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Planning Commission Packet - 01/09/1995 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. � ��T'Y �� �I�A�i(� F'L��9P�lBNG �O�/IiVi6��lOG� J�t�I��A�`f �, �9�� - 7:3� P.NI. , AC��ni�Fa �. �iSLL 1°�C�RD�� 2. �OLL �ALL 3. �f�&�F3C�V� �AIP1lJ�'ES 4. �I.�CTEGf� O� �L.��1�1lNG GQMM6�a�IQf� J�'F!C"�R� I 5. ��GC�PJ���R6�O�T6��! T� �13'�° �C11l�V�IL �F ��'�i�E'T N�iV�� �HANt�� UF Sird WALddU7 �°�����". '� 6. �'iJ�3LIC �i�.A�dPP�C� I �a.1 �i1�f?�VB�6C3�1 �UF3 �a4�d��43 i�L�4hl1�9�� �7�10�CLtt��6i���1T €��3F�94-(�i90�+ ��Rl�6�"iV��A�91�� �A..G�94�-�OUC �C16V� ��,41d�� �C�RI 9�-�04C1 VA�,�t J4�OV1��IL.Lvi�IR�'l�Vt'�C3C1� L��A�'IC�f�: , �audi°r af ��ha�9s F�rry Fia��, ���4 c�f th� �or,ne�iA� Pcsw�r�dmirais�ratican e�s�ment, �+�r�h o��� ' ��l1 noiount�8n Ro�it�, an�d wss4 0��1/V 135tB� Ave�ua. (l�CTn+t 2S1 4,t�x�ot��1G,2�1 4�C=t�x 3r�4� ', ��0� ar�d �da, 251 4��9, �ax pc�t 17Q£D, a�ci `fract �"�" Hiilshire �sta4es if). �i e�qu��4 far t�o� �dCA�dC94id6i'6� ��fl��7��d�'@V9G'l�N a��i"CJi�'2IS: 'd} �6'�II�R1f�i�i'j(�U�91fBSi611�I�$x'i�3�'+PC1V�C e�C�S�'lC�E$didS3'3'�3s�CC�O�a wt�i�i�t�t�i approxi��t�ly 6�.60 acre�into 1�7 lot�ranginc�ba:aveen 6,Q[�0 and 21,900 square fee4 in �iz�. �'�a� ��pl9cant h�s al�a pr��s��fc��ar��ter qu�lity �nc� detenf��s� P�aspn t;�r.t�, a �5.4q �cre �utur� �ev�.tsp��r�� trac�, �erd � �.40 �cr� fra�i �� b� d�di�afcd t� �h� city. �; �"fan��d devel�rprnent �ppruval 4v fa�fl�4ate e�ficie�8 eco��r�i� u�� of �h� lan� wh9rh pres�rves r�at�sral 4�a��r�� t� the �xt��� pc�s�'s►�6� by u�ing ��ryir�g 9ot �i���. 3j ���siteve f�nds a�pr�v�� ��+� #�s a slo�e af gr�a�er t��an 25% oa� p�rtivns off the site. 4) �one c�ang� approva!�� revise 4he p�r�els existing xaning fro�n 0l�ashie�gtar� Gaunty �i-6 t� Ciky of °�ic�ard Fi-7 (�D). 5) Varian�� 4o e��e�c➢ the r��xir��arn�e�ra�itted s#re��s{��ae p�s�cer��ac��#a �xc�ed �2.5%fac��i�far�c� g���4�r th��n 25€� feet. APF'�.I�;�,�L� APF�f�Q�JAL ��lT��tl�e: Cnrnm�sn�ty C3e�21a�me�lt Code Chag�4er� 18.3�, ��.�2, ��.£3a, 9�.�i4, ��fi.�8, 9�.9Q, 18.9?_, 18.�Oa, �$.1�2, 1i�.1Q�, 1$.108, 1�.194, 'IEi.iaQ, 18.160, �nd 98.1��. �t�N�: �-7 (PL} (R�sidential, 7 �anits/acre� Planned f��velo�rrtent) °Th� pur�s� of ' the ft-7 �oning �lisYri�t as 4a ��tabl's�h �ites fUr mediEam d�nsit�+ residenti�E dev�lp�m�n4. The � ��ima�v ���aic3�n4i�a u�e is singR�-famiiy de�ached �oid attach�d r��identi�i dev�'siin��. � � 7. C�°�FiER �1f51�l��s � �. �l�Jt�t��tf��rl�t�T � � � � .� F'L.A�INING CC�Pu1{491vSIrJN y/9/95 - f'At�� 2 ` T I G Do P L � � N I � G C O M M S � � N NOTIC�: ALL �ERSON� ��SIR��� 1'a ��EAIC ON FS1� I��M �UST �IGN �HET� Ne�1� �1D �ppm� ����� A17pRE5S ON T!€IS SHEET. {��ease P ' .�1;�[V�1•l I`�°�Y�d: o � CASE i�tUN1Ei�R( e � �i-Q�' � �,��� '�' ��e�lta�1�°3`� `9" cawca�R�����,zcArrr: 1 w e��.�`�� �.oc.��r x�r�: �,a� c��+���-u �'�..,� cr,�„�vi.,al2d��1� ��k� l�d-�o vr���co�t� �u.-�.�.�� .�'�.°`� — ° ��� �A'I'E QF' H1�T#RTNG a J.s � °"�_ .o� PI+�ka�u'E P�tl�d'S alOLYIEt iPi�lEe P.�DItE'�S� 7#NA TPT�PrYJDE Y'C9d72� Z��GBD1�3 � � _________�_____________e_______._______________________..�,____---±-___.___�, E°��'S)iL CAPF>AS� NaIYS f V d � �� �CJ�� ���� � o, ,��� �c3dr�s� �� Addr�ss ���� `�— a_ � „�`�"�`��� e, .���'���, � � '��-1. '�r ) I I �zne ��� C "��'�'1� � �Naane ��jvC !�l¢e � T����(v1 �l.�(,�� A�r3,dz�ess �.-a •��.�CJ� ��,� �-�" �ddres�� `�l�6 � .�L✓ (��f d� -Sr� L,.a-�� O�-��o � �2 `��d3� .,.____�� � � I 1 � � ,../t,3ame ' � 4.��r_.�.��f�..Ll! am ���`v�. _ �� � � s �� Address�Z, ��� c�'� ��'�1./l A reys .,d� � � � ���'� a1� d� 4 �r-` -e��A�o pp � 1+�'ame ._.._...._.��__.��____v_ '� m� w•`�6J 1 '3"i9 7address Ad�ress ���' r�� d'7�'l� �` ����� , ��-�,,J IVarne hPame P..ddress m Address �� II �� ' I Naitte N'arne �� Addre�s � �� A.ddress � II � � I � , � N�.me � Name ��� � � Ad�r�ss ,,,o�_�� Arldress �,____m_�� �d � � � Nam� Name ,�y �._..__..____.om�...� �. Addr�ss Adc?res5 ����� �� Name ,„_,�„�__�__� Name � Address _,� Address � � I ; ��'I'1'��T'I�A�D�'L�NI�gNG C�1V�13�ISSY�iv � �GU�r�I��1��['d1�TG 1�I1�T�.T'I'��' II ,�an�a�y 9, 1999 !, ,�� 1. ��,I.�Tf) C��E� �o�mmiss�c�ncr Ivl[oor� called �tY� meeting to �r�ier a� 7:30 p.rn. 7Che n3�etin� was �e�d in the 'g'i��rd�ivi�Center, Town Hall at 13125 SW�al��lvd. 2� �TQOBJ$J���9J O Comrnissxon�r�Presen�: �crmmission�rs ��llson, LA�F�•arng, �ar�.f�ith, I-��lland, IVV�or�r�, �aackon, 5colar and�Iilsor� �omr�aissi�ners A.bsent: Pr�sid��t k'yre 5ta{�Pre§�nt: Laiak B�w�rs�orff, Senior Planner; L,esle� �'x�mpnill, Plaixn�n� Commissian Secret�ry; Ivlark Rok��rres, A,ssistan� Planner and �a,ndy V67ooley, �ity Engar��Er � 3. �P�'�8��l�I�I�T�'�� i �:��amiysi�rler ��allar�d �rzotioned to approv�e the Joi�at �ity ��u�acil/Plar�r�gn� Cot�arraassior� '�arksl-iap rn'rnaxt�s forl�doverr�ber 21, 1��� arrd Commissiome�- Saxton se�c�nded the r�e�tion. A voic� vo#e w�s �aken �r�c� th� rr�otiQn pass�d. Comznissioners Cofllson, ���raa�g, ���h and � 5c�t��r a�bst�.ia�ed. i �ornznission�r Holland rnaved to a,pp�•ove the Noverr�ber 21, 199� regular r�eeting�r�ixiut�s�s su'�mitted afi�ci Commissioner Sa�xt�r� s�cond�d the motion. A. voice vUte r�aas tiaken a.nd �l�e inotion passed. Cornmi�si�ners Collso�, I��Fxangy CFZ�iPfith arrd ��o�ar a�stair���. �oflninissicnes�olland zn.a��d to apprs��e t�e ��c�Ynb�r 5, �99� �-����r i����in� z►�irn���s a� subrz�itted and �Cammission�Y• �axtor� seconded. the rn�tion. R. voice vate wa� taken and thP rr�ot�on passed. (;t�rr�missione�s �rif�Ct� ar�d 5c�lar�bs�ained. �mmmission�r 11/�oor� �ve��orn�d �c�rnmissi�n�rs �icn Grif�i�h ar,�. �eel Scr�l�z�, n�w t4 the P�anning �ornm.ission. 4. �'I.�I�TI�TII�� (�C/1�l.�iSSI��+T �C116"�l'�iTI�1IC.A,'I'�C?I�1S � I I�ick�ewersdoi•f�Fannoun�ed that due to the hc�liday on�a�auary 16, 19�5, t�e next zxieeting of �° th�1°tanrain Camr€iissi�r►will he Janua 30 l.}95. � � rY , � � 5. ��'I�TT�l�dEl'�1�A'�'�(:�IeT '�C3 CI'�' �OTJI�CY� �� �'�'��;'I` I�I�,IQ�� �C'�.�rt�� �� �� I „� ��,L1�TI7'g' S�'��'T � City Engineer, Ranc�y t�aol�y iztforn:ied the��anning��mmission�l�at a new si�•�et connec��an � was b�ing cc�mpleted be�v✓een�"�d 135th A.ve. a�d Scholls�er�y Rd. t�be narn�d'Walnu� S�t. ar�d � the n�m� of the �xi�ting V�Ialnut St. west o� 135th Ave. be c�han�ed t� VValnut Lar1�. He revi�wed the process for renarnin� streets tk�en s�uggested tha� the Planning Co�nmission recarnmend to the City�auncil that the s�reet names t�� changed as�r�sent�d. Ili I �oms�xissioner fr�oll��rd ��taon�d ta �cc�pt st�`s re�oxnm��d��i�n ta ch����the n�a��r��'th� ' � i��v str�et ct'nnectio�a b�w��� 13���i���. �°ad ���olfl��'drry�s�. ±e� ���'�1tt�t St. �d�h� � exis�u►g i7Valnut�t�.b�ch�►g��d ta W'��at L�sz�ax�d Ca�ssioz��r C�Il�nn s���ndesi th�e rnoti��.'� A voac�vote vv�s taken and th�r.��►�ic�n��ss�d unania�nc�usly. �. �V 1�LAl.+ �.l'�1�1!.l\'�9 6' '' t�.l S�[T�Di�dS��l� SLT� ��-0403 �I.�1�I�d�]D ��'�I.OP1IR��T°�'�°�R 94-���4 S�1�T3IT� I, PLAsI'�� SI,� g�-4005 �t�I�3E ��1�1�� �,�1°� �4�OU10 `V��3 94-0012 �Ii.,�,5��.� W���S �.��A'�IOl�s �outh ��° Sctaolls k'ersy I�.d., ��st of the �doriaa��ill� �'o��r .A.da�Ar:i�tr��ior� eay�rn�r�t, �c�rth of S� �uli �ou�ntaia� I�d., a:nci �r�st af SW 135�� Av�.. (�IC�'1!�ZS 14,tax lot$00,2514�3C,t�c lots 1400 and 300, 2�1 ���, taac lot fl 700, and 'Tract '°�°']F�illshir����attis�. A reyu�st�'�r th�fiallo�ri�land us�r�r�ievv appro��l5; 1)�rel'nminary subdivqsion pl�t��apr�val to divide fiv�par�eis w��i�h t��a1 app�axia�atiely 61.00 a�r��intcs 107 lats ran�in�betvv�en 6,000 and 21,900 s����f.e�in siz�. '�he applic�r��h�s alsca prop��ed�mur vva.t�r q�aalit�y and detent�aa�b�sin�r�ct�, a 15.40 a�r�futur�dev�lo�rnent trac�, at�d ��.40 acre ta°act to be deditat�c➢ to th� city. 2) Pl�n.n�d d�v�lvprnent approval �e facil�xat� ei�xc�en�t �con�mi�us�oF�h�land�hich pr��;rvss raa�►aral f�atures��the extent po�sible by�using varyan� lot sizes. 3)S�nsitive flarids apps�oval c�ue t�a a sl�pe of�r��tt�Y•t��n 25% on por�xans�f�h�s�t�. 4}Zcsn�chan��ap�pxav�l to r�vi��e tl��parc��s�xisting zosain�fror���srAington Cc�u�.ty�.-�to �ity ca£�'i�axd�.-7�I)) 5)�a����ta exce�si�he rna�,im�m p�rrnitt��l str��t stc�p�p�r��z��a.�e 9:��xc� 12.�%fa�r a ctistzur�ce�r�ater than 250 fee�. A.F�'LTC�T� �FRC9Vl�.,��T'���A.: ��xnrn�nity LD�veloprn�r�� Code �1�a�st�rs 18.s2, 1�.52, 18.�0, 18.�4y l�.$$, 18.9�, fl�.�2, 1�.100, Z�.�02, fl�.1Q�, l�.l��, I�.I14, 1�.A5�, 1�.164 �r�� fl�.�64. 7�JTT� 3�-7 �'T9} �R.esid�ntial, 7 uni�ts/acre, I'l��ned T�e�elo�rn�rat) The pa�rpas�mf��ae f��7 zr,niB��dis�ri�$i�to . es��bli51�sites foi•rriedium d�nsity r�side€��fa1 c��vclaprr���a�. Th��ari��ay r�sisie�ti�l�as�is sir�g;9�- f�.mily d�tache� arie� afita�he:d r��idezat4a� dw�llir��s. e Cora�rnissi�nez��ilaore y�xforn�ed t�ios�pr�s�n.Y�hat t}�s project�va,s pr��rio�sl��eva�wed by�h� �la��-�n��ora�missicaa��t t��Na�r�rc�h���1, 1994�m�eti.r►�. '�'�e�l��nin�;�'�nr��zidssior�alos�d �h� p�blic heariiag and rec�u�sted the applic�nt pr�vzde a tra rf�ac 5tutiy ax�d that �dc�i�iortal �na�ysi�b� ror�ducted c�nc�rnin� sol�r a�cess and���e�tr�an p�thway ali�runent issu�s. I I�ick T3�wersdorf�'ir�'ormed the Comrn�ssi�ners that adjacen� proper�y own��°s�er�a�otifi�d tha.Y � this heari�� would b� con�i�usd �r�d suggested th� f'l�nr�ng C�mmmission discuss �1S�t�er to a�ccept public t�skirnony at toni�hti`s m�eetsng. I � �c�nrnmissis�i�ei�Jilson�id th��since x�eva infarmation was x��ei�i�d, irrdivid�xal� �h��ald be gav�n a c�iance�o r�b�►t. a ��amrnissioner 1Vlomre reo��ned the�u�lic h�arin�ar�d sai€i corr�x���tts slzo�ld h�l�mited ta t�� traafic study. P'I.�,1vI�t�1G�:4,�11i��1bi�dS�i��iblE��'Il�1�1VI�iTJ'�'�S-,��na��c�y 9, 19��� �age 2 �"�.��'F`�1'�O�'I' �ark Rmb���y As�is�ar►�Pla,ntrer inform�l t�os�pr�sent that a�t1n�pr�vio�us public hearin�sta4� r��araam�nd�d ��or�tinuarrc�in ordes�'c�r th�appli�ant to�a-ep�r��traflFi� study�nd t�r�vi��v lat� revis�a�s ts� th� subdiv�sion plan �� st xe���ed tc� ped�s�rian access. �e sa�d tt�at �t th� previs�us�iear�r��, �he a�pia�ant la�,d r�is�a� �orne c�nc�rns regardxr��solar a�c��s �tamdards a�d r��a��t�d ��emaptios�s faa l��s sr�ut�h mf F�rn�t. eaan eith�sid��f�iv�. A, l�iark It�b�rts s�id sta� ��r�ri�r�c��l exc�ptions b��?-�nt�d for l�t�sc�utk��f F�rn St. bas�d or�th�topog�°apt�y��d for the'lc�ts n�s�h rri`]F€;s�a S�. h� su��qes�ed the�pplicar�t cc�z�p�y�vvatt�the perfcarr��nce st�dard �� r�qw�st�x�inptacsns�n a cas�by��se b�si�. ��.r� �ab�rts s�ad s��ff�c�r�ca�ra�ed vvath t�� pedestriarA conn�cti�ns aa�d p�inteci r�e�t fox• th� �laa���n� �orr�raissioners the �ppliGants proposal s�n �h� exl�abit tnap. I-3[e said the �pplfl�ant �ro�c�sed ts� d�signat�t�.�majority of Tra��E be c��dicated to the City �s ara open sp�c:� ar�a l�aviz�� a��r�xirr��.��ly 4 acres for faat�are dev�loprraent. 1lQ�rk�.obe�s th�a� 5aid th� appli��nt proposed to d�si�r��te a rnajor�ty�f T�°ac�G�5'Trac��. �e�aid th��pp�ic�nt prapos�d Tr�ct �'�b�designat�d�s a st��v�a,ter quali�y and quaznti�j c��et�taon fa�itity and th�3 rerraait�n,�acres I iii'Tra�t k�be heid fc�a��atu�r�devele�pm�nt. i �I �ssasta.n� Plannpr 1�.c�b�rt� ��vi�w�d far tF►e P��nnin�; Corr�r€issior� the meznc�ran��rri d�t�d January 9, 1995 �and said the mac€i�catio�as to the�lar�did nc�t r�c��aire����ppflicant t� ��vEl�p I �h���Sch�115 F'e�ry I�.d. ca�mn�cgio�but d�c� req�air�t���cor�n�cti�+�be�r��,1�.��vai�&�i�one y�ar Q�r��ordation of pla,t. In �on�l�asintx, Iviaxk R.oberts said th��ra�c staady�cl��tifi�d t��traf�i� levc��for�Jindsc�r�� Ct. �o b� �00$r€ps p�r day�nd approxi�a���1_y 300 traps;oer day t�n I'�rn st. vvig�io�t a cnnn�ction tc� �ld �chp115 Fern�:�.d.. r�� 5aid th�t it was st�,�'Fs opi�ifls�n th�t nei���r stre�t, b�sed �n rh�ir d�si�r�, coul� hanctle�hose tra�"'ic loads. li i a �z�respc��as������iss��az��r�I�l�cs��'s qu�sg�r�������rda�g th�d��i$n���€��c�p�.ci�ty af�4`V��ds�z�g� I ��r., �i�:�1�5l"l�1I9��E'"�(J4`iI�5c"�IC���iY'd���Yl��.�. '�i✓�.S 13�7�C��5Yg�1'�f.��£7 S�'2"�I�: iES B 3'E12l�Qd'�fii$E'� S�1C���: I,I for a 1�3U lot s�abdi�risian. 1���a�d the�;�nj wa�na� ��posed�o tlne �c�aanectio� to th��a�bdivi�i�a� baz�the�;c�rvra�ctic��7 s�oulc�n�it be�°r��d�ta�J'ir�c�s�n�C�. cr�F�rr�st. ur�iil�h�r��v�s a.���h�r rna��i° outlet to Schalls Ferr�y Ftd. Iaandy Wool�y s�iti the issu�waasn't capacity but s�f�ty as�ir�ds�mg � �t. v�ith its do��I��dvas d��i�r�ed to 1��a loc�l �.tr��t �u�d �af�ty�v�.s��s�s th�is�aa�fc�r��a� ��. becaus�portions a�f it v�ras �one�vay str�et c��si�n�d t€� serve a�a�ly�h�t��i�hbanc�.roci. � �tanc�y�c�oley and th� Corztrnission�rs brie#�y c�.iscuss�c� �t�nd�iti�ns�-� and 2-�; �s o�ttined ir� �h��a,nuaay 9, 1995 znenaoraa�du�r►ac:dress�d tc►t�e Plardni���amra�issa�n frc�txi 1�dlark T�.c�b�rts, �. Assis�ar�t �'l�nner. � � plPOSp8 �y �T lllII!�����. (y�q�p,��gv♦ryrya,y-yp � l L1 A 1L�8'4��1 i�� ��1lJEJ1Y Y[W St 9.4Y� � 1V�ark T)a��, 5taff'I�1a►�ner far�pha�n�ine��in�, In�., ���DO ��V'�ak �t., Suite�30, Portflaa�d, °� �R 97223 repres�r�tiin� th� developer, �Qerra P�cifi� �evelopm�nt, �ddres��c� th� �la.nnin� � � Comza��sio�n. I�r. �an� i�atrc�d�c�d 3eFf�tark., 5�nior Engine�r frrzm I�:ittels�� an.d,��sa�i�tes, � Inc. to the �'la�ning �or,irnission �,nd said he't1 b� av�a�lal�te ta� a�idr�ss any cc�n�erns th�e �c�rnrriissioner�ra�ay hav�;. 1��. I�an�then distribu��d ct�pi�s c�f�,itt�ds�n� �ss��ia3:�s i•es��onse �p .Aioha Ln�ine��i�� re��ardin� the City �af T'rgarc�'s c4r�tn�nts on t�e g-�illshire Woods �.I�T �orr�parative�r►a�ys�s can�,ocal Str�ei Circulati�a�d�fed De.�err�h�r 30, 1994 and then hi�hli,�hted �'�A,1�T1vII'�G �`131YlIVII��I�I�t lO�IIEE'TY1�T� IVII1o1�.1TE� � .����a�� 9, 1995- Pa�e 3� _..— _ _ $l�� key p�i�t�s �n the le�t�r. 1Vlark��n� sa�d th�Ferai Sx, r�sidemts hac�been very vacal s��ting their po�ition on the rnatter and�he�pplicant d'adn'�h�ve�a�y objectaan tc� puttin,g ss�tr�d l�fla���af r�stricticsn �n acce�s t� F�m ��. ia�lr, Dane said �h�� C�nd�ti�n 2-� basically r�qa�ir�d t�� develc+p�r to pur�ha�se an of�sit� pie�� e�f�ra�e�ty that had nc� r�l�tion5hip or b�arin� on th€s pxuj�t so tha�th�;re would be less tr�c�aira�througka a str��ti that v+ras m�r�than�d�quat�ta i handle the maximusn ca.pacity of tra�f'�°ic and said he felt tl�at a��qtiair�r�eflit v��s�bt �i�ht. i �i • JeflF Clarlc, �St4elson d�c Assc�ciates, Inc., 610 ��IV Alc��ry �uite 700, F�t�l�r�d, ��. 972�5 " ' �ddr�ssed the �'lac�nin� �orn�i�sioners cor�c�rr�s re�ardiza$ Fem 5�. �r�d err�er$�ncy �vehi�l� ac��ss. �ffe exp�ained th�nei�hbarho�d "t:na�kle" and°chrsker" d�si��th�t w�u�d slova v�hicles dc�vdn. but �iot lirnit capacity. l�e s�id the 1500 car• caga.city for � Iocal str�et was �n �nvironmer�tal cap�city not a physacaD��pa�iky wifih o�se velvcle per mi�ute rr��xirqxurn du�ing th� pe�Yc hour. In�nclaasiQra,Ibl,r. Clark�Yat�d that i:h�tamxng of the einprov�rr�ent t� Scholls Ferty �c�, didn't nee,�ta happen novv a.s th�de��lop�ne�t cc�uld�e h�dled by t�i��xistin�;str��t syst�rn but agreed gha� som�ti�n��n t�.��iaturP, th�re shouPd be sotne t�pe of ec�r�n�ctAOn f�r an over�ll circulati�n sy�tetn for that�rea. Mr. Cla�-k addressed�Coanmissimra�r l�e�rang's concern r��arsiin�the c�r�rent ��ad pot�ntial daily ti-�ps on Fern �t. P�J�L,��'�'E�'�'Il0'I�BI�'�'e�d�����. e Ed I�reernan, P C)�ox 1754, �.ak�Oswego, �yt 97U3S si�med up ta spe�k on�:his a��nd�itea� I how�ver did not vvant tcs address the�lannin�C�rnrr�.issioY� at�his ta�a�. I • �3on.nel I�t. VJilliams, 13865 S�v�J'Fern �t., 'Tigard, O�i,si���� ��p to sp�ak �n t�u� a��nd� i��rn � ho�vever•did not v�✓ar��to address the Plannin� Car�nmas�ion re�ard�ng the tr�.flE°ic st�xdy. �i �"'�J��.I� '�'��'I'���'� �d 4��F���'�'���T � �itl Bright, 14444 SW Fern St., Tigard, �R.infarrn�d tPn� ��mn�i�sit�ners h�vvasn'� iz�f�.��r of I �he ��te,�sio� �s th�irn�a��to th�r�sic�ents o�n��raa St. v�ou�d b� �narmous. �e said Bt r��uld be used as a s�ortcut and the road wvuld not be accomr�o�atiilg to aiYy kiyyd of tra�c. I�. �right said h�was c�sncern�d t�►�t the e��xr� stre�t c�f F�reY�raou��.�e�rarn�d inia � "�horou�l�f'are fram Scholls�'erry�d. to 135th. �Ie said the acc�ss to S�ho�ls Ferry fi�a. wouflc�persoa��lly be advantag�ous hnv+r�ver it wo�ld �ause morz troubPe�haY�i�wc�u�d�e vvorth in th��on� r��. I • li�i�ha�l �ic�hr�baum, 14160 S�N k'�rr� 5t., �'i�ard, �C3�ir�fc�r��� the�l�nn�r�� �ori7t�iss�on�h�,t h� was �cc�ncerned with saFety an kert� St. IIe then paint�d m�t the pot�n�ial i�►�r�ase icx tirat�ic the�onnectian�oul�i opeyl�p for n�arby neighbflnc��ods af a�proxizz�a.tely 40 ��c�m�s. I-��r�ad from the�'rafi�ic��u�ly, page 13 �p�Gifically that 5V�Ferr� St. �€��ld nat accc�znrrioda�e si�nific�nt increases xn tra�xc arad Yra.f�c c�zitrQ�or ro�dway ali�nrr��r�ts shvulc�i��ps�csvided�h�t wc��ild lirrr�it the use of'S�k'ern St.. �r. Hohnbaum said h� ciidn't se�anythin�that addressed the safety c�f Fern�fi c�ther tha�i acPcnowl�dge tl�iat yes, it�vas a problem. Tn con�lu5ion, lVir. �rIoh�baurri �aid �rom his perspecti��e, the�est �.nd safest solution for all �emple ir�volved would be tc� ke�p F�ern 5t. a dead-end stre�t as d�sig�ne�. I'L�I�TI�TIN����IV�IS�IC➢l�l�E�'TIi�1�IV�I�1iYT'�S�,�am�saa� 9, 1�95-P�ge 4 � �a�r�issia�ner�Iilson�,sked 1VI�.�Iohn6aum a�h��ould b�oppus�d�o �pedestsian conn��9:icsn bet�ve�n Fexn St. �nd�Vir►dson� Ct. Zv1r. �ohnb�u�n re�por�d�d that h�vao�aldn'�h�v��.�-iy c�bj�ctian t� p�de�trian� or bi��s;l�s��ttin� �hrough but did obj�ct tt�the v�hx�des. e 3�llvi I,evvis, 13990 Si�I�err�5t., 'Ta��rd,�J&Z distc�buted and review�d f�r t�ose pr�sent, pi��ur°es �f�'ern S�t. k�e�id that�'�rn�t., ��cordin�to the Washington�ouzaty's trar�spor�ati�n ma.p, was s��si��d as�lo��l stre�t intendLd ts�provide dir�prope�y a��ss and not int�nd�d for t���su�� " � tra�fic. l�ir.I,���s in�"arr�,e�the C�mmissic�n that�h��.eighbor.hood �'orm�d a��,�7 in 1y�3. �3[� ask�ei tha� �h� �'lar�nir�� CornmissF�� a�ot allow �ny tnor� g�ai�i� �r�F'ern St. a�rd su���st�d a ,� g�rma��rrt s,�a��r�t�b�ac;�that cc�uidn't b�rer�c�U�d. I�Ir. LevviS �aad�ha�t sr�methi�ag�ea-xr��n�nt � g���d�d ta be dox�e with F�r� St. ca� th� d�w�lc�p�r shoixld pay fe�r impr�v�znent a�d 'af ienps-avem��i� w�.� done, at l�ast tw�nty r�r�ature trees would need to b� r�r�oved. I-�e briefly add'ress�d the saf�t,�and �mer��ncy�vehacle ac��ss cc����rns. Comrtgissi�ner�rif�th�sk�d N[r. L��is to ex�l�in ��is cc�mm�yrts th�t I��rr► �t. r�v�s a�r►saf�. �[r. Le�ris sa�d F�rn�t. �vr�uld be unsaf��'o�-�y additi�n�l tra�c be��use it was a r�ei�hborha�od ��mmreiunit-�with a�iflll and sh�,rp��nd. �� saac� a��P�I�bc�i•s c�arr�ntly�i�r�due e�nsick�r�tic�g2 a�td ex�r�'rse caut��n. 'T�iere w�s a t�ri��c�iscu5sion regarding the po�sik�iii�y�f��r� �t. b��atning a on�vva��ovv far tra�c. � �avid Pelinka, 141 Z 9 �iA�Nor�h�i�w I)riv�, "Tigard, C)�said h�resp�cY�c�t���o�c�ra�� c�f th� ����5t. �am��w�-iers. �-����iYx�ed�ut tha�c�rs t��ve9xng s����a I�c�r�h�i��v��. �vc�ul�b��c�i�t�c� � a�hi�ha��a�c����zld pr�b�bly hav�tc� ���p c�r sls�w�c�vvn�s� ���t��u� �t��r�I'�Tc��hvi��v�riYa�. �I�con�inued and said�1�didn't think Vlinclsoa�g Ct. or Iott�rthvi�w�r. �lho�a4d b��h� so��ac��ss �a a�holls ���-ry�d. f�r fh�r�ew su�e�Y�sit��. ��e �xpre��ed �s co�c�rra abaaa�� �h� �,�diti��� �sf Aib��tso�'s ard suf�sequen�in�rease in tra�iG c��T�o�hviedv. In cd�ncl�.i�ion, t�/lr. �'�tin�Ca s�id he dic�n't ha��� any�bj���at�ra�o �a�ox�r���4iar��s�h�r�ea�h��r��o�is shc��al� b���irred b�.at �lid obj��t �f`that vaas the sole ac�es5 f�r the i�ew n�ighbog•hc��d. � A��'LI��1�1'�'� �F'.�3i7'�"�'AI.d Ed �'a��eman, Fresident af 5ierra T�aGific �e�eloprn�nt, �' Q F3tsx 175�4, I.,ake �sw�go, OT�. �. cox�nm�n.��ud that wh��he ori�in�tly bou�ht th� ��f� acr�s�f�ia�s��ert�, he 1�ok�d at th�6a arr�s � i�r th� I`d�6� c�mer and thougd�t �t vv�s �b�rious that � s�cnn�i a.���ss ta that prr�per�y e�v��ld b� I � neecied. �e didn't have any d�s�re to b�.ay the prop�r�y�n�h�na�l�r sid�of F�rr� St. other thaa� � �- for the obvi�a�s c���.�ction. �� 5�.id th��i�y IZ�d p�t a si�r�a�p �.t th��n�o�'VVzn�$s�n��t. �ha� '� indicate�l the street woulci b���end�d ancl ��is sr�re�urpose�'or pc�r�hasing��e;fiv� arr�s n�rth � g� of Fern St property exas ta rr��k�t�tat ct��r�e�tio��. In cos�clusian, [0�r. F're��an s�ud h���s�✓exy � �yrr�pathetic to th� Fet� �t. prop�rty c�v�m�r� ar�d thanked the Plannin� �Ammi�si�r� for t1��ir �onsideration. ��J��LI�' ff��.�1.R�IVG�lG��k��9 �'I.EII�TIVIP���Oli�1�y5SI�1� l�F�E�'1�1�I�ff�IiTT�,S�January 9, �9�� -� Pa��e 5 " • C;��rrussioner I)eFrang�k�d stai�tc�com�ment on th�r�cot�riend�tion fa�r a b�a�+ier�t the�nd nflFe�a �t. as prc�pos�d ira th�ICittelson and �ssoCi�tes, �nc. ee�or� d�t�d T)ec�rr�b�r 30y 1994. �.andy �Is�ol�y r�sp�nd�d th�.t the r�por� inali�ated the �00+ cars vvaaald have to go through Windsong �t, until some fiature t�rr�e w�1h�n another conne�tion was ra��de�o Scholls Ferry Rd. rr '�he Plannin� CQZ�aa�is�ioii�rs �nd �tafr�c�ntinu�d to �ddr�ss th� tr�'ic ��pa,city, �afety a�d nei�hborhood liveabbli�y gs�u�s. , • �;orrirnissi�an�r �ax�oa� su�gested the app9ieatA�n be deni�d c�r� t4�e b�sis th�� the l�lannin� Cannraai�s:on ha�th�re�ponsibility 4o cr�t�a safe ti°anspcsrkatior� syst��n�r�th���xy and this was ar��r���fe�ranspar�ati�et syst�m. � o �o��ission�r�7xls�n�e�m;r�ent�d th�t he ha� �prc�b��r�r�th�he�r���nsnf.t�xat the "kr��.ckl��� �n�Vinds�n�Ct. euas�ar�safe as it v✓�s cor�str�ct�d te►be e��nd�d sn the�t�re. I�e sa.�d i�was �infortunate th�.t tli� "l�nuckfl�°' �z�s th�r�t�ut t�tvu�ht it �� �c;r�pt�t�le s�lutiot�fi�r a t�rnpt�r�ry I in�asurement u�ati� ther�va�a wa,y for a concae�iorx to 5cho11���rrry kZd. iz�th�fut�re. I��a.sk�d I �t�f�why i��u�s approved�th th�pu¢�os�of extera�ion if at v���unsaf�. � ��dy�c�oley respond�d that th��ity�a��r�����ag�estin�;tha.t the 'g�Cxeuckle" vva�uns�f���A� h� th�ught ttie streef with that kind �f a "lcriuckl�", s�ior� 1�r-rs►, V+/�,S i]O� LI�3fl�T,ll�C�d �O C�!'d�J �I�� v��um�o£tra,�Fic prapos�d, I � Corri�nissionea�]I�c�11a�d s�,is�he a.gr�ed�vith t�►e�ity's�vaiti�ation and the�-evi�ed �'onditiori5 �f' .�ppi•�va1. i I � ��inmi��ioaa�r 1'a�c�or� said �r���s�zn.�orr��ar�ab3��vi�h��Y� �1�a� �tr�d �p�n for stzg�estions. I-�� I said fi�'d lik�t� s���h��x�:���,i+�n to S��z€�ll���f-�yy�d., �h��anra�cti�n be��r��ra��Jar�dson�; GY. �,, and "!�" Av�. and sixg��sted an apror�-like en�ra�a�e�c��'e� Si;. �, �i � Corrulu��ioner I�e�'Y•a�ng agreed with�"or�rtYissio�►er IV�oore and said s�e toc�vvas un�omfoz�ta�l� WiYh th� plai� a�d s�a�gs�st�d �ornethir�g r��rsre de�n�tYVe: b� �a�r��:d a�t. sh�; ��id �h� �h�t€��at ' there were too �ri�ny laose�nds and th�traffic problerns rt�er�tic�ned w�re x�al. i • I)i�k�er�versdor�men.tiQn�d tha�tlae a�plYCant�l>o r���ded ��'ompreliensive P��n t�er�drri�Yit i and that on�of tl�e criteria in the Plan flmer�drn�ri��as�hat there b� dir��ct a�c�ss tc� � �cal���t�r I or arteria�ar�d t��at it provide acc�ss tc�transit fa.cili�i�s vvithix� a���1�'rr�i��. �-I� said th�t��uldn't happ�n vai±h�ut th� �annectxoz�to �ch�lls F�rrry R�i. an�a th� CoxmJ�x�h��asAw�Plzs�.�axr�ndnae�gt 'i should have come first. I � E�S�1StFl.ilt�ItiririeT I9/I2lt�C�t��PT��j30illt�DUt tYl2.�2I�hOlfl�1��2�c'�.j9I7I1C�Cit i�J�S LiSltt�r�fl'Y I�.