 1992. IN THAT LETTER, AS YOU CAN SEE, NR. AMERSON MADE MR. DAVIES AWARE OF TWO ITEMS RELATING TO THE BULL MOUNTAIN SUMMIT ESTATES ( UOW NAMED HILLSHIRE ESTATES) WHERE SEIYU WAS IPA NON- COMPLIANCE. THE ITEM MENTIONED THAT AFFECTS MY PROPERTY (TAX LOT 100 MAP # 25 1 4aC) WAS "THE WATER CCETROL STRUCTURE NOT BEING INSTALLED". THE inuTER OF 1992 WAS THE FIRST YEAR AFTER TEE WATERSHED REMOVAL AND WAS THE FIRST YEAR I BEGAN TO EXPERIENCE ACCELERATED EROSION AND SILTING OFFSITE FROM THE SEIYU PROPERTY ABOVE MY PROPER`', BOTH CARL VIEWIG, CITY OF TIGARD CONSTRUCTION INSPECTOR, AND MR AMERSON Vi S, TED MY PRDPERTY TO DOCUMENT THE PROBLEM: ALSO ATTACHED IS A LETTER FROM CHRIS DAVIES TO SE'1YU DEMANDING A REVISED EROSION CONTROL PLAN (ECP) TO CORRECT THE PROBLEM: IN THE LETTER MR. DAVIES CITES THE FACT THAT THE MATERIAL LEAVING THE SITE WAS ' IN VIOLATION OF U. S.A. RESOLUTION AND ORDER # 91 °47. , I NEVER RECEIVED A COPY OF SEIYU''S REVISED ECP, AND AS YOU KNOW, SEIYU EXPERIENCED DxFFICULTIES WHICH CULhIIIUATED IN SIERRA PACIFIC (ACQUIRING MOST OF THE PROPERTY. PRIOR TO SEIYb%S PROBLEMS, HOWEVER, 'DIAL' A !MEETING AT MY RESIDENCE IN JUNE OF 1992 ATTENDED BY TON BLMTOE OF BURTON ENGINEERING, LARRY WESTERMAN OF G.P.O. 4; CLARENCE WAR (THEN 0WHER SCI'' TAX LOT 1700 MAP '# 28 1 4BD) AND STEPHANIE AND DONNEL WILLIAMS, OWNERS OF TAX LOT 1600 MAP # 25 1 4 BD: IT VAS AT THIS MEETING THAT CLARENCE MOHR AGREED TO SELL HIS PROPERTY TO SEIYU FOR THE CONSTRUCTION OF AN OHSITE EATER DETENTION FACILITU. THE ER0'MI"ED 'CONSTRUCTION OF THIS DETENTION FACILITY TE tPOEARILE ENDED MY DIALOGUE WITH THE CETY OF TIGARD REGARDING THE CONTINUING DAMAGE TO MY PROPERTY. THEN SEIYU'S PROBLEMS EECAME APPARENT, AND THE EXCESSIVE WATER AND EROS MH DEBRIS COHT I NILE D TO PLOW ONTO AND YHROdIGH '.F te 4 :0tri1: 10 ili PR .ORT,, .8. HE :,1.,-1qte:t,. OPk,, ' ,1''.0 ', *T0j640.40000t 0041itfii:i400nt, „.., T ,ft,,,,°.:43UNIENT ',':'01E.:,,Pit 1314.« ,, MATTE' ';'''tiiirit'tlikittAiligs itvERAL,,,,Iii,1806:,!:„Wiii,-,I It*A'''PACIOliCt*twitEitiiiiii1,, 4.1"TENDED:A . . 0.,i E 11 NO7'.6*-;;CP',; C.P.O. ..,,0800f::24.,.•;„i883, wrira,:jitit$,;:.NOLs6:4„,..,sigkiict:poi,tiC,!8-:PO4-400:',;;;.:4;,:::;',,,L, #iotii001'7',4100-iiii FREEMAN, PRINCIPLE AT LSIERRA iiicitie TO ott''';:',: AM .J: OVERVIEW ,:E.00','LLOKOit WAS ,t1010•10::-tu•lit8 aiirluNAL ;SEAt0iii, iiiiite‘” • i • ','-'$:;.•,,,, :. PURCNAS :,'::: $,,,::ti*•:',t8i7:1*80 (:;.c84sTROOTtoit 8F,",,i4;.oitAtii0iirt.,Fikot.,0 ..,:,:. SPECIFICALLY :01sco$StiL:Ht*Aw's4eitA4tu$Siimglit,,00#14,00tAtitili$: WITlC4RIt CONTROL WHICH ::- :1:::E!71:!:;;;171110:11!;71:7:4'clitARA111.frirri'l.,,Q!!'ll'!!'t::::::::',.',:::::,'::':::::-.,''', itilrlIll"'.:4ilc,I0)'1(671i':!!'.°177.(iii;::iisENTIAZt.47;16- '; ; 'IlltS''.114t MOST :116°Eil:C'''CILF'1' !iT'111()1C' ..11:77t14...S' 'AP:ir,al‘,,Ilitit. 01:EA:TEO' .1,.,497,,t, ';'''.. SIERRA ,,.'',.,-. '''''` ESTATES OCVC4 AopRovA, OF „TA, 14jokt,./cei ,.:''' ,,, liLINIRIE:, Assuormo, THE liff OURSELVES TODAY (I AM 5):0*,mAtii-coNtggkisPettAktiti*O',idUR:i4140.10e,',::,:,;''' -,-: • ' - '' — OR _, 'A. it Ttotii:L4F, THE PERNiiIENT °HSI TE WATER DETENTION ' FACILITY PIAWNED FOR ,',,,,l',AX LOT 1700, silice 001,4 MYSELF AND THE :u1(41/41481 '..NAVE it000',',: 8R0084 THREE WINTERS OF BOTH ' INCREASED ' WATER aliANT,ITY,:' . _ , . , NP ',OFCtiFAOG'OATERAIIA‘ITY' III THE FORM CF SILT •LADEN4CONt4,,,, Atiolwictif* OF u.8:A RESOLUTION AND ORDER 0011 APPEAlls'H'' ,;.81114,,: HE AppkoptAlee SPECIFICALLY 6.01, 6,824 6,83,.., 6.04 ,,:605'14.00FEREtice to THE INCREASED WATER FLOWS, Aoto.' 7..8411 AND ,:10041(t4vgt TOE, WATER BUALITIfIGWOES. , , T0'007E0:I HAVE PERSONALLY $PENTSEVENAL,, THOUSAND D0i,;■1A1S, JOnt104011110:TaLANIELIo0ATE INE EFFECTS OF THE OFFSITE FLOW UPON ..., , , , Mt Pg0P081.t..t MENTION THAT FACT TO SHOW I NAVE BEEN PATIENT, : : ., '1 • ', ' ' , '' , 4001IING,T1100GNINE'P,NOCESS UNTIL THE NECOINEO PHASES ,6 - N . _ _ Of'4114GNIRG iSTATES,'NOW UPON US, TRIGGER THE CONSTI!401.1°M OF THE DETEUTION FACILITY OW TAX LOT 1700. 6RFORTUNATELV,,1 WILL BE UNABLE To ATTEND YOVR INFORMATIONAL: '.. MEETING cm JULY 290 1994, SO I WANTED YO PUT NY YNOUGNY'g IN .'. ONlYIN6',' -I LOMit PCFNAND TO IfeAgitto 0R04 ,You SOON NEGANOING YOV1,:': 01,Apia ' .• .,, ,, ' • ', H PAUL RCFFMAN 1398s S.W. FERN ST. TIGARD, OR 97223 CC: JGGEPN AMERSCN, U.S.A MICHAEL ANDERON, CITY OF TIGARD TERRY CNAMNERLI,Nt U.S.A. • IED S MTN hris Davis, i ty ,off Tgard. " 233397 �aa"d 08. 9722 II dear' Chris: that t is leaving the Bull Mountain Summit !sfates project. on Aril 28 1992, 1 received a phone call froa. Carl V ew g (on* of you; tnspeotors) and Paul Hoffman (a property owner do n1atreaut of this ro jeot) expressing concert about the amount of erosion along and in t a ateam channel on Mr. a 3offaa� " s p ropert . The erosion .debris is dietribut d on both sides of the creek for is full i ngth. Thy s� is `� subdivision to. tiffs. Wetland area f ��ia� 'the north prhpe�rty line of the s north of Sc ho1ls Ferry y Road in the Ci tY of Beaverton,. Bull Mountain summit Estates is within th► CiY of Tigard', jurisdiction, ther efora we are ta 9q the city ® f q ll.qw up to r esOl ve tbi p ob1en p Due to the fact that I was the inspector �� the .�i'f '"site setter work on this project, ,ware of the nbnoo!UF ietion of severe', its connected o :�ne ted t,t,uctur . . e .: . �® e�ct � Y am a s � being t this Project. Two of these are the mater control installed, and the street imProvement required for 5.N. 135th Avenge not bung completed. The ksnth, have regative i m aCts Oaf 8tOgae and erOsbor in our agea Please review these eoocerns, and of cortL,nting these deficiencies. Sincerely i r�eph E. a so n Znepector /eb �lar�n r�odor, �EQ Terry C haabO► liar USA £ro etty .Owner auk OoF� fiaaan �P Fred rig it " USA 155 With drat Avenue; Suite 270 Hill i�o�o, Oregon 97124 .e+ • supply us with a method and echaduie Thank you' Ftlkoillo 603 Fold: 'lci�,llf�3ZS . • . fir• • • 4 r • • // Ic r.:; �7 �titernationa oz Kurt Vanitollenburgh cc n Center 04 S.W. ee urq,,Puite 450 rard, ,.Oregon 97223 Bull, `' Mountain Sunsuit Estates ` a olke burgh: S :e Engineering ispartma, t has received seVeral.puoae Cn mm p ; t couple of weeks. the , cal1.,i have . ranged', from concert 'about 4 ,atts: Of the project to s ;fit °li ie ": ,coinpiaints. X haVer been Lu recent eontnct with Pau/ Latin, U.S. Skink,' and Bernard,.' P*ck,�' Your Project itanager and have discussecd some of the situations Wi,th eaoh of ; thoscovar the phone. It has been some time since any work has , Peen donee oet any. K j feel the folloi9i g Hefei need . `to Phases of the, Project ��. we a+cessed. Via; part of your " iPPR vED" construction plans, it is, a equirement that f fectives maintained at all tf mee. tihile t,a e. majority sires be , we have received end. it of the project compliance � .. �. y erco� �, on control j r® site �.� in coaap ,_ , or verified that Wexcessive" material is leaving the site at or arOukdr the storm crossing ea S.W. Fern Street. This is iz vitaatiota of . USA Resolution and Order No. 91-47; Surface Water " anagemen Systems. Therefore, you are required to e,,4ubmit a revised Erosion ' Control Plan MCP) within 3 working days of 1713011 receipt of this letter. The .revised ECP to eall., as a minimum, specie A'icallly address those areas that axe not _ v' the revised Plan. the �ee�ABfri��.�� be ��4/�0 ., in compliance and how long terrm erosion control Upon a r tatuo�� of the plan shy _ Pp"alQftR p r g� y you comply w :th 'the above the city shoal, begin immediately. If ou fail. to c at its option, have the work performed either by ity crews or ' by set, and the •g .g . your g contract, associated cost shall be charged against our ez�st�.i` °bend° 13 5 g sT7AEET TMPROVEMENTS The final c vi'',lstructd+oh of S.W. 135th i4as yet to be. , completed+: While we you g s people to have the portion are aware that ou arm Working with srarit�u p p of the project competed, it is our opinion that sufficient time has passed to complete the ,work. We `do r remove ant to put you in a position to do in t e _ i t work,, onlr a to late ve it to meet cOnd tion5 of nt However',, we also have a commitment to the citizens{ of the Cityl:a i. _, '� .i.w City and County who � r�sive this �;�dad troy as a atdn3ar��a, bring it �Daoi� up . qu to . ,,. • � c required tom .feted one to pre-construction standards. by Therefore, you shall be re of the following h July 31, 199 l Complete or financially y assure the im Or. ovenents as sequirea per the conditions of approvalo or 2 Complete interim work that brings the roadway back to , Ptel. construction condition: .. of the .. . �f e�,ti�er aki�o�re conditions are not meet;:.. the Cl:t y , shaiµ �. coordi:late with Washinoton County in contracting out the interim work. All associated cost fo,►t the interinct work Shall be charged ac ainst yp ` existing "hand", 1,3126 .5 SW Ho1i. Blvd, RO. Box 23397 : O rf eg. oh 77123 �563) 97,,,v41:4`ic,":•gt.0014,44, renbut J. Aqaii we would like to meet ',with 'you and,,4ipcit, the fldto czte itO a mutually atrtai,lable solution to 4iidvieitiO the :00irriaepi100. '11 yti rii ay titlitttiorpiit p1o4ise' oali the at 6394171 eex he ha* 8;00a atti 4:00n t MotiKLAV thterillh Sinekeiltp pek # Christ her g. Davies, P.E. DeVelop/Aeat RevieW lngineer t.,0: Button itnqineerin,4 Malat COnstrtictton (LS. ank Case Vile 1 , PPE T' /SAT !WILL G# Ail "THE Ct /Ail RLT w hifn fi f SILL. 9+ILT IF TN! PIPE 1 OR is VLL "a�.� T`I' ►►` r''+i ,I ` LE'1 11 T0LAY» `s 1111TI AIL ' ITN T At" "CI�`�NIM lamH PNFM • 1� +* H.L 'Q ,'' KN0l4 ! 'NAb THI,E r� I r IE Tip :Isla LIl�il{ " T?" j To .wit TO OA TIE CLPIIr Tr0' a t#E 50! Y'ili� .a1 1�i Md ftr' V) I c T it 1 t 1 ' `F! 4 THE 4 , . „, . om' r a ` A► 4 i1. ►� T ` 1QA TII R At '.1 ' s tilPA M 7RT T �i �1I �`,, PONO Wi1.L ,DID L TTLE ''IX 'O I1�91 �,3ii . !I ACT ,ER ` 's, '0" it O T ''�111'LET P EE NOT. it`I!'1l1.®' ' JEli „ •ON T YEAR '�ltT ' C !1A" TICE PO�1,,.11 LL ' EE I t11L T tilt, OF woo Tito ?,CHE P( it ; LT s0 . A0 A 161 �N � `ialtia ; $tWFEEE11 0.0a W TE1i n . G TO IL i1 ' .i ON . A� NY P 0EPTI *It, T TAI IC ; MID IS AY,w "! Y � AS@f' 7M T�F Cii'1'Pr *1 iT 01INN , A 'Pq, Oi)iT1c,M; TO THE N PEAT$ ':NEiM +ATED • d�OA EItlE! NOON 0 "� iPTRL Ti0L T YEA1 rot vat 1'1P1L AN! V TENE$TED PTY 'eke ct i T $ 1 11luso ok aossoto out,: NY itAitistilR A6ONNtt i s 9 • 1�c93+ at PERIL t: ,:,. POIt o , RRt r; m r• f JULY 2S, 1994 NA ENGINEERIc, IMO. 960,0 Sy..v0 OAK �SUITE R30. PORTLAND, OR. 9(223 ATTIC: MM DANE Mpto DAgE: AN WRITING TO YOU ` IN RESPONSE TO YOUR LETTER DATED JULY 11 1994 ,SE .° REPRESENTATION IN INIIIC�i YOU AQ?►1 �� MC OF ALPHA ENGINEERING INC .'S REPRESERTAT OP SBERR* PACIFIC DEVELOPMENT'S PROPOSAL TO DEVELOP THE FINAL . AASES OF THE IILLS!URE ESTATES DEVELOPMENT. SPECIFICALLY, I 'WANT, TO OW0E0AItE SONE OF YHE COV ITIUWS AND ACTIVITIES THAT HAVE OCCURRED RELATING 'I' 'EXCESSIVE WATER FLOWS AND SILTING TRAVELLING OFFSITE, CREATING ACCELERATED EROSION AND SILT DEPOSITS ON MY DOWNSTREAM OCCPERTY0 SINCE MANY OF THE PARTIES HAVE CHANGED EE. SEIYU INTER- NATIONAL CORP, BURTON ENGINEERING AND CHRIS DAVIES (CITY OF TIGARD DEV'ELOPIONT REVIEW ENGINEER) ARE HO LONGER IC` GLVED, I HOPE YOU WILL FIN%) IT IiNSTRUCTIVE TO REVIEW THE HISTORY OF WHAT HAS TRANSPIRED Tilt LAST THREE YEARS SINCE `SEIYU REMOVED MUCH OF THE WATERSHED ON TUE DRAIMASE IN ABOVE AY PROPERTY, TQUC1iHI OFF TNE`:INCREA SED WATER FLOW N& SILTING. ATTACHED IS A LETTER FROM SOH I F I Eli SEWERAGE AGENCY INSPECTOR JOSEPH AIIERSOM DATED WAY 7, 1992. IN THAT LETTER, AS YOU CAN SEE, MR. AMEKSL MADE MR. DAVIES AWARE OF Y�WO ITEMS RELATING TO THE BUtL MO WTAJHH SUMMIT ESTATES ( MOW NAMED HILLSHIRE ESTATES) WHERE SEIYU OAS IM NOM- CONPLIAMCE. THE ITEM MENTIONED THAT AFFECTS MY PROPERTY (TAX LOT 100 MAP 0 2$ 1 4DC) WAS ''THE WATEROOMTROL STRUCTURE NOT BEING INSTALLED,. THE WINTER Of 1992 UAS THE FIRST YEAR AFTER THE WATERSHED REMOVAL AND WAS THE FIRE'' YEAR I BEGAN TO EXPERIENCE ACCELERATED EROSION Oi AND SILTING. OFFSI TE FROM THE U PiOPERTY /WOVE AY PROPERTY. BOTH CARL Vt EWI2, CITY OF T I GARD CONSTRUCTION INSPECTOR, AND MR. AMERSON TY TO DOCUMENT' THE PROBLEM.. �1IAISO T ALSO PROPERTY IS A LETTER FROM CHRI:. DAVIES TO SEIYU DEMtANDXN A REVISED EROSION CONTROL PLAN (ECP) TO CORRECT THE PROBLEM. ,IN THE LE�.i'T,.It MR. DAVIES CITES ORDER A gLEAVING THE SITE VIOLATION C) U.S.A. RESOLUTION AND ORDERY0 q NEVER WAS $N '�I I RECEIVED A COPT OF SEIYU 'S REVISED ECP, AND AS YOU ICNOW , SEIYU ExP EXERIEHCEO DIFFICULTIES WHICH CULMINATED IN SIER A PACI 'FIC ACQUIRING MAST OF THE PAO !RTY. PRIOQ TO SEI a'U"S PROSLE41, HOWEVER, I HAD A MEETING AT MY RESIDENCE IN JUNE OF 1992 ATTENDED DED BY TOM BLY'RTON OF BURTON ENGINEERING, LARRY WESTEtIMflN OF _Cu P . U 4, CLARENCE MOHR (THEN CANER OF TAX LOT 1700 MAP B 23 1 460) AND STEPHANIE AND I , .. AT �- °� �7WNERS 9AF TAX LOT 'IA00 NAP 0 25 1 4 DD. IT MASS ��NEL WILLIAMS, THIS MEETING THAT CLARENCE ....Eh TO SELL HIS' PROPERTY TO SEIYU trio COHSTRUCT I OC OF AN 0 S I TEGWAE9 rDFTENT I OR FAC I L 1 TY. THE �O� THE _ :. �, . w PROMISED CO.". HIS DETEG'°tP FACILITY TEMPORARX Y ENDED IALei JE WtRHC Hri, JCITYT,.. REGARDING THE CONTINUING DAMAGE . � OF TI�RD REtIA, NY D ..... T® MV PROOERT'T H� ZEIYU'$ PROBLEMS BECAME AND THE a r, Cd1MN� APPARF�tMT, 1 Ex ESSMVE WATER AN EROSION DE 1RIIS CONTINUED TO PLOW OHYA AND THROUGH .......ice _.. . ! 1Y ONTO N Y Mill tQ I T k E J 1 E t A ` T$ IT c12 iNSit T „ RE'VI t2T 'St, ;PRC TY Q,1f,. t R y10 L'A11T ;,TMMO ' t'Z.EI�,D' 1litlii*is AVIEN . SEVERAL tics. „d x�'TN `C'! P IIFI :' : + rIP; :, , ,*TTENDEA► A ;. `I 04" O:,P. 6i ; ;0H ,JEFF ,,liEL, 'SIEARA PACIFIC °Z C�ROJNCT 1 , liifG'," PIHCIPIE AT StEliitl� PACEIfiC, TO`'4 ET UVI h„ OF ►T . GOINO UII: " T'iOE Ol41G1NAL "'t!A,SOW EENIU .;3EIY0®$ JecoNt7Ructim Of OT A D ETAI NT F M 1L3TT l 'EFT L 0$ . I $ SEVERAL " S�SEp T. -�RsAT IONS' it VIS,;: TE0 OStT ERECT OF WHICH NPR= SEPT 1'P93,, ' ICIF HEPNlI'IED Y AS;P D ,1Y $R. DAMES ITtiAT; THE ,`1iATEi :> ►, fE IH, AETi0N 0.4 FACIE oi '. WOWED HE HECUIREO N ,N�ACTi IC *PPUEO TOT CITY ' OF .;TI •,•TO BUILD `PHASES 1 LIO , I TN$RE ENtAT EC ,OEYEI.OPNEITT., `,R SETTIALL.Yt, THA''i' 14 IikERE 1IELI $ Tt AY'1'(I EM ASE (I$1 APP AL OP'.AHHNEiCATI(iN ).,. MY- MAIN CONC ,e4:,IS SETENNANINCI .Y TI LIE a "i .1*, OF THE roRP A TENT os0.1TE' ,W !FR DETENTION! FACILITY. ' . TALO¶TOAj SIWtE BOH LAN' TE WILLIAMS' SAYE T N W i 1 THREE �dlitTERi' OF BOTH CRE*SD WAER CaAMTTY, y:1.. k YA►T10I; 06JALITY 1 THE FORTS OF SILT -LAD N no v34, 'I! N 'OF 04',A .RCAILUTIeOH M b 'OROEii 001•4i APPEARS' I $PILL APOTIOPIAlt& SPECIFICALLY 6.41, 4.0? 3.•R3, 004 Ip P .OE '�!� PF ENCE TO THE INN EASED ,1 WI L FLOWS, AND l',04 '.:106,6066 C 'LITY' :ave . DATE . nr , ," 111/,�i►L tStaNALLT' SPENT SEVERi4►1. T�''�SANR� I.LIIRS ' 110 TO',,JCIELW RATE THE EFFECTS OF TIC OFFSITE Ot,614 lid 'tflrio4SENTIOU THAT FACT TO SWitd' I HAVE Ati$11 PATIENT, iCIND "T,! !i FOIE P* SS UNTIL THE REOUIPED PHAs s 6 .',, 8 u 11L+,SNIHE :NSTAT... RUCTION F �� ...,.. _ ES, I�Cti1 �lFOCD W1.C9TRi cCiER THE CeHST F ,, F ",_,,,, _,, fi {dff LURE UNABLE t Ti ATTEND SOUR INS 4i .GE 11 lA 0, ztUt A 29, ° . Y THOUGHTS in YOUR b WR!TifigL I LOCH $000,#.66 �TO HEA►. WANTED FROM YOU SC')N REAM! YOUR PLA%S, yA PAAIUILcRQ�FFi9AM �� p�►�1,�g.0 ��jj��y�,qq}� �y� , A a 6riNsi' N Y1f RSON IJ S dA 01ICHIAE A NbEHS0 , CITY OF ii 1111$► TIED *RIQ:U, r ■. TERRY CII ERLRM `U S.AO k . nia. Da%vi9 ►' �.f Tigard ' ti ;39' and ? , 97223 a O WERA aiAg You this le .ter to dtOtilafebt our caiiciwna aaauf the er©aion at at La Leaving the Bull Mountain Oulmit Mate* ; ra j +eOt . ril 2E, 1992, 1 received a phone 11 fry Carla,' vi ig , (uz&er u- Our td e .to ) �, owner d ! tAtrear of thin I rs and ��v�i ��tin (a ��ra�e� t p g apt the unt ..,of is pia a�lon g and, in the 1 on r Roffman ° s ro ert . The COP d.bria � ate �'04iar��iare�nin � concern 'about �l�a� � r r, �d' ia distributed on both sided of the creek fox ita m� � r■� w {� north property line . of the nubdivisicin to the wetland area no th of Scholle Perry Road in the Cit ° of Be ,verten. l l Mountain Summit the Ci t' of T Bard' a �baa, within i diction, therefore wee Ate a. asking the city to follow . U0 to reehVae , in problem to an the aft site sewer work 0� � ' he fact thAt I uAss ,.the nsg�ea � ' � a c�a��c,�t�e� Putt t� � �e�t � am awrares of t�a�� s�anc�rs�p�.eat+�>� d�' Oge�tdal ite�. toie., is 3 pc/upt,�s o of these Are the 'water ca!t. S ruc ilt �_f ing J �i7 �ttl ii� i�`6�4"A�� aQC �. ICY qu 135th £venue i�u�.a�,i,ed, and the street' i�a .rW to t�`1�.� ��Q� �� t'�; an � not These both have ie!d for O 'tarm And erasion i�ene� c�,t,�ap�,eted � 9 in our au to Please revhew the se doncerns r and 64 �, ..... o 00 �"` "' A Meth.�sd end, ��e�hedU�.a 1. ue with of .46treatinq the deficiencies Thank yv0 iY Jo .eph E. Ana "tan triatiedtot cg Aaron Bodar f D Q terry Chamberiin, USA et4hV ul Hoffman, fgroperty owntr .cored Wright, usA 188 Ndrith Firtt Avow.! Suit* 27'f7. rigours eiP .o.. tlit4 .y.3 • tta ra A IfitT Inteinat crla rp , M. 'l a Va r*YQ a q . ii►tl+eo Cater; 'Suite ' �5 o fl0; re bw V14= s, Ategon, 97223 1 ` f{L Suipri �"'i¢tatea Nkiri fir'' 434 srt{ iya� x cows d a�v►�rC � Der.�a�e>nt .% ,.ire jl��a>�, . � +�eaIct W��ii! n "iii' , � , IMi434O� s ��'LVI� !� ' r"��t )�� +��tgs� of , the p�a��eot tm � ice,. a ed some o d al s .tna►t.iw a wit . and have discussed j w o o a� time M�i,a�ce' any waa�k ,.n I� ta,saibeoe,ttiri �aa�c %as a of he .,t we fei 3. the it.ea. a+aa 3 t be &xaseae Hof the ddre$1304 a 0 i� aa While ,I 1bt �� i:e�' ' .. ....pae:�tm of your �'� %PRoviD'* cca~rsttxe�, � s ��ri • l��ve atesio�a coF3trtYll r xiaintaii ted at ,. timee +� �� _ of t o °o p o ject site iz cs ll vii`. the a hass , �-�..►tified that "s ceasi v .` titerial it laving the sits at or ° araund the ,� is violation, o! cros4 g on S.W. Crn Street. is { l titaOlatiOn, and Oxde t NO. 91-47t Su41ade Mater agemenat Systee $ you. are 1totimitod to submit a revi d i Cf Control � �3n � �`,�ki�� a receip letter. owlad sba as a .ait , tr etsiical a6 . iss s� stoat Oak aa Oct g tern erosion cont x-01 arid how �,o�� , ntatinn approval of the revised p e# the cease be" sar-jaktimilitido e °r . with the t.‘bove thy! City e i , at ��,�� a�#.ate�;;�'. if you f�i.1. to ooh•. � aR�.theac >��' �' or+enas � its oast �.e�rt, hate the work perm cit co`itrt \ct, and the aasoaktted cOst shall be chaxge4 against your exiStiuts "'bond °, final cc> Stx�ucticu of 0 P7. 135th has yet to be co feted.. Ala we ate w. that you ate working with �iet o p have the potion � azs �io��e to , ha project cr ,aleted; .. it it oav,` opinion that traffieiE nt titoti hat are 16wa�@ �" it o�M the Pr � .. passed to .. complete the work. lice c0 zv t Want to put a po ituaa to o interim work, wily to later t4 eve tt to tieet .. *it to tie cit tiie the dw�s3opmea~�t . i�+�iaevero we a�ls© have , a c+�t��_ who drive this road to, as a �>a. Sa o b#in9 �` : \ - - up to�rea.eot4str10tion st i nc { hetefore, .'aou shal'i 0a he t ri to P a�ac. o� the ��:�. ®a ' camO�.�te�1, asap t by u .. � .. .. +gip, . o .... ... � r _-, ci,. 1. Cos�.�1��e or f�.naaa�, a�.].�, ®r �:, assure the. � ®va�eg�'t� as er the �ond�t�.c�n� c� �+ 00rOvel ry Complete interim woe k that bsi cgs the totdway back t o Otte: i c httructfor conditions �. with sha11 _fit f either orie of the above oondlt, dit _ r aaceet; the tit�r cu ®rdiaatb�h Ail associLated cds�t for tjhe inns work shall be Pha�ged as aindt Vout i �.. . . . iebond.n , 13126 SW 6L"1Z�Pt 3.I+s � thud, Box 29i fg it Dram 97223' 503 ) 619 v! { }y, 016.104. 4* t ,co lt: " uctiof cry 8otiy'itp � h� >� 0 ;� 'tea! '►".:d�D 61 ow g ..eeues need- t,c be a eqs ed: w r the . project is , "*' a�n'sh02.416. !hota, a City sn riot to rent in of wr? a The oche is t . "that s �• ea�ataeat� scuja t is "00 Ah01," ' o `a,ite ..; it violation . , ' eat mu ea n'j i Bald 7.4 P . 3,10 Scatt r g rubbliAls, T4c.gard k4unic oal coda! and ` • cot on 10.52 of the Co :t e O iLeat.. ss a ow' the stora1e o heavy ±rat. f the pto jest i$ still "active" th . y iu art ; i viol the approved construction oon plane '"mac recuir you I Engineer to sTaimit daily 'activity µ sPoSt Q i be drqrie tF3d tilure it: 2 1- .... ti : t, Yew '�� ^ � .. ' ., � 3'"� l � � ��. h nin we , would ` like to �ca� aqt wit: yon► a dli *Gums t�h� it "ou, . o 'cxsae t:o a mutually n eab�le� ` eo�.utit t�v a.ileviate' the et'Llieerusi .6 X , yeitt h": ae any quo'ioitioao please call at b` -4 .71 bet aeeu t: ie cur3 8 o °dim And 4 tOOtit VitiftdaY thraosi h tridn.Y. e .ncerelyo hrist•phes n. Daviast PeE, Development it4itieW Enginee ' s»o; su e'4On nginee> i 4 t lar Coy str r tio0 t�.� S Lands Case Filar • • It Memorandum Date: Friday, November1191994 Tigard Planning Division / City From. Steve Hocker / West Tigard Gil° Chairperson, Parks Subcommittee Subject: Written Testimony - Proposed Subdivision Hiflshire Woods At numerous West Tigard CIT meetings that I have attended over the past year, many Tigard residents that live on and adjacent to the Bull Mountain area have expressed concern about the city's willingness to provide neighborhood parks and natural greenspaces in the remaining undeveloped paricels. Aside 'from raising funds to establish a new regional community perk, similar to Surnmerlake or Cook Park, there is a strong intereet in creatIng neighborhoed "pocket parks" as a part of the planning criteria for new subdivisions.. it is felt that the developer should set aside several parcels of the natural areas within the proposed subdivielon that would be designated for recreational U53 primarily by the neighborhood residents. No permanent structures other than picnic tabies and park benches would be required. No formal paved parking area would be required as access would be from either on foot or bicycle. A footibike path would be designed to give access throughout the preserved area. Any of the existing natural features such as streams, trees, ponds and wildlife habitat would be protected but access would allow enjoyment of these featuree. It is suggested that the City of Tigard examine the proposed new subdivision and identify those parcels that could be set aside and excluded from present or future development aed that could be deeignated as natural greenspaces. These parcels would then become in integral part of the neighborhood and could be incorporated into their covenants. A pocket park would enhance the livability of the new 'Neighborhood and may help reduce the number of vehicle trips by offeling recreational opportunities within walking or ��1 doE!bo crAHi 13 )15th T`ei ce QW. 1iotyti OR 91224-106 .. � aci n ednesday, November 30th, after two days , of heavy rain, the carrying ea p itY of the i $ inch culvert Lder Fern Street w north side of Bul ' � � was exceeded s r d by thy. runoff oand the uo that threatened to overflow spill over Fern Street oontas��. A large pond. ioa��ed t�►a onto our prop y r, Before the culvert jilted in, enough volume of water reached the collectors built by Castle Hill 2 development to overwhelm them and erode a ditch the length of an unri.ved road, exposing part of the storm sever manhole and undermining both curbings bordexi ig the gra-tel road. Fern Creek vows from the culvert between our driveway and our fruit and vegetable :: p Where the grade flattens silt �-�dei: Where the fade is steep, erosion takes., lace. ..,, ri tienS OLI�r, sl po ,�' ' t• property„ is deposited. sited. �otli erosion an ►.. silting are taking place on ��nr roe We 110i NOT want P- G g t i g years washed away or to wake up some mornnn ��D �isco�rer our garden of ears was garage and house full of mud; both house and garden are below the level of Fern Street. �eru ` that p by i. . e north Side eq the e��e br done on tb acted. e�� no further rlevelo sent b 5ie�ra �ath,Z�f Fern Street is constructed. of mull Mountain until an adequate holding pond sou ';hank you for your prompt attention to this serious Matter. Donnel N. 