05/19/2003 - Packet 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PLEASE NOTE: The original paper record has been archived and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.
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�'IGl�RD CiVIC CENTER —TOWN HALL
13125 SW HAL�. BOULEVARD
TIGARD, OREGON g7223
1. �ALL TO O�FC���
2. ROLL �.RiLL
3. GOMNlUNICAI'I�IVS
4. APPROl�� 91ii1�9U�'��
�. PU�La� �I�a4RllV�S
�.� StI�DIVi�iOf� (SU�� 200��OOOA1/ZUNE ClilAN(�E (Z�N) 2003-OOAO'!/PL�liVN�D C��u�LOPNI�IVT
REVIEUV (P�R) 2003-00001/�4DJUSTlVIENT(VaAR�2003-OOA06/�1DJ�JSTMEN`T (VAR) 2�03-OG007
�RETTON Vi6'O�D� SUE��Ii91�I�N CONT9PIlJED FRON9 tJiA►1(5 2003
FYEQUEST': Approvai of a 10-lot Subdivision and Pl�nned Develapment on 2.3�a acres. The lots are
proposed ta be developed with detached sin�le-family homes. Lot size�within th� development are
prvposed to b� between 5,500 an�i 6,�79 square feet. The app9icant is also seeking an Adjustment to
the 200-foot cui-de-sac length stand�rd, and an A�djustment to the street improvement requirements of
the Tigard Development Co�e Chapter 18.81 Q. The Adjustment would allo�rir th� ap�licant to construct
� curb-tight sid��r�lk as cappo�ed to a sidewalk �eparated by a planter strip along SW 108th Avenue.
LOCe�►TS€��&�: 16455 S1iV 10�th Aver�ue; WCTM �S115AA, Tax Lots 1�01 and 14aU. ��NE: R-4.5:
Low-l�ensity Residenfiial C7istrict. �'h� R-4.5 zon�ng district is d�sign�d t� �ccommodat� detached
single-family homes with or without accessory residential �nit� at a minirnum lot size of 7,500 square
feet. Duplexes and �ttached singl�-family unitJ ars �ermitfed cc�ndifionaily. uor��e civic and
in�titutiona! u�e� ar� alsa �aermitt�d c�nditionally. A,PPLICA�I�� ��VI�'��R�1"��21�: Comm�mity
Develapm�i7t Code �hapters 18.35U, '1�.370, 1�,380, 18.380y 18.430, �$.�1 Q, 1�.7'Q�, �8.715, 18.725,
1�.7�5, 1€�.75�, 1�.�CS, 18.79C1, 18.795 �nd 18.810.
5.2 PROP��ED CI�' (Cs4P91°AL, II�dPR�3!/E�fi�NT PROf�R�4�fl� PR�J��T� ��� �Y 2003��4
Planniny ��mmission wiil �eview stafF's recommendation for proposed CIP projects to be funded for
FY03-04. The entire list of proposed projecfis is available for review on the City o�Tigard's w�b page
www.ci.tiqard.or.us. Planning Commission will make a recommenc�atior� to City Council. City Council
will review the final proposal on June 10, 2003 for adoption.
6. C��'FIER BUSINES�
7. �DJOURNM�RIT'
. f ����� �����9l� ����I��IO� CITY OF TfGARD
OREGON
�OLL CALL.
������� ��,��: s°�.�
s°r�►�-rin�� �°i�E: :�v �
COnlIMI5SBOIVERS: � �1ARK PADGETT {PFtESlDENT)
_ Ju�i�r���D�RSO� ��c�-PR��i��r��r�
✓ JODIE �IEfVERT'H
,���� GRETCHEN E3UEHNER
� BIL�. HAACK
� GLENN t�RES
�
JUDY MUNRO
� SCrJT SUTT'ON
' EILEEN WE��
FtEX CAFFALL (alternate)
��°�AFF Pff��SEIV°�e
, � C�ICl� �3�'+iV'�l���C.��FF JlIVi HC�lDRYX
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� �R�C� P�9L�Y �ARf�AF�, SHfi�L�S
MORGAh4 TRACY JULIP�, FiAJDU�C
lVIATf SCHEIDEGGER DUANE ROBERTS
`���RIAN RAG�R BETH Sl". AMAND
� GUS D�ENAS
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Cal'Y OF 71GARD
PLAPINIRlG C�IVIMISSI�tV
Meeting Nlinutes
May 19, 2003
1. C,�LL T'� ORDER
President Padgett called the meeting to order at 7:00 p.m. The meeting was held in
the Tigard Civic Center, Town Ha10, at 13125 SW Hall �Ivd.
2. R�iLL �ALL
Commissioners Present: President Padgett; Corrimissioners Bienerth, B��ehner
(arrived late), Maack, fVlores, and Suttan
Commissioners Absent: Cornmissioners Anderson, Munro, and Webb
Staff Present: Di�ck 8ewersdorff, Planning Maraager; Brad Kilby, Associate
Planner; Brian Rager, Qevelopment Review Engineer; Matt
Stine, Urb�n Forester; Gus Duenas, City Engineer; Jerree
Gaynor, Planning Commissio�n 5ecretary
3. PLANhlIN� COMIdAIS�ION CONI(V6U�NEG�T'6�fV�
None
�. �4PF�h�VE I���T9Ni3 MINUTES
Cor�missianer �uiton snoved and Commission�r 6Vlores secor�ded the motion fio
approve the May 5, 2003, rne�ting miri�ote� as submitted. The rr�otion passed by a
vote of 4-0. Commissioner Bienerkh ab�tain�d and Comrnissioner BueF�r�er �i°rived
after�he�ofie was���c��.
5. PU�l.1� ���,621NC;�
�.� ������������ ����� 2oo��oao��/�oNE ������ ����� zo�3-
OO�dl1IRLA��E� DE'��L�P�IENT' R����V1i (Pt�R� 2QO��A�0�9��.JU�1"N1E{�T
(v��� 2003-o�oas/���v��rM��°r (v��� zoo3-o0007 .
� �F2ET°9'ON WOODS SU�DIVISI�.IiV CON7'INUED FF2U�fi iViA� 5, 7003
RL�GEl9ES1': Approval of a 10-lot Subdivision and Planned Developmenfi on
2.34 acres. The lots are proposed to be d�v�loped with detached single-family
homes. Lot sizes within the development are proposed to be between 5,500
and 6,879 square feet. The applicant is also seeking an Adjustment to the 200-
foot cul-d�-sac length standard, and an Adjustment to the street improvement
reqiaire�nents of the Tigard Deve9opmer�t Code Chapter 18.810. The
PLANMNG COMM[SSION MEETING MINUTES—May 14,2003— Page t
. . . .. .. ...���. . ... ' . . . . .� . .. p � � . .
Adjustrr�ent would allow th� applicant ta construct a curb�tight sidewalk as
oppased to a sidewalk separated by a planter strip along SW 108th Avenue.
L��A'TIC��1: 16455 SW 108t" Avenue; WCTM 2S115AA, Tax Lots 1301 and
1400. ZO�tlI�: R�4.5: Low-Density Residenfiial DiStrict. The R-4.5 zoning
district is designed to accommodate detached single-family homes with or
without accessory resodential units at � minimum lot size o�' 7,500 square feet.
Duplexes and attached sir�gle-fami6y units �re permifted conditionally. Some
civic and institufiional uses are also permitt�d conditionally. APPLi�A�3L.�
REVIEVV CRI'fERlA.: Gomrnunity Development Code Chapters 18.350, 1�.370,
18.380, 18.390, 18.430, 18.510, 18.705, 18.7'i 5, 18.725, 18.745, 18.755, 1�.765,
18.79q, 18.795 and 1�.810.
Rresident F'a�dgett re-ap�ned the public hearing. Commissioner [3ien�rth
recused herself due to a conflict of interest.
STA�F �2iEP8F�T
Associate Planner Brad Kilby provided the Planning Commission with the
following exhibit�:
• Exhibit A, Memo from Matt Sfiin� (City of Tigard Urban Forester) dated May
12, 2003
• Exhibif B, Report dated May 16, 2Q03 fram Multnomah Tree Experts, Alpha
Errgineering Pl�n for the Brefton Woc�ds Subdivision
o Exhibifi C, Letter from Alpha Engineering dated May 13, 2003
Matt Stine, Urban Forester, discussed the raw of Douglas firs on the northern
boundary. He is concerned that the proposed road wiil cause the tree root� to
lose the space they n�ed to be able to thrive. He n�ted the trees have already
suffered a major disturbance from another development to the north. By Idsing
more crafiicai �o�ot zone, it could have detrimental impacts on their overall health.
H� sai� he 'ss not a� cos�c�rne� �bout �tak�ility for fihese trees as he is about the
f�eder roots and the he�lth o�f trie trees.
�iis�e �aid the ro�d rn�y nat immedi���iy j��par�iz� ihe stability of fh€e tr�es, but
ove� �imey they rr��y start ta d�cline and wilf h�ve �to be taken down. He thinks
th� tr�e� �re already somewhat in decline anr� the road wil! be an added
' �tr��sor, He advis�d �h�t com�actir�g �h�e soil �s�c� m�ch has the �ame efFect as
cu��iny the roots.
� S�ine reported fihat the tr�es on th� wesfi end, especiaily on lot 10, act a� a
system and share roots with one another. If parts of the system are removed,
there cnuld be major impacts with wind dynamics on th� remainir�g trees. He is
conc�rned about the stability of fihese trees.
t
Commissioner Haack asked about the statP of the trees 12 years ago pricr to the
area to the north being developed. He wondered if that project could b� used as
a forecast for the safety of this proposed development. Stine answered fihat the
PLANNING COMMISSION MEETING MINUTES—May 19,2003— Page 2
trees had a major impact as the re�ul� of the older develapmer�t and is cor��erned
about another rnajor impact. He said there is no guarante� v�hat wi11 happen with
the trees.
A,PPLICARIT'S P�E��NTi47'Bt�Pd
Matf Sprague, Alpha Engi�,eering, 9600 SW Oak St., Portland, �R, 97223, testified
the other development occurred about 15 y�ars ago �nd that homes were built
within the drip iines ofi fihe tree�. �le could not testify as fio the health, change, or
impacts to the trees.
Walt K�app, Proj�ct Arborist, pr�vided a copy of proposed res�rictiUns to help
protect the trees (Exhibit D). Me believes the tree� to fihe narth are healthy �nd
shaw no sign of decline. He does not anticip�te decline in vigor fior 4t�e trees ifi
the developer uses best management practices. He believes the canstruc;tion of
th� road will nat h�ve an adverse impact an deterioration of the tree� tca a
subsfiantive level — that the trees wiil look vigorous fior a decade. He does not
see that construction of the road would create jeopardy in t�rms of wind throw
and does no� agree that the road would place the trees in risk of serious declir�e.
He st�ted the consxruction plan must be followed. He also noted the building
envelope for!ot 1 Q has been moved to the south, away from the trees.
F'eter Torr�s, N!ultnomah Tree Experts, ��25 SW 42nd Ave., Portland, OR
97219, believes ths trees are robust enough to handle the construcfion. There
vuill be some e�vironmental stress, but injury causing decl@ne of the trees will not
be exceeded. He noted that for the grove, those trees at risk will be �aken out
a�d the remaining trees will ge4 more sun and water and should do better. H�
advised that for Bot 10, the big roots will not be cut. Also, the lot gets most of its
water from upslope, nQrth of the proposed ro�d.
Walter Knapp provid�d d�tails of the �on�truction proce�s and materials that
would be used.
Co�mi��ioner Sutton asked how we can gu�rant�� that the best practi�es plan
is actually on the plans thafi are submitted. Brian Rager answered that when
cUnstruction plans come in, Mafit Stine doe� ��rfi of �h� review. R�g�r acl�i�ed
that Engineerinc�@. c6�iecks for str�c�ur�l ir���;grity afi fihe r�ad, to ma�e sure it's
d�si,�in�� pr����ly �nd has ar� adeq��t� ���ic�r� lif�. Priv��� �tree#� �r� r�q�aired
�o b� built to public �tandard$ of cor���ro�c�ion. Me����c�s wi�h dev�Eapers are
encouragee� befnr� they r���ke f�ar•r�sai submittals, so desic�n engine�r� have an
opportunity t� remedy problem� �arly.
PUBLIC TESTIMOBdY— IN F�►VOR
None
PLANNING COMMISSION MEETIIVG MINUTES—May 19;2003— Page 3
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PII�LIC TE�TIiVIO1VY— IN OPPOSITI�PV
Lyle Miller, 1�998 SW �hateau, Tigard J7224, stated he looked at Matt Stine's
r�porfi. h!e chall�nged fihe applicant proposal based on standards that arbarists
have nationwide. �ie bel9eves major construction within the tree drip line will
cause major impacts on th� roots. He asked who will monitor the protection plan
and suggested the applicant �ufi up a bond on the trees.
Alice Ellis Gaut, 10947 SW Chateau, Tigard 97224, urged the Commission to do
a site visit. She noted that the three arbarists have differing opinions, but a!I
agree �he root systems wili be cnmpromised. She wants the project to have strict
scrutiny. She asked if the builder can come back later ar�d declare a hardship
because of the mar�dat� to pratect the trees. She agreed that a bond would be
appropriate.
Ron Ellis Gaut, 10947 SW �hateau Lane, Tigard 97224, asked who vuould have
access to the public space and if the new hameowners could be forced to keep it
open. The Commission responded #hat homeowners wauld have the right to
build fenc�s if they cl�o�e to do so.
{Sen F'atton, 16459 SW 108t", Tigard 97224, rerninded the Commission fihat, at
the last meeting, he had pointed out obstructions in the drainage path. A nevu
report from Alpha Engineering states the existing drain to the Tualatin River
doesn't have enough capacity, so they want to run ifi through his pand. He states
there have not been any calculations done on the capacity in the culverts and the
pond. He pointed ou� an error in Alpha's report (page 5, "...nat �n obstruction
, because it is not providing function or flow for the drainageway and not impedir�g
normal flows. Therefare, there are doWnstream structures however non� of tl�em
act as an obstruction to flow� gen�rated by this subdivision". Mr. Patton report�d
fihat the entire flow through the stream gaes throu�h thafi cuivert. Ne is
�r�ncerned because there aren't any caiculations that show the flow through his
pond is adequate. He is �lso concerned a�ouf erosi�an control and said �Ipha
Engineerir�g mentioreed �he �ossibiiity of lin'sng the creek with rock so tl-�e pcand
wouldn't b� filled wifih silfi. fVlr. Patton would like this writ�en into th� rec�ui�erri��ts
for th� su�divi�ion. I�e said #hat � few year� ago, a d��ieloper was reqi�ired to
pu� 'sn a storr� y�t� �s a req�i��r�ent fo�� p�evi���s developonen� �a�afi if was never
installec�.
Tim Curtis, 16�27 108t", Tigard 97224, expressed his ��ancern fo� �he tre�s.
He reparted there are no I�rge trees inside the northern developm�r�t.
T'anya Maldanado, 16440 SW 108th, Tigard 97224, testified she lives acrass the
street fram the propo��d development. Since fihe road will be permeable to
wafier, she �sked if it wouldn't also be permeable to chemicals. �he asked how
the trees would be kept healthy if cars parked there and leaked oil. She also
a�ked how oil would be kept out of the storm drainage system. Staff respa��ed
FLAMVING COMMISSTON MEETING MINUTES—May 19,2003— Page 4
$hat the roadway would be relatively imp�rmeable. The storm drainage s�st�m
will collect the run aff in catct� basins and pipe5 �nd will b� treated before it
leaves the site.
i4PP'LICAPJT'� R��IJT'T�L
Matt Sprague advised that oil and criemicals wiil flow into the wat�r quality
facility. Under the impervious surface, the air space will be presenred for roats.
Fie noted that the tree preservation plan v�ill be implemented and done correctly.
The constr�ction manager will monitor the tree protection zone.
Sprague reported that fences will be allawed, but generally, people tend not to
place fences in open space areas. He advised that codes, covenants, and
restrictions will be deveioped that wilf address some of the lawn vs. trees issues
(Exhibit D).
Sprague said he had talked with Ken Pa�ton about the structures in the str�am
corridor. He said fhe natural stream corridor has a dam, a larg� culvert, and a
secand c�alvert. 7hey searched for the second culvert, but cnuldn't find it. They
do have calculation� for the project in terms of the amount of runoff that wil! be
generated. They will analyze the culvert ta see if it can handle the runofF. !f it is
under�ized, th�y will either move it, replace it with something larger, or make a
modific��ion to #he sw�le to provide some detention. Sprague stated the
d�vela�er wil! continue to work with Mr. Patton to alleviate the natural water flow
down the cr�rridor and keep the water as clear as po5sibie.