—�i ,7..t)II11Cl� 'I the d�nsity ac�u�tYy�uorked o�#ta be low densi�y. Di�k�3evversdori�sai� staff b�gan anatysis o�'tl�� Gomprehensive Plan Arn�nc�tnent ir►t�ae �ast we�k or sra. He r�inind�d ttl��I���r►a.n� C�rnrnission th�y s�ill had�he optior�t� a��rove�it� r.on�itions, denyin�t�r tablang ua�til�he Cc�mpreh�nsi�e P'lan�1m�nd�nent iss�.i�u�v�r�resola��c�. �LANIVIIVG COI�it1�l[ISSiA�iV lVIEE'TY�d�l�Iir1�'TIES m J�r��a�� 9, A99�- P�g�6 i 'The�e was�brief dis�ussion that ttre issues relativ�tc�the coi�xec��vity of th� streets vyo�ld still � b�there no rr�at�er wha2 the density designation o�th�Comprehensive Plan Amendmeaat. • l�dmtn�ssion��° `�i�san propose� t� rriatian �o �pprov� vvatYl th� assura�ac� that �ome future cor�nect�on be rnade rather tha�priox ta d�veloptr�ent or�cGUpanr,y ar�d to close of�F�rrE St. �nd ', s�id th� i•oad should be finar�c�d bu� th� �i$ht of�uv�y nat necessarily be acquir�d for future �, construction. ' Commi�sioner �axtQn suggested that�he anotaan be siab�ect to approv�l c�f tfi�C;s�mpreR��nsa�re I�� Plan f�end�nent and i�r�aaire�by tlae Cc+anprehe�siv�Pla�n t�mendrnerat, th����ess to Schalls � �er�y�d. b�a�ondition���,ppravzl. i Coinmi5sioner Ivd�or� as�ke� for a s�co�d t�the rr�otioz�. The rnotior�w�s z�ot s�co��d�d. I I I a �aYnrniss�ioner I-�o�land mafioned to approve with the revised Conditions �f E�.ppa�oval a,s � SZIYldT1l�t�d h�C:1$y 5$c�f2. �� �omr��i�sio7a�r 10!flo�r�ask�d fbr a s�GS�nd to tla�r,�otior�. '�he m�t�o�n was no� se�ar�d�d. e C�rnrriission�r l��ar� mQtiane�i t� acc�pt th��pplicarion�ith the �c�nditions of��rpr•�val as outlirt�d l�y s�a�Fwi�}x xhP adt�itian a�'an appropria��barricade a�d�mer�er��y vehicle�u�-r►armund ca,pabiliti.�s c�ra���rx �t. tha.t wQUld b��cc�ptab��by�1ne lFir�lt�arshall, �h���unty�nd th��ity. �orr�mission�r ��Ilson s�conded the rr�otion. A voice vc,t�was tak�n ar�rt the rnoti�n p�ssed I unanimously. �san�nission�rs�`.rri�th,�-Ialt�nd, �ii�or�, Sco�ar a�zd�ilst��vof�c� �n f�v�r c��'tP�� I g�c�tiQn �nc� Cc��cri��sio���s ��llsc��, ���'r�,t��a.,ss� ���i�s�er��sppr�s�d. i 7. �g.�C�"I�l� �F PL�I�1�dII���;'�.IVII�I���t�1��FFI�:'IEI�� Commissioner Diicsore motion�d thar IVlilt �Zr!-e b�President of th� P�ana�ing Co�issaon anc� �Ca�nrr�issic���r ��Fr�,zag s�coa�ded �h� �otion. P�. v�aic� v�te t�vas tak�n and th� mot9c�t� �ras approved unanimousl�. Commissior��r �-iolland rriotconeci that B�ian I+iio�re '�� Vice �re�ide�at af�1he Pl�rrining I �or,rn�issi�E�anc��s�rnmissioner C�Ilsan s�aondeci iP��rr►ation. A voic�vot�vvas t�ken and fitze motic�n�ras approvecl unanxYnously. . 8. O'I'���2,��JS]L1e�E�� �omnnission�r Moore announc�d that at the�ity�ouricil l��eefiinn on Jan�a�ry 24, 199�, th�r� tivauld be a S�earimg on the T�garcd 'g'riangle and eneour���c� t�e �lannin� �arr.tmissio�ers to a�t�nd. PLA1o11e1�G�O1VY1°v�I��aZ01�11bI]���II�TG Il�iliT�JTES- Ja�tunry�, 1995 p �age 7 _ _ �I II I�ick �evv�rsdor�'rnentioned th�t the �ity Cs�un��l h�d c�ll�d up the P'l�nning Commissi�n°s II �pprovr�of the Martin d�velopm�nt for r��vi�w�n Jana��n� 17, 1995. I-�e ��id the�QUn�afl was u�GOr�fortable vvith d��ign issues, buf�'�rin� of th� �aei�bor�ooa, p�rkyn� and uuetl�nds �a�d v�ant��to he���stia�ony. 9. .�,�J��TT�11�A�I�1'�' I, "I'he n��eti�ag �dj+�zarned a� 9;40 p.�.. ' � � Lesle�(��rrunill,P�aa�ur����tnrrii�sa��x Secr�tary _ I �—� ... t��"g'��T: ��rra�r►r 'o�a�r.lV��e�r� �� � P I I I I �'I.,A.�oT14dfl1o1G CC�16�1Vd��S�QN 1���T�1�t��l[loTYTT'��-J�n��ry 9y 1995-�a��� 0 � 6 a O.�9 E '6./� 6��.A�IOGJ PILP81�11`d��dJ ��Id9�IJJ��IV rONA�. �€��E(� N(�e 9.5��1 P� � �I��R,�6 P�.�IF�C L��VELOPA���iT � CDi�lf��� �I��� �,4��F@C DEV�L�Pf�A�N�' - APPfl.I�,�NT .�, �IP�A�. �R�E� ,��P�30i/6i�G �U[3�IVl�i��l 94�OOd3, �LANNE� D��/ELC.�PIV�C�� B�E�✓1�1�! �3�4��9Q�5, ��P�ISIT9`�'� ��a�1�7S 6tE�l���b° 94��C9�7, �/A�IAN�E �4m0�07, �OfeJE �H�RI�� 14�-4��110. 1��garding an app�ication by �i�rra Paci�ic STAFF f�EP�R�� f�evslopmen� f�r a 101 lot subdivision ov�r 61.61 SUB 94-0003 �cres I�cated to the no�°th and w�st r�r th� Hiilshir� PDR 9��00�5 Estat�s Subr�ivi�ion and to the east of the 13or�neville �LR �4-0007 P'ower Easerr�en�. » VAR 94-OQ�2 Z�flN 94�-OQ1 Q I. SUMIviARY OF THE REC�UEST �;�SEe Subdi�rision 94-0003/F�6anned {C►eve�opnl�r�t Re�ri�w 94-0C905/Sensitive Lands Revs�vv 9��-Q0071�0�� �h�n�e 9�-00�Q/Variar�ce 94-f�012 5�1F�91�9A�"�: �h� appiicant r�c�uest� Subdiviseon �pprr�vai t� di�r�c�e f�ve par�:�is c�ar��istin� of �ppE•Qxirnat�ly �1.61 a�res into on�•�hun�r�d �rid s�ven lofi5 r�anging i� sfze fr�ra� G,�QO square fe�l tc+ 21,90� square f��t, Tl�e ap�licant �ls� �aa•opc�s�s�o dedic�t�fo��av��er detentior� arr� quality p�nds anci one opers space tr�act to th� �ity of �igard. II'aP��6���1�' /C�Wi�l��o Sierr� Pacifiti D�velopment �.0. Box 1754 I L�ke C�swego, �?�, 97035 � �C�-C�dVi���t: Darl��e Luker �142�35 5V�✓ ��rn S�reet Tigard, �3f� 97Q�5 w- ���BP(�E�-iEf��IW� PL�,.N ���E�f���6(��d: t+,�ediurn Density�esicler�tiai (6-12 ur�its��ra�r�*) � � i � ?'�NfP�� �D��S����"9f�1'm!: I��side�tial, 7 units p�r• acre (�-7 {�D} ! � � � � � L��:,���CAf�o East of the �onr�eville Poyv�r Administrration/�orfii��d ��n�ral Electric � E�sement (V'✓CTlv1 2S1 4, tax Iot 800, 25"kO��C, tax lot 1�OQ, 2S104DD, tax !at 1700, Tra�t .��t F Nillshire Estates) FfRIAL Oi��+E� - ��.I� ��4••0�3(PC?RI�LR/YAf�/�OI'�l - �°l��LS�-91�E 1����5 - PA,�� '! ` APPi.ICA��E l.AV�; �omrr��anitv L�eve!opment Code Ch�pters 18.32, 1�.52, 1�.80, 18.84, 18.88, 18.'�0, 18.91, 18.100, �a.102, 18.108 and 18.11�4, 1�.120, 18.134, 1 II.136, 18.1�4�}, 18�.150, 1�.16�, 1�.164. ��,4FF �i��f��A►�1�P���7'IdJ+R�: �4ppro��l �ubje�t to co�d9�e��os, 61. F6��3�N�S ,�a�1tJ1' S6TE �ND ��.IRf�C)IJNDING� A. Sit� siz� and sha�e: �'he five sub��c� Warceis to�al approxir�oat�ly 61.6i acre�. The ar�as south c�f �'�! � Fere� Streefi comprise the majority of the site. The app�ican� has also included a � r�ctangul�r 4.6 acre parcei ta th� north of Si�"J Fern Street as a part of this subdivision. g 3. Site iocation: � The site ct��prises areas sU�th and north +�f S1N Fern Street e�st �f fihe �or��eville �'Uwer Easerr�ent and west of �he ou�n ravine area adjoining the f-dil`s�ire Esta�es subdivi�ic�r�. C. �xistin�uses and �tr�scf��res: The s�bject �arcel is vacant. �i"he applic�nt recentEy o��rat�d a �c�g�ing aperatior� of st��y�iy sloping areas alang the ridgefine through approvals granted whi{� the � pr�p�rty was in V1/ashington County. Ivluch af the site is ste�piy slapirig alor�g eith�r side af this rid�e area s��fih of SVO/ Fe��n ��r�e��, �ppr«�xi�-tat�fy ?0 caf t{�� �ronosed �0�! lc�ts ar•� �ho�n aion� �i�her :�ide caf t�is rid��. The site is presE��t1y vacant much of the site's sloping area is co�ered wi�h a variety of trees. 7he 4.C� acre reclangular area r��rth of 5�iV €�ern �to•eet is �Iso vac�nt. t�. �rarrour�cii�� z��in� ar�d land��s�s: The subjecY properti�s were re��ntly ann�xed to th� City t��rough a direct apg�lication with fihe Boundary Comr�nissio�. The annexalion became fi►ial an Nov�mb�r 1 1, 1994. The surraunding prop�rtie5�fl t�e east, sauth and narth are zoned fior singi� farnily resider�tial dev�lo�rrient primarsly at a �ensi�y of sev�n unifis ar� �cr�. To th� so�th of the prop�rty is t�� f-6illshire Es�ates su�d'evi��o�. To the north ar� areas pres�rrtly being d�v�lo�eci with �ingle fam�ly �oomes. �ue to their size s�veraf parceis and the existsr��zaning, adj�inin� pr•oper�ies rnay be the �ubject of future partitian or s�.�bdivi5ian applica�ir�ri�. a�a. �pPL.aCAaL� APp�Oi/�4L �T'AP�i�,�P�[�S F91�IA! t�ftCDE� - �BJ� g4-a�3/��RiSLR/i/R.ftlZ��l - HILL�M9�E '�i/Qpl�� - PA�E 2 , . ' A. C�rnr�unii l�evelo rnent ��sde: Y I � Deve�ment Standards: ���tion 9 S.6'1.05� contains st��dards for the �-7 zone. Singie-far�nily detached reside�atial units are a permitted �se in th�zone, and r�ust co�ply with tf�e followang die�aer�sic�r��l requi��rn�nts; Niis�irnum iot size 5,C�0� squar� fe��/uni� Av�ra�e lot width 50 f��t . ,, Eront setib�ck 15 f��t �arage setba�k 20 feeY lnteriar sid�y�r�4 setba�lc 5 f�e� Co�n�r sideyard setba�k 10 fi�et 4 �te�r s�tback 15 teet Maxarra�am buildi�g h�i�ht 35 f�et Th� pro;�o�ed subd'cvision �:ompliES wit97 the use standards of �he R�7 zoning disti°iet (�od� �ection 1 F�.52) throu�h tl�P bui9d�i7g p�rmit pla� check review process. The propa��c� iots range in siz� between G,000 �p to 21,90(� sc��are feet exceedi�� the 5,O1�� sq�aare foat minin�um o#' the ft-7 zoning c�is�t�ict. Q�er�sit�✓: ��ctivn 1�.J2.O�U co�Ya'sns �ta�d�rds fo� de�sity. T�e nurr�b�r �f �"weliing �nits pPr�nitY�t� is baased on the net devefopr��nti�rea, �XCI'�dil��5E91S1'�1\/�' lan� ar�a.s a�d lar�d d�r�icated far public roacis rar parks, or for �rivate roadw�ys. �"hi� la�d �area� is th�n divir�ed by the minimum p�rc�l siz� pe�mitted lay the zo�ir�� district to detPrmine: the r�umber of Bc�t� whi�a� may k�Q c�•�atecd or� a ��t�. �"he ne# dev�fopabBe ai•ea of the sit�e, aft�r ded�aetian �f 20% af th� gross are� f�r puf�l�r �ight-�f-way �nd st�ep slape areas en cxr�ss of 25% s9ap� �nd ar��5 le�t as � draie�a�ew�y�. The sixe is app�•oximat�fy 26.�8 acr�s. �iven � mir�i�nurn o� 5,�00 square fee� per lo� 'sn the I�••� zoraing district, this site yieids as� opportunity for up to 234 n�t c6welling uni�s. Due to tnp��r�phic co�str�ints �he appli�ant has � �ro��s�d 1�1 lots vvE�ich is l�ss th�n the r�a;cirni�� perrnetted �� ��s� ��te. This � dev�lopment conc�pt re�iuces the neeci �c�� I�r�e areas of !�ills�de grac�ing which woc�6d be e�cpec�ed to r�quire extEnsiv� e�osion cuntrof a�d tree r�emr�val. � 5sabdivision [�esi�n: Section 18.i 60.06�(A) contains s�a�dards f�r s�bdivisior� of � �arce�s into fmur or mo►•e lots. �o be approved, a �r�{irnsr,ary gi�t tr�ust eomply with the following crit�ria; 1. -�he pro�osal r�ust camp�y with the �:ity's Co�npreher�si�e Plan, �he applic�ble z�t�ing ordin�nce anc� a�h�r appEicable t�rdiraar�ces and re�ulations; The prdpase� subdivisiar c�rnp{ies with the Cornprehensive Plan M��'s�1ed�um Density R.esidenti�l�pportranity F�(�fAL ��DE� � Sl1L� 3�-O(a�/P'C3V�ISLf�/�/AR/�ON - FIILLS�9��E ����S - P,4G� 3 . for the si�e �s v�re2! as wi�h ±�ie applicable pol�cies, �he regulaYior�s of the �m� zone, an� ����er applicabie ordinaroces ar�d regulatio�s as revi�w�d �Isewher� within this r�port. 2. l"h� pr�po�ed plat r�ame� �ust not be duplicativ� and rr�ust otherwise sati5fy the provisior�s of C)R5 Ch�pter 92; �'h� proposed a-�am� of th� 5ubdivision, "FBillshire Wo��Bs", is nat d�aplicative �f any otl�er plat r��u�ded in iNashingtan Cour�ty. 3. �tre�ts �d�� roac$s rn�ast be laid ocat so as to cor�forrn t� the plats of subdia�isio�s and maps of partiti�sr�s or sa�bciivision� already appr�ered for adjai97in� property as to vvidth, ��nerai direction and in �II other rESpects ur�less the City d�terr�ines it is in th� public 'snt�r�st tc� mo�lify �h� s�reet c�r road pattern; The str�ets hav� b�en �li�s�ed so a� to conf�rrn vvith t61e plats of adjs�ii�ing areas. The sufodivosi�� as propmsed does not pravid� fo�� s�ffici�nt future c�ann�cYions �o e�aating or propc�s�d st�e�ts in th� area. S��tion 1�.�64.�4�� addres�ses h9ack d�si�n and disco�rages bl�c:k I�r��ths i� �xc�ss af 1€i0U f�et. I� E5 re�arr�c�e�nded tha� an ac�ditic�r�a� str•ePt �or�n�ctic�ro �i� provid�d ir, the Lot 37 to 3� area to serve fr�t�r� d�ve8�prn�nt of �r�as tm the west. It ss a9sa �ecomrn�r�ci�c� �fi6�at str��fi5 r�a�•t�s of S°�4/ ���ra Str�a�� k�� ����os�d �o proviz�� f�r a f�t�o•� r��li���raent cf Si�// Fpr��S�r��� tc� �iN :��halis �er��y ����. T6�is ��Wd''d3�3�t�ii� WIII �c4Cl�6��lE,' �l3�G.i6"� �CDt�1��'.C�Q�19�)/ �Df str���§ ir� �he area w9�ere �ossibl� du� to �he �re�visior� nf a IogicaB �C?I��l�C$4(3C9 �O aC.�)01�11t�� EJt'Cl�7�E'�I@S �iC,'�Vt/L'�f� Lots 75 ac�ci 76, -l�his connectians red�aces th� ic�ng �alock l�ngth irz bh� area �vvhicF� inc4udes Lats "1 �hrough 41 and 7� t�rou�h 301. � Sec�ion 1 H.16�4.04C► alsa r�qa.aires that w�ere block I�n�ths ar� in �xceas o� 6�� f�e� t��t pet�estri�►� p�at9�s �rzd ar b�k�ways be �arovicied where �te�p sife topography iimi�s sfr�eet coo�ne��ioa�s ir� the area, fit is r�corr�menrt�ed that th� app�icant construct p�destri�n paxhs and or bik�a�v�ys as provi�➢ed in the propos�d pr�i'srr�inary pl�t. � i � 4. Ar� ex�ianatior� has bePa� prravided far �i! romm�r� improvernen�s; ��� � �° 6 i�e appli�a�t has prc�����Pd �r� �xpianatic�n For a!I cor���an i, � � irr►prov�rnent� ii�c4udin� th� �rovisbora fcar p�ablic serviees �uch as ', � s�v��r, v����r, drainage �nd �tr��t or�prr�rr�rraer�ts. Th� �p�licant has � prog�os�d to corestruc� a new sight ieicf� line t� er�nn€��t�rith the line � in S°JV tNindsong Court�r�ssirag SW ��rn Strzefi�it���rr the adjmie�in� � Casrl� Hili Suhdev's�ic�n. St�rrn �Nat�r r�n•��ff wili be c�l��cted a� a F11vJl��. ��tDE�t - S�� �4-0�7�/P�R/�L�t/V�1RJZ�i� - Ii�LLS�IR� �l"���S d P,4�� �b . public storm dr�in�ge �yst�rn and d'sr�cted t� a pub!ie ao��s'sYe storm water qu�9ity and degention ponds �haw� as �'ra�t� [�, G3, E ar�d G. s �on� Ch�n�e: Sectic�n 18.22.030 �Blovv� the Plan�ing �ornrr�issiora to revi��v Q�asi-)ud'a���� �ane C�rar��e applicaxi�ar�s wrhich do r�ot invc►Inr� c�ncurr�nt �ompr�h�nsiv� Pl�n iv'iap �mer�dm�nts. �h� �Jrban Plarsnib�g Ar�a A�re�r��nt �etwee� t�e �ity and VVashingfo�i Coun�y �eq�ires that when an ar�� has bee� annexed t� �h� �ity �hat the a zonin� c�e5��n��ion b� �pple�d vyhsch rnc�st �lo�ely appraxirraat���h��oun2y�la� and zon�d��ignation �or a p�riod �f one y�ar. �"he subject propeb•ties w�re r�:�ently ar��ex��9 �c� �he City throu�h a direc� a�pli�catioi� I vvith �h� �3oundar� Coo�rrsissior�. Th� ar�n�xation b�car�n� fir�al an f�c��r�:�b�r 11, 1994. ThP surro�nding prope�ties to the �ast, south ar�d nor�h �r�ser��ig� �ithir� the City a� Tig�r�c6 arP zuned fo� sir��l� fa�nily residential devel�prnes�t �t � d��si�y e�f up to sev��i unitg per a�r�. The �pplica�t h�as regu�sted a� �Z-�(��) (��51�Bl�Yt�P1 ��.1P' the ,Ubject pr�perties ��rhich as th� �ity`, c0r�s��t �pprc�x�rr��te zonara� d�si�r��fiion ta th�C�u�ty's�iarr�nt 6�••6 d�smgn�tior�. TB1P. PI��3Y3lI��COfiI'li't165510C! CeCQY7i111�C1L�G� , appr�vai o�ari R-7(PC�) designati�n f�r th� subject prc�perty whi�h vvoul� become � Pffectave up�r� appr�vaE o�a Comp��h�a�sive f�la�� D��i�r��ta�n �vhich co�r�s�aor�ds ��a th�is znn��ag dese��aatic�n. � The ap�li�a�t h�s �ppli�c� for � �osrepr�hes�siv� Pi�n l�a�r �.��nc��r�ret in ordee•t� desi����� th� ,�r�perty �✓��h a City C�ra��re6�ensive Pi�n �Jes6�n�ti�r�o T'he re��rrnm�r�d�d Cz��adition� c�i Apprc�va! irsclaad�s � r�qiair�r�er�t fr�r a��r�av�E t�f � Cam,preherasivP Pl�n d�sigr��atian prioc•tc� recs�rdat�on af th� prelii�ir�ar•y plat. The conr�itior� also states th�t �he �y�prawed i�.-7(F'[7; cl�s�gn�tion shall �ot b�ccam� �ffective �nfiil the ��mpreher�siv� �'f�n Desi�r���ir�n b�en��es eff�c�iv�. Access�Egress. Circulatic�n: Se�tior� 1 t�.1�8.07C�c�r�t�'sr�s star���ards far r�sec��ntia! v�hicular access. A miraimurn o`r a 32 foot gaaved �tr�et, 5Q f�ot r�ta! rd�ht-of-way v�ii�t� is r�r��air�e� to sc�r•v� a res�der�ti�i s�abdiwd�¢c��s i� ��:���s si�; dvv��l���s. �ectic�r� ��.1��i a�nd Se�tion 18.164.060(B) (L�t �ro¢�ta��e) fi.6E Eo�� ar� ,�r�ovided with �t I�as� 25 €e�t af publsc street f��antag� �s ����i�Ed �y ���ti�rr �8.1£�4. Sensitiv� Lancis �e�riew: Portions c�f th� 5it� �x���d 25% in s�ope. Sect:iara � 1�.8�.��0(�) requir�s review of dev�l�pme�t withir� steep sio�e ar�as. To be � apprQVed �or developmee�t vvefihin thes� �.r�a5 a cievelopm�r�t rrau�t c�ar�ipiy vvi�h �„ the follcawing crit�ria: � � 1. �he ex�erat anc( n�at�ere of the propc�s�d oand forrr� a9�eratian �ar � d�v�lapm�nt wifl not creat� site dpsturbances to an ext�n� �r�ater � than that req�ir�d far the u��; T�,e ap�a{ie�nt �aas n�t pro�c���d �� FRIVe�� �RC�EIR � 5lJ� �4�0�31�DR/��.�J�A�RI���d - HIL@.�H9R� �J���� - Pr��� 5 dev�lc�p vvithi� the st�ep �I�p� ar�as c,f �he sit�. Th� applicant's proposai mir�irnizes the�t��d for g�adira�and disru�Yiar� €�f hi�lsid�s. �. The pr�pmsed ciev�iop��nt wiil n�t result ir� �ra�s�Qra, str�am sedi�n�ntation, �roui°�d inst�bila�y, c�r�ther ac�v�rse��it��n-sit�car�ff- site effe�ts o� ��zarc�� t�a I9fe or prap�erty; ��s�d or� th� loca�ior� �fi the p�oposed develr��r�ent sitES �nd t���e d�si�n of �aublse �acilities, the subc�ivisi�n is nUt expeGted tc� create ar9ver��� �n site or off-�ite imp�c�s �s re�ised by th� recnm�-a�nded co�aditinns of apprava�. 3. The str�acture5 ar� a�p�ropria��ly sited and desigr��d te� �nsure str�dct�ral s��k�i�i�y �nd proper draina�e of the fro�an�6atican ar�d caavvl spac� ar�as fo� develo�amerst w��h any of the fofl�dvir�� sail ' conditior�so vvet/high wat�r table; hi�h shrink w��l eapa&�ali�y; c�mp�es�abl�/org�r�ie; �nd sh�llow c�epth �o bedroc�<; E��cause the s�bdivisic�r� pian a�oi�@s the cr�e�tiorr �� buildin� s�tes withen exc�ssiveiy st��� slape areas, �he sc�ils c�ns�etir�r+s li,t�c� withpn ihis criteria �re r�ot �xp�cted fio �ignificar�t�y i��aac� �h� ��f�divisi�r� as � ��si�r�ed. 4. V�/i�ei�e naturai veg�at�ti�n has b��n rwrroc�ved d�� t� i��d forn-� alt�r��iora r�r d�ve{�prnent, tl�� �r��s rio� cr�v�r�d by struc��r�s or im��rve�+a� ��arf��es �rvil� b� r�pl�r�ted ��o �r�v�rat �:rsasion an �cc.orc6aroce weth �'hapt�r 18.10C, l_�nclscapin� �.nd arr�+�nir�g; F�EC�USE� Y�i� 51i��l�I1S;�� pl�n �r��isEs �€ic� �re�t?�� �f b�ildir�� sites within excessiv�iy steep slope areas, �xte��i�� erc�sion cc�trol m�asures de•e �ot �x��cted to be r��c�ss�ry. ' 6�lanned �eyelc��ent: �ectio� 1 t�.�0 pr�vides to� th� optioa� for an ap�lica�et to i cr�ate a more efficient, eco�omic�f iy viable develaprrie�t which �res�rv�s nat�r�E � land feat�r�s while im�lerr�enting the �l�nsity rar�ge pravicle� fihrough tl�e L.Oi'Y'f�?CeI1L�Pl5fV� �'dc19�. �Bli5 �Yp�' O� SUBJ�i�/kSlf�f� i���lYl?a�I� �'3�C8736$S �fi��'384' �t?i"!S!t'� than wouid b� passibl� given th� minirre��i� lofi siz� requirer�erat far the zc�r��r�� I, district. C�ue �o �he to�ag�aphic featur�es�f this �i�� !he appiicar�� h�s pr�po��d to � coi�centrate�he r�sidential develapr�en� d�rasity wit4�i�i the �'I�tt�r� ar�as o�`the site ta rrzini�ize �he ara�our5t of tr�� r�m�va6, hi4fsi�� �radir�� �.r�c9 ���sion ��rntr�l �`" measures n�cessary to d�velop the pr•aperty. 3�G � � Tre� li�rnavai: 5$ction 1II.150.020(E) requires a perra�it f�r• r�m�yaf af tre�s � havin� a t��i�sP< six inch�s c�r rn�re in cli�rnet�r ��asured ���r f�et abov� the � � �round levei. A �aermit for tr•ee remova! must cc�ply v+ii�h the followin� crit�ria � � �s speci�ied in 5�ctiar� 18.150.03C1(A): �! � i F@@I,�� ��&B?�� p a�J� 94-003/P�R/5�.�/�'�R/�C)�! - �lILLS&�itt�� �/C3�L��S � P/�,cGE 6 I I 1. 1 he tr��s are di��as�d, �resent a ��n��r to prop�rcy, or int�rfere �� vvsth �tility serve�� ar 7e•�ffic �af�ty; I 2. Th� trees have ta be r�rr�ov�d tQ c�nstruct propased innprc�vements or to othe�rise utiiize the applicant's property in a r��sar�akale I manner; 3. Th�trees ar� nat needed to prevent erosi�n, instabi�ity, or dr�inage probiems; �. l"he tree� ar� not n�eded to pr�tect n��rby trees as wiriclbreaks or � as � desirable balanc� betvve�n s�ade and opera space; 5. Th� a�esth�ti� c.haract�r ie� the �re� will not kve visL�ally ac�v�rsPly affected-by �he tree removal; ar�d � 6. I�ew aegetatior� p�antec� by the �pplic�nt, if any, vviiC repPace th� �esthetic �alue �f tre�s t� b� c�.a�a Section 18.15� requires that the number of tre�s oyer six incf��s ira di�ameter tha� , i wiii be reo�ov�d �urir�g const��ctior� be rr�inirniz�cl. ��"h� pr��ased �s�r�str�a�toan iof streets, utifitie�, an€� r�sid�nces as w�l! as rela���! �radir�g wil� r�e�uire the remc�val ��firees on the site. A. detail�d iree saarv�y pl�an v�as n�ot su�arnott�d as part cf th�s appfica�ion. Sased an a r�conna�sance of the sate khe �so�iabl� b�ailding pad loc�tiar�s are r�ot expeete� to require ext�r�siwe tr�� r�rn�val. 9t as recamm�nder� that p�ior �� th� issuar�ce of a tree r�rnovaE p�rrrBO�, the appii��nt shal! specify the tr�es k�ei�� rec�uested foe� removal a�e�ate �a: a) pubgic im�rover�l�nts �rsd }s) irroclivid�a�l Ic�t prepara�icar�. � ��reet ai-�d Utilitv Im�rovei�n�nts: ��32 C!G'S1g1� O�tI1l5 SU�t�IV1SlOil PS COGISE5���i�W9$�i �� these r•equirements due to the f�alowan�: Section 18.154 con��in� 5tand�rd5 for stre�ts ��� �tiliti�� servira� � s€ak�divi5ian� 1. Secti�n 1�.1�4.030(,�) r�quir�s str�ets within ac�d adj�i�ia�� a dcvelo ment to be dediea��d a�d irn roved laa:���l on ti�e p p cl��s��ication af the str�et. The appfi�ant wilf ha� off�r�d to dedi�a�e additional ri�F��-af-way ta th� public a!o►�g t�te SVi� ��rn Street as vveli as provide an iniern�al syste�i of stre�ts ciesignec� to s�rve th� s�abc�ivisior� and proaide c�nne��ivity to approv�c4 futur� deve{�pment withioi the Hil6shire Estatzs �ubdiv;sion as weli as expected develap�nent an a��Gining prape�ies, as stat�d wifiliin the Enbine�ring (�e�artrnent findir�gs ear� streets. �6f�l�L a�€�D��P - SUF3 �4-QG93/PC,E�/SL�/V��t/��hd - Ii9L�SHi[�E VV`�//l��D� � PA�� 7 2. S�ctic�n i�.�b4.030(E)requsres a Ic��a! �tr��t to ��ve� raiinimurn �c�e 36 feet Qf ri�ht-of-way and 32 tc� 2� f�et rsf pa�ed ri�hfi-af-w�y 6aetw�en th�curb� and s�d�ew�Bks. The�ppli�arat h�s propos�d Ioc�i streets 'sn confo�manc� aevith �h� desi�n reqa�ir�r���t� o� the I�ev�@�pme�t Cod� ane� with th� des9g� c�f �r���9 str�ets vvi�hin abuttir�g �ubdivvsic�c��, 3. S��tECSr� i�.1&4.C1�,Q �rsahikai�s leati d�pth grc�r� bei�� �ora� fihan 2.5 times ��e lo� width a�d �equir�s �h�at 6o�s h�v� �t I�ast �5 feet rsf front��� can pr�blac ar priva�e stre�ts, other Yl��ra �n ailey. The �rap�ased Ic�ts are eaa�h l�ss tha�r t6�� 2.5 ta i rnaxi�ur�o lot c�e�rth�ta- vvid�F� ra��c�. Each 1at t� be dev�l�ga�d at this time wili ai�ut �apo� a �treet for a� I�ast 60 feet. �. Sectiar� 18.1�4.074� requires sidew�lks ar�joinE�� ail r�sadenfiial streets. �'he appiica�� h�s ��;reed to ba�d for and c�nstruct �(I necessary s�de�,valks serving �h�s subc�ivis�r��. �ondin� is �Isca r�quir�d fc�� th�� plac�m�r�t �af s�r��t tre��. 5. S��tion �iti.16�.0�0 req�ir�s sar�itary s�wer s�rvic�. �he a�plica�t has agreed to pr�vicie sani�ary se�w�r to �his ��velopr�er�t �,�y CUf1Stt'UCt1f1�, � n�va� rr�ae��a that �nrili cc�n��ct �o ��le E'%IS�9k'!� �7lJ�IlC ��nit�ry sevder 4�r�� lacat�d ir� �'1�/ I�tis�l�tc�� Sx�e�t. �. ��ctd�an 1�.1��.��� ce��ir�� �.d���.s�t� �arc�vi���xn� for stsara�a �r✓�te� ra�nca�f an� �lec�ic�tion of e�serne�ts ��r storrn dr�ir��g� fr��lll�l�°S, �"he �pplic�r�t has a�r��c! �o c�{fr�ct the storm vvater i� 1 �evv un�er�r��r�d sys�err� an� conr�ect t� fh�existi�r�s�orm sev���• sys���n iocat�d sn S\N Fer•n Str�et. �I 'Varianee: The applicar�� has requested a varian�e�o t3�e street slope requir�rr�ents of Sec�ic�� �8.�6�.�30(f�✓6}(1), This s���ior� s�a��s ����t 3c�ca� s�r��t5 s�acd� �� A�r�r�ue "A" rnay not exeeeci a slope of 1� per�ent for a 9ength �reater th�n 25(� fe�t. As proposed �he appldcar�t f��as sho�r✓n a str��t slo�pes f�,r a ptar�i�n caf r'�,v�nue "A" i� excess of a 12% grade for approximafiefy 1,t�Jt? fe�et. Th� ���licant pra�c�5es to � grad� �h� ��r�et ,c� as tr� r��erata9n a s�r�er. sl�ape l�s5 th�n ��.9°fa f�r �h�s �r�tir� � sectior� of s�re�t. Section 1�.1�0.120(�) pr�vdd�s that a r�o�u�sfi gor a v�rianc� � slaa!! bE ��eva�w�� acca�dir�g �o the fc�lfa�v��in� fi��#�re��: � � 1. Thc�i°e �re speci�8 ci�c�msfiar�c�s car ce�r�diti�ans affecting th� � property which ar� un�s�al as�d pe�uliar to the fand as e��npar�d , � tr v�her Bands simii�rly situat�d; Th� sit� �s im���ted by s��ci�l � cir��b�rastan��s or cca�n�i�ion, whi�h I�mit po��n�i�l p�in�tJ oi acc�ss FINl�L �RU�f� - SU� 9�#-0�3IP1��/SL�Ji�°Aft/7�3N m QiO�.LSF91�E tlN�(��S � i�,�L�� � e � tea th� site. TF�� �rs���r�y dis•e��iy �dj�ir�s tihe Hi1l�hir� Est�tes . developr�er�t to th� ��st anc� te� th� sauth wha�h Bimits �he a�ility to provide a,ec�ss �h�c���h �9�e��ati�r� desi�ns. �c�ratira�aagic�r� of the loc�! ��c���t tc� the �dt31'��i �l4'Oo/ICIG'S ��tlf1�'C�AV6��/ �(3 th� circulatiaoi sygte�a-s v�rhile ��quirira�fih� mi�9ra�ur�a Va`�6a�ace from th� �2% siape resfirictifcan p�ssible �iv�n �he terrain af �h� si��. .