'Williams Stephanie S. Williaff is 13865 5:W: Fern. Street Tigard, Oregon 97223 cc: Tigard City Council Tigard Planning Commission Unified Sewerage Agency r• 'igard Planning Conission a secexnber F COVED ti 2 COMMU UY bEV LOpli NT `Thi& letter concerns issues relaterct to the prod sud-ckvp1e ptrient t- "ju,94003 Oeyon'J those specifi- cally associated with Fern Street. A separate letters has been :addressed to the Plannhng commis. sloe that only addresses Fern Street issues. It is my' underekandit g that issues not raised at the on ;inai Planning Commission Meeting rimy not be raised at a latter time. That is why I have cho- sen to submit two letters, as the Fern Street issue was raised at the Planning Commission meeting of November 21 but the issues P resontedtin this were not. Filrst, ' .� the rules and regttitations Avon= a issues. lain why Ian". justified �:o � raise new s Part of _ ,_ � will ex cernin subdivision do veto _ S A � e t .. the area . P 1� �' t g pnle�t re� aare . 10 yneli . M new su s that all iro a t owners within 2 0 teat of d deve My to wife developed be notified of the pt�!nlic meetings g .with thi concerning it 'proposed v►`Ya,e and I bwn property � � ` � 's new developirl��ttt� that shares 600 feet of common border y P t Coinmissk m meeting of Wove Lt er 2L It was only by yet were not notified �ryf the � lanrtin b luck that we heard about this meeting the weeken "d prior to it occurring, This ' provided us no time rov to obtain information concernin g the proposed development so that at we might intelligently corri- rent oin the proposal. Fern Street safety was each an obvious problem, that I was able to com- ment on it at the meeting, , The .issue g . " in this letter required an analysis of the meeting, issues s � barn �'�.ised 1 p and Tigard's Planning Department staff report. proposal g g e My w wife and I purchased our residence, on Fern ptreet this past March . months -,• � March, more than nine �, h �� annexed before this Planning Commission meeting, u area to be developed was being an. ►. When tlx this past July, notifiea.tion to neighbors was required, We were not notified at this time, but rather the previous owners of the property Wert, notified and they sent us the notice. After several phone '' f y ` o : .. ., ominissio k with the list of calls it was determined that g- p �Y att the C 4 y of Tigard provided the Boundary enquire on wh � we, the legal . e i . . of the City of Tigard nq y " g residents to �:iotity� I contacted .��,�an �,cl�erl6� � � Fern Street were not notified. He e�4 +. recorded owners of the property , at 4 W : �A . e aimed . _ .... • and they -. off of the tax list provided b Washington County, 1 requested, at that Utrie that the City they work wl Fs are necessary to r ensure that we would receive roer nr tifica- t! � Tipard take Whatever stars ary . proper , of 1..: other actions concerning the surrounding Since Washington County had no Lion of any t g g , g property ... .t axes which were .. .. - .. assub,g are old trouble finding us for our taxes d� -ie l�Te�vetribe>~ 10 , o Fe Steed. . `There ha. ....;e. , addresses, � S i et dur tax list was used for a�, Ir�ssesi There a 2d %o ti�rmover of homeowners wnr and � � s been in the past ear, O special care must be taken: to get accurate homeo and many g p,. y s residents we uninformed about SLR' - 94001, The i'leveloper held the required neighborhood Me ►ting in the end of Ally which my wife and'1 attetiaed1 At that meeting We prokided our ranee and address to the developer and regiiesttd that e.: be informed o�: any action coi`iccn ing this development. `th A p . ted by the '' a any lication siatirriit r IF at developer listed the attendees of this meeting end out naiiie was included this •st. these efforts on our part to ensure that We w ould be notified of any aotioti conee ��t spite ��f t rent we w�: p � J lion meeting held on Novem- iber ,t, (Vet `i `rlg this development, , were not notatfied. of the Planning �otnrinis The .list of people � +.�.at the 21 where' this development proposal was presented and discussed,. .i. notice as sent out to does not include �.ls, This ,is,1 believe, a breach of the rules concerning new subdivision developer ent. tiwr , for the additional issues I would like to raise. First, 1 ail opposed to the, variance to a1kw! �T' Avenue to be excessively steep, A j g straight path the .,5 `` �� Avenue ��s running in a str� h� ath 'tip the area that this ss would occur. At the bottom end of thus 1000 foot steep stretch is a �relativeiy tirsafc steepness densely developed ed area The potential for vehicles traveling at an unsafe speed is, qt ite high due to the len th and slope proposed. A similar situation was allowed on 135th Street, where vehicle a t g • speeding is. n continual prablen�i as evidenced by the regular presence of a traffic offer' with tickets. The steep slope e of 135th also affects the safety of children on bicy- cles, busy s . g • skateboards where n►G�ilti e accidents have happened when children, lost control rads� �.in bus � s . ten ds p � p . �1s skates and s�afi� boar �� of their equipment place g . feel additional .. the re ` e ni rnent and had no lace to ¢o but down I work should be required 6t ",∎ safety g ability of fi`o�. the develo er on A Avenue, to , .,sure vehicular traffic, safe and reducin cla ldreh to achieve unsafe' speeds while coasting that buried in the staff report on page 13, item � ont that the the � r * �. Also, worthy er ry . "expressed concerns about the p street grades for main- tenance note is Maunenance Sory cis Division « � : � � _ _ steepness o proposal is this Concern access". Nowhere in the staff report or developer pt soya street tenance and emergency tff report still p,ecommends granting a variance for et slope, 1 addressed, yet the eta °p �,� pur- pose that the regulation ... pertaining to street slope was created for a reason, What ur- . , assume S a g g its purpose? have to ass F �, its • � � thus d�,i:eatgn ose as it either if variances are beer granted th would like to see a stub road connection p " the east side of "A" tf !f a • • tlon be provided towards Second, see d,Iwo area between lots 70 and 77. The best spot would be on the south side of lot 70. Ave- nue � enerat p property .. p . ` . „ in the v��nne j .. r t ... This would facilitate the possible future development to the east of A er,� of the a ed. �the�wzse this pr .... i c property was ever developed, operty and permit a logical traffic flow ,f this ,� p y .._ This p N up the enicly would be undFvelopable due to a lack of access. 'I'l�s wQUld also help to break o ex in �.y,cess o t i g by e length Clearly i of the maxi- mum block that is been created b this development, a block 1e mum allowed+ . � compliance with devel� . special : � dg P.. .... ... ... required Thirds I would like s ecial wat& bards laced on the developer hold their d ne with deve1 ... p guidelines; As mentioned .: • the developer did q i � concerns were raises. o mint uuiaelfine5- e��e s meeting in July, Iviain � such � g y rare orchids ` • Environmental concerns Questions about rar uch 'olia" a - finds and other s Questions an area that 66 a, ��a. s wet and whether it could be i Water ul y • springs concerns �, :, Concerns about natural spring; Winter stream concerns -- The run -o f"f doesn't all now down ravines} there is a winter strpea east to .rest has the disruption been investigated? path that runs .� of it , has been poorly ex f ` a Behavioral ,rte W Development ecuted and 1e • floral cO11G�An1S - The �.05o Meadow bad taste in many residents mouths; Fen, Street concern;, m eta on -- As m ti ... d. e • s�v ►o` eiiv ed wt'ttt..untii t'' you th,Aalthongh. t �;'e rules aund� iogulations'canoirning �i ew v �'��►c� isROt� � development , i ,Y ' 50 feet of ih a to die 404:00.6pe'l be haotfl'hed. QU` a pubic pr��e�y �o'�rx��rs �� !fin �� ,. , . , ;once�et ng the .fir ®i.�o;3 , ' elopme t, I fe it ,i onl j fak to 04.4y,: �r ' l r ni off' F ,. . • ,h e... t to ' �`couid he afeotedH b '.tra in and r ater;riln -off '.!es ��ie. ��l` �ov�e� �1Pm � �.� � � ,� ,�� , �.: �ie%� fan, ��,c�i :lherr tie .chance to rise eoncerans. Sing.: S' ; 94 03 dill , sitting fk i '�' +� rummy e c ° a sect properties much f i r th � 50 Vie v(1�4ie JL. S1i�■■,:Wii��Y,_lll��i'7N^.�r?,�gr 1W,..:"�0 ,,e i�l T � - � � �.. � gents lease re�o n tug pii ��c h arings Bancerni g SIB -9400 aid 3n �r p se ,: veT rn. tit a�ad hem s sa that r gh ° d representavvion can be fteard + these. issues and ether eon + 'c4rns Ilia �'h nyou for your 'consideration„..* tear Sirs, This letter P rovides additional concerns and thoughts on the matter of the proposed development SU13 -94003 and its effects on SW Fern Street. 1 attended and briefly I,poke at the Planning 0.3 - imigsion meeting Il that 1 received no advance nleetln o� November 21, : . � act gy concerning all of 'uC�a 1994 3ow�;v�r, due to the neti1cation o this meeting, I WAS unprepared to address this C ssio g issues associated with Fern Street. Fr t of all, would like to state that �� while 1 would prefer~ to see the land that is to be developed by ,511B-94003 to remain natural, 1 acknowledge that it is well with the landowners' rights to it sit part, the overall proposal is reasonable However, 1 am develop x� and feel. that for the mo.,; p p p greatly disappointed at developer's handling of Fern Street in their proposal, or more accu- rately, �eing the issues associated with Fern Street. At the neighborhood meet- ing their lack of address in they held last July, this issue was raised by numerous people in attendance and was clearly g y tad as one of the areas of g r ea �st concern, Yet the proposal put forth by a developer in no way attempts to address the concerns presented. Fern Street is a narrow, hilly obviously . v . windy, and hilll street that was obviousl never intended to support any more traffic than. the original Hand Acres Subdivision. (The original subdivision created 30 Handy lots.) pe + the proposal submitted to the eera Baas to obfuscate the narrow- r . house ots. The deWel� � �,r in i ness of Fern Street by referring to _ it as 22 feet wide: The 'fig nd city engineer at the planning ? , b commission meeting of November 21, stated that Fern Street in fact is as narrow as 16 feet with 22 fee being the maximum width w k 1 Fern Street has ,, i . Families with the character of a quiet country Zane: f'arruhes regularly wail- .. along it �► them free. children and dogs roaming ee: '1"!hi ere are no ;sidewalks or paths along Peal Street but, due to roaming .g this important : Street appreciate the street the way it currently light traffic, s has been sale: Residents Adents of Fein their decisive to li�a�e on Fern street, Given exists, was an important critreria for the and for many, that a hoice,1 am sure that most, if not ail, resident i of Peril Street: would choose to have it remain a dead end street. ' g Commission : ` t 7 remain in its present condition by requir- ing the Planit..�n dossier �i to a�.11ow Fern Street to : � � :. � .. n� just t, do in ing t1�at it b� dead -ended ust nor to wheal avenue "A" is to cross and that this e con- junction opening would allow Fein retrain unchanged Street to with the o enin of avenue � This woee which are on the west side of whore :� ~sea except for the last three houses on the end of r'ei'n Street darts stub of fern Six ��, would sfill. be on a dea' Street, 'but. us rue "A" intersects with Fern Street. � $le w avenue "A" for access. l t t 14, oIne a . tht t p d a t .rou fety: 4n th ls imt e b l ' d.a01.. , , fe: s � es s oeee ;� s asp ? h r- sadetats o ,t d n d,ne co nsed us,on the it way to sl :e F rn ceet safe fox th on sin `ly ,feel t 'the " s, a way y "to t i e Merin Stree t. a t b in it , } a da ds Or a city s ree at y p ew a urf ei.t so en msafely k00 thoo steet upon awl xch „ , addiu A payed s ►t rwrdth c r pposing traffic :,to piss i re )0 ,1'0 foot'p. e p e re'..' does' not meet this, , hies t .e sdd11901: b i1U�tt .a placed c0' Street 'i the evelo ers must accept the responsibility I r these hmprowemen ., no ;that, many' si dents weed prefer' to opt see on . tf(;et den d due to the ee iece ass 0)l~ trs d the,f fet. that their �hoases are 1%cat close 'to re .c s g s ,e0 t r , dett ►g e • greet (Q4i w„ p�; out, significant P ons of them ront arose „ ` ;1c loss o trees/�wr !ip d}�detrac Rorrne.e0 th. 'natal beauty Street, and we be c uni r,to theinte ►t e ountain tontitunitY Plan and ®ite of 'the roues of the Tigard C nu!ty. It aazl i, also ece . tc the rolignment and grad ng° of most dt 'eways that connect to Fern $treet due to a s p n elthO ids of the e,,. "d.; sIi ► ' "o ° r c o t a c c r a� , w t e i Streit is + t'it s privately. i rtta ed' su et a ust a„ 1 omit 10 �1„ the surface , r tna s ce tint nd time °incr '" I�� trade this be the case. I� her ' if the developers use Fern Street 'of; r" cccess to "t � d re .� tint sate, the ,large v can he guaranteed " tr destroy t`he:road s area �,I wo d.1&e to'see „re e went `ttnat ' Se developers not ose Pero Street £tir. any i ew y eanttet. dome, request that the . developer ace , t e resp nsib t, •ito y re; ttr ace et`n #reset up completion of the development, and tlitw they be required to nst assn bo dl� o cove fills cost before building permits are issued . I understand that the developer has been required to 4ame a traffic analYsis perforrtLed and that t will be presented and discussed' at the Jahuay ,+9 Planning Commission meeting. Although , u lie discussion has been .Closed on this Matter, I believe that the issuei b ink eoverod by the pt a i analysis are significant enough to warrant a reopening opt the public dascusslob *, They fore, I requesting that you reopen the p blc hear at the January, 'Pia b ssion me tlo ' /oast ►eta items relevant to Fern Street, trace Thank you for your' consideration of these issues. CE1 'a Mk Rof x 125 S'i► kali Blvd. g Olt 97223 Roberts: ` 'Oat, ng this letter in reference to subdivision p cciess 6fect it have on Fern Street. and the concern I hive for the 'Curneridy Fern Street is barely wide enough to support two des of traffic: For one car to pass blather usually regimes one to pl over and wait while the other goes by, The,same is true if a pedestrian is c� the road, With he proposed road corluectioa'of Perry Street to a new subdivision, traMc would wouldjticreate dramatically PA so wouid the possib4ity of auto, animal and pedestrian accidents (namely children), The residents k to neighborhood lelilow the dangers of the road and d rive appropriately. The real danger ri will occur when wit-residents begin; to use the road as a shortcut to W ut or 135th The issue of widening Fern Street has Wen rneiteoned , unfortunately, it cuuid only Bono at great expense. It would also require the near elimination;' of many homeowners front yam„ I would like to make a suggestion that Fern Street remain a dead end road and bleeked at either die west or east kind. The west end would be preferred, however the east end would be ac eptabie. 'it may be More haconve 'ent for access to the neighborhood, but would provide the ited access that is desired, Something will need to be done if Fern Steeet is in fact connected to the proposed subdivision. I would encourage you to investigate the situation and make the appropriate decision before it becomes a Problem. issue has been av idcd by both the dev`e o�'ppe and he City o Tigard ' don't do so Thisi '141 r 07W'iN �' i1WV� City of �` � ,'� iu the asst q Tease this time • s ktter ,addreses 1 results Of the traffic, aliAlys'a perfornied by Kttcson & Associates, Jnc.on behait ,, Pacific ' ' ' 6v1.bi)liTi, The traffic al,Itaitits' 0,'1'ire!ses,e44geht';,P ilr lill),P65.0 ilistatp dodi'd0‘,6161)'-'',i 6' to ', - Oti3)'-an trot c in tikehrrounng lilrea,, ,', Fhst all, , , iCt rile state that Ibelieve,this trAffi't analysis tepOrtis,itignificant piece of new inforn104011 cthice ' ing t . :"Velql?fnent, and as P.,:cti, *arratfil the reOPning Gf the iluliti,e hcatitt,tAt kastinlegaid,s,to the traffic , ; isues, Ittige the Planning Commission to oolicit additional publicqinv,it at thc January , , 1995 meeting? . , i This report clekiiiiEta6s that FeriStreet, as it now exists, "cOnttOtacebrioh.oda0 sigtAlftc,,,O!tt'uleeEt$,„ .'1P,. traffic" rtirther, the analysis Shows tliti; if Avenue A is connected tal7erp Street, Malting F,.erti Street a through s. oeto , an estitriated 30% increase in, traffic is expiraled, on Fein. Stiv.Iett This is a significant mcrensey , - ,, ,,,,„, • orieltiiions,of the 'pt it is recommended 1‘to ensitie cOntiituett future safe and efficient traffic ... provide ,, traffit cnotrol or roadway all'ginnents that would limit the use of S.W. Fern Street until. it is vviderie to meet niin - , , 'rniiiti City of Tigard standards?' Serious consideration needs to be giveitto the measures that are to beadOpted; to preserve the'sgfety of Vern: Street. Siniply connecting to Fern Street with: future connections, to Scholls Ferry Road and .tIttite, realignment of Fern street (through tat ditisting itOhse?) on the,inap, ii not going to make ran Street saki . While thee possibilities can be designed in with good intentions, unless they are a required piece of this development, there is no assurance that they will ever be cothioleted, And in the ittiterirn we axe left vtith 'ail A ariSaf6 SitiltiOn. , , ■ ' ' , ' ' , „ , The argument that Fern Street needs to be ('';onnected throtiAti,tor 06titer emergency veltiale access haa';,-;,sonie ., , _ merit, IloWeVer, iS creating ' a situaVton that is inherently daiigerotts oit a ,,laily basis to: perltatis provide' better access for an extremely rernot f. ro,urtetice, a goo d c1oi.06? ,t,e Fern street is made a thritilugh stre,et, Olen the einer- gency vehicles will be needed in the area on a regulakk. batfisi ' ' - 't , : I',/ If the Vern Street connection is to pro de better emergency Vehidie access to the Ming-hire Woods, then that , developk;lent should, at bring Fern Street up to the minimal standards of the Fire Wiatsliall (20 foot road width) for emergency vehicle access, The reality is that Fern Street as it currently exists cannot handle the traffi c load that is eXpected to Occur if it exist as a dead end street, just a bit shorten If there i's a real concerti. about safety, place a oate acrosS Fern Street does not lilce gated roads, however, this gated road worild actually remain outside of the Ti '1'aird City limitS, to go around the gate and use Petri Street safely thus italmig s a good solution for e ' 'it realize that ,Tigar such that, if necessaiy, emergency veliieles can use it for access,. ' ' - ' . ie -' and i''' ts connected to Avenue "A",, The only practical choice is to leaVe Fein Street alorke Fern Street ShotIld be left to , , Thank you for your ' ' . , considdratio of thesd iss ues , 4 Sincerely, , , 1 t x LEGIBILITY STRIP' ®,ActN:3:vILLS PS ▪ �1611AfC®' • a 6 -IDS01. Oar. SON19SWILIS P®91®aAI.A9P3141®t63A1CION 0 W _ e _ ��... .. .. ' i 3 -art` �� •� Q1 was ®► (402V CA 4ig :31 titstotatp ®®oo 14 a S: I OF_TIGARD PLANNNG DE essumesacanuen, .„, Also a portion o 44,:11,3rts 1.1_,L.rAL Woods Now Hi1l 111;;r tgivocf"— II Hillshir Woods 4 P1* 94�� rR �4O* 3. LEGIBILITY STRIP •.' LttfJ Wij (Mut untm zJ #1411#61-1 utli L*DWn ntiltitirp trz • -• : 7, " ' ...b.' r .! od STO OVNTY O epa meat of Land Use and Transportation Land Cevek pment ti ro ces Oirst Avoqufl, Suite 350, Hiiisboroy Orogok,91124 (vQ � e,4R -8761 a FA,,>(: (503) 693 -4412 . ga�rd P1 anni r�� ' Depart aht �S12S SCI Mall 'i lgard, OR 97223 HILLSHIRE WOMS SUBDIVISION March oto' view of Washington County records indicates that the County did not review this dpi bpment application The following review is based on a review of p1 ao1 submitted for a ficility permit t_ by the applicant.- The following are co it nts a i;d required conditions for access to SW Bull MovintBiti Toad, SW Schol l s Ferry Road, aeid SW Fern St roet a County M aw r Collector, a County Major ao11 edtor . and � out , ty Local Street respectively: . . Reaol uti on and Order 86-95 contt,i ns minimum sight distance requi r 'lilts for ac';ess to County roads County Staff Was unable to perform a pr iminary sight distance review for this project because of the current We load. Therefore, r " rovi de certi f l cati of, from a the. appl 1 cant w� +l 1 be required gyred top . or registered stered rofessi onal engineer that adequate sight di stance • exists or c� .. 9 p �n be obtained pursuant to, specific improvements, i n both di r°ecti ons , prior to the County permitting access to the County Road, The proposed development exceeds the minimum requirements of Resolution and Orde r 86-95 for submittal of an Access Rep ort prepared by the ,applica n t A traffic analysis for this development ` proposal wi • 1 be Performed . by a the r based on this Report, The Traffic Analyst's findings Analyst County Traffic And .. " the recommendations i�111" be forwarded to the Ci conditions tof aofr ®��l which and reco of the rev" ` will be developed of that review are require . s p part required by Resolution and Order 86-95 and Section 50 v p nt Code. 8.2.E. of the Community de.e10 fie. BEguitiEn CONDITIONS OF APPROVAL p _'TQI Y L APPROVAL AND IIS.0.11 ,.DUILDI pMasz :TUB. aV F .11 A. Submit an Access Report Prepared by a registered re e d p o 'na l engineer for the pro Posed vel o gt complies G the r i is of Resolution and Order 86-95. Submit to Land DeveloPment Services (Pal i d Ass prance Staff. Tracy Stone/ Carolyn Cook, ,648 -8761) 1. Completed "Design Option" form. 2, $750.00 Administration Deposit. Provide preliminary certification of adequate sight distance in accordance with County Code, preparea • and staved by �a nai engineer �h v pcO . registered p at he air es� t to SW �'� i'�i`�eS�`�o Schoi l , -Ferry Road. Provide a detailed list of whlat my Trans por' t'atfonn rciL 31, 19 5 e improvements are , necessary to provide adeq at e T rater ect sight distance. ildrE w Any ports orP .of the i ni strati on 'Deposit not rased 'A sd �� nato County for plan approval , fed aspects o s :, and ` contract administration will be .,,neturned to, tae applicant: If at any'. time during the prde,,act, \,�. the ,County's Costs are +h i., her; than' 'the amount depose ted r Washi ngton Count' w 1,1 b�, r l ` the appl ti cant . the aniount is costs needed to cover° `, b Two (2) sets of cot p1 eto engineering, plans for h0 construction of the foe l �:�wi „.7 pubs i c itoro weferts : . Hal f- street improvenient to an all SW Fern Street frontage. Intersection improvements r ovements fo r the SW Soh ®l l s- Ferry Road/SW Hillshire Blvd. intersection. Ime. rove writs within tree right -of -way as necessary to provide adequate intersection sight �'1 ,stance at SW Scholls Ferry Road access point. Any additional off -site safety improvements found to be requi red for compliance with t1&O 86.95 upon completion of the Count' T'raffi c Analyst's review. Obtain a Washington following: ,� : � on approval provide a � � �"�bt�a � n Engi neer� � rag b�; vi si ° pp and pr . financial asSur,ane . . construction of the public, et�ori.�aec improvements listed i n cards ti ons /.8.4. ,.y The Public � Assu� �� (Tracy Cook, �� oTE; � ap.