Spragu� went over the plans for dc�t 10. Th� buifding envelope has been moved
further aw�y from the tr�es. If approv�d by Engine�ring, th� developer
rec�omrneE���the pathvuay be done in gravef in�tead of concrete.
Pll�L9C ���4�ING CLOS��
Cor�cni�sioner Mares said he has faifh in the City's Engineering d�partment and
the arboris#s. He beii�v�s fhe tree iss�a� �vil1 be well managed and that the
dr�in�ge issue will be worked out with Mr. �attAn.
Cor�r�issioner �-�aack remarked that the applicant could h�ve opfc�d to cut the
tr�es b�afi chose tc� retain th�m instead. He �tated 4�� has sec� c�ther
deu�lnp�er�ts done by �ilpha �ngir�cering. He thinlc� tE��;ir �c�lutian to preserve
�h�tree� is rea�on�ble.
Commissir�ner Sutton noted the �pplican4 could have fiaken a less
enviranmentally conscientious approach and could have taken out as many trees
as pos�ible. The tre�s vuould h�ve been lost fior sure. He believes the applicant
wants to �ave th�trees.
Commissioner Buehner finds AI�9�a Engineerir�g to be credible and �en�itive to
the concerns of n�ighbors. She fhinks neighbors should be aware that th�
PLANNING COMMISSION MEETING MINUTES—May 19,2003— Page 5
developer is taking a proactive approach which will result in great�r tivability for
everybady. She believes the developer will da vuhat needs to be done.
President Padgett said he looked at 4 issues with this development: impact on
the transportation system and nur density requirements; drainage; safety with the
tree�; and deteriorati�n of the tr�es.
Padgett believes ther� will be a rninimal impact on the firansportation system. He
n�t�d tt�at Alpha Engin�ering made a statem�nt on th� recortl to work with Mr.
P�tton to resolve drainage issues. He heard no scientific evidence that this
dev�lapment wili cause a safety hazard wBth the trees. For the deterioration
iss�r�, he said the trees may deteriorate slightly faster because of construction.
Fie nated that it becomes a matter of balancing development vs. preservation of
trees. He believes the applicant has done everything they could to preserve fihe
trees. H� sees n� overriding reason not fia go ahead with fhe development.
Commissioner Haack m�ved to approve Subdivision (Sub) 2003-00001/Zone
Change (Zon) 2003-00001/Planned Development Review (Pdr) 2003-
00001/Adjustment (Var) �003-00006/Adjustment (Var) 2003-00007, with the
�nndition� in the staff report and incorporafiing changes to the wording that are on
the record from the May 5t" hearing, based on the findings in the staff repart and
the testimony heard during the public hearings. Commissioner Buehner seconded
the motion. The motion passed un�nimc�usiy.
5.2 PR�PO�ED C9F' (Ci4Pl�'AL INIPRUVEn!lEI�T' PROGRAM) PROJECTS FCAR F`l
2003-04
Planning Commissior� will review stafF's recommendation for proposed GIP
pr�jects to be funded for F�'03-Q�4. The entire list of proposed proj�cts is
available for review on fihe City of Tigard's web page �vvww.co.tigard.nr.us.
�'lanning Commis�io� wiiP make � r�comm�r�dation to �i��y �ouncil. City Counci!
will r�view�{��fin�l proposal or, J�ne 10, 2003 for adopfiion.
T9�P Co�mi��ion was provided �uith u co�y of char�g�� to the p�•nposed 2(�03-04
��pital imp�avemer�# F�rogram (Exhibit E), to be included fo� �PP review and
approvaf. Cifiy Enc�ineer �i.�� DuenaS reviewed fh� proposed �003-0� Capital
Irnprovemer�t PrQgr�m witt� fih� Pl�r����g GQmmission (PowerPoint �r�sentation,
Exhibit F). H� aslced �P�a� ih�� Pi�r�E�?ir�g �ommission send a �ecomrner�d�tion of
approval to �ity Co�an�il.
Commi�sioner Mores moved that the Planning Commi��ion forward a
recommQndation far approval of the proposed 2Q03-04 Capital Ir�pr�vement
Program to City CounciL Gommissioner Buehner secanded the motion. The
i motinr� passed unanimously.
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PLAI�INING CO.MMISSION MEETING MIIVUTES—May 19,2003— Page 6
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The rr��eting adjourned at 9:35 p.m.
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PLANNING C�dfMISSI01�i MEETING NIINtJT�S—May 19,2003— Page 7
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Bradle� Kilb -BrettonWoodsSubll.4-3-03.doc _,,,
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MElVIO1tANDiJ10�
TO: Brad Kilby
FROM: Matt Stine
RE: Bretton Woods
17ATE: May 12,2003
i
i
As a result of our meeting held this moming at the development site,I have some input regarding the comments
stated by Walt Knapp,Peter Torres and Matt Sprague.
1. There is a row of mature Douglas fir trees that is along the northern boundary of the site running east-�vest.
This row of trees consists mainly of mature and over-mature trees. After discussing the engineering and
installation tecimiques of the private road that will be constructed just south of these trees,I realizc that the
developers are minimizing the impact on these trees with the road. As I expressed in the field,though,I
am still concerned that the area that these trees have for their roots to grow is being"squeezed". The trees
havs already had adverse impacts to their roots with the construction of the development to the north of
this project. I am concerned that the loss of more roots will put more stress on the trees and their health
may suffer. There are certainly no guarantees about what could or mighf happen. For example,if I would
have been the City Forester when the development to the north went in,I would have been very worried
about the root loss with the construction of the homes. Surprisingly,the trees do not seem to have suffered
as a result of those homes having been built. 'I'his development is at least providing a buffer between the
road and the trees' roots.
After hearing how the road and sidewalk will be instal(ed,I am less worried about the impacts that will
occur to the structural roots. I feel that the curb,road and sidewalk are far enough away from the trees that
structural ruots will not be cut. I have told Matt Sprague that I would like to be onsite with Walt and/or
Peter to observe the cutting of the utility trench. I just want to make sure that there are not any structural
, roots being cut as they dig the trench.
2. At the west end of the property there is a grove of trees that will be impacted by lots 8,9 and 10. As I said in
� my original comments to this project,I am ooncemed about opening up this stand and how that will impact
the trees growing on the northern edge of the property. Although the trees thak are designated to remain
onsite have good canopy to height ratios,I am still cancemed about the possibility of b(owdown. 1 believe
that these trees are acting as a system and removing part of that system can have very detrimentaf affects
on the surcounding hees.
One suggestion that was presented by Peter and Walt was to"bridge"over the structural roots when
installing the foundation for the house that will be constructed on Lot 10. I am concerned that the roots
wil!be adversely impacted by the lack of water and decrease in oxygen with a house over top of them. So,
although the roots will not be cut,they may not be able to sustain the extreme change in water and air
alterations.
_ _ �. . .. .
;,�r�dley Kilby-BrettonWoodsSub11.4-3-0 oc , . .. . . . ,_' . . Page 2;
i,again,piesented the idea of removing Lat IO from the development,but Matt indicated that that is not an
option because of economic reasons.
i
I do like the idea that Matt had with the signs,but,ultimately,the future homeowners wili determine what
happens with these trees,just as any homeowner in Tigard does.
Plcase let me know if you need anything else regarding Bretton Woods and my camments. Thank you.
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' Mav ; 19� 20-03 11 �49AM No� 3203 P� 2
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Brettc�n'I�Voads Subdivisaon,Tig,ara,Che�en IVday 16,2003
Alpl�x.En��ee�A��&'A�a� ��r the�r�t4;��'4�Voods Subdivi�ion
C�nce�n has b� �x�ressed by sever�l interested�a�rrties,t1�at constz�ction of�a paved
road and the excavation o�'a t�lilily Lreneh r�vill brin�harm to f�e Doug�as-fir trees aioE�g!h�north
barder of Breitoz�W�ods.Thcy ha�r�cxtca�sive crowras, arnd we assurr►�, exiensive root s�stcros.
�Tit�h th�e�ception of thc fixst trcc at ti.�e driveway ez�tz�azzce, Tree Nn. 31 X�,none of thesc large
Dou�;�as-fir�rce�appears to be pron�fo wnz�clt�raw,because they ha.ve grown in the opc.et,
�xpased to vvi�rl aryd weath�r.
Tl��seca�nd a�.d third trees(No3111 and No3548), at�e gr�wimg wc11 above the�ar.oposed
new�de,whic�will��p�rnximaLely 1 1/x 1�. higher than c�cis�ing grade. ".i'.he�tre�s are
a�ypraxirra�ately �5 i�. frnm the limil uf construciio�.�ctivity.Raisin�this grade wil�no$l��ve�an
ac�ver5e�ffeot on th�se trees. -
Headed to�vards�he west along thc north bounclaxy,the.I3ouglas-fir trees ar�cluser to ti�e
grad�of ih.�existing road. Thc proposcd road wi11 be raised, and ns�t excavaied.The incrcase in
�rade�s lcss than 2!�.The limit of the rQad is a�ways l 5 ft. or more fron�ihe Douslas-fir�rees_
The�ill mat�ria�s aud znethocio���y being u,�ed are consiat�nt�uvith thc besC praetiees for
��e��r.�var��,�x�es at c�»stru�c�i4�n :�i��;:�s ��spec;ifics arc docu.tncnted in Walt l�zx€xpp's'rx��
AN,a�vs�s A�vr�.�RSaK�s-,•P2�o�a�r,IViay 14 R�vision.
'1'r��P,nient af�he�Sxo�s��c�tatili.ty trcnch along the sout�sicie t�f ti�e road is alsa consistc.�t
�ai�la th.���st�practacc�. T�a.is�as alreac���e�z�descr?bed iv�°`�3�setvations fuad Itecommerada�iUns on
J3ret���/aods Scabciivasion,"v,�itfic.-�a by�iy a�il�or�n]1�'ay],2�CD3..C7�neral instructio.tls for the
cv�s�uc�ti��o�'t�a�pedestriaaa p�tl��vrays, o¢1��yDciii�gs ne�r�aees,a�d for thc rcmaval of txees 3�e��r
�rc�te�t�d.tr�e���'��.1� discu��ec�bn t��eal sfa�cc�.�ait.
�iev�ai c�uestions�ti11 g�a�:a�ir�.
Qta�staa� 1. �Yaa��.re s�s.xic c�rAlman probl�ms at con��xctaon s�tas that n�igta�go vvrong7
�sever: 3t i���r to�ite a.'.�'xe�PmQ���4o�, P�at�_Tt is not so e�sy��im.plc�xcc��i�u�.t�e
�ald. �'cata��r�.�tic�n p�}?fe�r�the�iei�i are f�h.�re�o bt�ild roads,a��lit��s, ��c�
h�ea�es,���te�prestect ih�f��es.The fu��l Txc�Yrotcction F'1a�sl��ulcl be a singi�
dc�ca�ex�t�a�t i�sclucte�ail�spect5 n�:��c�ap�x.It s$ot��d be easy to ur►dersg�d.
� ���ce lisnes��as�b�c��a.�vn oa��pla�is.�iggil�,g ia•t sen�rtive�are�s a�ust b� stt�►ervlsed
s ��t1�e g�j�ct ar�orise_ �ening or�hanbing lr�pr�t�ctian fc,�ccs Xnust b�;uryc�er
" #he ar���ast'��.�xeci��n. �!'h�e��ine�ry,�rchii�cts, �d�c foun�dafimu�r�ws uaust
! be x�ady�o uss nqn-tradition�d found�tivz�s. ComYnur�a�ation, cducafion,
! supervision,�nforcement,�1nd�ceo�l�ttability arc as 1tnportant to saving trees as
� knowlcd�e o.f th.�ir bar,logy„
;
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Multnornah Tree E�cp�rts,Ltd, Pa.gc 1 of 3
� Mav . 19• 2003 11 �49AM No,3203 P � 3
�Bretton W�sods Subdivision,Tib�rd,Oregor� May 16,20U3
Q�.iestion 2: 'W�.iat�1se ean be doue fc�r tk�e pr.otection and lon�cvity of t��trees?
�nse��r; Once th�hoxnes at'e occup�ed and hecome pri�va,Cc property, the deve3oper h�►s to
relanqu�sk�aaX contro9 and can no longer protcet the trees. 'Z`he first�roperly o�vncrs
can be giver�information on ho�to nurtuxe and protect t�ees, and ih�y can bc
�uided:in�the n�ht dir�ciion. The p�roject arborist, Walt�apg�, has made
recommenci�tions in his paper, "Bretton Woods:'�'ree and L,t3ndseape
C�nsiderations."Ixi�ddition, if owt�exs on contiguous prvperties would britl�their
yards baek to a t�ore txee-f.riendly condilion, L�ie healt�,vitality a�c�vigor of the
tre�s might evez�xt.nprave_
Questxon 3. Can anyone denytlia4 the construetion ofBrctton Woods i.s going to erode ihe
ecologic�l i�ic�aes of the exisiing irees?
Ansr�ver: Nat I.A livi�g system of inter-rela��cl species is being chal.�;ed here, and so�mc o�
t�e ecologicat�ar��met�rs are bei���roded.Y7egradation has alr�ady occurreci�iL I,�14'
sate because of poor constr�action practic�iaa lhc past. SuxXOUnding properties,
es�ecially to tlie noxth,�ave�ncroat;hcd ot�the txees at 13rett�n Woods.�nvAronmcntal
atresses�cro roo�.s�are additive,and the surn ox maryy ioiGUlts c�n c�use in.jury whcrc r�one
would cause injury alonc,but o�tly a slowing ofgrowtlx. A.dditicsnal stresscs should
�.1'ways be studied and controiled,and that has bc:cz�done�.ex�- Beca�ise c�f�he
e�2.zx�ina�Y�pn of some cuarent h��ds,slcighbo17�1g properties�nii futul'c�'esidctlts
wilt be i�n less je�pard�fxom thc Dou�las-fir�ees than they��re ri�ht now.
Tiae pm�sal at Bretton Wonds t�ill,in m�opinAOx�,stress the�rotected trees w�ll
t�el�v✓tlaeir abalitg�to adagt.l'he projCC1,axborisf is plaa�ning to re�nove trees I:l�ta1.�'c
n�t robnst enougla t�succeci�in 1,hc modi�ed environment..The construci�on
technic�ues arc dcsl�,med to pxeserve remaining trees..l[f tlac ap�lica�t,.Al�ha
Lngineeriag,folJ.ovJS the recon�mendali�ns of th���'oject arboxist, the�rees will bc
stressed.well helow the ihreshoid th�t�ould ca�se�declizzc or ins���[�ility of ih�
tr�es.Tf all of the element;s of thc Tree Protection Plal: �re put into ef�ect, I
sin�erel�r belicve that the a�ei��e��rs to the nor�l�will not be cnd��erec��y the
development at Br�ttoa2 Woa�..
I r�co�snez�d tiae�ollowin�a�f�rences to anyone w�.o would lik��c� (e�arn a�zor�about thc
bac�lo�y of.Da�ag�as-�ar trees,�P.17C��AOW 10�.1T(D$GCt�1'CCS c����P3S'EF'l1CtlOTil 5D�£S.
1.. .7'r�es aytd.r�evelo�m�tl, .r.� T�'chn[c��z!Uui�le ta !'��r�rva�inn o�'.�'r'G'N•S�Z4�'Td:�'L1�11['.� i
Devedvpyrz�nl, 1998;N�fida iv�atbe��y and 7a���es R. Cl�rk,lntcmatioa�al Society o�
Ard�mrictaltare,P..O.JBo� 3129, Champaidn, IL 61826-3129„
2 "Nc�n�pecific rout declinc in Iyouglas-f1r�ue to urban s�ils syildr�me"
Fctcr Torr�s, 1997. Go to http://www..a�racnet_com/�torrespi/I7�u�las-fir.htinl
� u
1l�ultnomah�'z��e.lExperts,�,t�. Page 2 of 3
. ......'Mav � 19. 2003'�11 :49AM .._... . .. ."...,-'. --� --- - . .. No �3203 P� 4 r�--
�v�i��.IEC�PP
�iBvice��t�re dE Us►om�,i�nr�QlrY
�evised,Max 16_2fiO3
�'R�1�.�,�i.�4.I.�(S��.A�I�AAt�O�'H°�EP'�(D�'6.'C
��E'I"!i'O�d�OO�Y�
�I�AItD, O�t��G�P�
S�w,�aKy.Much�f the site at BrettQa��a�mds as faresteci wit�a coa�if°er trees. :i�Ic�st��'ihe trees
are.�ealthy and erigo�ous. Mare t�an 80'�0 of thie taeae�largea�t�san I2 iriches ffi dismeter,
irnc�uding some exc�tionally�aarge I?ouglas-�us,t�vili t�}�rQte�ted a4►d pe�aaanently retained.