�. 1"he �ariao�ce is e�ecessar� far �aroper d�5i,�n s�r func�ic�n af th� I suka�ivisior�; �he v�ri���ce is r��cessary �or proper design of th� sui�division beca��� it provbdes a sfir��t coi�nection ta�0lo�nr�fficr�r�t aec�ss tcr f�ture deveE�prrrent�iven �xisti�g �tr�et alignrnent� irr #he I e�i�i�styo Failui•e tc� provide str�e� car��ec�ic�ns vr�c�uld �ia�� additsonal traffac on ac�jc�ir�ir�� s�re�ts. 3. Th� grantir�� �f the varia�ice will n�t b� detrirn�ntal ta the p�uk�lic h�a��h, safety, a�d vvelf�re c�r i�fjuriaus tc� t�� ri�hts �f own��s c�f I �rog�ea•ty; �nd Th� v�riance vvill �e�t ia� c���r•irr4en�al t�a �Fa� public, , h�alth, 5af�ty, ar�d �ve6��r� �ar ir�j�ario�s to th� r��h�ts of �r�p�rty I �vvners in t�e ar�a. ��� to the 9is�itec� l�r�gth �t the stre�� �l�QV� � the 12% slo�e st�ndar�, tl�e design permits norrnai us�. �'he I Fr�gineerir�g Department and ��r� I��r•shafl hav� appe°o�°ed of the I str�et desi�n b�ca�.�se the partio�i �f the street with hi�h�r s6apes is �isQ short enrau�h to �r�vid� �r.��q�at�: ��n�rg��cy veh's�c9� acc�ss. 4. T�h� v�ri�nce is n�cess�ry �or the pres�rv�tior� ��d �r��c�yr��r�� c�� a I su�si�ntiai �aro�erty r��ht becaaas� �of a� exfira�rc�i�ary ha�dsho� i whicl� wo�tld r�suQt fram strict c���piiar�c� with the ���gt.�lations c�t '� �his titE�; Strict cornpii�nce wEth t�e s�ree� slc��� crit�ria �or the site I vvould res�(t ir� as� extr�arci�r���y harc4ship due tc� fh� �xistir�g topagraphy of tlie�i•�a. The topograph�c cons��rai�ts withir� �he a��ea � Eimits viablP �iternativs� s�ree± alignm�nts serving this site. Solar Acce�s: S�ctio� 18.88.0�0(C}(1) cor3tains s.�l�ar acc�ss star�darr�s for nevav � residea�tial d�vel�prr�ent. P� 4ot nleets th� basi� so0ar acc�ss lot s�an�ard iT it has a r�orth-south dimer�sion af 90 feet c►r m�re anc3 has � frarat lc�t line th�g is oriented dvithi� 3� ��grees �f a tru� east�•vd�st as�is. A. ��bclivES�or� corr��li�s va,6th t��� b�sic ' �`' re �irernent i� 80% or rnore of th�e ne�l �r�ated arc�6s r�eet this 5tar�d�rd. � � q Y p � � � Al�err�ativeiy, an �app6icant c�rn r»e�t the �ity', �oia� Access Stand�rds P�y � cor�pl��ing with th� prc�te�Y�d Sc�iar [3uiiding Lis�e Op�i�n or �h� P�rfc�r��nce � Option. Ener�gy efficier�cy is �nsured thrau�h tl�e lo�at�oo� of the r�siderice vv�th , � �ufrficient solar a�eess �r thr�ugh �he de�ign of �he homes which incor�aor�tes I � v✓inciow glazis�g with sa{a►° �ri�ntatian. An appPicar�t casi r�q�est an �xc��axion ta i FINA.L (���3�� 0 SiJ� 9�-���/�"[��d/S�.R/N�ikf�+�N - �-BIi.L�a-91f�E W��?DS - P��� 9 the s�lar access st�r�d�rds bas�d on the foll��vin� d�v�le�pni�nt �onstP�air�ts: Site '�I topo�r�phy in excess of a 1� pere�nf slope, shade fr�m �xistin� on-s6te or �ff-site , veg�etation Qr structures, signifocar�t natura)features,existin�street pubfic easement �i pattern�, impacts ta density, �:ost or arr�eniti�s of th� �raj��t �rrh�ich adds fiv� �, �ercent or more to the c�st c�f each loi. I As praposed 26 of the 101 Ic�ts corraply wi'th �h� basa� �s�lar �cc��s �eq�aor��nents � �s specafied in Code S�ctic�n 1�.8�.(3�0(C�1? which �equires that a0% af th� lots c�eated throu�h fihe partition prov�de a �ninirnum north�south dimerasioru of�t I�ast � 90 fe�t. Speci�'ically Lois 1-�, 30-3�, ��-3�, �0, 56-�$, 65-67 a�d 7�-76 corr��l� �'� vvith the� b�si� star►dard. Tl�� ap�alicant has r�quested this waiver due �a site due '�, t� th� p�raperty's#opography, exi�ting street and developrr►ent patterns in the area. j � In accordance wi'th 5ec.tian 1�.88o0�0(E)(1)!a) iii� of the Devedoprr�e�t Cod� the I� applicant provided a statement which a�dressed ti�e impacts tc� �rroj�c� cos� throu�h strict adl��r�nce with t�e so9ar �CC�S�EIJiBI�v requirerr��nt�. 9t is � re�corn�n�roded �hat each of �he parcels sauth af SW �ern Stre�t whieh d�► not ; comply with the b�sic so�ar access r�quir�m�nt be ex�mpt�c� fro� cloie�� so. � � The Pianning Coe-nmission recomrn�ndecf that the r�rriainin� �arcels nart� of Si/V Fer�n Street uvhich do not c�rnply with th� basic solar �aec�ss r�quir�ernent e6ther carnpiy wit4i P�rformance Standard or r�q�est ar� ex�r�-sption far spa�cmfic parcels � in orde� to pr�serve existing trees in piace. Sp�cifically Lots 3°, 41-55 59-6� � whici� are no�th of 5V�/ Fern S�reet sl�ali comply with these star�dards. I � ���e to the �o�o�raphy of the ��e� south of 5�! Fert� St��eet vvhic� steadily slop�s �t 1Q percent �r g��eater the Fianning Con-�missi�n recc�m��end�d that e�.ch o�the parcefs whdcl� dr� not corriply with Y��� �asic 5olar Ac�ess Standar� E�� sxerr�pfied fi�om complying with the So�ar flccess requirerro�nts. Specific�lly Lots 5-2�, 32, 68-70 and �7-101 shall be Exernpted from compliarice with the Sola�• Access � requir�rnents. , Landsca in : Section '18.100 contain5 lan�iscaping st�andards for new � c�eveic�prn�nt. l"he �Z-7 zoning district req�sires a r�i�imurrs 20% landscape ca��era�e for this site. The�pplicant must �.Iso comply�vith th�siandar�ls set forth � in S�ct;on 18.1C�0.035 �l�ic� r�qui��es that ali deve6o�r�er�� �s•ojects frQnting or� a public or private street, or a private driveway ra�or� than 1�� feet ir� 4en�t4� pfant street tre�s. The a�plicant shal! be rEquired to plant stre�t #r�es in ���ordance �ith the standards �et forth i� Se�ctio�� 18.�00.035. The Code rec�uir�s that st�eet tr�rys bs sp�ced betwet�n 20 to 40 feet apart de�endir�g on the size classification of the�ree at maturity. Ea�li parcel wifl have direct fro�itage on a lacal street, �herefar�, street �iN�i9_ UF��EEt � SIJ� 9�-OC33/PL�R/SLR/V��/�C�N � NNL�.�Fil�� @NC)��S � Pt�GE 1� �r��5 a�e r�qui�ed. A street tr�e p9�r� w�� not sukarn�tt�d hy the �p�licant fc�r ��vi�w. �t is recom�rrendec� i��t a ��r�et t�'ee plart b� prc��/i�� ��p��� �►.sbc�i\fiSiUii and that street trees�e �ianted pri�r�o�he issuar��;�of c�ccupa��y p�rrnits for e�ch lo�. Visual Cie�rance Area�: 5e�tinr� 1�.1�2 r�qui���s �ho�t � cl�ar visPOr� ar�� sha�B be Ar►air�tain�d on th� �orners of�ll p5op�+�r�y adjacent to 's�terse��ing ri�h��c�f-ways or the int�rsection of a public str�et �r�d �a priv�fi� driv�vv�y. A visua! �l��r�mee a��a es�h�tri�r��ular ar�a f�rrr�ed by rr1��.s�rin� a 3U f�a�t disganc�alor��rhe�tr��t rig�t- c.�f vv�y a�d tihe drev�way and th�ra c:�nr�ec�in� t6i��e �wo :�0 fcaot distance p�ints v�ith a str�ight lira�. �0 clea� vision ar�� shaw9 �contais� n� �r�hicl�, ��d�e, plantin�, fience, waEl structu��,, sigr�s, or t�cnporary o� p�r�an�n� ob��ructi�ac� �xceedin� th��e fee� ir� h�ight. Z'he h�ig�� as measured from th� to� of t�� curb, car where no c�srb e�ist�, �rarn �he street cer�t�r lin� �r�de, �x�e�at �hat t��es exce��9ing this height rnay be lac�ted in ��is �rea, �arvvi�ed all br�anch�s below �i�ht fieet are removed. Tiie �uilding DivisiQn v�ill r�vi�w ���h I�t�ile�ing arsd �ther r�latcd p�rmits �or c�rnpli�nce vv�th setback st��dards set forth far str�ct�eres withi� the clear visio� area. A visual cfearance �rea for all s�reet ont�rse��sons sha19 b� that �rsang�a6��� are� 3t� feet from tF�e intersec�i�r� of �he ri�ht-o�-vya�y. �'I�cernent �f as�y future �as�iblF obstructions ir�cludan� strect trees a�d subdiv�sian iden�ifica�ic�n si�ns sh�ll co���y wvith this st�r�d�rd. �'rrpQS�d �l�cerr��nt of si�ns,�c�d �tr��t te•����hai9 b� revbe�✓�d k�y the Planr�is-�� �3ivi�ic�r� for cora�pli�n�e w�th the r�quirerre�n�s Qf S�ctio►�s 18.�02 (�°is6�aa� �l����r��e) ane� 1�.1 "d 4 (�i��s). � I�e ��f9�E�. S���F �C.�t�lAhE�dT� Th� City of Tigard Engineeri�� �ep�rtrnent has revi�vved th� �aro�a�s�! �a,d off�r� �he folBovvir�g �,omrr�er�ts: Firrdir��s: 1. Stre�ts: � �� � �/V� a�� con��r�ed �,bca�t the l�yca�.Et �# thas §a����l9��sio� �nd ;ts �r�ff�� irr���cts ran ' � F�rn S�r�et arrd !n/ind�ong �ourt. Prior ta approv�i, r�ves'sor�s sho�ld b� rn�d� t� I'I � provide for fut�are acc�s� �o �c�join�n�pr��aerti�s and f�t�r� acces� �o Scholls F�rry 'I � Raar�. � �a � Y he �roject proposes to construct a new stre�t, "A" Aver�ue, thafi wauld �xtersd � n�rtherly frcyc�e the existing Hiilshire subdivisions a� S`Je/ %1ist9etoe C�r9ve, vve�t�rly ' � �e FI�IAL ��t��R - Sl1B 94a�d�3/P�R/�L6�fi/A��/�C?�I - hilL���19RE 1/��4��� a P�,�E 1� __ _ _ • � o+f S�/ Essex �rive, go 5!�! F�rn Stre�t. �'h� stre�t w��1d then �x�er�d f�rther �o e���ect vvi�h Si�/ 'JVer�dso�g �o�art en the Castlehill Nc�. 1 s�bdivisiona T{�e applicar�t has submitt�d � traffic reg�art en�itled '°f-lillshir� Wc�c�c�� A�"f r�am��ratav� �m�lysi� ora Loc�) �tr��t �ir�ul�tion" as prepared by Kit�elson & AsSOCi�t�s, �a�ed C�e��i�nber 15, 1994�. The r�pArfi includes �r� �stimat� af xhe ' ,,� traf€ic frorr� th� projec� arad �h� adjoiraing Hillshir� d�vela�,rroent, �nd dia�rams ill�str�t�ragthe�st��n�te� distrib�atyon c�f the�raffi�within th��xist��g and pr�p�sed , SXI'��fi 5y5t�BY�. 7h� d�agr�am I�l�eied Fig�are 2 5haws 43% caf th� esterx���e�$ �ra�ffic using the �!,, propos�d Sire�fi "A" �x9ting throug�th�a�joinin�Castlehi9l �l�. y �ubdivisi�n,via �W V'�/indsong C:ourt. �1/ith � conrsectic�r� c�f SVO/ Ferr� Street ov�r �e� �W �c�Q�fs '� F�rry �Zm�d, the escimated tra:ffic ara 5in/ Windsr��ag Court drops t� 7%. Th� i, es�im�t�d traffic th�at will us� th� �xtensio� of S1N F�rn �treet ov�r tc� SaJV s�h+olls ! F�rry Rc�ad is 42%. �, As indicated in our r•�port of Nov�rr�b�r 7, 19�+4, the �r�gsnee�ing �ep�artrne�t is I, very conc:erned �,erith th� ,�ropvsecf stre�t ��yo�uY that direc�� graffi� to ��th�r S�iV I� �err� Str�et or SW V�/irt�is�n� Cc�ur� v�rhi�h �re r�m� desig�led for th� �r�a�nfi of '� p�c,jecf�d fa•af#ic. A.s indicated in the Kixteis�n r��c�rt, S@n/ F��n 5�r�cet as very �i n�rrow�nd cannot accdmm�adate substar��iai ir�cr�as�s i� tr�ffic yvitr�czut v+radeni�g. 'i �F�+� "d��Seg�� d�s��� of �xistin� S�/V tMir��so�� Co�art ss desig��d fca� v��y (�w � traffic vraRurnes. I � The a�piicant s{��u�d exam6r�� �r� alt�rn�tiv� ��ad ���9�gr�r�ne�r�t fcar ��1��� Av�e�u€�f�r 1��, tha l�r���h �et��en SV�J �er�� Str�et �nd SW !�/6r�dsc�ng �aur� fihat cr��lc� �rovid� a f�.itur� ec�nne��i€�n dir�ctly �� ��9N Schc�{!� �eri�y 6��ad, enst��� �f �h� dir�c� � �onnectic�n to S\�/ Wind��ng �a�ar•t. S\IV `✓Ua�dson� �o�a� was no4 previc�usi� design��l as a '°colle�tor•" t� tile u�p�r a�eds of BuBI M�e�r�tain, b�t r�fiher�, is a Ic�r,al str�et. Thi� future ro�d �xt�r�sian would be off-site fio the prop��e�i subdivisic�n and ce�4�ne�t vv�tl� SU'�/ �chalEs �erry B�ca�d afi a JO �egre� inter��cti��. T6ii� wou9d allow SV�/ �/indsong Caur� to c�nnect wi�h „C" �tre�t with a °'T" in�erse�tior� �nc! 1°��� �tP'�E.'� iFJJt3l3oC� C�PIiIC,C� $rJ n��� t�eR12'dlE.lE.'. The ��p9icant is p►�c�po�6n� the �as� �f 1�% grade for "P�," Aver�ue frr � l�r�gfih g�e�ter gh�r� allawed by t�� n�v�r re�uiatians anc4 sh�u9d €�bta�r� a variar�c�. !n ac�difiion, th� applicati�an includcs a r�quest te� ��ry frar� th� Co�e Sectiort 1£�.174.06�that prescrib�s that the le��th of the bi�ck perirn�t�r w�rich "shall not exc�ed 18C�0 feet", but th� plat do�s nat cr�dicat� ac�y �e�ess ta Tract "E", th� lot �INAL �It��P - SU� �4-(�C3�/�'Di�/SL�J�/��J�C?�I - �lILL�FilI�E W(.�(�ClS - PA�� °�2 � _ _ _ _ _ � . i to l�e r�se�ved fcar fut�a�e sA��div�sic�n. "�"he appli�ar�t shoul�l mcsdify �he stre�t d�si�n to provide for a future st�b �tr�et t� the w�st at approxirna��ly Lc�ts 3�/7�. ' This fufiure s�reet couid �xt�nd uv�sg�rly, a�ross T�act "E'° ta the v��$terly bour,d��y c�� t`7e property, a�proxi�nately �t th� 420 ce�nto�ar, midway be��veen th� existin� �I ov�rh��d p�vver to�v�rti shown on �h� preiamir�ary pla�. j The averali subc�ivi�ion streec and �ad gr�dingo th�t is shown on the prelirv�inae•y pla�t� will requir� �ubs�a�at�al exc�vatian a�c� f�ll th�� shc�u@c� coc��ply �ri�h Chap�er 70 of the lJn's��r�n 6uisding Code, 'Th� a�p�icant sho�9� �ravcde a prelierrinar•y geUtechnieal report �nd €in�P cs�rest�ucYion S�Ip�B`VB5iO�i �r�dir�g ��por� by � �� Professional Civil Er��in��r and Ei��in�e�ing Ger6ogast. The '°r,�d" �r�dir�g shc�wr� far Lots �� thru 66 ar�d all oth�r pa� �radin� �E�ould c�ire��th� s�r�`ac� s�or�ava��r � dr�inage to Yh� str�eY or othea• publi� f�cili�y. This det�iB arain�g� sh�le be shawn or� the fina� grading pfar�. �Th�e access propc�sed tca Lc�t 43 shauld include fihe con�t�uc:tion of S�V F�r� �tr�et b��ween �he �ast ar�d we�t ���ct bounclarie�, and wii� rec��aire a F�ciliti�s P�r��it �ro��n Wa�hingtor� CQUS��y. The present ri�ht�c�f-way is v✓aYhin the jur•i:�d6ct9�sn of Washar��tnn �ounty, but the str��t improvem�nts sh�a�ald a9s�coar�ply vvith the�:ity Str�e� Staradarcis. The ap�licar�t �ho�id rnod6fy fihe 5treet crc�s� sectior�� s��avv� to i��licate that the sidew�E9« �ar� �Qn�iga�oi�s tca �he curb in aI9 lQeatic��s ��ad tha�r the �'UE'� at th� �•ight-o�-vvay lin� are � fe�t vvidE. V1/�th r�spect to �hE exisfior��ovErhead facil�tie� al�r��SV�/ �er� St��e�, �h�a��l'sca�� should piac�the��facii'sties �.ondergt•oc�r�s�ar�s�y th�fee in-lieu of Linc�ergrou�diE��. 2. aa.nitar� Sew�r: � The applic�nt proposes tc� construct a nevd main iri "A" av�nue cor�nect�n�fio the existin� 8 ir�ch public s�r�it�ry s�w�� iir�e that 9s �ca��t�c� is�e .�'s�/!/ V1/ir��s��� �a�r�. The applicant sh�uld provid� a �tudy ta cieterrnin� if �he existing lir�e �as �he c•apaeity to s�s•v� this �I�ve&opm�r�� ar�c� t!�e ef���ts �a th� c4ov�vnser�am �ys�e�ra by the additi�n of th� new d���eloprnent. �° 3. �torm f�rair�ag�: c� � � The applicar�t rroposes to coll�c� the stc�rrn water in a �evv tar�der�rc�t�r�d sy�tern � anc� �rovide �h�re� are�s within �Il� SLlI3CIIVlSE(.�l1 �or �torrr� tiPdater d�ter�tica� arad � W1$CP' t�U'slIlty tt'�c�1'f3lC'Cit, Traets "g��� ����� dlld ��Dn� and Ill �1'dC� ���.sn, 43{�Slt�° $O f�PE � subdivisio��, south�rly of SW ��rr� Street, westerly of SU/ �38th Cc�urt. � FIPJAL ��k��(� � SIJ� 94-0�73/P��t/�Lft/��FFt/��fN - �-IIL�.���R� 1�/O�[.�S - PR,�E 1� r� l"he �Jnofied Sewerage Ageo�cy has �stablish�d an�! th� City h�s agreed ta enforce (R.esolutio¢� and Order �10. 9i-47) �urface a/Vater Rn�roagei��nt �Z��UI�Y9(?il5 requiring th� constructian of can-s�te water quality facili�ies �r �ees io�-fieu n#' their constructiori. The proposed w�ter gual�ty facilities should b� d�signed to �:c�mply vyith th� mir�imum IJSA Stand�rds. 4n �c9dition, ihe f�cility sl��Il be r�r��int�i�e� ' by the applicar�t �or a periad af three years primr t� ac�e�tanc� kay the City. Vo �6� � ,��EP��°! �OI�hM�P�I"S 1. �"�e faca�itator fr�r the Wes� Citiz�r� Involveireent 1"eam was r�ati�ied of t6�e �rc�pas�d st�bdivisi�n. Th�Citiz�r+ Ir�volv�r�a�nt T�a� r�e�bers hav� r�e���arvvidet� any comrnents or objec�ions to thi� d�velopm�nt. !ra addi�io�, tr�e a�plicar�t conc�uctec� a nesghborho�d meeting. 2. �'he �/ater C�epartmE��t revie�v�d t6�is applicatio� ar�d recoe-�rnends that th� d�velo�ec be req�uir�d �� �annect and �xtend both wat�� rr�airi� vvithir� S!N Mistle��e L7rive. Th� existing �ig�at ir�ch w�t�r rnai�, witf�ira �ih/ Mist�etoe C3rive is frorn th� pr�ssure su,tair�i�g bcacster syst�i� at th� i�-9igh Tc�r �e�se�ve�ir 5i�e ar�d vviil pr�vide service along "A" �,ver�e to elevation 5�0�eet where the vr�atier mair� will t�rr�inate. �"h� exis�ir�g 12 inch w���r rr��in, �Is� wi�hir� ���/ N6is�i�to� �rsve is a gd•avity rnaSn frorre t�e resPrvoirs at �1igt1 �or, �aev��ic�r� T1� abave sea I�vel, ar�d w�lE �iegi� �a ,�r�avid� s�ervic� ador�g ",�" Avene�e staeYin$ �t �l�vatio� 580 �e�t. Al�o, this w�t�r m�in �ill require a �.�r�ss�are r�d�sc:i�� vafv� �t�ti�n �t �l�v�ticar� 41 C� feet, because th� pr��sure will b�cor�e trao �s���t for the ��/ Ferc� Str��t �rA�a. � � 3. Tl�e Tualfiin 'Va{I�y iNat�r �i5trict rEVaew�d tl�i� appi�cation ar�c� �ecomm�r�d� that fir� hydr�n�s be prs�vid�d on th� p3�r-� a�d be r�v�e�✓ved and ap�r�ved !�y �he fire dristri�:t 9n cc�ap����ic�n �v�t� tE7e �/1/�ter �7epart��en�. �he �=ir� C3estri�t statet� th�t acc�ss to the site a�p�ars tc� 6�e ac�c�ptable. The distrEC:t rec�ra�r�r�er�dEd �hat a!! rights-c�f-way provic�e a er�inimum of 20 �'�et r��' unabstrucf�d v�hic��i�r v�idth. Additional wiclth sha6p b� provided for on strePt pad°king s�i�li be pr�vided with ���lo E��rlcQn�" 51�815 OPl ��th S6(�F'S Ol� �{'1�' Sgf'P,E`.�. ��E� E�€5�G'I�C$ Y`�C�l.l�5$f'C� t�13� ��1� applic�nt call fQr a fpr��l insp�ctidn ai�d a�proval. 4. The C�lumia CabPe Cor�ap�ny req�ested that on� �c��y of the fir�a! pla� �cr�d arae � digotaf fiie �o�ay �f tn� g�ldt in �ver�, d�n o� dxF forr��t c�:� � 3,5 inch da�kPtte. � 5. The ��il�in� Divi�ion re�ornmended that�I! g��ciing wark shail �s�mpiy�rvstP� U(3�C; �. C`hap�ter 7Q as �dopt�d by the�itY of Tigard, ie�cl�s�9in�th� prcaf��sian�i ir�sp�cdi�r� � �nd repQr�ing �equir�rner�ts in Section 7Ci14� ar��1 70�S. � � I �. The �Viaintenance S�rvices Qivision �xpr�sse� car�cert�s re��arc�on�the I�c�fiions of � saglitary and storra� sewers, acc�ss ta rr�anholes on sar�itary a�d storrn sew�rs foa• mair�tea�ance�, access araund wat���quality re�er�tiofi� p6nc�s arQd s�vales. -(I�e str�ets and grounds sectior� se�ti�n expressed �oncerns about the steepness oo s�reet �rades fnr rn�inter�ar�ce and �rnerge�cy acc�ss to i•etention pands. It �nras FiPd,�� ����� � �i.J� !�4-Q�3/F'f��t/�SL6t/�/�+RJ��f�l - 9-�E�L�9-�IpE �i!(���� - PAG� 14 recorr�rnended that the d��✓eloper remove ali hazardaus tr�es frc�m thc� greenWVay I wher�e they may impact real pro�erty before acceptance. �I 7. No other �comrramenfis w�re received by the Planning D'o�is�o�. I��I I �/9im C()PdC�.IJSIOi�I �4Pd� RE�COIiAfi�l�f�1�3AT9(�IV �!, i The P�an�in� ���n�roes�iean ce���luc��s �h�f. ��prov�� �f th� pra�p►os��d �a�b�Aeri���n wiiE �, g�rc�rnc�t� the �e����l ��I�are of th� City �nd vvall ��$ b� §iga�ifi�arotEy d�trimentaB nor '' e��uri�a�as t� s�arro��dia�� �r��e�i�s g�r��rid�o� #0ia� �1ew�l�pr��er�t w8�i�h o�c�ar§ �iter this i d�ccso��� c�r�e�lies vvi�h� �p�Bicab9e s$�te a�nd ��deral iav✓s. �'he Pl�ra�sr�g �or��i5s��ro '�, th�refor� ap�r�ere� 5u�idi�esion 9�-Q003/PB�rr�r��d D�veG��rne�t Revo�uv J�-000"/5�e�setive 'I ��r��6� Re�rie�v ���0���/��ne Cha��e 9��Q�Oa� ��d V�ri�o�c� ����01� fo� �il9shir� �oods I � 5@��,�('�$ $O ��'1'1� �mIIUlMtil� C+IDIIR�9$9�89.�'s: I (�ecommendatioros: AL_L c�0�1�IT��hJ� SFiALL �� 5AT4SFIEG� OR FI�lA�J�lALLY ASSU�E�7 PRiC3R TO RE�ORL�6�J�G TP-IE F1P�lt�L PLAT WITN '✓`/ASHlIJGTC3P� COUNTY; �� 1. �ull wid�h s�s•eet impro�er��nts, is�cluc�ing tr��fic contral devi��s, m�ilbox clusfiers, concrete sidevvaiks, driveway ap�•ons, curbs, asphaltic can�ret�pav�me;�t, sanita�y i s�w�rs, StOCCTI �f'�ill�.�@, S�Y�2�IIgIlt5, �nd undergrounc! �.�tilities shall be insl:alsed I i within the subdivision. improvements shall be desi�ne�9 and canstructecf to loc�) I street stand�rds. STAFF �'�hITAC�": J�hn �-lagman, Er�gin�erir�� D�partment. � 2. /�,. Thr�� (3) sets of defiaiied pu�riic impravemerot pla�§ and pi°�fil� construc�ian drawings shal! �e subr��itfed �'ar preiirsiia��ry revievv to �he �, � Engineerir�g iaepai•trnent. �even t7) s�ts of ap�raved dra�vings ar�d on�e (1) i iterr�ized consfiructior� cos� estimaYe, �li prepared by a 6'ro�essiflnal � Engineer, shall be s�bmitted for firaal revierv and approva) (N�OTE: these pl�ns ar� in ��lclition ta any ds•awir�gs reqtaired by th� E3�i��ing Division ar�d �hould ot11y include sheets r�levant to ��f�lic im�rovements. STAFF CO�JT�CT: Jahr� Na�man, Engirae�ri�►g De@aartm�nt. � � L. The fina( subdivisian pfaY shai! not be reco►•ded until the City h�s rECeived assurar�ce of cans�ructian of an aff-siY� roadvvay conr�ection betwe�n the proposed subdivision ar��i SW Sch�ils Fer�y Road. The fir�a! design for the s�reet shal� b�approved by both th�City Engineer and Washirig�on County. A�leq�aate right-of-v,r�,y shali be dedicated to the pubiic in a form acc�}�t�bl� to the �ity Cr�gine�er. The assurance of constructi�n may b� ii� the form o� a R�Qnd o� sin-ci9ar �inancial as�urancE of func�in� by a �riv�t� develop�r or form,ation of a loc�l impraverraent d�strict or funding �ay a goverr�ment ag�ncy for canstructian vvithi� une year. FIhdAL �R[���t o SIJ� 9�-�03/3'C��/SL6�/�/AF�//ZC)fml - HB�.L�!-�IRE '�O��S a P�aG� 35 �. S4�/ F�rr� Stree� shall be b�rri�ar�e� t�a th� �a�t uf the S�i!/ i�/ar�d§on� Ca�rt , and S`�0/ Fern Sti°eet intersection. The b�rricade and ar�y�� required �rrz�rg�ncy �oehicl� turnaround sha�l be ��nstructed in a r�iar�rie� a�vhich is ap�prcaved by the City Engir�e�r,V�/ashin�t�n �oun�y and the l�u�latin Valiey Fir�e �7istrict. �. In �ccessir�� tr�e site for construetion o#' �h� subdiarisia�� irnp�roveme�ts, �oristruction vehicles sh�ll not use �he �oliowing stre�ts wF#hmtat appraval ', �f the C6ty Eng9ne�r: * �V1/ Fern Street be�w�er� the site �.nd �iN 135th. * �W Wendsc�ng Co�rt r��rth of �he site. 3. ��fhe �p�lic�ant shall �arovi�ie ar� c�n-sii� wacer quality faci6ity �.s establis�ed ur�der th� g�idelines c�f Unif�ec� Sew�i°age Ag�ncy Resrb�ita�'son arad Order No. 91-47. The proposed facili�y shaQl b� ded�cat�d to �h� City af Ti�ard. 'The f�ciPety shall be rnainta�ined by the d�eve9oper for �a t�ree y�ar �eric�d 9�r•cam tl�� c;onc�itiar�al accept�ar�ce of khe p�blic ir�prov��rserots. A written ev�lu�tias� c��f the c���ratian ar�d r�aintenar�ce shail �e submit�ed �nd approved prio�to acce�tan�e fcsr re,aic���r��r�ee by �he Cbty. ST�if=F C"�lNTf�CT: Greg ��rry, �r�gir�eering �epartn�er�t. 4. �Ch� applic�nt sh�l! ��r�c�nstrat� that th� �s��q�racy �f c.-�r�ina�a f��iiit��s dows�s�r�am o�the propos�d d�v�l�pra��nt Es s�afficierat to in��re �o�piiar��� wi�h lJ�� F� � � 9�-47, �ecti�n 6.�2, sTAFf C�?d�lT�.��: �re� Berry, E��ir����ar�� �epartrnent. 5. The appiica��i s�ial6 �rovide a hydrolo�y anci hydr��li�c study �o describe th� adequacy or the praposed sy�tem relatan� to �he requirem�r�ts for k�oth w�ter quality �nd quantity. The st�rrri clrainage system �h�all �rnvide for bo�h suc�mer and wint�r storrn conditions. S�fAFF CC?NTP�CT: �reg �3erry, Eng':neerin� �epa�•t�-�e��t. b. A finap grac�ir�g p�an �hali be s��mi�tec� si�owing the ex€sti�g and prop�s�d contc�u�s. The �I�n shall deYai( the provisions �or s�r�ace c�rainag� caf the iots t�tat are to be "pad" gr�ded tc� ins�!r� that the dr�i�ag� is dir�cted t� th� str�et or a �° p�blic fa�ility approved by the Engir�e�rir�g C��partment. A soil� ���oo•X s�all be � � �rovi�i�d deta€ling the soil �omp�ctian r��yuir•esr��i��s con�istent witr� the �, rec��irerr�errts of �hapter 70 of th� Uni�orrn �uildi�g Cod�. STAFF �0(iJTA�CI": � Ivlichaei Ai-�derson, En�ineerin� Qeptarrnen�. � � ' � 7. T�e ap�iicant shall provide a geot�chnic�ai r�pQrt for the prap�as�d graciin� arld � slape c�nstructican. �he r�comriien�ia�i�ns of th� r�prrt shai! l�e irac:c�r�or�ted into the finai gradirag �lai-�. A fir�al cs�n��ructior� su�ervisi�n report sha61 be fii�ci with fihe S�iaiidin� De�artment. STAFF Cc��11"A��f� tVli�hael And�rs�n, Engineering Ciepartment. FI�fAL ��tC9E1t - S11� 9�-�1�3/�'DR/S�R/VAR/Z(�N � @-ISL►�SF��6t� VNf��[aS - P,��� 16 8. An er�sia� eongrai �ian shall �� pr�v�c�ed a� part �f �he public ignprovement drawin�s. The plan shall �confurrr� to "Erosion Control Plans -Technical Guidanc� Nandb�o�, N�vember 'I 989. STAFF CONTACT: Michael Anderson, Engineering Departrr��nt. 9. The applicant shall provide sanitary sewer and storm dr�in stubs to the adjacent properties for futur� cor�nection. S�AFF CO�dTACT: Gre� E3erry, Er�gir�Pe�ing -� �epartr�ent. 10. 