� Stone/Carolyn( 5- 8761) of Land Development Services will send the reoui red forms to the applicant "s representative : fer'; sutitt al and approval of the public improvement engineering plans. Provide evidence that the documents required by coed i'ti on 1.D have been recorded. County Facility Permit upon completion of the The fol l(iwihg diCeNttt shall be ecutten.! arrd r Orid nth W,ashin County° i . Dcdi cote addi ti opal right of 4way to .provi de 25 fett from centerline of SW Fern Street frontage 2 : Dedi kate ads i ti cnal ri yht. of way . to p^crvi de title � uate or ner radius at th■ i ntersecti c c r SW Hi 1 i eras Pe Bl, vd. an SW chol l t , Ferry Road Washington County.. Suk vey Div si do (Jami -I Kamn wal 6 4543) wi l l send the required forms to . the , app`s i can representati lie e Intia TQACUPANC ' The road improvements required in by conditions I . '.4. above shall be completed and accepted by Washi ngtoi, Counter. �ov de ert fi cati ors of adequate sight distance in accordance with County Code!, prepared and, stamped by a registered professional engineer, upon completion of necessary improvements ` "hank you for the opportunity to comnient. ; Pi mace send a notice of decision and appeal information to the County upon completion of your revi ew e ` We would also appreciate the opportunity to review a draft of the City's cc�di tions pertaining to access to SW Bull k untai n Road, � s *Ferry Road, and SW Fern Street, If you Road, SW Sc�tol l have any questions, please contact me at 648-8761. Tom Harry, Assoc l annex Avery, Principal Pl anner Do a Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances Paul Ward, Engileering Associate (Applicant) th /j trantrdhi1th tig, :a. IliElitiEST ii COS SUnDnas ioN - LANDS SLR 94 Fern Road, ea SW Bull Mounts SOO, 2S1 4,'9c, Millehire Est approvals: 1 parcels which' between 6,000 approval to fa,• na ural f ,: aatur Sensitive land, the site. 4) Washingto gq�Cashingto CRX dERIA: Co 18#840 3.8.11)110, Et.1.7 ' (`?1) (Res i the R -7 zoni residential deal eletachs d and a Attached is the ,Sit information su >pli information availabl and a decision will h to comment on this yap; use the space provide %ou are unable to noted below bwith yru possible. If you :aa Planning Departmoat, STAFF CONTACT: Mark I PLEASE CHECK THE FO We have ecevie Please contac Please refer Written Common DATE : C9 caea�.a.,...�-- N °�... Eirrrn x� Cholla t® rth of ac lot oFfa r:cw 421' Bi f i:ve ng d 20, 000 scquare f - et in el Ze p 2) 0140/110041' Ottve .went 'itato efficient .economic us of the land which pra ora'oa 'tea' the extent possible by uaing raa►lr3ng lot ® 3a s,d 3) proval due to at elope of greater than 25% ce x9;,, 4ert 'Oa of 4 change approval to revive the .:parcels i + *t♦ a i n g +k� coning +t i n'i{ g ounty t-6 to City of Tigard -7 (off , " ' .flA Y Dev dq m yt c ode Chap 102, 18106, 18108, u$0r ia1, 7 units /acre, P1anrieitivelteIe an l ;r... � �, - - a..Of 94 -0It03 PL "+l 1 D A®r ID , 94a -064 jal A GH E9g a 0 010 ATION: ' gout ;Tithe Bonne Ile Power nn nistr:At ozl eas �, t • ad, and west of SW 135th ;;'*avO ue,; (WC 2 ,2 ,' lots ,1400 and 900, 251 413D, tax lot 1700,14na s IX) . A request for tai following � ac1; use Prel'' i aana ,,subdivision p14t apprtval t di a . approx mately i i'°"1 ° 107: ;lets district is to eetabl i b bitest for piodium. tniiiiitY opment. The prir,ry residential use is singi ',family af 1 shed residential dwellings Ian and applic.: nt's statesiOnnt for your review. '. "'rot • various departments and eg Y ncies end' from ; {.other e'' our staff, a report and r eal a acne ation will be prepared rendered on the proposal in the near future. If y wish ication, we need your commex t►, by Oct. 170 1414. ,,,Otiluay es.ond .bv the aak�ove date pleaals phones a Your, ®ntac slow or attach a separate Li.) attar to r :'turn our oo omments and confirm your comments in writing ' .asp ac is as any questions regarding this Matter, contact the ' igard 125 SW Hall Blvd., Tigard, OR 97223. PHONE: 629 4171. iii. eberts XNG ITEMS THAT APPLY: - the proposal and have no objections to it of our office. Name of Person Colt ,ne Phon a Number: 4 ( Ci t" (c s C . 1 77.7v 7777 `�w� .rri-r r, NNE FLAW TUALAThq VALLEY 0 `199 dA TON a DEPARTME " 4755 S.W. ariifith'Drive ® P,0 Box 4755 BC►ly toi , O 97076 (503) 526 -2469 FAX 526453g Bad Crement Alpha B'ngineering, Inc 960. SAT. Oak, Suite 2j0 cr tlAda Oregon 97223 . e: I'illshire Woods Subdivision Dear Mr. Crement This is a .ire and Life Safety Flan Jeview and is based on the 1991 editions of the Uniform Fix. Code (UFC) and those sections of the Uniform Building cogta (UBC) and Uniform Mechan. tr'al Code (UAW) specifically referencing the fire departm nt, and other local ordinataces and . re ulatioos. a e dra, > The following fire hydrants will need to be relocated to meet the fire disyttriot ds requirements: a . Fire hydrant at lots 62/63 ,ir 21c;441ated to lot 60 (street intersectiofl) b b Fire hydrant at Tract °B" to lot 101 (5tre Jt intersection). The fire diatriCt requires faire hydrants at street intersections and , as necessary so all private residential building exteriors dre tir.l.thln 500 feet o a hydrant. y, X.e br ine , , ss : g clde along v . W Hills.hizo Woods Drive (,4 CG'e� The .�" �� .90%) exceeds the averaYe 10% g g by the .tire district. With fire marshal�approval, a maximum 15 grade far a distance of 200 fee t : may be allowed. However, the grade shown on sheets 18 and 19 e :c eed , this ` re aireiient: "Mdri g r'latiok6 I tcctort Svc Live 'gar' lay Appal' 104r) �IALAA.:IN VAI BEAVEIttOS 1 Griffith Drive a P.O. Box 475 , s eavertc n, OR. $7('76 • '('5ii3 526- • FAX 526-253 brad ement pha .engineering, Inc. 600 S.W. Oak street, Suite 230 ortiand, e) egon 97223 `i1lshire Woods Subdivision In my Apr ti 3rd letter to yoi, I mentioned that the ; grace along, S.W. 11illsshire Woods Drive exceeds the grade required by the fire di-strict. o#r subsequent tel w , y mentioned telephone conversation, ova x�ed 'that you had received a variance from the city of Pigard 'which allows for this street slope Jowever, this 'aeianci does, not relieve You from, meeting fire coder quxereAt: . Uniform Fire Code (1991) Section 10.204(f) requires t he gradient for a fire a a.t�` .a fire ,- �tiixs acces.� road shall >�Z ywn�r.�t��x �eed the maximum approved by the Chief. Section ,10 . 4 . 3 es that "fire apparatus accesa roads shall be provided for every facility, ybuilding y ' : when any portion; of the facility (ertcrzor wall) is located more an 150 feet front . pp c measured by an approved route fire apparatus acce ys as messur around the exterior of the building or fa.cilitV. "" The Uniform Fire Code does allow for moda ticatiord of ' .h0 Fr above sections when bui ldin �s are com let el Y Protected,w1 th an approved automatic fire sprinkler system. Please note �., t..h._ at although ,: a fire sprinkler s � s tev will as sist the de p artment h event of a f are , will not' provide time ane. event al a medical emergency. , in my �pr`i 1 3;d letter s t. °� Therefore, the, requirements �� apply to this ...Jro,,.eca i oi*1 g" Smoke Detectors Save Lives Haim wF 0 IL II MZMOMAND CITY or T/GARD , ORLGON Mark Roberts November 7., 1994 Michael Michael Anderson, Development Review Engineer SUB 94-0003; PDR'9'4' -0004; SLR. 94 -0 006' ALPHA %SIE ,TILk PACIFIC'..-.d ' 1eHILLSHIRE WOODS ". s a-a.tion T applicant proposes to aubd.h.vide a 70.8 acre area, consisting of ire separf�.te parcels, into 107 residential lots, one lot reserved fu.. i i subdivision, and five lots. ,� i t.ure rec�.dentx.al � Fe r��oa�e�� space ' h ;� ite is located northerly of Bull Mountain Road contiguous to iilishire Estates No. 2 & ` 3, and extends northerly to SW Fern Streit and the Castlehill Igo. 1 subdivision FiLdinas: . . Streets: We are concerned about the layout of this subdivision and its traffic impacts on Fern Street and Windsong Court:. Prior to approval, revisions should be made to provide for future access to adjoining properties and future access to Scholls Ferry Road. The Project Proposes construct a new street, "A" i Avenue, that Would extend northerly Hi ly from the existing llshire subdivisions at SW Mistletoe Drive, westerly of SW Essex Drive, to SW Fern Street. The street would then a tend further to t;onnect with SW Windsong Court in the C astlehi l No, 1 subdivision The applicant should provide a traffic report to verify the street widths proposed, which ~rd predicated on t xe volume of c x f p .y with ,dards adopted estimated �.safyc, to cum 1 wa,,.:h the street scan nce 9 07, . In addition, the should dir cuss by Ordinance die report shoul alternative east/west street connectivity which also 1s a requirement of the ordinance cited. The applicant t should examine an an alternative Void or alignm ent m n t . for "A" Avenue for the length between SW Fe 'n Street and SW i . ... i , future �, it ctl r'' "iT aa® fuj,, .��.e Co�'�.lectit�il d � g . . Ferry � u �r �. t.l.e� 4w F � .d ton SWoScho lst Road instead of the direct connection n to SW Windsong Court. SW Windsong Court was not' previously ENGINEERING C C O 4ENT S ; �1 4 0003 H ILLSHIRE WOODS PAGE CE �. -a, If designed as a V'collectoree to the bit rather, i.s a Local street his ,future "'read exterisio . would subdivision' and connect with SW degree. intersection. This would 0:onneti t 'with t!C" Street wi ' "T" o 1d connect to 'IA" Avenue upper areas ount a i +e off -site tc }he ''props ;d Schol, s ' 'er. y o.ad at 'a ?‘"1 a11.o r SW Tin soa g curt Lei inter eCtio ,anl eecee stre c; e appl-cait is proposing the use of 15% r a length Treater, than alloT4ed by the culd obtain a variance grade for "A" .Avenue new regulations and Tn addition., the application, includes a, request to vary front the Code Section 18 174 .060 t ,at ;prescribes' that i-„he length • of t e ' :,block perimeter which "Sha 1re'J. not exceed .80 fe tee but the' plat .does not indicate 'anv p cess .to Tract the lot tie hle, reserved for future subdiv,..sion. The appl,;cant should Modify the street design to provide for a future stub street :to the west at. approximately Lots 37/74, T..13.1.,8 future street could extend westerly, across "raet "eEee to the Westerly' .oundary of the propertyo approximately at the 420 cunt ;o r, midway between the existing Overhead power towers' shown on the preliminary plat. The overall subdivision street and pad grading, 'that is sh.O ri on the preliminary plat, will require 4,•1 an�anar � ' sub��,�a.nta.al eiccaVation and fill that should comply with Chapter i0 of the Uniform Building Code. The applicant' should ;pro& de a pre` ininary geotechnical report and final construction supervision grading report by a Profession .i Civil Engineer and Engineering The pad gradin �ealcgr�.st .. '� "pad" ee � ,� g 8a1Caw? for Lots ; 42 theta 66 and s + pad ;r should direct the surfac ". � er all ' othc,.r ad. gradinr,, a stormwat drainage `o the street ctil' other public facility. This detail drainage shall be shown 6n the final grading' 'plan a p t 4 should i Pro Posed to �,o '" elude the congtruct:�en The. access �'! � �, - . t east and west tract. boa ndariesi of SW `ern Street between ��.e 'ea ' and will require a Facilities Permit from Washington County �; The resent present , .. .. , tight-of-way s within the jurisdiction �of" Washington County but the +street im ;.rover emeri�.s ; should also p comply with the City Street Standards The indicate should modify the street cross Sections ,shOWn to j that the sidewalks are contiguous to the curb in al , locations t the PU ;r s .t the tight-Of-way line e 8 � rr. � i and that feet wide. With, respect to the e t c3t ng` overhead facilities along SW Fern pp1 ' ' .. place these facilities set � the a la.c.a.ot should pla� , , y underground or pay the fe€; in -lieu of unde�,grou ding» Sanitary Sewer: The applicant prppose to construct c3NEE ING cOMME�NTS SUB a new main ill "l ee , en ge c00S zLLSHI WOC� AGE A .w� oonriecting to the existing 8 inch public sanitary suer line that gas located in" SST Windsorig Court. The applicant s of ld pro ride a study to de .er ii a .if the existing lane has the capacity to serve t, i d�ev opment and the effects to the downstream system by the additon of the new levslopmenfi.. atarm. Drainage: The applicant proposes to collect the stcirm water in a new underground system and pro ide two areas within the subdivision for storm water detention and wateroalitly iw reat •, r 3 aa;d a��D ", and ° in Tract "Gil, ` offsite to went T�a�Cts C the subdivision, southerly of SW Fern Street, westerly of SW 138th Court. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No 91 -=47) St rfac;e Water Management Regulations requiring the construction of on- site water quality facilities or fel s, in -lieu of their colistruction n The priposed sec water quality facilities should be designed to comply with the minimum USA Standards: , ln. addition, the facility shall be mainta.: by the applicant or a period of three years prior to acceO anoe by the City. Recoormendatn We recommend that approval Q. or the subdivision be withheld �::s2t�.��l '1 � pp � ,� new plan has been submitted that adequately addresses the questions Of . utur access to adjoining properties and access to,Soho�:]�s Ferry Road. Howevere if the decision is to proceed with the • subdivision approval, we recommend the followinc conditions„ ALL. CONDITIONS SHALL BE SATISFIED. OR FINANCIALLY :.ASS DP'RIO ; .TO., REINC E FINAL PLC WITH G 'ASEINGTON COUNT. , 1 Fullces, mastrex improvements, includ��.;n traffic contro7L . Full width street �W clusters, '� ' dewalks .... driveway concrete �� , U15� concrete �, p p �.ers, a rons# curbs,. as halti, r�ete p�avememt, sanitary sewers, . ge, streetlights, and uri4dergroucncl utilities shall s�o�m drainage, within p .... be d�� signed tlln� within the subclivi4ioi�t T^ 1� � m roveiments shall b and constructed to local st _ee., standards- STAFF , CONTACT: John Ragman Engineering Department (639-4171) The applicant Shell provide 4 t^affio study to verify_ the future volumes of traffic for the propo�r ed streets and the pro,p osed street widths. The report Shall also e a line , providing additional The djdining properties and to p oval access tc� the a y Road. . he study shall be reviewed and approved by the Engineering Department prior to the submission of final improvement plans. STAFF CONTACT: Michael _Anders on, Engir Bring Dept. (639 - 4171) 3 Use of the 15% streetpi grades s for shall then length r an excess the 250 feet as g ENGINEERING COMMENTS SUB 94 0003 HILLSHIRE WobDS', ' . PA1E 3 t� ipulated :fin Ordinance 94°"03 xee (3) Sets off' detailed p al,id • imprdvetent plans; ax�c� f ,le construct .on drawings shall ] e submitted fax preliminary review ';ta the Eng:neeir.ng Department. Seven (7 sits of appr=oved drawings ; and one (;1)• • item Ze0. construct .of cost : estimate, all prepared by ..a rofession4l Engineer, .Shall -iatv Si: mitten. for final review and appr w:YA°i (NOTE these plans are an addition to any dra pings. required by the Building D .view :i;n and should only, include • sheets relevant... to public itnprovemem,:s.. ' S WF CONTACT.: John Hagman, Engineering Department (639 -- 43.71) 'he applicant sx all provide ari on -site water quality facility s ,established under the guidelines of Unified Sewerage. Agency esoiutitn and order No . 91-43'• T;hc proposedi ;facility shall dedicated to the City of '`Tigard: The facility .shall be InaintFained by the developer for a three year period from t conditional acceptance of the public improvements. A written eva1t ation of the operation and mainte •ar�ce shall be submitted and � '�YY �. approved ',prior to acCeptar�ce �o�. mai.nt�nax�ce b�� the STAFF CONTACt : Greg Berry, engineering Depar theni (63q-41,1) 'The applicant shall demonstrate • thatt.he adequacy of drainage facil ,ti ;s downstream of the proposed ,'cleVeicripritent .s SUffioient to insure compliance 7ith USA R &; 0 91 -47, •Se.ctien 6.O2 STAFF CONTACT: Greg Berry, Engit eering nep artnen � ( 6 39- 4171) The applicant shall provide a hy drolo gy hydraulic study to describe the adequacy of the proposed, system relating to the requirements for both water quality and quantity. The ,,storm drainage system shall provide for both summer end winter storm ooiidit ions . CO1TAC' ': Greg Berry, Engineering bepa 'tm,ent (639- 4171) 1;r A. final grading plan shall be submitted showing the existing c p.. ail the 'provisions and proposed conta•�rs . The plan shall detail o� *i:• s fot surface drainage of t'w,he lots that are to be " � ad °� graded, p to insure that the d attage is directed to the street or a public facility approved by the Bn g i n eeri rig DeparttOn t a A soils report shan be provided detailing the zoil corp ction toquitements consistent with the requirements of ." chapter 70 of the Uniform Bi ildinq Code. STAFF CONTACT,: Michael Andersorn, Engineering Dept (639 - 4x.71.) . 9. The applicant shall provide a ,geotechnicai report or the p oposed gradin . p.. . .. ion a The reco�nend'�t tions r � g and slo e construct of the report shall be incorporated Irbto, the f" ia2 grading -plan A final o�n t" supervision report' sh i1 be fired with the -,.. trui� �:on sum Building De ar.ment STAVE' CONTACT . Michael Anderson, gn gi n eet i n g D; ept(63 9 -4i1i) 10 An erosion control plan sh011 be provided as part of t .e public improvement drawings a The 'plan she:: confor� m to ENOINEERTNG COMMANTS SUB 9 . 4 -c�atl3 hx��tH'zt w0015. • r, 4r. 0. 'Erosion Control plans Technical Guidance Handbooke ember ;Thy applicant shall . provide sanitary sewer and sto m' drain 8 to the adjacent properties for future connection. STAFF CONTACT: Greg Berry, Engineering Department (639,-4171) . r e applicant shall provide a sewer study to examine the effects to the downstream ; sewer system With the a,dditio.n of tha new development. S' A?F CONTACT: Greg Berry,.. Engineering Department (639- 41,71) The applicant shall make an appointment for a pre - construction meeting with the City of Tigard Engineering Department after . approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer, and contractor shall be required to attend this meeting prior to ce i �i and permits. receiving the app STAFF' CONTACT: Michael Anderson, plans Engineering Department (639-- 4171) �. . Construction of the proposed public improveii,ents and ance of Buildingermits shaLl not commence until s the Engineering bepart dent has reviewed and approved th.;1, public construction street opening permit or con improvements plans, a compliance agreements has been executed, execution of a developer - engineer agreement and payment of all permit fees. STAFF CONTACT: John Ragman, Erg ineerin 9 be p 1trtment (639417i )'' 1� . Street and utility improvements within the subdivision shall include the portions of SW Fern Street abutting th e subdivision. The applicant shall Underground the existing utilities in Fern Street or pay .� , e ... ._ ,, �, � � ay the fee ; in lieu of undergrounding. The applicant shall obtain a facility '" right permit from the Department of Land Use and Transp�?rt►�t�,on of Washington 'Count_ , to the right- Perform work within of -way of sw Fern Street., A copy shall be provided to the City .. Engineering ,De artment prior to issuance of a Public Improvement Permit. STAFF CONTACT: Joh n 1iagman, Improvement Department (639 -4171) 16. The app shall obtain a "joint Permit` Cray Of permit shall meet the requirements from the l�:Cant sb obtain This pe � of NOISES And Tualatin Basin Erosion Control Program. 17: The applicant shall be requ;i, Pay , - red tro a the fees as established under' . the guidelines of Un?.�, red Sewerage Agency Resolution and Order N..o . 91 -47 NOTE this is a two part fee which may pe paid at different The first portion is paid with the public improvements which is for that potion Of the development which increase the impervious area ; lit -11 i. the public right- of -war . The second portion=s paid at Bi1:ldi.ng Permit issuance and is for thkrt portion of the developent which increase the mpery ous aria on s to ENGINEERING COMMENTS SUB 94 -0003 044Mtmg. WOO =S SAC app ' ant shall plsce', the'. verhe d' fa �i. �.;. treet underground air pay;; the fee es� gl: ounding . orlon S+ l .eu of, tliar .'to the plat being recorded with . Washington ovtrxty the licant skull. provide .a 100 p ercent performance bond. As an • lternat� ve the applicant may have the . � pp � y plat recorded, after the 1 ubl1.c . improvements have been, accepted by the 'City of 7,11.6r d, rid has posted the 'appropri* e maintenance Bond. !Z ' 1 TI(1w 'THE APPLICANT SHOULD BE A,wARi! 0ri-,� �HFTId,�„��ECT�aC� �S DEVELOPMENT CODE : � �'.H . AN EXCLUSIVE . L1 ST SECTIcThI 18.160.170 Improvement A r eement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider der shall: 1. Execu to and file an agreement pith_' the City Engineer specifying the period within which all required im rovemznts and repairs shall be completed; and 2: Include in the agreement reement provisions that if such work is not completed within the period specified, the City may complete the work and recover' the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and depOSits as may be requis`ed to be paid and may ALSO provide for the construction of the improvements :h stages and for the extension of time under specific conditions therein stated in the contract. • SECTION 18.160.180 Bond . As requ red bj Section 18.160.170, the subdivider shall file with the agreethent with g'reerhent an assurance oe of performance su _ orted one of the follow p�% b. Y �=n9` • 1. An irrevocable letter of credit ' ete,cuted by a financial institution authorized to transact business in the State of ,Oregon; A surety bond executed by a surety company authorized to transact busin eSs`: in the State of Oregon t hioh remains in force until the S ret ENC 1 E fir JC Mt VTS SU 99`00 IH LI�aHi. " . tUpon Mina : recording d.t st m t to the Ci y a m, plats . �r V ietentS Three copies off' .t surveyor licensed data, or narrative. ,e partition plat ,r pate to practice in Oregon, ar The partition plat and data or narrative. :shall be drawl to the minimum. Standards set forth by the O'reg,on . ie ►ai. sec Statutes (ORS 92.05) WaShin ton Countyi and, by the City of Tigard. Centerline ouumentation i) In accordance with 92.©60, subsection 4 street and roadway monumented before th improvement` the flowing ;center sett. A) All cente 'line -' 3o nts B) .11 cul—de sac C The toy s, of all monument boa3es shall f in sUed pavement N grade TAFF CONTACT: 1 John flagman, Erigineer;,ing Dept, d 6 9 . • All utility lines including, but; riot l Cited 'hose required for electric, comr'un ca `,ion,, lighting' and cable television services and related facilities shall be placed undergraiAndi cept for surface mounted transformers, surface` mounted connection boxes and meter Cabinets :'+ w,,cr i. may be placed above ground, temporary utill. service facilities during construction, hig i 4' c pacit . electric lines operating at 50.000 vol .1 improvements installed by the s s ha be guaranteed as to workmanship and rnateri0,1 fc for period of one year following acceptance fray tl City. ►such guarantee shall be secured by cras,'h, de'po,t bond in the amount of the value Of the impx', ".cve erg as set by the City Engineer. The Cash or bond shall corn the te' conditions of Section 18‘160.1 1$.164 150 Installation Prer qui hell erm' t :Fee, • 1 No 1 S lk Z;`�p�'c''iTei�dents, �a.1`ici'ud��`ig ar�i lighting 'cr ather rec u rer ents cha'1:. ;tae un erta] e cept after the p ,'ans the a `or have en app 4o' by the Gity�, perriit fee paid `and' permit , is'suecL D. 18.16'4.180 Notice to ,. C ENGINEERING COmmENT S S1 94 -000 4.200 tIngii.epti,i's Certification Required . land ctividei1 s engineer shall provide , written certii"ication 4of a focm Prdvided, by,'-tii„e ,city, that all iiprovement.s, oimanship and irtita'4ex'..14-ilti,;'ore in accord, with current nc standard engine3ring and ,•• construction pacti(:08'47 and are of hLgh grade, prior the City 'acceptance of the ''‘.4subdivision's improvements or any portion thereat`','ec2r, operation and maintenance. 4 , PROVE { P i„ NAND CITY O F TX ' . O GC Mar3tRoberts , ; lbecei 1 r 22, 1954 Michael Andetson, DeveloP aent RE view Engineer ADDENDUM TO SUBDIVISION REPORT or NOVEMBER ER.. 7, 1594 SUB 94-0003; PDR 54-0004; SLR 54- '-0006 ALPHA /SIERRA PACIFIC "HTLLS }IRE WOODS' Oeeorixat�.eri c r The aVdlicant proposes to subdivide ' a 70.8 acre area., consisting of tive separate parcels, into '101 residential lots, one lot. reserved (5) open spaceryl: or ,future res�:dentia�. s�abd�.