N��xiitigation wxll be requued fa�r teee re�pvaL Trc��otection measures wili remain.in
effect ihrough�he btaaldmg pfl�. . , .
ST�7E MID T6tEE CHARA�T',E1ft�.Sl'0.C�
�rctton VVoods i�cl�at�ecteri�ed by ge�ecaUly iQat to.pograpkey. �e�e€ul'e$S t�es�ar,�er
than 12 inches m di��eker(dbh)�rar�ving on i�ie prop�rty. P�dost are natave sgse�i�s,
inc��g Douglas-fir(Ps�iotsuga m�enztesif), weseer.�redced�{�hhuja pdtcara),ba�e�af
�pl�(.ALcer mq'Crppday�lz�m�,ared.gran�fir(Abies grandi�). Coastal redwood(Sec�aaaia
sempervironsl, set�luowa(Sequosadendr�n giganteaan),aud sevcrai miscell�nea�us species
�re a�L4o foun�d oa�d.i�e si#e. NIr�trees are c�rx�ently d�aad,diseased,o��azardaus, A6 trecs
wili be cut as a resu�of constniction,a,nd 60 trees wiit be protectE�a�d�erma�en.t�y
zet�ined_ Sinoe less��n 2S�/o o�fi�ae trees�g�r tl�an �2 inches vviIl be cTat as a result of
.. con.gtrc�ctzo�.n�na����s z�iaued.
'fliiL�COi�t1DX'T��N3 fO,P°i��OIVS'�'�iiUL"�'��AW��3PON3E
A eomiplete listi�of�ree�cxes, �ir.,e,conditicen,and location is d,uch�ded in th�tree
invent�ry a#tacb�ed to t.�i��cepnak. Sc�m�ofihe�rnpaata�at,cl�ara.cteristics��luc��:
'�'����nv�
T�J(�y af�Qs�ccs bemg a�ai�rd v�a#}t�getc ai�e 'szt gmves,wher�tlhcy�can bc cffiectavcly
�mtec:ted in g��p� So�'ne trcx�within fh�groves axe diseaseti�d'�1�e�d to be�en�ov�d_
Several athcr trccs are s�#rtxctural�y unst�ble�nd will be vulnera�b�c to windtlarow when the
st�.n�t is opened during the clearing far d�v�Iopment. �'hes�trees�r�tall and slerader,with a
high hcigt�t-diano�etcr xatio(H/D). The crowns of these lrees sra pa��Piy dev�loped,�vith 3�%
or less live crown 1'atio (CR°./o).
7a.es swnun.sm.e:���y���o�, ox 9yao7
,�ho„�:�so3)����9 ,���so31�s-arr�
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• Mav . 19� 2003 11 ;50AM . . '. No�3203 P� 5 N���
� �. �
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0267 Bsclloti 3f{{'oaeCs TI'P
S✓lG�OA3
Ni'acd�A�R�P
T,�e re�in�t,�e�s ae t���r��e�well-b�es��d��(]l�v�,H/1D)�d fuU c�rovv�as
�CR740%). 11��dv not h�.v�a��l��t�cl�sXc o��a7ure. Iad a:cic3ftian,rn�y of t]Ia�1�savc
tre�s arc acEj�ce�d.to attaer madtux�comi�as o�a.dj$eea�t�xo�i�s.
I.�rge 7fr�e Itet�n�on �aad tbe t�oetri,A,c��.e.�o��i
On t�te n�x�h si�e vcse,�,y,��tou�af 3asge]�oa�glas-firs�r thc r�c�ss rmad vdvi,ll�
lprotect�d�nd�d. On�of tl��s has�continunng histoxy of m�jor�aac�faa7uce
t�t will.rneed ta be cr��ctcd bY d��-
�'x�te�c�ioa mf�x�tr�s along the�ori�bourad�xg�was a a���a c�nsidecag�t�.i�.�fse desagn of
the a�rth�e.cess rQ�d. 1o11an�of Ehe desigsa feat�e,�frv�ea st�dard�rbari�ult�l references
vve�sucorporated to pr�o�$th�trees:l
d I�o��1��'i�.'I'��nvnd w�l be b�`tt ab�ve#�c c�isti�ng grade,amici o�aty the Iitt�,r
1a�ez(gr�ss asnd c�tl�tmder�capc�sed veget��ion,)�be xem�ue�d. A�ayer��
�able g�te��iile fabric vv�l be i�,sfalted�t the aosd base fior�oad b�ar�g and
vvei,�#distp,�xatian,ts��C�cp base mck frona 1oao�ing�to the e�stia�g s�oil p�t��[I�,gnd
� to p�ovAde�ir a�nd wa�te�ez�cJh�a�g�t.o tree roats. T°f�load distn�eatiQ�ck�.ractea�sseics
o.f t.�e g�ratextile�'ab�ic may� xealuc�c�n.�pncti�n���he unde�ly:�g sc��(. A ll�yex�
of cleau�xushed mc�(1 l2-2 m,ch xnaterial�i����fimes)will o�vex�ay th�f�abzic.
T1�is�r,�wi1Q be eorr�acte�to t�min�um sf.�dard pcxmit.te:d.�by ex�gime�ng.
T.�e f►�is�;g��wil�in�c�ude fines as�ec�ed for�s�a�f�ce b�. '�.'!�e finis�gxad�
wa71 be�spk�aBk.. S�il acaatyon w�l b��intai�rn►xt�nu tkAe xoc�C area by c�ve�e�,
Alth,�u�h tI�son�er►v�oxi�onsnt vyiil be afltea�d,:(e�t thai majbr mc�t�ctio�as r�viIl
be preselCVed be��tx Yhe rvadbed.
� I�a��d I�c��p. x'he�rt�edge of thc ra�d wa�Y�at leasit 15 f�e�fro�t�ae�s.
'fhins,there w�l be a s�b�tar�t�a1�.betv►�een tl�ac r�ad and thP tr�wheze roo#s w�1
be undiistd�rbed. �
• iTti�tie�,x�en�hing for�itie��rs1L be at 1ca�tt 2S�eet frodu�i�tr�s. Roots largez :
'th�2 iaches eltr�uzaYe�et1�Btl��eXcawatic�n rwirll be reta�ined�ry t�elin�- {
�
g
�a�9t�anfig�r��t��: �,ot 1�.'�he b�a�g�xtvelupe�r.�ot �(➢�zr�beGn moved so�t,}a �
to red�.t�ce�pacts to�r+a�t�A.txe�f t��34�0,a 34inc�diaxs�tex I�oza�;las-�n T.h�
_�Yy►rris.RW..J.�..Cla��;,and'i�.�.11Qathcny. 1999_Arbcxicultus�:integrated managezp�ni ofi�ndsc;ape tr�es,
�brubs,ar�d vine6.T"r�tico-�1l.687 P-
M�IL�y,N.,and J.IL..Cl�ric_A998.Troes and dcvelopment:�1 tochnical guidc to preservatiost of bc�e�s during
aaod d�velopmen�In4c�nation�l SocieEy of Arbosicrxltuc�e,Cha�paugn,xL,. 183 p.
7615.�'�'17y,a�rarsgmte,.S�e.�ton,�le�70/�'7
Pbo�a:(SG3)6I6-�1��9 Faac(503,j 26Sn�'X A7
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, Mav , 19� 2003 11 .�OAM „ - --- -. .. No,3203 P � 6 "."'
e . � �
�. Paje 3
0261 Bre�POa Woa�XR'P
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1�iErer�A�°PP
d��fi��fi�e tr�e tc� tlae bu�c�velope is now 17 feec. If'roots laeger than 2
in�ek�es�ae f��du���xca'�ati�n oft�e�tYndmtion,a pier-and-grr�dia-be�tt�
d'���.i�n d�si�n�lztstAlc�b�sisvd to protect t�z+oots.
T�
�tos�o�f the t��s�.�rr�etton Woo�s�p�ar to be l�-alt3ay,�acl�xily��w�iaa�rd�i�ns o�'
cli.seasee b'athog�ns inchxd�ral.a��rc�t fI'�a�dlinuu�pipri)a�d brown c�abS�Fs�s.t ro�
(��ra�olus scla�eintt�i), �o�t�e di�s�d taee�as a lax�e T�ou�9as-�ir�ra the�a°�
bo�dary. 'Thh�ss tree w��d t�1ae r��,Ved l�ar s�y.2 �vera�l of the decida�ous trees
wesre decay�l,bul the�eea�d�eas��uoC cYi�guosed.
7�E��"1RO�'��['�t>rr
The folkxwi�Ag t�pxotectlon measures wpl�be req�red:
Befor+c��,mst�acta�r�ns
� 1, Sete����.'��ee protection m�a�asures st�a�!be i�huicd on snite pl�s t� en��t1�at
s:c�ntx�tox�and subcontractvrs�aa.v��rit�i wit�9�e rec�uiz�e�x�nts.
2. Y�esi��ar#ioa� o�Tree Protectio� el�a.Tb�e clier��'s arborist shall desi,�n�te t)tre Tree
Prate�c�n�one(7CpG), Wlhcr�:�easible, khhe T�'Z shmll�c�tablishEd�.t•�.e driplinc
of t4ac�or p�rmv+e as a nrinimum, i£'�.x�ac�ure(ra�d�,sidevv�lks,a�ad�dies�
�t�t 6�i�s#a�ed clo�to t�ie tree(s), thc TI'��r��st�Iish�d wri�n#he
drapli��ar�if�c�e�'s arbori�t det�nrn�es that t�t�s)v,n�i x�o��und�y
rl€�ge�_
3. P�ot�xaan F�����S ° ca��.t�ld�s tm b��ane�l sh�lt�pmt�te�i by
ext��x���an l�nic Ge��an��u�.�f 6 fcct!�or a�ang�r.o�as�ucti�xi��n.c�.
Psotc�ti�oti�cing sl�a]TE���c�rccl to s�c:cl�s�k,s p9���o fiaa�thcr t]a�.l Q fee�apaat
a�d��l.1���ed t��cdge of t�ae T�Z. '�e c.�i�$'s�s�or�t s1aal�sg��i.fy
, , fier.a�a��3'�-
4. ����i�g�t�t�o�u#'Ca�Tr�s::s.�'�s to la��x..���r�d s��S�b��learl�mar}r�i wit�
c�nstruc�inr,�lag�ing,free-xr�s(k9�g�a.an�, or�t�t`��ds�rov�d it�adv�nr,�b�
: t14�C�i(�1I�.'S�c3t�P7St,
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• May , 19. 2003 11 �50AM .. . . .. No,3203--�-P� 7 r."�
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0161��9i'no�r 3rPP
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W��Ziaapp
S. pa�o��s��ti�,��,�,�;��r�n�e.,Ttee cIient's�rbori�k shall be o�site t�dascuss
xz�tb�ds of 4re�remov�l�nd.txe�g�ro�.ection prior�►�ny c.ons�ts�ti,o�,
]Da�n�a.g C�qAa6��ta�.�:
S. ��or-dg�e��'1VV�atea'�l vr��tipnue��,'�'k�e contr�ctor shttll n�ot stmxe t�t�.�riaD,S or
e9xt�p�nt w�ithui tbc��Z.
6. �xc��atiaa—fi1�,
� Excavation with tb�T'PZ�hall be avaided if ahcrnatives are av�able.
+ Z�e�cavation with�the`�Z an�anav�.i,dable,thc clien�'s arb�a��ia11 e�ahaate
1,h��roPo�ed excavataon to deYexmine�xzeth�ods to r�ze impa�cts to tzces.
'd'his caxa�[�adc tQ�el��,��ct�gging,a�other appmac��es.
• AI[constructio�ivstI�tb,e TFZ§ball be under the or�s�te t�c�ica!su�ervision�
o�tl�clic�at's arborist.
9. �ree P�+ot�ctvon Yn$pectiDav 'T1�e client's�rborist Sh2�ll�o.��tor c�.nstre�ctiot�
activitie�an��progre,ss, �d provide�itten zepo�ts ta tt�develap�a�aY�d the Cit�at
re�ular ir�tex�►�s.
�. �im�l Rep�rk—Constx�n�ia�n PLs��,�l.fter th��psoje�ct has E�n coxnga�eted,the
��ent's arboarist sbail�provide a�a�aI x�poat t�t descr�es th�meas�r�s�ed t�
zx�ant�ai�aitd p�ntcct��he remaauin�tarees_
9. �'ree 1Pr�ntet�.tao1�lI►uruag J�o�ae�$a�ild'ang P��se.AlE tr�protectsa��m�sure�,sh�1 ;
rea�iai in effe�t d�tat�tk�e b�uila�it�g pha5e, ' �
1��'I'r+ees�nc��.�ae��c�pa��.Y�dscape plarnmgs vvitt� 15 f�et of�stab�ished rllouglas- �
tir�e�will�liirmfed�o n�tfive sp�cies or otlner p1�ts t�t h�.�'e lo�r�v�ter �
�qrai�reme�. Only dr�p,�itt�r,or ot�ier apprcaved Iow-v�1u�ira��a�io�c.syste�ns
���ased. Spra�►ur bcc�mdcast�,�tao��►ill r�ot be pex�nantt�d�ra this ar�. �
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Watter 1�.I�.napp
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Ccr[id'xadArborist, IS.!PI+1-O�f9�
Encla��xe:Tzoe Inventorgr
76ISSR'Auxs�nairLa�,y geavayot�,pR 97007
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May 13,2002 � Job#328-014
Brad Kilby, Assocaat�Planner
City a.f Tigard
13125 S'VV'H[all �oulevard
Tiga.rd, OiZ 97223
RE� �retton Woods
Dcar Brad: �
�asec�u�o1i infor.enatiozz a�d co.r��e�s l��'ought up at fhc h�ar�.n�;,I Would like ta offcr
additio�al c1�r.ifica�ion regarding the rcquested adjustmc,mts, the privat�sireet locativn
at�d the tr��s on the nosthern boundary,the�.vate�qualxty swate's re�atio�sk�zp to other
�Pet�space in�'ract"A", Iawns and trees,dovvn.sta�eam o�bstn7etions a.nd finally pro�vide
diseussion re�ardvng the purpose st�,ten�.�nE of the Ptanneci DeveloPmer,t cvde Section ..
.�DJUS'�:.MENtS
Thc applic:�n�is rec�uesting an adjusm�ent to t�ae si�e�t ixz�pxovememt standard.s vn S W
108�'�venus and th�cu�-de-sac length standard gor thc pri�vat�.strc�°t. �elow is a�.
expXanatian of eaeh adjustene�t an.d.�o�v they�n�eC th�crit�ri� for s�ecial �cijusfinenLs in
Sr.cti�n 18�370. The criteria being inet are ita�ici�ed ix�bo�d_
S'�V.�0$t''Avc�u�� 'JC�x�adju�tment to �W 108`�'Avcnuc is simply to pz�ovide the;
o�portu.�eit�fo�thc�plicaint to�vazy th�location of the sidervalk where portions will
incl�ade a pl�n��r strip and,�ortions wiil not ua the ivatez�est�f savisz�large tr�es. '�'he
applic�nt does nvt expect t��t surroundi.ng nei�hbors wou�.d bc;a�aposcd to th�s rcquest„
'��e s�►�cial cgrcrtr�s�an�e or e�rsd�tfon t�iet�xist�s hez'e i�.cludes 6latge trees along or
within the dedic�.t�d�.gh�-c�f-v�ay w�ere im���ements are re.quired. These tr�;�s are�li
1Q�ated within a�ne:ar to�vhere��e s�zxdard iacation of a sic�ewalk vvould occu�be�d a
pl�ta.ter strip. Iaa 4�t�i.nterest oi`saving theSe tCeeS,t]�� appl�ca�at is simply adjusting the
Ioc��lion of th�sidewa]k to pa�ovade a wic�er pla�xter shYp on th�c nurt33crn P�o�tag�c a�d
switchia�.b bac��o cuxb ti�ht sic�ewal.k alon�the southem.�ontag�.