1"he �pplicant shall pr�vide a s�wer study to exami�e the effects to the dowr��tream sewer system wiYh the addition �� �he new development. STAFF CO�ITACT: Greg Berry, ���gine�rin� �epartrr�ent. a 1 �. The a��plicant shall �ake an ap�ointrr�er�t�or a pre-�c�nstructic�n me�ting wi�h the City of Tigae�d Engir�eerirag D�p�rfimen�t after approval of th� public i�npr�v�rnent plans but before sYarting work on the site. 1"he ap�iicant,the app9icant's eng�ro�er, and contractor shall be required to attend this rneeting prior to recEivi�g the ap�rov�d �lans anc! permits. STAFF C�JJPd�f/�CT: Michael Andersan, �ngi�eer�ng D��artm�r�l. i �2. Co�s�ru�ti�r� �€ the pr�posed paablic im�roverrients and issuanc� of Building � P�rmits shaiP not camr��ence �ar�tif aft�r ti�e Engi�ne�rir�g l���artmer�t has revi�vued � �nd approved the paablic imprc�vemer+ts pfan�, a �treet op�s�ir�g permit or constr•uction �orr�p9i�ncE agre�rnents has bee� execut�d, executior�of a c�evelc�pe�� engir�eer a�reem�nt and payment of a!I permit fees. STAFF CONTF�CT: John (-iag�nan, Engineering �epar•tment. 1 �. Str��t and utili�y irr�prc�v�mea��s wi�hin �he subdivi�ior� sha!! ii�ci�ad� the pQrticsr�s of S\/V �ern Stre�t abutting t'ne subdivisiar�. The a�plicant shall undergr�u�d th� existing utiiities in Fern Street or �ay fihe f�e �ra lieu of undergrour�ding. Th� ap�plicant shall obtain a facility �,e�mit from th� Departrr��nt af Lanc� U�e arod i l�rans,�ortation of��l�shin�tan C�unty, to perform uv�rk within th�e ri�ht-o�-way af I SW Fern Stre�t. A copy shal) �ie provid�d ta Yh� City Er�gin�ering ��pa�trr�er�t prior to issuan�e of a P�ablic Improvement Permit. STAF� CON7AC�: John Nagman, Engineering Depar�me�nt. �� 14. �fh� applicant shall obtain a "Jodnt ��rmit" fram ti�� City c�f Tigard. T�ris pern�i� shall meet the re�uir�ments of NPDES and l-ual�tin �asin Erosior� Contr�ol Program. 15. The applicant shal! be required�o pay YF�e fees as es�ablish�d under the gui�elir��s of Unified Sewerage Agency ReSOlutic�n and Jrd�r �lo. J1-G7. NC�T�: This is a ttiva part fe�� which enay be paid at differen� tim�s. The first portion is paid v�iith th� public improvements ��vhicl-� is fc�r that ��r�ion of ihe devel�pr�ent w�ich increas� fihe impervic�us a�ea wigl�in the puialic right-of-vvay. The second par�ion FIf�AL �RL��6� � SU� 9�6-QO�/�'�L1�/�LR/VARIZO�1 � F-fiB�LS�'If�E `t�OC��95 - PAGE 17 . I is paid at �uiiding Permit issuance and is r'or th�ac portiior� ai ih� d�vele���iEnt �n✓hich increase the impervious area on-sitie. 16. The applicant shall place the overhead faci9iis�s alon�s!n/ �ern Stree�underground or pay the fee in-lieu of urad�rgraundi�g. 17. Prior to the piat bein� recorded with !P�/�shington �ounty the appiicant shall �rovicle a 100 perc�r+t performanc� �aond, As an aft�r¢�ative the �ppiicant may have t�►e plat recorded after the public impr�v�r-o�nts have b�en accepted by �he City of Tigard and has post�d Yhe appropriate Maint�nar�ce E�ond. 18. Prior to recorci�tion of the final plat the �pplicant sh�ll comply with the fallowing recomm�nc�ations: S-a'AFF COhITAC;T: Mark R��Serts, Planr�ir�g �ivision. a. f�tre� re�noval permit sh�li be submitted whoch s�ecifies those trees which ar� to be removed ir� c:��nec$i�re an��tl� th� ���stra�ctACSn �f p�k���c ¢E�opro��rr�e��s. 'Tree r•ernc�val permits shail be �pplied fo�ai7d �nproved by the Pianning Divisior� prior t� i•e�r�oval uf such trees on-site. b. A!! 6ors south of SW �er•n Street which �!� ►7c�t cc�mply with t�o� basic s�andard shall be ex�mp� i'r�rri smlar acc�ssibiiity req�airerne�tis d�.�e to thP topography af this area. Lots nortf�i of SW Fern Street vvhich do not compiy with �h� b�a�i� sfi�anc��ard shail compiy v+�ith t4�e perfarrnanc� optiort based oii the approxirnz.t� 5% slape of�his �rea. Sp�cifically Lats 39, 41-55 a9-• �Q u✓hieh are north of �W Fern Street must eitFier co�r�piy v+rith ti7e Perfo�mance �3�tion or ��pfy far an exemption based c�n the loeation of existin� firees w�ic�i wcauld be �reserved. L�«e Yo the topagraphy of the area south of SW Fern 5treet wh;ch st�adily � slopes at 10 perc�r�t or great�r the Pl�nreing Commis�icsn r��omrr�e�d�d th�t �ach of the parcel� which do not comply weth the L�asic S�lar Acces� Standard shali �� exempted from c�mplyin� �vvith the 5olar Acc�ss r�q�ai�ements. 5pecificaily Lc�is 5-29, 32, 68-70 anr� 77-101 are exe�npfied. c. The applic�nt shafl des�gn and constr�act �ed�strian pathvNays within the pr��o�e�! alignmer�t� to th� satisfactian oF the Planning t�ir�ctar. 1 J. The ap�licant shall obtain appro�al for a �omprehensive Pl�an A�encim�r7t th���ugh Yhe Planning Commissior� and City Co�mcil irs order to apply a �ity �omprehensive Pian designation to the subject prap�rties,. This 5hail be �ampleted prior to rPCOrdation af the preliminary plat. Th� approved 9�-1 (P�) Zoning Desi�nation shall not became final prior ta approval o� a carresp�r�ding Com�rehensive Plan Designation. STAFF CC7N�AC�': Ray Vale�nE, Piannar,g Division. FIN,4L O(�I��F� - SUg 94-u�3/P�RJSL�/V,eaR/ZC1N - Fi1LLSWB�E 'lMC3C��� - Pr'���"r. �� 0 �'�E APPL9CANT !S RE(�UIREC� �"O C�l�PLY i�/IT'g-V �'F-iE F�LLCJWIN� CONC311'ION �9�9C7R T� THE I5SlJANCE OF �IJiLDINC� PERfvV9TS: . 1. � tree rerr�e�vaE permit shall be subr�itted vvhich s�o�cifies thos� tr�es whi�ch are to be rermov�d in c�nn��ti�r� �rith the �r�parafi��� e�� i�d�vida��9 le�ts. �"his tr�e re�.�val shal) b� �ppl�ed fnr and �ppr�v�d by �I�� F'lar�ning C'ives��ra pri�r to rern�va! of su�h tre�s on-site. StAF� �O�I�'ACT: Mark ft�b�d°ts, Planr�ing Division. TFi� �,PPLICA�fT' SF80CJL� BE REQEJI�tED TO ��MPLY i�VE°fH THE FOLL(�WING COI�IL�II"IC�f� PRl�7� TU T�� I�SUA�!CE OF OC�U�'/��I�"� P�RII�IT'S: 1. The applicant shall g�r�vid�to the Qirect�r for r�vie�nr �r�d ��proval a �etailed street tree piantin� pE�r� �a�d landsc��� �lan. Upon �pproval the ap�lican�s6�all pl�.nt tr��s i�-a a�cord�r�c� with th� approvEd plan. STAFF �O�1T�C�: ��rk �ob�rts, Pia��ning f�iWisic�n. Ifd �L�DI�'�C3N TF-4E Ai'��ICA�l� SH�UL[� �E AWA�C O� THE FOLL4�V�✓irJ� �ECTI�hlS �JF �I-iE ��Pv81v9�1hlITY �EV�L��'NiEi�J� �C��7E; �H9S IS N�T �PN �?C�l_11��i�E LIS�. i. S�CTi�P�I 18.�60.170 i��r�ve�ent A.greem�r�t A. 6efor� City appraua! i� cer�if6ed on t6�c finai ��at, and b��ar�e a�prs�ve� a�o�str��ti�ar� �l�f�� ar� i�s�a�c� b� th� Caty, th� S�bd�vic��r s���fL• �e Ex�c�st� a�i� iil� �� a�r��rr��nt �i�h thp Ci�� Er��ine�r sp�ci�'yin�; th� per9od wethi�i whieh ali requir�c� ir��ars��er�er,tg �nci r�padrs sha!! be carr�ple�ed; ar�d 2. ln�l�d� in th� �grpem�e�t provisions tha� af��eh we�rk is not cornpBete�l withiri the period s��cdfied, the City rr+ay c��plete the w��k and �ec�ov�r the full �ast ar�d exp��ses froni the subdi�ider. �. The a�re����r�t �hall sti�u��te impravement f�es �nd depasits �s may b� required t�o be �aaic� and rnay also p�ov+d� ��r the ���sta•�actics�a �f th� improveme�r�ts �o� st��es and �'or th� ext�nsior� af tirne und�r speci�ic c�r�deti�ns �hereir� �tat�d 'an the cor��ra�te � � 2. SE�:.TIJN 1�.16�.1�0 ��s�d � � A. As requir�d by Section 1g.i60.170, the s�rbdivider sh�alB file wi�h �h� � a�re�ement a� ass�.�rance of p�rform�nce supp�r�t�d by o�e o� �he �ailawing: t� ��� � 1. �,n irrevocabl� 6�t�er of credit execcat�d by � financi�! irt�ti�t�t��n a�_ith���izec� tc� transact busin�ss in th� �t�t� �� �re�an; �i(�A� �31t��1� - S9U� �4WOC.�3/�[�f�'SLIt/dA1�/��hd - l��LLS�-Q61tE Wt��US � P1�GE 19 � 2. � surety bc�nd executed by a sur��y �rarr�pany �uth�ri��d t�o tr�nsact business in the State af�re�on vvhich r�rnains i� �c�r�c� until the sur�ty corripa�y is notifi�d by the �ity in writin� that �t may be �errr�in���d; �r �. �.ash. �. Th� s�abdivid�r sh�l! €urn;�h to� tl�e Cifi�y En�in��r a� iter�iaed im�rovement �stimat�, ce�tifiEd by a re�istereci cAVi9 engiol�er, tc� ass'sst the Ci�y E�gine�r in caicu9ating t61e arr��e�nt of the perfc��rn�nce ass�a�ar�c�. C. 1"he su�adived�r sl-�all �at �aa�s� t�P¢r�ination e�f ��� aQ{ovv �xpiration of said g�a�rantee wri�h�ut having first �ec�ar�c9 �va•ift�rt a��he�rization �'rorn �he Cety. � 3. SEC�iCJN 1�.16C�.1�0 F9lang a¢�d (��card�r�g � �/it6�ii� 60 day� �$tNe��ity r�vi��v a�nc� ap�ro��l, the ap�alicar�t sh��l submit th� fin�i piat tca iF�e �ounty ��r signat�ar�s af �a�ar�ty o�fi�i�ls as req�aired by C3R� Chapt�r �2. a. �Jpon �irrai r��:ordin� vvith the �our��y, the ��p�i�an� sh�li sa��rr�i� to th� �:mty a rnylar ca�y of th� �e�:o��ded fir�ai �Eat. 4. JECTlORI �f�.162.(�E�O �ina! �'lat �g���0e�tic�n 5ub�niss�c�n l�equsrean�n�s Aa ��r�� cc�pies o� tr�� partirior� �1a� p�ep�red by a I�.r�d ��rveyrar �ic�nsed to practice i� C.3re��r�, �s�d n�cessary d�ta c�� s���°rative. E�. Th� partAtsor� �lat and �at� or narrative �hal! b� drawoi to fii-ee rr�eo�irr�um standards sei €�rth iay th� Or��or� Revised Stat�tes {ORS 92.05), i�/�shin�tan C�ur�ty, arid by th� CiYy c�fi Ti�a�de �. Street cen�erline r�onurn�ntat6on sh�ll be provid��8 as folic��nrs: � a) C�nterlin� t�3o��rn�ntatior� �° �) 8n �ccordan�e witl� C3r�eg�r+ 2evised �tatu�es�2.�bd�, subseciio� i � � (?_), the �PS�g�rl�r�� of �!! str��t ��� r�adw�y �ight�-of�vay s�a�l I � b� rr�on�mer�tec! before th� Cit� acce�t�. � stireet i�nprc�v�r���r�t. , � I � 2) Th� �'dl6o�ving cer�iei•fir�e �onus�e��s shaiE be set: � � �� /�'I C�CttCf'II�IE'-C��3YS?9'Ii�3� 9Pl�e PSt�rll�Pl �JC11Gi�5. h3) �.II c�ai-d�-sac cem�t�r �oints. F9f��At �F�CaCR - S�J� 9�n(��D3/P��/��R/i/,�R/Zt°�f� - a�nLES�9iF�E V�Oac"3�+I�� - P�e�E ��3 ' � 4 C) C�rv� p�9nts, be�inning and endin� poi�ts 4�'C's �nr� PT's). � b) l�l�nurnen� �ox�s {Z�q�sirec� 1) Me+nument boxes conforrning to �City sta�da��ds o�vi�l be r�quired a�c�und all cer�terline 9►�ters�ctian p�ints, cu9-de-s�c �enter p�ais�ts, ac�ca c�ae•v� p�ints. 2� `���e �tm�ps c�f aE� monur��nt boxes shall b� set �o fen�shed pav�rnent gra�e. STAFF C�P�ITACT: John 4-O�gm�n, En�;i�`e�rin� [::�epartm�r�t. ,. 5. �E�1�S�J�I18.��4 �1, 18.16�.120lJtiliti�s �. Ali utiii�y lin�s ir�ci�.9dir��, but ncct Iir-nit�d tQ those req�air�d fr�r el�ctrii,, comrr�ur�ic�ti�n, 0i�h��o�� an�# �a�il� tel�vesi�r� �errri��� a�c� rei�t�� I���iIt�B�a shall be p6�c�d �.+r��lerg�-v�nd, exc�pt for ���•f��� mc��rat�� trat�sfar�r�r�, s�ar�ac� mmunt�e� �onrEectic�n �aox�s an�i r�eter cabin�ts e�vhich r�;ay be placed �b�ve g�ound, ter�por�ry uti9ety service facilities during cc�r�struction, high c�pac�ty eiectric lir��� c�peratin� at 50,(�00 voi�s or �bov�. E�. 18.1 G�4.1�i� �ash a� M��e�c� (��qa�ir�d 'I . A!i ir��rc�ve��r�ts ir��tall�d by th� s+�bdivid�r shall be ��arant�ed as ta wos•kmanship anc6 mat�rial f�r a per�od �f ��� y�ar �c�i�owing ac��ptar�ce by the Ciiy. 2. ��ch gu�r�antee sha!! h� s��ur�c� �y ��5�1 CI�[�C3599: �ar bon� in �he arr�oun� of the value ��t4�e irraprmvem�r�t� as �et �ay �he City Engins�r. 3. T�e Cash ar bond shall compfy with the t�r•ms ar�d �FJI�C�itlOPlS of Se�tion �18.16f7,180. � �, � C. 1�.'164.i 50 Installatior�: �'rer�ec�uesite/{'ermit Fee ' � � 1. Ieln land divisian improv�rnen�s, in�luding sa€�it�ry sewers, storsra "� s�wers, streets, sidevvalks, c�a�bs, �ighting or r�thee• requir�ments shali � � be undertak�n �x�e�t after• the plaa�s t�eref�r hav� beer� a�pi•r�ved k�y � the �ity, permit fee paid �nd permit issued. �i. 1�.i 64.180 hlotice to Caty �eq�ired �IRIAL ��&�Ef� - �lJ�i 94�-0(.��/P�R/�Li�/VA�tl�f)�f - I�ILLSHI6�E 4�!f���� � PA�E 21 a e 1. Ve/ork shall nat b��in until th� City has b�er� notified in advanc�. �. If wo�Bc is di�conYinued fe�r ��y re�s�n, it sh�ll nat Pa� res�am�d �ntil the City is natif6ed. G. 18.16�.:�Ot� �r��ineer's �er�i�ic�tir�a� Reqc�ired 3. ° �'h� I�r�d d�vid�r°s en�ins�r sh�16 pr�vQde writte� c�r�¢fic��ion caf a form provoded by th� �ity that alf improver��nts, v�orkrr�anship and � mat�ri��s ar� sr� accord with eurrerr� ar�d st�r�d�rd er��ine��irrg �n�D canstruc�io� practaces, and a�� of high grade, pr�or the�ity �ic�eptan�e of the subdiv'ssior�'S irr�pr+�v�rrrer�ts or �ny �ortj�� ther�of for o�era�ican and maint�n�nc�. ��J�C.DI'��1�60N �iw�[��i/�8,� �h��LL Q� '"�/�L��3 �2E���' I� TF9� Ffi�,�L �'a�T �� ���f.����D �I�'�-I�N E��3���EP� M�I�JY�� �� �'t°i� �F��Cl'p�/E �►�,1�E �� T'HI� t���lS���1 �o �3E�6����V I I Th� Planrai�g Carr�rnissiocr con�i�des tl��� th� �c�r��litsQns of appr�val �f wifii�in �h� Staff ' ��port sha91 be re�✓is�d as ��av4d�t� vv�this� the �ir��9 C?�•d�r. !t i� �rurth�� s�rd�r�d �hat �h� � app9�c�r��t a�d ghe �a�rfi��s t� tih�s� pr�eeedings b� nc��i�i�c� of th� �rltry c�� t41�s �sr��r. , PAS�E[�: �his !�__ day of �an�aary, 1995 by the Pfanrai�g C�rr�r�is�i�n caf �he City �f II� Ti�arcl. 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S 7 ��� H� E i � i i 1 r�x ,�' i i � �`" - �� ������� �l��P��'�J� }�i F �+ �,I�f��[ ���i�i ��� i° t ..1 { ..'�,.,�: "."..;.,e�_.,c_ •.�' .� Z,,p��rr.:liiy�ji�� fl� yrtr i: 1�.i"t y � � ��� ��t��}x �� '� . -����: � � k L .�'�� � ������t��� I���4}��.0 �'�-1�t�lk�P� .� 5�d�>� 9..�1 �: . � i .I � it . u. .'i .I. t�'v ' .�:�.. t f i jy�'` .� � G� ��.:: tx�.l,;4�lr '�;j{�� !a :s�x��P y � ��_ ,� � `"+� h3 �,��1 5�t k � } .. � I ::�� ��. , . �� � �J � J�� i � s�'C � S 1. , ,. ,, � �'� �' F �![k " 1�'� i .i :{.� � v i �e� _ � �� - �.. �� s Y .�2 � � a ..�. �� ;��� ��. � g a �. �.� .l �'F ,� ���� - � ��;-� , �� � R ;�,�'t t',�' .'�� �, �i i1 b .�.e ,�� ��.;' ' �,� . �� �� y ._ vkx Ck .;,�,� fi 4 1 `T.--� :� � � , �� i� 1�t' � �� w�+i �1 f � � �` �� � r� �fi;,� _ :� . � ., �f u , , '�,�r.,,v _ ,'�,�i � .. , 1 � . .,,�:; ,r^� � ; .�, . . ., j°��, a C , � .. � . ,.:. ,.,, ,�.- � .y � �� � -.. _ ° �r �' �'' �` . �'�_ � ��r � . , _. �►��`` _ _ �'�,� , � � � � , }�. r k�.� ;� x i�.;;� � �� . , - � . ,.` , � � r �S, , . 'r s � �� ." � .' �'+t: -,�e�Y� £I..s,_� ,.,_-w. �i � � ,� � ' � �� � � ��. ,. . � ' ��'� ;� ;� 1' ������s ��., . �� � '�� � ._ � � , . �- �: �■It -i �l�r'�'i� �*• �, ; ��� ��� �� ��f �� �' • .. - � �t� - ���1-.. .. , • _ _. _ �� � �rrt.��.�: , . _ . � ��. � - _ _ : . . ; � < < �_ .;�,� �„��: �� .,� �, • - � i � ,� � f�i,�..�.�_����` '� _ '�i� . _ ;� � � : � �"'�?���; � �� ��� ..� � '�1�l�` � � ��, :�. � ,.. .._ _ �_� � _ � � � �; - - ,� �` ��` l g� �; �` ��r'�� �, � � Nl�lvtQ}.2.AND�JI�I G I'�5� 0�' Z.'1 GA.Rti, �FtE�QN m TO; Planna.ng Cocnntis�ion FR.C3Nle Rand.y tnTc�ole�a C�.�gr Enga.n�ex� DAZjE: Decemk�er 28� 1994 $�IB�TECZ`a �tv'�et na.m1@ �Y1a.Tlge Th� d�v�lc�pers c�f C�s�1e I�i11 �u�ad�.vision a�� romp�.eting the ez��ension of Walnut ��.re�t to Scholls F�rry� Raad. Sr�r�ie s�tree� nar�e changes are r�quired. to �limina�c� coa��'a.icts be�twe�:n i�h� vax�a.ou� plats� �nd to giv� th�: nPw ��.x�e��t one cansist�n� �ameo iJnde:r state law, i.h� �la.nninc� Cc�z�anis�.�car� r�ac�z�m�nds any st���t nam� c�har�g� to �.Y�c� Ci'cy Coi�ncil . �he Cczun�il then h�1.ds a Ys�ariz�� cr� t.h� pr_�posed cl�.ange. The a�taclle� m�ino and map �a�°ovide mo�� d��ail n i I ' . .. . . . . . . . ... .... . . . . . . . . .. . �. �'RC?L�OSED S�'�E;ET rt�Nl� C�(�E a w��NU�r ��x��Pr Re�uESt ' � n�w stxeet cc�nnection i� b�a.ri� com�sle��d b��:ween SG� 135th Avenue and Scho115 �"'er�y Ro�d. The z�.�w s�re�� is b�ing constructe�. by th� ' devPlap�rs of Castle Hi.l1 suk�da.vi�i.on to cc�m�ly wi�h th� � t�ar�sportat�.an znaster pla�s of th� ci�� and county. Uthen ', con�i�uc�ion is cc�rn�leted, �.h� s�r.e�`c' ��st�m wi.l]. be as shn�rn on �.h� att�ched m�p e ' I� is propaseci tha� th� ner�r ��re�� c:oran�ctinn, incl.uding all thP � ar�a shadec� nn the att�cheei map, b� rzarn�cl C�aln�a�t Str�e� . The name ' o� �xisting W�.liz�t� Stre��L w�st af 135th Avenue cafl�ld be c2-ian��d to �, Walnut Larie. I Bac:k�rroun.d I S�tre�t nama�s are t�pically assic�ned Y�y �.h�. �.��at m�.p� �.hat ct�d�.�ate �' �he 1and. for the s�.reet5 . Th� n�w str��t connectic�n h�� be�rz i cre�ted by sev�r�l d:i.�fer�nt p1�ts, and the pl.ats �.a x��� agr�e on I the narne . ! This issue was C1ISCUS�E:C� at the W�st �IT in Nov�mbe�. '�1�� CxT � rPCOnlmE�nd.ed that the az�w s�.reet c.onn�c:�ion (�rhe sh�c��d area an the m�p) be namerl Wa�_nu� SLr�et f s�r�c� ii: �ril.l b� an e���t�nsion o:� th� existin� Walnut S�.i:�;�t . Tc� avoid a conflict in s�rc�e� nam��P a n�.m� chang� i� r�r�uirec�. fo.� th� existing local s�tx�et call�ci Cv�lnut atree�t w�st of 135th. In a petitian dated L�ecember 1�, 1�94r F�.h� residents of the lacal � street have requ�st�e� that its narne bc c�Zanc��d ��o V�al�u�t �aYZe. I.f approved, th� nF�a stxeet names wi11 b� as �hown on the ai:tach�d ma�m � �rocess � State statutes (U�.S 227 , 120) provid� tlz� pz•oc�dure �o� r�n�.ma.ng of streets . The P]_ar�ning Commisaion shall r�caxnmer�d �a thc� Cii�y � Cauncil the r�naming o� dny e�isti.ng stre�:�t, if in the �uc�c�ment of � the Cammission the x•enaming is in �Lhe ��s�L inte�est o� �he ci�y. � Up�n recei�Ting such recomznend�.tioTa, thP Council m�y r�,n�m� th� � street in accordanc� with the reconunendation or may rej�c�t the � recomrrtendatione The Couzicil must hnld a hear�ng before m�al�inc� a.�.s decision. I r � � , Staff recammendati.e,n �$:u'3�� �al�E,�CJ�S� tkld'� �Yl.e ��.c'�11T1z81CJ (:O1IClxTt�.�S�.0Y1 Z'�de`O1l1TYl��'1f� '�C7 ��7i� �l�y Caun�:il �chat �h� ���e�� name� �e c�.anc,�e� as �Y��wr� �n �h� at�ach�d ma.p. Upaxa Gity Cauz�cil �.pprav�lP t�Yae n�anes �Til�. ka� cl��.ng�d aa� all nfficial maps a,nc1 str�e�. r�a�e �fg�r�:� wi11 r�e �cevis�ci. Submitted D�c�mbe�° 2�� 1999 a � � Ran�.all R. Vaool�y � �', �ity Engin�er i �� I rv�/�,��.l.iYUt � � � � � � � � � t% � �.a a _ ��, l � �- �, � � . _, . . , .� � : s�- ��- .. f {J �. 2 p � � � �E{y � t r � � � : , :. • . < .- i �� . . . ...�,� :,.., ::.tt. �, r ....,-.. ..., �.., - r � ,.. �. .. . .. �. .,.,. . - ,.L ....;T . .: .' . _. .. : .�:..:..: .,..., . ,F. .a .:::�, � .-> '� • i �; _ ,_,.. _ .._ki ..__.r ..... ' 'p,• s.,�_.. ` ' .. „ '��, , a...._ ...,.� ,.< . _.. ._.. ........ .... . .. . �. �� ���- . .'_ _ ' ..., ... ..... ... �� : �� � �' � ��_. :_ � _. �� � ; � _ �:. _ � , -• ., � ;� -- ��:���i � . � . s ' ���� — �'�� , , . ; - 4, . � � ii � � �� -- �.��,,��#�� '�r — �, — :�� � . �_ _ � � �r: — __ � �� '��.� . - — . . . . . _ . ..���� _ : _ �t , ��� . � ��►�� '� . _ _ :_ _ .__ .� _ ___ �. , : �� . . _ _ __ t� . ��� � ,� - �- :� _ . : . �: : ���. �;�� .� . ,.�,�sr�I �� � � � .� ��� � -, �` � � :�� � _ l , � . _ _ ` � ,. , .v ___ � � � � � .. �` : �. � � �- r� �� , ' , , ; � ' �'. �' ��. , � � _. , � : � • �� \ � . .. '�- ; �. - _�� � �i� ,��. , . �► '���►,. �. �►. . ,, _ i � �:s #� *'��.,� .'"���' '��'� _ �'�_ � �` . _ __ ���. .� � # �►��r► �:� � � � -. -,� - - �r .� � : ; � � � : , -5 � ���: .�� ., �:��� � : �, ��1�� � �����. � � � . �,� — .� � �� ��,� : ��: — ��-,f� ��: _ �t ,� � � __ _ 1 '�� , - �. �. ��� � �1�.�1� �� � �- �� . _ . - __ _ � - - . � � � - � �� . � i#��� � ��i� — . .� , . . , . _ � �, . __ : . � . � . ���,, _ - . �t� i - �1��� _ �` _ .�'!i'� ` � .,� ��� � _ ����� '� � - . � : _ _ � �� _� . _ - .:� �-� =:: , �� � � . , � � � _ .,� ��� ,� � � �. �-�-� : _ _ � . : �� . _ . _.. —� : ��� _ -- : ._ � �`�'!�� . . � � l��'. � � �,� , __ � � _ _ . _ . .. y . .. . .. : ' _ F " '� � . ; .. � .... a — � , .._.. . .. ��.�f : : : � : r-... .... :� . . , � . ! _ �.. . .._ .. ......_. .� - . , _ ; . , : . . . . . . ' . � : i . . . � _ � . : . : . . . . . � . ' . �� "� ' . .' .....: ' . � �..•. . . _ ' .. . �.. , . ; . : . : �_ L� � .� '. : . ' :. ' ., : " .. : _ . � ' �� r ; � � `� �. ' � � : " - i �. " . . � � � . ._ . :� ; ' ' ... - ; .._. . i �. �'Y` 1.� : . : : � .� ' , � ; �� . � �� ._.. . �. � . ..... : . .._ . :....._� �_ ..... ...... � ' : � : i :� :�: �'._"_.• II � � � �� � � �. � . ' ; '.!� , � '. '. : . � . : . . . ' . .___.._.. �.�: �. ; �..? , . � � _ ......._ .., ..........._ ... ..,..__. • .� , , , �, �, . . . .. � . �� � � � � �...... .. .�........... ........ � � �� �. a MEMORANDUM C1:TY OF ��"IGARD, OREGOI�7 TO: PLANi�ING COMNlTSS�►'ON FROM: 1'�Iark Ral�erts, .Assistant Planner ° `°�'° • � UAT�: Decernbex� 21, 1994 SUBJECT; Cont,inued Public Hearing Fa.r th� Hillshire Woods I Subdi�vision/SUB 94-0003/PUR 94-0004/ZON 94-Q010/SLR 94- I 0006/VAR 94-0012 . This project was previously x•eviewed by the Planning C�mmission at the November 21, �994 Public Heariizg. The Planning Commissian clased the Public Hearing porl:ion oz the review and requested that the applicant provia4 a traffic study and tl�.at adtlitional analysis be conductec� concerning s�l�r access i��u�s arid pedestxi�an pathway alignment issues . To complete th.is reviec� th� I�ublic H�arinc� was continued to January 9, 1995 . Related to pedestrian pathway al.igxam�nt is�ues the applicant has proposecl to designate the majority of T•ract E, app.roximately 11 acres located aJ_ong the western port.iori oi the subdivision to be dedicated to the City as an open space area r_ather than as a Tract tc� be retained for futur� development �s prezriously �roposed. This tract adjoins t.h� Bonneville Po�nrer EasemFnt to the w�st and Lots 4- 38 of the proposer� subdivision to east . � The remaining area, Tract P, of approximatel��r 4 .4 acres located irnmedia.tely south r�f SW Fern Streel-. is still proposec� �a be retained by the applicant for future d�velopmer.tt . Thi.s change is �ncouraged because this adds certainty to :Euture planning af this area �y d�signatin.g the major.ity of this steeply� slopinc� tract as open s�ace . T1ze applicant al�o proposes to redesignate a portion. of Tract G, the storm water c�uality and quantity treatment tract . This tract � is located tirithin an area along the south side of SW F'�rri Stree� to �, the east of th.e proposed subdivision. The applicant no��r pr.oposes � to designate a majority of th�.s are�. as Tiact H, 2 . 99 acres af the �„ total 3 . 27 acres to be helcl for future development . The rEmaa.ning � . 