�rzs "..one and fi�r,��, lots. ' 'rho site is located nort �,erl o,; Bull, Mountain Road cont,c.gU,us to t Y . � � No. j 2 & 3, Subdivision. ... ds xlort�ler�: to SGT Ferri ��i l �.shZre Estates ��ao. est�.en tret and the Castlehill No. 1 he project was reviewed by the Planning' commission on November 21, N whereupon txurina the discussion, the e CCommission requested a traffic e study from the applicants and continued. the matter to, January 9, 1995 for final hearing 'indi r x s . a . TRAFFIC REPORT: T: T 'Y` applicant has s �brnitted , traffic report ent :tied 00 i . �� x`atZve Anal SZS ®1"1 g0 �� Stre�''�. ' ca. ��.l�.shZre 'woods A.ET Com a u1at.on as prepared b� KitLelson & Assoc, at , dated Deco 94 : The report includes an estima�te ae` of the D� tuber �.b, 19 p ' p g .. traffic froze the ro ect and the ad oinin Hil. shire devel,opment, anc�, diagra�►s a.11tastraitZn 1.he estn.��ated , ' sting aid proposed d�st.rhuta.c�n of trio traffic within .thee ex�. street system The di agram labeled F x,.gt re '.,2 shops X43% `of the ....�tiIUat�ed in the_ ro osed Str t A exiting thrt satf �c us � y :. , *xgh riche adjoining Castleh .l . Wo; 1 suk div �sion, via SW Wind so Cc��art r et over to SW Soho11r` Fe?r WZtI� a aonnectZ�n of SGu � Grn Stre Ro g p s _ : _ od eraf L is that wr�l l use nelson Curt d,ro s to ad, the estZanat�.d traffic on Sw Wn; a Fern ThQ e st .mat � SW Y Street aver - to S'�ri scho�pls Ferr Road is 42�: e e� en Zon o • A.s a:nda:oated xaz qtr • �. pot of Novet><tiber 7; x.9 4; the Engii,1.eerirng Depai tlmerit is vcr toncei`ned !itii"� tale pro ►cis r } ayotzt that directs traffi ,� { n t cdec g nedr for the a • Are��t 1 st„ • E1 bUN! �G COHME TS SO. 9 4 -0003 0:14$1IRE ,WOODS, I • $t ice• I-� . ENGINEERING I C0 L/.1 )11WG ;DEVELOPMENT SERVICES ♦ SURVEYING aovember 16, 1994 qtr 1 k Roberts lann g Department of Tigard 3 125 SW Hall Cigard OR 97223 Iillshire W(?ods: Additional Material job No. 223 -307 ear Mark, t you y, • r•m• g e Y ^ii • 1•[t , �j „ your Tha�i� ou f ®r your call ��n+�o�..�r� me of the �ddYtXr�u�� items You. need tea asa��l� o�. �u ,J of p p review for '''" e Woods, The ensuing . arrative will ,cow getron of the r reiuu��ary plat revler� g�,x; x�c11��re�'o a need to address the • r urn public ,,treet grades, and t'h mess both the variance to ��. ax�tn. appropriate zone alteration gas a portion of the proposed developtnetut site is being annexed into the City of Tigard] ., tiont 18s164 reet_ �a Lltilit ► oveement Standards Section 18.1 e64.030 1)1a notes 'fiat "Street Grades shall be e pproved by the City Engineer in accordance with Subsection M..." which in turn notes that "Grades shall not exceed i'en percent on arterials, 12 percent on c4lector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for " The a i cant requests h t due to the unusual and r1is�'iz�e�^cs' of x co greater than 250 feet►, - pp ,, � mitigating topographical circumstances, in union with the requirement to create a north- south connection mandated under the new Transportation Pi tui ng Rile, that the Cilty Engineer approve the proposed street design, Said design, while not exceeding 15% in grade, surpasses the 250 -foot distance called out by the Code book. Rather than seek to inctease the slope, the applicant seeks approval to construct the 15 % grade beyond the 250 -foot distance cited in the Code, The applic ant believes that this is a valid and necessary xlequest in order to minimize the impact to the site . P y . . s�c� p e, and �c� with th 5 eLcti otA 18.164. Staff have stated that in order to obtain approval for the extension '()f that portion of the street graded - g at 1.5 %, the e applicant must make them request through the variance procedure PLAZA WET e .. S sure � 230 A 9600 SW OAK A PORTLAND, OR 07223 X03- 452.800; P� 513- ��2 +r(vR M _ • a ia„ $a4w V rya+ Tli appi icaut is requesting variance to the vertical road grade standard, requesting that tits 250. ;road aangth limitation to roads graded between 12% - 15% be .;extended to permit the ap'piicant to connect the proposed north/south" street from S W Mistletoe One's to SW fern Street. at ' without the variance, such a street connection would be nearly, impossible to engineer; rodld have ubstantiaily more nlpact to the surrounding area and would cause undue hardship .,w. tci e appli ,atit. The Director may approve a variance based on findings that the followmg critoria'ar sAtisfied: refit tested var arwe may not be in conflict with the Proposes. of this title, be in conflict ict r'a policM of the Comprehensive Plan, to any other applicable polices and standards, and to other properties in the same district or vicinity. osed variance to vertical grade tie a street ade enables applicant to comply with the newly v section i relating to the need to ensure connectivity, , and alcce;s+ Therefore the r� ,sect ect�on Fh,1G4, iela�rn.,� t ty� =ra ostd l variance allows the applicant to comply with code to a greater degree than could iol t erwise occur without such a variance P 2. There are special circumstances that exist which are peculiar t o the lot size shape, topography hy or other circtonstances over which the applicant has no control, owl which are not applicable to other properties in the same zoning district. The of the property, unusual shape, . prep � e, restricted, access. to SW Fern street- and the extreme topography sthat us individual to this site %orcxbine to create unique design problems that canfll! of be resolved without the aid of a variance These features are pre - existing and not controllable by the applicant: 3. permitted u, The use pr ©� �o�'ed will be the same as perr�a under this title and the �'a'�' standards will be g j , ; p ,` economic ��ss maintained to d't�e greatest extent that as reasonably possibk 'whale �.t�rtre�a� ►� some e of. the land: proposed variance will not alter the use that is currently 'pettnitted under ;hue and current City standards, but rather will enhance,, and augment the sites potential for development in line with existing standards, 4: Existing physical and natural systems such as but not limited to traffic, �Pal!aa dramatic land forms or parks will not be adversely affected any more than 10.10V id t fthe devel?Vment were located as specified in the title. The proposed variance w ould pe r mit the applicant to further ..: nu..u.:m... i e g ra rn.g _ � p a ctg to the si te and thereby lessen the' impact t o the existing topography, which because i►f daade nature is mor e susceptible to development impacts 5. The hardships is ?tot sew imposed arid the variance recr Bated is the minc.:ii,vim variance which Wo ,Cd alleviate the hardship. The street connection is required under Section 18.164 02. The existing topography while not entirei preventing such a connection q� ' that a vari ace be granted in order that the • Y;e ,��ires applicant P y City's new policies ie g . g _ 3' site lic�.n�. com l with the �.it s code and nxeet n..,� oiica�;,s re ardin �orur�ecti�r�ti� and si circulation. , 10 18.1 x bons On July 28, 1994, Tax lot 800 of Tax Map 25 1 4, and Tax Lots 1400 & 900 of Tax Map 25 1 4BC, and Tax Lot 1700 of Tax Map 2S 14I)1':) were approved for annexation by the Boundary City Tigard accepted i aunt approve it until C�ria�ission. The Ci of Ti and has acc�, tee, the annexation but c November 9, after' the local elections. Section 18.1'56.030B states that "The plan designation i? zorli ng designation ation pdac•ed th0 p- p y City's zoning district which mad Y i p . • y' or County's o err shall be the T t clo,��t �m le,�nents the City's �1 d . e. Ci map sig nation ". Said Tax Lots are currently in Washington County, �,n comprehensive. plan ma,� de g awed "R-6 permitting a minimum of G Therefore the applicant requests that r � 6,0,00-square foot lots. Theref f6,cr, the annexed tax �� City size of 5,000- lots be rezoned in the Ci to R -7, which eats a Yn�:�,tirlaua� lot: 5iz squar€ feet. Staff noted in their Report that the applicant required to file for a Ccprehensive Plan Map p icant was r� q Amendment: The applicant cannot identify the necessity for such a request and seeks guidance from staff as to basis of their request, and how such an action, if necessary, should be enacted: p_ 4ission approve Should aYi amendment be necessary, the applicant requests that the rennin. � ,' planning as p of approval, rather than delay the plan aL y cite PP amendment as a condition at�ler tl�a ro proposed and cite the an�aen consent of the proposal: submitting revised site and circulation plans that reflect a number of concerns The applicant is sub '' ' p r&sed in the Staff report presented to the applicant on November 15th. The specific items altered on the plans reflect an attempt to obtain greater connectivity, for both pedestrian and vehicular access o adjacent properties. One key aspect is the future extension of SW Fern a : - pg .g said . .... , the - - SW Scholls Ferry ��. arid to , . gad._ � id rife upgrading of i Fern. Street west of of Ti and a Future l While the applicant realizes this is not on the City o g A level of a minor collector. p proposed .. y pP tl plan, p..:. .. - , b. the applicant licant reflects an Street lar�, recent development and future development obvious need for another connection to Scholls Perry Road, and using SW Fern Street seems to be the simplest and most realistic solution, under the current circumstances. p also recoi amends that the 58 lots that . t solar compliance The Staff rein:: .... building .. .... at` tlV '�a�,:.. .. .,, � through 'tee .. not meet the basic so . .. on be'.required to conform standard or the p:.. "tested seat : 1I�11111etal option applicant requests aL1. adjustment to the Fet�rrrnlance Option, In their original Lances `- specifically pthe north-south street coaxn�ctxo�a, l g basic standard due to mitigating c ciains 6 Y d e'extreme topography. The applicant wishes to know 1s gat` ;'dating: tl a applicant i tnot neex ng the r p iirements of section 1$.88.640, requesting the adjus,?nient or do they not 'find ffa� ` 't�ent v�Q,�xice to grant them such ��an �dyu��enr,: The per �ptzar. creates extreme '. h rc 1np 1pon individual 1=-4R amounting to a lien on the ,property, and is ,dot justified under the • f • � Its � i ��- r -Y� exsting o?dit�onlns: 1 hop the preceding narratoa is suffie nt to a11ov , you to proce0d with the ,processing of the prelimilury plat of Hillshire Woods. If you rcgwire any further or Morn Lion, plea +e u not hesitate to contact nle at 452- 8003. ceiel A ENGIN RING INC. terra 6 aoif is a'r�r aeff Nett of HP, . „ Sierra Pacific Dave, opiltsint Inc. a: of a s (including cover sheet, AS E lox youR 00101'NFo. FOR MVIII•FICVNIMIT To it) ill tar ! there has been a contact the person noted bel r, WatN lforti County p thvnt of ►nd use .rind �Tr�.�ui�orsotioih j . Y4�' ^�hi�ys}r�'Ans�tt 5eriesn 1 N ,-itsi Aver. Soots 350 I ;Isbro, OR 97124 e ASSESSOk MAP/ 0,..M t�4 ► 1_ pprr MMpp�� y� • 4 i .. � ��ar�..." a...ws �� ^T6 ® "W��wTwn enr LOTA� M +� ®/ ...: .., . _.... wnorwri�...�d iw►� Muwe.+�� • SITE SIZEQ,:,,: DRESS: PROPOSED DEVELOPMENT ACTieN:area Ntr �;f � tt op. ova1 W1 • gnature J ®e Gri 11 o, Land Atta htfients A � - C�NaITx, ®NS D� •AF'PEOV'A Staff Repax. • C: App�a1 I0.foranat n ewu rtmenta I pond t .e , rernow i s al �` � a' t + �g� ; separ tie Type �pp1,1atior� 1J T e app o ant ��rr er sh 1 i , : rr�p1 � th t rr, rregoer Fost Prattl t:ez hAct �A tnI.n t�tln' Uv°e, Rules 'r Y ry ro .r I, 'eta :r a removal shall be l Hinited to i ty (5O percep o0451tf treesa i ar Cutting is PROHIBITf . r 9 ref � e' 93484.TRL iatf �tj • r �fl�;�;rr Attachment B STAFF FIEP .s i to i s designated a t gn if i;eant tiat+ural "1101to irce tinder -Ythe �u1 6 � ` `M :aintai` • P1 an • TMew K i,te i s asl so art Area of �;,speci al',' Coheertk a' C enti,fi a ►` the s' to as be a ng` tmnlrtant i n terms of wi l d1 i fe habitat and pessi h►1 e d i sti n ct old growth forest 'he Bevel opnent process is' to i ntl ode, ed part i � pat, oh bwetWeen citizen groups and affected Jurisdictions : s hce th t; s , app,' i cat i on i s awTy e " Z'° permitted Use, the County i s not re ui red to , "10yO1 rye outs de grows i n; e p t e ;process. ��teff hax �`ecagniZed, hove er0�e, po t t1a1 �anfl i t between the iraposed req lest and t .t titer° ity of ig rd� s-' ordereh�ns ve ,P1a a The 'site i, adniacen.t to the city. limits of Tigard. In r, to ensure that the re: sue ,4t did not eoffl ict With he City ' ,. 4 t y s Flan and pos44b1,y the Urban Planning Avrea�'Agreement (UPM)� bet reen' the - ,County and Cfty opy off` staff's xtaf r� nested that, the Gi t �� ..... f � ��qq,,{�+, p�tp�� y� �y /p �tf� �leli. C61� `�h�►''pr'V��sY� r i�', �n "letter o. request is in the 1 as tr fi 1 e► Aocordi ng to a phone conversation With victor Adoni , his .supervisor did not rant to stibitit written cot►moent regarding the request, but simpi ► verba' .i e the�lr object1on to the pPoposed tree 'harvastm= since, heweVer, the; ' hge :not �. do ., be stt�!n� �e� written Co�aanerats, staff es r1 ®t, feel ghat them+ o�,�e�ti ©ins can edegt ate1y addrotsedo In addition, th,e UPAM does not require the County-to involve the Cit in the T : e i. !� a City ' s view. There apparent objett�iioi :will f�►t ,be considered. f ®re t " �' he a 1i u ' ly . , � p,�raval to re�� re appro�� mate a , �'i fey � pOroen of the trees from the �� .p p �a� is requesting � site. The tees t- � e (50) Fir' tees and scattered hardwood that range In diameterovrO0 6 0811 toug1 s D8# � DRS to �� . , X11 Staff has .. ret i ewe4s the applicant "s regr�est for Compi i ance wi t1 the fo 1 e ng standards. section 4o � Tree Preservation ai d Reiraval ection 407. .Tree Rem0val Standards Section 4o1.5 , 3 pore f Harvest i ng , toff` fihds t regUv t Beets thatthga` above Code sects errs , Therefore, the .. l ~ cant d s ' subJec�; ..c �o� r � ��nce w��h the Condrti� ®ns of ��p request, is hereby. g�r�:nted Pp. p oval (Attachment A) ; • ll ;; + +y Oyu �.q�. Vey WiFdlf4Gl'ON. CO0.UN' DEPAR1 MEANT OF' LAND USE AND TRANSPORTATION LAND DEgELOPMEN ` SEnvicES DMSION I5 NoRTH FIRST Avi;;'N JE tiYU.S8QRO, OREGON 07124 6S6-d 61 OstammementrunaMmaitoorallineisimmil h61 172 P. Cr 9? la.. � p r' APPEAL TNFORMATtON CASEFILE Attached Is a copy of the Land Use and Transpz5azion Department's Review 'Authority decision ,&,, this iri fittest for a Development Action. The . including corn" ion &a of appr=oval, may be appealed and a public hearing httld by fill A signed Petition g for m ilew (appeal) within fourteen (14) calendar days of date wren noti - b gr ad (date died), • APPEAL PEFEOD: Date mailed: J , f 2 10 5:00 PM tray ,_ - 'i I E� ,l 1, a�„ .„,.• Appal Due We A motion for fectisSideratiors also may be fled Within seven (7) calendar days d the date written hobby the decision is provided (see Section ). A mctkutfor t acomideratlon does not stop the appeal pr (*) from rUnstIng and 1 available �y��as� an } {r F.:u�, �remedy ff or when air k tam► 0, as ham; Occu red. A ion for $deration requim0 a fil g fee of O., This decision be final if an appeal is ► filed by'the due date(s) and PA motion for retteAsiderailon is not grant) by the kaview Authority. The complete file is ava able at the County appal:mot of t.,and tdse and Transportation for cep v, A itetitior fiOr iev eW (appeal) Mu st tontain the fAIloi dng 1. The n a m e of the iimplicant and th a County case, fWb nimbei The name and signature of the OgIllonct Bing the potion for r (appeal). If a grOup consistir ;r of more than one person is 13ng a a1ngtie pet r s4eW, o'nee inddlvidtt Sl dtall be designated a� Yi� group's tCp�se ttlV� ' a contact with p. ®en ii Ail Department communications recording the � � pOt--tad Irdud'ing conespondence<, I be a thIS representative • A statement of ri,tie interest of the ptioneo . The date the Proiikte of Decision MS sent as speciKed In the notice; ▪ The naturo the dt cit and t110 lee rids for i01 l, CTha app of TA:* 1 e d T a' i�stons is Urnked to te spec c �lst mithe petition- fort wr the ease Board rt,, the -.teaser ., .e. ts a full or a partial di) nodrO heating.) IwOr applitalroos With Multiple tegtleets, specify the particular requests) and /or specific i*** of appkAral being aed: and fed The appropriate apt-AM tee of sue. CO For for ihar+o...... or atio e t Dej rtmerr�a of Lend Phone 644343161, �� ' � va� oR bite and Trar►sporiation: inl � �►nta �� A....e� Se�rece � " at the he'Viias� .c►, FIR011 ' Sierra Paci4 is Dev', v In0,. 'L1 e v.. 68 -729? ; . F +. R1r;, tgi±i.E 1° «300' Mit 1001. .. -$0.00 440 k 49 fl • • tii \its 0 • _tiff lti r to 137 4 0P� �y rTU. urrERNAT1I�+JAL CORP, 10220 S W, CR�.ENS : R,G SUITS PORThAND, OR +7223 WARD Pyt', ' Tt AND, OR 1:23 14. 639-6i AMUNp DEMagem tem 994 a roczek Crook Co . Q;o 16901 Piace i' Suite 1 -100 a e ton, OR 97006 n� ROBERT' i�rr�or PHIL KEISLIAJG Sec etas,r of State JIM HILL State Treasurer ! Hand Deli h,eation for & P. Properties. `tgard, Washington Co, ; T1S,° R1W, Sect. 3E 1 waive reviewed t xe de1i,neatic i repot concei x� :Y�,�,' 'the above eeferenced propei:ty. Based: on t1' ciata -present d 'and; the • a t eu ices � .with tie inforr�at�.ryin available a r "off T, eons. dlelineatiran o wetlands as shorn on i re 5 • ;Fn yo r ep� r.t f s i.s su ect t ,he erm� .. .,�.:. the ' Reiuova -Fi air (ORS 196.30' - 196`« 990) . Yobti cover iette indicates t ,at .a . permit a,ppi cation wi : be' forwarded :n" the future, .mpacts is the ,.referred strategy under Oregon 1 a.w If oul have:; • urth r quests o as concerning deve pe" t , o shc�ulr� coox'dinate a��a AIB�.�.�: Parrs, °�e;a�tiicce �oo;rda.�at�ir .Ft�r the, lashington �:ount • Pleas r al . of you :hare a ? uestio a Kenneth Fe 3eriy' Wetlands Program Manager KFB %sue ken 1071 Jim Goludziaard, Corps Tigard Planning Dept. Marek Danes. Alpha Engr` Bill Parks,_ DSL Lake Oswe 'ti OR 97035 OPERTY EACRIPTION: SSOR SIZE:_31,21 acrd DRESS; ROPOiED DEVELOPMENT ACTION: Tree Harvest Permit . coNol'riaris OF APPROVAL Staff Report - Appeal information ir Cutting is PROHItii,,ED. deg ignated i nific � atu al Resource;' under the, A. . The. ,te' s $ �ln 1rea> of Special :Concern fi t 1►� si ► a h'ein iTn e t . ►y purwa� �n er�`soi��i,s#�l�fe.,' '' st,i n; t old growth forest;'' The, devel oprnent. proc s i rt` - (illiatinn netween citizen `'groups and affected .v�''r,isdi f` s aprl icatien is a Type 'I permitte d. use, the County is rat require ot,'4side groukc. in 'th'a process. Staff has .recognized,, however,, t: tiral cornfl ict .between the proposed request and, the City of Tigard's ,.hensi -ve 'Plan. The "site is ,, adjad }0 nl to the City :' limits of Tigard. • �. `er°rs:ure that the request did n6t'{ confl i ct With the City's Plan,,a nd he, Urban Plannihg Area A reem rit LPAA) 'betwetin the Cno.unt and C'i t` M uested that. the City '` oohlRe�rt on' ,. the proposal � A '�G:�p�l of staff's l`t a of request is i ;r .°the Cos f e core i ng to ga phone conversation with, Victor Adon i is supervisor did not v�ant to submit written comment rag ` '� ardini� the .°equeSt,' but simply verbalize their objection to the proposed tree harvest. Since, 'however, ;they, , have not submitted written comments, staff does not feel that 4 ;uilh. objections can be equately addressed. In., addition, the UPAA does not 're4uire the County t ► involve the City in the Type I review. Therefore, the City's apparent re applicant is requesting approval to remove apprOxi motel, fifty (50) p... y � t of the trees frt ' trees emoved include .Dougl s. arcs � � 'the. site: Tic ees to Co('. b�� . 6" .. a Fir trees and scattered hardwoods that range in diameter from 0BH to 28'� HBH. staff has revi ewtd the applicant ° s request for compl i ncd' WI th the following Standards: Tree Preser'vat ion aid; Removal Tree Removal Stanoi�ards ores 1�► ,,inq aotyve Code sects ons y T� ere ore reti a l .i sets the applicable s,taniiard; +� of Staff finds that tine appl scant° s requisi meets s . ec tc coma i i ance with �Lhe cond i' i .pn s',' ° a , cant s re oast, ,'4►e� a ra��t ubj t p of approval ' (Attalw }hnrent A). wP�sirrIN(STON COUNIV OEPARTP14ENT OF LAND USE AN LAND D VELOPIMENT SERVIOES 155 P QRTH FIRST AVENU . HILLSBORO, ORE ''ON 9/124 s`.r "SPO 1TATrON SION 64P` X761 iNFORMTION: ' CASEPLE # 93- ? Attached is a copy of the :', ad Use and Transportation Department's Review Authority decision; on this regUee1 for a Development Action. The:decisior). including conditions of apptoval, may be appealed and a public hearing held by filing a signed peWon 'for review (appeal) within foOrtven (14) calendar days of daP� Written �ten nonce is provided (d ate PPEI L PERIOD: Date mailed: j L Q2 /' 3 to 5 :00 PM on __J 1 1,93 Appeal Due Date axe motion for reconsideration also may be flied win seven (7) calendar days et the date written notice of the decision it provided (see Section 20. A motion for reconsideration does not *top the appeal perlod(s) from running and is available only as ass extraordlhary remedy for when a mistake of law or fact hats ' U:urred. A motion for reconsideration requires a filing fee of $350. This dtmisi 4n will be final if are appeal ■sc not filed by the due date(s) and a motion for recoosideration is not granted by the Review Authority, The complete file is avaNabte at the County Deprtment of lind Use and Tr ►nspndatir, n fob review. A petition, Or review (appeal) must contain the knowing:, The name of the applicant and ►f►- County ca file number; The name and signature of the petitionet, filing the petition for revi: iv (appeal). if a romp consisting of more than rxvi. parson Is Ulm a single petition for rieviern ,, one ;1114 ideal shat be designated as the group's 7epresent petition, including C c the L'1;�, ge nt. Ali Departrrrl, ►art communications regarding the petiti. , ng correspondence, shall be with this reprrntathre A statement of the interest of the petitionee, the date the Notice of Decision was, sent as specified in the notice; The nature of the d(ecisk . • n and the spc�bific grounds for epee!, (The app�9 of Type I and Type ill toplicatkino is limited to the s, chic issaes raised in the petition ford r WeSS, in the ease of board flMeiti, the petE 4aner requests a full or a par0al dad raoa�a hearing.) For applications with i dirge r6.tioests; specify the particular reguot(.) and, or specific coditlent of approval being appi ed; and 'i he appropriate appeal fee c f $ t ,.?5 00 For futther.a `gl information, co ntact the Appeal Secretary at the Washington County (0epartnrrent of Land Use and Transpoilation. Phone 648-8761. Y 4 . • jt$ Washington County spent of ;r: nd U'so and Tr3n3postation Land Developnlnn 'Services 155 N First Ave Sul;ta 813; Hillsboro, OR 97124 (48.8761' � > USE DISTRICTS ,tea �ntroduction 300 -1 intent and Purpose 300-2 Residential Density Calculations J00 -3 Density Transfers 3004 Development at Less than Maximum Density 302 R -5 Da uric 303 R-6 District 304 R -9 Districv 305 R -15 district 306 R -24 District 307 R-25+ District 309 Fri-10 311 NC District 312 CSC Di tttrict 313 314 320 330 340 342 344 346 348 350 352 354 356 CBD District GC District Ind District INS Distrk EFU District EFC District AR -20 District AF-10 District AF -5 District RR -.