'�'herc is a.rc;�uir�ent that `Yh�ar�,pustment�s�ec�ssarry,for the prop��rl�sigra �r
fu�Ltic�n of the subdia�isaa�e. �'I��app�icant is proposi.ng a pl�nsti d�velopm�rtt_ A
plan�ed development requires the app�Iicant to formufate a desagn t�at eneompasscs
anaenitics in osder to ach's�ve the design goals for the prmject. (?ne of th�c��sign goals,
'vvhi.c;h the a�plicant has bee�t woz'$king wittt,ineludes the pr�serv�tion of trees o�z-site
i
�'laza West•Suite T30 i 9C►00 SW Aatc �Porit9and, Qr1;X1.►n �17`l2$
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whieh is irr liz�e vvith ptanned development pur�ose Tterri 4 of 18.350.010„A�'�`his sectxon
s9,ates Lk►at oa�c of t.�e piaxposes is"To pr�sexve�c,the�reatest ext�nt�nssibl�the existing
iandscape fe�tures and a�1et��ies tl�rough tf�e ns�c�f a plattnin�praeedure t}�at can reiate
the type aaad desi�►of�dev�lo��cnt to a parkicular site.. The preservation of thcse txees
as a resnit s�ren�thens the applicant's�lesigt�in tcrms of the pu�cpposes for a Planned
JDeve�opment ancl in t�s of tt�.�desi�n�aa�s the ap�licanL has estal�lishcd.
Grraa�ting the udjustrne,nt wdll�aot be detrxgnc��atal to the,pubdac healtft,sa,fely, and
weB,fa��or�njuri�us to PIs��Itts o.f°o�he►�ml4rner,�pf pro,�erty. This adjustment to t�e
sidevvalk locatio�in no w�y chan�es how pedestsYans wo�ald utilize a sidewalk reg�rdless
o�wk�ether��Sl�r►ter s9rip is thcre or zxot ar�d therefore th�re will not bc any negatave
impact as described:�bove oa-wil�i:�.c Io�a�io�a o£tlie sxciewalk be injurious to thc rights of
c�ther owncrs of propertyy..
The nafiaral featwres a�f this siie inciudin�trc�s are tlie extraardin�ry hardship bchind the
����plie�nt's a�ca�u�sB to vary the aocation of the sader�valk.The standard states, `�`The
� redjrastine�t is neccssuwy,far t/se,preser�t�a�e�t�a�td�njoy�si�ent of a�u�ista�stdced propewty
rd,�lat b�ca�se of•a�t extxao�°ddnury�aar�shi,p, wB:ich would resul�t,�'ram strict corn�,liance
�atls t)re regul�rtions o,f t6ras tit�e,"'�h�site is a►nd should be c�.�velo��ed a5 �planned
developzn.ent in the interest of preserving t�ese resources. As si�ch,thc applicant is
r�quir�cl whcrcver possible to pzeserve nalural featuTes. Pr�seiwing these natural features
provides the app)ic�nt wiih an opport�unity to bettez�meet the�purpose sta,tcmcnt for
pla�aned dcv�lopmen#s,w}�ich if t�e a�plicant could nat wnu�d b�detrimental to tneir
ability tb rec;�ive approval frox�th�planning commissione This a�just�nn.ent alone rri�y
not aompromiise the d�sign but thc ap�licant has ttte�ight(i�'the c1�velopmcnt co�e
�Senraits),to exereise a request ts'adju�t the cfesig,m st�ndards(sidew�lk loca�ior�)in o�cier
to meet t�e puipose stateznen�rcq�ar�me�ngs fox Planned I�eveloprnents.,
�fvate Streef Length The pxoposed pr�v�le st�eet vail�cxce�cl the z�.�aximum 200-faoC
len�tl�for a cul-de-sac. If it were possi�sle tv cox�ap[y with this r�uixement,asa
�djUStgnCrit WOUId Ylot be xequested.
T�e applieant is faceei with s,�,ecia�F cir�c�erattsta�ace or cvndite�r� affecKin�tlae pro�,+ere°.
The spccial circ�staraaes�nd conditio�s a,f�"e..�ting tkh�pr�,pexty in t�e c�rdinal dir�ctions
inclazde; fh�e�st is bound�y SW iU8�'Ave�nue,the nort�bou�dary is adjacezat to a fi�lly
d�veDa�ed sub�dierision9l.o Lh�wGSt is a t�aa'row,d�ep drainagew�y(30-4�O�fcct with st�ep
s�opes anc�w�t�auads)and to soutla is de�elopcd pt'operty wath ae�intern�aittent
drai�a�eway,pond�nd e�ist�iztg home�_ On—site special c�.�diti�ns i�.�clude a wetiand
l�u�Fe�r alung the west side�nc�the r��'ow�uvidth of ihe pro�cyty. All of tl�ese fio�;etl�er
dema�nst�-ate clearly tl�at special circu�sf�nces oz�c��ditions��'f�c:�b thc property,w��h
are unusual a.�d p�culiar to the tanc3 as comparcd to otl�er lands simi lar[y siival�cl, exist
for ihis sate.
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'1��ap�rlicagat is uz�able t�inake street connec4ians to i.hhe north,vvcst, or south based upon
the conditi�a�s dcscrii�edl abmve tt�at urould othe�wise provide an op�ro�4unity for the
applic�xnt to meeE th�standard. Nor is tlaere an opportunily witl�a,�the subd�vasian t�
provide a�ooped circulatior�rather than a cul-de-sa,c, as it is diracnsronally.�o$feasible.
Thc�ef�rc,it is nec�ss�y to r�eceAVe adjushr�ent appraval in crrd�r ta develop�the property
und�r circurrrst�axces that as�e beyand tlic aon�rol c�f t�.�property owr�er or the ap�licant.
Dcvclopment of thits propezty is a substantial p�operty ri�ht as dascribeci im detai�beloW,
'I'he reQuiremetxt that `dthe a�d'jr�tment ir n�cessary f�,P tJ:e prvpee��lesd�m nr f�rzeteon of
tlse�uhdavasaon has been met. In ordcx to facilitate acce55 to all of the�z'oposed homes in
tlxe su�divisfon, which is beir�g xespqnsibly c3ev�lopeci via tkte�laa�ned dcvelopmcnt
proc�s�an�l is prescrvin�rEquired �d dis�retiomary�atu.ra�re,ources,the street len.glh
�nus�exc�d the 20(f-fool ma�cianuar�cul-de�saa Iength. 'l�e adjustment allows th�
subc�ivision to{�uncti�n as similar as possible to other pao�pects vvith�in thc area inaluciing
Chateau Laue to the noa�and Dovex Court to the s�utt�which are cul-d�-sacs de�veloped
prior to this standard but still excecding 200�fcct in lengt�i.
Granriin�the a�i�ustrnent will not b�dettim�rital ta the pubd'ic 3aeatth,sa,f`ety, and
ave�are or injurious to the rdghts uf ather owners af jnroper�y. The length af this str.eet
��cceeding 200 feet�vill not be detrimental ta t�ae pubiic llealeh, safety or vvelfar�. The
appai.cant has inclu�i�c:i with�n 1.he desagn, �sta�ndard�cmer�eney vehiele turn-ar.ound
conforming to the desi�requireme�ts of the Tuafatiz3 Valiey Fire&Rescuc Districi.
The a�licant h�s�proposcd a sidcwalk wit1�.a�aublic easenr�ez�t and an accessway, which
pxov�ides safe�edestrian circu9�tion oniside the tra,vcl area for vehicles. The street will
function in the same sa�fe mannex,a5 C�O�ther Iocal streels in.Tig�.i['d. Thc maximusn
length si��ndard for cul-dc-sacs de�.�nstrates a desire by the C:ity tQ provide for
cozuxect�vxty between streets rather ihan xr�aces of eul-de�sacs,whieh rcquire more vekticle
m.iles Cra,vcled, and collfusioi��betWeetl coTll�ecfxl�g sf�eets and dead end streeEs. An
opportunity does not exist in�tlus location,thc s�re�t is private and will be pmsted�s such
as welf as posted as a dead e�ad street_
The street lengtl�xs r�ot ix,juriaus to the rights of other proprrty owncrs of property., 'I`l�e
prival�stre�t length docs not affect any of the aX.towed uses enjoyed by�cijace�st
prop�rties nor will irnp�,ct the privatc property rig�ts o£o#lxex pz�operty own��rs. '�`9�e sor�et
does not c��zaect and therefore ir�fi"a�noise is na more th�Chat found on��t��r 10��1
strccts in thc area. Lightiaig wi11 b�appropriately�laced without im�actan�the pri�vacy oF
OlhBr�rUpBrlie5 arid the StTCet�S c�CSi�CC� iS "sefback" 15-24-f.eet�rotn th�nor�th�roper�.y
line_
I 667'!ee�rlpustmcrr.t is n��es.sa�t��ar t�ae pr�sera�ats�n att�l enjo,yraa�nt of�t�rrbrPec���e�
property ri,ght b�ca�as�of an catraora�asar,�hards/x8p, �ovhYCfi wvzele�res�cl�,�'�°arna strict
compliance wath the regu�rzt,u�n.c of tlxea titl.e."The propert�conta�ns devclopablc land
bcyond 20.0-fcct of SW 108�''Avenue. It is the r�ght df,the owner or a�plican4 ta cfevelop
Ih�t property. The extraordinary hardship is thc inability to cunn�ct to an exas�it�g stuU or
provid�a stub far future connections bas�d upmn natural fcatures to thc wcst and south
a�d existi�ag deve�opmnera�to#1�e north and south_ S4rict cum�liance wilh lhe maximum
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200-£oot cul-de-sac lea�gth r�quiremenl of this titl�vvould result isi�hc cLimination of t��is
p�roperty right,
In conclusion of the adj�sixnent discussio�n above,th.e ap�plicant h�s dcmons�tcd�a�
Y11ey have met the�burden of�roof requirements neeessary far app�ovat o�tt�e
aslj us#ments.
P1tAVA'I'E S�'1t�ET L�CATIONf &TIZEES Ol`i�'kAE�V��.7'���;�1��QUN�ARY
The applieant loo�sed at maray d�sign options for tlae locatioi�and type o�street that wuuld
be proposed. T�xe pYObl�ms with anaving the sireet Eo the soa�th boundary of thc sit�
inc�uded: I. An�.lignlment of th�street wxtlA S W Kent Street,which is across 5W 108Lh,
could not be accomplishcd without an adjustzncnt to the acccss.spacing stan�daa�cls or
Wilhout acc�uir�ng addit�ona!property. 2. If the Ci�y granted�he aecess spacin�
adjustmer�t there woulci be tb:�need to xe��ove a�l of�eh� tar,�e trees in the�;rove on ih.e
soc�th tioundary of�roposcd Tract�1.and placc;a substantial amount of fi11 wit�x walls
a�ong t�t�edge. The vv�lls would be n�ed to keeg�the�o�ri frc�m iaa�PactYng tii�
intcrmittent draanag�to the south of this tract. Th�depth of this�i11 cou�d also have a
ne�ative�.ffect on the health af the izees on neibhboring p�ropertics to thc sot2th,
s�e�zf cal�y south of Tract�S,a�d lot �. 3. �ie sireet in tliis locafion rvouid cause 1'o�r thc
rcmoval of 25 t�ccs lar�cr than 12-inchcs in diameter the applicar�t is curr�.nely preserving
where the�urrent propos�l remaves onty 3 healihy irees. 4. Keepin�thc access w�ere it
is a�d gett�z�g t�e str.eet to tb.e south boundary w�uld require two 90-ciegree c;orners,
1�n�cn the�privatc strcct cvcn mora,and causc for the removal o£the,�ove of trees in
'Tr�ct,A to ins�all a W�ter Quality Faaility alo�ag with 10 othcrs in.thc;roadway alig,u�iez�t..
.L)ue t� tk�e reason�described abave,the private strect needs±o be eonstructecl�Po�a�tk�e
n.orth property lin�. 'lChe zao�th prape�ty�azae p.resented a singl�issu�lo be dealt vvit}s
consisting ofthe�preservatios�oFthe I�c�re� aton�the northern bounc�aay. .A..r�eet�ng
was held a�n li�onda.y,May 12,20fl3,on-sit�with the Cily's.Arbc�rist Matt Stin�, City
Sta.�f�3rad t�alby,th�ap�plicsnt's representative 1V�'att Spra�.e arid th��pplicant's
arborists Walt Kna�p aixd Peter'�o��es. '['��purpose of`thc mce�itag dvas to rcview tk�e
�rees��ai» and d��rel�p s�luteons a�l coutd agre�upan to protect�h�I,re�s. Additio�al
xeports based iapon#�at meetu��are beirt��enerated by tlxe app6i��nt's arborists and
su�m�ittcd to ttic City.for rcvicw. 1�s a result of that m�etuag,t12C dpp�tcarit�S makpnb a
change io i�he buildi�ag envelope for lol 10.Th�change�vill narrovv thc�vclope acld
r��1��i$de���ro Ca�rrr�utly this buil�,i�ag ea�vel�pe is�ucated wit�in $-f�et af t}ae ne�res�
' �t�ce tm ��aaox�t�i. WitJ��.�revisio��e hui�dang envclopc wilI bc no clos�r t��.�a 18�feet
froan�t�a�cente�r e�fi��a�u�1tre��khere�s��r�vidnn�;a areuch�se�►ter are�.of pgotection and will
�1ot�zaa�a�t a.�y sigAU.�'ica�xt��°��s�s a.,r�sr�lt of xts�a�z�eased depti�_ N'4'�'�: Cify Staff
(13raid ISilby)s�ag�est�d t�a�ic 3�z��p�,�w�.}►�za�i�loe��aa�might b�less of an im�act if xt
was�ravel�at this time rat�er than concrete_ The�a�plic�ant had origin�l.ly made�his
suggestion but witl�otat the Caty��gix�eer atxd Op���tions approving this cha3a�e iY will
have to be con.crete. i�Ve ar�requesting that staffdiscus�this iss�ae with mezxxbers ofthe
.Engineering and Operations Departm�nts.
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A quest�oz�wa�askeci ai the hearing about thc relationshxp betwe�n and the appe�.�rancc of`
tl�e water quality swale and the rerx�aix�ing vegetaf.ian�vvithin Tr.aet A. The soattk�e�
y�ortzon of this tracl.exists far the most part in its natu�'aa state containing D�uglas 1'uc,
ecdar, Oregon grape, svvoz�d f.em, etc. The northexn porki.on is more typical af landscaped
yard areas cont�inin�lawn,and na�ive and n.on-native trees ancl shrubs however it is
relatively open. S��eet I.,1 shows the progoscd pl�ntings in azad around the water q�talit�
sv�a,le aaad the existing trees to the south of the sw�,le. .As dcmotts�rated on thi��laa.�,tiae
applicant is g�roposing nati�ve plant�ngs suc�.as I�ouglas..fir,western recl c�dar,rcd aider,
Oregon grape, s�woz�d fezxt, etc. Over fime lh�two areas will begin to bleszd, as the trees in
the nor9hern portion�row taller. 3iutia��y, althc,ugh both ar��ts will contain similar native
spec�es,the swale�xre�will not eontain any of t11e 1�rgez'trees. Tn essence an are�,is
created where you�ig foxest is adj�acent to olcier f�rest prov�din�better cover for wildlife
�nd daff�ring fbrest habitats�ut it all ovill app�ar. natural_
I�A�T��tD T��S
At thc hcar�g discussion occuzxed ahout the reIationship bctween trees and lawns_
Specifically hdw yneom�atible�thcy arc and the prob�exns that lawns ca�l eausc to f:rees as
a result of sprinkle�system inst�Ilatian and excess watering,fertx�i.zers, etc_ 'fhe
applicant believes that sozx�eYhing n�eds to be cion�to discouragc lawns zaear large�i1-
trees�.nd has come up rwifh�a coupl�of optioixs that will ensure lhat thc trees get a gooci
5ta�et�For znitial'co�ash-uction of f.he homes as thss is the��y time that�rim�uy lam.dscapin.�
IS COI1Si(��1"Cd. First,t6e appli�ant offers as �conc�ita�an off approval thai��s�te rto this
a�k'ect(ta be dra�ed by the�rborast) be placed�vit&ia� th��. C �R's �s s� res�ricgioaa.
,All pas�txes who purc;h�s�ha�rn�s receive a copy of the C:C:8c R's and ha.v�ihe
oppc�rtunity to r�view this restriction t�ae�-eE�y bringing attentioz�$o the conceraa. .Aa�.other
cor�siderati,oxx is fvr the builder,prioY•to rceeivin�a�oecupa�xcy perrr�it to prvvide initi�.l
landseaping nearby those frees tlzat could be affected. I�un ha�vin�the ar�sorist draft
ian,gu�ge for the heari:n.g that vvould cover these itenas and provide a�nod st�.rt!"or thc
tz�ees,vvluck��uve believe, is the critical time for this to occur..