28 acres, Trac� G, is stil7_ proposed to be desigriated as a wat�r_ � quality and quantity detention facil.ity. Based on the size � rec�uireme:�ts of this type of facility it is e�cpected that thi� wi.11 � allow more efficient use of thi� tr�ct as encouraged through the -� proposed Planned Developinent overlay zoning district . The packet provided to the Planning Commission incluc�es the original staff report, a �traffic s�udy, a r�evised prelimin�ry �lat map and lEtters received by the Planning Division f_rom rieighboring �' q property owners since the initial Public Hearing review. During the November 21st hearing �he applicant ra�_sed concerns due I the expected difficulties in complying with the solar access II requirement�s oF Cr�nditian of Approval 20 (bJ . BasPd on additional. , analysis of the site' s topography it is recommPnded that Condition I of �pprnval 20 (b) be reviaed to state th� follo�ving: b. All lots �outh of SW Fern Stre�t vahich do not comply with the basic standard sha11 be exempt from solar accessibility requiremeni�s due to the topography of thig arza. Lots nort�h of SW Fern Street which do not comply with the basic standard shall Comply with the perform�.nce option based on thE approximate 5o slope of this area. The applic�nt may alsa request an exemption based on the locati.on of existing trees which would be preser_ved. I Based on additional review of the appl.icant' s submittal and the topography of the site, alignment of pedestriax� trails primar_ily within the Bonnevill� Pow�r Easement appears i�o be the mast feasible as proposed by the applicant on the previous Public HEaring Exhibit Map. Fo.r this reason it i� recommen�ed that Condition of Approval 20 (c) be replacec! with the following: c . The applicant shall design and construct pedestrian pathways within thE proposed alignments to the satisfactian of the Planning Director. • In addition to the previous Conditions of Approval, it is also I still r.ecommended that f:hE following condition� pro�vided pre�viously provided to the Commission. within the November 21st memorandum be required. These conditions are as �ollocvs : I 19 . a. The applicant �hall revise the preliminary pa-rtition plat � to include Lot 17 o.f the hillshir� subdivi.sion as a part � of the Hil_lshire Woods application. The applicant shall legally attach Lot 25 of Handi Acres to the revised principal parcel to �orm a �ingle �ontiguous parcel �or subdivision as Hillshirc Woods . STAFF CONTACT: Michael I Anderson, Fngineering Department . � 20 . d. As a condition of approval of �he preliminary plat, the � �. applicanr shall obtain approv�l for a Comprehensive Plan � Amendment through the Planning C�mmission and City � Council in order to apply the City' s Comprehexisive Plan � designation to the subject pro�erties . This shall be � completed prior to recordation of. the prelimi�ary plat . � STAFF CONTA.CT: Ray Valone, Plannin.g Di�rision. � � Upon review of the traffic study and revised preliminary � subdivision plat the following findings have been made conc�rning street and utility design proposed to ser�ve the subdivision. B�sed on i�hese findings the Engineerin.g Department rer..ommends the following revised Conditions of Approval . � 1� I I FlI1(�lI1Ci8 • 1 . TRAFFIC REPOR.T: The applicant h.as su.bmitted a traf_fic report entitl.ed "Hillshire Woods ADT Comparative Analysis on Local Street Circulation" a:� pr�pared by Kittelsom. & Associates, dated ' I�ecember 15, 1994, . The report includes an estimate of the traffic from Lhe project and the adjoining Hillshire developm�nt, and diagrams illustr�ting the estimated distributi.or�. c�f the tlaffic within the existing and proposed �treet system. The diagram labeled Figure 2 shows 430 of the es�imated traffic usin.g the proposed S�reet "A" exiting through the adj oining Castlehill No. 1 subc�ivision, via SW V�Tindsong Cour_t . With a connection of SW Fern Street av-er to SW Scholls I'erry Road, th� estimated traffic on SW W.;_n.dsong Couit clrops to 7% . I � The estimated traffic that will use the extension of SW �ern Street over to SW Scholls Ferry Road is �'a2% . As indicatecl in our report of November 7, 1994,' the ' �ng�ineering D�part:ment i� v�er.y conceined with the prc�pased stre�t layout Lhat directs traffic to eithex SW Fern St.r_eet or SW Windsong Court which are not desic�ned for i�he amount of �roj ected tra��ic . A.s indicatec� in the Kittelson report, STn] Fern Street is vez�y narrow anc! cann.ot accommodate substantial increases i.n traffic �n�ith�u�. wideninc�. 'I'he '°dog_leg" design of existin.g SW Windsong Court is clesigned for very l.ow tr_affic I volumes . � Based on review of the da�a provided by the above-mentionEd t-raffic � ieport, r�vi�iona to the recommencled c�z�ditions of approval as follovas : Revis� conclitions of approval, as numbex�ed in tk�e report to th.e , Planning Commission, to wit, 2-A. The appli.cant has submitted a traf�ic report Lhat indicates that the projected volume for Street "A" is g.reater that 500 � ADT, and therefore, the proposed street width for Street "A" shall be 28 feet wide within a street right-of-way of 44 feet per Section 1�3 . 164 . 030-E oi� the Development Code . 2-B . The app]_icant should provide :Eor thE extension of S[�! Fern Street off-site of the subdivision boundary i�o connect �to STAI Scholls Ferry Road, prior to the recordation of th� final subdivision plat, in accoldance with the following: a . The final design for the street shall be approved �y both the C.ity o.f Tigard and Washington County, b. Adequate right-of-way shall be cledicated to the Public in a form acceptab]_e to the City En.gineer. � , , c. The construction assurance is sa�isf�ctory to bo�:h t3�� City and �:lze Coun�:y. , � � I I il'I II� I � r � a � I � � � � W! � �� � � � �J Bi �. • �,�ENDe� I°f�ll�9 .�,,,�.�, ����R� 1°�IE ��lf�Rl�N� ��F�I�i5S0�P� �O� T�� �B�'Y �DF Tl�,4,R�, O�EG�Fd ���ardo�� �a� �pp��c��6�nr� �y �i+���� ���ifo� ST"m�F� �t�F�R�' ��v�i���er�t f�r a 1�7 lot 5�ab���roso�� �v�r ��e69 ��J� �4���3 a�r�� l�c�t�r� �.t taa ��ae� �e�r�h �,rad vm��st �f ��e �ii�l�h�r� �13� 9A��C�AU5 ������ and �r, �h� �a�� �f th� �e�n���ill� ���er�� 5�� ����0� Ea��ar�ent. V.�t� ��-0��� Zt�F� �34�0�1� 00 ��JI�AA�e��1' �� T9�� RE��.1�5�f ���; Subdivisios� 9��C1003/Pl,�n��d L��v�lcap��nt �t�vo�v�r 94s0��5/��e�set�ve Las�cls R�v�ew 94-Q�J(�7/Z..one Ch�ng� 9��(11�1�/'�'a��ianc� ��-OU12 � ��AA�itYa �'h� �pplic�r�t r�q��sts 5�abdiv'ssiar� ap�r�sv�i ts� �ivid� fow� pa�r�e�s �car�sistin� a�a�praxi�at�iy�a1.61 aGr�s ir�to c�s��.�i�und�ed �c�c8 sev�n la�s ra��a���; ir� s6�� fr�m 6,.0�0 9C;1lr�f� ��EC tO ��,�t�C3 sc�uara f���. T�,� a�plic�rat alsc� p��rpns�s t�a d�dicat� �a�� ��t�� d�tentic�rl ar�d qt�aiity �e�r�ds �.rvd �n� �,p�r� ����� xr�� :c� I thta �ity �� °i's�ard. ,����..a CA1�l�" ��I /d���i��3a �'s�r�� P��ifi� �evel�p:��r�t ', P.�. E�ox 1754 ' La�;� C�svvegc�, G?�. 970�5 '' Q�/�I�R C��r�er�� Luker ' 14285 S'�V �ern Stre�t Tigard, UR 970�5 �C�I�IP�tE�9�l��l�E PL.�,�J �3E51�i�ATI�:}}f�: lvlediur�n l�e�sity�.�sic��ntia! (6-12 u�+its per acr�) � � �C9(��f�C.� DESl��1�T1��: Resid�ntiai, 7 uriits {�er a�r� (R-7 f'�) � � � L�'?C�7iL�h10 �a�t of the Bonn�vili� Pov�rer tid�nir�istration/Portla�nd G�r��rai El��tric � Easern�r�� (VUCTM 2.Si �, f�x 1ot �00, 2510��3�, tax 9r�� �A�C30, 2�10�C��, taY �c�� 17a�, Tr��� � F �iilshir� Est�t�s) t� � "� �P�'LiCAdL� �'�/: Commur�ity Develaprrier�l CQde �F7apters 1�,�2, �8.52, 18.80, 18.8�, 18.88, 1�.9�, 18.�2, 1 F3.100, 18.102, 18.108 ar�d 18.� 14, 18.120, 1$.13�, 18.13b, i�.1�4, 1 F3.150, 18.160, 18.7 C�. , :� Sl'�FF RECC3�IV'a�l��AT94�Rl: ��ntinua�ce #� �@law gh� PBanning Cc�mr�aissican ko r�v��var ��coo�mend� �h�n�eso � !9� FIIdDIf�lGS N��(�UT 51TE �fND �U�ROIJIVDBfV�S A. Sste �ize and sha��: Th�e five subj�c;t pare�ls �ot�i ap�eoxirr�ately 61.61 acr�so 7{��ar�as �outh of SVV Fern Street compris� tf�e ►�aja�rity of the site. The ar�alicant has alsa irac:lud�d a i rectar��uiar �.6 acre parcel to the ¢�arth af SW Fern S�r��t as a p�r� oP t�is s�abdi�ri�ion. ' � �. 5ite ioca�ic�r�; The� site comp�-isps ar�as s�uth and nc�rih of 5W Fern Street easc of �he 6onne�ill� � Povv�� Eas�ment and vvest �f the opera r�vin� ar�a �clj�ic�ir�� the Hillshire Est�tes I suk�div��ion. C;. ��istin uses and structa�res: '�'h� s�kaj��t ��re�l is va�ar�t, �"h� �pplg�ant re��ratly r�p�r�t�� � lo��s�� oper�tsor� of st�e�iy si�pi�� arPas aiar,g th� rid��ian� fih�o«g{•a apprc�vals ����ted �e�hale the prop�rty a�vas in 'W,ashin�t�n �Cot�r�ty. Ivluch of tP�� site is ste�ply s��ping alon� either Q� this rida� area south of SV�/ f�ern Str�eto � rox.imatePy 70 ofi the prapa�ed �id� � I�p 1 a7 P�ts ar� shov�n alon� �ith�r side aF thi� ridg�. l�9uch s�f the site's slopir�g area is covered vvith � variety of tr�es. Tl�e 4.6 �cre rectan�u iar �r�� s7o�-th of 5V"t/ �=err� Str�et is vaeant. D. �urrounciin�. zoninQ and lanc� us�s: � Tne s�abject proper�i�s were recer�tly anr�exec� to th�City through ��iir�c2 a�pli�:aCian with the Boun�ar�� �:ornrrsissian. The ann�x�tion beca�e fir�al on �lcsv�rnb�r 11, 7 99�. 7he surroundin� properti�s ta the east, south and no�h ar� zoned for singl� � � family resid��tial d�velopr�er�c �rirr�arily at a d�nsiry �f s�ven units an acr�. Tn �he south of the prap�r�y is the �!il6sh�re Est�tes subdivision. '�a the ne�rth are ar�as �r�sently b�in� d�velaped with single family r�omes. �ue to their size severaf parc�ls and the existin� zoning, adjoer�in� praperci�s ��nay b� the sui�ject of fu�w•e partitiUn or �ubdivision a�aplications. �IB. A,P��.6���L� Ai�PR�'��� S�'A�I�,�.��?S A. Comm�snity Develoqrnent Code�: CJevelopment Standards: Sectinr+ 18.62.QS0 contains s�and�rds ac�r tlie R-7 �or�e. ��tiFF� t�EF'�RT - SU� 94-�003/�Da 94�O�a6 - I-1lLL��iIRE V�/��D� PA�E � f � � Single-farr�ily �lecach�d resid�nti�i �raits ac� a perrrtii�t�d �s� in th� �c�n�, �r�d musg • cr�mply rnrith eh� f�sllo�ir�� dim�r��siona6 e�quir�rn��ts: �'snirr�u�n dot siz� S,Of�Q ��u��� f����ar�it �r+e�a�� Ic�t v�idth �Q fe�� ��dnt s�tb�ck 1 S fe�t G��•��� ��tkaack 2p ���t Ir�t�remr �odeyard s�tb��k 5 f��1t ��+rn�r sid�yae�d secbac�k 10 f�et ���r setbac:k 15 fe�t M�axira�um b�il�i�� h�i�ht 35 f��t �°f�� pr�p�ased su��ds�i�i�aa� cmm�ii�� vvith th� u5� �t�r�dards c�f�h� R-� zcar�ir�g distri�t �C°od� S��tic�rl i�.52) thr����► th� bt�Alt�i�t� p�rmit p��� �ha���t ��vi�w �t'���s5. °�h� �r��c�5�d laats r�n�� ir� ssz� b�tv�>e�� 6,0�1� �� to 21,9c�6 sq�a�r� f��e �xe���lir�� th� ', 5,Ot�� sc���r� fo�r� �inirsa�rr� 4f �he R�� ��s�ers� r�i�fird�t, , ��3"!S9 e ���tE�ac� 1�.92.(��C1 ccant�iras s���c��.rds �or den�et�, �'�� rieJm,ber of dw�l(in� I �no�s ���mi�t�d is basec! o� th� r�et r��vei���+�nt are�, �x�Eud�n� s�nsi�iv� lan� ar�as I �r�� l��i� d�dicat�d for pa�bpi� rc��ds �rr p�r9c5, car�c�r priv�t� r��d�r�y�e This land ar�a I is t{�a�� divar��d by th� rn6r�i��a� ��r��l �a:�� p�ra�i�t�� �ay ��� ��r�i�:� d'ost�i� �o I d�t�rrr�ie�� �h� s��amb�r c�� f�ts wh'sch r��y b� cr�at�d t�� a si��. Th� net d�velcap�k�le �r�a �f th� sit�, a�ter d�duLtiar� �f 2n% c�f the gr�ss �rea fr�r ` ��blic r��ht-�afmu�ay �c�d ste�p sl�pe �r��s ir� �xc�ss of 2�% �9��r� ��a� are�s left �s drain��evvays. Th� site �s �ppr�ax�m�t�ly� 26.�� acr�so �a��n � �i�imum �af �,t�00 squar� f�et per I�� in th� R-7 xc�i7ing c➢es�ri�"c, �i�li5 SI�� �t�It�S �i'1 �3��,?t`16"�fJ!"YIg� ��8• a�p tc� 2.3�F ��t du���iir�� �a-�it�. �u�; tc� tc�pr��r��a�a� �c�e�s����r�ts �h� ���p6i���t k�r�s �rr���s�c� � �07 l�a�� whici� as l�ss fih�� the m�ximc�rn p�r�tstY�c� an thi5 sit�. i'h�s �i�velnprr��r�t co�cepz rec4uc�s thE r��eci f�r I�irg� �re�� of h'slisid� �r�da�r� ����h v�c��ld k�� expect�d tea req�ire ext�r�sive erosi�� co�tra� �nd �re�: r��c�v�i. Si�bdivision_desi�r�: S�ctiar� 1�.�6Q.060(A) �ar�tains sta�ciards for subdivisio� o� � p�rce�ls inf� fr�Ur or m�r� lo�s. Tc� b� �p�as•ov�c�, a pr�9ir°r�ir�a�� ��at m�cst �a¢��I� vvith the f�lle�wing �riteri�� � 1 , �'he pr��os�l must co��ply with th� Csty's Carnp�eh�ensive �i�r�, th� � apPlicabl� z�ar�in� carc4���nc;� ar�d c�ch�r a�p�ic�k�l� ord'onar��:�� and re��a(atio�s; Th� propos�d subdi�,risior� ccsm�id�s �ith th� � C�om�ar�hen�iv� Pl�.n �i�p°s Nl�diu� Q�r�s(ty ��sid�r�tial ��p�rt�r�i� °� f�r th� sifi� �s v�rell a5 tivith the �p�Eic�b�� ��Ipcie�, the re�ul�tic�ns of � c� th� R-� �on�, and athc�r applicabl� c�rd'sr��s�c�� �nd r���l�tic�ns �� � revi�vvEd �Is�wh�r� yvithir� this r�p�rte S�TAF� ���'d�RT - SiJ� 4�w�Ui�3lPDR ���4�0�6 - �BlLt��li�� �I���S P,��� � I , i ` I I 2. Th� propos�d plat nam� m�st not b��duplicative and rnusY other�wise I s��is�y th� provi�io�s c�E lJRS C{�apCeP 92; The propnsed name af �h� 5uk�divi�i�►n, '°�9ib�shire �Vc�ads", i� r�c�t duplacativ� of any other pfat record�d �r� Vi/ashin�t�n ��u��y. 3. Scr�ets ar+d roads �roust b� las� csu� �� as go co���rrr� ta the plats of s�ai�div9soons ��d m�ps of pa�t�tic�ns or sa�bdi�sisions a9�eady app�rovec� for adj�air�i�� praperty as tr� wi��h, g�r��r�l dir�ctior� and in al! ather r�s����s unl��s the City det�rrr�ir�es it l� in xhe pe�blic inc�r�st tc� mc�dify th� str�ec ar rc�ad pa�t�rn; The st���ts hav� Pa�en �ligr��d sca as to i ���form �vith Yh� plats Af �dj�ir�i�� �r��s. Yh� s�bdivisior� �s I pre�p�ro��d.daes rao� prc,vi�ie ior s�ffa�ier�t fut�r� �o�an�cti�ns tca ��isti�i� � or pro�o�ed s�r��ts in th� ar�a. � ��ccia� 3�.164.040 address�5 blo�k design as�d discaurag�s blo�k i�a�gt�s� in �xc�ss o� �800 f�et. 9t os re��m�ea�d� that an ac�ciition�B str�et cara���i�+n b� provided ir� the Lrt 37 �0 39 area to serve fut�re d�:.v�i�pm�r�� o� �r�as ts� th� w�ste It is a.ls�a recr�rr�rr�end�d thaat s�re�ts nar�h �af SI�V ��rn Stre�:� �e re�is�d t� pr�vid� for � f�tur@ r�aiignrner�t �f SV�/ F�rn Stre�t ct� Su+/ ��hcall� F�rry �Za�d arrd prs�vid� ira�pr�v��l corar��ct°:�ity t� areas tia ti��uvest a�f th� L��� �2 thresu�;h �Q. �5 Y�ViS�'� 2h�5 d�veio�ment �rvvilf f�cili��t� $uctare coryne�tivi�r of s�r��ts in �r�� du� �o �h� �aravisic�n of 9a�i��! cnnnecti�r�� t� adjoinir�g prop�rties. Thes� �or�ne�tia�s wifl r�du�� the �i�ack l�ngth c�f t�e area whi�h inciuei�� �.c��� 1 �h����h 4�1 as��i 7� throu�h 1�7. 5ectic�r� �8.1 G4.O�t� als� rPquires that wller� bl�ck 6�r�g�hs are in �xce�s �f 6(�{� fe�Y Chat pedes�riar� ��th� �nd c�r �afic�wv�ys k�� prc�vided � wh�r� st��p sitc� ta�aography (irrrits st�°�et ce�nne��ions irr the a����a. it i� � reco►�mended th�t the app(icant pr�vid� a�n alignment study in t�-�e adjoinis�� Tract� A,C and E area� ar�d fihat th� applecant �ortstr•ucY � ���clestrian paths and or bik�vvays v�rh�r� ap@a�apriat�. �. An �xplanation has '�een provid�d fc�r•al� ccarnmc�ra irnproo��m�nts; The applicas�t has pr�vided an explanation f�or �!i cornmc�n improv�m�nts inclu�din� �h� provision far p�3bi�� s�rvices �ueh as s�wer, wat�r, drai�age anc{ s�reet improv�m�nts. �'he applicant has proposed to construc� a r�ew �ight inch li�e fiQ c�nne�t with th� line in SW Wind��ng �ourt crossin� SV�/ Fern Str�e� within �he �djoining C��stle ��f'sl! Suk�divisss�rr. Stc�rrn ��rat�r rur�-off will be c�ollect�ci in a pu�l�c stoi°m drainage sys�em and ciirected ta a p9ablic Ur�-site storm water j qualety and detent6on ponds sFiowr� as �'ra�ts �, L�, E and G. �one Chan��: Sectian 1�.22.030 allo�vs th� Flanni��rg Commissian to r�view Q�aasi- STAFF REPQFZT � SUEi 94•�0l�03/PDR 9�-OOOfv � HlLLS�IiTt� MJrJ��5 �'R:�E 4 . I �udieial �mne C�ha�c�ge app�Bi��tic�ns whi�h dca naq involve c�ncurr�r�t Cnmpr�h�r�sive �I , E'ian Mi�p A,rv��e�dm�nts. i'h� �Jrb�� PBanni��.�r�a Agre�rner�t b�t����ra th� City and � Was�ingtc�� �aunty P�q�ires ch�t when a� ar�a has b�en aa�nexed Co the�ity that the. a xr�nin� c��so��atinn b� appli� which �ost ci�s�ly appr�xirnates �he �ounry plan and zc���desi�n�tiore for � peri�c� a�f one��ar. Th� s�bject pro��cties were r�c�n�ly ann��ed tr� the City tl�r�ugh � �i6r�ct applica�i�� with th� Boundary �omrnissior�. ?'h� an�ex�tior� b�cam� final ar� Nov�mber 1�, �994. �°h� surrc►��adir�g prop�rties go the east, s�aath a�d narth pr�s�ntly verithin th� �i�y of 7ig�rd �r� zon�d foe sing9e f�rnily r�sidential develogament�t�der�sity of up to sev�n uni�s p�r a�r�. T�e applicant has r�qiJ�st�d an �-7(P�) desi�e�atio� fQr th� �ubje��. properties whi�lv �s th��ity'S Cl�s�at�pprc5xst't'a�t�xs�►�it�g de�i��tdfii�t� 40�I��C:c>u�ty's ��trren� R-6 d�si�nati�sn. i l'n� applicara� h�s na� �°�quested a �:omprehei�sive P!�¢� fvia� Amendm�rst in cr�njun�tion e�vFth ih�is prc��os�l. It is r���mm��d�ef that the P9at�r�ir�� �eamrnissiean conginu� the r�vi�w of ah�5 ��a�8ica�ian t� alsn an�arpor�t� � map �mer��rnen� ap�pl�cat€�ra i�tc�Cl�e recorr�er�er�d�Yiorr �he Pias��ing Co�rraissivr� wouBd f�rwar�9 tv tF�e �ity �ouncil. Acr.�ss, E,_gress, �Circufati�n: S�ctiar� �$.1��.Q7L� cc�ntains st�r�dard� far r��ider�ti�l vel�ieular a���s�. � r�sa���rum c�f � 32 fe�o� pav�d sgre�t, S�D f(5�� ��Ct�i�I fi�het�a���y �re�dt� is �e�A.�is•�d tc� ��r�r� � r�sirl���ia! a�abr��vi�ia�� ar� �xc�ss �ix d�r�!lin��. Sectfor�i 13.1�� �nd Sectic�� 18.164.(�6(�(�) (Lot �rc�nt�ge) Afi iots arP �rr�avided �rviY.h �.� {e�.st 25 f��� �f ps�bfi� §tr��t fror�fia�E a� r�q�ir�d by S�eti�a� 1&3.�6�. Sensitiv� Lands Revievv: Pc�rtimn� of th� sit� e����� 25% in slca�i�. .��ctic�r� 1�.84.1?40(�3� r�q�.air�es r�v9�w caf d�veiapm��t vvithin �t��p s6c�p� �re�s. l°o be �pprc�v�c� far d�r�el�apr��r�t �rvit�in th�5� ar��� a ��a��c��arr��r�t €��ast �c��p��r vydth �h� fallowring criteria: 1 . �'he �xtent �ir�cf r�atu�� og the propms�d 6and ��rm alter��ic�n or � I deveiopm�nt wili not �r�ate sit� disturb�nces ta a� �xt�nt �r�at�r than Y�1afi r�quireci f�r ttt� �ase; T'he a�p{i��nt h�s no� prr���ased tc� d�v�lop v�✓ithin the steep �lop� �re�s af th� sit�. Th� ���a8i��nt's propc�sal rr�i��imi��� t�c� r���� fc�r gr�cling as'od disrt�ptioii t�Y hiE(si�ae�. 2. The prapos�d d���la}�ment �nri19 rrc�t r�sa�lt ao� err�iar�, 5YI"�3111 s�di�cncatio�, �round inst�bili�y, c�r �th�r �c��c�s� sit� �r�-��t� or aff- sit� effects c+� h�zz�.rds t� life or �rop�e�; �as�� r�� t�� 9a�a�ir�r� a�t�� propas�d d�veic�pment �ites ar�d th� clesign �f pubiic f��i6iti�s, the su�c�ivisi�n is ryofi expect�d t� creat� a�v�rs� on se�e car aff sbt� 'sr�p�ct� as revis�� by tne re��m�ie�ci�r� ����ditions +of ap�rc�val. S°r�FF �t�Pt�RT a SlJ�3 94-Q�03/PI�R 94-OU6�» � t-�lOLI.SF�tRE 9Ni��C)S P�!�� 5 �e �°h��tru�t�r`a ar� ���r�prg�?p@y sit�d �r�� d��i�r��d �c� �n��r���r�ctur�l stabeloty a�d pr�ap�r dr�ina�e t�f th� f�ur�dation a�d cwav�rl spa��e �r��s far dev�laper��r�t with �r�y a� rl�a� faliaor�in� s�oi9 c�ndo�ior�s: vv�t/tii�h �v�ter t�blep hi�h shs�sn� w�ll c����ae6ity; ���pressabB�lr�r��nic; a�d s��flc�� d�p�h tca b�dre��ko Q�C�Il5� t�'4� 549�Jd�!!/lS9t)61 �3d�iB� e�+E�I�S 1:hE.' cr���ior� e�f buiidin�set�s wit�iin ��.��ssiv�iy sie�p s6�pe ar�as, th�soil� �o�e�iqic�r�s listied �vs�hin �his crik�rs� ar� nrat ��ep��:tt�d t� sig�ifica�t6y 6m�aa�t th� subdl�✓i�i�r� as ��si�«�d. 4. lNh�r� n�t��ra.i v���a���ican h�� b��n r�r�c�v�d d�e t� lar�d �orm �lt�:s�t6os� e�r d���lc�pm�s��P �h� ar�as r�ot cr�v�red bg� str��t�ar�� �r ' is-�p�rrrio�s sa��r�c�s wr�$! �� replarated to pr�ve�t�rc�si�an ia� a��m�danc� I, t�riYh ���}�t�r ��.10�9, L�ndseap��� �n� ��r����ng; ����use th� �ubdivisia�r� pi�n avoids t�e cr��tiQrr �aF b�i{dih��ie�s v�i�h9n �xc:essively steep �lo�� areas, extensi�re s�rasion ���t�c�E rn�as�ares ar� r�r�t�xn�eted ��a b� ne��ssary. F?l�r�n�����✓��o�m�nt: 5��tis�r� 1II.�b� �r�vic��� for th� ��ts�r� fc�� �n �ppli��►�t tc� creat� � rr�or� ��ic:i��t�, eco�i�mi�ally vi�bl� d�v�ls�po��r�t vv��ch pr�s�rrres roatur�� iand f�at�r�s vvh�l� ianpl�m���ir�� �@�� �6�nsi� r�r�g� p�°ovided thr�u�� the �ampr�h�ns��� P{��. This �ype cat�ubdiwisi�� �,�srrr�ally ��rmats high�� d�r�s�ty �han vvouid be �aa�si6al� �av�r� �h� m°scai�aarr� !�t �ex� r�c��airem�rt� f�c� th� ���ira� d���r�ct. D��t� �9���to���raphic���t�re��f thi� si��th��ppii���� ��s �as��apc�s�d ta cc�rsc��fic�te th� r�sid�ri�i�I d�v�9��m�nt c�en�i'ry w"s�hsr� th� �latter ar�a� �� the sit� tc, �en��eze th� ��r����t c�f tr�� r�s��v�l, �ol9�i�i��r�cJir�� ar�d �ress'sc�r� ��s��r�! me��a,�r�� s�����s�r�< ( tc� devei�p the pr�p�o°ty. � �P°ree i��rno�vai: See�ion 1�.1 SD.CD20(E) r�q�.�ires a perrn�t f�c� r�e����ai af �r��s havi�g 4 �1. $PLlfl� �a!?L lflf'f'1�5 C?3° (11QfL ICl Cllc�!'1"iE;C�@• r���sur�c� fa��r f��t ��av� th� gsc���id l�v�d. A pae�rmit fcar tre� remav�l m�sfi com�aly dvifih the �r�lf��vi�� �rit�rea a� speci�i�d i� 5ectia�� 1�.15(�.030(�): l 1 . �'{�� tre�s �re di�eased, �?�'E:S�n� � f�df'I�e 6� tc� prop�rty, c�r inter€�re �rith utility servi�� or traffi� s�tf�ty; 2. Th� tr��� �av� tQ b� r�r�ir�ded te� �c�nstr�ue� prop�s�ci irr�pr�r��m�r�gs c�r � �o otherwise utiliz� th�e applic�nt's properfiy ir� a rea�on��l� mariner; � � � 3. Th� tr��s are nUt rae�d�d to prevent erc�si�r, inst�bility, c�r d�ain��� � �rob l errtS; � � �. 1"he tre�s are not needed to protect nearby trees as windkareaks or as � a de�irak�l� �aianc� ��tw�e� shade and open space; al"AFF (�EP�'J6tT � �U� 9�-ad03/PDR 9�4-Oa06 - Hi�LSHI�E WO��S P��E 6 _ _ - - -----, , 5. �'h�: �e�th�cic ch�r��Y�r in the �r�� wi�3 r�ot be vi��salBy �dv�rs�iy , af��cted by th� tree r��rac�vali and , �. N�w v���t��ior� planYPd k�y the app�fecac�t, 6� ar�y, v�ili r��6��� �he a��th�tic v�lu� c�f tre�s tc� b� c��< 5e�ian 1�.15� r��e��r�s t�at th�r�urnb�r�f�r��s �v�r�ix anches is� ciiar��p�r th�t v�ril! �ae r�rnc�y�c�d�ri��ce�r�s�r�a�iart �� a�ie�irra�iz�d. The prc�pos�d ��nstr�a�tior� o�str���s, �ti���i��, ar�d r��i+��r�ces a� vv�18 as r�latec� �r�dbn� �rs�9 r��yu�r� th� re��v�l raf te�es r�r� t������. A,detafl�d tree su��y p9�r� e�ras ra�t s�brriitted �s part o�this �ppE':��ti�orr. �a��c� �n � r�ca��nais�n�� a�f �h� si�e the prc���bl� b�b�den� pad ioc�tima�s a�� n�� �;���ct�d t� r�quir� ��t�r��iv� �r�� ��rra�v��. It "s� r���amm�r��d�d that pri�r ics ��� issuan�� �� � tr�� rer��v�@ p��rriit, �h� �pp6i��n� s�s�ll �peci�y the tr��� b�ing r��u��t�� for rers��v��� ��i�t� ra: �) pub�ic imprev�rr��o�ts �rod b) dndivid�a�0 I�t pr���r�at��n. �,�r��t �r�� �Jtilz� 9�s„�r�v�rn�nts: �'h� elesi�n �f Yhis s�bdiva�oo� 6s ��€�sister�t �vvi�h t���� r�q�ires°��r��s dr�� �� th� fc�llc,tiv�n�� ���tic�r� 1�.16�6 ��r�t�i�� s�ar�das�ds f�r str��ts arad �tiliti�s s�rw�ra� � s�k�do��sia�r�: �. 5ec�i�e� 1&.��4.t330(�a) r�q�aif•�� �t�•��f� wi�h�n �r�d �djc�oriir�� � d�v�i�prt7�nt to be d�ciie:�Yed �r�d i�prcav�d ���e� �n �h����s�Ef��a�e�a� a� th� ��r��t. °��h� ap�E��a�� �rigl h�s �f��red t� c��dic�t� acic�atia�a! a�i�h�-o�-�n+�y t� t�s� p�blic �lar�� th� Sl�R/ ��r� Street �� wi�(! �s prover�e �� mr�t�r��I syst�m c��' str�et� c��si�n�d �z� s�rv� t6�� s�sb�Rivi���g� �rr� �rca�✓id� cc�r�rz��teuity t� approvk�d f�ture dew�icapr�en� �i�hir� th� �ii�lshir� ����t�s 5ubdivisie�n �xs �rel! �s �xp��ct�d ��veie�p��r�t a�a �.�{�C➢9�90t1� (�i'��£'Y'$1�SP �� ��at�d �vi�d-B�� ���� Cn�sr���r�r�� i��p�rt»ent fi6idin�s c�ra stre�ts. 2. S��ticar� 1�.164.C�30�E) �equir�s � Ic��a1 stre�t to ha��� a minimca�-n 5d�36 i�c�� a�f ri�ht-�f�w�y a�� 3? tp 24� fe�t c�� p���d ri�ht-c��-��y b��rv��r� th� cur�:s and sic�evyalks. The ��aplic�n� h�s �r���sed loc�! stree�s an �on�'c�rrr��nc� wiYh th� desi�n r���aireni�rlYs af�h� �ev�f�pm�t�� Code and vvi�h th� d�sQggi of (o�al s�r�ets v�ithin �butting subdi�risi�ns. � 3. ��ct��� 1�.164.Q60�ra�hiE�its ia�d�pih fr�rri ��sn�mar�t��mn �.S times � th� y���ridth ��-�d requir�� th�t la�s E�a�av� �t leas� 25 fe�t of fr�nt��e �ra �„ �.11lk3llC �C �DP'iy31�E? 5$f@L'YS, c�th�r th�r� �n al1e�+. �'h� prr��o�e�i lcats �r� �' ea�h I�ss th�� �4�� 2.5 t� 1 maxirnum fot d��tt��tc��4vi�th r�.�ica. ���h (�t � to b� devele�ped a� th�� �irr�e wilf abut upon a sYreet f�ar at l��st �� f��t. � � 4�. S�ctic�n 7 8.16�.07U requires side�nraiks adj�i�air�g alE r�sid�n�ia! str����. Th� ��plic�nt has ag�eed to bond far and coristr��f ao€ n�c�$sary 5�'AFF i������' - SlJ�3 �3�d04�t�3/P�'9R 9��OQ�O�s a F�ILLSHl6�E WC3�0[)� ���E 7 i � � I sideUa�9ks ��rvir�� gFis subd6visina�. 6or�ding is �Iso requir��# Ppr �I�� pBac�m�r�t saf str�et tr�e�sa 5. 5e�tson 18.1640��0 r�c��i��s �an6t�ry ��vv�r s�rvice. Th� applicant has �� a��eed to provid� s�nis��y s��v�� to this c�e��lapm�nt by construetin� � �ev�r main �h�fi w611 �:t�n��ct to the existi�g public s�nigary s�w�r line lo�a�c� �n S0�/ Mistl�Yc�� Str��t. f6. 5e�tic�n 1�.16�.�OC�req�i����r��qu�t�r�re�vi�io�s f�s�storr�n vvat�r rur�e��f I �nd d�di��tior� �� eas�m�nts �a�r st�ar�n drair�a�� f�C9�!$1�5e �'h� I ap�a{a��r�� h�� ��re�d ��s �o@l�ct th� �g�rm vv�r�r in a r��w und���round syst�rr� �nd ee�r�r�ect ts� Y�� �xisti�� st�rm ;��v��r �yst�rr� 9r��a��d in SVif 9=ern 5tr��t. Vardar���: The ap�licar�t has request�d � varianc� fc� th� st��et slc�p� r�q�air�r��refs df 5�ctic,a� 1�.�6�.f730(fv1}(�). T�115 5f"Ct!<?Pl Sgd��S �I1il$ ICSC�I StP��?