$ District R -COI District R -IN F) District MAE District URBAN' (Residential 5 units/acre) (Residential 6 units /t3cre) (Residentaa,l 9 units /ac's ?) (Residential 15 units/acre) (Residential 24 units/acre) (Residential 25 - unit a /acre) (Future Development 10 acre Minimum) (Neighborhood Commercial) (Office Cornrne ciel) (Community BUsir es0 District) (General Commercial) (Indu Aal) (Institutional) RURAL, (Exclusive Farm Use) (Exclusive Forest arid Conservation) (Agriculture and Forestry) (Agriculture/Forestry, 10 acre minis tum lot size) , (Agriculture /Forestry, 5 ere Minimum lot size) (Rural Residential, 5 acre, minimum, lot size) (Rural Commercial) (Rural industrial) (Land Extensive Industrial) For further !nfornation 6 .. .. ;. ..egardIng . an .. .. of the above re Land Use Diskrects please contact Development AssistanCto Section of Land Development 503.64C-8161. Gt ggijS JAN WPdATA'L7IM- RIctsAC 3 -04 roe • 24 HOUR INSPECT ON NOTICE RE QUIRED )PRIOR TO POURING I+'O TIN ►' /FOUNDATION , ... `114: p� r 1 .... Y i, i i 8 ,. � PRELIMINARY NOTICE. Please comply with above rc;`n'ime „ dlon w 'ithun the specified time acid call 648-'8621 or 640 -3558 for re- inspection. THIS d EROSION CON1 ROL RESOLUTION AND OR- DER THIS A NOTICE OF VIOLATION OF THE �S D '_ ss cor actions within �, e S IS make all necessary the specified time frame an�. call for a re�nspe+�tzon. DES 9 � 4 r. Please �Y will in issuance � �, � civil : Confirmed compy the rs of this inspection report w ,ll result in th citation, r USA Resolution a.. ,� c oretira�ted fallurc;to c ©m �x terms, of erm�ts, as describe,% � r1 attd Oder 90 -63, stop work order, or termination / suspension p roved° • � Disapproved: ate: FINAL INSPECTION: of combine P completion ..., .... b '. I l� ,.. _ i 4 r reqn�sti�►g, a final er(�axf951 Upon, coin lctton o � ti��n6 the o�vner/hiuild�r sr��ll be o o responsible 1� cowl i ispection t&i determine oompllance with Ap ,.ndix 1 of USA Itesoiuition.Order 91 4 . Owner/guilder Yelih*w iristot OwneSt iider ate Tigard, Washington Co T2S, R1W, ..• ...•• ction 4, •J1 Lcts 800, 900, ,•• 1400 ••••,••?„•__•• •• • 1700 •••.•••• •• a have reviewed the abve referenced't4,atland delineation. Based - the data presented., I agree with. the delineation as shown in igure 5 of your report. The wetlands identified ate subject to the 'permit reguiremerits of the Removal-Pill taw (ORS 196.800-196.990). tour client should be -sa of the priority placed, on avoiding Wet'll.v.y.r).d impacts in the F 11-Fill taw, If you have any furthet questions, Pleas not he8itate to contact Bill Parks,' Resource Coordinator fr. ,iiin,gton County. Sincerely, Kenneth P1., Bierly TATtlatidd 'Program Manager Tigard Planning • Bill Parks, bSL Fa • MR .CS' 1. DATE: .Oc o idly _ .„..;....m erasing ,Department. S` lBD X 2IO � 6-11713 94 -0003 NED DEV!'PLQ r PDR . 94 -0004 SENNtTI" i�A'�,i DS 06 7 �r.i.i. 10 , A� ' TI ' �'.�,.,.,., _ E ..SON 94. i3fl1�� Ie�l�s: � ou�tl� ot Schol�.i�, 4 Perry Roa c , 'ease of the Bonrnev 4ment � no; �1 }� 1 a Power ni�tra� ion ". eaxs , north of A"D@A M 0• H�i��I�34�tmttes.ax lot: ° , and 00t�esgt of �� 5th Avenue. ; , fWCT� l�Sl 4, t� lct �n Road, 0, BC, tax 14 ,and 900 2S1 481), talk 10 . 1700, ■ and Tract "Ii* Ai116hire ` Es is tess ' 11).. A request for the follcwing 'Iattsd use re rie ' approvals: 1) Preliminary subdivision plat approval to divides five ParcalS which ' total approximately 70:82 acres . into 107 lots ranging bot'ween 6,000 and ` 20, 000 square feet in ,size. 2) Plaplia d development ;ppro'vaal to facilitate efficient economic use of the land which preserves t;aaW,urel features to the extent possible by uSing varying lot sites. 3) Seri iti.vea ,lands approval due to a Slope of greater than 25% on portions `of the *ite . 4) Zone ohs,nge approval to revise the parcels eexi.rsting zoning from Washington County R -6 to City of Tigard R-7 (PD) r APPLICABLE REVIEW CRITERIA: Community Deve1opxment Code Chapters 18 „32, 18.52, 18.80, 10.04, 18 88, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160, and 1$,4164. f ONE: R ^7.. (Pik) (Residential, 7 unite /acre, Planned Detelopnsent) 'I'ne purpose of the R -1 zoning distzict is to esstaabl,ii h sites for medium density residential development. 'rho prima y c etraadh- and attached residential dwellingld ®ntia use is s33lCL �1e- fa�;i.l Attached is the Site Plan and applicant's stateMent for your review. From information supplied bar various departments a and from the info tion available to our ataf t, a report and rem m ien de aeon will he prepared andan camdeci i Will be rendered on the proposal in the near future. If you wish a d+acs.ef�+an W', is application, ww need your comments by Oct .17, 1994. You Inay USO e i pace provided belo� or attach a iieparate letter to r ” t Ern your Comments. tsy.91 a_r9 abl s,s to res nd .har the. abo ve date pleaule phone the staff c ontact noted below v ith your comments and confirm your coam9AtS in writing as soon as possible. It you have questions regarding this matter, c ontact the Tigard Planning Department, 13125 gW Hall Blvd., Tigard, OR 9723. PIONS :. 639 -4171. S:i A b CO TA :° ,e: Mark Roberts PLEASE Ca1CK THE FOLLOWINO tTEMS THAT APPLY: PLsX: Arariamorresirati We have reviewed the proposal and have no objections to it. Please contact . Please 'kefer to the. enclosed letter. Written Continents 150\, Y' \ of our office. ■ iii®Ml�.a�/'aoty . nsaassornwl�' .1/svw61 Ylame Of Person Cciinien • Phone Moitibeel ieaa.epi..p 4i �Owsrlals..'1e�0AO�NlFM1 •� •,..,. "•• 8 FoR mrianarel D A T E Octa 7►s.. ., . L2 OMs Tigard Planning Department RE: ION SUB 94 94-0003 -000 CHANGE, DEVELOPMENT PDR .'94� -0004 SENSITIVE ND ZON 94 -0010 LOCATION South of Schell* Ferry Roads ,east of the Bonneville Power Administration easement, north of SW Bull Mountain Road, and west of SW 135th Avenue (6vCTM 301 4, tax lot 800, 2S1, 4BC, tax lots 1400 and 900, 2S1 4BD, tax lot 1700, end Tract «r approvi 1s Estates 1) Preliminar request subdivi,ss,s n the plat approval , toddiv de review five parcels which total aapproximate y 70 „ 82 pacres into 107 lots ranging; between 6,000 and 20,000 square feat in size. 2) Planned development approval, to facilitate efficient economic use of the land .,hick preserves natural features to the extent possible by using varying lot s i mes . 7' ) Sensitive :lande approval due to a slope of 'greater than 25 % on portions of from Washington Zone County change �n City of Tigard R ��/ parcels existing honing the site. CRITERIA: Community Development Cods, Q 3 ) . 18.52, 1 ABLE 1E.84, 9 Y Y CRITERIA: ` Chapters 18.32, 1a.52, 18.80,:.18.4, 18.88, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160, and 13.164. ZONE: R-7 1;PD) (Residential, 7 units /acre, Planned Development) The purpose the �'X -7 zoning district is to establish sites for s edium density r The Y residential use is residential development. � primary g ssingle-famsi.ly detached and attathed residential dwellings. Attacb.ed is the Site Plan and applicant's statement fit review. From information sr'p liec b r variou departments and agencies and. from other intornation available to .vux staff, a report and recotsmendatioz, will be prepared to car decision this ape removed on the proposal in the near future. If you wish comment *Beat ion, we need your comments by pct., 4,7, 1994. You may Use the spare provided be:LOw or attach a separate letter, to return your comments. ,..�..r. ;. i • the above date please phone the staff contact If "du ego with tu. rcomments and confirm your comtkent5 in Writing as soon as noted below with �rour c y ,;r; , possible. If you have any questions regarding tnir'a matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639- 4171. TAFF CCNTACT.Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: e We have reviewed the raposal and have no obJpections to it. P" of cur office. 3ea�s�e c�antaet Please refer to the enclosed letter. Written Catnm, ruts f 4 ,f ' /,+':t• � f ''cam `�; a-r c SzT a0); . r ._ Name of Person Co r(milt ng : *estriew --• ,• . Phone N� umbers _ . s 0 i o0 Fr YO Iii riles CC L BIA MI OR :50Sia468004 OCtr 18 montiojicsatiffitte t C�i 'igarcd P ,anvrning Departniekit ` • iMiiYl o •' SD ..$ r . w L�! V ` % iwr 0 Q 3 s d„�i a 1 �: iL 1/ '1iJRi -0.2..1;q, �..'�lf.. ` .. "' A �j° '+; .. . -1E r•. "' 0 �QCA'�OP� 4auh o fctll s, Fer "i' ad, east of time eoilaev'ille Power A- jziltration ea ement,r ne�rth.of r 8W uf1�, d+a anta i.f Road, end /opt of SW 135th Avanue,. 00;2 1 2s1 4, 1"a x lot ' SAQr X51 'ditto: tax 1Ota 1400 and'900, 281 413E4 trot lot 1700. 440 'X' .404, •P"" fi11ahtre Estates IX) A e3C�u4st for the f011owing 1� -and xiax® rwie 'a�'m provai 1) Prue ,itihe r i 'isfion .plat approe0 1 to &Arida fl■a :itierce1.0. r ^ ch �rtmY l► a ra:ci�ae�t +i�;�' 7C.2 ,'into 1I 7 for �r x gi�r�g between 40.000 and 20, 000 tKe we toot in. ' sits 2) . P1axnsd deve1opmrint a►pprova�l, to facilitate off i,ciett eeainott►:ic use of the laid utdA h `*40irv.s natural tdatuz'ess tQ - the' extent "90000441,,k4 using 741400; lot sizes. 3 - than site. 4) tone ange. of royal taa. reavise th s than 2 oa pi 3otts of ��x�s�rt�rren 3�a�e�a epp�ovaal due�ptc� >� slope of .�g a Parcels +e�xi:�taag xe�YiitFt0 ray fry T�'ashii�gta;� +�a�t ve }�ie� �e'n i Gc��e t+wrs 1 � 18 ICE y R -6 a 1 Y g 8, PD) . A LIC O a 13 .I d, CRI RXA„ �Co» ity De i P t 1&',`...X38, 18 � 0, 18. 13.100,'10a1080 18.150, 1&. 160, and 18.164. tO 3E: �:.� 1028 R-•7 (A) tikepicIentia1, `it unitNiaorl* Planned De `elap atit) ,The p1Arposc of o • 'h -`r zoning elistrie�t is o .'ste,b1i h S it�+s fog il> ec1L density th " ' denr,�tial use ie s� ng3�e-.faoli'1y ae`eaead ®t.ti�►1. a�t3vealcprite�+ii'k "� ® �a�'i'toL°y z�esa detached 0.0d attae hied ti esi,d ntial Ibi ilittgs ,..bed iS tail Site 1�la itz and applle" tit' 8 sta.temeht fair your - tkviti.w,. Prczi Atfot ,..- . � ��ari sd c' oliart.m nt d x gndc e8 And from .ott �:aafat��+�� suppl�.ed ex .. g b, tithed p p � .. � p� ■ wish �,n3;'e�.txgn avaxlabl� to e7C �tna..f, � a. re art ars the xieas �' x f you to comer nt on this app1icatxo , we n ®d y dou me hi' "idea' 192 tcitt way use the i pace Provided belowt or attach '. sepa ^ate letter to teturx yoi4 dedaidenta . ou are .. a : a to to • o - the , abo' , ..L sat. p1e4.5,6 phone the atatt dOtt,e.ct � d are lo'e�'' Il t Vo t defeats acid eaonf itm �rour totitteusrtg in w icing as tbOtt as po6Sliol e. If you have a>gy q% eetze�ns. re4etd ng this matter, contact tlxe ',Cigare P1a'n ing Depaz'trtten€ 13125 SW gall B1v4. 'riganr4, o* 97223. PRQ 639 -4171. .ter til St',� Gial�i'r�'l�iCT: x'�c Fce�1e ©rta. ,. PLEASE CHECK THE FOLLOWING ''DEMS THAT .PL!: We have reviewed the propas*l And have no, op$Jeetions to it. please contact P.ekise rat ear .zo the enclosed letter- Writ ter* C ent .: taai same, Oh xdamtt L'.0 k.rioz1 CO i c ent; in P)xohe 'L�umbp i : . of out office /44i • 4" at • !,..LIB. RE is { MIST !OR CI'31t��. "rTg DATE: October 7 1 94 ROM, Tigard P1 nning Department L‘' SUBDIVISION SUB 94 -0003 PLANNED. DEVELOR Ppi 9.1- -0064 SE SIT LANDS SLR 94.,0006 ZONE `HANGE ZON 94- 1001 ATION: South of Scholl!" Ferry Rood, eat of the Bonney /le Power Ad in ctration easement, north of SW Bull Mountain Road, and west of SW 135th Avenue. (WCTM 281 4, tax lot 800, 2S1 4BC, tax lots 1400 and 900, 281 4ED, tax lot 1700, and Tract "P" Hillshire Estates II) . A reguetstt for the following land use review approvals: 1) Fre1i:n,i e* subdivision plat approval to divide file percels wh;Zch total approximately 70.82 acres into 107 lots ranging between 6,000 and 20,000 square feet in size. 2) Planned development tepproval to facilitate efficient economic Use of the land which preserves natural M the extant possible by using varying lot sizes. 3) Sensitive lands approval due to a slope of geteater than .251 on portions of the site,, 4) cone change approval to revise the parcels existing =ening from Washington County R -6 to City a i' Tigard R-7 (PD) APPLICABLE REVIEW CRITERIA: Community Development velopment Code Chapters 18.32, 18.52, 18.80, 18.84, 18.88, 18.100, 1 g s 102, 18.106, 18.108, 18.150, 18.160, and 18.164. ZONE: R-7 (PD) (Residential, 7 units /acre, Planned Development) The purpose c. the R -7 zoning district is to establish sites for medium density residential development. The primary residential use is single-faiw ly detached and attached resiaential, dwellings. Attached is the Site Plan and applicant's statement for your review. From 1r<for various departments and agencies and from other information available to our °staff, a report and recommendation wij.l be prepared and a decieion Will be rendered on the proposal i�` the near future, If you wish to comment on this we need your comments by Oct. 17,, 1994. . You may aif s the ar e a c ep ror id law or attach a separate letter to Y comments. unable to re and b he abova date,_ pease p hone the staff contact rioted below With your commas and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hail Blvd., Tigard, OR 97223. PHONE: 639-4171. . . . . . C : Mark Roberts .:... STAFF CONTA T . Roberts PLEASE CHECK, THE FOLLOWING ITEMS THAT APPLY: oruwairenewo We have reviewed the proposal, and haave no objections to it Please contact Please refer to the enclotted letter. Written Comments': .. p . required to connect and excerid both water rota. nS within DeyelO er wi'i l be re ui - Hones® " Mi6tletoe Dr, The existing " water ;t:Yain cu thin 8W Mistletoe pr,, i0 .:horn . the presousustai.ning (booster), sSste at t1Hi gh TOi" eservoir Site of our offices and will pr©v'1. < °" . service along "Ai' ion 586 feet where the Avenue to elevation Ovate rosin wi 11 terminate; The e1 ist nc 2' r FrJater main elan within 5'W' Ma stl5e Dr , p is a ravi y main from the reSer... voia r.... 8 at High ..., Tor elevation Name of Perecm commenting: Phone Numb er I above g sea level- a�+n... eraae®nd str woo i 11 begin o provide service along ,A e Avenue 'startin at elevation 580 feet; p1sc� this water tain will re ci .. i re a presSure reducing vale station at elevation 410 feet , because the preSsure will become too great fOr the SW Fern Street area, vet' y i)istric�ss' I t !z�plonenl Provisions evetoprent ;& itdministration end ivision 8e Standards Cap 2S 14 36.97 ' eres app 2 S 14 2.0 A [ap 'S 14.3' Acres Tills re Estates . a. 2 :k 14:.57. a c res it GC LA $00 vex P oaent Cow . A 1pha neertag . 9600 SW Oak Street, Suite 230 Portland, OR 97223 Project Manager: 'Douglas Stewa� Staff Planner: Mark Dane (503) 452.8003 Fax (503) 452 -804 cation: East of the Bonneville Power Administration Tract, straddling SW, Vern west of SW 135th Avanue, Comm nj Code `:Chapters 18.32, 18;52, 18.80, 1.84, 18.88 18.90 18.92,' 18¢ 11 18=1.®2,18:08, 18.114, 18.120, 1.8.134,1ej.136, .1,! i 8. 150 18.1 , 18.1,+64 development approval request for a 1.4 1,.4iot subdivision to be constructed over a 0.6 acre site. Portions of the site sure zoned 13 -7P'D ' therefore this app1Yealion is be* submitted as a Planned Unit Development. Ijimkampsileefgkratki, ►E cepting tract 'F and Yet 17 of MMillshire Estates, the proposed development parcels have been recently anne,eed into the City of Tigard. This project represents the final. phases (9 & 10) of the ongoing Hillshire Dev'elepment. 'GVhrle tilieee has been some controversy over the prerhng development regarding storm drainage and tree s of the the applicant hopes that these final phases tree renacwal pp � in handled in `a professional and co manner will be p � and complies r with a way that satisfies the local conmrnurdty an the requirements of the City of Tigard, Vii, c `njztl►foxanatio: The ,ins ' edlate ` area is currently undergoing a tremendous transition from a rural community to an upscale residential area, properties to the west in, unincorporated, Washington County remain generally undeveloped with lar g e Tuts 10 -2 U here parcels, w. iy le along the immediate dYate westerly property line the PGE easement and the BPA tract create a 225 -foot north- south swathe that runs along the entire length of the site, To the south and east are the newly subdivided large lot subdivisions of Hillshire Estates. To the northeast of the site lies S.W. Fern Street. This area, again in maim, Washington County, is di.. i up 2 , parcels. It an largely undeveloped, p ` • P veld ed, ivgded u into � - 5 incremental is slowly, of this � g portioned � .. up the r.�.o� � a�arttherl. r slowly howeve, ein p y pace. North Gt ua.,� u�ra� and adjacent to ' .. newly created Castle averaging portion of the development, lies the 6,000 gip, �. size. All ` Hill �ul�dgvisAOril with e ®t adjacent to this site has wed subdivision develop j within the last 3 ,years. Wilshire woods Page 2 • Site Tract 'F', Tax Lots 800, 14, & 1700, are teed pails with greatly varying topographical landscape, � charact/arized by steep slo pe s ravines, a nd a sri le north -south ridge line that snakes north-south through fall' ' thr�u hi the property � a southerly the ravine on both tAOn at about iG -15 utherl d>tre�, : . sides of the me falling some 100+ feet at shapes of SP � between 30400%. Tax Lot 900, north of SW Fern Street has a greatly differing terrain with a gentler more even landscape, two residences that will be retained, and a less natural, more farmed terrain exists: pliegism Description: 18 complete sets of the application shall be sabmitted as requested by staff in the pre -app conference, and shall .include: a complete narrative citing compliance with the relevant portions of the Tigard Comprehensive Plan, the Community Development Code, Oregon Administrative Rules Chapter 660, and all other applicable regulations; a eon: 1plete set of plans including, On-site Analysis, a site Plan, a Grading Plan, a Utilities Plan, and Drainage Plan; a fee for $1,101; and a last of all names and addresses of ersons who owns property within a site. No p � P P � 250 -feet of the sp Sign Plans or architectural drawings are being submitted at this time as none have y et been confirmed.. It is understot,' l that Sierra Pacific )Development will be sole ovv ners of the proposed development site by final platting, 'A', containing 4:4 acres, will be &onveyed latt�n r�• Tract z and as a Public Open Space Tracts Said to the can City a Tigard off of SW Mistletoe Drive, Tract 'B', tract can .�e accessed Bind Tract 'C'. Tracts 'B', 'C',... 'D',.. & 'G' are water r conveyed • ...,,_. .. . quality & detention facilities to be conve to the City of Tigard. .. ' E' containing 15,4 acres is being retained Tract for future development. lopmnent: The p p acknowledges that e applicant licand a substantial P ortiron of this Tract will be put aside for p However current developmen • p `t x�c�vv sterns public opens space. � � a. do not peanit the applicant Prom specifically defining those areas to be put aside for public usage: Hittshire Woods 1 • -s4 M1 Page it I yl A c !pl ii nt r'i sni t �� I R p►ro ' conapkt �tnplialice-: riih the relevant; Code '.mod �� in ben VC w iad Ir Moir ernenrs.. Included * in the application is all c 4 xo e application form, 4long w t �ntri �� 3ted on the , pP n time :addressitg the appropriate criteria sufficient il or review and action; the required fees; a list of all e'tons' wvho,are surrounding the prope y „at welt as ot4er ' 'fected parties, The residentihl deveio went is consistent ri ti the uialerlying zoning redti meats and all 'relevint ji ordin nces and standare -: Excepting for the, existing 'fanned Development Overlay, the project could otherwise 4 evaiaated through the City's administrative ' "'review' ro ©ss. D a .into' w 1� vd comp' � �ppl�cant requests that .�11 prom Gd�g., 4� co p, single action °in accordance with section 1 g.32. I11�1. nit,Yard 15_;feetr tvlin: Lot Size ' , ., ' SOOti f Yard ' .5--fiz:,.,i, Mn. 'T.,,ot NVidtit ' - ' 50 feet ,... i c i6 fee - ,Max.1301!,dltig tleighti 351roa41„ • Rea t' Yard 11;4: feet ' 'Vigil., Widtbillepth , '., 2.5/1 age , 20 feet ..ere are numerous 'additional regelretnerlts related to they propose,c1 developttietit listed under section 18,52,060 Wluc -will"b€,° detailed it( the fiAlovt,ing narative, , . ei'Sectiork 18,136 for :tone ehatt,,t..s' as they relate to i he recent antitAgAtiott ‘If the rievolopit ,o,t site " • No 7; • " r, 9-YlaLt 11- 1-1-MC1 llatILAMEADMILDJI_MVM ,_,DISIgicl 'flit' proposeti development site has een designeW with a Planned Development Overlay District. The kgent being that the applicant is providing the means for creating a planned errvironmeot through the application of flexable standards which result in a superior residential developtnent„ To enable the efficient use iof land and to strongly promote a economil; arrangement of and use special provisions are made for buildings # circulation systems, open space acre utilities that maxitnize th e site's de velopment potential. The overlay also permits the applicant to create a development that recognizes the relatiOnship between homes, the use of open space access; ways, and thereby imaxitnize the opportuniv for imiovatIve and diversified liviog environment. The unusual nature of the site severely limits the potential for developmet u eless substantial alteration of the natural terrain is performed, The applicant wishes to ensure that the 7.*9St, bulk of the rr.,zoperty remain undisturbed. Therefore, development will only occur along the spine of the north-south ridge over the majority of the site. While many of these lots will be over 10,000 SF in size, only the front E0-feet will be padded, with the remaining portion of the lots being left undisturbed by this development. 1 The 'noel leVel portions of the site notably Tax Lot 900, will be fully developed. The project as proposed will minimize the impact to the 'store vulnerable acres of the site sl.,e-cifically the canyons that ran along either side of the north-south road, In summary, the applicant shall comply with all applicable proVisions of Title 18 necessary for the applicatiou of the project requirements of a Pianned Development. Vaid provisions are detailed throughout the narrative. 11111f:1.6o Weldie:s Page ask sE s iA_MM.fa No portion of this site has been designated with a Sonsitive Lands Overlay There are no known wetland.; ri br are e there any f loots plains either on or directly adjacent to site. . However, al, portions of the site excepting tax lot 00 have been identified in the City of Tigard Natural Ares Inventory. Specifically Page 24 of the inventory identifies the pror.;osed development overlaying Natural Area 45.. The inventory states that the natural area has a high.. e to ntial, however under, the recomm 2 datrlona t stater o, p f � � � b,� limited i Preser°vation o Forested areas in this area Play 1,. _ to ravines. Deveiopment at medium density_, is not coy natible With tree preservation. (Despite e, j orta to save .,,., + preservation. f will trees in the JI lshtr�e development roost c these tree wil die or become hazards). Planting native conifers may an a ternati�ve to preservation of large areas of developable tads Develop ..". and distribute information /n planting end la care of nc' , ve conifers °. .nty p to • proposed The applicant sn��:�nds to inn�e impact to the ao os s over the southerly portion of the site identified in P; inventory b... restricting grading to within 9O Piet or so l the nY� � Y of the right- of-way. Sensitive land regulations am intended to maPatnifl the .t i integrity (f the rivers, streams, Bbd creeks hi Tigard by . i._ promoting stability, maintaining � bank habitats, and minimizing erosion, fish and wildlife er,�,aneed water quality, preserving s eniu actuality and recreational potentials. In shorts the intent of this chapter is in this case to ensure that the current quality . - and tb.. w of watery through and into the canyons to the east and west is not disrupted and its quality, i hninishe d, The develn p rtert will v i cTea , � �. unt of inpervious surface. tilt -die overall drainage wild be more closely ontrolled and engineered to ensure that quality of wateryleavin the sits, y._ t • . ►.... of the Unified _... .. .... criteria a rn�ee�s the c o'fSewerage Agency. This will F w accomplished by the use a three on o pond s. sk,rrn that will function as water quality and detentiog facilities for the site .n r W� • pl1 Section 18.84.015C states, "Land form alterations or deveiarpment within wetland area that rang the jurisdictional requiremetqts and permit criteria of the US my harps of Er ineers, Division of State Lands, Unified Sewerage Agency, and /or other federal, state or regional agencies do not require a sensitive lands permit. All other applicable City requieerrients must be satisfied; including sensitive land permits for areas meeting non - wetland sensitive land criteria," " Al p ha Engineering, will assure the proosed water quality and detention facilities along ',Pith the associated utilities will meet compliance with sail agencies. a$.'