��w���.�oBS��vc�.r��rs .
N1r„I�er►�'a,tton bxc��aght to mur att�zatio�a an additional enl�vert�h�t wc were un�.wa.r��f in
th�soutl�inte�rnitt�zxt drainage. Thc basis of t1�e discussion centered c�n obs�.ictions to
fl�w. �p��a�x�gi�ee�in�w�s�ware of�he c�a�vc�c�t for t1�e drA�veway and�e d�m.how��vcr
baseci�a��n thc siz��f tlo.is cu��we�arad tJ�e overfiaw charan�l for th�damn, t�ese a�re x�c�c
coxxsidexed obstru�t�ons �.nd�re rnore tflian capable of lianc�l��R��he peak flaws from t�us
smali subdivision„ t'��r an ux�s�acc�ss�ul iaav�sti„�.tic�r��o.1��d thc rcmainin�cu�vert,
Ma,Lthew Spr�gue contac;tcd%�u Patt4�tc�dxscern its location. Mr. Patton contirm�d tl�at
it�outd be di£ficulL to fi�nd as�G:is�a�lovtr the stirr�"ace eleva�ion of the pond �nd thcrefore
�+x��dex`water. As such, khis culvert is not�obstructaon because it is aiot prc,viding
fi,uxction ar flow for tXae drainageway and not impeding normal flows. 'Therefmr.e,t�ere
arc downstrcam structaues how�ver none of them act as:u�c�bsl,r�action to flovvs gcnerated �
by f��i.s subdivx�A��..
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PY,�TEID HlEV�I.OPNdEI�fTS
The Br��ton Woods projcct is designed as a P1aa�ned A�ve�opzx�e��t. As such,the projecg
naaist meet cea�a�n requirements and mos�im�arlan.tly relate to t.�.e fivc purpose
atatemetats of thc Code.
FirsC U�'all,the planned�evelopment proeess xs a "mear��fnr creratan�pdar�ned
��v�e�on,ttenls khroug�i the a�npdicateore of',fYex.�bfe standards� i.�y zerr��i�t dir�es,
ar�,°r�wer street�, and c►tlrer dnnovative pl�a►a�e�ng practic�s wl�a�h�vall resaaEt�n rc
sa��n�rio�livirng aar��ement." This a�p�cation utilizes a nar�ow pr.iv�.t� str•eet with
innQVatave burrap ouls betweeax large trees for on-street parking, rcduccd f"ra.nf yarc�
setbacks to bring the 1'omes forw�rd fiar street g�resentation and co�unication bet�vecn
neigY�bors,and smallcr 1ot sizes with designated bualding envelopes ta£ac�likate tt�e
presetv�ation of natu�'a.l xesqwces including trees_ As a a�siill,�reiton Woads ereates a
superior living artangement by dcvcloping with tf�c flexible s�idards d�scribed abnve
r�sultin�in 10 homes�vzt�a beaut�ful �treetscape nestled withi�and�unongst lar�e trces
�ncl si�nificant opcn spacc areas. Thns is very different£coz�a�,d a rnoxe su�erior livin�
envxxo��aat thara tha4 cr�ated by a standard subaivision�uvith littic o.r no open space,
wider strccts and f�wer trees.
7'he secoz�d pury�o�e statement reyuir�s that planned de�veloprnents `f�rcilitat�tlae
e�eieeat us�of�as�d." Rather t�a�n placizag 8 or 9 homes on a�ublic street�tnd ren�ovin�
addilional trees,th�design ineorporatcs 1�lots while at tlie saune tinze pz�ovides f�r 27%
o�Yhe site to be ciesi�nateci as open space. Ths desi�n as a result is cxtrcmely effi�ient
aaid�e lots are still at least 5,500 square£eet in si7e_
Th�t�.ird�equiremen�is t�a�tPn�desi�ns `prnnu�t��n�cr�r�vaas��rar�,�ars��e�a�ng a}'l��a�d
�a�e, b,�alrli,�g�s, crreuladROra systeans, a►p,�n space an�i a�#�l�,ties." Qne nf t�ie iceys here is
tt���axeservation of i�ees ax�►d th�refore economic v�Iues for th�xcsidents��.nearby
nci„�hh�ars. �co�ao�aicall�speaking,4tle t�rees prc►wide a v�al�e to vll vdithin dhe
neig€�bo��ood. Oi�zer�cono�ia arran�cmcnt.s includc, Plaaittg t��vvater�uality swale
within a nat�gral�owl re.sguiring less�ill and p1�.nLin.,�it'uvath mativc vcgctation which
requ�res li#tl�rua.intenanc�except to ensur�no��-na�ive spe�Fe�ar�a;onlrnll�cl. 2. 11.
naxrow streel, whieh is less�xpensivc�'or any.�i�tur�resurfac�.n�. 3. Liaaazt�aig the �enb h
of�hy p�wa���tF'e�fi ancl utilit���&rs t}�at whiCh is�xece��a,x�r oaily Ea� scrvc�thc n�w hotYt.�s.
4. Cen�ralizi.��thc homes oa���ie site thus y�ro�x�o�i�g tree��r�d li�m�t�n���flti;�d�ian cc�s4s
whicl�ia�ually�et p�sed on to the buyex o£t�e hosr�as. �. .�4rraugirag c�pen space a��d
�a��xvc plantiaiigs in 1o�;ations 1�est fit�oz��natu�.rai ve,�et�tie�n l��eby la�cxiting anainters�ncc
r,vsE� for thase areas.And 6„Provide�p�des�rian pat�ivvay�or fi�ture�irculatinn and
connectio�x�oz�th,south �.nd wesi at thys tim��-aiher than txSri�g��accompii�I���i.s task in
thc fiature where it�roaalc�be more costly t�acc��ai���and far its place�nent�n�i
construc�ion. The desi�f�tures�bove promote an eaon��mic acrar�gex�xent of��.»d use,
hualdin�;s,circulati�n systems,op�space and utilitics.
G i
N:�projl328-014\Wo�Addlresp.doc '
I
- Mav. l3. 7003 5: 12PM No,3061 P� 8
, �
The�'ourth it��rxa calls �or designs "tm�vres�rv�da tlae greatest�,�tent�r��szbl�tBee���fasz,g
lands�ape,f'eatures and am�aauYes thrnugla th��use�f ca�Lannirr,�p�a�cedxare��d�ar#�rsn
relrate the typ�e anr�desa,�sa �f�a devel��arYer:t t�v ad�arti�ulcrr sit�99 T6ier�ar�rxa�iray
iandscape�eahue�b�in�pr�servcd by tlais developrnent izicl�d�i�the large txe�s n�►tlhe
north boundary,in i:hc operi spi.ces a�f.he east and west edges of thc sitc as����'ew on the
lats themselves. Other site featu4es preseT�ved in�lud�the ala�ar�f bc�wl adjacenx to SW
10��'Avenue and the slopes on the wesY end ofthe site ac�jacent to a►A off site riparxan
eor�ridor and wretlauds. Based�apon�h�surrotimding environs,ia is important�a,t t�e typc
caf cie�elop tm occur should be single-farnily detached homes. �'his is it�kee�ing wi4h the
suraoundir�g housing type. As sucla anc�bascd upom the a.tnenit�es�reserved�ad th�type
of hoan�s pxoposed ufilizing khe desi,�n flexit,ility rec�uesleci, Bretton Woads xneets tivis
GlC1tCIlOi1.
The Dast purpose o�a Pla�zined I7evelopment requires the desx� "to encn�sra,�e
develojaraent tiaat recognizes tdte relationshily betrveert huildYngs,#6iear u�e, o,�en�;�ac�,
and accessways a�ad tleereby maximazes the oppnrtunit'ies„�'or°ir�ne+vative arad diver�si,�aed
laving envaron�reentse" The dev�lopmcnt proposcs o�y single�farnily liomes and
there��re a rel�ti�nship between buildings of differin;uses daes not apply. I�oweves dhc
relatioxxslup of the hornes to each other is importan�,. Th�a�rplicaaat Yaas desxg�ecl the
project ta allovv thc homcs to move forward an the lots isi f�ont otthc�arrow private
stt'eel,lhereby er�cour�ging neighbor-ta-n�ighhcyr cont�ci�t the"frvnl�oor"�r Iyom thc
"front porch"tis resfdents pa,rk tlaeit cars,�o for a wa4k,e�c. T�a addition,ope�a space is
�rovid�at e�ch��d of the deveIopment and a1on�the entire nc�rlherrz b�und�-y r�tthcr
than rele�aYin�it to a sin�le 1c>cation. In this rr�anner at�d iYa t�e fijn.ctional sizes Proposed
by the design, llae residents have ec�udl�ccess ta and E;njuyin�nl of those ap�n spa�es�
And lastly, an accessway(pedestz�iax�pat1�)is�x'ovided to link ttle entire devel�pnient to��
�otential i�a�turc opcn spacc aasd trail�ctwork tiffiat could strctch from the Tualatin.R.iver to
Dtax�ham R.oad wil,h sg��okes�,st an�west soine of which�xisl(:oday„ This is c�vadc�t from
the oLher Caty�aad�riv�.tely own�l np�n spa��s along this s,oxridor. As a res�ell,of Lhe
desigm az�d ex�ptanation above,the projec�.recogaiizes the relati�nship betweeai buiDdings,
their usc, opcn spa�c, ara.d acc�ssvvays cre�,�,ir�g an irm.o�vati�vc livin�cnvirontr�cnt. Far the
sar�ne r�asans the�issi,�provides a diversified liviiag�nvison�nen�for ils fulure resid�lts.
rf is di�'iicult ta fiind a11 of these desi�anc� site features within.a small neighboi•k�ood thus
�aking ik to a r3e�r�e,tuiique
I�opc th.csc additional matcnials are helpft�l to��s the City's rcvicw ol t�is applic�.tior�,.
F�.eas��°�el f�'r��to call me if yoa have�a�y questi�ns.
Sincerely,
ALPHA�N,�"�rrN'lE�'RINCii,�I,VC.
�t�r,t,�,c�.�l� �°
Matthew 1�. Sprague
Project M�nagcr/Planner �
�
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N:lptoj�328-014\WordlAddlrasp.doc
���4 b'�
0261 Brett oods Landscaping.doc �
5/19/2003 Walter I-�. Kna�p
Bretton V6''oodls: Tree and Lanciscape Cousideratdoas
Proposea�CC�II�—Trees and I�awns
Preservea►g 7[°rees in Good�Iealth. Trees are often damaged by installation of lawns.
Excessxve fertilization, irrigation, and soil cornpa.ction associated with lawns can result in
long-term decline and even death of established trees. In additian, it is very difficult to
establish lawns in the shade of large conifers. Thus, it will bP necessaa•y to modify certain
landscapang activities to presea�ve the large canifers c�n the Iots.
�rri�ation a�cl X�aetdscapin�.For lots, Tsrigation and landscaping within 15 feet of a
Do�glas-fir tree shall conform to the following requirements:
• Landscape plantings vvill, to the extent possible,be limited to native species or
other plants that have low wat�r re�uirements.
• rJnly drip, emitter, or other approved 1ow-volurne irrigation systems shall be used.
Spray or broadcast irrigation wi11 not be used.
• I`�a trenching is permitted.
� ,Sign....
d�dld'life Tree: Tfids tree laas bee��rrvteete�f ar�d retaitied for iEs berz�ty and�icabitat
valrae.Pleas�he�p to pa�eserve it by limiting installatiora of Cawns, spray ir�rigaBron,
,fertdXizaBion, trenching, or�oil grade changes fvith¢n 15 feet of'the trunk.
�'iuild�r Ytea�uir�ments: I su�;gest that the three bul4et items listed above be required of
th�builder. And an additional itern(bullet):
• Tree protection requirements specified for the project shall remain in effect for the
duration of constalzction and home building.
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CI'E"Y OF T6�AitD
En�e�cering Uepnrtna�ni,
SDia�in�r�1 BeNc�►•Cnnur�catr.t;y
1VIEIVV�C)�.:A1�T�.1LT1VI
�ITY OF �IG.AT�
13125 SW Hall�lac�
Tigard,OR 97223
Phone(503) 639-4171
Fax(503)624-0752
'I'�: Planning Commission ����
�+'Rf3IVI: A.gustin P.Duenas,P.E.
�ity Engineer
1)�1T�: May 19,2003
SUI3,�C�': Changes to the FY 2003-04 Capital Improvement Program
There are a few changes to the FY 2003-04 Capital Improvement Program (CIl') h�ansmittecl viti
memorandum dated May 9, 2003. The expenditure projections for FY 2002-03 projects were m�tcle in
December 2002. The City's Finance Director asked for updated projections to identify prajects t17�►t
need to carry over funding to FY 2003-04. The following projects and carry-over funding rec�uired are
submiCted for inclusion as paxt�f the Planning C�mmission ClP review and approval:
Street S�s�e�Fr°og��rm
W�Inu�t'�'�rr�ce�treet Iaraprovements- $40,Q00 in Gas Tax funds �vill need to be c1r�•ied
over to next fiscal y�ar. 'lChis carry over is necessary because this project was advertised latei•
in the year than anticipated. The amount of$40,000 is currently in the CrP budget for FY
2003-04. Hence,the budget needed from the Gas Tax Fund(in�luding the carry-over fundin�)
for next fiscal year is$80,000.
�,'av�tttient Majdr 1Vlan�tenance—ZJrban Ser�ices—Washington County has decided to
p�i�arm the pavement maintenance work within the Urban Services Area. They questioned the
City's overhead charges and deternuned that they could perform the�vork at much lower costs
if thos�charges were to be included. Hence,the$238,763 adentified in the CIP docunnents
tru��smitted May 9`h will be removed from the FY 2003-04. This should decrease the total CIP
r ` �
�
�iadg�t. It�vill remove the anticipated revenue from Washington County and delete the
proposed expenditures by the sarrqe amoc�nt.
I'arl�s Syst�m Prograrn
Sua�nrnerl�ke Park I)eveloptriea�t(�og�ark &Parking At�ea)-$20,000 is to be carried
aver. 'i'his will increase the beginning fund balance and increase the total CIP budget. This
carry-over will be an additional CLP project and should be added to the Parks CIP list.
Wa�er�ystetn lProgram
Aqxaifer�torage &�tecovery -$370,000 is to be carried over. This will increase beginning
fund balance and increase the total CIP Budget. The total budget for Aquifer Storage &
Recovery in the FY 2003-04 CIP list will be $670,000. .
SCt�]�A, System- $175,000 is ta be carried over. This will increase beginning fund balance
and increase the total CIP Budget. This carry-over will be an additional CIl'project and should
be added to the Water CIP list.
Vt�inerabality Assessment- $30,000 is to be carried over. This will increase beginning fund
balance and increase the total CIP Budget. The total budget for Security Vulnerability
Assessment in the FY 2003-04 CIP list should be$100,000.
Gaarcle St Phase 2 L'ane I�ep�ace$r►ents -$47,622 is to be carried over. This will increase
'beginning fund bal�nce and increase the tota] CIP Budget. The total budget for Gaarde St
Phase 2 relocation in the FY 2003-04 CIP list should be$162,622.
I'�illsboroJJWC Radv Water Pipeline I're-Design - $20,000 is to be cat�ied over. In addition
to this carry over, an additional $14,240 needs to be added to the total budget request. The City
of Hillsboro has notified Tigard that its share of the pre-design will $134,240 in FY 2003-04.
�'hese changes will inerease beginnin�fund balance by$20,000, increase the CIP Budget by
$34,240 and decrease the ending fund balance by$14,240. The total buciget for kaw Water
Pipeline 1're-design in the FY 2003-04 CIP list should be$134,240.