�S �SUG�i �S�li�C�tlE"A" , , r�ay/ nat �xc��d � sic�p� �f 12 �z�r��nt fc�r � icn�h ����t�r ti'�an �5a fe��a r�� ps�a�c�s�d th� ap�Eicar�t has sh��r� a �tr�eg slc�p�s for � pc�rti�n «f Aw���� "A�° �n I � �;«�ss of a 1�p/4 �r�de �or approxi�a��t�ly 1,OOt� f��t, 1°h��y�pli�ar�t�rQp�as�� t� �r�d� I tiie str��t so as �� rr�a�s�ta9r� � str�et slope I�ss gh�n 1�.9% far this �nkir� s���ian of 5td•eet. 5e�;�i�n �a.y�C�.7�0��)prQ�id�s Yh�t a r�q�����e�r�v�ria��c�sh�i9 }�� r�v��w�C! a�ccarc�ing tra th� f�ll�win� fis�clin�sa 1 . Th�re a�•� specia� circumstances or cor�di�i�ns ��fecti�� th� r �r�perty whi�h� �re u��s�,ai �r�d p�c�li�� r,o tih� la�,� as ��r���r��d tn oth�r la�cls simil�riy situat�d; �"h� si2e is ir�p��t�� by �p�ce�6 circurrrstar7c�:� r�r �;�ndiCior�s whsel� 9cr�it �a�t�r7t��8 p�i�t� caf ����s� t� g�� sit�. '�°��� prUp�rty dirr�c�9y ��js�i�� �l�� !�alls4�ir� �st�c�s dev�l�prn�nt to xhe �a�� and c� Y{�e �c��a�h v�hiGh Pi�-nits fih� �bi9ity ta provi�e acc�ss t�rr�u�h ��t�r�l�c�v� d��6�ns, �ea�tir�u�tic�r� �F ��a� lnc:��! street ta the north provides �onn��tiviYy to �h��ireu7ati�n syst�s�� w�til� requirino t�e minii�rurv� Variance fram the �2% slt�p� r�s8�°i�,:tiQn �ossible �9ve� the t�rrain o� th� site. 2. �'h� variar�ce is necess�ry foe p�A�er d��i�n or �ur��:ti�n �f th� subdiuisic�n; The variar7�� is necess�ry for pra�er r���y�r� e�F the subdivisian becaus� i� �rc�vides a stre�t es�r�r��ccion t� allr�vv ��fc�i�r�Y a.ccess to future dev�lapment �iv�en ��istin� �tr��� �ii�r�rr��nt� it� ¢h� vicinity. Failure ta provide stre�t con��ctic�r�s wcauid pla�� ad�itic�r�a) traffic ar� ae�joinin� stre��s. 3�. The gra�ting oF th� v�rianc� v�if! nc�t k�e d�trim�nta) to Yhe ���ali� health, safety, and welfar� nr �njuria�os to t�e ri�hty �f own�rs �g ��rcperty; anci Th� varianc� will n�� �r� de�trirnen�a6 �o tih� pubiic, ST.�FF �EPf��T � �UE �+�-OQ��/PD�Z 9�-0006 � 6-�ILI.SHIRE V�/C�Cad�S P��� � heal�h, safety, �nd w�lf�re ar irajurie�u�to th� ri�hts of property or�n�rs . in the area. C��e Yo �h� iimited I�n�th af c6�e str�e� �b�ve t�� 12% . � slop� sta�d�rd, th� desogr� p�rB�9ts rsc�rrn�! us�. 1'h� Engine�rin� I�ep��rn�n°� ��� �ir� f�arsha9l hav� appr�ved af the stre�t d�sig� b�c:��s� the por�ic�r� af th� stre�R �ith �igh�� �Icap�s is a�lso sht�rt �e�aa��h tc� provad� ad�qu�t� �en�r��ncy v�hs�i� acc�ss. .4. �'h� v�rianc� is e�ec�ssary fo€• �{�e preservation and �nj�yr��r�C �f a su�stantiaB proper�y ri�ht b�ca���o��� e�traordic��.�y harc�ship whi�6� �auid ��sult fror� strict c�orr�pliance with t�e r�gul�tior�s �f thi� ti�i�; Strict �ompli�nc� with th� s�r�et slop� crsYeria f�r th� site wc��l�6 ��sul� d� an �xt���rd'en�a-� h�a°dsh6p du� �� the e�cis�ir�g ���c�gr�phy o� �h� ar��. Th� topc���aph�c c�ns�ralnts �at9�in th� ��°�� IBfYifC� eli�bl�.° �It�S'�ld�lV� S$t�E°.k �EI�SiY3'l�flt5 S�'PV9P1�,; t�ll� Si��. �e�l�r Ac��ss: ���tior� �8.5�3.040(�)��) COB'll'�4f'1� solar ��c�ss gY�P1C�e�PCIS fc�r n��v r�aid�r��i�l d��ei�ps��nt. A {�t �eets the k��si� solar acce�s Ic�t st�r�daed if i� has � n�rYh,-s���ch c�irmensiarr of �0 fe�t or rr�or� a�ci has a front Ic�t (ir�e tha� i� c�rier�ted within 3t� rle�r�es �F � tr�a� east-vN�st axi�. � subdivi�ie�r� Gompiies vviti� the basic r�qubi•ern�nt if ��% vr r�c�o°� c�f the ne`rvvly cre�t�r� pa��els �e�t this s��nd�r�d. �lt�rr�a�sv+ely, �r� �ppli��nt c�� ra�eet th� �ity's Sc�lar Ac���s 5t�r�darr�s by ����lyin� ' �ith th� �r�atect�d Sc�i�i� ��+ildi¢�� !_is�e `Jgati�� ar �h� i'�rfcarmanc� �ptinr?. �n�r�� � effi�i��cy is��sure�9 thr�u�h�h� l�c�tior� s�f t4�� r�sgd�n�ce v�✓ith suffi�ic�n��olar a�c�ss '� �r �hr���h t�i� de�i�ri ca�f t�� h�rn�s v�+hs�h an�car��aP�t�s �nrir�dc��nr gl�z�n� vvi4h snlar I, �rieri�ati�a�. Ar� apqadi�ant can reqi�e�t �r ex�e�ti�n to the so6ar �c��s� �t�nd�rd� I k��s�d r�r� th� fvilorn�os�� deuelopment car�strairrts: 5ite topo��e�aphy in �,c��ss c�� � �0 �5�'C�C'i'it 5�tJ�7�� S�la.�(�f? �f4t`i'i �'X1a�(C5� t3P1-s8�t' Q6' C)�58.2� �F���'�c�.�6QP7 �°'�..� S�Pt.1CCLl�'eS, I si�nifiic�nt �atural ���t�ares, Pxi�z6r�� stree� �ubli� ea�ernen� pat�erns, i�p��ts �a � density, ccast or am�r�iti�s of the pra�j��t �hi�h �dds fiv� p�r��nt or r��r� to the cost � ca€ eaeh lac. � I As prap���c� 18 of the 10� lots cc�rt�ply witl� the basi� s�ilar �cc�ss recg�irer�a�nts �s � specifier3 in C�de�e�ti�n 18�.�8.0���0 � 1 vart�i�h rPquii°es xhat 8�°fa c►��h�ic�ts �:r��atec� thr�u�h �hp �artiiti�n prvvid� � mini�n�am narth-souYh dim�nsion of a� I��s� 90 feet. ,�n �dditio��E 31 l�t� c�r� ��r�ply �v�th th� sc�lar b�aild�n� lin� e�pti�ar�. �'h� �ppii��nt � has st�t�d that an �dd'€tional 58 Ia�s which wo�ld �e�rmaliy be req�ireci to cam,�ly � with soiar a�:c�ssibilizy s�ar��lard5 �r� cca�stra�r�ied �rom n��etin� th� st�nda�ds d�� ta � t�� sit�'s ±opo�rapFsy, exis�in� street �r�d e��vel�apm�nt �atterr�s in th� ar�a, In ac�:c�rdanc� with Sectirar� 11i.�8.O�Q4E� �}�c� {IEt� of the �evefop��r�� Go�� the � �pplicant may provide a s�at�ment vvhich ac�dr�s� th� impact5 tca p�r�j�rt c�st thrca��h � 5trict adher�nce with tihe soi�r accessibility req�ir�rr�ents. It is recamm�nd�d xh�t � mar�y of th� rem�ini�g 58 lots w��ich m�ast cc�r-nply writh sc�l�r acc���ibiiity requirements do s� �hrough tf�� Perfiarrr�ance C3�tiorr �vvhich optir�iz�s th� p�siti�� STA�F C��P�R�" - �lJ� 94-4�OQ3/P[�R 34d0006 - �iILL�4�IR� W�C?�� P�t;� 9 r�F th� r�sider�c� r�r� �ny �iv�n buildio�g sit� ��rd d�signs the major'sky of vvic�ow �ia�in� ���v�rda k�� souchern f�cin� �I�vation. �,.�d c� an e SeGti�n 18.�00 co�t�ins landsc�pin� standards for new de��ic�pmer�t. T�+e i�-7' za�nin� distric� r�q�aires a minim�arro 20% lands��pe ce�v�ra�� far this �i��. �'h� appiic�nt mu�t �9so a:e�m�ly v�ith th� s�and�rds sec f�r�h in Sectior� 1�.1 d0.G35 v�rhich r�quir�s tha� a9l d�v�i�pm�nt �roje��s fr�ntir�� on a publie or pri�v�t� str�et, or a private drive�vay mar� than 100 fieet in 6�n�th pi��t stre�� trees. The ap�li�ant �h�91 be r�quir�c� t� pBar�t s�reet tree� ir� �c�c�rdar�c�vvith the 5tan��rds set farth in S�cti�an 180�00.�3�o The �e�d� r�qu'sr�s th�t stre�t trees 6a� s�aced b�t�+e��r� 2Q to �40 f��t ap�s� d�p��din� rrn fihe si�e cla�sifiea�ior� of the Yre� �t ,� m�tu�ityo �a�h �arce6 v+�ill have dire�t ftor�tag�on a l�a�al str�et, therefor�, str�et tr�es o - ar� required. A ��reet t�ee pl��� was n�t saabrnirced by the applicar�t for r�vievv. it is � re�c�mrn�nded that � stre�t tr�e plan b� provided fvr gh� suk�division and th�t stE�eet tre�s b� �iant�d priar ta th� issuanee of €�c�upar�cy pc�°rr�its f�r �a�h I��. Vis�al �f�ar•ar��e �.reas: 5�cti�+n 1�.102 r�quires that a el�ar vision ar�a �I��I6 be � r��aintain�d �n th��c�rners of all prop�rty adj�.cer�t to intersectin� right-of ways r�r t9-i+e If1ti�Y��..'Cti(Jf9 ��c� �9U��iC StP�.°�'� �PIC� �l �'38'IV��I�.' CIP3VE.aVMr�i�� A visc��! cl��r�.r�c� �r�a is ch� tsb�n�ralar �rea far���d by ��asua°ir�� � �0 far�� di�t�nc� alran� th� stre�� r��ht�taf-w�y and the drive�ay a�d ti�en �o�oiect�s�g thes� tvy� 30 f�o� �istanc� pa���s with � strai�f�t line. A clear visinn a�•��. sh�ll cc�tair� nca v�hici�, hed�e, �fantin�, fence, �val! s�ructurE, si�ns, or terr�porary ar permanenti nbstructio� e�ceesdirog Yhr�e feet in � hei�hte Th� h��i�ht i� me�sured �'ro� th� tcrp of ti�� cur�, �r �vh�r� r�a� curb existis, from the street r,�r�ter line �rad�, exre�� th�C tr��s �xc�edoi�g thi� h�i��it may b� l�cat�c� in this ar�a, prov3der� aii b�anc�7es beP�awv �i�h� ��e� are r���v�d. The Pl�nr�ing an�f Bui(ding Divisea�i wi{I r�view ���ch buiiding ar�d o�her rei�tcd � p�rrnits fGr cc�rr�pfian�c wi7h �etb�ck standarc�s �et gms°th for stru�tur�s v�vet�is°i �lie�i��r visi�an are�. A visual rlearance area for a!i sireet int+�rsectians shai( be thafi tr�ianguiar ar�� 30 feet fram the intersection af tl�e ri�hc-of-way. Pfacemen� of any future pa5sibl� obstr�ctians including $�reec tr�es and s�bdivision identific�tion signs shafi comply with this s�tandard.� Pr��o�ed placer�ent nf sip�s and str�e� trFes shall be revi�wed by the Pla�r�ing [�ivision for compiiance with th�: requirerr�en�s vf S:.�ctican� 18.102 (i/isic�n Cl�aran�e) and 18.1 1� (Sigr��). li/. �7TF1E�. S�'A�� ��R�OMEPJ7� The �ity of Ti�ard EnginEering De�artm�nt ha� reviedv�d t{�� prop�5a! �nd or'f�rs th� following cornments: Findin�s: STAFF REPf�lt3 - S�B 94-0003/PDR 9�-OOd6 - �-iiL�SHl�E �Ji�OLI� PAGE 10 � 1. Stir��tS: ' VN� a�� �o�r�ern�d �bo�at th� i�yc��t�f this subdieaiso�� a�cd it� t�affi� impacgs c�� F��e� �tr�et �nd VVendsc�n� �ourt. �ri�r ta� �pper�o��l, r�visions shd�ld b� r°n�d� �c� ps�ovid� fvr f�stur� �cces� t�s �dja�ir,in� prop�r�i�s an� futar� a�ce�s t� S�ho81� ���ry R��d, �h� praje�t prop�ox�� l� e�a�struct a r��w str���t, "�O�s �v�era�e, tha�t wc�u9d �xtend nc���th�rly �rc�rr� th� �xo�tin� I-iill�h�r� s�b�;i�a6�sans �t S1�! �,istf�r�a� �riv�, �ev�§t�r6y c�f �V�/ �ss�;x �siv�, tea �V�/ F�rn Str���. �'he str�e� �rnuld th�r� �act�nd further tc� ce�rin�c`t v�ith 5V�/ Wir�c�son� �cac�r2 in t�e Castl�h�ll Nn. 1 s�abdivisi�n. °fhe �ppii�c�nt si�ould pr�a�rQd� � tr��fic �ep�rt �� ��rafy fP�� st�e�� vvidths prop�s�d, dV�iiC{1 ��� pe'�dIC1t�L� CDG� ti�l� Vt7IUFTl� OF �St9tT1�2� ��'�fFlt;, tc� �or�ply �ai�h t�� �tre�t star�d�rd� �ad�pt��i iay Ore�inanc� 9�-t)7,. In �d�i��can, t4�� P��J�9°$ 5�Z1UId L�15��95� alt�rn��iv�east/�r�st str��� �o�ir���ivaty rn+hi�h ��s� i� a r�q�asr�m�nt c�f�9�� r�a°der��n�� cite�l. The ��pli�aeit shm�ld �x�min� an alter�a�ti�✓� roa� or �Ii�nrrz�r�� f�r ,��e�� ,�v�c��� for eh� I���th betw�er� S�Jv' F�rn S�reet �nd SVV b�+"inc�s�n� �Co�rt khat ct�uSc� pravid� a F���r��c���r�e�ior� c�i���tiy �� 5°V�/ Schc�lls ��ery F��ad, 6r�st��d �f th� di��ct cor�rae�tic�r� to 51� �in�lsa�n� Ca�art. ��/ 1N�nds�sn� �aa�rt vvas nc�t pr�veca�sly ���s�n�d as � "c�4i�ctor'° tc� th� �pp�r a��as c�f ��ali �tc��ar�t�iri, kaut ��th�r, As � Ir��! �ere�t. This �utur� rcad �xt�nsiar� waui� b� c�ff sit� cs� the pr+�ps���d s�aa�evi�a�s� ��d ��n�ect e�vi�h SVd/ �chadls F�rry Ro�d �t a 9E3 c���r�� ir�t�rs��ti�n. �'�i� ���Id �6lc�wv SW i�/in�lso�� �ourt to cQn����:t Wit�'1 n�" �td'�Pt W1��'1 � ���i-�� IBI��'P'�d.'��10➢1 ��'IC9 �'��� S�"��� walrid cGnd��ct t� "��� �v�n��. °1'h� �r��licar�t 9s presp�sin� th� use of 15"/a grac�� f�ar "A" Av�nu� f�r � I�r��t� �r�ater th�n all�wed by �h�-� n�� r•�guEatiar�s �r�d sho��ld a�it�ir� � v�riar�ce. fn ar�ditior�, t�� �ppfic��icsn 'sncl«cl�� a r����s� i� v�ry �rar�� th� ��s�9� S�cti�s� 18.1 i4�.a�o thaY ��esc�ibes chat �he I�r,��h oF cl�e bdack p�rim�rer v�S,i�h °°s4�s�1i n�t ex��ed ��oa fe�k", but the �lat da�s ��ot indicat� a�y �ccess �ra i r�ct °'E", th� lc�c tn II b� r�sEr�ved for futur� subdivisian. The a�z�lic�nt shc��ald rnad�fy th� stir��t d��igr� tea � � provid� f�r � ft�tur� �tt��a str�et tsa tih� vvest �t �ppr�xb��t�fy Lc�ts 3�d�4a Ti�i� f�a��r•� I � str�et could extend west�rly, acr�ss �r�ct "E" to th� w�:sterly b��n�Ja�� of th� � � P�'���rtY, �Pprnxi►-rsat�ly at the �4�0 co�tc��r, m€dvvay b�tvve�s� th� �xi�tin� ci�r�rh���! �I � power tavvers shr�wn o� tli� pr�limifiary pl�t. ��I � � The overall subdivisior� str��t and pad �r�adin�, that is sh�w� ar� th� pr�lim�n�r�pf��, � wil9 r�q�air�suEast�ntial excav�tinn ar�d fii! th�t sh��ld �emply with �h�p��r ��J �f�h� � Uniform Ba�ilding Cod�. The applieant sl�ould �rr�vie�� � prelirr�i��r�y ���t�c�r�ec�� repart anc! fina! �cansiruction �upervisi�n gradin� r��art by � PI"fa��S56(7i1�I CIVII STAFF �.EP�.3R7 - ��JB 9�-i?U0�/F�R 9�-QQ�6 - �iILLSG-11R� ����5 P��E �'� I �I I ����in��r and �r�gar���r9ng Geolo�isto Th� '°pad" grading shown for Lots 42 chrta 66 �rd a!! �tk��r ��� �rmdin� sha�!d d'ec��� th� ��cf��� ���rr�a�,v���r a�rai��g� Eo th� st�e�t ar�th�r public f��ilit�.`this c9e�ail dr�ina�� �llall �� sh�vvn on the final grading �lana Th� ace�ss �ar��o��d t� �.a� �3 �hould i�cl�d� gh� �onstructie�r� �f SVi✓ F�rn 5creet ��t�e�� �h� ���t anc� vv��� cr��t boundaries, �r�d r�eiel r�quire a �aeiliti�s Permit frorr� 1N�shi����r��our��y.Th�pr�sei�e�e�6�tm�f-�r�y i�vvo�h�ir�the jurisdicYo�r���Washin�ton Lour�ry, buti 4h� st���t irnpPOVern�n�s�sho�a6d a�sr� comply wi�h khe City Scre�t 5tar�d�rds. �°he �pplic�ng sl�atald rnodify th� str�ct �r�ss s�c�er�ns shc�vv�a to indec�t� that th� sedew��lks ��� cra�ts�uo�as to th�urb i� all Oc��atoc�u�s �nd th�t th� P�J�'s �i �h� ri�h�- of bvay �in� ar� �3 f�ee� woid�. ' V�/ith respa�� �to th� �xcs�ing av�rt�e�a� faciiitii�s alor�� SVa/ ��rr� 5treet, the appli��e�t , should piace �h��� facili�i�s und�r�rc��ar�e3 or pay the f�� i��6ieu af und�r�rc�ur�ding. �. Sanit�ry S�w�r: I I �"he �appe6�ant pr•e�p�+��s tr� consfiruc� a ne�+r ma�ou� i� `��" ,�v�nu� ��r���+��tin� �� the �,, �xisting 3 inc�� �a�kaic� ��rait�r•y s�w�r 9irae tri�t is imc�Y�c� i� ��t/ �/i�d���� �c��ar�. °i`��� i �ppii�ar�� s�s��6r� ��dvi�� a sti��y tm d�t��mir�� i� th� exis�ir�� lin� has the �apar.ity �� serv� this dev�lopm�r�t �nd th� �ff�ct� to tt�� de�dvnstr��rr� systerr� by th� �ddicic�r7 af th� �ern� s��r��Er�pm�r��, 3. 5t4�rn L�ra�na��: � I Tl��e �p�iica�t prc��c���s t� c�Bfect tFr� stc�rr�r rn�at�r i�� �. r�evv ur�d�¢•�rr��a�rd syst�m �nt# I providP tvvc� �ar�as wiYhi� th�subr�ivisior� ��r stc�rrn w���:r det�n�i�n �nd v�✓ater quali�y tr�atrv�en�o ���C�S �:��a �.f1Cl n�°P� �PIC.� IS'1 ��3f..� �+�'.,ev�o O�SIt� 1� t}3`l.' 5ll�C�IVISIC�"I� �OU��'t�'i'0,/ of SV+� Ferr� Str�et, we�ter�y c�f SW 1��th Cau�t. Th� Unified S�wera�� A��ncy ha5 e��ablish�d ar�d the C�ty has a�reec� fi� enforce (�.�sr�l�t�or� ar+d C�r��r �lea. 91-�7} Surf�ace �✓a��r fvt�r����rn�r�� 6�e�cal�tic��rs r�querir�g the c�r�stru�ior� nf on�sit�water quaiity faciliti�s or fe�5 in-�ieu Qf t���ir c�n�truc�ion. The pre��caJ�cf w�t�r quality facilit�es sho�lcf b� d�si�ned to cor�piy �i�E� the � mir�in�urrr US� Staaidards. In adc�itian, �he facility 51��1! k�P r�ai��tain�r� by the � app4icar�t for a p�rioe� of thr�e years pri�r ta ac�eotan�� �y the �i�y. � '�/o CI�" � �,��N�'Y �f��v1��N�T� � � � 1 . Th� fac�lita�ar for �he W�st �itiz�r� Invalvem�n� �"�am was notifi�d of �h� p�c��os�c4 � s�bdiv�sian. The Citiz�n Inva(v�rnent Tearn m�ra�bers have ns�� prc�vid�ci any comme�ts or e�bj�eti�n� to this dev�l�apr�ent� 9r� additior�, th� appliGant c�nd�ct�d S�AF� REi�C?Q�T - SEJ� 94-QOQ�/��R 34�f�fD06 � H!l.,LSt-61I�E V�/E�I�C>S f'A�F 7� � a ��i�hb�rho�d m��ting. ' 2. °fh�V�/acer D���rtm�nt revie�ved this application ar�d r�cr�mr�ends�wiat th�d�velaper � I be required ¢o coe�n�� and extend both water s�nairs within �W Mistl�eto� [7rive. � The existir�g ei�ht in�h vvatei• maen, e�rethin SW f�,o,tl�to� Driv� is from th� �ressure 'I ' sustaining bc�ost�r sys��m at the hle�6� T'c�r (��se6°vs�i� Sit� and wil! provide s�rvice � alorag "A" �ven�e to el�vation 5�0 feeY wher� th� r�ater rnain wili t�rr�in��e. T'he existing 12 ir��h �ater ��ain, �Iso within 5!N Pdlistleta� Driv� is a gravity rriain fr�r� th� res�rvoirs at Fiigh Tor, el�vation 71� �abov� s�� IeveP, �r�d wil9 b���r� to provid� service �long "�" f�venue sY�r�in� ag �levatian 5$0 f�et. �OBso, this vva��r main will reyusre a pres��a�-e redu�in�valv� station �t �l�vatp�n �10 feet, becaus� the pres�ur� vvill b�c�rrge� ta� greai �ar ch� �� F�cn Street �r��. 3. The Tualti� V�II�y VVater Districc re�iewed this applicatio� �c�c� r�cor�a�ner�ds th��fire I hydran�s kae prnvided o�i th� p0an ar�d be review�c! and appr�ve� by the fir� dristricY � ir� �aope��tion with the Water L7�par�ment. The F6re t7istcict stat�d that access to t{�� site app�ars c� k�e �ceep�able. �The district r�carrorr�en���d tha� ail rights-of-w�4� prodid� a miriimurri of 20 f�eti c�f uno�stru�te� v�hicuiar �idth. Additi��al width shali be prnvide�! far on str��t parlsin�; shalE b� �ro�rid�d wi�� '°PJo Parl�in�" �igns �n I b�th sid�s of �he s�c��to �'h� dist�i�t req�aest�d that th� a�plecant �aEl for a fir��� ir�spectian �nd appr�v�l. 4. T'he Cniu�ia �able C�e�rnp�.ny r�qu�sted that or�� rapy af �he f'snai pl�t and c�n� €�igitaf fii� copy oF the ���t i�� dwg, d�n �r cixf f�rmat on a �.5 in�'� di�ket�e. 5. °I"he Building Divisior� re�omrr��r���d fiF�a� alf grad�ng v�c�r�c sh�d! corrip€y with U�� �hapt�r !� as a�a�t�c� k�y th� City �f �i��rd, includin� th� �rof�ssic�n�l in�pectic�n � 111� C�(JaY�lfd�, i'�i;�Ull•err��nts in S��tican 70�4 �,nd 7015. � G. �'�+� fv�ainter�a�c� ��rvie�s DI`JiSlt}i3 �X�f"�SSEZ� COC1C�Pf1� C£?�c�P'�S6"!� Eh�' I���*�!C?fl�; �J� sanitary and stai•m s�wers, acces� to r:�anhal�s on sanitary and s�c�rm sewers for mainter�ance, access arou�d wat�r yuaii.ry r�ter�tira� pands and svval�s. "fhe str�ets and grc�und� sPCtio� �ection e�pr�s5ed conc�rns a���t che st��pness ts� sYr��t �rad�s for rr�aic�ten�nce and emergency access to re��ntion pands. It was rec�mrr�endec� that the devef���r r�mov� alE hazardous tr�es �rom the greenway wh�re they rrr�y impa�t real property befc�re ace�ptance. � 7. No o�ther commm�nts v�ere rac�ived by the Plannir�g Dir�i�ion. �/�lo ��(�J�;Li1�lf3� �r�'� ����A�NIEP�C�,�7'��N !sa r��aag�i�bor� o� �he ����t ��r �h� a�p�i�:��� ta �QE� a ���pr�h�nsa�r� Plan l��p Ar�rx��r�dm�nt ar�d �h� ne.a�ber �f pr�pc�sed �onditior�s of ��g���av�� st�af� re�o�ra�m�r�d6 th�t Yh� Piarrr�ie�g �cr�rr�c§saa� co�tfiio��e th� Pu�el�c F����ing ira �rder ta a���vi��►r �th�s� �evisi�s�s to Su�divi�iaa� 9�-0�3C��/F�9anned �ev�lop�A�nt ke�ri��r 9�4-Oi�05/��ra�itsw��a�d§ ��e�i��v ��}- 0007/Zor�e Ch�r��� 9��Q�0�0 �nd Va�ian�ce 94��012 foa� 8°Qa!@s�ire �/ca�ad�. �"h� fa61�w+�n� co�ditions of ap�ro�al have be�n provid�d as infcacmatic�a� c�neernirag u��si�s�dir�g d�5i�ri ST�FF REPC�R�' - SllB 9�4-0003/PL�R 94�0(�06 - �BeLLSH1F2� 1�V�(�D� i',�C_�� 13 II ' I asp��c$s of fh� �rogaas�L• II ��CnP�rvi�er�dafiar,s: I 1Ne r�commend that �pproval of the subdi�ri�ia�n b� withh�ld urrtil a nev�+ plan has been I'� subrnitt�d that adec�u�teBy addres5�� the qu�stions of fut�re a���ss to adjoinir�� properti�s �� �na� �cc�ss to S�holls ��rry Ro�d. Th� f�ll�vvi�� cc�c�rldtior�s �r� for infor��tia�n purposes ', ��ly at this time: ', �4_L C;Of�I�lT'1QNS S!-9AL�. �E a,ATlSFiED f7R �iN�RlCIALLY ASSUI�CC� PRiC)R TO I RE�C:>RL7i�lG 1'H� �I[�1�1L PL,�°f 'V►JI�'H �AIaS�°I19'�IG��N CC��JNTY I 1, ��II widih street irr�provements, inci�ciin� trafffic coa�t��l devic�s, rv�aiEbox �lusters, � �I car��r�te sid�v�r�lks, �riv�dvay a�rons, curbs, �sphaltac concret� pavernent, sai�it�ry !� sswers, starm dr�ina��, ttr�etligh�s�and uncder�raund iatilities sl�ail �,� ins���l��wi�hi� i, the subc�i�i�ion. I�pr��rerr�e�ts shaif be d�sagneti and cor�str�c�ed �o I���9 str�et li star�dards� STAFF CON'T�C�`: Jahn i-i�graia�, Er��i���rir�� D�;partr���t. I �. Th� applicant sha!! pr�v�d� � 2r�fi`g� �tudy tQ v�rify� the Fufiure volumes of traffic f�r the �rc��°JC�sed sireecs and th� �rop�e�sed s���et varidths. �'he �€�port shall �lso examb��� I �rrovidin� addit�on�l a�cess to the adjminia�� properte�s ar�d ta �choll� Fc�rry �,�ad. I Th� stu�'y 5hali be revi��r✓ed �nd �ppr�a��s� by the En�i�e�c^i�� a��p��tm�nt �ricar to �h� subm�ssic�n flf fin�l ir�p�°ov�m�n� pi�.r�s. a�'AFE Ct)NTAC:T: MicFia�! �ndersor�, �nginee�ring ��partrr►��nt. I 3. Th� a�piic�r�t sh�ii cL��ain a ��ar•ia�7c� ��r t�e us� a�' �he 15% 5�re�t grades for c�°de l�n��h ir� exce�s �f 25� ��et a� stipulat�d i� Jrda�ar��� J��03. , �. Three (3) sets of detail�r� p�.ibli� imprc�vem��t plar�s �nc� prc�file caristru�tion drawings � sh�ll b� s�sbma�e�{ fc�r ���.limis��ry r�vd�v� �a th� �r�gia���riRg ��e���r���n�. S�veri (7) sets af app�ovPd drawir�gs and one (1� itemizer� ��anstr��ion cast estimate, all pr��ared by a Pra€�ssional Engineer, shall b� subrnitted fc�r�ir�al reviev�a and �pproval (I�OTC: thes� p1�ns ar� err addifion ta any drawing� requ6red by the �;�iiding C�ivision anc� shauld only irclude si~�eets relevant ta puk�li� ir��provem�nts, 5T/�FF CC;N�"ACT: � )�hn hia�rnan, �ngin�erir�g De�ar�m�nt. 5. 7he applicant shal) provide �n or�-si�� wat�r quality facility as establis��e� u�der �he guideiines of Unified S�werag� �.gency R�soluticar� and C3rd�r No. 91-�7. The propose�! f�cility shall be cie�icatEd to �he City �� �'igard. The facility shall be main�ained by th�: t��veic�per for� �hr�� y�ar p�ric�e! frc�r�s ch� ce�nc�i�ionai acc��tar���e o� th� �ublic improvem�nts. F�. vvr9tt�¢� �valuati�n �f tli� �perafiio� a�d rr��inte�tance shall be subrrzit��d and apprav�d priar to a�c�ptane� f�r maint�n«nce by Yhe City. ST�FF COh�T'ACT: Gre� Berry, Engineering C��partment. 6. The ap�iicant shall dEmonstrate that th� adP�uacy Qf�Irain�age facilities c.iownstreann af the proposed developmenti i5 sufficient to insure compliance with USA R �: � 91- STt��F REP��ZT � S�J6 9�-f➢Of�3/P�R �4-Om06 � Fi6LLaHiRE iN�(�t�s PAGE 1� J 47e SeCtl�� 6,02. �1°AF� CC�NT�1��: �reg ��rry; �ngi�a��rin� ����r�rri�nt. 7. 1'h� �pplic�r�t sh�li �rs�vid� � M�r�ro�o�y �c�d hyd�aulsc stud�✓ to ��s�rik�� tM� adegua�.y �f th� pr�ap�s�d sys�ern r�fatir�� 4o t�� r�quir���nts for bc�th vv�t�r qu�rity and quar�city. T"h� strarr� dr�ina�� �ys��rn s�iai! previde ��ar boch s�mrn�� �nd �ein�er stcsrrn cor�d°m�oo�s. ST�FF ���l1"A�T: Gr�g ��rry, E��ene�r6r�� ti��p�rtrn�nt. 8. A �ie�al �radin� pl�;n shaii b� suk�mitt�d sh�swin� thc existing an� p.r��oos�d �cc��Cc�urs. �'he p�ar� sh�91 d���i6 �h� �r�visi��rs for surfa�� drainage of th� i�t� that ar� �� b� , "pac�" �r�d�d tca ir��`Jr� th�t the dPai�a�� is dir��ted t�a th� stre�t �r a pub9oc f�ciiity dpp�c�ved by th� �n�in��rfn� ��g��.rta��nt. � �c�ils r��c�rt sh�ll b� p�rovi�l�d ��t�i6ic�� �I �F�� S�10 CCJO'1"��3�C`�lQ�'i P�G�L19C�fY4�(1tS Ct)E'951���i"a� V�W6$h I�'1� �'�(�198f'E:I"f1�f1�S �� ��1d�J��P' �O f.�� , th� lJr�iform �uildir�� �od�. S�'A�F C�Pi f�;�: f�ti�9���� ��s��rsca�, ��a�i����eer� I �cptar�er�t. �e `Tfre appiic��t shal! pravi��a ��cat��hanical r+�port fr�r th� propased �r�din� ar�� si��se � cQnstructi�n. �he r��omrner�daticar�s �f th� r�p�rt§hal� ka� @�ca��parat�� irata th� firr�ai �,radir�� pfaele A final constr�s�ion su�aervisi�n r�pc�rt s��ll be �il�d �it�°o th� �uildin� L�epa�tm�nt. 5�'AF�= COhJT�C:T: Mi��ael And�rsan, Er��irroe�ring �epa�Crn�r��. ' 10. fio�a �r•r�s�or� c�a�trol �a��� sh�i� �� prc�vid�d �� p�� �f �h� �a�E���� �rr�prc����es�� dra�vira�s� �he plara �ha�l confar� t� °°Erc�si�� C�os��r��l Pi�r�s - 'TQ�hrtic�� ��i�lar��� H�nd�ook, I�oven�b�r 19��. STA.FF C��JT'�,CT': Mic�aei Ar���rs�n, En�ine�rir�� (��partrnen�. 1 ��. TFi� app8ic�nt shaii prcavi�e sanitary s�wer and storm r.lrain stubs to th� adja�enC �aro�erti�s �c�r f�tcsre c�r��ectsor�. ST��� �C�I��A�T: �r�� 6erry, �n�i�ee�io�g ��partr��r��, i 12. �"he �pplic�.�rt sh�dl ��ovide a sew�� study t� �xa�r►ane �h� ��eL�ts �ca th� do�vvn�tra�a� sewer syste� with the �ddit�ora c�f �h� n�w c�eyPlapar�ent. 5`fA�F C:Q�NTA�T': GrP� Berry, �ngis�eering ��p�rtm�r�t, ` 13. l"he applicant s��a!! mak� an �,��oir�tment.fc�r� pr�-r�n�trca�ti�r� ��etin�v�ith�f�e�sty of Tig�rd En�ineering Departrr�e�t aft�r apprav�l c�f the�p�abl ic i�nprc�v�in�nt plans �ut k��fore sYartin� yvork n�r the site. T'h� �pp�is��nt, th� a�aplieant'� �r�gine�r, ��� � cancra�tor 5hall be required ts� att�r�c� this rn�eting prior ta rece�vs�� th� �pprov�� � plans �.nd permits. S�'AF� CG(JT�CTo lvlicha�l F,ndersnn, En�fr��erin� [��par�m�r�t� � 1�. �anstructiori �f khe p�opos�d p�blic irr�pr�v�r��rafis and iss�an�e c�F �a�i�ding �'�rr�it� � �hail nat comrn�n�� u�tif aft�r th� Er�gi�e�rir�g l7�partmen� has r�RJievved and � a�proved the puk�iic irr�peovern�n�s plans, a str�eC up�r-�6r�� perr�it �r eonstructign �„a compliance agreernen�s has b��n �;�ec�tec�, executsor� �� a d��r�lc�per�ngin��r agr�ement and p�ymen� c�f �19 permit fees. �TA�� �J�T,hCT: )�h�s F-ia�r�an, �ngineering C��partment. 15. 