�.ACCE While all subl visions and minor partitions are subject to solar access standards requiring 80% of the proposed lots 1 should meet solar ' accessibility requirements, there are exemptions from the basic 80% standard, or adjustments to •tt gat amount that may be permitted ermitCed under site specific and unusual circumstances. 20 lots out of 107 or 17% of the proposed lots meet the basic solar requirements (as defined under section 1• C 1) 88 a (0 of a north -south dimension of at least 90- feet and a front lot line orieietation within 30- degrees of a true east -west axis (see Site Plan), and a further 10 lots can nieet compliance through the solar protection line: pp i rant therefore requests that a 25 % adjustment :. The a t � tirne>nt be made to the basic 80% requirement under section 18.8&040 El renting to the adverse kapacts on ez,Jsity and cost. The proposed subdivision is severely restricted in the location and placement of its internal goad pattern that excepting for vast -rest connections in Tax Lot 900 is a . direct north/south street. The need to connect to Windsong Court in Castle Fill No 2 at the northern ends of the site, SW Fern Street, and SW Miglet ®e Dive at she outhein end, requires a north -sr rte h street: In addition,, the entire xi ids! a Woods . rfi a {„ q `1, • � M Y page d1 ` S co use of,oi for ex q ple thenprotc lar optio , t �� b :in s t ex t loll would; ��^i"a;`',`' re i+sr o the, applica.n wing met the or: anon 18.E us tan r . s 'r a. iiiitirrinififf.ALTKOMOILIT gewIy pfd TroBstArtation ' Planning RIOe . i s .x`660 -12) has charged that all municipalities revise: 'their code to meet tla 1314 ' , nd that in the event that. said revision not be made that any new deveiopmcnt be reqire' to comply with saint Stag. . ' "rife City of Tigard hasenate4 stack changes in its code. any of the relevant portion of the cede that have had c affect on this application ' have oral' recei"tdly coilte into effect, Substantial changes to the code are to be found ii '`Transportation Chapter of the Comprehensive Plan, � Chapter 18.1.08 ��h+�;pt�r �$:10� (1'a'rki�g & �1�a�dh':g) (Ateess, ggress & Circulation), Chapter 18,164 (Street & Utility iprovement Standards). falkomphamyrAL The applicant understands that compliance with state, federal, and local environmental regulations is the contini g obligation. of the property owner, and will abide by the dpplicsble standards. r 18 °IE1�Sy'T"'trA 1`i M`llIN No residential density transfers are requested by the applicant therefore this section is not applicable. Street trees will be planted along the site' a frontage Oil SW Fern Street, and along the length of the internal treett; as required under section 18.100,030, and detailed 191 section 18.100.035. No bufferin g ie � s :r ening is re q uired between the proposed residential development and the surrounding land uses It should be noted however that largb areas of open spaces will act as buffers adjacent to exiting zesidential use east and west of the site 14l!shirc` Woods ' •V_...rp.....� J Page 10 • is ardor ,c, , s: :p VOS¢d 'lots have'tha t'amass., pth1ic str its . as 4 8. 0w MNo flag Iots re, proposed. cc : ' he propos d d lmp icl t to ct ' > acc sl r t d &strians with $idew , alori j s sides , oaf &t11 copQse public stets, and direct � :es " fl rthe' pn a c ojl n spa4 toapt wI 'c : will convey Icy eCitw Fd .fl &and shall 4ftsure (hat any sr gos reiatt'd to t le of the proposed d4vckipthent' slhall Comply 'wit levant stanci4rds c t this chapter as atiwy a ‘applieab r a .3 0 , , proved fer a xati n Bo Co ntnxssio s i annexation pac $a` S ;sub ` `Via .sep �i appl cati tot e „ aTM vJ, n ' approve4 SPp sxo�lk � 1 R M1* 'ble to a �aa�d r�t��ri Abe � Wit+ �° es this J " 'die annOxa.Oan will not #to ntit o ov er ,11 , dtte ns9 -and utill sad tai annexation is of ci f na ,�M1 i d a royal Ana`�,'re gta ed. f discussion xot 0nt a 1�ts �Q►dn r"ee �t`erlCit)Va� ii ��. a iS5�1e �, ,s., i phases of the Iiltste deve1oprnent bu ��e� the +ear��le�.�p � so during tree removal that oz.curred over this 0 sits recently., While both legal and necessary, the City was not . informed of the Clearing and the action did not promote \a load stir iitg relationship between. the ap ''icant ,a its► Therefore frtill n this point on should any ` clearing, or tree . refit oval be rc .:A. red, the applicant either seek the necessary permits when removing on-s t .r t or inform he City of its ' proposed cti s a ptovioriisly stated under 18.84, d i the site i 107 lots. applicant Will be snl �lkv�du�cg . �!'�, we-Ver xObdivisioil is being subrittei in ,. X112 .iii with, S tion 18 80 (PUT-Is);, and therefore t to the sang restrictions, andyconditio as set fot P der 'this ' ettion of .bode. Therefore this section is of applicable. y mss: SW `err, Scree has a 2,2 -foot wide asphalt s It' gut ts o erWise . tinnnproved. Those pot tio1, is of the street Fi irectly adjacent to the proposed subdivision will be fuli ' n roved, thereby providing full street improvements over sine tastern portion of SW rein Street,, and half street mprovetentJ along the western portion ttit fronts the site. Mistletoe W n edge, be extended to the western �i��ve will of the site„ and will consist of a 32 -foot AC pavement in tt 50 -foot right-of-way. The proposed north -south street betweC.n SW Mistletoe Drive and SW Fern street will consist of a 228 -foot street in a 44 foot right-of-way, Betwe� �n SW Fern Street and SW Windsong Court the ' north- l►outi street will be widened to .32-feet within a 50- foot right-of-way to snatch SW W%ndsong Court. The proposed cul-de-sac will have 224 -foot AC pavement within a 6 -foot right -of -way. All street toss- sections are identified on the attached Utility & GradaIng Plano: No portion of the street will exceed a vertical (slope of T he sane in the souther, �4 � %,, The average e grade a alo�i the portion of the site will be ari ind_,t0%, and at the norther end of the site around 5%. EU At the three street terminus', a temporary turn - around will be installed if required by the fire msarsball. Section) 8`, 164.040 states " the perimeter of blocks formed by stfi ets shall not exceed 1,800 fee` measured along the rigid-of-way line except: a) where street location is precluded by natural topography» i i.. '. the nature of *he site' as plrviousiy stated l in the solar section is severely restrictive and limits the potential development to a very specific area. The key elements are the canyons that run tl ee'tw�-souhh on either side of the proposed subdivision (falling some j20- vertical feet within 400-horizontal feet, at the northeast corner of the: site, in this case resulting in an average grade of 33%). The sheer size, and scope of the ravines on either side of the ridge,4line prevents the applicant from connecting to SW Lauren Avenue east of the development, and from providing access to the northeast corner of Tax Lot 800. Where possible however the applicant has prov%ded east -west connections, by extending SW Mistletoe Drive under the PGE easement, and by providing two stubs to the east, north of SW Fern Street. The applicant therefore requests that the proposed development be exempt from compliance with this section of the code. Sanitary Sewer: e Sanitary `� sewer service is currently y Sanitary available from an ,xisting 8 line i�, SW � incisong Court in the Castle Hill flievelopinent • The applicant will construct a single 8" line that will cooll ect to existing Rine at the existing street stub: Surface W , Run-off: Storm, vater run -off vlllt be collected in public drainage system and directed to a ptblic on -site storm water quality & detention syste comprising of four permanent ponding facilities; tracts "B ", u(3", 'D" and "E" as shown on sheet: The proposed storm facilities are being constructed in compliance with Resolution 91--47 w er by the Unified Sewerage Agency and the Ci ty of Tigard have agreed to enforce Surface Water IVManageanent regulations requiring the construction of said facilities ttitishfr -V� 4 • Page 1.4 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] r$ 5 STOP: ROIDERTY LOCATION TAX MAP & VAX LOT: °Z VI COMPREHENSIVE PL DNS / GRATION ZONING DESIGNATION: CITIZEN INVOLVEMENT TEAM # 4257 zO XNG DIsTalcT DIMENSIONAL REQUIREMENTS minimum 1ct Baize: :. .. sq. f . lot width: ft. Setbacks: front ft. side _ 1Et, rte garage corner _ ft. from street. Maximum site coverage: C3 Minimum landscaped or natural vegetation area: building height: ADDITIONAL LOT DW NSION33L Q I S' Minimum lot i.'onta es �_fec;t eee got created tl ouch the minor land partition process. Lois created a petit n a of .{�partition �t wide access of 15 feet of frontage or have a vomoussamarenaememori mosensorti of 0 and ak''zaA• gpad h. `,r =: .......... ---:__Z_EQ„, Ctot , 'Ze1 ; .., ecteeLet2d-S...1.-4011-44,1.442 l .. f Y C ''''�t�r�'T ems" PEONR: Maximum lot depth to width ratio of 2.5 to fir. SPECIAL SETEXCAS "" "` ft. run n c titer ,"ie of Ems Io'intensity ®i . 0 cld +' Lt ®e boundary Flag lots 10 foot Bide y Zero lot i Otte m 9"0 f +a l . � t� y r tit / at a a Seo �91 40j . , • l :, • .. o 1 lec® 265 acree taste .5 . e tk . f 1e+�c ece ®a tv 5 .e9� �' teitag lot lined. e `3P +uc u to 1000 :e .1.' .� t 1eeet 2e5 =Ices itri size See app111e awg district oath= ,• for PrignarY eam ... r', BUILDING MIGHT °P DVIsrms Maximum le ht of M ink= ' aei±ohe o ',Wit height of 4 Maxi; um : height of 60 feet i n it -10 Rat, i8- 5 `, nd -- ee�o-.5 dd e® br-trienk-25 zone' cnr. feet In the a-40 tone 8t1IXDI11G HEIGHT PROVISIONS simian= , height' of 14/2 tutorial" or 25 feet, i chedi 4,fro . lease Lu twat zon ♦T' /arm 1 p . - 5 e, r A 4O . • • nee provide/1 at the etanda dge of Code n ]8,9O0 '.0. areas . AbsM EN XJ L DENSITY tCA%C,DIATION _ r Ccwiriunl,ty Development t e Chapter M 92 specifies that ' the Vitt nidential Unite allowed, on a PartaCtear eit, . slay be ce la 4aated by dividing the net area of the developable lasted by the ininimum ntimber of square feet re ,sired per dwelling Wilke an Specitied by the .applies le g +fed subtracting lam zoning desi na�;.i�n+ Net development area �r calculated following land area(a) frets the grads site are4a l am, I'll asen®i t .ve Lands3 areas i ,clwdi.ng ;Land within the 100 year f oodpl,ftirt • 41opes exceeding 25% +» t■ra3.nageWays 2r mod, dedi^atecc for park purposes 3* Public right-of-04 ay d ie atiora 4. All and to be provided for pri.va't ^ -- Stzee$,® (includes ►►rr,,_� acee lsawaysa through parking areas) RESIDENT/AL : DENSITY `°kt,?f S1 t The City of Tigard allows a �tesaidential Dens ransfer of t `� �� ► up to � a � �►`r- -�,�'ti the Units th' t could otherw .se h�.ve been developed on senaiti.Le lad areas listed in (1) ah ve which may be applied to the developable portion of the site (Code Section 18.92.030). t isa t&ae gesxr>!„� sib ].it rf then aora:L3«oa t fora rc id at .2$ developmtnt application Y de:ht$a� � ��tt �anei the re�e��ecc- u"toit fea�.s:`an,aie�th the permitted Pits 'r eg . the ,Bowed batwing' • dity in a Zor..: ag diatris,, ,, ' � �sed.R. ®spa cof t ,�� d e).a west a 100 tett, de of a eta tv e;�aa tabu ;aed area 1; not be atr of tke oiximum reersis Pitt de® nat on oot zOning) tae re me a .Th b s: a: ►t,- mate t a t tit O X1.1. 1 i�..1.1 vieiOn and mth 1.t areat,ed scw3t be orteated.fOr dijlat SCO <,F iot,ts e9srae�val I li'�s�nj k ot ! . "q` M l .' '' y '�7 � ' x !' A. tete eant-us it Wad d " it* 7: way 1 • approe or lo4*ig rnat i t They total or iaLi of Of a rsitea Oi, a. sg • last; *teat Or 'ttoirth alopoa eteeper than 20t Off -eite it hade sous etrittlt-ttritOtto Vegetation, tvoy pi • Ce► -gi.te shade souxcee (Ve ge cis e) o rw _. }r. Page :2 • ". �` . , 7` , ' / s r 7? . r . . a � f'; Lag s ed oii as of made it 'or r 't he Wa ril,tfe I `re i i : ►Ai+eed ' eneil y or lr itihtSiiin O 4 7 * e iftaa t. 'natxtr eatitmet, e iAing toad or 1 �y �ilf i yl�' *Wootton �yl • � o eafactiA, e&*t or aryiL�•Jgh,t -of-W tiro, Y'+W oot on t 1pt e'�f n � 1 s, t byre,eriO't g bade ' I ,®0) 4 "w"°®� `,. • . wyd. q •:1,::'..t. L 4--4•' ii ' "i ' 1 I�H�d :' 4!�' ,,�Ayy •M.1� � I 11 r t A Il:'a' �, - Al AAI�yy t! y '�,pyp, bt � YW I lots h ald ha , pt er, �dj�n Oat, ' e 'Itu'll3 ii ' „�. !b0i6: ' hided it the onalV ii*d i T Ye fl lrthi-eaut a. i +� �.� dimeeeion and frout - l is 04e#43*4.0e ®��; esot� ,propo9ed lot b. rote ed solar ' ' &aai14 9► 1 veltevata, build. • : Si tes tai ioncim I,f', :applieaL' 3.ef II . l'or the pu po a of : iden i ;J�ing trees related' to 'exemption ., r feet a map eh01460 a tLattrio ttetai c i a ai . ,eae'� 30 • it .tall'' stud over 6 inches., dia ter at point 4 , 'ele a grade dha71.1, . ,cis nbmit ted. Thi Baas ®wall :&ud st their heLa�ht� dtaa e' oro amid GEC. K m . . p to an a atatemen deflating, g, ti a , they e'' o be, retailed;•' and do Oopteill et- a ill pri#ate . reebrio loa a reiat a t ' t� eo1a ` ace eu a the design; chatacteristioa of a develfied will -ari,ef4:Ated " lot ate high levels of wintertime ' sun striking the 'south *fa1,& d. roofs of the housed loins orientation atiathnis ing a3ou'l. i area. end d , ed aatb -'a tapLa g a ask area_ To achieve tkieo . one may utilise the ollo o+ . Proteoted Solar. IB ii Lame: The sins .: dig line s is a) be oriented to within 30 .►60.° e ` of a, `fie east-west a c m b) 'p is e aura distance of end eet f the a crdie , of ` thr, . iot to the property o 1, pro�`ide a t distance of 45 feet f .nom the northernmoet. huildable-boundtay WI the.sebieet lot to the north pro* line. O PerfOrManee $.611114 there are tuo Per! o '. cottons ewhicii Utilised. tilael fit at option .. i+ee the hoar ito be oriented w ; . 39 I at l ra h 80% of ®fsia� � �� .' : ..: d firma ai Mouth wall 4 a d s�� ' � ..e that at least 31% Of the *Janie and S o foot ' o f the reef area face aa e ewe hadeo oa b , Bandioappe4 /Sackings Al , ygraano igVrest elitUi -provide appftlitiustoz,y located and dblenaicined 41:11.ebi3i peratit p,arking :apnoea. lite .nuMber of disabled pension king epic0 to b tirace do as Well the ,Parkin6'Stall dilliensiona9 are dated, to, the As1erictit1,6 with Ditiabilities: ' Rat ,(0A),. A handout ifi,avail‘. • le ution xtottneat. 'A handicapped parking apace span)l shall be I:stinted an th perking -414,f-acia sur4ace and an . approz*iate align shall be VoSted. . , - „ f maLt$,i.-fami3.',Vo.aammaroial oad industrial rIpittYgl* racks are required developments. Bioyole rac3u; s 11 be .100 locations. Bicycle par ated in areas prot from .0 corni f r IS velhiciilt,nr pttritin/ h 11 be provided on the -aaie 0 Oao Pace 0 g),IVAZPf44A 11'11 packing areas and driveways must be. pwred. Miniducinntaber of accesses , 2.e? hots' ,go Minimum access widtb2 POdeittriapkattcesa4sugt preVided 'betVeen building :*ntrrgi 6)1191 PitlXkli2q artase Outdo.* coomiou arf, aud, pub3.ic ,kiidewalka and eteete,#' • A llaitlisitv't ag'‘;tote treoor 'every Seven, oatiity'r,OPaCe*:i0440t be 1744e.sed in and around aU vatkito *ail in order:L to provide a tegetatiNte OanottY,,-. effect. T.:411,4804$14 prktg areas :sball include special design, leatOrea Which .ef&eatittollt screen th parking lot aitiab" from vie. These ‘deel0 featurei cuay include *",the 00 :ot.lAtdod4it,e4 berms, d4dOratiVe aUs, and raised plantets. detailed ino,nmation on design tvguitestents fOr patPzing aread find acdebses, aee De%vol9Pell C°1114° - For , cimpters 1(601000 1110100 and 18.1080 _ _ The City reVires that clear; vielt,31 Arnett) be turkintatated bet-mem, tbrae and eight ,etafit in height •at ro,24rdrivettaYs toselifrailroade an-d road/road intersections. Tb '.;ise,cif the toga/x*4 ©1ea iion area dOsade OP= the eibatting atnaetv tunotionait otandattU" • ■14 r ,; EMPFERING ND SCREENING Xn Drder to increas noi se. or visual impacts between adjacent develapwtsnta, especially between different 1=KI uses, the City requires landscaped buffer areas along certain it perimeters. Requixed buffer areas are deseribed try the frA)de in terms of width. Buffer are ,s u t be occupied by a ati.zture of deciduoud and evergreen trees and sixrubs and fagot all achieve a balance between vertica1 and horizontal plantings. Site obscuring screens or fence May also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences® "utilities, and walkways. Additional information ox required buifttr area materials and sisal,' may be found in Code Chapter The r uired buffer width which are applicable to your proposal a.reas ki ft. along north boundary ft. .along east boundary ft. along South boundary ft. along west boundary In addition, sight obocuring xcreening i required along STREET TREES Street trees are required for all development, fronting en a public or private street a,s well as driveways which are more than 100 feet in length. Stree t. tees must be placed either within the public right-of-way or on private property within silt feet of the rightd-of-way boundary. Street trees must have a minimum caliper of at least two inches whert measured four feet above grade. Street trees eheuld be spaced 20 to 40 feet apart "depending on the branching width of the tree at maturity. Further information on regulations affecti.ng fairest trees gnay be obtained from the Planning Division. poomma:srmoorrosoiorraueur Ammensue,ms loo loomemowurNowsoltmemssommone.44-,s4sconsos44,444,mostorrommemoom IN.VIGNOMMV.1.11•11MWO.1.11■11111■010 .111■11 41, IMP•01•101■1■MIL.1■00110 • ../Aftramommeammamourc, SIGNS \\\ Sign permits reset be .).1:sta.T.ned Prier to iestallatirm of any sign iu the i Cty of Tigard.. a. cieGuV:.2t.lirtes for Piga Permits" handout ia available upon recleasLo gdditienel a area or iteight bey eati code witatudarde gray be permitted if the sign pmVa1 in =mimed as part of a development review application. ..A1ternativ*.4 as Sign code Etscaption -apRlication ray be filed for review before the aig5 Officer.. mmeammommmurrnms,mommtAllowommommuwanommol, 11190.111. user '19117■10101114112010•7101Iiiii roomesil SENSITIVE LANDS . Code Chapter' 18.e4 proVidete regulations ,.for, lands Nthich are toOteittiAELy unsuitable for developMent duo to .am ithin title 100- ate matilral drainageWaysesietland Ames, cats elores &i exceed oZ .25 part*,..itt or on uutittabi, gtounit. -staff :.‘441.11 attompt to praitituatily idettity Sensitive lands =date a the pro-apolicatirui emit' Indult on uvaitiub' ...information. EaffIEVIlit, the id e area d and tilAkiLttujAciaries t10,sig,,Q1.101_4;itsg_tile Arenas Meetin the defisitiOns of tEgeoriltitti Da vs earl -out rn Olans submitted with the Page 5 chapter 18.84 at1ao puTi! ee -ega lla .tio , ar 'the utya, prcotection, or modification of aeaaitive Ludo do it," ci• ,ta. loa a t ., E�:+��okx9.�a .tec rtl dn� r flood lains,%, In Mut yes, dedidation of 1Q0-year tloodplain ass to the City for pax* and open ammo nr %.) y cai nit'ed as a condition of the approval of a developoset appLicationa OK, ;Nagar, am+ MISOSiassmarsomessias7.41., ia°no4 *ii Y...iocrnaarcanisiwi.febsee..r ADDITIONAL CONCERNS NS OR CORCKENTS 0' A/4W WI 0,-, Atte.- VIllett40;47-- Prt rcak;e +. at? ,ASt 2 74, C` of d , Zt i111q eepi.tz 4. /be �.. 4 d ' 1- b ' -- YY �o.Y. YX.SYi r M'J4iiPYY41iW.A ,fir ,h,2,nf +� • ✓ggt-' 1�2a E ^ in r • )14' ., t,4061.4/01 (slab vee0 ,! . ' 414.e. e c c 3 f : jlaka & - PROCEDEIIREArrodiA , d,ministn:at» ve staff review. Public hearing before the and Use neariagaa Officer. �.....__.. hearing before the Plaa�iaa� .ssic a4 Public hearing before the Planning Cowission with the COmmianion , *, makiaag a recoimnendat.ton1i on the pro ®el to the City Council. An additional public hearing Obeli be held by the City Council APPLICATION SIMMTTTAL PRYOMS r All "" accepted by a Planning DivL®. a ata9 f member at the C lii ityY ate elcvinent De t o ;aota r at City Hal. jnt.e r �.t Mont' ��ol.ibatic�t® , +� � , th,_coax �� 71p1. rna__®. ,„!31.or : acceatt�ce Ong �n�x. edt r1iv do fitted aTor 4t,30 P.Ita as T tureday will be wed for rofited » Lang with the following week ° s applications. A, s].iLOat3.,eae wiA� ` be ac re, tad after p oc _r''..84ecart r da a gar x.3(9 oak, ai-rh ► &jaajtibatittesvi, with an er 1ioat ®xa ha]:: polled ID TSIE to p L , Rohe® a One a • ch % ch aanao of.. pied vas e11022, d're l.tioa wi t�iafo8.ded �� ®a�3lanletr,. dr�;*i;e' of .; ,Led for ant, �.oh� rat*. ��1. art a i The Vlaturiing Divisisteri a Engineering .. Div t will 1444tfora;, a prey review af the aJ a ' Tell. e P� t Od4. 3 withiti dam of the o ..tG ii ataff Will itotify eh ti olLbaat if additional intomition or addittonia copied cot. th = dukillittiW1 aterLale ate heeded® e tailaitaittletiOAre 4601414'A .or :- ptoblid . hearitwit t eal .4ttirAtaidly oattir .,.,. ate. . . t iy 45 tt'' 60 dad .efter aau a ;ia, as beg ° ��r� _ l.etd the ♦p�.a��rcg i31�►it'� �^�....� *,. � ,,�,�YJ .., , ati isimee or ir, t . r . ._ ,,. iw' 1. x y -" oac take ' a dditioaaan1 time . to rerie'vom .,.;. Writ ►.. ' � d f the ,� . etaff arke., imam: atitet, ,t7)' oda t r .t ► tte . �JJ h ®Y ., 4 l.(8 . t.-: •. °is. 2b1ic appeal. ` _ x. EC a . , l file 4 , :t fir`° '�_ �ie�'iod t�O�.l,aw t ,.. W t � IIII J/ /. _____ �'i Ir+.�.m� i.:00Yi t11Y! ..-,.. d-) _,,, matter Witittl„d be h�ea d • v- 4 4 tai a ""Ok ! Phi A id bV4 d�'» c:::)^p 10. crs r t e 5 j / ' f . 4 1 P, itb 6 ,66 4iV �i e k0 40,■ , ,la0 y "‘r' l'ih. G t'° .a6it; Coo r 414.4 t+ rr • .4 o'o A . ; l:. d PreaL M !A ILZ XEs The '. purp,oue of the pre -appIicatiozi ConiZeeence irk to: (1) Zdentity applicable le pre noive Plan policies and di uenc e. isLo ; ',' (2) To provide City staff an fpportaa i ty ` to opemett on epecifia cancer:1 m 3 and.; , (3) To revie* the' Land Use Application review die with t e ap lscant and to ,identify who the final decision malesing authority awl be for' the application. The .extent o f n scar liar ivaprovements aud de dioatL4 a which tehal1 be required e" the ` app1f care l will be reccumended by . City eW0i68f and i7eWVle1o� approval by the agleefeeri to authority. a will 2inal recommendatelen to tile ° r , decision Otalciag authority on behalf of the City nt staff wa�b�.]. ��: ��, i agencies, City at and th 4 , public opportunity comment on the anolloatieet. The prOjection public improvement eslated reviremente tea ;,t may be required ,.. e a condition of development, approval for your propo ®ed ',project. gh wa ation: the City of Tigard requires that land area be to the public: 1) to increare abutting public e°'Lghte-ofay, the ultimate functional, attest classification on riehteof -way w .dlth ae) specified, by the Community Development Cie; or 2) for the creation of ne r streets. Approval of a cievelopneat app' icat'i.en .for t why dedication for: Attw org ale ' feet from demterline ._.....�. .. ,.., . feet from centerline. lusnichamil assarmormaiismaa .,,gromom _ to . . � feet fr centerline. m. Sty met improvment>s s A �s stet improvements will be uecsea y awn/ 2. .....� street. t improvements will be necessary 4t1ona 3. Street improvements ell: include oenter lo�xie . --- �- �---�� feet of pave�teaat frees . , - .. i ® pine the i�taallntiora of b weld storm itieetere, UndergroUnd nt of utility min (a fee may be oo.leed ;,£' determined /Appropriate by the Engineering ' , ideiaa3lk (sidewalke3 tray . be _ be wider, on .e or i a�;r collector treeta, or La the a : a i*i a District), , ... ,iot m . , p �,. ® a ,, F neo® .'t sagas, eteeetl,ig°�ta . tl ti fey m tame e t amass e, mere: ��f �a're+t n of outer e' a ®Qa y public ...�, dot �:stR " � :tit y Specified ...1 ree � arCep ate mm wen- teMonetrande agreement teetiotiwr the piroperty remonstrate agalaat the ferMatien Of t impeachicaiieet di riet : f to improve: 11,1.111111141.1=1",11.1121119111•11111=1.2,111■611a1=BIP, •.: galceesti� miaii�iffi�r�i P �.5� ®�raa�v® it ale oer®a 2ha nearest caaasnitary sewer line to this or'pe t ie a(n) ,� ease! development ®' located in The �. .