Except for the Paverrzent 1�J[aintenance—Urban Services and the I�illsboro/JWC Pre-design projects,
the effects of the change� are to increase the be�inning fund balance for the FY 2003-04 �CIP and
i�crease the total CIF budget. All the changes, once approved, will be incorporated into the CIP
package to be subrnitted for City Council approval on June 10, 2003.
c: �Jdilliam A. Monahan, City Manager
C�aig Prosser,Finance Director
�d Wegner, Public Works Director
Jim Hendryx, Community Developanent Director
Vannie T. Nguyen,CIP Division 1VIanager
Tom Imdieke,Finance Operatio;ns Manager
I:�NQIGUS�FY 2003-04 CIP�Changes to the FY 2003-04 CIP—Planning Commission PresentaHon.dce
Memorandum to Planning Commission
�;;w;6���ahP��pp3-04 Capital Improvement Program
Page 2 of 2
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�` � June) � ��'� � budget process
' " o Planning Commission heareng(iVIay)
�e�ormulation begens with presentation 1; ' lty Council hearing and ap�roval
! �to Cetizen Involven�ent Teams � � ���e�
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� >'CraCflc Safety-ytelafed Projecfs � "5t. ►Samitary�ewer Capital Ittspxove�ents
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�� : ` 9 Trail Syste,ns :� •Budget Committee Presentation-
" `, :, ��'ater System Program '"` , �May 12,2003
�fl �'; �; t �City Facilities System Prograna �!��. � �Planning Commission presentation-
� �, �, ' r.�. ��,° May 19,2UO3
i ��� � � ' � F .�� •City Council Present�tion-
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, �2002-03 Prp��ct �lighlights ; ;, ' 2002-03 Pr�j�ct �Iigh9Bgh�s
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��� .�' ��'�} �' � ; f
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� W�Inut Stree� ��i�rifie�� for FY 200�m04
,:.
' alld 121 St A!/�IIU� (Design Only) : !Complete Gaarde Street Improvements
� � Ph�se 2 Construction
��Project Status " ' eRecoristruct Sonita Itoad
►Prajec4 alesign nearing completion !Evaluate and develop alternativr,t'undi�g
:: �►Rights-of-way acquisition underway . �ources foe maintenance and major streek
/Completed projests will be ready for improvements
any future funding opportunities •Complete Preliminary]Engineer's Report
for proposed Wall Street Local
Improvemea►t Destrict(LIID)
•Install additional traffie calmi�ng measures
Z9 )0
F
5
� �
, ���
:Prioriti�s f�r Fl( 2003-04 : Pri�ritie� for �"Y 2003�04
` � ,
�; ! �: �
{ €�Continue Citywide 5ewer�xtension � z r t O 1�1eea'd'i�ard X.ibr�ery
* ` Program ; k ►Construct n�w library
� ', ,�Perform storm and sanitary system � ' �� � ►Complete.construction by fate
;��epairs ` x summer 2004
ontinue I'arks Projects p =, � ° •Complete the Hal!Boulevard/Wa19
: ! ;a Acquiee lan d for new pa t liways ' = 5treet Infersection and Approaches
'� ` �v Construct additional watcr system � �
improv�ments ' '
� :
' �� ,
::
�� , „
i �
j� �� �� FY 2003-04 ProJects � � �`� 9 FY 2003��4 Projec�s
� ��
, ; Greenburg Road Improvements � `` '� 3 Greenburg Road tmprovements
� �Federaliy funded project undcr the MTIP �+ `; 7 4
� ' Process t
r
�� A �
` �Widening of Greenburg Road(i'Vashington r ;i ' � f
� ` Squarc Arive to Tiedeman Avenuc)to 5 �
s : Clanes -
2r-
¢1 "' i o Pro,ject 5tatus � ;
►Federnl funding obligated for design * i' 'i � -
►Washfngton County will perform proJect � ~
design[or lhe Ctty ?'
� j �i
�,'� ,� . aa �.;� ia
t rv�, y :h:,
� � K 1 ��5�.9��
_ ; �Pr�c�p�sec! VNal6 Str��t L�ocal a.a
� ;improvement Di�trict � a �'� � �` �'��
�V. �i
� ��Connects I�lunziker Street with Hall � ' ��' � ,fi 'r,. �
� ` Boulevard •Y.
; ,��Key aoute in new Transportation System s "
�Plan
�s proje�ted to carry up to 7,000 velricles per �
�
aay ;
�•Would alleviate congestion at the � � 5
Hall/Scoffins/IIunaiker intersecfion
15 76
6
.
; � ,1 ; ,
; '°' „ : I�ecommencled Alignmer�t � �� � > �roj�ct Sfatu�
� � < � �� ��d.ID formadion process underway
� + � ' � ' ;; ;
, 1 � ; � .,,..,E .. {" 9 Preliminary�valuatzon Report
a +
�- ��`�. � , reviewed by City Council
� •, �; i
� , s ►Council has directed preparation of a
/�/ � " ( Pr��t:::��:us;�Lngi�ieer s Report
' �` `= , t £�( 3
� ;t {.`_ .� ,� �. r s � �x i `►Interina Repoi•t was presented to
� . ,,,,.,�,,,,,., Council on March 11,2003
►Consultant working to complete ilie
3 # � C � .j� lxhibit b� a
, _ '�, ` � ` Preliminary Gngineer's Report
, �-
t �� � �\ -. . {`.
f
Jl C': IX
�
'� :� � F'1( 2�DA3-04 t�roJ�cts °� r�� F1P 2003-04 Project�
,':; �: , ., :
, � 5 -
� ;'. �w�. o,�
F � I M,H� - , ' $ �"-�,�
e�� n r,,,,.,q , . . Ei ix �
r � � q 1-r�, � i �' �\ t . i, � � _
, `, k'� �
� 3 R �i T.��n.� �t_. . � n �,; ,' `; ,
� 4 ' .<«�.: � x \ 5' i .i:
I � .� �l� � , '
} ' � � �ei i f. : �. .I { `
� �f� � �''� � �I ;i � , � : Bonita Roiid 4�y
'' �� i I', � ? Reconstruction
s- i:�I ,� �� I! F , ! � �
� v( �. t k, :
� � � I3onita Road Reconstruclion ` $ •
r � �, :i,
�
19 n r JO
� 1 � � i
` �� �; FY 20A3�04� P'rojects `"'� a FY 2003-04 I�rojects
�
���� � HALL BLVD/WALL 9TREET
s °' �1 d � �i -- � �,
. i'
". t'� � Flall Blvd/Wall Street
;. a ,
r < � ,, , I i,,,}.. ,,., Interseclion and
r; � � a� J /�
� f , Approaches
i � � � 41 �.���
1t` � �,.,'. y �z 91 ,: ..� -6 ^- -- . .
h �
` ��I trl�ll��fli� ,: -'-
I� i+yFFG e� u t � e
<Bonita Road �' �- � 3I ' +`^ '--�-^
�
Reconstruction S "`""J �:>'�1�
i f � :��`�,'�.� .
� � . -
; ;
JI �! 1 } J2
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; , 6
{: � ` FY 2003-04 �rojects 'City�wide SeHr�r
' ` �Ex4ension Program
�� WALI BTREET LID „ � "�
j=. �: • , '� i ���stablished a five year program to
,�, ���'•�. � � � p c o v i d e s e w e r s e r v i c e t o a l l
%' ' f •., 1�,� � : residential areas within the City
�' ; -� f ��`. .-� �� " � `�Uses City-initiatec7 reimbursement
=�; � � districts
r i; �� . � � �._ A�• Station 4+25 to � ' z
� � #__ �� •.�•�, xunZ;ker scree� r�Includes an enhanced incentive
} � .r-° ���:\:�. � � t" ' progranb to encourage residents to
�, � - _'� _____ . �. , � r connect �
* f� ;,.
; �';; <� ,t s w
ri i' � ' „ '
•p;! }, k
I, � k� {,' �r
� ` Reimbursernent Dis#ri�ts ';� #y ; Reirnbur�ennent Distr��ts
� ,
a n � r�, � � •Reimbursement Fee-linuted to
i f�City installs a line and sets a � ` + $6,000(up to$15,000)for owners
reimbursement fee � �
� i � �� tf � connecting within three years
� ,�Owner pays the reEmbursement fee�t � � �
'; , � �ime of connection {, , , Connection Fee-curxently$2,335
; ;, ti� � _ �Plumbing requdred to connect house
;; ;mNo obligation to connect or gay fees
z � until connection ,'�`� � ' to sewer
;
,
s,
�3 �5 F� �
46
�j £t" � : �.$ ��� �
' ; 'Program Status k ; �ig�rd Ne�
.,;: ; S. � ebrary �onstru�tion
;
' •Ne�w libraxy details
�
��Four reimbnrsement districts formed ` eF ►47,000 square feet
' �102 new laterals installed in last 6 months � '�;� >two story building
,� ;
;�ProjecQ designs in progress ' � ►Site selected is east of Hall Elvd near
' ��Goals for 2(103-04 �' Y City Hall
4 ►At least 5 new rc3mbursement districts formed '� ��Design underway
►130 new sewer service IaterAls installed w; i�Construction to follow
� �
4� JB
8
. ` �
i
>:
` Proposed Library Sit� � �� ' �� tdeenr Library Site �lan
�'�;��;` �, � ,i, ' ��,,�...�.-�3 r-
I � psi .r n� �� � � .�r-�',_�. � �'z-:,i
j� s,. � j �
� f� � x 4 ` � � Iw� ��: ���~ 7
� 5 J'(
R '� ! , � � .'' .J�r�i � -
u � { '' „� �ry 1+,`�`;
"�` . �� j � w .�
t. ." :�.,- � — �
' x �' �1 :� # � �V ��� � L d�� _ .
i $
� � �,: � �c :r_— _.�._. _ ,
k �s �1 mt� �� � � ` so
.; � . � ,4 —__
�� : Prc�Jec# 7eam ' , i � Proje�4 Stat��
y � � •Construction Manager/G�neral f '`� � ' •Construction drawings eompleted
�' Contractor process selected � �'{ •Groundvreaking May 17,2003
ti• ' f � •Guaranteed Maximum Price
f �SItG Partnership selected as the ;
';: � (p�roject designer �a ;'� � � expe�ted by enci of 1VIay
� �- � : �-city's Project Manager-Shiels �' `>; � : �xojected S�ihedule: Begin
� Obletz Johnsen �� ` construction Jo.ne 2003
° ` •Complete constructioR by 2004
� � �CM/GC-Hoffman Construction �f ;
, � ' � •Open new library late summer
! 2004
�
� � :�
si � �S�� sz
( .� : ��� � 4� �;
��� t ``Prr,�osed Projects fr a�Prop��ed Project�
�� ; :FY 2003-04 � ;�� '
' aPavementOveriays � t;oii�dajorProjects
� d ►ContinuaQion of Gaarde Street Phase 2
P Vdalnut(Grant to Highway 99W) � � � Improvements
1 Greenburg Road(Center St.to 99W) ri
�� ' 1 Wall StreeUliall Boulevard Intersecfion
. C►lfl4�h Avenue(Gaarde 3t.to Bull �y ;;�_ , ! � and approact►es
%' Mountain Rd.) " 1 gull Ivtountain/R�shak Road Safet
1 Errol Stree!(Il12�h fo Fonner St.) Improvements y
ts I�eCOnstt'uCtaon /Greenteurg Road(3hady Lane to
►Bonita Road–83�Avenue to Bridge ; Tiedeman)PE only
57 j E SJ
�
Y
� `�ropos�d �rojects '` � 'Changes
� ` % � y�Deleted pavement mai�atenance work
� �Railroad Crossing Repair � �_ , ,
►Tiedeman Avenue(Greenburg to " within the Urban Serviees Are�
Ti�ard Street)at RR tracks �� i s CaCCy-ovel'funds
�
�Proposed VVall Street LID ►Projections for project expenditares
? �►Complete Prel'eminary E�ngineer's f? '�+' +', ' � performed in December 2002
dteport � i s � ►Projections recently updated
►Receive Council direction on next step �; ' Y ►Memo dated May 19,2003 lists projects
�Traii Projects with cas►y-over funding
►Fanno Creek Trail: Grant to Main and ►Reduces expenditures for FY 2002-03
' Hall to new L'ebrary site 6 � r. , and increases beginning fund balance
for FY 2003-OA
ss � i se
eJ � s
IFuncling Is��es 4 ��, - ' Funding Issues
> t
`` � s s'I'he Traffic Im act k'ee TIF funds
'�Lack of funding for aclequate - p � �
'� ` can onl finance one ma or ro'ect
; preventative and corrective pavement ` • � � y � n J
maintenance ', �4 each year
, �
� �►State Gas Tax will not be a viable source a�he TIF t'evenue will decrease as
in the next fee�years � eveloprnent slows
�F : •Alternative funding sources for � °�� � i�Other funding sources are needed ta
maintenance will i�ave to be ' �, � aceelerate neec�ed major sfreet
' established soon. improvement projects
; F �
� s, � sK
� " � —� : ; :
":' 7a r f 5 : �i
� � ��� Alternativ� F�nding � ` ? ' Street Maintenance Fee
r �
' � '�User fee based on Qrip generation rates
s Transportation Ftinancing Strate�9es . � �Can be initia4ed by Council action
� Task k'orce formed by City Councif Qo , � ,� ^�Task Force recommends 4 maintenan�e
j h Determine funding strategies for 'i- elements
` • Corrective and preventatfvc maintennncc {; ►Strcet Maintenance
' f C of City Streets �►IPOW Maintenxncc
�Reconstructlon and widening of collector .;, ,
t streets to meet current and tuture traffic ";� � ►Sidewalk Maintenance
demands ►Street Light�nd Signal System Ener�,y Costs
�YteCOltllnended the Street and Maintenance
MaintenanCe Fee to City Council •W'ould supplement gas tax and allow for
anajor street improvements
59 GO
�O
�
4,
� i . � � ; :
� ; ti Stre�t IVI�Bnter�ance ��e ' � t:' Fundi�ng dssues
�i � s;r . �
� i i � �i:
�� f `�°� •Public�-Iearing conduct.ed April 22, �� a,c s'}["he Transportation Financing
� `` ' 2003 � „ � Strlte�ies T�esk Force
„; �,, ,
' � •Discussion coeid��cEa�cl�n May 13, �` � ►Will be reconstituted to add new
' � ,
' �2003 �+ , � � members
; : , =`z .
r ! •�ity Council is expecfed to pravicle ►Will contenue to evaluate ne�v revenue
� ' sources f'or major street improvements
� , ;,< ciirection on possible implementation `
�� at n�eeting on May 27,2003 °;� , � ►Wilt 1>e making furtl�er
r �� � f�, : recommendations to City Council
t ti
i�' Y J .t� 41 � 4 6"
' IY r
}
� � w �, ��� tJnfunded Proj�ct
,: �a � Unfunded Projects
N , � i21st Avenue(Walnut to North Dakota)
�
; , a i
�. � �.j O 121st Avenne(Walnut to North Dakota) j ��� � �
�, �
t+ � . t;�� �� �Walnut Street(1'iedeman to 121st) �� � 4 � � � ��
� � �
� �,_:•121st Avenue(Gaarde to Walnut)
q ' '�.,` �<
� + � • urnham Street(1Vlain Streef to I lall)
1
G j ` °� �onner Street(W�lnut Yo ll5th) �� � �: �
�i ' v;� •Tigard Street(South Side-Main lo ' ��'�� �������' � �
�' °�, ` °° e`s�:
�� � � � a:� ,y ��
, � Tiedeman) � �°"
y; � ,: tr rt I r
� � � s� � +
' i• s
� f} � .
� �{ y� �� f' t a. W
A: f
:7 � :.�:� �-����.
N:� ' Unfund�� Pro�ert
P � ��� Unfund��9 Pr��ect �
3i S C .
#,-Walnut Street(Tiedeman to 121st) � ` � �� 121st Avenue(Gaarde to Walnut)
�' � �
. z r� v, , L < <. +
= Y i � i �
w .� ' � }
� Z ry P�. ; Y �� �•+� r
t � �
b t # ,S�. �: �t�.
j � � x" �,,, �, ;� ,,Y:
9 � �� � � y f ,���'�� °
S $Fl�"... i r.� ...� "� ��{�z
' ' y � z Pw`� �,
J : �� � '� � , ������
J r �� ; s � , �x
;x
�, � ;
; � 65 � .+> 4� 'i 44
� Y
I1
, ` Unf��d�d ProJect �` ' � Unfunded ProJe�t
; s � Burnham Street(Main Street to Hall Blvd) ' Fonner Stree4{Walnut to 115th Avenue)
+ �r �I�I� �,�f..�'� •4 k I y` M.
'' ' � ` 4�5,�� Cen�cr mrn Inue only
�5`�
�� .. . _ (" ����., wherc uecdul
,
�: I ^ry� . ' .n. � ( . Y `{�.�'�'r; � ,
�f� ��. _!� G� � ,��.�`�
F d' p r ��'� i t#��x�:��w'�i'S� ��
� ..iC9i�LV u.�t�� ...rz�f � I�i,.