5tre�t arid utility imprc�v�ments within the subdivisior� shaii inciud� th� �artir�ns af Sl'AFF REPC�4tT' m ��� 9�-Ot�03/P�� 9�-Of�Q6 - H1LLShEI�� �M'C��C�S P�++�E `�5 I,I �W Ferr� Street ab�atting ch� saa�division. The applicac�t sha61 und�rground th� �I, ��cis�in$ �stiliti�s in Fe�n 5kreet or p�y t�� f�� ir� liel� of �ander�roundin�. Th� I applica�r sha91 cabtaon a facility p�rr�it frc�rn th� D�pa�tr�renr of L�nd llse �nd Trar���ortatian��V�/�shir��ton �ouney, tca perforc���rk varithin th�ri�ht-�f-�ay of SiN , F�sb� 5tr¢�et. � copy sh�6! be provid�ci ta tih� C_'it� �n�in��rin� ��pa�m�nY pri�ar tc� ! i5s��r�c� �+f � P�blic Impr�v�rn�nk Perrr'ita 5°CAFF COf�T��°: J�hn Ha�rn�n, '� En�i���r6n$ ��par�m�n�. �I 1�. �h� a�plicant sh�ll c�bt�Ar� � "J�int P�rmit" fre�cn th� (�ity+ �f Tigard. This pe�mit shall � ���t th� reqa�ir��ra�ngs �a� P�PD�� �r�d °fu�B�tin �a5in Er�sian Corrtrnl Progr�m. I 17� 1'6�� �ppli�ant shall be r�quQrec! t� pay th� fees �� �stablish�d ur�der th� ��aidelin�s ��I c�f �Jnefiec! S��era��A�ency IZ���ilutior� a�7d �J�d�r �l�. ����. h�OTE: T'his i� � tw�o i p�rt f�e wi�ieh m�y �� paid �a� differ�r�� tomes. �t'h� �srs� pc►rtion is paid wi�h th� ` I publi�: irr�prc�vem��Ys�hi�h is for th�t porkic�� af the d�v�loprrie�t vvhie� ir�creas�t�� ! ir�ap�rvreo�> ar�a �it�r'sn th� pu�ali�; r6�ht�f-dvay. Th� second pe�rtsc�n is p�aid �t �uilc�en� Per�it iss�+�nc� and o� f�r ��h�Y p��tior� af th� dev�loprr��nti w��ic� in�r��se 9 l'�L-0 IPP3pL1'�/i�l1S d�P�� OP'O�sl��. 18. The �po�li���a� s���i! pE�ce t�� �verh�ad f��iliti�5 �Iv�; SW F�rn St6�et un�l�r�r�tae�c! c�r �ay th� �ee ir�-lo�ta df �and�Pgrc��c�di��. 19, Prior to ��e Riax l��in� recr�rd��0 w�th i�ashing;trrn C�un�y th� applicant shal! prov�de a iQt� p�rc�nfi �erf�rrnar�c� �ond. A� ar� alt�:rn�t'sv� �he ��plic�r+� rn�y ha�� the �Eat r�ecorciec( �ft�r the puka�i� ir�ipr�iv�m�nt� h�v� b�en a����t�d by t�e �ity af T�gacd and h�s pc�ste�6 Yh� app��pP•ia�� 1�A�����nar��� ��ne�. � 24�. �'riar tc� r�ctars�at's€�� of th� fin�l pi�.t tiie a}�p6icant shall com�ly with 2he f�ll�vvir�� ir�ecnmm�nd�tior�s: STA�F �Ui�T/��"6': Mtark Ro��rY�, ��dflflltl� �BYISIf3P1. � �a. A tre� rer�o�✓al p�rrr�et shall Sa� sub�it��c� �hi�h specid`ies thos� tr��s vvhi�ch are tc� be removed in coa����:ti�n enritf� �he �aa�str��ct�o� of p�b9Ac i���r�c���r��n�s. �"r�e �ec�r7�a��� ��rr�its �f°a�(1 b� ��pli�d far ar�c� ��prt�v�d kay � th� Plarar�ing �livisian pri�r t� rernovaf o� �uch tre�s can�5ite. k�. In a�cordanc�e with jec�i�� 1�.�8.0�0(E)(1){�)(iii) af th� U�uelo�rr��r�� �ode the applicarii �raa�r prc��ritle a stat�r��r�t �.��"I!�}'4 dCt��CIB'�55 ��"1� ffC1�,l�,C'�5 tq (Ji"OJ�'C� Gc�,t fihrough strict adher�nee �nrith the salar acc�ssib�(icy requirements. It is r�comm�nd�d that �r��ny of th� r�rn�a°snir�� S� I�gs which must corr�ply vvith �cal�r a.c.c�ssibility r�q�9r�rn�nts �cs sca �hrQU�h the Perfc�r�rear�e� Captir�r� whi�i� a�tira�izes th� pasitisars csf�l�� resid�s��:e an �r��r giv�n buildir�g si�� a�d ciesig�s tne m�}ority of vvid�w gl�zin� �owards ch� south�rn facin� el�vation. c. Ir� accordance with Sec�ion 18.15�.0�0 th� applicant shall �� pro�vide an alignm�r�t study i� the -t'ra�t P,, �: and E areas �h�r� b�ock lengths �re i� e�c�ss of 6U0 feet fihat peci�stria� paths an�l or �ikeways be g�ravid�d v�✓h�re ste�p �ite cop�osra�hy lirr�its stre�t ron��rtior�s ir� the �re�.. !� is a�s�o ST�FF �REPC)it�° � 5�16 ��i��3a03/PC�R 9�-0006 � Ff6LLS6-I��iE ��f�DS P�GE 16 � r�c�mrnend�e� �h�t ti�r� �ppiwc��t �s��struet p�d�s��i�n p�ths �n� c�r bik�wrays wh�re appropriafe. �'hiE APPLICr'�f�IT I� R�CZI.IBR�� T'� ��nrl�'L� i�0/f�'i-6 °f�E F�7LLC�9N1N� �t��l1�&1"IC?�! PRI�R TO 7HE 9SSUAN�E �F ��JlLf�91V� P�Rlvil�°S: 1. A tree rern�e�l p�rrr�i�s6��il! b� st�brnitted vvhi�h sp�cifi�s thos� tre�� yvha�h aee t� b� rer����d in �o��aa�e�tion �r��h th� �r��s�rafian e�� �r��ovo�a��l Ic�fi�o �'his tr�:� r�mr�v�l sh�ll b� ap�lied fcsr �r�d ��apraved by the Plannin� �ivssior� priar tc� r�mov�! o€s�ach tre�� t�e�msit�. STA�F �O�JTAC7': M9�rk R�ab�rY§, P9a�nnin� Di�ri�ima�. ' T6-�E APPLl��,hJ�' S�-lO�Jlf,� �� REt�l�if�ECJ T+Q �C��l�LY V`dl�'t�i �°W� FC.JLl.t�1+0lI�i� ��h��ITlt��l �'R9�it T(7 T6�� 1�S11,��l�� �� (��GCI��e��'Y PERM6T�: ?. �'1�e appla��r�� shali �s°c�vide Yo �h� [�irector for r�viea� a�d apprmva! a deta�l�d s�r��t tr�� �I�n�An�plars �nd 8�►��scap� pl��. 1.1p�an ��a�rovaf th� a���ic�nt�halC pl��t t�ees in �ccord�r��� �i�h th� �pprav�d plan. 51°�FF ��+NTA�T: (�ark ����r�s, Pi�nnir�� �i�ision. iN R���9TIC��J T'l-4� APPLl�,�Pd�° S�C��LC3 t3E �aV`✓��E �F T'I�EE Ft�l.Lt��/ll�� S��°I"i��iS �3E T�-IE �C�1i�iiltrl�.Jl'�6�"Y ���l�L.�P(��f'�I�° C�CJG�E; T�lS !� P*��?T AahJ ���L�1�!!/� l.iS�". 1. 5F�°f1C�N 18.160.17�.) Imprav�ment Agre€��ent A. BPfore Cicy appr�v�� is c�rEi£i�d �n th� fin�l pl�fi, arsd b�f�r� appr�v�c� cc�nstruc�ic�n �aians are iss�s�d by th� ��ty, th� S�bdi�rid�r sh��i: 1. �7c��ut� �r�� fil� ar� �����rr���t v��th tE�� �sty �r��ir���r ����ifyir�� tl�� � p�ric��9 �it�iaro �,rhich �98 r�quired irri�rvv�m�nts ar�d re��ars sha11 b� �:car�plec�t�, �c�d 2. In�lut�� in �he agr��irer�t prpvi�i�n�th�t i�suc�h v�c�rk is not Gorn�ai�t�� vvi�hin t�e �er�ad specifi�d, th� Citry may compa�:t� the �vork and recov�r th� �ull �ost a�d �xp�ns�s fr•an� tl�e �u�dQVid�r. B. The a�r��rn�nc shall stip�l�t� irr�praveme�t f��$ and d�pc�sits as may k�� � req�ir�d tc� b� p�id �n� m�y a1sc� prr�v9c�e f�ar �h� cc�ns�r�.�ctiUn taf th� � improvements in stag�s and iar the ext�r�sic�n �a� t�m� ur�der sp�c�fic �' c�znditi�n� ther�in stated in ch� �on�i°�ct. �- °°� 2 SE�`�'IC:�h� 18.160.1�ip �ot�td � • C'� � A. ra.� re��aired by �e�tian 1�01�C�.17�, th� s�i�divid�r sk�all Fi6� �ith th� agre�rr�ent an ass�r�nc� of p�rfc'rmar�c� suppar�er� kry on� �f the fcalica�v�r��e 1 . An irrevacable letter of credit ex�cut�d by a fir��a�-��ial ir�st�tution authc�riz�� ta Cr��sacc b�asin�ss in t6�e S�at� oti t�regor�; ST�►f� �EPC���" - 5U� �A�-0�03�/PpR 94�OQ0� - �i9�LS0�iRE �MC)�7[)5 �A,GE 17 2. A, ��r�ty bc��d e��c�ted by � sur�ty �carr��any ��a�r���i��� t� �r�r��aeY bcasines� i� �he S�a�e of Or�gon which r�rv�ains i� for�e uncii the surety camp�s�y is �oti�ied �y the Coty i� vvritis�� that it may be terrrs6nated; � �r .3�'. �ash. I'� �. �'ha� subdivi��r° sh�ll f�art�ish co ��� City Engin�er �r� iter�iz�� impsove��nt e5ti�at�, �er�ifies� by a r��i�t�r�d civii er�g9n��r, t� �ssist Ch� City �raginee� ir� I, �alc��B�tan� th� �mo�ant of tt�e perfc�rman�� a5su�aea��. C. 1'h� s�bdl�rid�r s���ll n�t �au�� g�rminatior� taf nor all�� expir�ti�� of said gu�r�nkea vUithout h�,ving first sectaw� ��if�en at�thorizatic�n fror� th� (:.ety. 3. SECTION j�.160.19� �elie�� a�d I�ecor�9in� , /� Vi/itl�in GO days oF th��ity r�vBeuv and ap�ra�a�l, the�p�ie�a�t sh�l9 subrnit Yh� final plat to 4he Cour�ty fnr �ign�t�re� of �:nunt� affici�fs as r�quored �y I�RS �h�pter 92. �. ��Jp�n fi�ae re�ardin� v�ith th� ��u�Yy, the appli��r�t sh�ll suksrnig tc� th� �i�y � mylar cr�py ef th� re�ord�d fir�al plat. �&. �E�Ti�hJ 18.162.0ffi0 Finai �lat Ap�ali�atior� .5s�brr�issiora f��q�airem�nts A. l"hr�e c�apies c�� tF�� par�eti�r� �,iat �r���e�� �y a E��c� s�c°ve�yc�r li��r�s�c� tc� �r��tic� an �e•�g�a��, ��c� n�c�ss�ry da�� e�r rr�srat'iv�. I �� �. Th� partition plat and ci�ta ar narrative shalP b� r�rawn td �he mir�imoam j star�dards se� fr�rth by th� C�r�g�an f�.��is��1 S���ut�s (C.��S �2.1�5), �/���sin��c�rc Coun�y, and h�y th� City �f Tigard. C, �tee�t c�nt�rline monu�r-ientation s6�Sai! b� pr•e�vid�d as follovvs: � �) Cer�terlir�e Ivi�numentakior� i) In �accordd�c��vi�h �r����� 3Z��is��f �tat��t�s 92.0�0, su���ctiQn (2), the cent�riine of al1 str��t ��d ra�dway ria��s-ofv�✓ay shali b� mon�m�r�t�d b���r� �h� �'i�y �cc�pts a str��t i�rrprc�v��m�r�t. 2) Th� fallovvin� e�rit�rlir�e �a�urn�n�� shall b� sPt: A) Ai! c�n�eriine-�enterline interse�tia� points. E�) A!I cu(-�Se-sac c�nt�r �oints. C? Curve points, �a�ginning and �nciirig poir�ts (PC's and STiAr� FtEPOR�' � 5U� 9�-Qpd3/P�R �4-OQ06 - HILLSHIRE 4�'�t)I�� H',4�E 18 PT°��� b) �i��ur��nt Qo�a�s Reqc�sr�s� 13 torl�nume�t bc�x�� ca�f�rrnin�t� �i��r stand��ds vvily b� r�q�or�d aro�an� all ��nt�r9i�� i��t��s��ae�r� poir�ts, c�.�l�e-�a�. c�rrt�e pc�6nt�, �nd ��av� pc�i��so 2) �°he tops o� ��I ralor�ur�i��t �ox�s sh�ll be s�t ra �i�i�h�d p�.v�r�n��t �r�d�. 5`T��F �CAP�1T'A�1°: )�hn F°I�gm�r�, En�ir��:�rir�� Cy�p�r�ra���t. 5. 5E�'TICJ6�! 1�.i 6�4 .r�. ��>1�!�$,�dQ ��i�6$!�.'S 1. .�(I �a���ity iii��s i¢�cl�din�, but �aaY li�it�d �s� thas� ��qt�ir�l �or el��ra�,, c�rnmu�i��tia�►�, Ic�ht�r�� �nd cabl� t�lerrasi�n �ervi�:�s ar�d r�l���d ' f�Ci�6tE�5 S�I�II �� �{ac�d u�d��°�r�rur�c�, �x�ept fc�r s�arfac� �1�unted �ra�asfa�rn��s, s��'a�� r�a��n��� ��nn��:tic�n �s�x�s ar�d m�t�r �:�bi�e�s v�✓Foo�h ��y i�e pl�ce�i �bnve �ra�nf.�, t��npa�r�rry utili�y s�rvec� �ac�di�i�s durie�� �Q�sz�ur,tian, �'15��1 C��51�lt� �'IE�'f�'I� Ili'1£?S J��f'��ifl� �ati ��,O�1Q !/l'3��5 C1t' d�?C}�E�'. �. ��.�64.13t� �ash o� ��r�d R�qe�ired i. �e6! ir-�pre��r�m��t� ir�s��l��r� �y� th�,��dewid�r sh�l! }�� ���r�.r�t��d �s ta �rc�rkrr�a�ship� ar�c� material far a p�rio� c�� or�e y��s f�ilc�wving ac.c�pta��� �yA t�:e �'s�y. � 2. 5ur,h �uarant�e sh�ll b� sPCUr�d by cash depvsi� �r �aond in tt�� arnc�un� of the value of �h� ianprov�ni�nts �.s s�t by th� City �ngine�r. 3. "fh� �a�h c�r kac�rld sh�.l! cramply wifih the t�rrns ar�d cos�clitions af S�ctson ��.1�0.1�0. � �. ��,16�.1�(3 insfi�.iiaYion: Pr�re�uisit�IP�rr�et F�� � �d� 1 . PJ� (�fIC� C�lVi51�11 sr�proverr�er��s, ItICIL!(�6fE� sar�itary �ewcrs, �torm � s�wer�, str�e�s, sis�e�+a{ks, curkas, le�4��ir�� r�s� ���i�r e�q�ir���e��s shal! II � �a� und�rt�ken �xc�pY a�C�� th� pl�r�s ��7����rr h�v� b��r� apprav�d by , � the CiYy,. ��rrr�ifi f�� p�ic� �nd ��rrr,it issuec�. ' .� f�. �$.164.180 Na�ic� �o C�ity 4��c�uirec� 1 . V�lorl< sh�l! n�t b��ir� until �he c�ety has h���ri nc�tified ir� �ac9van�e. S°fAFF REP�R�' - SU� �4-00�3/�[�R 94-0�06 - FIIL,LSHIRE 'VVC��,?(JS �AC�E 19 2. If work is discor�ti�+ued fe����y re�sor�, it shall not be resum�d oantil che �ity is notified. G. 1�.1��&..�00 Engin��r's ��rti�6c��i�� Re��ir�d 1. �'he I�nr� d'o�ri�i�r's����ia���r sha!! provicie w�itt�r� �ertifica�ian of�fe�rrn prc�orided by th� �i� �h�t �!I 6c�e��r�v�rr�er�ts, workm�nship �nd r��t�ri�ls ar� ►rr ac�o�°d witFi currc�t �nd st��dard errgineeran� and car�str�ac�kia�rr pr�c�ices, and are o�hi��i grad�, prior th�City ac�epta�ce of th� ��bc�ivisio�'s irr�pr�ve���ts m�r�ny partion ther�of for op�ratinr� a�d m�inter���r��. , 9thd A�f��TI�f�JJ T�i� ��&'!.lCAled� 5tiC79J�.� 8E Ai���E �� �°6�� F�LLCJ�/I�l� 5�C1'I(�fNS �� �H�: ��A�Bh�EJNI'TY L�EV�L�PP�A�IVT C��EE, �°�-ft� i� I��1' A�f lPJ�LU�9WE LIST. � Sl��[ZE�i�l�i� �1f�����A�L �HAa�.L F�� �Al1� �NLY AF 1'6iE F@i�A.L PL��' IS �E���DEB� 1+Vd�T'i�lN EI�f�T'��i�l A��i�lT'�i5 C8F �'�°IE �FFE�'fY�E C�AT'� OF Th�i� t��CI�SIO�J I , � y���'��____.��._�� ~ !r ��� ��d ��z���a��� ��: n���� �����t�, a�` � � �s�i���rafi �laa�r��� I �� /'�.���., ,�,,,� ,.�„ I i !� � � ,�ePP�aC?!!�� �3Y �,i�hard 6 rsd�r�'f, ��,' � 5ens�ar P n�r ST,AF� ��PGRl' - �lJ� 9�-OO�f3/�'C�� �4��006 - �lIL�.S�-IIF�E V!/�O�DL�S €'AG€ 20 z .l _ ^"" '� �fy' S F p � �} � f � _ ; k� k � � { �e :,r .. fr T 2 � . yT D } {, h� �., d T: i.' ��.r. r:. x._ `�y= - ' � . . e t . .... :_:..:,� . . _ . _�. � ..� r __. .. . � , . 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' t . �� •� ,�� � ��; � ` � � �� � � r . � �����.�l�f����� _ :��i�1: �•► �•� �- + _ �� "` '�� ����� ��,=,.:�� ����: , �l ��r /' , { # _ ,�,�'���_:. ,� � ■: = � � _ . � � _ � kf tF�:�:I;���',`.��'�� � , �� ; :� ���� ��� � � �;a�< � ,�I/� � � �� �:� :� �. � � �'� ��MT/���� �� �; � � � � - � �� Y ��► * '# � _ -� �� �: �� �. �_�:+i.� 1�0 �A • Q/���r�'"� Y F�I�'7�L,� � A�S��I,����, INCY .. ��������r��'�� ��,�����Gi��a��i� ���in����on�� Gi0 S.W.l�LDER,SUITE 7Q0 8 PORTLAPdD,OR 972U5 • (503)22�•5230 a FAX(503)273•8909 �ecern'��r 15, 1934� ��� P�c�j��t N�a�ber: 1494.�f� Mr. Ed Fre�rn�n . �i�rra P�acif6� �ev�loprr��s�t P.C�. �ox 175� Lak�: Osvv�g�, OR 97U35 ' l�Eo {'����sh�re W��r��.�,��" Ca�a}xar��eve ,4s��a1,��r� axs ������t����` Cia��uO�ti��n ' C�ear R�r. �'reeman� I' F��arscaant tfl your requ�st, IGittelson � ,�ssoci�t�s, Is�c. has erforrr�eaf a com �rat�ve �r��E siS �! � � Y af average c�ail�� traffsc (�a�'T') c�� ��� �xis�irog ane� planr�ec� tra�spm�t�tia� sys��ra� i� th� �' vecini�y taf the p�opos�d 107�ur�it sin�l�-farnily resid��Yi�B deveAa�rn�nt, �6ellshore �/Voods, �!, or� 61.6 acr�s in Tigard, o�r�gmn. The r-nair� p�arpo�� of tl�Q� a�al�sis is �a det�rra�ir�� t4-�e I em�ac� �nd 6oc�atoon for an ���:�ss ce�nr�ect�on b�finr��r� ti�e prt��os�c� d�v�loprnee�t�ne� �.�i°°d. I Schofls �e�ry 2aad, �.r�d ta pr�j�ct the e5ti�v�aied av�rag� d��iy tr�affic on the ��cistiE��g ��d I �al�nr��ci local str�et net-�vork. This 6ett�r d�cuments the finc�irr�� af the �r��fysis, i, �� i Th� �a�c�{a����i pr�ject is � 10T-t�ni� sin��e-f�r�aiBy"reside�ti�f dev�lo�a��e�t i�c�te� sea �ve�t �igard beYvv�er� S.VR/. �s�ho9Ps ��rry �toad and �.W, 1�5th ,�v�n�ae (�ee Fig�rP 1). C�crren�ly, li tt�� ���� �g 4ar��iy ur�d�vel���d. r��cess te� th� pro��c� as �lanr��d �ia a r�e�r r�a� �hat wifl � c�►���� �.�i@f. 1�'s�t0��c�� C1s°�v�� to S.'V�1. ��rn Str��:� ��at� �.1/�f. Vifi�c�sts�g �o�s��, �d�9�6C3B'd�{Ig', ar� exte�soon �f S.'+�/. F�rn 5tr��t frt�rri its' �xi�t9n� t�rrnin�s Ya SaW. S�:h�alis �e�ry R.gad has I �a�e� prc��a�s�e6 �.s a Bar�� t�re� circulatde�n improv��en�. ������� Th� major �xist�r�g rcaa�wa�s th�t pr�vide sa�rvic� t� tn� �rsaje�t a��� �re S.b�e�. S�herlis F�s�ry f��+ara, S.W. 135th Av�r�ue, ar�d 5.�/+J. Fern Streete Ad�@i�i�r�ally, the future ex��nsica� af S.�/V. fviurr�y E�o�le�ard to the sc��th (cor�r�ection with ��ie S.W. Wafnu� �ta°eet/S.lN. Scholl� i=ere�y � �oa�f ,ante�°s�ction), ar��' the �oc�r► tc� b� �:ampl�t�d �.�/. �/ai�o�t Str�et c�nrrectir�n tc� �.VV/�Jo � 135t� Av�nu� w�ll s�a�p9err�er�� �h� �xis�ir�� tra�s�ortatior� sygt�rn. TI�� follc�vvirag is a �� ��s�ri,�tioa� of th�se faceiiti�s: � -� New Schofls Ferry Rc��o`�s a�vvvo-i�r�e e�sY-wes� major��6lectnr(Wasi�ing�an C.:s�unty}. � !t currently serv�s a rnixt�r� t�f camm�rci�4 (Hili�c�p N�all), reside�tia6, c�rr�rn�rci�! � and agricultur�l dFVe�c�pm�r�t. T�+� past��! sp�ed lirni� ��i this faciPity is �5 m�ah� Er� � the project vieii�ity fih�r� �r� c�arre��ly no bi�ycl� ianes ar sid�waiky aiong th� �e��d a�d or7iy 2 t� � foot sh�ulder aln�g the stre�t. I BELL�VI�E • PQR�'LAN� * SA�RA9vI��VT() .�, � � � � Y R� � � �C��1.�,� F'E� (raoT TQR sc�.�) � . �5 ��R�� � �GN��' o x C"��'� � a`rs � ,n � . S4�'����r � . � �,�'�� �.,-- ���A�W��. a,� ; O�` a-- ��`�' �-.e_.., �,�„ �'��N;UT � �M 0 � r � � � � � � � � �C`�'� p� � ��� e .�' a ���" `��'� � , �� �����°� �����`� 1 ��`�° p.�'� ��� i �esY�.�t�� ��" �,�`� � + � � � � � � � � I � ��11.L Rq�lJ�l't�9td R�3�C1 � I �.3 N srr� v��ln�ir� cir� o� i-�c�Ra FICURE p' ►�3��.srn�E woo�s , �� DECEMBER 1994 t494 007 I-Eiilshire lNoc�ds AL��' Corr�parati�e Analysis C)eceorber 1994 �� Project: 149A�.�0 , Page 3 0� 15 ', — , �, S.W. 135th �venue is � �hre�-lane east�west r�niro�r ar�eri�l (Cifiy ca� �'i��rd�. I� c�srr�m�tiy s�rves south and w�st Ti�ard. T�e �ostet� speed lirt�it c�n thas f��ilirry is 4U rnph. South of �.W. Walnut stree� 2h� ro�d b�cor��s � two-I�r�e faci�i�y. �.I�t//. ��rn Street, is a narrow �nr�-iar�� dead �n� r�ad�nray. P�vemeo�t �r✓idth v��e�� b�tw�en 25 feet ta 16 feet. i� h�s � p�s�ed speed of 25 rrrph. S.W. Fern Street pravideS Yo a�cc�ss r�ara�l reside►�tiai dandsa �ther thar� spat lacations fhe r�a�9 d��s not have any sidew�6ics, bicycl� lan�s or sh�ufc��rs. � A��' �'��IP�1�Y/@/,�,�N,�L�'�l� T'�e rn�thodol�gy to de�errriir�� the impact of th� 1�7�unit single-family r�si�er�tial d�velo�m�nt at th�: sste used s��ndard institute o� �ransportation En�one�r5 (iTE) trip gen�ratioc� 6•a��s for site��enerated ts�affic. (�th�r �ssurvoptic,ns case� in �he �n�lysis are as fnllov�s: � �'he S.�N. "+/1/a�n9at St�eet cannEeti�an betvve�@� S.Q�/a Sch�IBJ ��a°ry �o�.d �nd S.VV. 135th Aver��e vvould be �orr��a9�tec6. � No major ie�riprovemc�nts, e�ther than frontage i��arov�ra��nts �ied to n�w � develo�rreer��, v�o��1� be ��m�alet�d c►re �.1/i/. F�r� ������. � � Th�planned 5.1�/. Iv4istl�toe �rove, 5.V0/, Essex �rie��, SeVU< I--liil�hir� L�riv�a�e� � 5.�/1/. S�r�chv�arrn�r �er•r�cP �riv� ir��rov�m�e�ts vvo�a6d r�e �oa�nple��d. � F'ro6ect Tri� �er��ra�iv� �r7c� Gyi.stribu�`ir�n ' Esti�r�at�� of wr�Pk��y c�a9fy �rst� �.�e p�ak F��u� v�hiePe Yrip �en�r�ti�n for t�� prop�a��d sin�le-farnily ressdential develaprn�ent were c�eveloped �r�m errepiric�l obs�rvations �t other si►z�le-faanily de���oE�rrterits. �'h��e obsere�ations are sur��rr�arized ee� a s�ta�t��rd r�ferer�c� r�nan�a�, �rip Gen�ratian, Sth Ec�itiar�, p�ablis�ed b�y the i�stitut� c�f�r•ar�s�c�rt�tia� �r��i�e�e� (i991?, Ta�ale 1 sh�ws th� estirr�ated weekday daiiy ar�d p.m. pe�k hour trip ��n��ation char��teristir.s for the proposed residential develo���nt, �ssing th�tri�a rates�identified in the IYE r�porY. , 3abl�a Trip�enerat�a�vi Areaiyaus � �� � W�ekday PM Peak 6-lour Trips � 5ize ITE D�ily � Land Use (units) Code i'rips Total In6ound Outbaund Single-family 107 110 1,070 110 85 � 25 As shov�n i�i T�ble i, �he �rapa�sed r��idential deveBo�ment will �en�rate apprc�x�nl�X�iy 1,�70 trips on an avera�� wQ�;kday, of whiCh 110 will b� 9n the p.m. p��l� hour. itte�snn an Associates, r�c. � �'ort ar� , r�go�n . � � I F�illshir� W�oods ApT �s�rv�p�ratBve �nalysis D�cernb�r 1994 Pt•o��ct: 1�94.�0 E'��� 4 �f �5 Fi��are�sh�v�✓s the estimatec! trip distribu�"son �ifh no cor�nectior�to S.W. 5cholis Ferfy Ra�ad a��i Fi�ure � presents the distribution �attern for th� with S.1/V. Schol9s Ferry Ro��1 conr�ection. The trip distrik�ution patkerns are b�ased on exestin� trav�l patterns en the ��udy area z�nd th�� IQCa�tic�n of loc�l and regaanal employment �r�d s{�op�in� destinaYeans. 6asrd vn �he trip d'o�tribution pattern shown in Fegur�s 2 �nd � and th� pro�e�ted dasBy firip ��r��ration (T�b6e 1), �he project site gener�ated daily traffic was assigned to the roadway ��twork sL�rraurd9ng �he s4te. Fig�ar�s 4 �nd 5 show the we�kd�y daoly site ��nerated �raft'i� a tor b�th circ�alatic�r� systerr� �it�rnatoves. �. Tot�l Traffic Raade�vay Op�rat`on wi�h Site �ee�elo�sed The sete-g�ner��edl tra�i�vml�arr��� (Figur�s � ��rc4 5) ar�d pr�g�eted tr��'ic frorn �th�r e�istan�, a�d p0��n�d dev�lopment vvere �dd�d ta���th�r tn �enerat� the fut�re tr�ff�� vola�mes. T'h� res�ei�ir�g tr�af�i� volume �at� f�cr bc,�h cerculaticvn alY�rr��tiv�s are sh�wr� �or� Fi�ures 6 �nd 7. l°abBe 2 shows the est�rraat�d �v�rage daily traffie vQi�a��s and roadw�.y ne�ds wi�h �he site ar�d surroundin�; dP�e6cspmer�t �'�Ily dev�l�ped �rid be�th circuEatiar� alternatives. T�able 2 i�oadway Analysis �` VdithouY Scholls Feny Conn�ctio� With 5cholls F�rry ConnecEion � .......a..... Roadway Projected AL7T Roadway Catego�y Projectad ADT Itoad�vay Category Fern S4reet 330 Local 165 Loca) Windscang C'ourt bII0 Local 295 Local Misdetc� Drive 670 I�ocal 670 Loca! � "f�"Avenue 730 Local 730 Local Fem Extension — — 860 LocaE As shown en Tabl� 2, all af the s�udy aPe� cri�ical roadways �re proj�eted to have le�s thar� � 1,50� vehi�ies �er c�a.y. �'hc�s, a�9 of the n�wr streets ccauid b�e desi�n�sa9 ta m��t io�a{ str��t st�r�dards. 9n addi�i��, �II of the existi�g rr��el���ays irrs�acYed by the �roj�ct (�.V\/. Windsor�g C��� and S.lN. Mistaeto� I.�rive) are nc�t p�aJ�cfi�d to �xc��d 1,500 veh�c�es g�er day (A�T) �✓ith �r withe�c�t a r��r�ectean to S.W. �ch�►Bls F2rry �aa�. � discussion of the i�pacts t� �.11!/. Fe�rro �treet is 9ncl�d�d bn � subseq��rrt sectio� af the repc�r�. i�on a�nc.�' ss�,.—f.�_.�__�..�,� ort an , r�gon � � � m � � � �CFIOLLS fERR (kdT T�R�CE.aE) i17 ��,� � ����� 4 �f�� �G���� � sf9 � i � t �.4��� N � T l���4� r—,."►�-- �Q�TiSrl��� � ' v � �y� �.� �_e �s�.'"A "�. �°`°', F ��c��T II � �'•F/�,�� �p°� i "__►,_ . � i i 1s°'.� C! Z � 1�"b � ���� � (�. ��/ �— \ r �i •�iy /� , ��,°c' ��,, � �,,� �`��v �,`�� ���.eR@, � ����� ���� / ���'�* e�s�r�.er�e ���' � LEG�PJD , � ___s___. _ PLFef�NEI� Tf�Ahd��'Of�TA710N Sl"�TCM IA�PR�IVEMEN7 F�ULL MC?�fNTAIP! R�AQ �. T��P 1�l.STRi�UTID��- �'�T�lO�JT .���'t�LL� f��'�?F�Y ���'�V�:�TI�I� �ITY OF TIGAR� FIGURE HILLSI-IIRE WQQDS �ece�a�R 1 ss4 � � �. . �A9�iF�02 � � � � ���i��.l.e &°��'�� Fa��� � � (B10T YCI SCAI.E) � � A�ry° '��°�'�� �' ��� �������� � I.f9 Wm � � 0 ������ � '°�°"�—ovn...m....s�m_.. lt�t✓��� �„�,�.""°` ����'`rfr°���. V � ����� ^id__,�� �,�a �° C T � B 6�A� �� �Q� � `��. �°��. ,�°°a P � � ��� I � �� � / � 1�°!� � I � �I��� f � ��� I �� � s t .`�S° / �o' ���°�°' ��g°�" ����t,. li � �e�� o��"w� I � / �,�+'"� a���'� ° I e� �� ��� ��������� �4� I ,� LEGEP�D � j � .....�e..e..� �- F'L.�AIVNED Tf��,NSF'O�T,4Ti0N � �Y;TEM !MF'F�C)V��i�NY c�a � � a� � �I�LL �4q�fViA1iV R�An � � _ . �� TRIA �6�'7��'i��1T9G��-� VVlT�� �'��1�LL.� F°��Rl° �C��'�!F"CTO��' ci� ca� ri���� ����,RE p r�i�.�.s�i�� wnc�c�� � �� DEGEM�ER i���4 149R� 003 il � . � > �ro � � `� �C�IC1L4� FES3R� � PdORTM � �,Z�y (OVOT TO SCALE) + I �L� ����� � II ��� � I � ' � '� 1 �°'9 ' I �,�c��� � I �� � ���- �`�l,ry�l1�°�--- �s � d � ��� l�h... �� ti'1_. ..". �• �����p ` i ��9y — 285 � -- �� 1�� �er� i .,� q � :� � ��� �T T �I`i'� n , �._ � ��� .�,�� . � � � �� �. / � � �� ��� ���� � � � ����� ��� ���� ��� ���s����o� �,��� , EL GE�lb �� � ___w_n�_ _ PLANf�lE(� TR�,f���QRT'A°fIQN � SYSTEM aMPF�O�Et�E�lT $IJLL �C�l1fdT�EN R�7�A�7 ��- i���J��l� �NLY �4��'— w���r��r ���o��.s ����� ��r��v��ri�r� ClTY CJF 71GAF�D FI�URE � HILLSHIaE WOOf�a � �a DECEMBER 199� 1494Fp04 a- � � � Y � � ��� � � � ° �����2 �ER �oa��r YoRTSC�) �I �a ���� ����� � I � �,� � � . o �, � w �'��SV�T v�i ��°� °�� �� �-----� °������J-.- � � � � a��� ��`° � w c.a �___, '���dcr �' °��.� �1 ,,'�' �`�`,�,y T �a� � '� �� ��°� � �� �� �� �� � ��� � � � R ���� /� � �,ea�.1" ,�r,f �A �� �� �� ��� ��� ����� � ����� ���� � �� �� �i1�7LEYC3E � �t�*`� 1 � �GEt�D , ' � _�.__�..�_. _ p�a,NNED TR�tNS�ORTATI�N � SYS°f�t� IMF'RdVE�AEf�T BIILL MO�idT'�.I�I R�D�� ��?�J��T' ��LY �QDT--- �r�� �c►�o��.� ����� ��n��v,��rso�v CIT'Y OF TIGAF�d ��� �"iGUR� � HILL�HIRE W00[3S � � DECEM�cF2 1994 t4 4 005 � R � � F��R°� --�—s � � ���d�1.i..5 �eooY�r°�o�c���e9 va ���� ����� � ��d� ` s�— (��� ' era � � � � h>����� � � � ����t- ���F'J'�'y�6�� �� i �� ��w� �,C'�' °�s°-_`�� �`°�C��T + ,� �F�'� �. �9 ��� � � � ' , � � � �1 �'�I ���� � j ' � /�� ��� �.� ./ .a.. �, 1 �P,�i ��'r � � �� ���� ���� � ���'�,�a ���,� �� ���* MiaTL�:°r�� ��'� ��,,� � � l,�G lWCB i � ' .o___�.... .� �i�,�l�1�Q T�/�h3SPC�RT,�TiC?P4! I � �YS'TEMi I�iP����'ENIE�IT I � �.�..��..�..�...��. �a � �---- —�---�--�—-- � �!l►..L ��i�rlJ6V7A1H 6�C1�t7 � � � . ����� �����l� ,��'i�� �✓iTH�tJT �'�H�L�S �°��?�'}" �l�i�ll���Tl��! �(TY OF TI��€dD FiGURE HfLLSHIR� tN0OC�5 �,. �^j q �ECEMB�R 1994 � �asa o s � � � g FER�°� � b �, c'H�� (NOT T@��cA�E) � h���� ����� � ��� ��� 6 � i � A � w�`��r � �� I � � ��,� ��� ��'���r�.� _ � � � '`�4`I��� 'm. I �,c� `�� �nw_r` �� ������. � ��.� ; �� � �a �; ��� �, �� , � � � � � ;,.. ���'� � , �. �� � � a q.�- �e �s�,,�' ��,� �� ��k� ���� � � �.�°,�a @��"�,� �� � , �I�TLE`tf3� ��'� ���;C: � l."� fV D � � _m_,��.�... _ PL..�,Nf��[� TF�l�PJSPaF�7,4T'l�i� � SYS7E�1 iMPf�c�VEM�P�T � � � � � 9Ul.L �1AUNT�Ih! R��f? � T��'AL TR�F`"�'EC AD�"�- V0/!TH �'�I��L�.� ��'�R�' �C�Ni�E'CT1��J �ITY C�F TIGA�q �oGURE HILLSHIRE tiV00DS � � � �� pECe�ne�� �s�� � ia9� 0 I , . ' Ni9lshir� Vd/aods �DT Cor�par�tiv� AnaByses C��cernber 1994 , Prc�j��: 1�4�4ed0 Pa�� 11 of 15 �A S.V1/. S�ho1�s Ferry lZ�ad C�nr►�ction `� � cc�r�r�e�io� ta� S.V�'. �chealls Eerry 6�o�d h�s b��r� prc�pos�d as a �ar� �af th� c�veral! �ir�ula�oor� netvvr�rk far the ar�a, 1°h� f��a�i�n nf th� cmrre��cti�r� ha� not b�ee� degerrnin�de Fi�rw�ve�, �w✓�a apt�ans l��ve be�r� dis�uss�d: J�atson �, �n extension e�f 5.