�....s�,�.,�.... ��n� which is e�ec l � t be connected to sanitary ewer.. It . le the developer' 3poneibi1i t: to extend time sewer , tl ong the ,. • seed development site" .�,. ;atexr. The Water (Phone: eov ®. io �a °®iee , ® site. Th District should be centacted supply � for infoe ti mater for r propose. ,, dee elopement. ige Phrot 3LoYa Tualatin Valley 1'iire • and Rescue District (Contact: Gene Btxchi12., 645 -3633) provides fire protection sorvicee within the City of Td and. The .etrict should d be contacted for information regarding the mac of cixculation eyetems, the need for fire hydrants, or other questions related to fire protection.' other Agency Peelnites Storm sewers _.mpreerient✓ s STORMWATV,R QUALITY FRES The Unified Sewerage Agency has established, and the City has agreed to enforces Resolution No. 90-43 Surface later Management Regulations which requires the construction of on -.eit , water quality fedi/141es. At the discretion of the City," the applicant may be offered a n i rtueity to pay a fee in lieu of the cobaetructien of such h a facility. The resolution' retiree the construction of a water quality facility and/or the payment of a fee. The fee shall be batied upon the 'mount of impervious' auSrface; for every 2,640 Square 'feet, or portion thereof, the fetet shall ar 0. The City of Tigard ehai • determine if a f may be facility shall be co>aatrtictedo samomosionatsams■vomml ,t,7012(1.1• TRAFFIC IMPACT rims in 399 0, Washington. un °y 1 Traffic ' t (TIP) ordi i ' the r t Fee ., m collect - f from ma dvei tsed o he deg mat° p j4eted impact upon e City' e trwasportatioa System.' The applicant sw, l be!tee-aired to pay et fee ba.sed .upon the member of trips are projected to result ftne the sG,';ok,�s • . .. t I �1 development. t0 A06e �6�4 ...i .. Wi.'V� the .�die. based . ..,on the � of e TIP shall � project, n i a general a®e �►;�,.�: feu �tege�r'�n ' . a. to.. j4: o mwrorr'".i3'wr .tom circumstances, may be alllet to be deferred •- until the iiss a e of an p e t : nef ,l of t' until • t of the T� Lil pearmfasitle v ACM the TO' is greater than $9,000.00. 4 rigineernig Inc, representing Sierra Pacific 1k ilelopment is ppoinjo deve 4 06,Pt the HillshW. Estates Development ove tbe .f41.0*11"4' Tax Lots Thx Lots 900 of Lax Map 2S 1 4BC, Tax Lot 1700 Of Tax; 14D, Tax Lot 800 of Tax Maj piTr,41.tt,'To of Hilitatilte,No. 2. Theie,finalitihaieS 100 and 1 and several "'alto oon, space ,fric40. • ' ',• Prior to ,a04..,11- g to the City of Tigard for the ii;eteSgati.Petiidt8:0 we would liloe to 000$8.' ti proposal in more detai;.' with the surrounding property owners atd i*sidonts:, You are invit hem Priday, luty 29th, 1904 Where! Tigard Water Department 8777 SW r Main Audlitormm * 0: 6pm Pleap.1: note, this will be tirt informational meeting on prelimiriti altered prior to the submittal of the epplication to the City.- look forward to more specifically y disc!$iflgte proposal With you, Pita 8003 if you have any queztions. Karl retAnk Konecnv 13998 '64 Fern St - tiqar'a, OR 97223 lack"lael tee Hohribatm Rod Kax,i,, 2,4160 SW Fern St OR 97223 ;YOei McGinley Sue April 13992 ,SW Fern Tigard, OR 97123 Richard Albrt Landry RaPaido E1enor on Manor 14000 SW Fern St ' 14150 SW Fern St gard, OR 97223, Robert ,tudillin John & Darlene Wozniak jaa;ln,Ludivit,ri, 11550 SW 72nd ,Ave 1405 SW Fern St Tiard, OR 9/223 Tigard, OR 97223 Harry & Judith Jeffery 3975 SW Pacific Hwy #A i7ard, OR 97223 urchill Margaret Ann & 4664 SW Scholia Perry aVerton, OR 97007 11 Donia Lyris Devin Ben -Nur 14675 SW Sunrise Ln Tigardi OR 91224 Ark-Mitu Co 8925 Si illvtn-Hisdl Hwy Portland, OR 91225 Rcheet Evans 12745 NE Morri St Portlandi, OR 97230 David & Kthieen Reirnann 14625 43W Sunrise To" Tigard, OR 97224 Charles tic Zada Lark 13710 SW Fern St ,1 Tigard, OR 01223, it Maurice Burke & Ann Mary 177 Pront St #11 Danville, CA 94526 14444.. $0..10en:..8t'..:.•• Tigard, O 97223 Terry Lindstroill 14194 SW Vorthwiew Tigard; OR 97223 Clayton Harrington 1114182 SW Notthview pr -Tigard OR 97223 Satish & Sarci UP4dhY&Y 1417c SW Nort.,$'4'4,,i'..',',-4■1 Dv Tigard, OR 97223 Ming Song t.1: Deng 14215 SW Windsong Ot• • Tigard, OR 97223 44, ° ., ■I■ 3ruce the aches 'oh la Wizids A2.i0 'S i ong CCt' 14 .'; cigar & OR: 97223 Taga La .y & Barbara Collins 4158 SW Yorthview Dr, . �► 'd, 97223 William Panda:rga r. !IX 24134 SW Ncorthview Dr , Tigard, OR 97223, oac, � � Tcwkt sI �� Shaw Development Co. *780 SW Os FOY Dr . y x#295 \\ eave rton, OR 97007 air sir- .5, lauore4 /1/44305- so' e507. oP d OZdilite 100er___73 L11160 _40 J /4/ d STDPPEalscalT PSr s la A $ 5q®- S /4) Sod- Mt% rt. ‘(..46 3 .SLOI,cto rter,L.c 0 ,ez-44- � b • y 7) L_A, 141a 1-4-4138-1-1S---4105) or 114 Adt.4.21-:y (9-4 !Okla, OPEcoI CITY OP TIGARD, 13125 SW Ball, PO ;fox 23397 I'igard, Oregon 97223 - (503) 639-4171 .. GENERAL AL INFORMATION, tR02T' ADDRESS -f LOCATIUIJ E °C1g►G"C ® �.) . r,� r Y /��ll'•i iCY'�,iIt I��1Y �"Sl�} ��rY' I��1 Il�1011w��lw•`r.. pM�1 �IGr I____ T y.•_i� -�' ' El • �... O V_kNA 15 AL iffd's _ "lit t AX AND TAX LOT NO . �. �..e. -., 000 + l • d - t.�., 1a�'t?r,�f. use. 2g r� r�►L Tt. rie6 rr err Ir ego rrrsr.'rwrrs m�wrwrs gITE SIZE 1O (D) I•,�� ra�+elea r In —�• ri ii wrraew.� vnr.rer •r rla+rrwe r.cr�r.r.• � Il.en...r..,.e.+. ROPE RTY OWNER/DEED HOk,DBR'* ©Pc € d� .riSr ��i ��sorr ray r r u Cwap.w 91 FOR STAPF USE ONL CASENO..b._.:.. ®TN r CASE ND's: gEI Eikl NO. APPLICATION ACCEPTED BY DATE: Applicat# 5a elements Submitted: IIDDRESS . . ��Z�',!�� GI PHONE •� CITY ZIP PPLiCANT .�:I._..23 —. DRESS � • G'� . '1 � �C^ PHONE TY 11 _ + ZIP 12 e'1'� Gd .u�rr__re � � IwltrWw _: When the owner and the applicant are different l f 1. purchaser .. record tir al1es8 ! in� possession withgwri,tten authorization P rorn tI .. an Agent of the omer with written outer or sign ,. .. ee do The owners) must this aut,n4�'�izatiox�td ppllcation it the spaee provided on page two or ubmit a written authorization with th a application. PROPOtrAt SUMMARY Then ra of record of the subject propetty re uesX permission to divide a -10. 1Totall Axe& parcel iftto �.,.._ �:; iota bet eet, (number of lots) 4 ;v and uar�p feet in site. s� 52C /13P ev da J% . a 1 rte.-- r--►.� 0N, Application for (1) Owner's sigtiaature /w itte : adtharization Title tlpransfer instrument (1) Assesvl.lr' L map (1) rre1imi: arY Flat (pre-app checklist) Applicant's statement' (pre-'app checklist) List of prepetty owners and addresses within 250 feet (1) Filing fee ($415 plus t5 per lot) DATE DETERMINED TO BE COMPLETE FINAL DECISION .DEADLINE 4 COMP. PL /ZONE DESIGNi T]OR s N . . PQ umbe.. N.P.O. ro PrelimlnnrY Plat Approval ate: Final Approval Date: Plana ng tieeriu ecor4i n ate Me ',It.; • r viititti.ontil of the aplr,■tova i, ., , , - .. - • .. ,,, , ,..,, , .,,, ,,, , ,\,,,,. ,. ,,,,,,,,. , ,,,., , , , ,,, ,.,,,, ,,, , ..i',,i' ted',iti acitOtdanc'e.4Ith the".teraisi:`401, stlbjeCt:' lb; 'a4.1tne,'COti4it3„ons t1 the ifitli3licatioti. is '. gratite,o, the Atiplica t ,,, , ,. . , ,, . . ...,..., .6 A ' .,A\ . .• . , ,(2.,,, A ,,,, ier, cute .,the,,,,,,z: hts,,, f . the ,above', stateteats' and ' the iliatcienta, ,:,itt' the .',01,:lt1,,,,,,rplaa . itt4- 4'11;11e-tits , idid 'exitibittj .'0A/Atitiiitted',r;::heiiie_with,o ,,'Ii_it,e'' ',LII:r_u.,!,;,' 4,1.1',.,.44 'i.t.th,,,,,!, 0Plicalitta aa adknovi.edge ' that , aiti'''tjarm4r,'tistig.: . .119414,F1';'-‘ %PI& '. ,I.! 11'4' appltcation, may be teVolted if it is ;gottittd thate....-tati3r iuth 5tcl.tetherkte, ate' l.st.,., ' , H. •, , .,,, ,. .,., , , . ''' ' ','` ,'''', . ',''.,..,,,, ,,' ,, .,, ,,,,',, ', :, ,,,,,..:,,,, i. The :"iii)i)i.idaitit has read the ',7pritir,'1,k . aohttehtt oi, the ,aioi;1,$.eati4:irki, 1,ielti4ie. ,,,{- t,l'ie policies and ctitetia, an *atidettjtande...,the.,'.teitaiterneats .fOlr. til'eptotpititi' or denying the aPP1idatit11 e'''' ''W ' 4661 of ......-.,'(ti?irW.NA.,....i?.a.,._. ':..... , , —.4— 1).A.TEI) thia l''', . each owner (eg, hifsbairid and wife) of the sttbett p, , 1,/ 4.; APP meni evel©p: it ►e1 i o.' 6 } d . � 0 r- � b • r �!i A : +'y �� '� !.� � +,� � �,� a' ri , � � i.�,e1 J_° � �i •rvM -'b e' " cation: East Of the Bonnevine Power Aditninis 'ottiton - Ti straddling SW Fern west of SW 135th vehtte development approval re uest for a 107 lot subdivision to be constructed over a 61.6 acre site. Portions of the site R 'OFD therefore this application is being submitted as a Planned Unit Development. ation. xcepting and lo# 17 of Hillshire Estates, the proposed develo pment parwo_ ,..:, have., been recently annexed into the City of Tigard. This project represents the final phases (9 & 10) of the ongoing Hillshire Development. While there has been some controversy over the preceding phases of the development regarding storm drainage and tree thews al, the applicant hopes that these final phases will b handled in a professional and coinpetent manner in a way that satisfies the local coininurtity and complies with the requirements of the City of Tigard. 24ni L ormati® The immediate area is currently undergoing a tremendous transition from a rural community to an upscale residential area. The pr operties to the west in unincorporated Washington County remain generally undeveloped with large rural 10.20 acre parcels, while along the im nediate westerly property line the PGE easement and the BPA tract create a 225 -foot north -south swathe that runs along the entire length of the site. To the south and east are the newly subdivided large lot subdivisions of Hillshire Estates. To the northeast of the site lies S.W. Fern Stet. This area, again ' in unincorporated Washington County, is ,.. largely undeveiloped, divided up into 2 5 acre parcels. it y being portioned u. , i incremental -5 A ' g p up is slowly, ncliwever; ern at an increnae pace. North of this area, and adjacent to the most northerly .l portion of the development, lopment, lies th e newly create/1 Castle Hill Subdivision with lots averaging 6,000 SF in size. All subdivision development adjacent o ibis site has occurred within the last 3 years: Hillshire Wood& rage 2 1 1 4 1 S_1tr nfo ition: Tract 'F', Tax Lots 800, 1400, & 1700, are treed parcels with greatly varying topographical landscape, characterized by steep slopes, ravines, and a single north- soul.h ridge line that shapes north. south through the properp, falling in a southerly 'direction at about 10-15% with the ravine on both sides of the spine falling some 100+ feet at slopes'' of between 30-11. Tax Lot 90), north of SW Fern Street ' has a greatly differing terrain with a gentler more even landscape, two residences that will be retained, and a less natural, more farmed terrain exists. b t1o�_i_Desc tetti as 1.8 complete sets of the application shall be submitted .n as requested by staff in the pre -app cos Terence, and shall include: p i citing g p a complete the i isle ��arrative c1t1n compliance with relevant portions of the Tigard Comprehensive Plan, the Community Deve'c pment Code, Oregon Administrative Rules Chapter 660, and all other applicable regulations; a complete set of plans including, On -site Analysis, a Site Plan, a Grading Plan, a Utilities Plan, and Drainage Plan; a fee for $1,101; and a list of all frames and addresses of persons who own property within 250 -feet of the site: No Sign Plans or architecParal drawings are being submitted at ,, y_ this time as none have et been confirmed. It is understood that Sierra Pacific Development will be sole owners of the proposed development site by final platting Tract 'A', containing 4.4 acres, will be conveyed City Tigard Public Open Space Tract. Said to the Ci of 'Ti and as of SW � :� tract can be accessed off o Mistletoe Drive, Tract 'B', and Tract 'C'. Tracts 'B', 'C', 'D', & '0' are water quality & detention facilities to be conveyed to the City , rf Tigard. Tract 'E' containing 15.4 acres is being retained for future development: The applicant acknowledges that a substantial portion of this Tract will be applicant . .. put aside for public open space. However current development patterns do not permit t the from sp ec ificall y defining those areas to be put aside for public usage anishlre' Woods Page 3: • • do a u ie ;relevant Code aid c;.o p n os1ve e tie, ap�i10ta0� c •' roves l:; ou theti application oi° ► i v N c�dd apc ►,riate crate ' w a d, actio 0 t re �' 'ees s of alb are ': xr oim i e, proper y as we , ll as r r a a i ess . . he iibtdevetop i m , nsis d erg nt g req u e nstaads or v te nt t the . existing velopmeon ;,6.11.00# p i„,,y. 'cow d otherwise ott faze iC ws 44-i otrative revi . tlf�ur g i+ aPlicant request that an Proce ngs be ccrnp le action u ac =urdance with section 18.32.1 mt. va ieet Mill. , L40 5000 ' .. S;[ de it., feet din. I of id 50 feet treet Side i 9, feet Max. Buif,. Heig it 35 feet , ear, Yard 1'5 feet di! ax idtl,ri)eptll 2.5/1 Gar;4ge ` 20 feet r ' bete are numerous additio ►iai requirement' , tated to tl;e proposed development'iisted wider section 18. ,.060 which will be detailed in the f©liowi ag narrative. fee Section 18. 136 for 20,4 cages as they relate` t®. the recent annexatioh of the deveiop ent site. • « . „ ...,.- , rt.1) ' ° -ig,i_latMatraLE21,7 e proposed development site has been designated with a Platmeet Development Overlay Disetict, The intent being that t;,,40 appl'icant is providing the means for creating a plamiI environment through the application of ,flexible tanclards Mai& resent in a superior residential development, To eitable the efficient 'use of land and to strOngly promote an econorrue Arrangement of land use, special provisions are made for buildhigs, Circulation sYsten0, open space a'...4 tit'ilities that maximize the site,'S deVelepment potential. The overlay also permits the applicant to create a klevelopment that eeeognizeic, the relationshke between homes, the use of open space a eCeess-: Ways, and thereby niaxink.e the opportunity for imovative and diversified living environment. The unusual nature of the S13 seVerely lianas the potential for development unless substantial alteration of le natural terrain is performed. The applicant wishes to ensure that the vast bulk of the property realer. undisturbed, Therefore, development 'twill only occur along the spine of the aorth-south ridge over the majority of he site. Willie many of these lots Will be over 10 000 SF in size, oily the. front 60-feet will be padded, wit'a the remaining portion of the lots being left undisturbed by this development. The more level Dortions of die site ne'e lv Tax Lot 900 e vue.- will be fully de,veloped. The projeet as proposed will aminfir,ile the impact to the more vulnerable acres of the site Stecifieallty the onyone that 'along either side of the north-soudi road. Iii SUrninary, the Applicant shall comply with all ,gpplicable proviSions of Title 18 teceesary ft the application. of the project requirements of a Planned Development, Saki provisions are detailed throughout the narrative, Woods age r.-.1•'''• • • ' -40.4 "4. .w. m_ 1 No rtion .,. this site has been designated with a Sensitive po � Lards Overlay. There are xto known wetlands nor are there any flood plains *her ISn or directly adjacent to the site. However, all portions of the site excepting tangy lot 900 have been identified in the City of Thard Natural areas Inventory, Specifically Page 24 of the inventory identifies the proposed development overlaying Named Area 45. The _ inventory states that the natural area has a high potential, however under Cie recommendations it states: f .. i •. "Preservation o Forested areas in this area may be limited to ravines. Development at medium density is not compatible with tree preservation. ,Despite efforts to save trees in the Hitlshire development PlOSt of these trees will die or become hazards). Plariing native'µonifers may be an alternative to preservation of large areas of developable land. Develop and distribute information on planting ' and care of naive con ers ". The applicant intends to minimize impact to the proposed parcels over the s ►outlaerly posit ©n of the site identified. in the inventory by restricting grading to wit'ain 90 -feet or so of the right -of -way. Sensitive land regulations are intended to maintain tait the integrity ` of the rivers, streams, and creeks in Tigard by i. i :.r promoting bank stability, maintaining enbane steno fish and wildlife habitats, end quality, preserving scenic quality and recreational potentials: In short, the intent of this chapter is in this case to ensure that the current quality and flow of water through and into the canyons to the east and west is not disrupted and its quality dirthni .he p increase the amount of impervious The development Will lnc surface. But the overall drainage system will be mor e closely controlled and engineered to ensure that quality of water leavng the site meets the critek a of the Unified Sewerage �► er�c F This will be accomplished by the use g gy. _.... o a br a pond system that will f notion as water quail and detention facilities for the site. Harsh re ►/o d Page 7 • { 1 1 1 { Sect on 18.84.015C states, "Land form alterations or e felopm,ent within wetland areas + that meet the jurisdictional requirements and permit criteria of the S Army Corps of Engineer e, Division of State lards, Unified Sewerage Agency, and /or tlt ° federal, state or regional agencies do not require a sensitive lands permit. All other applicable City requirements must be satisfied, including sensitiv e land permits for areas meeting non-wetland sen itive Iwo criteria." Alpha Engineering, will assure the proposed water quality and detention facilities along with the associated utilities will meet compliance with said agencies. 1 SQLb aCCESS While all subdivisions and minor partitions are subject to solar access standards requiring 80% of the proposed lots should meet solar accessibility requirements there are exemptions , o standard, or adjustments to ��eni taons from the basic 80 �' standard o� that mount that may be permitted under sic specific and unnsoal circumstances. 20 lots out of 107 or 17 % of the proposed lots meet the basic solar requirements (as defined under section 18.88.040 C1) of a north-south dilinension of at least 90- feet and a front lot line orientation within 30- degrees of a true east-west axis (see Site Plan), and a further 10 lots can meet compliance through the solar protection line. The applicant therefore requests that a 25 % adjustment be I made to the basic 80% requirement udder section 18.88.040 l relating to the adverse impacts on density and cost. The proposed subdivision is severely restricted in the location and placement of its internal road pattern that, p emulations it Tax Lot .900 is (a excepting for, east =west us � to Windson direct no�`th%sonth street The need o connec Court in Castle Hill No. 2 at the northern end of the site, SW Fern Street, and SW Misletoe Drive at the southern a end requires wares a north -south street. in addition, th e entire Hiittsthre Wools 1 it Page 8 a newly passed Transportation Planning Rule (TPR) RS 66042) has charged that all municipalities revise r. it code to meet the TPR, awl that in the event that said revision not be made that any tee* vel prnent be required to comply with said Statute. The City of Tigard has enacted such changes in its code: any of the relevant portions of the code that have heel a Jrcct affect on this applaeation have only rec;entty come into effect. Substantial changes to the code are to be f(snnd. in . Transportation Chapter of the ` Comprehensive Plan, Chapter 18, 106 (Parking & Loading), Chapter 58.10 Access, Egress & Circulation), Chapter 18.164 (Street Utility Improvement Standards). 18.90: ENVER. The applicant understands that compliance with state, federal, and local environmental regulations is the continuing obligation of the property owner, and will abide by the applicable standards: 1. yyMM±±��.' yyee T U'I' A.T'IONS No residential density transfers are requested ` by the applicant therefore this section is not applicable: I .l ° L. LAS. i��IIA L F1�TIILTG Street trees., will be planted along the site's frontage on SW Fern Street, and along the length of the internal streets as required under section 18.100 ►030, and detailed in section 18.1,00 035. No buffering or screening is requited between the rvproposed ► .. p surrounding n uses. It . . laud., residential development rnent and the su�°rc►undsuof ;..��; spaces should be noted however that large areas op p will act as butlers adjacent to eXisting residential use east and west of the site p t�h ►u day (-700 ie.sion. s anneration,package has. Win, submitted via a separate apps catia ► to the. Bo a t !�l ssion, ,and will approved pterrill i� i tlt. ptA ; C time Tigard : ►ill be Fable to a�� ept, and application.: tevanne cation wilt not however, becQ f l until November 11, 1994, due o thhe upco electioi s,: and' a nti . said gnne cation is ® icial', io approval 1f y be` granted. 1114 , ,. Ban V*,�►�� mailboxes, and a lighting' p 'submitted' with the Final C cnstruetion plans and upon rthe discussions With the ty. ¢ k Tree 'removal has been an issue of soi'ie diseussio t not only over .,the earlier phases of the Hi11ahire development also during tree removal that occurred over this ,;site rec ntly. 'Whifie both legal and necessary, the Cit Was not informed of the clearing and the action did not roth te good w r. � relationsh p be tween the applicant a . and .he' City, Therefore from this point on, should, any further clearing, or tree removal be required, the applicant will either seek the necessary permits when removing on -site trees, or inform the City of its proposed actions as previously stated under 18.84, e aritAlt*t " t)division su rote is , section 18.8° w , sons as set forth, , „ restrktions, ,a110°°etenfio'tirel Secii°n t reets:,,'SW Fern Street has a 22-foot wide asphalt strip t otheriyise unitnproved. Those portions of the street ivectly adjaettit to the proposed subdivision will be fully unproVed, thereby providing full street hnprovements over • the eastern portion of SW Fern. Street, and ,half street improVements along the vieStern portion that fronts die site. W Mistletoe Drive wili be extended to the western e4ge of the si,te, and will consist of a 52-foot AC pavement. a 50-foct right-of-way. The proposed north-south street between SW Mi\stletoo Drive and SW Fern street will consist of a 28-foot street in a 44-folt right-of-way. . Between SW Fern Street and SW Wini?isong Court the north-south street vvill be widened to 32-feet within a 50- foot right-of-way to match SW 1Windsong Court. The proposed' 001-de-sac will bave 224-foot AC pavement within a 36-foot right-of-way. All street cross-sections are identified on the attached Utility & Grading Plan. No portion of the street will exceed a vertical slope of 14,9%. The average grade along tbie spkue in the sottthern portion of the site will be ar.ound 10%, and at the northern end of the site around 5%, • • f, . At the tbxee street terminus', i& temporary to }arond will b installed if required by the fire marshall. Section 18. 