�
e
1v ��� i
� ,C `
67 1�:� pR � 6R
s �� ,
i,: � �'.. :�
; Urafund�d ProJ�ct , y Recorrarr�end�t6on
i Tigard Stree4(M1Aain to Tiedeman,S.Side) � �; y
, ,_: '
; .: � �' �!'�-�' r"�� �:� E i � •Approve the FY 2003-04 Capital
� � �`+ � Improvement Program witPi
� �' "" � changes
� � �� - � x �� :
, �"�' ; ��. :� e�tecommend approval to City
�,�� '� ��I�� �.,� = Council
2: . I� � ,I � ` �. �
{ � � ,i
� �
�
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�
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4, " �Il�t'S �L'aCt`� 'y t
° �� , City of Tiga�•d
F i
�
:City Council review and a�pproval at �'� � ���
�± '' � June 10,2�03�Councii M�eting ', °! � " 2003°04
'�'' �eFY 2003-OA Capital Improvement i `�` ��p���l
' r �rogragn becomes effective July 1, w ,a 4 � 9rnpr�vernent
. zoo3 I' '� Program
! �;
Muy 19,2003
�i
IZ
TICIAI�
F�1�N�I�TG CONI�IS�IOI�
�
CITY OF TIGARD
OREGON
NOTICE: PEO�LIE V6�S�TG TO SFEAY{ON ANY ITEM MUST PRIId'i"H'�IE�IV�10�A.ND AI21'DRE55
671�T'�'fII5 SIiE�"I'.
AGENDA ITENi#: ,j, � Page I of�"' DATE OF HE.ARIAIG: �/ /�.�
CASE N�JMBEIt(S); �l.(tg v7(SD�° l l�ei� (,�0� �S �e.c l��i U►5 i
OWNER/�PPLICl�NT': Lo Ss � �{ i �' � 0 7
LOCATION:
. / ���s S c.c� (a F� '� ,t ��- o
r��ASE P�tIN'N'T ��u��r�, ���ss, �n zr� co�E
Pit1DPONEIoIT (For t9►e proposai) C2�'I'0�1�N+N°� (Against the proposal)
• (Print Name/Adilress/lip Rk Affiliation) (Print Name/Address/Zrp&A icuion)
Name:' Name:
' Address: Address: ��
City. � SGate: Zi Ci tate:°✓'° Zip: � �"�
Name• Name: I,I ` � ��
,Address: Address: D �� �6�' 0 �G��
t�: __ p: tt! t �� State•D"� Zip: ��
Ci Stat�e; Zi Ci
Natne: Name:
Address: Address: , �
` �
Citys State: �: Ci State: i
Name: Name: _.�l�.Z'�djl./�
Address: Address: 1 ��,"y �;'G�1 l�.�' 'P�
Citv State• Zip• Citv• ( ����t'1 State• �/� Zip• `/�'�~��
�°� "
Name, Name• Jl I'Y� r l�.t��..
' 1��s2�� ��J� 10,�`�
�ddress: ' Address:
� a
Citv: State: Zia: ' Cilv: .�1�G��"� State: (AC." Zip: /�/���
� TIC�A�
PL.A.I��NCi �OMIVII��IOI�T i
1V 1 T �
CITY OF TIGARD
CfREGON
1�CD'I'ICE: pEOi'LE WISHIlVG'I'O�PEAK Oi�T ANX I'I'Eli�i MU5'd'I'it�'fl"�'FY��t NAIe�.t�i�ADHD�3E.SS
ON THIS SHEE'I'.
A�G�NDA fiCE�M�: � � Page�of DATE OF HEA�TdC�:� /d / /d�
CASE NUMBER(S):
OW.�TER/APPLICAN'i':
L,�CA'd'ION:
PLEASE ��I�I'� �'OLTIY I�T�, AI)DR�SS, ANI) ��'COI?E
----------------------------------------------------------------
--------------------�------____--------------------------------------
PRO]�OlV�+1`1T (For the proposal) OPI'Ole1ENT (Against the proposai)
----------------------------------------------------------------
------------------------------------___--------------------------
(Print Name/AddresslL�p ck Afjiliation) (Print Name/Address/7ip&A,�liation)
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NOTICE OF FINAL ORDf R N0. 2003-01 P�
�6Y TH�E PL��NNINC C�INNi1SSI0N °moFT�°A�o
�ommunity�Devefopment
F�� THE CITY OF TIGA,RD, OREGAN Sha��ABetterCommunity
A FI(V�lL O�DE�t APPEtO\illd(� A LA6d� USE APPLICA710P1 FOR A SUB17lV9SI�F�, ZOdJ� CFI�NGE, PLANNED
I�E\/ELOPMEN'T, AtVD 'i'VIIO ADJUSTAA�NTS. THE COMMISSION FlELD A P9J�L,1� HEARINC TO Fd�CEIVE
1'ESTIMOtdY OtV TFII�APPLICATION ON MAY 5, 2003,AND A CONTINIJA�CE ON flfli�Y 19, 2003. 7'FIE PI.�NNING
COPJII1�1�510N liAS �ASED 7HElR DECISION ON THE FACTS, FINDINGS �►ND CONCLUSIONS DESCRIBED IN
�URTHER DE7AIL WITHIfV�FII� �eNAL ORCD�R.
120 D�al(S = 7/25/2003
SECTiON I. AP'P'LICt4TION �IU(VIIViARY
"UR�AN SERVICE AR�A"
FILE NANiE; �12ET1°�N WOODS SUBDIVOSION
CASE NAS.: S�bdivision (SU�j SlJB�003�00001
Zane �hange (ZON) ZQN2003-00001
I'ianned Development Review (PDR) PDR2003-OOQQ1
Ad�ustment AR VAR2003-00006
AdJustment �VAR� VAR2003-00007
APPLI�ANl': �Ipha Er�gineering, Inc. 01NNEFt: Lissy W�Iter Family Trusfi
Attn: AI Jeck/6VIatt Sprague By Lissy, Walt��A. & Dorothy 0�.
9600 SW Oak �treef, Suife 230 16�55 SW 1 Q� Avenue
Portla�d, OR 97223 Tigard, OR 97224
Pi�t�P0�,4L: Apprvval of a �0-iot Subdivision and F'lanned C�evelapment,on 2.34 acres. Th�
lots are proposed to be developed wifih d�tach�d single-fam�fy hc�mes. Lof size�
wi#hin the development are propos�d to be bei�ween 5,500 and 6,879 square feet.
The applicant is also seeking an Adjustment to the 200 foo� cu0-de-sac length
standard, and �n Ad'ustment to the street impr�vement requirements of the Tigard
Development Code �hapter 18.810. The Ad1'ustment would allow the applicant to
construct a curb ti�ht �idevualk as opposed #o a sidewalk ��parat�d by a pianter
strip along SW 108 Avenue.
ZOfdING
DESIGNATION: R-4�,,5: Low-Density �t�sidential Qistrict. The [�-4.5 zoning district i� desic�ned fo
a�commodate d�tach�d �ingle-�amily homes vvith o� vuithout accessory
residential units a# a rninimum Int size of 7,500 square feet. Dupl�xes and
attached sir�gle�family �units ar� perrriitted condifionally. �ome civic and
institutional u�es are also permi#fied �onditionally.
LOCA,1'IU�RI: 16455 5W 10�th Aver�ue; WCTM 2S115Al�, Tax Lots 1301 and 14Q0.
�aPPLE��►�LE
RE!/iEU6l
CRi'T�RlA: Community Developmenfi Code Chapters 18.350, 18.370, 18.380, 18.390, 18.43Q,
18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 1 a.765, 18.790, 18.795 and
:i
18.810.
;;
,j
':; SECTION II. PL�►NNING COMMISSRON'S DECISI�N
The Planning Commission finds that the propos�d developrnent rn�ets the �pplicab6e approval criteria
of the Tig�rd�Community Development Code and that the proposal will not adverss9y affiect the health,
' safie�.an� W�Ifare of the Ci� The Planrnng.Commission, therefore, �1PP�CfdES #he requested Land
Use ppiica�i�rs s���ec#��t e ft�!!��Rng P.e_�nd�tion�of approval:
NOTICE OF FINAL ORDER NO.2Q03-01 PC BY THE PWNNING COMMISSION PAGE 1 OF 32
,�.
� �
��NDII'IO�1S QF APPRO!/A�L
ThIF Ff)LLt�VVING �ONDITI��S �FIQ►LL BE SATISFi�D PRIiDR TC,� ��JfVIMEIVCING �t9VY CINSITE
IMlIP�2C6�1E�9�fV`�'�, iI�ICLliL�9iVG faRADIIV�;, EXCAV�h1'�OI�I An1D/()�t FILL ACTBl�I�'I(ES:
�u ms o � ng��eerirog �p� men riara ag��, , ex . or reveeav an
approv�l:
1. Prior to commencing onsite improvements, a Public�h Facility Improvement (F'FI) permifi. is
required for this project to cover tf�e sfireet work an 1 Q8 Avenue, the infirastruc,ture work inside
the subdivisiran (except for the priva#e water services) and any other work in the public
right-of-w�y. Eight (8) sets of detailed public Bmprovemenfi plans shall be submitted for review to
the �ngin�ering Depar�ment. NOTE: these plans are in addition to any drawings required by the
Building Division and should only include sheets relsvant to pub�ic improWements. Public Facility
Improvement (PFI) permit pians shall conform to City of Tigard Public Improvement Design
Standards, which are available at City Hall and the City'�web page (www.ci.tigard.or.us).
2. The PFI permit plan submittal shall include the exact legal name, address and telephone number
�fi the individual or corporate entity who will �esignat�d as the "Permittee", and who wil!
provide the financial assurance for the public improvements. For�xample,,specify if th� entity is
a corporation, limited.partnership, LLC, etc. Also specify the state within which the entity is
incorparated and pravide the name c�f the corparate contact person. Failure to p►•ovide accurate
infiorrnation to the Engineering Departm�nt will delay processing of projec4 docur�ents.
3. Prior to constrt�ction, the applicant mu5t obtain a plumbing permit frorri the �uilding Division to
cover the private w�ter services that will be instalied within the privafie street#ract.
4. The applicant s�all provide a construction vehicle access and parking pian fo� approval by the
Gity Engineer. The purpo�e ofi this plan is for parking and traffic contral during the p�blic
improvement construction phase. All construction vehicls parking shall be provided on-site. No
construction vehicles or equipment will be permitted to park on the adjoining residential public
stree#s. Gonstruction vehicles include fihe vehicles of any contr�ctar Ar �ubcontractor involved in
the construction nf site improvements or buildings prop�sed by thi� application, and shall include
the vehicles of all suppli�r� and employees associat�d with fihe pro�ect.
5. The applicant shal! �ubmit construction plans to the Engineering Department as a part of the
Public Facility Improvement permit, �nrhich 9ndicate that they will construct a half-streefi
impravement alcang the �rontage of 108 Avenue. The improvements adjacent to this site shall
include:
A. City standard pavement section far a neighborhood route wifih bike lanes from curb to
centerlir�e eq�al to 1fi, but transition to match existing curb af�he north end of the site, and
#ransation to provide 18 feet from centerline to curb at fihe south end of the site;
�. pav�ment tapers needed to tie the new improvement back into the exisfiing edge of
p�vemerrt shall be built beyond the site frontage;
C. cor�crete curb, or curb and gutter as needed;
' D. storm drainage, including any �ff-site storm drainage necessary to canvey surface and/or
subsurface runoff;
E. 5 font cancrete sidewalk with a planter strip, except as approved otherwi�e by the
adjustment;
F. street trees in the planter strip spaced per TDC requirements;
G. stre��i str�ping;
H. �treetlighf layout by apnlicanYs engineer, to be approved by City Engineer;
I. underground ufiilifies;
J. street signs (if ap lic�ble);
K. driveway apron (i�applicable); and
L. adjustments in vertical �rid/c�r.horizontal alignment to construct SW 108th Avenue in a safe
mann�r, as approved by the Engineering Departmer�t.
6. Ttie applicant's construction drawings shall show that the pa�ement �nd roek section for the
proposed private street(s) shall rn�et the �ity's public street standard for a local re�idential street.
N0710E OF FINAL ORQER NO.2003-01 PC BY THE PLAfVNING GOMMISSION PAGE 2 OF 32
7. Final design plans �nd calculations for the proposed private wat�r quality facility shall be
submitted to fhe Engineering Department (Brian Rager) as a part of the Public Facility
Improvement (PFI) p�rmit plans. Includ�d with the plans shall be a proposed landscape plan and
nnaintenanc� plan.
8. An erosion control plan shall be provided as par� of#he Public F'acility Improvement �PFI� permit
drawings. The plan shall conform to th� "Erosion Prevention and Sediment Control Design and
F'lanning Manual, December 2000 edition."
J. A final grading plan,shall be submitted showing the existing and proposed contours. The plan
shall detail fihe provisions for surface drainag� of all lots, and shaw that they will be graded #o
insure that surtace drainage is directed to the street or a public storm drainage system approved
by the Engineering Department. Far situations where the back portions of lots drain away from a
street and toward adjacent lots, appropriate private storm draina e lines shall be reviewed and
approved during consfir�.ection plan review. The applicant's arboris�shall be on site inspecting the
work as it occurs.
10. The applicant shall obtain a 1200-C General Permi� issued by the Gity of Tigard pursuant to ORS
468.740 and the Federal �lean Water Act.
Submit ts� the Planning Departrn�nt (�rad �Ciiby, 639-4171, ext. 2434) for review a�od approval:
�1. The applicant shall corr�piy with the recommendations of the arborist report, and shall provide
the City Arborist with a construction sequence including installation and removal of tree
protect�on devices, clearing, grading, and pavirrg.
92. Prior to site uvork, the applicant shall submit a complete set of construction documenfs with the
tree locations fnr the City Arbarists review. Should additional tre�s need to be removed,
mitigation shall be recalculated.
13. 1"he applicanf shall nofiify the City Arborist when tree protection measures are in place so that
h� may verify that the measures wili function properly priar to construction.
"P�E �OLLOW9NG COND1710NS SFI�►LL �E SATISFIED
PRIOR 1'O APPRO!!AL�F TH� FINRiL PL�41�a
�i�s o t � ngoneering epartment ri�n ag�r, , exto or reveew an
appre�val:
14. Prior ta approva! of the fina! plat, the applic�nt shall pay an addressing fee in the ar�ount of
$�60.00. (STAFF CONTACT: Shirley Treat, Engineering).
15. The face of th� final plafi shall show a ROW �edication c�n �Oa`" Aven��� to pravide 29 feet from
the centerline.
16. Tlie applicant shall cause a statement to be plac�d on the final plat to indicate that the proposed
private street(s)wil! be jointly owned and maintained by th� priv�te property owners who abut and
take access from it (them).
17. Prior to approval of the final plat, the applicant shall prepare l;onditions, Covenants ar�d
Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a
maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate
the private property owners �ithin the subdivision to crsate a homeowner's association to ensure
regulation of maintenance for the street(s). The applicant �hall submit a copy of the CC&R's to
the Engineering Department (Brian Rager) pric�r to approval of the�nal plat.
18. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and
in�orporafed a homeawner's association.
'!9. Prior to approual of the final plat, tl�e applicar�� shall pay �391.00 to the Cit�for the striping of the
boke lane along the fro�tage of 108 Avenue.
NOTICE OF FIfVAL ORDER(U0,20�13-01 PC BY THE PLANNING COMMISSION PAGE 3 OF 32
� �
20. The applicant shall either place the existing ov�rhead utility Ilnes along SW 108th Avenue
underground as a part of this project, or they shall pay the fe� in�lieu of undergrounding. The fee
�hall be calculated by the fronta�e nf the site tha� is parallel to the utility lines �nd will-be $27.50
per lineal foot. !f the fee option i� chasen, the amaunt will be $4,125.OQ and it shall be paid �rior
to approval of the final plat.
2�. The applicant shall cause a statement to be placed on the final plat to indicate that the prop�sed
private water quality/detenfion faciiity will be Jointly owned and maintained by the developer or by
the future homeowners withir� the s�abdivi�ion.
22. Prior to approval of the fina! plat, the applicanfi shall prepare Conditions, Coven�r�ts and
Restrictions (CC&R's) for this project, to be recorded with th� final plat, that clearly lays out a
maintenanc� plan and agreement for the proposed. priva�e water quality/detention facility. The
CC$�R's sh�il obligate fhe private property ovrrners within the subdivision to create a homeowner's
association fio er�sur� regulation of maintenance for the facility.. The applicant shall submit a copy
of the CC&R s to the Engineering Department (Brian Rager} prior to approval of the final plat.