�/. ��Pn 5t���i�nd ��►#ie�� �, ao-� �xter��s�r� of �aP�,� Av�nue (See Fi�u�� €f). Under either �p�6�n, a 1�}� fe�o� spacin� b�twe�:r� acc�ss �cac��ions �Ic�¢�g S.b!/. Schcaal� F�rry Raad we�ul� �e�d ��a &�� rn�ir�tained ir� c�rd�r tc� me�t l/Vashing�c�n Cous�ty ��c�ss �t�nd�rds for � rroajor �c�l�e�tore �ased c�� th� V�✓asF�irr�tc�n Cc��anty cri�eria th� location of th� �ccannection te� S.�/. S�hcalls Fer�y Raad waa��d n��d to be 6���vv�e� �he sca��th�rr� ��e�ss to gh� prcapc�sed Alb��sons s4�op�ir�g c+�r�ter and �he S.VV. 150xre r�v�n�ae�S.VV. S�holi� Ferry 6��ad in��rse�ti�an. ,� cc�rar�ecti�sr� to �.V4/, S�h�lls F�rry 92a�d w��ld providr� a dir�� cor�n+�c:�ic��n ta a r��a�na9 ��ar���soo��t��ar� €acility ��d v�rc�uld limit th� n�ed fsar r�sadent� to ��av�l tFarc�ug�a IU��� str�ets tc� a�.c�ss r��iora�l tr�.nsp�ar���ion �'ac�li�kies. The developrn�n� of�pti�a� 1 would �rtolize th� exis�in� �xten�ion of�.W. Ferro Str�et �r�d �e�c�ss ar� ur�c9e��i�p�d par�el �� land to rreak� �h�; e��n��r�i�n it� �.�/� �ehofls ��►�s•y {:aad. �'h� d�velo�►rnen� eaf C7ptoc�n 2 v���ld also r�see€ °,�V�shin���� �c�unty a�e��ss� ��a�rir�� �°ec��orem�nts, k��at i� I'sk�ly t�, crc�ss dev�9�ped land, � veu�ich ce�as6r� i�cr�as� c4�v�Ba�rr�er�t ce�s�s. F�eav�����, �ryd�r �ith�r �pt6�� �.V�/. F'�r� Str�et cc�uld paoter�ti�9iy �ec��air� �ither s�ali�nrr�ent a►� ra�i�hbarhood tr�ffi� rr������r�oe�,t re���s�r�s tc� rec�u�� the possab6P s.�se of tl�at f�ei9':t� �s a tF��o�s�h str���t. � � d RR"�" �d � av� � � II � I I it��'eTson an�Assacs3tes, r�c. or� an , re�on m- < � � �C,�IQIl.� F�.�R� � � (NOT Y0�SCALE) I � � P��"��'� � `RC (3�� ������ � 1t8 � o � � I�V,���T � �...__�,�_��ed_we c��`� �'� �c� r °P1'Ay V1� � � � `��`i �� �'�A� ``�I-�- 9 ��� � L�.�o.wi � ��6���q, .g�p'��j�� ���V J � � � � � I ev � � � �I�� �� § '�°� I �:. /�� � I � � 4�t' �a C��' �� �I �� ��`°�� �`��,��� i ���`v `��p,�. _,� �� ���@� MIfSTL�'TQE a��� 'I � �E—•C°�-�dL� � � _.._m�._.,. .� Rt.!\P�PdEfJ TF;,�N��C�RTA'fIf3N � a� SY5�E�l Ii�F'RGVEt���1T ', � � :u:c � � £��1LL Iy4t�UNT�IPJ i20AD a W � Ja �'�. ������.� ����°� I �ONM��TP�P� C�PTB�N� C�r1° GF T�rA�D Ficu�z� � HILL�HIRE VV�QDS � � � DECEMBER 1994 ,a9a ooa Hillshir� V!l�aods A�T ��m��r��ive ���ly�i5 De��a�nber 1�9� �roject: 1494.00 � Pa�� 13 e�f 15 S.W. Feri� Street Ana]ysis S.W. ��rr� S�reet is current9y a narrow curva9idiear street (��4 feet to 16 feet) that b�cames � �', 2,OOd foot cul-de-sae we�t of S.VO/. 1���h Court. E�u� t� the width a�d �Bignment �f ti�� �' roadvvay, S.W. Fern Street cannoY ae�corr�rnod�fi� significant increase� in t�a�#ic. 44�i//ithaug a I, cannectis�n to S.�/. Scho(�Is P�er�°y 9�oad traffic o� S.W. Fern Str�et is proj�cted ta �carry 33t� '� vehi�les per c�ay. Thi� repres�nts an inc��dse �f abo�at 23C1 trips per c��ay, �u�er th� �xi�tmn� tra�fic levels (100 vpd). With a cor�nec�ioo-i to �eV�/. Sch�lls F�rr3r Ro�d th� projec�t�c� dail� firaffic: volum�s e�n S.VV. F�rn Str��t wrill b� 165 v�hicles p�r d�y. 7�e canr�ecti�r� t�o S.�'. � ��he��ls ��rry F�oad wc�uld i�cr��se t�a�fic volura�a�s by �5 trips p�r• day ora th� ic,c�l faeility, hc�wever, �'ar err�erg�n�y ve{licle acc�s5 anc� to me�t th� guid�lines o€ the �'ranspo�tati�e� Plar►nin� �ul� (re�tr�ct�d use af non-throu�6� str��:t or cul�e-sacs), alternative ac�c�ss to S.VO/. Fern �treet is recor�rr�ended. The propo:sed pr•�j�ct would g�rovide �Iternativ� ac�ess (��cYen�ic�n r�f S.W. �ern Stre�t� at th� wes� end of S.!/!/. F�rn Street ra-ieetiro� the Trans�c�rtation Planning Ru1e (TPR) �uid�lines ar�d emergency vehicle a���ss goais. it is r���m��iid��i r�ag a ce�r�nECticsn �a� ra�s�d� t€a G.�/. F�r�a �tr�et to pre�di�� a ee��r��r�cy � v�hie:l� acce�5, ��d ultimat�ly a cono��ction �e made to S.�JV, Scholls Ferry �uac#, b�at that ,� effarts b� made to lirni� th� us� of 5.�. F�^rn Str��r by thro�gi� t�a�f�c. �"hi� cou6d b�: � a�corroplished kay not m�kcn� � di�°�ct �cos�n���i�r�n frorrs SeiN. Fe�r� Street t� the con�e�6�r� to �.Vi/. S�holBs Ferry P�oad. It s�ould be nr�t�d that a��nnec:tic�n t�5.1�l. �ci��lis Ferry Ro�d is no� r�q�apred as p�r� of �he �ao�opos�d �fii6i�i�ir� i�r�c�ds r�eve9opm��it. � �'�IV��d.��d�bl�(� �4�ds� ������,��PJ���'���i� � � 1��se� �n �h� re�uEt� o� tF�e A�73' corvaparagiv� aryaiysis d�scr�bez� in this i�t�er r��a�rt, th� proposQd 1�D7-ureit sir�gl�family resod�r�tial d�v�loprnent ��� be c�nst��actec9 w4�il� rr�aint�inir��; �he int�griry crof �he local street systerr� i� the site vic6�ity. The folloa�vir�� conc9�asiar7s can be drav�✓n from tFre anai�ysis: � The pro�c�sed sin�l�-rarnily d��v�ir,prraent is ex��ct�d te� generat� ' �approximat���r 1,0?0 r�ew c�aily gr��ss ar�d 110 n��w �rips d�rin� ti�e ty�A��l , �veekday p.r�. p�ak hcsc�r. � Th� exis�ing loc�l r��dways {�.V1/. Winds�rng Cc��rt�nd 5el�/. Miistl�t�� [�riv�) anc� future ro�dvvays (°'A°` A°✓er�ue) �r� p�oject�� to ap��ax� at �he �vi�her� tl�e 1,5t�0 averag� daily tr�ffac standard fc�r Lc��aa ��r���s. Ta ens�re continu�cl �'ut�!re �af� and �f�ici�n� tr�fFic op�ra�ians in the sitP vicon��y, th� faEl�wie�g i�rs�rovement is recc�mmend�c�: • Provide graffic c�n�rr�l or roadvvay ali�nr�nent� that woulr� li�it the �.ise of 5.0/!/. Fern 5tr�et untAl st is widener9 7o m�et minim�am �ity ef �'i�ard st�nc�ards. �tte son a� Associates�nc: a�t�l'anc�;�egori {-[p4lshiPe i/V��ds ,��T �arr�para�iv� �,r�alysos �cVerrb�r �9'�� Praj�c�: 1�'��.Q(� Pag� 1� c�f 1� 9 tr�as$ this l�tt�� adeq��t�4y �ddresse� the �r�nspar�agb�a�-r�lat�d iss�es r��ardi¢�� ��� �ev�l�pm�r�r. o�this s6t�o fff ycsu haW� any� ad���i�na! questions or �cn��erras r���r�ir�g fihis ar�a33�sis, piease �all. Sincerel�, K9�"TEL�OPd � ASSt��'6A�'�5, I�N�, � � i� �ar.�r��. /,�..a r l J�ffr�y C6ac�lc 5er�ior �'raffic Ero�ir�e�r � I � ' � � c� , � � � � � aaa � I I it�� sorz an ssac�ates, nc. ���n� r�ean � � - D��xta� 9, I9'�t . Tig�e��fl�z�a�aar��o�as�.��a ��ar Saxs, °[� ���r p���+��� a.d�i�ora��o�c�ans�xd t.�ou���s �n �������o�th�pr�spos�dcv�aop�v►�ns S1TE3-94Q03 �d ����'�e�or� S�'��g�a Str�c�. T attea�dc;� �,nd b�efly spo�e at eh�Pi�ra�ia�g �arr�- �aassi�a� aaae��� �re l�iov�nb�� �1% 1.9�4. �-iovvcver, du� t� t�h� fa�t sh�t X z�e�e4��c� no advaea�� res��fi���on c�f t�iis rne�t�n�r I was u�agr����d to ad�ir�ss ��ai� �'�<z�anissaora co�G�rc�i�g aIl �� ghe ��e��s�s��:i��d ��h�ez�S���. �i�t�£�1,T v�csaa���e�sa st�.����ata�l��a�v�auld pr�f�r����ch�l�ari�at��tc� be dem�lc��r�by ���-�4�03 Cca ���z»a rsa�1, Y a.c�aav�l�dg� �h�t Yt is v�c1Y �vYthin �� laradow�.�rs' �i�ht� �o d���lc�p i�, �ad ��1 t��� f�r ��� g���st pax�, �� �v�°� pr�pas�l. is r�asc�nable�. i-�e��err�r, � a�n �c��.� c�is�pgso�t.�d aE th�: d�velc�p��As h�d�a� o�' �crr� �tr�t an ��,ir �arca�ae�sa�1, �r �dx�� acc�a- �a��I�, ��ax��c�C�f'a.c�dx�ssn�r� t�� �ssa��;s as�aci�t�d �th ��rra St����. A���°a� �aegg��b�rhwod�ra���- is�� th�y held� l�st.�i�yw �s issu� �� r���d b� �i���rc�z�� p��apl� i�a a�t��c���ac� �d w�� �l�ariy ��t�d � ��.� �f�� ase� �f ge�tcs��a���x°�. �'�t t�.� gxss���� ��t f'�rtki �y th� d��rel�p�r izi rae� a��.���rza�at�ta adc�r���ta�����aa�e�as�►z���aa��o F�m �ts�t�� a n��rw, wuxd3�, �rad �ai�� s��t t.�ae �mvas ������asl;� n����r znt��d� t� su�p€��e any �x�os� �raf�c th� th� �-ri��a� �ia�d� A,c�s ���dn�i���ra. (°Th� c����� s�.�ciivi�ics� c���t�d 30 hous� la�s.) '�'���d�v��c�p�r i�fi�a�g��ops�s�.�a�brru�k�t��ka�ri����rnpts tc� obfuscae� �kae ��o�- ness of ��rn Si��et by r�f�ixaaa� cc� i� �s 2� fe�t ww�d�. T't�� T°a�ard ciey �ragineer at t�e �al�ric�in� c�rr�Yai.�sisan�ra��eng af l�o��r�nb�r 2i, st�sc�i �hat��xn ��r����aa f�ct is �.� n�ro�e as 1� feet wi.th 22 f��t ba:�s�� �� ra��ia�e���d�o �e;rr� S�r��� has �h� �has�c�:r ��'�,q���t�a�in�y la.a��. �'aa���5 i��r��rly ���Ic�n� i� wieta th�z� childr�r� ar�d dogs xaa�vsig�r�� 'g'�iere ar�a�� sidc�a�c�r�r naYhs�1c�n� �ein Str��t bu�, clu�t�ehe light traffic, th�s has b�en safe. Residents of F'ern �tr�et appreciate the street the �z�av it cun•ently `�' exists, and for many, that�ras an irraportant criteria�'or their decision to i�ve on �ern Street. Given � a �hoic�, Y � �uxe��t rn�s� i.�a�at�111, ��sidents a�f F�z�s ��reet�oul��h�aos�to �a��r� at rernain � � dead �rad st��e�. � I � I �g�the P��.ira� C'ox�ni�ian to a.��v✓1�rn Stre�t�c�rem� i�n ie�pr�s�nt condisiar� by requu- ; � ar�g that it t�d�a.s�-�nd�d��st pri�r t�wt��r��v�n��"�„is���ross i�, �d that t�s�dc�n�ui cara� � -� jun��inr► vv�th �h� �p��urb� �f ��v�s�u� `°.f�". '�s �ot�fld allo� F�rn 5tc�ct �o r�rr�a� urz�h�nged �xc�p��ox t��e l�e et�r�� �aa�as�s �za �h�enr.1 of�ern S��t whi�h�r�on the w�st sid� of tia�here a�e- �' n��"�."ir►te�sects��ska ��� 5�re�� `��y vvca�d sez�i��n �d�der�d 5tub aF ker� St���e, but use Litll�lAbl4r `6A91�08 �VVVJ�. ,.., r � T��c�atxb�:r 16, �99�& � i����PVEt� �� ;i�:l; � j- y��� Ti�a.rd F'lane�ir���r��a.��lan , ��UMf�UNITY ��U�LOPMEN�' �� , �33ear�irs, . °�"hi�lett��cor�c�rers i�su�s a�l�t�ci tc�the p�e��s+�d d�v�lopanene SgJF3-94(�➢3�y�r�d t�os�sp�caffa- �ald� a��o�x�t�d �+ith Fern Skr��t. �, s�pacat� I��Ee�° h� b�en address�d so th� �'laainicn� Corn�nis- si��a that r��ly addres$es ��r�a St���t iss��s. It is any und�rs��ndin� i:ha�t issu�s �aot r�iseci at th� ori�inal �lanniza�Gamxt�i�sa�n rne�tan�xnay nat i�e raised at a la��r ti�zi�. 'That �s why I have ctio- se� tea s�&Saalit t�va letcea�ss, �..�Gh��er�a Str�et f�se.re vv�s raas�d �t eh� £�fl�iz���c�rn�rii5sx��a z�a��;ti�� a�f�T��✓�arr��21 be�t th� i�sues pres�s�t�t�Iln�;hi� l�ke�r�r�� �oto �a�t, I w��k ���ixii�. �vhy � �jc�stified to r�as� nevv iss�a��. l�art�f�h� rules �nd r�gui�ti�r�s c��- ��xni�zg n�w��aabdiv'r�ioa��i��v�l�pa�a�ret�eq�Ar�;s ti��t��prap��ty t��n��s a�rith�r��Sp i��t+��Ypa��r�a. i� be d�v€;lo�ed b� r�otifi�d ¢�f th� p��blic rn�eCi�t�� cc����a-�an� �Pa� pr€�posed d��r�laprtx�cae. �/i� vvife �nci I ovv� grape�y ch�t �h�res �v�r 6G� feet of c�m�xon bord�r tivith this �ev�r c����;lapn�ent2 y�t v,�e suer� n�� r.e�eifi�d a�the Plar�nin� Cc�znrnis�ic�ra a�eetia�g o�'1�1�v�z�b�c ?1. vt w�s anly by l�cl��at w� h�a;•d abc�cat thns rr��etg��tk�� �+,v��ke�d pri�s�Y� i��ecurri�g. '�'�s providesi �as np tirn� tQ abtair� i.�forxiaa�ic�n ¢��cz��rning eh� gXCago��d d��✓e�c�Fz�e�n� sca tt�at �v� a�a�hc ia�t�llip���.(y ��xa�- rn�nt a�m the pec�gc��a�. �e� �rre�t ��f�t� �ras 5aa�:� aay a�v'aous �robfle�g, th�.t I �vas a@��� t� coar�- �aa�rt �r� it �t t�� rr����a�a�. Trr� YsS��s �ir�� ��s�d in ��t1S I���P �'�C]�3Y�"8C� c�dl u'lfic"k��S15 QF l'�ia pr�p�sax �r�� 'I°q�ard'� �lanFai�� ����rtr�e�a� �ta�r�pc�a�. � �a%y vvzf� a,aic� I purch�.s�� ous° resid�nc� csz� ��raa St��et ��rs past 1�/lare�a, �n�r� tha,z' nine rnonCt�s b�fQre �s Planng�� �c�a�alss�a� m��:gia�g. �h�e� tdie ac�a �o be d�yele�prd was be�x�� aiaai��c�ai tk�is past J�al�, �463rf�iG�gItP1A ���"R�fl�Ylt?L�i'S 'Ul�iS I�i'�lxlPG�i. �� `b�J��°� �14)�X36.7t1c�1�(�c3�C�3�5 �ITYk�, bsa¢ ��.tl��i° th� previous owners �f the prop�rry were r�atified and they sen�u�the ne�tice. t�,fter sev�ral phone ca1Ps it�v�s deter�rti��d t.�at�h� �it-y��T3g�d�ravgr��d ti�e��undary C�r�ami�sic�ra w��h th� list�f r�s�dents cca no¢ify. I contacc�c�3ot�n Ackers ��the �it�� df'�'abard zv er�q��ire on why vv�, the l�gal and rec�r�lcd c��sli�:i�s c�f ci��: progci-ty ac 1-�I60 5�+�' F�:rn Str�:�t. 4r��r� ns�� n��ific;ci. IA� �:���Iuine� � that they work aff of the ta� ��st pra�vided by �Iashntt��to�i �ounxy. I requ�sted at that tircfle th�t r�he � �:ity of'�"i�ard ta�� wh�.t�ve�st��p� are nec�s�� t�ensure e��at �� �✓o��ld r�ce�we �r�per�o�ifxca� tion c�f any oah�z� actio�as con��ming the sur�c�op.�nd�ng propsrty. �ince ��shar��ta� �owe�ty had no � �r�c�bke fi.ra�ia�� us f�r cau� pi°o�ez�y �a�.�s `�l�ck� ��r� d�n� I°�o�+��nb�r �Qth, A ��. ��sc��aing ara cz�a "� ta.� list was usec� for addz�e�s�s. "�"h�r� ta�.s b��ri�2(3°i'o taarnover o£hoaneawzaers or���ra� Str�et dur_ S�D � ing th� past ye�r, so s�ecia� care rnu�t b� t�.ke� to ,�et ac�t�rat� hor�zeowncz� addr�ss�s, az�d many ,� resid�r�ts �e �r�ir�formed abo�at S dJ�3-9��3. T�Ze d�v�loper held ttie r�qui,red nei�hls�rl�QC��I me�:ting in �he ent� af July wraicM rriy wif� �txd I attended. ,P�t that meetin� �� provid�d our�.ame and�ddress to the d�v�l�ipe� and r�qu�s��d t��t �e be Anformed of any actican con�e�rrcfing this d�vela�xn�r�t. Th� applica¢ion subrr�itted by the I d a d�v�lo��er l��ted t.��att�nd�s of tha.� rs�eetin�au►d our n�xc was includ�d iza thi�li�t. - � . m . Yet in sgite of�h�s��fforts on our p�rt to�nsu�e:th�t v���rvo�.►l�i f� notified of any �ction concern- aaag thi�de�relc�prner�t, we v✓er� n�t nc�tafied c�£�he Pla.nr�a�.�Ca�am�npssion rne�ti�g 1;�fld on I�1e��v�sn- b�r 24 vvk►e� tlais d�veloprn�ne pxe�pa�� vvas presea�ted aaxd disca�ss�d.. 'Th� last of pecsgle �hat t�� i n�tic�v✓as s�nt out to dr�s�ue incl�cd��as. This E�,�t��liev�, a bre�ck�of the rr�fes coYicea�in�r��:vv s�abciivisio�x dc�v�isag��►e�t. 1�1m�rry �ar �hc add�tianal issues I v✓oulc� lilce to i•apse. Firsc, I am o�posed ta tk�e v�c�ianc� tm �llo�v "�►°'.�v��a��to b���cessive�y s�e�po ••1�" AV/�II�BC 1S Y1�PlI9311�lIl�,51�YY'�loht pa�th ir� t.he ar��th�e t�i� �ns�e �t��pa��s vv�uid o�cu�.� �� thc ��t�m enc� of tk�s �000 fo�� steep sta�cch is a r�la�i�+�ly �en5�ly d�d�loped a�c�a. 'I'�a�pc�2�r�t's�t fcrr �✓�hicles tr�vcliaY� at an. ur�safe sp�ed i� quie� high due to khc l�r��th a�ad slo� prnposed. A sinxal�r sieuatioe� r�as allowed an 1�Sth �treee vvhc;re v�hicl� speeding is a con�inuai pzobiern as ev�si�z�c�d t��v the r��ul�r presence of a tra�'fiG offic�r with a rad�����usy w�ati�g Yi�ke�.'�"�ie�t�ep slo�o€135th also af�ecCS the s�'e2y of childre�n Qn bi�y- cfl�s, skastes a�re� ��Ca�e��rds �uv�ea� mul�iple acc�c�e�ts have happened vvh�n ckaildreen �ost �:�aYscal o�their eqe�i��ex�t �nd �aac8 �aa pl�ce t� �� baat cio�n. I fe�l additio�al work sh4uld b� req�ired I �'r�an the �i�v��oger a�n ".A`„ �1v���ze, t�a ee�sur� v�h�cul�r tra�'fic safery �d redia�ic�g th� abefli�r of chi�dsv�n ta a�l�ev� �nsaf� s��ci�whi��c��as�Eng. ' Alss�, woi-lhy of cyoee i� th�at baa�•i�d ira t�e st�ff c�par� on page 13� it�rr� 6 is a c�rrt�x��a�t that the i �IaxnenanGe��rvices Dir�'ssion "�xpr��sed co�.cer�s about t4�e steep�aess �f str�e�t grades for mai.n- t�naag�e�d�m��rg�n�� �����s"'. I�Jovvher�in dh� s�4'f x�par�or develr�p�r propa�a! "rs this c:.an�em i a�eld.r����ci, y�t t,�e 5t�ff r��ort �kill recc�naxnends ,;��rtti�a� a variance for excessive stre�t slnp�. I Rt�ve �o assun3e ��.t th� ��ul�tion gertaia�iag e� s�r�e� �1m� �v�s created �or a�reason. �F��g pa�s�- p�se gs it��rvir�g gf��rx�aaee�ax��i��g�Ztea�h�as d�;f€;atir►g ies p�rpQ��? See�ond, I vvould lik� to s�� a s�ub rc�ac3�onnection be gravid�d towarc(s th� east side of"�" A.ve- I naj�ira th���a�era.t ar�a betwe�r loes 7(k acic�77. 7'he b�st�pot wnuid b�ort�he so�ath sid��f lot�7(�. I 'd'hus woul�i facilita.ee th� gsossible f�ture dev�loprnen� af ehe pro�e�rty to ckae �ast c�f"A." t�.ven�z� arid pez-sxiit a lo�i�c�l. traf�r #��w Yf�hic groprrty ti=�as �ver rleveloped. C+���zwise, thas pr.aperty would b� ur�de�v�t�pable�lue t� a lack o�'access. �'his wp�ald al�o help to break up th� ex�.renxeiy ��ng bt�f��at as'b�ing�r�atecl by thi�devel���e�t, a b�a�ck i�a��,�t� c��ardy i� exc�ss Qf the c��i- � murxz allowed. � "Third, I wou1�31ike speci,a.! v�a[chgu�rds placed on the d�veloper Co ensure compiian�e with dev�l- opmezzt guidel�n�s. �4s a�a��ation�d �arli�r, th� developer did hold their required z�eighborh�c►ci meetimg an;July. �/Tariy c4�cera�s were r�sed: .. • �a�virc�r�in�ntal eonc;�rns -- Q�es�ac�ns aboui rare c�rehids �nd otki�;r��aeh folia��; 0 4�ater sprin�s c�ncereis --�Conc�rn� ��c►ut ac� ar�a ehae is alv✓ays�et ai�d wheth�r ie cou�d�S� a nat�aral spring; _ tl �'�Iizt�r sts�ain cc�racei-ns -- '�"he alarza-off doesn't a1!flov✓down ravi�res, �liere zs a�,vi�eer strearn path t.�a�nan� �a5t to wesE; ha,s the disruptian�f it been investigated? � B�havi�ral cor�eac-rxs ---'The Rc�We 141eado�,� I��velopmenc has t�een po�rly �xerueec�and l��t a ba�d taste in maziy residents mouths; o Fern Street c�ncerns -- .�s menti�ned. � ' 1°he d�v�➢�g�g was very$r�ci��u�;;ue�on�ised to send plans, ra�ap�,infc�ernatnon. I-�e stated tkaat ther� - �u�uid cYefitaitely b�na dirt mavin�until�nd c�f 1994 or sprim�of �995. All of the�c�cacems�rould b� �s�ZOnded to. VVel19 n� ce�id�n� h�ve �en c�nt��ted, nc► plau��oa�rr�ps c��Iav�x�d, �t�th�r, are I ,�u�aa��, t�ae d���lo�r b�g��a b�x�ldozing °`!�'° �ven�e on � S�1l�A.'�'! It w�n't eantal '�'uesc�ay, �r r�ta�a�rc�u�s��adene���Iled,8.���+'as���ton C�a�aa�y a�ffi�i�i.s�ca�nfi�ned�h�y l��d�.ale�c��+orl� �r►di�� pro�r pern�it� b�eng mbtairaed by �h� d�:vefls�per. �y eh��a •`A." Avex�u� ��xsted, and �y , p�ssib��e ch���� �f�v�a�a�tang�e�virona�bental at�a�a�t� had b�a�pls��ed vnd�r. I-€u�,dreds af tr�es I la�g�r eh�t�"'an ds��ca�t�r l����v�+rn�bc9ut> I�a�n�t h����ut q�sestican�e tir��i.n���e�'�r�eh�laiad ' w�s �s�a��ceri a�to '�i�a�a°d, and i�nt���aty of su�h aetian�, �d belie�r� all ��¢aaaas p�xfo�ed by th� d���lapeP sl�aoa�ld lb�ane�nitdred��os�ly. �ou�tlh, al�lhoa�g��Ra�r�ele� ��r�gralati�e���conce��� n�w► subsiivisioa� ��velnpm�eat r�a��z�� t�a� �fl gxag�rty asw��ae�s�rithin 2�f����t ca��ee �r�a to �ae d�a�el�p�d�� n�atifi�d��the peablA� an��tia�gs c�n��ra�in�th�prop�sed develc�pment,I�'�e� qt i5 o�ly fair to �iotef�w all res�dent�of F�x�S�re�t�d �� �as�&� �ii11 d�v��og�teaic �t �ezuld 6� ��£��ted fl�gr er�ffic and w�ter �un-a�f is��aes �aad a�flc��s+ tb.ee�a��cha.�ce to rai�con���.�. SIn�� S�-9�� �rall be si�ti►a�high���hz��'srx� S�t�a� ��e1�k�ill,�a�a�d��i�is��s,rQxra��f#,�teo,�� ��ct prc�p�rtie� eaaeach f�rti�ec i�aau�a ZSf�f�e�t a�a�. Pleas� ��-op�� t.�� pa��li� h�ar�n�s cc���erngaag S�-9�i?3 �.qad as���r� �li a�fe�t�d ����es�8 r�si� I d�nts �buut tih� pr�posed de�reflcrpr���n�arad ���rre�s sr�gh�e�he right araxs����a�U�'�a�atsZgc di��u�szo�a a.rqd rrp�rs�a�t�tior�cara b� h��d on�hese issQaes ��d�th�r�once�s that residerats crt�y h�v�. "I'ta�.c y�au for y�aur�cscu�nd�rat�ora. I �a���ra���ti � '� � /�� ��:J�---'" IViacha�l �a�nbau� 14��4�SW F�e� �gr�:e� 'Ti�ard, �?I��7223 i � ' ����0��� I', i �� f w �} i��y ����t�� �or��ukerv�EV��a����� I'� ia��o s���s�e � ��.���.��zx� '° ���is.r�a ���� � I . �� '� � � � � � I �������i��. �������� ��.����: � I��it�ag�,is➢���a c�P����i�esia�pi�n 3i,J�r94C003�d the c.�rn I bade f�xr t�$afety I�� �d s��H'�t it�°itl h�v�axa�a���t. �a�r�tt;y�y��5�t��CIy wi�e e�c�e�gte cu su�t�o iaaf�,s of or�E�'ice �e►r ane�scr�.a�s�t�ch�s� I �v.�.�g�r�o�es o�R��u91.a�v���r�it wQr�e��ch�r g��y. °i'hc sa�x�a�teaa�i�a p�ari�n a�can � �ac x�. �ude tk� x�r,��a�cti�a�of�So�c�a a�rw subd'a�vas�a,taa�'a�evo�d°ar�s�;.,� I s�asticmmll;r saed�+ts woeaYri�e p�ib�dv�y e�g saaeq,ae�a�al a�d�sn°ia�a aer,aist�a�2s(�'nefly��da�en). 'I'�a�sd�a�of s�e n�ea�boaho��ov�the��aag��of che rsaad and driv��pp�pci��f�r. 'fih�xe�!al�ger �+a�c�e�a�rhgn�c��a-�fd�� '��a t��as��he re���a srec�ru;ut ro Walnrut o�135�. i '�4.Q.���������xs��s 3�a.5 b��a��a�,e�efa��ea�a�l�r,nc�dd a�nly lr�d�aar��� ��s�. I3�r�rnflvi�r�q�t�� ' ' �of�y hoaae�����+c y�s. I��naata��t� �k��.�a�gg�tt�i�t�¢��cs�re��m d�afi�ef x�d�d b�cPc�&��i�er�ae w��c�r�t�et� �'�S� ��rms�e��� ,3�ie���r�e�e���osa�rir���c�e�b�e. y��s�y @�:rra�iu►�sa��e�;e�i��€kssa° � �cc�t�st�e�x�ighb��h�d,fl9tae w�atld grovide r.�e lirr►nttxf�cess�aae as€��si�. I I � ' S�tex�[t►in�;vvn71 rt�d er�b�don�a.�F�nn S�t is in fa�t connect�¢�tt�e prtapmsed sut�svisi�on. Y wau�d �a�a�ge y�►ea r��er�a�t�t�si�aa�a�ad��aP�z�o�ria�c�isiom b�fore it l�r�s�gmub��me '�'t�i�i�e��ta�b�a��+rt�a�ed�y��R���vMl�ap�r�mzad'I'he�icy af'��acd.in th��sc,pl�as�ds��s'e a.t�s�a i �ais ad�a�. I� Snra�;�ly, ' Ro ,� ��.,�,, �,��,���-_--��--- �i�J�t�s i � . + I�c�nnber 2�, 19q4 RECEIV�� ai�';� :y •� ,���ti`r _ T'agard �'�anning Coenzriission � .. 40P111�U1�611 u�VELUa�ulEEdT ���aar��assion, Z'd�s ��ttt�r �dc�s�cs th� resaales of th� traffi� aaa�,lysi5 �rf�a�t�aed by Kit��&�c�n � ��c�aa,t��, �ai�. o� b€�t�lf o� � Sa�rra P�if�c I���r�l.�p��r�t. 'I'tb.� tra.ffA��ex�alys�s addx�sses th��ff��t of¢h�ir p���sse��ills�ar���loe�ds���v�lop- ment(�T,1�3-94R�3)esea �ra�'fi� iaa �.h�s�aa�A�tadi.���rea, �ax���f�lll,l�k�e��tc�ia�I b�li��re this tra�.c��lysi�r�pey�is���ga�icar�t p�e°,.��f a��w a�a 'oa�co�c��xa- . in� �iis d��v�icapa�ent9 �a�d �s s��h, �a�ts tta� r��a�rii�z�of th� publi� h�i�� �t l��,s¢ in��ar•�.s ��th� t�af�c i��ues. �sa�g� th�Fian�,ing�.;��.assza�Co s�llcit ac�ditimca��ublic input at t����uaty 9, �995 ;txa�t�ng. 't'�ais repc�rt clearly st�t�s that�e�n Str�et, �1� 3C�4Q?W �Y1StS, •`��I1riQ$aC�OPT3CR2f�4�atC �fl�T1fl�1Cii11t l�d�I��5�S lft tYa��'1C.,, �'urth�r, th� ��Dysis �has�rs Ah�c� if x�.r�er�u�: 661�49 is c�r�nec��d te� Fc�n Stre��v �a�ng ��a�a Str�t a thLr�a�h s�r��t, an estaz�ae��3�(��'o in����� �e� ��c is e;�:�cted os�����a Sc�,�t. ��]&�15�S4�Y11"�%��lt D.I+�Cfl��n , Ir��e c�nclans�mns af the r��r�it as re�c���nd�dl"t�s e�sur�cvntiuu�d feata�����.d���i��g t��'i�c ..e pg�e+�de � � L'i'��lC�O11�I°�J�CAT h'S��C�L`/al� s�Ifl�fCaTXl�l[YB3 tl�aQ�'VOII�(�IlYllfl��l�1.1S�O� �r.�. F�g�5ta��t ua��al�t i��v�den�d to imeet rr��a- : i�auaxa.�i��f?°x��a°� �t�rcd�a•d�." �es�csaas coeasAd�r�.tiosx cae�c�s t�o b��.iveaa ta��h�z�.��rur���ha��rs� to t� �d�pt�d � tm pr�s�a�e tk�� s�r�� �a�Fern �ere�t. Sian��y conn���in� �o �erza St�seet wi� �to�r� c�rng���t��a�� t� ��h�11s I��a�r ��ad �d fsx�R� r��9i�nY�n�aat a��'��rn st�eet (th�a��h azi e�i��ra� ha�as�7) or� �e �p, �s �s�t���� �ca rr��a �'��a I S�°�e�s�f�a �Jhil� th�s�p�s�a�aal�gie:�c� t�d�si�n��.�ra�i�h�aoci i�n���xei��asy a��X�ss�e�r�� ��qi�ired�i�ce�� �s,��v�l�pm�n�y ���r� is n� �ssur�ac� t�a�tl7c:y a�all e��c t�� �asm���t�d. �n�l ig�ae i�te�i�a�ve ar� i�ft vvit.�a.n caz�s��sa��a��ao�c. '�'h� ���ar�a��at ��t ��� Str��� za��c�� �c� 9� ���.r���t�d tlbec��g� f+�� ��t�� �aa�n�z��;��cy v�t��I� ar���� �t� ��ars� �x��rAt. �o�✓��a��, i� a���,tia�� a �i�ua�ic�r� th�t as a�h�r��,s��r �����r��s �a� � d��y ��.s$� t� p�����5 �r�da�� �tt�a� I� acce�s for aci ext��anely r��ote accur�a•enc�,���ac�d chaic�'? I��OtEI SCH'��k 15 t�t'c3��;�t�11C�ll�h 5iL'��t,i�s��.ti�e�z��r- ��zzr,y�a�ka��l��w��&�.��e��c�x� �� ��s�a� �r���l�r b�i�a It� �he Fexn Sta���t coa�n��ti�n is xc� pi•ovide bett�r er�erg�ncy v�hicle ac�ess to the Hillshare �oods, th�r� that i dew�logzza��a�,hc�aa�d a�bc�z��F�r��tr��t�rp tr�th��a.az��at sfaaadard�of the�i��a�shall(20 faa�t rga�d�vi.�ith)foc � �m�r�ez��y veh�cl� ac�cess. I 'I'he �°€;a�inty as thac��a�¢a S�et �.s it G�r,re�tly ��€ists c.aa�na� hand�.�the tr�'ic d�acfl �a� x� ��cp�t�d t��cur if iti is � cora�ec�ed t� Avenc�� `•A,,. The ��ly �rae�c�l �k�cai�e is tca l��v� k��rn 5tr��t al��ae. ��ra� Sts���sh�ul�be left to ��ist as ��I�ad�nd s�r�ee,j�st a bit �hac•t�er. I�e�ae�e is a reQsl cc�nc;ern dbc�ut s�af�t�9 p��;� ���.1� �a�.��oss �'ern Str�et such that9 if nece���y,�n��r���c�+vehga:l�s c�aa�is� �c far ac��ss. It vvill kse��ss��l�f�s��e��s�a�s�d bicy�iists co ga ai°ou�d th� g�.t�, �aad u�e ��r� �t���t safel� th�as �ak�n� �is a good sal��esn f'or �D.I. � a�ata�� �at�°g��ad. do�s r��t lik��ated re�ac�s, howev�c, �S ��.Y�t�F��.CI�Q�6�i���$Ltl3�'x�I�iT3�Yi �8��51��9�C�11��&��Y°C�Cf$��.!%%31'�S. '�'k��k ys��a fbr y�zar cc�ras�i�.�r�.�ae��o�'th�s� zss�a�s. � Sanc��ly, _ � - -�� � '-�� � - l�ichael �eshnt�aum . I4I50 SW l er� Street T;�ard, QR 97223 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]