164.040 states " the perimeter of blocks formed by'llreets shall not exceed 1,800 feet mastered tired along the r$ ht � f 0 line except: a) where street location is precluded by natural topo T phy....,. the nature of the site as previously stetted in the solar section is severely restrictive and limits' the potential tial development to a very specific area. Tete key elements are the canyons that run north-south on either s de of the proposed subdivision (telling some t 20- vertical feet Within 400-horizontal feet, at the, nor �e �st corner of the site, in this case re sulting in an e o �era�;e grade of 33%). The sheer size, and scope of • either side of the ridge-line prevents the the ravines on. ci applicant from connecting to SW Lauren ,Avenue east of the development, and from providing access to the northeast corner of Tax Lot 800. here possible however Where f1t9 �. connections, by the applicant has provided east-west :�n�der �ae PEE eaw�eflnent, extending SW Mistletoe and by providing two stubs to the east, north of SW Fern Street. The applicant therefore requests that the proposed development de vetrpmenfi be exemp t from compliance with thiF, se ction of the code. Sanitary Sewer: Sanitary serer service is currently avallabpe from an existing 8" line in SW Windsong Court in the Castle Bin Development . The applicant will construct a ,single 8" line that will connect to existing line at the existing street stub. Surface Water l Lun -off: Storm water ren -off will be collected in a p ublic drainage system and directed to a public on -site storm water quality & detention syetem comprising of four permanent p ondYn g facilities; tracts "B" n " tl et G , "D" and E as shown on sheet. . the proposed storm facilities are being constructed in compliance with Resolution 91- 47 whereby, the Sewerage ,Agency and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the constructio n of said facil Liss. kinglike Woad , Page 14 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] :T: cxir or TIGA 'RE -XP?L w: sr'I4te CUM M ,leraCitalts Phones Phones 7.0CATiOlif ce.. AL1i1t8tSwti�z�, "7 c.� Tat Y. T s GBS, t APPLICATIO ;8) s ;.d::; 111 � �r 'aril . � � �" � a,/�! iMsn«� /irw.lfi� — • �'. PROPOSAL .DESCRIPTION: lj j jl ' Lre - Ptaele,e .:; e te new/ ''Gt�TIO°�': S?OI�R�SI� PLAN OESr�. ' ZONING 1 RS IGNATION: 1. ,4 'K seg z � CITIZEN INVOLVEMENT REAM Q .0 CRAIRPERSON: PRONE: W.a....a. ZONING DIS•RXCT DIMENSIONAL REQU REMENTS Him ua i°t etzc: --.5.11112,.... sq. ft. Minimum Mot width: : �., , ft. ft. -ear Setac gae front age ft. corner ft street. Maxims site a ,O aa;th. r t . P� H.faa�i.�o�ra landscaped o�. natural vegetation orate Maximum building tg height: ft. ADDITIONAL TAT Dilistrsiotue. RXQU • ��.tian frontages 5 feed ee an lot La crested t't ougi the �iiptor lend iittti n proeee. t .. , ae pat Of a partition muet have a • ate crea�� tui ai vAim of 15 feet Of frontage or have a taitilAntni ii foot!: ide dOtean MiLvisauta lot dept to width tattoo of 2.5 to 1. SPECII s ft. from oeuterlioe of � ?a I 1 1 ed "areas: ' e . w ft. iv= r.....°.. : tower= ititediditt toneei, fte p aeon the' ©. &,te° P1+�g 10ta fridt Side y ser ce 10 tint) 10at8 mi1wu 10 oat r'ae�lOM"a Streaot i uP t® 52® e, Feet Jn asite ...ay be Ott off► . o . ....... ite °° 1 e 6.lwlraak, f AVM and larlte 1a® tUete ' d 5 abbot !.a e . eea.r lot lirie®. • ,_ r s • Al irsitor! etztatt. ° up to 1000 sg.x !fie Gtt is a at least 2.5 agree i x* size See app1io ai o rAning dietrict get taakt for Prig etraaot ' ft Page . °..•tom U W,DING RIGHT PROVISX0 S $ c _„: g `+ of 30 feet in R -1, R -2, .it -345 and T( -4.5. zone. t Miaftimu u, !het - z p i - height of .g e R ..25 zone . Maximum height of 60 feet in the R -40 zorae t .t10 um D t3YJBI1[J0 PO= 1 Z Vt Z®S r �5 set, 0446 ka , heig t 1. .1� �tarSa® , O i lens in intest atl e$� , M nea pro 4ed that t1e � a� anda ds of 66de 76361111 8;e � itszt strxxi . DimSiym CALCULATiON _ COcattuaLi.ty Development specifies that the Net : Code, Chapter 51 iif al Units allowed .ii�a a paw Omit site may be calculated by idetr� -� dkvidLng the pl t area ca , the developable land by, the wi,nim:km 'limber of Square 'feet required per itwelli ng unit at specified by 'the applicable zoning designation. Net deverlap ent area is calculated by :eubtvacting the following land area (s) from the gross site area: la All sensitive landf3 areas including Land within the 3.00 year floodplaira Slopes p seeding 25,% -- Drainageways • Land dedic' ted for park purposes 3, Public right -cif -way dedication A. All land to be provided for private streets (inclUdec acceeaWaye through parkiisg areas) RESIDENTIAL DENSITY TRANSFitt The City of Tigard ailcwe a Residential Dena y fan ®: Eer 0 up to 2 the u.ntts that could other -wLee have been developed., on sensitive lands area* listed in (1) above which y be applied to the developable port...on of tha sits (Code section :il.!92, o3ol the ree+poneib3:b tv of h1� 3�plicrint for a r ® ®identsl development application to provide a detailed calculation for both the permitted 'de ti.a1 densit y a:nd the re >set dea�i ty transfer. RLSTm L i9 "-T ? CR Regardless of the a laweol housing' density in a zoning district, any property' ..... eE a designated nat�d established area shall be developed at a density neater 'than 125 percent of the intxtrita Comprehensive Plan ier gna tidn (not rA oF the adja �st e 1 d RES t,R ACCESS ItP'" Q MEN .. .�...�, �S All subdi. a and miner pea :,�.tioiri are .inject to t�0a�'n. rpf:: s ,iaresra gate *eats tbal. fol of 8O% $ 1 e tiion . � nt ®p These ai.�x�a�� be oriented feet e�,'alar 072.1Ltye dash w tab determines ..solar SA eAila i. fs t SAD of : Of ■ i P red lots f i _. . , a ..�� ± b n ;+�i akt laftaet„„ 3 1 dessonetar. t of . true east -eet ,.• ' • The 'total Or pas i a l . e x e r l . a p r t f c 'of a s i t e Fran the S o l a r a ..n d regaLt en - e 'approved for the 'following amatactiat -� l e eteepe • 0ast siwe set hl ie 81oo r h cea optuti ke r ; thoan 20 %i on t�phy j a - 0a-site shade s ircee (vegetat#onyi. Page ,- • • Adjaaetnente 'In410ist ng a;., reduction 'w ,the: a� ®ay; tide' fear the fo llowii tg reasons: -° educed . deneity ter att crGmaaae cost. 'of . at feast to either,: *, east, west ox north ,1 ester :' gr a significant aaeeatural..features existing road pr lottg,pat tern) * public , i newt or right - of4ia 4 Reduction in i,r'tant dve]nt eeeeietiesa Fra ieti • shade ( tion) '.eoiar egg &G M' ettt, flue.; kuwalort,E, vuo. ,auad teem latie:Aris Cuff shoe+i o tb�a � e +' .. e ` � fell ;��. �1, ' . _ .et��.3taf Le' letb . a�aoule'a�''he ,rrx off: a��ux caet�. �+i'�t+� , -�wem a e�asttl the .`� i ��cle�t \� ®d � `�Y1al�tilt,e a a. 'r The north -south let dim,ea & jo mad' front .ot 11Le o ieetetiad of eacjh pr©pasec lot ) b. Protected waste building',, ,3 GS an re ,e rant bi .lditlg �,t restrict one y it -app''' licaiale :r .;, e a 'Fes r o r fy .g � o e +pt . ae . r eeeete, e osai+n .e3 ex,i ®tin ` tree' ' wh3 �� a��le �� 'e o d 9th. • � � � ant 30 ic' alb, ,, astd � h over 6 ntiphe® d1sa�, ei re a po3aat few abbe 'g `ad�3 , eha l . fQ to tted . ie lap shall i,na,,, ding their Hc- fight, di. iudeter, aead I' a eieaa end t eytatemetat 4a3 , ing, that they t'�re to be r" disee i °an4 d copies o�" alb. gars& vats re9 �:L t o rel ati.ng t,�o` sofa.: aca��eda�. T n4 detlista ehs r'ac terietice of a devol a to g `°d �.a,'�- �riot►tedl ?.at 1,0•�el�t Qf w�`„nteariluaa aura �t>iki,.n 4,411 Qonth 1443 and,. roofs hotted diriez t„ation ataximiiiI.W4 South Oiadvra ea; and '60iitl - de1o,Lng acfof area TO achieve th'k e r one raa3 etilize the fait*. s r oriented Ao�t�thiar, 3t�' d .. see ;'�f a tame ea�� g ert-weitt Waits,. _ , � _ dixa l�ssxe 1b� y�,i.°o�►3.de g Lisp, s Thai iw 1 uiL eec� a minimum d&astrt�nce o 70 'feet from the eliddie of the lot to the out pet:►z :Aye U fine,,; srtd c) pftVide e, tail m. dlatance of 4$ £set .f root the `c 00:he .maatit' biiiidabXe,-botitldary of they euh jeot let to the north p'ozby line. _ _ I PerlUtintattiC4 ions* aura 't oo fc , o iioa' s+hl a mgp The , te iee t r x on tea' Ws e; ii tg t�tut0 deg/Nees of **Wand tu t leaet 80% of the south veal pA too eade The e. nd ,orthat t1 Of the , lase td co S's e �e'� of the f ,, atea f acs th and be to � �m ea d e Off ( �frmla ., ardif �c he ht: ' et .� wl•ii y ls.'11 �.celgl * • a: .i,.c�, ..w.l ,%',•+.'+). .Yi w...w+wr �. w..�.Y �Y w.+. w,+wrwr.r..�+ww.rw:... Page 1 , 4 err ',0 `e i*abled porno king `titan d 1BionB. ar ( A),. a haadoeat 'i Irrai1.:, ce 1 shall b3 < painted topriate (sign hail ,bn pa®t e 3icycle racks are recpzi re mutt e evelop nenta,. Bicycle ' racke a autamohile tra iii c and in canyon shall provided on the ±�a "ica of one ep :ce©. Aevaintni4v*At Cook all parking ; =earl and drivewaae, *nu $t ; , paved. Minimum number of acceenant e2.0 t Itw,;,i ioa :wagon Width* iiM :s ' S. `'re Pedestri ev pro'9'i Ie6d t w building ,fie etr�iiec€ areas., o d o 4,�tirn area and zit eidraxka ea A nor ones treat or seem ee n g ttpacea ' tm� ire ti4lanted ,i.$ . n nd around all parkin0 :... Can ,td provide tteitapY. r icct Lea ttsc ,sped gar g are a e 1e ehich effec ivl s Cge@L1 riA lot J dee gn eature's may i dude the u of liodttoiaped.bitivei . dedditi ve wail®, aed • raided plante,ri . " tsl 1 e@RatB fold ir'ob" det�.led 9.ufOr�iaBt�'��pm ®ta do a deette,t ,, Oat DovelOpiOnt fade t p 06100,4 ld.dt f and J201004 ettlik VISION ,' tt The City` regaai a that clear vhfcm a s be mci t it4ed Td►et +eeu in ®e iona. �� t is .®t~ he cleat v�,d.t� ati �u iu sit feet tit its lad at rca t7lr�►ra ' s aaf. stiL' von the atsutt3.ug titcitiolteig f` nctL ►na1 o3 et itlOetthna 1 r 1 BUFOERING AND SertsENze ?G In order to .increase privacy and to either i,r duce or , eliaaaJ,uate adverse noise or visual. impacts between adjacent developments, especially between different land uses, the City requires landscaped Miner areas ' along certain site pr riaaetere. mired buffer areas are desaat{il ed bi the Code . 1.7,1 terns of width. Suffer areas must be occupied ry a sittsteire ci deciduous =id evergreen trees and shrubs end must also achieve a balance between vertical and horizontal. plantings. Site e obscuring screens or fences may alai* be required; these sire often advisable even if not uiraedob, the a e. iced buffer areas may elx be, occupied by used by the Cede. required . ,, 'utilities, and wa lkwaye. SIGNS Additiona/ information on mired buffer area materria le and eiseE ragy be found in Code Chapter t.100. The r :.. ,41 ed buffer width whicL ere applicable to r pro p dgal area: 11 , 0 ft. along north bounda ► / ft. ,along east boundary ft. along aaouth boundary ; ft. along west boundary In addition, sight obscuring screening is required along , Street trees are required for ail development. fwontin ..J a on � public or Private street as well ad driveways which are more than 100 feet in length. street trees must be placed either within the public right -of -way P property within feet of the right-of-way boundary.' Street. rases suet have thin 8iac or on private a Minimum caliper of at leant two lathes when measured four feet tibove grade. Street trees should enticed 20 to 40 feet apart g the branching width of the tree at maturity. Pu.rtiater information on regulations aasffectirszg street trees ma y be Obtained groan the e P g a3nnin Dtvieion.' ONIMMONOMMINEMOI Sign p$rm3to Mitt be obtsiEied prior tdo insz►ta].latizen of ray align in the City of witted.. h vdtt elinea for Sign e il+dditici '1�ta handout i� arral�lalaSe VOA st. ► eta' ...� , . ' � � . �. i� a.'r�rv° Czd® e�taudai^ds imp be Cilia or ht Sated if the ea par of a deve t retries a lidation. r A1teri ttttel ,. a S Pp Sign e- �e :.. - n '�Y .� filed for review bog ®. el the .tact .n ' tiff rI • aepplicsttllo r..�. ,,,L,,.:4, „lit S3NSITIV LANDS *�1 • Co e �CF�gter 31484 P� laa,>xs •,3.awds i�, �� tiei.ly tiny li tabu for deraelopMet due 'ELI Hess *wan" t .: ar :fl000taigine `� ge�gs,� • �ret].aQ.nd arett�l, � ®laLbe® iint e � of .25 gets a� natural *imitable k: r� titre Aecradaa' ►►aaea' apt . !E � � a't!"y.' .to p�►llhy identify - uowz � 1hhe 1!^e � _ �� en �,® tiai a areas ..' and lt�he i � daactae..,. iii tie ees ►�r i ilt ai i ti a ems.. • Asaauitcr trftae dei�;ione o ? esiti%e OS7_p�.a3E3 ®L1 l Ed With. ttel de`iBildeC� _ 8 _..��...... aobal ca�tiora: `Ititige 5 .,i. • Chapter 18.84 also provides regulations for ti , use, pro tiOfe !r inolifieation Of sensitive naiads aresa.1 'hfbited_ within f�oodcA.aine. lrn . molt died, dedioatie of iO - tat ---� -- h; s � re!ltitred' ae floodplatirt areas to the City for park and opar a conditi,oa of t.:hs approval of a dOrtelo t 1*Pat din. sr/ ati,..,aro�+.ira.ra.i - ..: -...' h,.,..a,,,..,�wn3 .... V- ,,Ills ADDITIONI1L 00 41/614) NRNS OR commas Wits*Meta.e. r e.4 e411 ge, 4144 etotority /mile LLi/s5 NG,wav�. Pew- dn.►e�w+I I ais* ire CO .PROCEDURE u, Public h€ trthg before the Land Ude Hearings Officer. danLnist � t.tive staff review. Public hearing before the Planning Commission Public heaxinl before the Planning ComAission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the city APPLICATI0g : USMVTAL PROCESS Division staff a at �.$.1 applications e�►elc�t �tapeP�at a,. Planning �3.t�' mil. "FLi�,58 . �toti�: counter ed by th Cnity D P�taa at ; --- a licatiooa submitted . b��rafg ®r _ dr�pp it off i` at cats tWast '. '�l.aau�� vieir�n ac•p�a -ice rare° be ��nedl• with the after 4t30 P.M. on Thursday Will be batched foz' processing p` �i �. %ratf�te �i�:b r10fi _'b� accerl�ed after,.. following week a applications. _�'A?. • 3U aq ot '►sex' a ya• �� Ems... �: Ue fd�ded 1n _li,D*TCE t � � ].1 , Ma. s e�uk+atitted .wait, h,�an,,,nr.�licatn ehal ,�.�4�,, ,� , o -o eie a � n �s.Vg 1 ect s honld p �' r attait to t flg a f or bra - Application with rnfol ed e DLvktoi a X11: Sp, Ptelia�na11 �Q PlLanxaiii� D� ®i®icaa and gig o� a l�atiroa., and ULU , am of the ' app�a�al~9.on ..... .�. - i ail� Of the coup er au .tt010 of, tote Otifletan Zed® �lthii�. 10 d , j oMf gddi /.. Onal '� ' 0i a a.i�ant ' additiions.�: lanf ®ramtti�in inaterialr are new atLve d6 �• '�1e d�,t'�O,Lin.�.a� ��ieieaa� �' ' � t� �r ,j y7 /'' a � ` pyre ��11 + B +r11/`I tel ' AST �® dAyd ®i NIYa a Olora e is9i�aiee or ' , other iedidt pa�ttact� ��/.l.l ' trod. thy! . -n" add Ltiona . ti ne, to rev s.. t the Tom' t f are '• Lettaer . dieVena �' ) 1 e.:aeLi �., TA t� .. = . al petted foi iow® al„, land too decal ions,, , g�xb�.ie~ apps $ . , Appeal. o atatter would be heard' b the +.....: a ma y z 101. taeicn" .:4.` imp difficult or + by the P1 lea involving complete ... .. Piteretoi:e e: 4 Od:11.44 114; LO: kiw151.�� IV¢r � vt "Ogee V 14) Mehl aoAdG Goa e k k Aeo ,ale 6o, ;.• QM CokvicJi -3741SiJ V10�1 a "It -Po® 'ld;, ( ar'i C ?14: 57 F i 14 Li C 1 moo /v c atLon. Q91L' pre-a Lit.ation conference it s ore ''th +tr b : *ark,* ".after ad to eecond confer. a" iii' de c Le on. .PU i,t,.'', C P ;CILXTXES The ‘411..,riurrpoge of the pre-application.., . conference ', i.q try►: ' it'. 7 , tit 2 . xo ; ` rehat®eive ylatt ii.ciet►� and Ci*inence 'Laismai , prow ap►pliea�ble Y i Y a •cif ids aCit etail� an o �ta�a3�� - to �cexcta�ut si Ps' is concearse ' and (3 j To review. the. Land , tie iipp1icatioh:. ,: r vi pr seep with the Applicant a, to dentify :: the gins . dectoien sing 'aUt horLty eh o..11,. be for ',the' aprlication. Tha extent of nece r°y i1 c v nta and d icatto u , Ich a .* .� ,required of the appl:ieant be r ooa tided by 'City staff mut alttlii .1;0 ,approval by the appropriate r, a nthority. There aili. 'ad 1110-1, recemeendeution to tk deoim ooe as aki.ug authority on. behalf 'aft .the d\ty eir off Until ell concerned obeiliznting " agencies, etaf; , ate 1 the pub?Giga bane had an opportunity to revie4 and cyst on the appli.+ *tit. the f©UOw .ng c :.ntt sure a projection of . public ,;lmproveatent related requirements that may be mired am a condition of deinildpeivset approval. for your prbpoated j - jalt-of w+a ded cation: The City of Tigard reqUires that Bond area be dedicated to the tratailict ij to increase abutting public ri ihtir= of -moa tam the u3.timate functional. street claaaificatton, right.0 -way width. as sgeci.f ied• by the deemunity Development Code= or 2) or the ;cxeazt,t.on of new streets. Approval of -a dere1opanent application for this site will requi�ee right-of- t/ay ` dec,irata�n far:.. Aoki, g . ,.,,. d1 VO Iff "' feet axone Centerline. ine APIt meorgA "" tea feet Eton centerline. Streetaurov�aeaats feet frbm centerline. tArn� street improve nente till be accessary aloft street improvements gill be necessary along centerline, plus the i tatal.1atich of curb ante, gutters, 3. Street improvements e�l�.l i,sne pavement from ` hide feet of underground placftent of ut ,.!` wires a may be colat� ed if determined appropriates ` the Engineering _ .... • fi. -foot wide ei ulewa lk (sl dewa 1 oe /say be required to be on arterials als or esa3 ear coilebtor etteets, Ot in the c :ill.- Edginess Di tri.Ct), necessary Street signs, streetlights, and a two year treet tc, tiieg fees lalprov me a=te not curtly dal, the street ,imp, n some Caeee, where. ": t i t.oeveraenta or tbi .h4 neeet� �' 4 i tet ,deferred. In such cap ?, a condition of development approval dray be ap cifia d phi, :h requires the ProPettl 'a4 (e) to axecake a Don- remonetrance agreetent which waives elm property er'•e' eight to remonstrate agai uet the for t t of a local improvement dist‘ritat formed. to improves Page • 1 w w ,b • 1 pitidestrianwet ver i The nearest 'sanitary eetaer 1'i a to tD a prOperty is s(n) �.,....incy '..ins which is located id . The development must t be connected to A sanitary t,"�V si!li�lilPDt. 1Ct is the �►9'V��'wo r proposed -A ` bill to acted the . Wirer ao� the ,opoe l aeon® deVelopment "toter *matt, The, Water Di ict phone provides public water service in the: a of thin �ite, The District [should to contacted for infoxgiation regarding water .. supply for proposed deaeloptvent. your Bii3xrcie,h-.3�, .�, ...___�cn: Valley Tualatin Tire and Reectie n .# etA (3bntactP Gene 8533 ) provides fire p � to ion [services within the City of Tigard. d. Tne District should be contacted for information regarding the adequacy of cir.:°nlatjon systems, thils need for fire hydra=ts, or `other questions related to fire protection,; Other r Agency Permits; storm L3�WP1r .. n�OVertl..: nt9: STt3RMATER QUALITY FEES The Unified Sewxragre Agency has entab1ishec1, and the ei::i : Y sae 3rd to force, tesolution. No. 90-43 Surface Water tiaaa., etfleatt a x quality 7 .... facilities. atioaia t~t the Yr applicant At .,fie sus,.. es the �e ®tzuo�i�� ®a lit ma.�►t afferent a=t ... a fdbn.: in lieu' opportu ity to pay discretion Of the ®o�m�r�nnotion Of eeuch a facile: The .. _ . requires the construction of a Wirt Vie quality facility i.* pa ins c. Of a fey. fee ty i i k:: t The fwe ®ha1.1 be breed Upon the amount of eurfacc�p for every 2,640 equara lteet, or ..l po rtion th . $285.004 .., The City of Tigard ereof, the fee shale b� , r gard shall; detez•fine if a f Bray b paid Or a ieacill ty shall l be c osistructi d TERA rind I? fMC1 F8E.5 XII' 1290, W aa n toe *taty adopted a . oty •Wide traff3o ]G ad 1Ne Mir) osdinanoe, , • The Tratat h at _ ..:�,- .. :, . 'fed* i� het e�lOpmeat based on the' d! a ��ed ectt� f s liars eep� the otyse tteae1oortatioe s titt , s: r .. .. I .. . �:� as be r+equ3tr+�dt �► Apbst the of '�,� ��,h are ... .. P'�Y _� f� �, t reedit poet the h�m►ent, �® c°.atiog , of is based On the od fuse , Of the land, the Sirs of the Ode bated fen Cntegnity..i `he TIF ela].]: bg caloa;at® a� ��' e� atad . fed ... ...• , a e, i* t of TV may b%a tit �-t�e s�`iaat�e � �' _._h � 1 e ., t thee �6 at "u" atitil y i p��a.sai! .e ,f t When the' ' is greater' _ . , than '$s , t, is fit?' a `poet, Page 3 �r' 1 : Hi lshire 'Estates #4 Dear Interested Party: Al p Engineering Inc. representing Sierra Pacific Development, is proposing to develop �e of the � lishire Estates Development over the following Tax Lots: Tax Lots 900, �itaal phases o tl ' `'' P� md 1400 of Tax Map 2S 1413C, 'Fax Lot 1700 of Tax Map 2S 1 4BD, Tar, Lot 800 of Tax Map 2S 14 and Tract 'F' of Ilillshire No. 2, , The final phases will consist of bltween 100 and 110 to ts, and several .'rge open space tracts prior to applying to the City of Tigard for the necessary permits, we would like to discuss the roposal in more detail with Surrounding property ower`s and reside invited the Burro residents, You ar<, to attend a meeting: When: . Friday, July 29th, 1994 Where: Tigard Water Department 8777 ; S.W. Buritairi Main Auditoriuxa Time: 6prri g _p a�tional :�..�° , on xi�l . �, lar�, es� plans may Please note, this will be an iira.%ri�1 -etui nn� p p y . altered pr' for to the submittal of the application to the City, I look forward to more specifically discussing *he r. o P osal with y ou ea., se c� ae a t 45 8003 if you have any questions. Si icerely, ALPHA . " 1-IA► El'+tOINEEIZIhTC Ibl' a Frank " Konw,cn 3998 SW Vern St Tigard, OR, 974423 I ani el R , ela `epei 137'251 , f`W Fern St Tigard, JR: 9722 001 McGinley Sue April 13992 SW Fern ,St Tigard,' OR 9 Richard ' A3bert Y Landx Rapaido ;Eleanor 14000, SW Fern 0t Tigard, OR 97223 ran l anor 1,42.50 ` BW . F'ern St Tigard, OR 9 7223 4ichael 1 c e I ohnbauim Roc Kari '4160 SW Ferns gt Tigard, OR 97223 uohn & Dar `otie Wozniak 11550 SW 72nd Ave Tigard, OR 97223 ilarty & Judith Jeffery 39/5 SW PaC . i i c; Hwy #A tgard; OR 91223 1mxrchill Margaret Ann . 14664 ` sW Scholz s Ferry "d eaverton, OR 97007 Dav . Ben -lour. Dona Lyris 14675 SY,, Sul, _zee Ln Tigard, OR 97224 Robert Evans; 12748 NE Morrie5t lPOrtland, O1't 97230 Dawn* d & Kathleen " Reymann 14625 SW Sunrise Ln T'igardy:'' OR 97224,:, Maurice Burke & Ann 177 Front St #L Danville, CA 94526 a Oharie.� " & Zada Lath 13770 BW Ferri St Tigarl,. OR 97223` • Willi t A1bert Bright. a - L Ktaren 1,4444 BW Fernn St Tigard, OR 9722; David Rieker 14504 SW Fern St Tigard, OR 97223 G1 aYtoll 1Iarr i.igt, a 1.4182 5W xarthvi� w Dr Tigard.;, OR 97223; Shun S Sar�pFdhy 1, 1:70 SW North^ir. ,et+ Dr igard, OR 97223 ce ,6 ,iche1:baCher r p f 4'. S Windato:ig C . 'i ard, O 97223' a0i rt 14196 SW Wi r c i are OK 97223 Atirr' & ?amts C, 1yine, .158 (INT c rt h'zv ew Ti p 97293 1'4134, SW NrthvyeW • .ally Wosterinati X665 SW. Fern St 'a 'ar d OR 5722 Wo11u 12356 SW 132nd Tigard, Ott 97223 "'km Pacific Development, t ., Box 1754 Clue , Oswego, OR 97035 Slaw DeV opm nt Co. 780 SW Osprey Dz. , #295 eaverto! ; Olt 91007 0, Miller ` ( , ,fix Homes, Yiic. c k Daniel & 'konnha ' e fox 6118 131:15 SW Vern Sty ��7097 TigaY'd, 072'23 j'z 1,r ''' .:Ajat.r ‘``111 0a % ate, 54.SiNeAelioN, t Sta;Z: 3 ,.‘' L.I.)I4:10 t+Vq\ 5 1.„‘044 '4 4 I ,-- liodetiete--,Pi _alio_ '6:21§ 0 ,Irarkizgit' 4!_01..„4,10, i • 0 1,641,444 59:2 1. t 2 a 4 ..II . ce t.4._itg erzi . exttei mt.......tviL -44,5114 i ce4-4,5-146L. • • : tl ITY OF TIGARD Oageoli t r T CITY OP TIGARD, 13125 SW Hall PO Box 23397 II:Tigard, Oregon 97223 - (503) 039 -4171 l ik GENERAL.INFOIMATION , ROPEaTY 1DRESS /LOCATION eOtiIV►G ' Ax MAP AND TAX LOT NO. 1kA, 1 %r .1 N 14a 1. ev `Co7o/0 X4'1 ZS (C) Title t vausfe • instrument (1) (m) ►ssesSor! S map (1) SI °:g SI2E �C7.• .- ItPEaTY OIMEa /DEED HOLDER* r)P,‹ FOR STAFF USE ONLY CASE ;N0. OTHER CASE NO' RECEIPT NO. APPLICATX 0N ACC EPTED BY .�.>o..�...�_.,:�.. DATE. Application elements subm :tted ° (A) Application 1�,srtion form (1) .�.,..._.(B) Owner's e1gnat - ruts /i* d,en authorisation P IDDRESS ` I i� �'`► 1•�AIVE ... CITY ZIP PPLICANT* f I f✓�L�1 L .'� ' .y DRESS .�� .. .._.. C' VT•"�. i�e PhO L1 cr__ +ears =iii �IA1 -vim jITY ZIP Arse• �? When the owner and the applicant are different people, the applicant must bete purchaser of record r e le;asee in paosaesEiirr' with written authorization ram the owner oc an dent of the owner with written; authorization. The owner(a) must sign this OP } Provided y .+� page two or .. lio.�tionl in tl�� spaue pru�pideu on a e i�w ubmit a written authorization wit.. this application n PROPOSAL: SIPIOIAt%.1'.. property T-: "- ....of the s'+bject, l ,`he owners c� record teguest permission t divide a . _ Total h Area) paree1 ti to 0" .. tits between of 1'ts) and ware feet in elm. ,�... s �...... 000 0 .S20P /13P �,•em 3/88 exae o __(iE) Preliminary Plat (pre - ):10p checklist) (F) App1i art's tat went (pre -app e- beolist) (G) J;� st of property owners and ddresses within 150 feet (1) (B) Filing fee ($415 plus t5 per lot) 1 r DATE DETERMINED TO BE;X,b'IPLETE: FINAL DECIa ION DEADLINE. .. _... COMP. PL /ZONE DESIGNAT]04: D'a.0, Number: Preliminary Plat LOptavl, i Date V Teal APProvB 1 Date Pitt auimg Eng .neerii P c'or` �d.ng Da' e a A Nummbet • V •i [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]