23. The applicant's final plat �hall contain State Plane Coordinates on twa monuments with a tie to
the City'� global positioning system (GPS) geodeti� control network (GC 22). These monumen#s
shall be on the same line and shall be of the same �reci�ion as required fnr the subdivision plat
boundary. Along with the coordinafies, the plat shall contain the scal� factor ta convert ground
rr�easurements to grid measurements and the angle �from north to grid north. These coordinates
can be established by:
m GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
24. Final Plat Application Submis�ior� Requirements:
A. Submit for City review four (4) paper copies ofi fihe final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the currenfi final plat r�view fee (Contact
Planning/Engineering f'�rmit Technicians, at (503) 639-4171, ext. 426).
C. Th� fin�l plat and data or narrative shall be drawn ta the minimum standards set forth by
the Oregon Ftevised Statutes (OR�92.05), Washington County, and by the City of Tigard.
D. The right-of-way dedication for 108 Avenue shall be made on the fnal plat. ,
E. (dOTE: Washin�gton County will not begin fheir review nf the final plat until they receive
notiGe from the Engineering Department indicating that the City has reviewed the fir�al plat
and submitted camments to th� ap�licar�t's s�rveyor.
F. After the City and �ounty have reviewed �he final plat, �ubmit finro mylar copies af the fnal
�la� �`�r �ity Er�gir���r signatur� (for partitions), or City Engineer and Community
e�elQpment Dire�tor signatures (for subdivisior�s).
Submit to th� �'I�nning �eparfm�r�t (�rad Kilby, 639-4'�71, ��t. 2434) fpr a°eviev� ar�d approv�l:
25. Prior to final plat approval, the applicant shalf revise the plat to accommodate a minimum of 25
feet of frontage for all lots within the development.
26. Concurrent with finai plat approval, the applicant shall convey title for the proposed op�n space
to a homeowner's association in accord�nce with the requirements of Section
1�.350.11 n.A.2.b of the Tigard Developmerrfi Code.
THE FOLLOWING CONDIYIONS SFiALL BE SAT'aSFIED
PRIOR T01aSUQ►fVCE OF �UILDING �Ei2MIT'S:
u mi o e ngoneermg epa men rian ager, , ex . or review an
�pprovalo
27. Prior to issuance of building permits, the ap licant shall provide the Engineering Department wi4h
� "photomylar" cc3py of the recorded final pla�
NOTICE OiF FINAL ORDER N0,2003-01 PC BY THE PLANNING COMMISSION PAGE 4 OF 32
�
28. The City Errgineer may deterrr�in� �he necessity for, and req�air� submittal and approval of, a
canstnaction �cc�ss �r��d parking plan for the home building,phase. If the �ity En�ineer deems
such a plan necessary, the applicant shall provide the plan prior to issuance of buildsng permits.
29. Prior to issu�r�ce of building permits within the subdivision, the City Engineer shall de�m the
public improvert��r�ts substantially complete. Substantial completion shall be when: 1) all utilities
are installed and inspected. for compliance, including franchise utilities, 2) all local residential
streets hav� at leas� one lift of asphalt, 3) any off site street and/or utility improvements are
substantial6y carnpleted, and 4) all street li�hts are installed and ready to be energized. (NOTF:
th� City apart fram this condition, and in accordance with the City's model hame palicy may issue
model home permits).
30. �rior to issuance of building permits, the applic�nt shall provide the City with as-built drawings nf
the public improvpm�nts as follows: 1) 3 mil mylar, 2 a diskette of the as-builts in "DWG"format,
if available; otherwise "DXF" wili be acceptable, and �) the as-built drawings shall be tied ta the
�it�r's GPS network. The applicant's engineer shall provide the �ity with an electronic file with
points for each structure (manholes, catch basins, water valv�s, hydrant� and other wat�r
system features in the development, and their respective X and Y S�ate �'lane Conrdinates,
referenced to N�D 83 (91).
Subonit#� the Planraing Departr��nt (Brad Kilby, 639-4�171, ext. 2�34) for r�viev� �nd �pproval:
31. F'rior to issuance of building permit� for structures on the individual lots within this
development, the applicant shall demonstrate compliance with the height requirement af the
underlying zone. The requirement calls for a 30-foofi m�ximum heig�t for primary units and 15
feet maximurr� for ail accessory structures.
32. Prior ta the issuance of building permits on the individr�al structures within this development,
the applicant sh�ii demonstrate compliar�ce with �he fallowing setbacks an all iots. Front Yard:
12 fieet for the primary structure and 20 feef for garages. Rear Yard: 15 feet. Side yard: 5 feet.
33. At the time of application ,far building permits for individual homes, the applicant shall
demonstrate that each site wil6 be accessed by a minimum 10-fioot-wide paved access.
34. At the time of submittal for building permits for individual homes within the dev�lopment, the
developer shall submit materials demonstrating that one (1)off�treet parking spa�e, which meets
�ninimum dimensional requirements and setback requirements as specified en Title 18, wili be
provided on-site fior each new hcame.
36. Prior to the issuance of building permits, the devel�per shall sign a copy of the City's sign
compliance agreement.
BIV ADDIT'ItDt� °T�I�i�PP�.I�A►fV�' �I�C�IIL� �� �V19A92� �F �°FBE FOLLOVi911VG S�CTlON�
OF TFIE C�N9PNUN8Tl( DE��L��NI��l�° �()D�9 Tfi9� f� (�O�AN E3CC�US6�1� LE�°�:
1�.43Q.0�0 arr� roveme�at A reem�nta
��r� ity� �p�rovd os certi ie on t e �nal pla#, and before approved construction plans are issued by
the City, the Subdovid�r shall:
1. Execut� and file an agreement. with the City Engineer specifying the period within which all
required improvements and r�pairs shall be completed; and
2. include in the agreement provisions that if such work is nat�ompleted within the period specified,
the Cifiy rn�y compl�te the work and recover the full cc�st and expenses fram the subdivider.
The agreement shall stipL�late.improvement fees and de�osits as may be rsquired to.be paid and may
alsc� provide for the canstructeon of the improvements in stage� and for the extension of time under
speeific conditions therein stated in the contract.
1�.430.090 Bond�
,�s require'�c ��ection 18.430.080, the subdivider shall file with th� agreement an assurance of
performance supported by one of the following:
NOTICE OF FINAL Q�tt�ER NO.2003-01 PG BY THE PLANNING COMMISSION PRGE 5 OF;32
� -
1. An irrevocable leiter o�credit executed by a fir+ancial institution authorized to trans�ct business in
the State of Oregon;
2. A surety bond executed by a surety company autharized to transact business in the St�4e of
Oregon which remains in force «ntil fihe surety camp�ny is notified by the City in writing that ifi
may be terminated; or
3. Cash.
T'he subdivider shall furnish to the City Engineer an itemizeu improvement estimate, cerfified by a
register�d civi! enyineer, to assisfi the City Engineer in calcul�ting the amour�t o# the performance
assuranGe.
The subdivider shall nat cau�e termination of nor allow expiration of �aid guarantee without having first
secur�d written authorizatior�from the City.
1�.430.1 a0 Filir� and Re�order� o
I�V`ithin Q ay� o t e ifiy review and approval, ths applicant sh�ll submit the final plat to the County for
signatures of County officials as required by ORS Chapter 92.
Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded
final plat.
18.430.070 Final PB�t� lication Subrnission Re uirements:
Three copies o the subdivision plat prepared by a and surveyor licensed to practice in Oregon, and
necessary data or narrative.
The sub�ivision p!at and data or narrative shall be drawn to the minimum standards set forlh by the
Oregon Revised Statutes (OF2S 92.05), Washington County, and by the City of Tigard.
STREET CENTERLINE MONl1MENTATION SHALL BE PRQVIDED AS FOL_LOWS:
Centerline Monurn�ntation
In accordance with regon Revised �tatutes 92.06�, subsection (2), the centerline of all street and
roadway rights-af-way shall be monum�n�ed befare th� Citar accepts a street improvement.
The fQllowing centerline monumenfis shall be set:
1. All centerline-centerline intersection points;
2. All c�al-de-sac center points; and
3. Curve painfs, beginninc� and ending points (PC's and PT's).
A�I centerline monuments shall be sefi during the first lift of pavement.
Manument �oxes Re�uired_
Mora�ment boxes cc�nformin to City star�dard� will be required around all centerlin� i��tersection points,
c g
cul�de-sac center poinfis, and cun�e points.
1"he tops of all monument boxe� shall be set to fini�hed pavement grade.
1�.810 Street& Utility Improvement Standardso
18.810.120 Utilities
utility I�nes enc uding, but not limited to those required far electric, cammunication, lighting and cable
television services and relafied facilities shall be placed underg round, except for surface-mounted
transformers, sur�ace-mounted connection boxes, and meter cabinets whi�h may be placed above
ground, temporary utiiity service facilities during construction, high capacity elec:tric lines operating at
50,000 volts or above.
18.810.�30 Cash or Bond Re uired
I improvements insta e y e subdivider shall be guaranteed as to workmanship and material for a
period caf one year following ac�:eptance by the City.
NOTICE OF FINAL ORDER NO.20Q3-01 PC BY THE PLANNING COMMISSION PAGE 6 OF 32
Such gu�rantee shall be secured , by cash deposit or bond Bn the amount of the valu� of ti�e
improv�m�nts as s�t by thE City Engmeer.
The cash or band shall comply with the terms and conditior�s of Section 18.�10.180.
18.81 Q.�50 InStallatio� Prere uisite
o and iv9seoro impr�vem�nts, including sanitary sewers, sfiorm sewers, streets, sidewalks, curbs,
lighting or oth�r requir�ment� shall be underkaken except a�ker thc plans therefor have been approved
by the City, permit��� paid and permit issued.
1�.810.180 Notic�ta City�Re u�ired
or s � not egin ur�to fl he Gity has be�n natified in advance.
If work is discontinu�d for any reason, it shali nat be resurned until the �ity is notified.
18.810.200 En ineer's Certifcation
he iand ivider's engineer sha I provide written certification o� a form provided by the City,that a!I
improvements, wrorkmanship and materials are in accnrd with current and standard engineerin�,and
construction practices, and are of high grade, prior to the City acceptance of the subdivision s
improvements or any por�ion thereof for operation and maintenance.
SECTi4td IIY. �3AC�G(3ROUND IfdFOl2MATION
Site Historv
The �roperty is curre�tly developed with one single-family residenc� and a couple of small
outbuifdir�gs. According to the applicant,,the �ife was previou�fy a Christmas tree farm. The way that
the tree� have beer� planted would certainly indicate �hat this was the case. A search of city records
found no previous land use cas�s a�sociated with thi� parcel.
Vicinity Informatio�:
The pro1�ct site is loc�ted within the City's Urban Service Area. The site i� located on fihe west side
of SW 108th Avenue and south of SW Durham Road. The property is surrounded on all sides by
single-family residences on lats that vary in size. There is a stream on the property that is locafied
dir�ctly vvest of this property, and a steep slope on th� southwe�terly corner of the prope�ty. The
areas derectly soufih of this property are zoned R-2 which calls for a minimum lot size of 20,000
square feet. They are ai�o part of a planned development.
Pro�osal I nformafiion:
The applicant is praposing to s�bdivide the parcel into ten lots for single-family residences. Because
of the trees and siopes on th� sete, the applicant ha� rec�ues�ed a planned development to allow them
to vary,the underlying zaning standards to develop around #hese features. The applicant i� afso
requesting an adjustmer�t fio aE�ow a c�arb tight sidewalk as opposed tca a sidewalk separated from �he
travel surfiace by a planfier �#rip, and an adjust�nent�o �ilovv the c�l-de-�ac to be longer than 200 feet.
�"i�e �pplicant has also applied to the City for annexation. The ann�xafiio� is being reviewed under a
�eparate process.
�L�GTI�N IV, C�E�ISI()�I GViAKINC� PROCEDUR�S, P�RIV!!1'S �R9� l��E
dJSE CLASSIFIC,ATION: SIECTBON 1�e130.020
s�ts t e s� ategories.
The applicant is seeking approvai of a 10-lot subdivision on 2.34 acres. The lots are to be developed
with detached single-family homes. The existing single-family home and oufibuildings are to be
demc�lished. �ot�izes withm the development are between 5,5Q0 and 6,879 square feet. The applicant
is also proposing ta set aside twG �pen space tracts, and a thirdl tr�ct that would encompass the private
stree� fo serve this d�velopment. This use is classifed in �omrnunity Development Code (CDC)
Chapter 18.130 (U�e Cla�sifocationS) as Nousehold Living. The site is located within th� R-4.5, Low
Density Resid�n#ial District. Table 1$.510.1 lists hous�hol-d living as � permitted use in the R-4.5 zone.
Planned De�elopments are permitted �n all districts. '�he applicant ,has applied for conce�tual and
detailed planned development approval in conjunction with the subdivision.
NOTICE OF FINAL ORDER NO.2003-01 PC BY THE PLANNING COMMISSION PAGE 7 OF 32
���.,�
�un����� �.a►�� us� ����a°r�: c����r�� ��.��a
e o��es t � ecoseor��rna in�typ�to vm �� t e �n -u�� �p��icatior� i� �ssigned.
This is a F'lanned Qevelopment/Subd°evisian, which i� defned a� � Type IIiTPG Application. P�djustments
are typically l'ype II, however, when applicatians ar� heard cc�ncurrently, th� highest decision making
bady wil( make the decision on ail matters.
9��ClaN�N NI�KIIVG F'RO�EDIfRES: CHAPI'�� 1�.390
es�ro e�t e ecis�on�ma �ng pro�ce �res.
Type OBf procedures apply fio quasi-J udicial permits and �ction� tf�a� contain predominantly
doscrefionary � proval criteria. �'ype flf-PC actions are decid�d by th� Planning Commission with
appeals to the �ity Cour�cil.
SE�TION �i'a NEIfaFl�ORHOOD �OIVINIEiVT:S
The Tigard Community Development Cade re�uires that property owners withirr 500 feet nfi' the
subject sifie b� notified of'the proposal, and be given an oppartunifiy for written comments and/or oral
testir�ony prior to a decision being� made. In addition, the applicant is reg�ired to post the sit� with
notice of fh� public hearing. StafF has verified that the site is posted. Staff has not received any
wriften comments from any neighbors about this application. About a rr�anth ago, the owner of a
prnperty in the subdivision directly north of this property came fn the office, reviewed the plans, and
m�t with the City Arborist on site to discuss potential problems with the trees that were to be
removed. The owner has r�ot formally responded to the application, but indicated fihat he would
probably attend the hearing. V1/e also discussed the buffering requirements with the properky owners
directly west of the site.
SE�TION Vi. AP'PLICi4�L� �EV6�1�V CRIYERIA AI�D FINDING�
G�6VERa4L �i...e4Pd�VE� DE�/�L�PME�VT ST�►fdD�Pai�DS: CHNPT'ER 18.350
The applicanfi �as requ��ted a Planned Development (PD) averlay zone change for the subject
prUp�r�y. The PD overlay require� developers to fol{ow th� Planned Development process for any
propasai on affecfied sifes. The Planned Deveiopment chapter pravide� for flexibility in developm�nt
design and allaws deviation from certain standards of the base zone. The following addresses
compliance with #he proc�ss and applicable base zone st�ndard5.
The Pla�n�d ��velopsx�ent Proces�o
�ection 1�.350.030 states that there are thr�� elern�nts to the �lanned development appr�val
praces5s �� fallovvs:
. �'he approvai of�h� plan�ed d�ve�o�mer�t ov�rlay zon�;
. Th� �pprova! �f#he pl�nned developrn�r�t coracep� plan; ancl
e '�h� appraval of the d�tailed dedelcsprn�nt pian.
This application is for alf three elements of the planned develapment process, overlay zone, concept
plan, and detailed plan.
A licab6lit Of Th� �ase Zoaae Develo rnent �tandas�ds:
�ctaor� . 5 . 7 rer�uores comp oa�nce to sp�ci ic evelopr�ent standards: 1'h� provisions ofi
the base zone are applicable as folla�nrs;
Lot dimensional standards:
The rn6nimum lot siae, lat depth and lot width stan�i�rds �hail not apply except as related to
th� �fensity case�putation under Chapter 1�.715;
fVOTICE C)F FINAL ORDER NO.2003-01 PC BY'fFIE PlANNING COMMISSION PAGE 8 OF 32